Document:

EX-10.4

 Exhibit 10.4 

LEASE 
 BETWEEN 

SILICON VALLEY CENTER OFFICE LLC 

AND 
 TECHPOINT, INC.

 LEASE 

THIS LEASE is made as of September 22, 2014, by and between SILICON VALLEY CENTER OFFICE LLC, a Delaware limited
liability company, hereafter called “Landlord,” and TECHPOINT, INC., a California corporation, hereafter called “Tenant.” 

ARTICLE 1. BASIC LEASE PROVISIONS 

Each reference in this Lease to the “Basic Lease Provisions” shall mean and refer to the following collective
terms, the application of which shall be governed by the provisions in the remaining Articles of this Lease. 
  

	1.	Tenant’s Trade Name: N/A 

  

	2.	Premises: Suite No. 400 (The Premises are more particularly described in Section 2.1). 

Address of Building: 2550 N. First Street., San Jose, CA 95131 

Project Description Silicon Valley Center (as shown on Exhibit Y to this Lease) 

 

	3.	Use of Premises: General office and R&D 

  

	4.	Commencement Date: October 1, 2014 

  

	5.	Expiration Date: October 31, 2016 

  

	6.	Basic Rent: 

  

									
	 Months of Term

or Period
	  	Monthly Rate Per Rentable
Square Foot	 	  	Monthly Basic Rent
(rounded to the nearest
dollar)	 
	 Commencement Date to October 31, 2015
	  	$	2.50	 	  	$	16,383.00	 
	 November 1, 2015 to Expiration Date
	  	$	2.58	 	  	$	16,907.00	 

 Notwithstanding the above schedule of Basic Rent to the contrary, as long as Tenant is not in Default (as
defined in Section 14.1) under this Lease, Tenant shall be entitled to an abatement of one (1) full calendar month of Basic Rent in the aggregate amount of $16,383.00 (the “Abated Basic Rent”) due and
payable for the month of November, 2014 (the “Abatement Period”). In the event Tenant Defaults at any time during the Term beyond any applicable “cure” period with
the result that Tenant’s right to possession of the Premises is terminated, then unamortized Abated Basic Rent to the date of such termination (amortized over the initial 24 months of the Term) shall immediately become due and payable. The
payment by Tenant of the unamortized Abated Basic Rent in the event of a Default shall not limit or affect any of Landlord’s other rights, pursuant to this Lease or at law or in equity. Only Basic Rent shall be abated during the Abatement
Period and all other additional rent and other costs and charges specified in this Lease shall remain as due and payable pursuant to the provisions of this Lease. 
  

	7.	Expense Recovery Period: Every twelve month period during the Term (or portion thereof during the first and last Lease years) ending June 30. 

Project Cost Base: Project Costs incurred by Landlord during the Expense Recovery Period ended June 30, 2015. 

Property Tax Base: Property Taxes incurred by Landlord during the Expense Recovery Period ended June 30, 2015. 

 

	8.	Floor Area of Premises: approximately 6,553 rentable square feet  

 Floor Area
of Building: approximately 70,981 rentable square feet 
  

	9.	Security Deposit: $18,597.00 

  

	10.	Broker(s): Irvine Realty Company and CBRE, Inc. (collectively, “Landlord’s Broker”) and Colliers International (“Tenant’s
Broker”) 

  
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	11.	Parking: 22 parking spaces in accordance with the provisions set forth in Exhibit F to this Lease. 

  

	12.	Address for Payments and Notices: 

  

			
	LANDLORD	  	TENANT
		
	Payment Address:	  	
		
	 SILICON VALLEY CENTER OFFICE LLC
 P.O. Box
#39000
 San Francisco, CA 94139-1143
	  	 TECHPOINT, INC.
 2550 N First St., 400

San Jose, CA 95131

		
	Notice Address:	  	
		
	 THE IRVINE COMPANY LLC
 550 Newport Center
Drive
 Newport Beach, CA 92660
	  	
	 Attn:    Senior Vice President, Property Operations

              Irvine Office
Properties

		
	with a copy of notices to:	  	
		
	 THE IRVINE COMPANY LLC
 P.O. Box 39000

San Francisco, CA, 94139-0001
	  	
	 Attn:    Senior Vice President, Property Operations

              Irvine Office
Properties

 LIST OF LEASE EXHIBITS (All exhibits, riders and addenda attached to this Lease are hereby incorporated into and made a
part of this Lease): 
  

			
	Exhibit A	  	Description of Premises
		
	Exhibit B	  	Operating Expenses
		
	Exhibit C	  	Utilities and Services
		
	Exhibit D	  	Tenant’s Insurance
		
	Exhibit E	  	Rules and Regulations
		
	Exhibit F	  	Parking
		
	Exhibit G	  	Additional Provisions
		
	Exhibit H	  	Hazardous Materials Disclosure Statement
		
	Exhibit Y	  	Project Description

  
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 ARTICLE 2. PREMISES 

2.1. LEASED PREMISES. Landlord leases to Tenant and Tenant leases from Landlord the Premises shown in Exhibit A (the
“Premises”), containing approximately the floor area set forth in Item 8 of the Basic Lease Provisions (the “Floor
Area”). The Premises are located in the building identified in Item 2 of the Basic Lease Provisions (the “Building”), which is a portion of the
project described in Item 2 (the “Project”). Landlord and Tenant stipulate and agree that the Floor Area of Premises set forth in Item 8 of the Basic Lease Provisions is correct. 

2.2. ACCEPTANCE OF PREMISES. Tenant’s lease of the Premises shall be on an “as is” basis without further alteration,
addition or improvement to the Premises whatsoever, except Landlord shall install new building standard VCT flooring in the large conference room portion of the Premises. Tenant acknowledges that neither Landlord nor any representative of Landlord
has made any representation or warranty with respect to the Premises, the Building or the Project or the suitability or fitness of either for any purpose, except as set forth in this Lease. Tenant acknowledges that the flooring materials which may
be installed within portions of the Premises located on the ground floor of the Building may be limited by the moisture content of the Building slab and underlying soils. The taking of possession or use of the Premises by Tenant shall conclusively
establish that the Premises and the Building were in satisfactory condition and in conformity with the provisions of this Lease in all respects. 

ARTICLE 3. TERM 
 3.1.
GENERAL. The Term of this Lease (“Term”) shall commence (“Commencement Date”) on the date set forth in Item 4 of the Basic Lease Provisions,
and shall expire on the date (the “Expiration Date”) set forth in Item 5 of the Basic Lease Provisions. 

3.2. DELAY IN POSSESSION. If Landlord, for any reason whatsoever, cannot deliver possession of the Premises to Tenant on or before the
Commencement Date set forth in Item 4 of the Basic Lease Provisions, this Lease shall not be void or voidable nor shall Landlord be liable to Tenant for any resulting loss or damage. However, Tenant shall not be liable for any rent until the
Premises are actually delivered to Tenant, except that if Landlord’s failure to deliver possession of the Premises to Tenant is attributable to any action or inaction by Tenant, then the Premises shall be deemed ready for occupancy, and
Landlord shall be entitled to full performance by Tenant (including the payment of rent), as of the date Landlord would have been able to deliver the Premises to Tenant but for Tenant’s delay(s). 

ARTICLE 4. RENT AND OPERATING EXPENSES 

4.1. BASIC RENT. From and after the Commencement Date, Tenant shall pay to Landlord without deduction or offset a Basic Rent for
the Premises in the total amount shown (including subsequent adjustments, if any) in Item 6 of the Basic Lease Provisions (the “Basic
Rent”). If the Commencement Date is other than the first day of a calendar month, any rental adjustment shown in Item 6 shall be deemed to occur on the first day of the next
calendar month following the specified monthly anniversary of the Commencement Date. The Basic Rent shall be due and payable in advance commencing on the Commencement Date and continuing thereafter on the first day of each successive calendar month
of the Term, as prorated for any partial month. No demand, notice or invoice shall be required. An installment in the amount of 1 full month’s Basic Rent at the initial rate specified in Item 6 of the Basic Lease Provisions shall be delivered
to Landlord concurrently with Tenant’s execution of this Lease and shall be applied against the Basic Rent first due hereunder; the next installment of Basic Rent shall be due on the first day of the third calendar month of the Term, which
installment shall, if applicable, be appropriately prorated to reflect the amount prepaid for that calendar month. 
 4.2.
OPERATING EXPENSES. Tenant shall pay Tenant’s Share of Operating Expenses in accordance with Exhibit B of this Lease. 

4.3. SECURITY DEPOSIT. Concurrently with Tenant’s delivery of this Lease, Tenant shall deposit with Landlord the sum, if
any, stated in Item 9 of the Basic Lease Provisions (the “Security Deposit”), to be held by Landlord as security for the full and faithful performance of Tenant’s obligations under this
Lease, to pay any rental sums, including without limitation such additional rent as may be owing under any provision hereof, and to maintain the Premises as required by Sections 7.1 and 15.2 or any other provision of this Lease. Upon any breach of
the foregoing obligations by Tenant, Landlord may apply all or part of the Security Deposit as full or partial compensation. If any portion of the Security Deposit is so applied, Tenant shall within 5 days after written demand by Landlord deposit
cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount. Landlord shall not be required to keep the Security Deposit separate from its general funds, and Tenant shall not be entitled to interest on the
Security Deposit. In no event may Tenant utilize all or any portion of the Security Deposit as a payment toward any rental sum due under this Lease. Any unapplied balance of the Security Deposit shall be returned to Tenant or, at Landlord’s
option, to the last assignee of Tenant’s interest in this Lease within 30 days following the termination of this Lease and Tenant’s vacation of the Premises. Tenant hereby waives the provisions of Section 1950.7 of the California
Civil Code, or any similar or successor laws now or hereafter in effect, in connection with Landlord’s application of the Security Deposit to prospective rent that would have been payable by Tenant but for the early termination due to
Tenant’s Default (as defined herein). 

  
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 ARTICLE 5. USES 

5.1. USE. Tenant shall use the Premises only for the purposes stated in Item 3 of the Basic Lease Provisions and for no other
use whatsoever. The uses prohibited under this Lease shall include, without limitation, use of the Premises or a portion thereof for (i) offices of any agency or bureau of the United States or any state or political subdivision thereof;
(ii) offices or agencies of any foreign governmental or political subdivision thereof; or (iii) schools, temporary employment agencies or other training facilities which are not ancillary to corporate, executive or professional office use.
Tenant shall not do or permit anything to be done in or about the Premises which will in any way interfere with the rights or quiet enjoyment of other occupants of the Building or the Project, or use or allow the Premises to be used for any unlawful
purpose, nor shall Tenant permit any nuisance or commit any waste in the Premises or the Project. Tenant shall not perform any work or conduct any business whatsoever in the Project other than inside the Premises. Tenant shall comply at its expense
with all present and future laws, ordinances and requirements of all governmental authorities that pertain to Tenant or its use of the Premises, and with all energy usage reporting requirements of Landlord. As of the date of this Lease, there has
been no inspection of the Building and Project by a Certified Access Specialist as referenced in Section 1938 of the California Civil Code. 

5.2. SIGNS. Except for Landlord’s standard suite signage identifying Tenant’s name and/or logo, Tenant shall have no
right to maintain signs in any location in, on or about the Premises, the Building or the Project and shall not place or erect any signs that are visible from the exterior of the Building. The size, design, graphics, material, style, color and other
physical aspects of any permitted sign shall be subject to Landlord’s written determination, as determined solely by Landlord, prior to installation, that signage is in compliance with any covenants, conditions or restrictions encumbering the
Premises and Landlord’s signage program for the Project, as in effect from time to time and approved by the City in which the Premises are located (“Signage Criteria”).
Prior to placing or erecting any such signs, Tenant shall obtain and deliver to Landlord a copy of any applicable municipal or other governmental permits and approvals, except to Landlord’s standard suite signage. Tenant shall be
responsible for all costs of any permitted sign, including, without limitation, the fabrication, installation, maintenance and removal thereof and the cost of any permits therefor, except that Landlord shall pay for the initial installation costs
only of the standard suite signage. If Tenant fails to maintain its sign in good condition, or if Tenant fails to remove same upon termination of this Lease and repair and restore any damage caused by the sign or its removal, Landlord may do so at
Tenant’s expense. Landlord shall have the right to temporarily remove any signs in connection with any repairs or maintenance in or upon the Building. The term “sign” as used in this Section shall include all
signs, designs, monuments, displays, advertising materials, logos, banners, projected images, pennants, decals, pictures, notices, lettering, numerals or graphics. 

5.3 HAZARDOUS MATERIALS. Tenant shall not generate, handle, store or dispose of hazardous or toxic materials (as such materials
may be identified in any federal, state or local law or regulation) in the Premises or Project without the prior written consent of Landlord; provided that the foregoing shall not be deemed to proscribe the use by Tenant of customary office supplies
in normal quantities so long as such use comports with all applicable laws. Tenant acknowledges that it has read, understands and, if applicable, shall comply with the provisions of Exhibit H to this Lease, if that Exhibit is attached. 

ARTICLE 6. LANDLORD SERVICES 

6.1. UTILITIES AND SERVICES. Landlord and Tenant shall be responsible to furnish those utilities and services to the
Premises to the extent provided in Exhibit C, subject to the conditions and payment obligations and standards set forth in this Lease. Landlord shall not be liable for any failure to furnish any services or utilities when
the failure is the result of any accident or other cause beyond Landlord’s reasonable control, nor shall Landlord be liable for damages resulting from power surges or any breakdown in telecommunications facilities or services. Landlord’s
temporary inability to furnish any services or utilities shall not entitle Tenant to any damages, relieve Tenant of the obligation to pay rent or constitute a constructive or other eviction of Tenant, except that Landlord shall diligently attempt to
restore the service or utility promptly. Tenant shall comply with all rules and regulations which Landlord may reasonably establish for the provision of services and utilities, and shall cooperate with all reasonable conservation practices
established by Landlord. Landlord shall at all reasonable times have free access to all electrical and mechanical installations of Landlord. 

6.2. OPERATION AND MAINTENANCE OF COMMON AREAS. During the Term, Landlord shall operate all Common Areas within the
Building and the Project. The term “Common Areas” shall mean all areas within the Building and other buildings in the Project which are not held for exclusive use by persons entitled to occupy space, including without
limitation parking areas and structures, driveways, sidewalks, landscaped and planted areas, hallways and interior stairwells not located within the premises of any tenant, common electrical rooms, entrances and lobbies, elevators, and restrooms not
located within the premises of any tenant. 
 6.3. USE OF COMMON AREAS. The occupancy by Tenant of the Premises shall
include the use of the Common Areas in common with Landlord and with all others for whose convenience and use the Common Areas may be provided by Landlord, subject, however, to compliance with Rules and Regulations described in Article 17 below.
Landlord shall at all times during the Term have exclusive control of the Common Areas, and may restrain or permit any use or occupancy, except as otherwise provided in this Lease or in Landlord’s rules and regulations. Tenant shall keep the
Common Areas clear of any obstruction or unauthorized use related to Tenant’s operations. Landlord may temporarily close 

  
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 any portion of the Common Areas for repairs, remodeling and/or alterations, to prevent a public dedication or the
accrual of prescriptive rights, or for any other reasonable purpose. Landlord’s temporary closure of any portion of the Common Areas for such purposes shall not deprive Tenant of reasonable access to the Premises. 

6.4. CHANGES AND ADDITIONS BY LANDLORD. Landlord reserves the right to make alterations or additions to the
Building or the Project or to the attendant fixtures, equipment and Common Areas, and such change shall not entitle Tenant to any abatement of rent or other claim against Landlord. No such change shall deprive Tenant of reasonable access to or use
of the Premises. 
 ARTICLE 7. REPAIRS AND MAINTENANCE 

7.1. TENANT’S MAINTENANCE AND REPAIR. Subject to Articles 11 and 12, Tenant at its sole expense shall make all repairs
necessary to keep the Premises and all improvements and fixtures therein in good condition and repair, excepting ordinary wear and tear. Notwithstanding Section 7.2 below, Tenant’s maintenance obligation shall include without limitation
all appliances, interior glass, doors, door closures, hardware, fixtures, electrical, plumbing, fire extinguisher equipment and other equipment installed in the Premises and all Alterations constructed by Tenant pursuant to Section 7.3 below,
together with any supplemental HVAC equipment servicing only the Premises. All repairs and other work performed by Tenant or its contractors shall be subject to the terms of Sections 7.3 and 7.4 below. Alternatively, should Landlord or its
management agent agree to make a repair on behalf of Tenant and at Tenant’s request, Tenant shall promptly reimburse Landlord as additional rent for all reasonable costs incurred (including the standard supervision fee) upon submission of an
invoice. 
 7.2. LANDLORD’S MAINTENANCE AND REPAIR. Subject to Articles 11 and 12, Landlord shall provide service,
maintenance and repair with respect to the heating, ventilating and air conditioning (“HVAC”) equipment of the Building (exclusive of any supplemental HVAC equipment servicing only the Premises) and shall maintain in good repair the
Common Areas, roof, foundations, footings, the exterior surfaces of the exterior walls of the Building (including exterior glass), and the structural, electrical, mechanical and plumbing systems of the Building (including elevators, if any, serving
the Building), except to the extent provided in Section 7.1 above. Landlord need not make any other improvements or repairs except as specifically required under this Lease, and nothing contained in this Section 7.2 shall limit
Landlord’s right to reimbursement from Tenant for maintenance, repair costs and replacement costs as provided elsewhere in this Lease. Notwithstanding any provision of the California Civil Code or any similar or successor laws to the contrary,
Tenant understands that it shall not make repairs at Landlord’s expense or by rental offset. Except as provided in Section 11.1 and Article 12 below, there shall be no abatement of rent and no liability of Landlord by reason of any injury
to or interference with Tenant’s business arising from the making of any repairs, alterations or improvements to any portion of the Building, including repairs to the Premises, nor shall any related activity by Landlord constitute an actual or
constructive eviction; provided, however, that in making repairs, alterations or improvements, Landlord shall interfere as little as reasonably practicable with the conduct of Tenant’s business in the Premises. Tenant hereby waives any and all
rights under and benefits of subsection 1 of Section 1932, and Sections 1941 and 1942 of the California Civil Code, or any similar or successor laws now or hereafter in effect. 

7.3. ALTERATIONS. Tenant shall make no alterations, additions, decorations, or improvements (collectively referred to as
“Alterations”) to the Premises without the prior written consent of Landlord. Landlord’s consent shall not be unreasonably withheld as long as the proposed Alterations do not affect the structural, electrical or mechanical
components or systems of the Building, are not visible from the exterior of the Premises, do not change the basic floor plan of the Premises, and utilize only Landlord’s building standard materials (“Standard Improvements”).
Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable. Without limiting the generality of the foregoing, Tenant shall use Landlord’s designated mechanical and
electrical contractors for all Alterations work affecting the mechanical or electrical systems of the Building. Should Tenant perform any Alterations work that would necessitate any ancillary Building modification or other expenditure by Landlord,
then Tenant shall promptly fund the cost thereof to Landlord. Tenant shall obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations and ordinances with contractors reasonably
acceptable to Landlord, and except for cosmetic Alterations not requiring a permit, Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Any request for Landlord’s consent shall be made in writing
and shall contain architectural plans describing the work in detail reasonably satisfactory to Landlord. Landlord may elect to cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be
reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings
and CAD disks compatible with Landlord’s systems. Alterations shall be constructed in a good and workmanlike manner using materials of a quality reasonably approved by Landlord Unless Landlord otherwise agrees in writing, all Alterations
affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures and furniture, shall become the property
of Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination
date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at Tenant’s request (collectively, the “Required Removables”), and to replace
any non-Standard Improvements with the applicable Standard Improvements. Tenant, at the time it requests approval for a proposed Alteration, may request in writing that 

  
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 Landlord advise Tenant whether the Alteration or any portion thereof, is a Required Removable. Within 10 days
after receipt of Tenant’s request, Landlord shall advise Tenant in writing as to which portions of the subject Alterations are Required Removables. In connection with its removal of Required Removables, Tenant shall repair any damage to the
Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted. 

7.4. MECHANIC’S LIENS. Tenant shall keep the Premises free from any liens arising out of any work performed, materials furnished,
or obligations incurred by or for Tenant. Upon request by Landlord, Tenant shall promptly cause any such lien to be released by posting a bond in accordance with California Civil Code Section 8424 or any successor statute. In the event that
Tenant shall not, within 15 days following the imposition of any lien, cause the lien to be released of record by payment or posting of a proper bond, Landlord shall have, in addition to all other available remedies, the right to cause the lien to
be released by any means it deems proper, including payment of or defense against the claim giving rise to the lien. All expenses so incurred by Landlord, including Landlord’s attorneys’ fees, shall be reimbursed by Tenant promptly
following Landlord’s demand, together with interest from the date of payment by Landlord at the maximum rate permitted by law until paid. Tenant shall give Landlord no less than 20 days’ prior notice in writing before commencing
construction of any kind on the Premises. 
 7.5. ENTRY AND INSPECTION. Landlord shall at all reasonable times have the right to
enter the Premises to inspect them, to supply services in accordance with this Lease, to make repairs and renovations as reasonably deemed necessary by Landlord, and to submit the Premises to prospective or actual purchasers or encumbrance holders
(or, during the final twelve months of the Term or when an uncured Default exists, to prospective tenants), all without being deemed to have caused an eviction of Tenant and without abatement of rent except as provided elsewhere in this Lease. If
reasonably necessary, Landlord may temporarily close all or a portion of the Premises to perform repairs, alterations and additions. Except in emergencies or to provide Building services, Landlord shall provide Tenant with reasonable prior verbal
notice of entry and shall use reasonable efforts to minimize any interference with Tenant’s use of the Premises. 
 ARTICLE 8. SPACE
PLANNING AND SUBSTITUTION 
 Landlord shall have the right, upon providing not less than 45 days prior written notice, to move Tenant to
other space of comparable size in the Building or in the Project or, with Tenant’s reasonable approval, in other space owned by Landlord within 3 miles of the Building. The new space shall be provided with improvements of comparable quality to
those within the Premises. Landlord shall pay the reasonable out-of-pocket costs to relocate and reconnect Tenant’s personal property and equipment within the new
space; provided that Landlord may elect to cause such work to be done by its contractors. Landlord shall also reimburse Tenant for such other reasonable out-of-pocket
costs that Tenant may incur in connection with the relocation, including without limitation necessary stationery revisions. Within 10 days following request by Landlord, Tenant shall execute an amendment to this Lease prepared by Landlord to
memorialize the relocation. Should Tenant fail timely to execute and deliver the amendment to Landlord, or should Tenant thereafter fail to comply with the terms thereof, then Landlord may at its option elect to terminate this Lease upon not less
than 60 days prior written notice to Tenant. 
 ARTICLE 9. ASSIGNMENT AND SUBLETTING 

9.1. RIGHTS OF PARTIES. 

(a) Except as otherwise specifically provided in this Article 9, Tenant may not, either voluntarily or by operation of law, assign, sublet,
encumber, or otherwise transfer all or any part of Tenant’s interest in this Lease, or permit the Premises to be occupied by anyone other than Tenant (each, a “Transfer”), without Landlord’s prior written consent, which
consent shall not unreasonably be withheld in accordance with the provisions of Section 9.1(b). For purposes of this Lease, references to any subletting, sublease or variation thereof shall be deemed to apply not only to a sublease effected
directly by Tenant, but also to a sub-subletting or an assignment of subtenancy by a subtenant at any level. Except as otherwise specifically provided in this Article 9, no Transfer (whether voluntary,
involuntary or by operation of law) shall be valid or effective without Landlord’s prior written consent and, at Landlord’s election, such a Transfer shall constitute a material default of this Lease. 

(b) Except as otherwise specifically provided in this Article 9, if Tenant or any subtenant hereunder desires to transfer an interest in this
Lease, Tenant shall first notify Landlord in writing and shall request Landlord’s consent thereto. Tenant shall also submit to Landlord in writing: (i) the name and address of the proposed transferee; (ii) the nature of any proposed
subtenant’s or assignee’s business to be carried on in the Premises; (iii) the terms and provisions of any proposed sublease or assignment (including without limitation the rent and other economic provisions, term, improvement
obligations and commencement date); (iv) evidence that the proposed assignee or subtenant will comply with the requirements of Exhibit D to this Lease; and (v) any other information requested by Landlord and reasonably related to the
Transfer. Landlord shall not unreasonably withhold its consent, provided: (1) the use of the Premises will be consistent with the provisions of this Lease and with Landlord’s commitment to other tenants of the Building and Project;
(2) any proposed subtenant or assignee demonstrates that it is financially responsible by submission to Landlord of all reasonable information as Landlord may request concerning the proposed subtenant or assignee, including, but not limited to,
a balance sheet of the proposed subtenant or assignee as of a date within 90 days of the request for Landlord’s consent and statements of income or profit and loss of the proposed subtenant or assignee for the
two-year period preceding the request for Landlord’s consent; (3) the proposed assignee or subtenant 

  
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 is neither an existing tenant or occupant of the Building or Project nor a prospective tenant with whom Landlord
or Landlord’s affiliate has been actively negotiating to become a tenant at the Building or Project; and (4) the proposed transferee is not an SDN (as defined below) and will not impose additional burdens or security risks on Landlord. If
Landlord consents to the proposed Transfer, then the Transfer may be effected within 90 days after the date of the consent upon the terms described in the information furnished to Landlord; provided that any material change in the terms shall be
subject to Landlord’s consent as set forth in this Section 9.1(b). Landlord shall approve or disapprove any requested Transfer within 30 days following receipt of Tenant’s written notice and the information set forth above. Except in
connection with a Permitted Transfer (as defined below), if Landlord approves the Transfer Tenant shall pay a transfer fee of $1,000.00 to Landlord concurrently with Tenant’s execution of a Transfer consent prepared by Landlord. 

(c) Notwithstanding the provisions of Subsection (b) above, and except in connection with a “Permitted Transfer” (as
defined below), in lieu of consenting to a proposed assignment or subletting, Landlord may elect to terminate this Lease in its entirety in the event of an assignment, or terminate this Lease as to the portion of the Premises proposed to be
subleased with a proportionate abatement in the rent payable under this Lease, such termination to be effective on the date that the proposed sublease or assignment would have commenced. Landlord may thereafter, at its option, assign or re-let any space so recaptured to any third party, including without limitation the proposed transferee identified by Tenant. 

(d) Should any Transfer occur, Tenant shall, except in connection with a Permitted Transfer, promptly pay or cause to be paid to Landlord, as
additional rent, 50% of any amounts paid by the assignee or subtenant, however described and whether funded during or after the Lease Term, to the extent such amounts are in excess of the sum of (i) the scheduled Basic Rent payable by Tenant
hereunder (or, in the event of a subletting of only a portion of the Premises, the Basic Rent allocable to such portion as reasonably determined by Landlord) and (ii) the direct
out-of-pocket costs, as evidenced by third party invoices provided to Landlord, incurred by Tenant to effect the Transfer, which costs shall be amortized over the
remaining Term of this Lease or, if shorter, over the term of the sublease. 
 (e) The sale of all or substantially all of the assets of
Tenant (other than bulk sales in the ordinary course of business), the merger or consolidation of Tenant, the sale of Tenant’s capital stock, or any other direct or indirect change of control of Tenant, including, without limitation, change of
control of Tenant’s parent company or a merger by Tenant or its parent company, shall be deemed a Transfer within the meaning and provisions of this Article. Notwithstanding the foregoing, Tenant may assign this Lease to a successor to Tenant
by merger, consolidation or the purchase of substantially all of Tenant’s assets, or assign this Lease or sublet all or a portion of the Premises to an Affiliate (defined below), without the consent of Landlord but subject to the provisions of
Section 9.2, provided that all of the following conditions are satisfied (a “Permitted Transfer”): (i) Tenant is not then in Default hereunder; (ii) Tenant gives Landlord written notice at least 10 business days before such
Permitted Transfer; and (iii) the successor entity resulting from any merger or consolidation of Tenant or the sale of all or substantially all of the assets of Tenant, has a net worth (computed in accordance with generally accepted accounting
principles, except that intangible assets such as goodwill, patents, copyrights, and trademarks shall be excluded in the calculation (“Net Worth”)) at the time of the Permitted Transfer that is at least equal to the Net Worth of
Tenant immediately before the Permitted Transfer. Tenant’s notice to Landlord shall include reasonable information and documentation evidencing the Permitted Transfer and showing that each of the above conditions has been satisfied. If
requested by Landlord, Tenant’s successor shall sign and deliver to Landlord a commercially reasonable form of assumption agreement. “Affiliate” shall mean an entity controlled by, controlling or under common control with
Tenant. 
 9.2. EFFECT OF TRANSFER. No subletting or assignment, even with the consent of Landlord, shall relieve
Tenant, or any successor-in-interest to Tenant hereunder, of its obligation to pay rent and to perform all its other obligations under this Lease. Each assignee, other
than Landlord, shall be deemed to assume all obligations of Tenant under this Lease and shall be liable jointly and severally with Tenant for the payment of all rent, and for the due performance of all of Tenant’s obligations, under this Lease.
Such joint and several liability shall not be discharged or impaired by any subsequent modification or extension of this Lease. Consent by Landlord to one or more transfers shall not operate as a waiver or estoppel to the future enforcement by
Landlord of its rights under this Lease. 
 9.3. SUBLEASE REQUIREMENTS. Any sublease, license, concession or other
occupancy agreement entered into by Tenant shall be subordinate and subject to the provisions of this Lease, and if this Lease is terminated during the term of any such agreement, Landlord shall have the right to: (i) treat such agreement as
cancelled and repossess the subject space by any lawful means, or (ii) require that such transferee attorn to and recognize Landlord as its landlord (or licensor, as applicable) under such agreement. Landlord shall not, by reason of such
attornment or the collection of sublease rentals, be deemed liable to the subtenant for the performance of any of Tenant’s obligations under the sublease. If Tenant is in Default (hereinafter defined), Landlord is irrevocably authorized to
direct any transferee under any such agreement to make all payments under such agreement directly to Landlord (which Landlord shall apply towards Tenant’s obligations under this Lease) until such Default is cured. No collection or acceptance of
rent by Landlord from any transferee shall be deemed a waiver of any provision of Article 9 of this Lease, an approval of any transferee, or a release of Tenant from any obligation under this Lease, whenever accruing. In no event shall
Landlord’s enforcement of any provision of this Lease against any transferee be deemed a waiver of Landlord’s right to enforce any term of this Lease against Tenant or any other person. 

  
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 ARTICLE 10. INSURANCE AND INDEMNITY 

10.1. TENANT’S INSURANCE. Tenant, at its sole cost and expense, shall provide and maintain in effect the insurance
described in Exhibit D. Evidence of that insurance must be delivered to Landlord prior to the Commencement Date. 
 10.2.
LANDLORD’S INSURANCE. Landlord shall provide the following types of insurance, with or without deductible and in amounts and coverages as may be determined by Landlord in its discretion: property insurance, subject to standard exclusions
(such as, but not limited to, earthquake and flood exclusions), covering the Building or Project. In addition, Landlord may, at its election, obtain insurance coverages for such other risks as Landlord or its Mortgagees may from time to time deem
appropriate, including earthquake and commercial general liability coverage. Landlord shall not be required to carry insurance of any kind on any tenant improvements or Alterations in the Premises installed by Tenant or its contractors or otherwise
removable by Tenant (collectively, “Tenant Installations”), or on any trade fixtures, furnishings, equipment, interior plate glass, signs or items of personal property in the Premises, and Landlord shall not be obligated to repair
or replace any of the foregoing items should damage occur. All proceeds of insurance maintained by Landlord upon the Building and Project shall be the property of Landlord, whether or not Landlord is obligated to or elects to make any repairs. 

10.3. TENANT’S INDEMNITY. To the fullest extent permitted by law, but subject to Section 10.5 below, Tenant shall defend,
indemnify and hold harmless Landlord and Landlord’s agents, employees, lenders, and affiliates, from and against any and all negligence, claims, liabilities, damages, costs or expenses arising either before or after the Commencement Date which
arise from or are caused by Tenant’s use or occupancy of the Premises, the Building or the Common Areas of the Project, or from the conduct of Tenant’s business, or from any activity, work, or thing done, permitted or suffered by Tenant or
Tenant’s agents, employees, subtenants, vendors, contractors, invitees or licensees in or about the Premises, the Building or the Common Areas of the Project, or from any Default in the performance of any obligation on Tenant’s part to be
performed under this Lease, or from any act, omission or negligence on the part of Tenant or Tenant’s agents, employees, subtenants, vendors, contractors, invitees or licensees. Landlord may, at its option, require Tenant to assume
Landlord’s defense in any action covered by this Section 10.3 through counsel reasonably satisfactory to Landlord. Notwithstanding the foregoing, Tenant shall not be obligated to indemnify Landlord against any liability or expense to the
extent it is ultimately determined that the same was caused by the sole negligence or willful misconduct of Landlord, its agents, contractors or employees. 

10.4. LANDLORD’S NONLIABILITY. Landlord shall not be liable to Tenant, its employees, agents and invitees, and Tenant
hereby waives all claims against Landlord, its employees and agents for loss of or damage to any property, or any injury to any person, resulting from any condition including, but not limited to, acts or omissions (criminal or otherwise) of third
parties and/or other tenants of the Project, or their agents, employees or invitees, fire, explosion, falling plaster, steam, gas, electricity, water or rain which may leak or flow from or into any part of the Premises or from the breakage, leakage,
obstruction or other defects of the pipes, sprinklers, wires, appliances, plumbing, air conditioning, electrical works or other fixtures in the Building, whether the damage or injury results from conditions arising in the Premises or in other
portions of the Building, regardless of the negligence of Landlord, its agents or any and all affiliates of Landlord in connection with the foregoing. It is understood that any such condition may require the temporary evacuation or closure of all or
a portion of the Building. Should Tenant elect to receive any service from a concessionaire, licensee or third party tenant of Landlord, Tenant shall not seek recourse against Landlord for any breach or liability of that service provider.
Notwithstanding anything to the contrary contained in this Lease, in no event shall Landlord be liable for Tenant’s loss or interruption of business or income (including without limitation, Tenant’s consequential damages, lost profits or
opportunity costs), or for interference with light or other similar intangible interests. 
 10.5. WAIVER OF SUBROGATION.
Landlord and Tenant each hereby waives all rights of recovery against the other on account of loss and damage occasioned to the property of such waiving party to the extent that the waiving party is entitled to proceeds for such loss and damage
under any property insurance policies carried or otherwise required to be carried by this Lease; provided however, that the foregoing waiver shall not apply to the extent of Tenant’s obligation to pay deductibles under any such policies and
this Lease. By this waiver it is the intent of the parties that neither Landlord nor Tenant shall be liable to any insurance company (by way of subrogation or otherwise) insuring the other party for any loss or damage insured against under any
property insurance policies, even though such loss or damage might be occasioned by the negligence of such party, its agents, employees, contractors or invitees. The foregoing waiver by Tenant shall also inure to the benefit of Landlord’s
management agent for the Building. 
 ARTICLE 11. DAMAGE OR DESTRUCTION 

11.1. RESTORATION. 
 (a)
If the Building of which the Premises are a part is damaged as the result of an event of casualty, then subject to the provisions below, Landlord shall repair that damage as soon as reasonably possible unless Landlord reasonably determines that:
(i) the Premises have been materially damaged and there is less than 1 year of the Term remaining on the date of the casualty; (ii) any Mortgagee (defined in Section 13.1) requires that the insurance proceeds be applied to the payment
of the mortgage debt; or (iii) proceeds necessary to pay the full cost of the repair are not available from Landlord’s insurance, including without limitation earthquake insurance. Should Landlord elect not to repair the damage for one of
the preceding reasons, Landlord shall so notify Tenant in the “Casualty Notice” (as defined below), and this Lease shall terminate as of the date of delivery of that notice. 

  
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 (b) As soon as reasonably practicable following the casualty event but not later than 60 days
thereafter, Landlord shall notify Tenant in writing (“Casualty Notice”) of Landlord’s election, if applicable, to terminate this Lease. If this Lease is not so terminated, the Casualty Notice shall set forth the anticipated
period for repairing the casualty damage. If the anticipated repair period exceeds 270 days and if the damage is so extensive as to reasonably prevent Tenant’s substantial use and enjoyment of the Premises, then either party may elect to
terminate this Lease by written notice to the other within 10 days following delivery of the Casualty Notice. 
 (c) In the event that
neither Landlord nor Tenant terminates this Lease pursuant to Section 11.1(b), Landlord shall repair all material damage to the Premises or the Building as soon as reasonably possible and this Lease shall continue in effect for the remainder of
the Term. Upon notice from Landlord, Tenant shall assign or endorse over to Landlord (or to any party designated by Landlord) all property insurance proceeds payable to Tenant under Tenant’s insurance with respect to any Tenant Installations;
provided if the estimated cost to repair such Tenant Installations exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance carrier, the excess cost of such repairs shall be paid by Tenant to Landlord prior to
Landlord’s commencement of repairs. Within 15 days of demand, Tenant shall also pay Landlord for any additional excess costs that are determined during the performance of the repairs to such Tenant Installations. 

(d) From and after the 6th business day following the casualty event, the rental to be
paid under this Lease shall be abated in the same proportion that the Floor Area of the Premises that is rendered unusable by the damage from time to time bears to the total Floor Area of the Premises. 

(e) Notwithstanding the provisions of subsections (a), (b) and (c) of this Section 11.1, but subject to Section 10.5, the cost
of any repairs shall be borne by Tenant, and Tenant shall not be entitled to rental abatement or termination rights, if the damage is due to the fault or neglect of Tenant or its employees, subtenants, contractors, invitees or representatives. In
addition, the provisions of this Section 11.1 shall not be deemed to require Landlord to repair any Tenant Installations, fixtures and other items that Tenant is obligated to insure pursuant to Exhibit D or under any other provision of
this Lease. 
 11.2. LEASE GOVERNS. Tenant agrees that the provisions of this Lease, including without limitation Section 11.1,
shall govern any damage or destruction and shall accordingly supersede any contrary statute or rule of law. 
 ARTICLE 12. EMINENT DOMAIN

 Either party may terminate this Lease if any material part of the Premises is taken or condemned for any public or quasi-public use
under Law, by eminent domain or private purchase in lieu thereof (a “Taking”). Landlord shall also have the right to terminate this Lease if there is a Taking of any portion of the Building or Project which would have a material
adverse effect on Landlord’s ability to profitably operate the remainder of the Building. The termination shall be effective as of the effective date of any order granting possession to, or vesting legal title in, the condemning authority. If
this Lease is not terminated, Basic Rent and Tenant’s Share of Operating Expenses shall be appropriately adjusted to account for any reduction in the square footage of the Building or Premises. All compensation awarded for a Taking shall be the
property of Landlord and the right to receive compensation or proceeds in connection with a Taking are expressly waived by Tenant; provided, however, Tenant may file a separate claim for Tenant’s personal property and Tenant’s reasonable
relocation expenses, provided the filing of the claim does not diminish the amount of Landlord’s award. If only a part of the Premises is subject to a Taking and this Lease is not terminated, Landlord, with reasonable diligence, will restore
the remaining portion of the Premises as nearly as practicable to the condition immediately prior to the Taking. Tenant agrees that the provisions of this Lease shall govern any Taking and shall accordingly supersede any contrary statute or rule of
law. 
 ARTICLE 13. SUBORDINATION; ESTOPPEL CERTIFICATE 

13.1. SUBORDINATION. Tenant accepts this Lease subject and subordinate to any mortgage(s), deed(s) of trust, ground lease(s) or other
lien(s) now or subsequently arising upon the Premises, the Building or the Project, and to renewals, modifications, refinancings and extensions thereof (collectively referred to as a “Mortgage”). The party having the benefit of a
Mortgage shall be referred to as a “Mortgagee”. This clause shall be self-operative, but upon request from a Mortgagee, Tenant shall execute a commercially reasonable subordination and attornment agreement in favor of the Mortgagee,
provided such agreement provides a non-disturbance covenant benefiting Tenant. Alternatively, a Mortgagee shall have the right at any time to subordinate its Mortgage to this Lease. Upon request, Tenant,
without charge, shall attorn to any successor to Landlord’s interest in this Lease in the event of a foreclosure of any mortgage. Tenant agrees that any purchaser at a foreclosure sale or lender taking title under a deed in lieu of foreclosure
shall not be responsible for any act or omission of a prior landlord, shall not be subject to any offsets or defenses Tenant may have against a prior landlord, and shall not be liable for the return of the Security Deposit not actually recovered by
such purchaser nor bound by any rent paid in advance of the calendar month in which the transfer of title occurred; provided that the foregoing shall not release the applicable prior landlord from any liability for those obligations. Tenant
acknowledges that Landlord’s Mortgagees and their successors-in-interest are intended third party beneficiaries of this Section 13.1. 

  
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 13.2. ESTOPPEL CERTIFICATE. Tenant shall, within 10 days after receipt of a written
request from Landlord, execute and deliver a commercially reasonable estoppel certificate in favor of those parties as are reasonably requested by Landlord (including a Mortgagee or a prospective purchaser of the Building or the Project). 

ARTICLE 14. DEFAULTS AND REMEDIES 

14.1. TENANT’S DEFAULTS. In addition to any other event of default set forth in this Lease, the occurrence of any one or
more of the following events shall constitute a “Default” by Tenant: 
 (a) The failure by Tenant to make any payment of
Rent required to be made by Tenant, as and when due, where the failure continues for a period of 3 days after written notice from Landlord to Tenant. The term “Rent” as used in this Lease shall be deemed to mean the Basic Rent and
all other sums required to be paid by Tenant to Landlord pursuant to the terms of this Lease. 
 (b) The assignment, sublease, encumbrance
or other Transfer of the Lease by Tenant, either voluntarily or by operation of law, whether by judgment, execution, transfer by intestacy or testacy, or other means, without the prior written consent of Landlord unless otherwise authorized in
Article 9 of this Lease. 
 (c) The discovery by Landlord that any financial statement provided by Tenant, or by any affiliate, successor or
guarantor of Tenant, was materially false. 
 (d) Except where a specific time period is otherwise set forth for Tenant’s performance
in this Lease (in which event the failure to perform by Tenant within such time period shall be a Default), the failure or inability by Tenant to observe or perform any of the covenants or provisions of this Lease to be observed or performed by
Tenant, other than as specified in any other subsection of this Section 14.1, where the failure continues for a period of 30 days after written notice from Landlord to Tenant. However, if the nature of the failure is such that more than 30 days
are reasonably required for its cure, then Tenant shall not be deemed to be in Default if Tenant commences the cure within 30 days, and thereafter diligently pursues the cure to completion. 

The notice periods provided herein are in lieu of, and not in addition to, any notice periods provided by law, and Landlord shall not be
required to give any additional notice under California Code of Civil Procedure Section 1161, or any successor statute, in order to be entitled to commence an unlawful detainer proceeding. 

14.2. LANDLORD’S REMEDIES. 

(a) Upon the occurrence of any Default by Tenant, then in addition to any other remedies available to Landlord, Landlord may exercise the
following remedies: 
 (i) Landlord may terminate Tenant’s right to possession of the Premises by any lawful means, in which case this
Lease shall terminate and Tenant shall immediately surrender possession of the Premises to Landlord. Such termination shall not affect any accrued obligations of Tenant under this Lease. Upon termination, Landlord shall have the right to reenter the
Premises and remove all persons and property. Landlord shall also be entitled to recover from Tenant: 
 (1) The worth at the time of award
of the unpaid Rent which had been earned at the time of termination; 
 (2) The worth at the time of award of the amount by which the
unpaid Rent which would have been earned after termination until the time of award exceeds the amount of such loss that Tenant proves could have been reasonably avoided; 

(3) The worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after the time of award exceeds the
amount of such loss that Tenant proves could be reasonably avoided; 
 (4) Any other amount necessary to compensate Landlord for all the
detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result from Tenant’s default, including, but not limited to, the cost of recovering
possession of the Premises, commissions and other expenses of reletting, including necessary repair, renovation, improvement and alteration of the Premises for a new tenant, reasonable attorneys’ fees, and any other reasonable costs; and 

(5) At Landlord’s election, all other amounts in addition to or in lieu of the foregoing as may be permitted by law. Any sum, other than
Basic Rent, shall be computed on the basis of the average monthly amount accruing during the 24 month period immediately prior to Default, except that if it becomes necessary to compute such rental before the 24 month period has occurred, then the
computation shall be on the basis of the average monthly amount during the shorter period. As used in subparagraphs (1) and (2) above, the “worth at the time of award” shall be computed by allowing interest at the rate of 10% per
annum. As used in subparagraph (3) above, the “worth at the time of award” shall be computed by discounting the amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus 1%. 

  
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 (ii) Landlord may elect not to terminate Tenant’s right to possession of the Premises, in
which event Landlord may continue to enforce all of its rights and remedies under this Lease, including the right to collect all rent as it becomes due. Efforts by the Landlord to maintain, preserve or relet the Premises, or the appointment of a
receiver to protect the Landlord’s interests under this Lease, shall not constitute a termination of the Tenant’s right to possession of the Premises. In the event that Landlord elects to avail itself of the remedy provided by this
subsection (ii), Landlord shall not unreasonably withhold its consent to an assignment or subletting of the Premises subject to the reasonable standards for Landlord’s consent as are contained in this Lease. 

(b) The various rights and remedies reserved to Landlord in this Lease or otherwise shall be cumulative and, except as otherwise provided by
California law, Landlord may pursue any or all of its rights and remedies at the same time. No delay or omission of Landlord to exercise any right or remedy shall be construed as a waiver of the right or remedy or of any breach or Default by Tenant.
The acceptance by Landlord of rent shall not be a (i) waiver of any preceding breach or Default by Tenant of any provision of this Lease, other than the failure of Tenant to pay the particular rent accepted, regardless of Landlord’s
knowledge of the preceding breach or Default at the time of acceptance of rent, or (ii) a waiver of Landlord’s right to exercise any remedy available to Landlord by virtue of the breach or Default. The acceptance of any payment from a
debtor in possession, a trustee, a receiver or any other person acting on behalf of Tenant or Tenant’s estate shall not waive or cure a Default under Section 14.1. No payment by Tenant or receipt by Landlord of a lesser amount than the
rent required by this Lease shall be deemed to be other than a partial payment on account of the earliest due stipulated rent, nor shall any endorsement or statement on any check or letter be deemed an accord and satisfaction and Landlord shall
accept the check or payment without prejudice to Landlord’s right to recover the balance of the rent or pursue any other remedy available to it. Tenant hereby waives any right of redemption or relief from forfeiture under California Code of
Civil Procedure Section 1174 or 1179, or under any successor statute, in the event this Lease is terminated by reason of any Default by Tenant. No act or thing done by Landlord or Landlord’s agents during the Term shall be deemed an
acceptance of a surrender of the Premises, and no agreement to accept a surrender shall be valid unless in writing and signed by Landlord. No employee of Landlord or of Landlord’s agents shall have any power to accept the keys to the Premises
prior to the termination of this Lease, and the delivery of the keys to any employee shall not operate as a termination of the Lease or a surrender of the Premises. 

14.3. LATE PAYMENTS. Any Rent due under this Lease that is not paid to Landlord within 5 days of the date when due shall bear
interest at the maximum rate permitted by law from the date due until fully paid. The payment of interest shall not cure any Default by Tenant under this Lease. In addition, Tenant acknowledges that the late payment by Tenant to Landlord of rent
will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Those costs may include, but are not limited to, administrative, processing and accounting
charges, and late charges which may be imposed on Landlord by the terms of any ground lease, mortgage or trust deed covering the Premises. Accordingly, if any rent due from Tenant shall not be received by Landlord or Landlord’s designee within
5 days after the date due, then Tenant shall pay to Landlord, in addition to the interest provided above, a late charge for each delinquent payment equal to the greater of (i) 5% of that delinquent payment or (ii) $100.00. Acceptance of a late
charge by Landlord shall not constitute a waiver of Tenant’s Default with respect to the overdue amount, nor shall it prevent Landlord from exercising any of its other rights and remedies. 

14.4. RIGHT OF LANDLORD TO PERFORM. If Tenant is in Default of any of its obligations under the Lease, Landlord shall
have the right to perform such obligations. Tenant shall reimburse Landlord for the cost of such performance upon demand together with an administrative charge equal to 10% of the cost of the work performed by Landlord. 

14.5. DEFAULT BY LANDLORD. Landlord shall not be deemed to be in default in the performance of any obligation under this Lease
unless and until it has failed to perform the obligation within 30 days after written notice by Tenant to Landlord specifying in reasonable detail the nature and extent of the failure; provided, however, that if the nature of Landlord’s
obligation is such that more than 30 days are required for its performance, then Landlord shall not be deemed to be in default if it commences performance within the 30 day period and thereafter diligently pursues the cure to completion. Tenant
hereby waives any right to terminate or rescind this Lease as a result of any default by Landlord hereunder or any breach by Landlord of any promise or inducement relating hereto, and Tenant agrees that its remedies shall be limited to a suit for
actual damages and/or injunction and shall in no event include any consequential damages, lost profits or opportunity costs. 
 14.6.
EXPENSES AND LEGAL FEES. Should either Landlord or Tenant bring any action in connection with this Lease, the prevailing party shall be entitled to recover as a part of the action its reasonable attorneys’ fees, and all other reasonable
costs. The prevailing party for the purpose of this paragraph shall be determined by the trier of the facts. 
 14.7. WAIVER OF JURY
TRIAL/JUDICIAL REFERENCE. 
 (a) LANDLORD AND TENANT EACH ACKNOWLEDGES THAT IT IS AWARE OF AND HAS HAD THE ADVICE OF COUNSEL
OF ITS CHOICE WITH RESPECT TO ITS RIGHT TO TRIAL BY JURY, AND EACH PARTY DOES HEREBY EXPRESSLY AND KNOWINGLY WAIVE AND RELEASE 

  
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 ALL SUCH RIGHTS TO TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO
AGAINST THE OTHER (AND/OR AGAINST ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS, OR SUBSIDIARY OR AFFILIATED ENTITIES) ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, TENANT’S USE OR OCCUPANCY OF THE PREMISES,
AND/OR ANY CLAIM OF INJURY OR DAMAGE. 
 (b) In the event that the jury waiver provisions of Section 14.7 (a) are not enforceable
under California law, then, unless otherwise agreed to by the parties, the provisions of this Section 14.7 (b) shall apply. Landlord and Tenant agree that any disputes arising in connection with this Lease (including but not limited to a
determination of any and all of the issues in such dispute, whether of fact or of law) shall be resolved (and a decision shall be rendered) by way of a general reference as provided for in Part 2, Title 8, Chapter 6 (§§ 638 et. seq.) of
the California Code of Civil Procedure, or any successor California statute governing resolution of disputes by a court appointed referee. Nothing within this Section 14.7 shall apply to an unlawful detainer action. 

14.8. SATISFACTION OF JUDGMENT. The obligations of Landlord do not constitute the personal obligations of the individual partners,
trustees, directors, officers, members or shareholders of Landlord or its constituent partners or members. Should Tenant recover a money judgment against Landlord, such judgment shall be satisfied only from the interest of Landlord in the Project
and out of the rent or other income from such property receivable by Landlord, and no action for any deficiency may be sought or obtained by Tenant. 

ARTICLE 15. END OF TERM 

15.1. HOLDING OVER. If Tenant holds over for any period after the Expiration Date (or earlier termination of the Term) without
the prior written consent of Landlord, such tenancy shall constitute a tenancy at sufferance only and a Default by Tenant; such holding over with the prior written consent of Landlord shall constitute a month-to-month tenancy commencing on the 1st day following the termination of this Lease and terminating 30 days following delivery of written notice of
termination by either Landlord or Tenant to the other. In either of such events, possession shall be subject to all of the terms of this Lease, except that the monthly rental shall be 150% of the total monthly rental for the month immediately
preceding the date of termination, subject to the right of either party to terminate any such month-to-month holdover tenancy by giving 30 days prior written notice to the other party. The acceptance by
Landlord of monthly hold-over rental in a lesser amount shall not constitute a waiver of Landlord’s right to recover the full amount due unless otherwise agreed in writing by Landlord. If Tenant fails to surrender the Premises upon the
expiration of this Lease despite demand to do so by Landlord, Tenant shall indemnify and hold Landlord harmless from all loss or liability, including without limitation, any claims made by any succeeding tenant relating to such failure to surrender.
The foregoing provisions of this Section 15.1 are in addition to and do not affect Landlord’s right of re-entry or any other rights of Landlord under this Lease or at law. 

15.2. SURRENDER OF PREMISES; REMOVAL OF PROPERTY. Upon the Expiration Date or upon any earlier termination of this Lease, Tenant
shall quit and surrender possession of the Premises to Landlord in as good order, condition and repair as when received or as hereafter may be improved by Landlord or Tenant, reasonable wear and tear and repairs which are Landlord’s obligation
excepted, and shall remove or fund to Landlord the cost of removing all wallpapering, voice and/or data transmission cabling installed by or for Tenant and Required Removables, together with all personal property and debris, and shall perform all
work required under Section 7.3 of this Lease. If Tenant shall fail to comply with the provisions of this Section 15.2, Landlord may effect the removal and/or make any repairs, and the cost to Landlord shall be additional rent payable by
Tenant upon demand. 
 ARTICLE 16. PAYMENTS AND NOTICES 

All sums payable by Tenant to Landlord shall be paid, without deduction or offset, in lawful money of the United States to Landlord at its
address set forth in Item 12 of the Basic Lease Provisions, or at any other place as Landlord may designate in writing. Unless this Lease expressly provides otherwise, as for example in the payment of rent pursuant to Section 4.1, all payments
shall be due and payable within 5 days after demand. All payments requiring proration shall be prorated on the basis of the number of days in the pertinent calendar month or year, as applicable. Any notice, election, demand, consent, approval or
other communication to be given or other document to be delivered by either party to the other may be delivered to the other party, at the address set forth in Item 12 of the Basic Lease Provisions, by personal service, or by any courier or
“overnight” express mailing service. Either party may, by written notice to the other, served in the manner provided in this Article, designate a different address. The refusal to accept delivery of a notice, or the inability to deliver
the notice (whether due to a change of address for which notice was not duly given or other good reason), shall be deemed delivery and receipt of the notice as of the date of attempted delivery. If more than one person or entity is named as Tenant
under this Lease, service of any notice upon any one of them shall be deemed as service upon all of them. 
 ARTICLE 17. RULES AND
REGULATIONS 
 Tenant agrees to comply with the Rules and Regulations attached as Exhibit E, and any reasonable and
nondiscriminatory amendments, modifications and/or additions as may be adopted and published by written notice to tenants by Landlord for the safety, care, security, good order, or cleanliness of the Premises, Building, Project and/or Common Areas.
Landlord shall not be liable to Tenant for any 

  
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 violation of the Rules and Regulations or the breach of any covenant or condition in any lease or any other act
or conduct by any other tenant, and the same shall not constitute a constructive eviction hereunder. One or more waivers by Landlord of any breach of the Rules and Regulations by Tenant or by any other tenant(s) shall not be a waiver of any
subsequent breach of that rule or any other. Tenant’s failure to keep and observe the Rules and Regulations shall constitute a default under this Lease. In the case of any conflict between the Rules and Regulations and this Lease, this Lease
shall be controlling. 
 ARTICLE 18. BROKER’S COMMISSION 

The parties recognize as the broker(s) who negotiated this Lease the firm(s) whose name(s) is (are) stated in Item 10 of the Basic Lease
Provisions, and agree that Landlord shall be responsible for the payment of brokerage commissions to those broker(s) unless otherwise provided in this Lease. It is understood that Landlord’s Broker represents only Landlord in this transaction
and Tenant’s Broker (if any) represents only Tenant. Each party warrants that it has had no dealings with any other real estate broker or agent in connection with the negotiation of this Lease, and agrees to indemnify and hold the other party
harmless from any cost, expense or liability (including reasonable attorneys’ fees) for any compensation, commissions or charges claimed by any other real estate broker or agent employed or claiming to represent or to have been employed by the
indemnifying party in connection with the negotiation of this Lease. The foregoing agreement shall survive the termination of this Lease. 

ARTICLE 19. TRANSFER OF LANDLORD’S INTEREST 

In the event of any transfer of Landlord’s interest in the Premises, the transferor shall be automatically relieved of all obligations on
the part of Landlord accruing under this Lease from and after the date of the transfer, provided that Tenant is duly notified of the transfer. Any funds held by the transferor in which Tenant has an interest, including without limitation, the
Security Deposit, shall be turned over, subject to that interest, to the transferee. No Mortgagee to which this Lease is or may be subordinate shall be responsible in connection with the Security Deposit unless the Mortgagee actually receives the
Security Deposit. It is intended that the covenants and obligations contained in this Lease on the part of Landlord shall, subject to the foregoing, be binding on Landlord, its successors and assigns, only during and in respect to their respective
successive periods of ownership. 
 ARTICLE 20. INTERPRETATION 

20.1. NUMBER. Whenever the context of this Lease requires, the words “Landlord” and “Tenant” shall include the
plural as well as the singular. 
 20.2. HEADINGS. The captions and headings of the articles and sections of this Lease are for
convenience only, are not a part of this Lease and shall have no effect upon its construction or interpretation. 
 20.3. JOINT AND
SEVERAL LIABILITY. If more than one person or entity is named as Tenant, the obligations imposed upon each shall be joint and several and the act of or notice from, or notice or refund to, or the signature of, any one or more of them shall be
binding on all of them with respect to the tenancy of this Lease, including, but not limited to, any renewal, extension, termination or modification of this Lease. 

20.4. SUCCESSORS. Subject to Sections 13.1 and 22.3 and to Articles 9 and 19 of this Lease, all rights and liabilities given to or
imposed upon Landlord and Tenant shall extend to and bind their respective heirs, executors, administrators, successors and assigns. Nothing contained in this Section 20.4 is intended, or shall be construed, to grant to any person other than
Landlord and Tenant and their successors and assigns any rights or remedies under this Lease. 
 20.5. TIME OF ESSENCE. Time
is of the essence with respect to the performance of every provision of this Lease in which time of performance is a factor. 
 20.6.
CONTROLLING LAW/VENUE. This Lease shall be governed by and interpreted in accordance with the laws of the State of California. Should any litigation be commenced between the parties in connection with this Lease, such action shall be
prosecuted in the applicable State Court of California in the county in which the Building is located. 
 20.7. SEVERABILITY.
If any term or provision of this Lease, the deletion of which would not adversely affect the receipt of any material benefit by either party or the deletion of which is consented to by the party adversely affected, shall be held invalid or
unenforceable to any extent, the remainder of this Lease shall not be affected and each term and provision of this Lease shall be valid and enforceable to the fullest extent permitted by law. 

20.8. WAIVER. One or more waivers by Landlord or Tenant of any breach of any term, covenant or condition contained in this Lease shall
not be a waiver of any subsequent breach of the same or any other term, covenant or condition. Consent to any act by one of the parties shall not be deemed to render unnecessary the obtaining of that party’s consent to any subsequent act. No
breach of this Lease shall be deemed to have been waived unless the waiver is in a writing signed by the waiving party. 

  
 13 

 20.9. INABILITY TO PERFORM. In the event that either party shall be delayed or hindered in
or prevented from the performance of any work or in performing any act required under this Lease by reason of any cause beyond the reasonable control of that party, then the performance of the work or the doing of the act shall be excused for the
period of the delay and the time for performance shall be extended for a period equivalent to the period of the delay. The provisions of this Section 20.9 shall not operate to excuse Tenant from the prompt payment of Rent. 

20.10. ENTIRE AGREEMENT. This Lease and its exhibits and other attachments cover in full each and every agreement of every kind
between the parties concerning the Premises, the Building, and the Project, and all preliminary negotiations, oral agreements, understandings and/or practices, except those contained in this Lease, are superseded and of no further effect. Tenant
waives its rights to rely on any representations or promises made by Landlord or others which are not contained in this Lease. No verbal agreement or implied covenant shall be held to modify the provisions of this Lease, any statute, law, or custom
to the contrary notwithstanding. 
 20.11. QUIET ENJOYMENT. Upon the observance and performance of all the covenants, terms and
conditions on Tenant’s part to be observed and performed, and subject to the other provisions of this Lease, Tenant shall have the right of quiet enjoyment and use of the Premises for the Term without hindrance or interruption by Landlord or
any other person claiming by or through Landlord. 
 20.12. SURVIVAL. All covenants of Landlord or Tenant which reasonably would be
intended to survive the expiration or sooner termination of this Lease, including without limitation any warranty or indemnity hereunder, shall so survive and continue to be binding upon and inure to the benefit of the respective parties and their
successors and assigns. 
 ARTICLE 21. EXECUTION AND RECORDING 

21.1. COUNTERPARTS; DIGITAL SIGNATURES. This Lease may be executed in one or more counterparts, each of which shall constitute an
original and all of which shall be one and the same agreement. The parties agree to accept a digital image (including but not limited to an image in the form of a PDF, JPEG, GIF file, or other e-signature) of
this Lease, if applicable, reflecting the execution of one or both of the parties, as a true and correct original. 
 21.2. CORPORATE AND
PARTNERSHIP AUTHORITY. If Tenant is a corporation, limited liability company or partnership, each individual executing this Lease on behalf of the entity represents and warrants that such individual is duly authorized to execute and deliver this
Lease and that this Lease is binding upon the corporation, limited liability company or partnership in accordance with its terms. Tenant shall, at Landlord’s request, deliver a certified copy of its organizational documents or an appropriate
certificate authorizing or evidencing the execution of this Lease. 
 21.3. EXECUTION OF LEASE; NO OPTION OR OFFER. The submission of
this Lease to Tenant shall be for examination purposes only, and shall not constitute an offer to or option for Tenant to lease the Premises. Execution of this Lease by Tenant and its return to Landlord shall not be binding upon Landlord,
notwithstanding any time interval, until Landlord has in fact executed and delivered this Lease to Tenant, it being intended that this Lease shall only become effective upon execution by Landlord and delivery of a fully executed counterpart to
Tenant. 
 21.4. RECORDING. Tenant shall not record this Lease without the prior written consent of Landlord. Tenant, upon the
request of Landlord, shall execute and acknowledge a “short form” memorandum of this Lease for recording purposes. 
 21.5.
AMENDMENTS. No amendment or mutual termination of this Lease shall be effective unless in writing signed by authorized signatories of Tenant and Landlord, or by their respective successors in interest. No actions, policies, oral or informal
arrangements, business dealings or other course of conduct by or between the parties shall be deemed to modify this Lease in any respect. 

ARTICLE 22. MISCELLANEOUS 

22.1. NONDISCLOSURE OF LEASE TERMS. Tenant acknowledges that the content of this Lease and any related documents are
confidential information. Except to the extent disclosure is required by law, Tenant shall keep such confidential information strictly confidential and shall not disclose such confidential information to any person or entity other than Tenant’s
financial, legal and space-planning consultants, provided, however, that Tenant may disclose the terms to prospective subtenants or assignees under this Lease or pursuant to legal requirement. 

22.2. TENANT’S FINANCIAL STATEMENTS. The application, financial statements and tax returns, if any, submitted and certified
to by Tenant as an accurate representation of its financial condition have been prepared, certified and submitted to Landlord as an inducement and consideration to Landlord to enter into this Lease. Tenant shall during the Term furnish Landlord with
current annual financial statements accurately reflecting Tenant’s financial condition upon written request from Landlord within 10 days following Landlord’s request; provided, however, that so long as Tenant is a publicly traded
corporation on a nationally recognized stock exchange, the foregoing obligation to deliver the statements shall be waived. 
 22.3.
MORTGAGEE PROTECTION. No act or failure to act on the part of Landlord which would otherwise entitle Tenant to be relieved of its obligations hereunder or to terminate this Lease shall result in such a release or termination unless
(a) Tenant has given notice by registered or certified mail to any 

  
 14 

 
Mortgagee of a Mortgage covering the Building whose address has been furnished to Tenant and (b) such Mortgagee is afforded a reasonable opportunity to cure the default by Landlord (which
shall in no event be less than 60 days), including, if necessary to effect the cure, time to obtain possession of the Building by power of sale or judicial foreclosure provided that such foreclosure remedy is diligently pursued. Tenant shall comply
with any written directions by any Mortgagee to pay Rent due hereunder directly to such Mortgagee without determining whether a default exists under such Mortgagee’s Mortgage. 

22.4. SDN LIST. Tenant hereby represents and warrants that neither Tenant nor any officer, director, employee, partner, member or other
principal of Tenant (collectively, “Tenant Parties”) is listed as a Specially Designated National and Blocked Person (“SDN”) on the list of such persons and
entities issued by the U.S. Treasury Office of Foreign Assets Control (OFAC). In the event Tenant or any Tenant Party is or becomes listed as an SDN, Tenant shall be deemed in breach of this Lease and Landlord shall have the right to terminate this
Lease immediately upon written notice to Tenant. 
  

							
	LANDLORD:	  		  	TENANT:
			
	 SILICON VALLEY CENTER OFFICE LLC

a Delaware limited liability company
	  		  	 TECHPOINT, INC.,
 a California,
corporation

				
	By	  	/s/ Steven M. Case	  		  	By  /s/ F.
Kozato                                        
                        
		  	Steven M. Case	  		  	
		  	Executive Vice President	  		  	Printed Name  F.
Kozato                                        
            
		  	Office Properties	  		  	
		  		  		  	Title  President &
CEO                                         
             
				
	By	  	/s/ Michael T. Bennett	  		  	By  /s/ Feng
Kuo                                         
                       
		  	Michael T. Bennett	  		  	
		  	Senior Vice President, Property Operations	  		  	Printed Name  Feng
Kuo                                         
           
		  	Office Properties	  		  	
		  		  		  	Title  CTO                                 
                                         

  
 15 

 FIRST AMENDMENT TO LEASE 

 

	I.	PARTIES AND DATE. 

 This First Amendment to Lease (“Amendment”) dated
October 31, 2016, (“Effective Date”) is hereby entered into by and between SILICON VALLEY CENTER OFFICE LLC, a Delaware limited liability company (“Landlord”), and TECHPOINT, INC., a California
corporation (“Tenant”). 
  

	II.	RECITALS. 

 On September 22, 2014, Landlord and Tenant entered into a Lease
(“Lease”) for space in a building located at 2550 N. First Street, Suite 400, San Jose, California (“Suite 400”). 

Landlord and Tenant each desire to modify the Lease to terminate Tenant’s leasing of Suite 400 in exchange for leasing approximately
8,512 rentable square feet of space in the Building, which space is shown on EXHIBIT A attached to this Amendment and herein referred to as “Suite 550”, to extend the Lease Term as to Suite 550, to adjust the Basic Rent and to make
such other modifications as are set forth in “III. MODIFICATIONS” next below. 
  

	III.	MODIFICATIONS. 

 A. Premises. Effective as of the “Commencement Date for
Suite 550” (as hereinafter defined), the “Premises” under the Lease shall consist of Suite 550. 
 B. Termination as to
Suite 400. The parties agree that Tenant’s lease as to Suite 400 shall terminate 2 business days following the Commencement Date for Suite 550 (the “Suite 400 Termination Date”), provided that such termination shall not
relieve Tenant of (i) any rent or other charges owed by Tenant, or other obligations required of Tenant, as are set forth in the Lease from and after the date of this Amendment through and including the Suite 400 Termination Date, (ii) any
obligations which are set forth in this Amendment, and (iii) any indemnity or hold harmless obligations set forth in the Lease as to Suite 400. Tenant shall quit and surrender possession of Suite 400 to Landlord on or before the Suite 400
Termination Date as required by the provisions of Section 15.2 of the Lease, provided that Landlord shall provide Tenant with at least 7 business days prior written notice of the estimated Commencement Date for Suite 550. In the event that the
Commencement Date for Suite 550 has not occurred prior to October 31, 2016, Tenant shall not be responsible to pay any holdover “premium” under Section 15.1 of the Lease. It is further understood and agreed that in the event the
Commencement Date for Suite 550 has not occurred within 10 days from and after the Effective Date of this Amendment, Tenant shall have the right to continue to lease Suite 400 on a month-to-month tenancy on
the same terms and conditions of the Lease, including base rent, except, notwithstanding anything contrary provided in Section 15.1 of the Lease, Landlord shall provide Tenant with 90 days’ prior written notice of any election to terminate
such month-to-month tenancy, and Tenant shall provide Landlord with 30 days’ prior written notice of any election to terminate such
month-to-month tenancy. 
 C. Basic Lease Provisions.
The Basic Lease Provisions are hereby amended as follows: 
 1. Effective as of the Commencement Date for Suite 550, Item 2 shall be deleted
in its entirety and substituted therefore shall be the following: 
 “2. Premises: Suite No. 550 (the Premises are more
particularly described in Section 2.1). 
 Address of Building: 2550 N. First Street, San Jose, CA 

Project: Silicon Valley Center” 

2. Item 4 is hereby amended by adding the following: 

“Commencement Date for Suite 550” shall mean the earlier of (a) Landlord’s tender of possession of Suite 550
to Tenant with the “Tenant improvements” (as hereinafter defined) for Suite 550 substantially completed but for minor punch list items, or (b) the date Tenant commences its business operations in Suite 550. Prior to Tenant’s
taking possession of Suite 550, the parties shall memorialize on a form provided by Landlord the actual Commencement Date for Suite 550, provided that Tenant’s failure to execute that form shall not affect the

  
 1 

 
validity of Landlord’s determination of said Date. The acknowledgments by Tenant contained in the second and third sentences of Section 2.2 of the Lease shall be applicable and binding
with respect to Tenant’s lease of Suite 550. As of the Commencement Date for Suite 550, Tenant shall be conclusively deemed to have accepted that Suite 550 is in satisfactory condition and in conformity with the provisions of the Lease, subject
only to those defective or incomplete portions of the Tenant Improvements for Suite 550, which Tenant shall have itemized on a written punch list and delivered to Landlord within thirty (30) days after the Commencement: Date for Suite
550.” 
 3. Item 5 is hereby deleted in its entirety and substituted therefor shall be the following: 

“5. Lease Term: The Term of the Lease shall be extended for a period of 37 months from and after the Commencement Date for Suite 550,
plus such additional days as may be required to cause the Lease to expire on the final day of the calendar month.” 
 4. Item 6 is
hereby amended by adding the following: 
 “Basic Rent for Suite 550: 

 

									
	 Months of Term or Period for Suite 550
	  	Monthly Rate Per
Rentable Square
Foot for Suite 550	 	  	Monthly Basic Rent
(rounded to the
nearest dollar)
for Suite 550	 
	 Commencement Date for Suite 550 to 12
	  	$	3.20	 	  	$	27,238.00	 
	 13 to 24
	  	$	3.30	 	  	$	28,090.00	 
	 25 to 36
	  	$	3.39	 	  	$	28,856.00	 
	 37
	  	$	3.50	 	  	$	29,792.00	 

 Notwithstanding the above schedule of Basic Rent to the contrary, as long as
Tenant is not in Default (as defined in Section 14.1) under this Lease, Tenant shall be entitled to an abatement of one (1) full calendar month of Basic Rent as to Suite 550 in the aggregate amount of $27,238,00 (the
“Abated Basic Rent”) for the initial first full calendar month of the Term as to Suite 550 (the “Abatement Period”). In the event Tenant Defaults at any time during the Term, all Abated
Basic Rent shall immediately become due and payable. The payment by Tenant of the Abated Basic Rent in the event of a Default shall not limit or affect any of Landlord’s other rights, pursuant to this Lease or at law or in equity. Only Basic
Rent shall be abated during the Abatement Period and all other additional rent and other costs and charges specified in this Lease shall remain as due and payable pursuant to the provisions of this Lease. 

5. Effective as of the Commencement Date for Suite 550, Item 7 shall be deleted in its entirety and substituted therefor shall be the
following: 
 “7. Expense Recovery Period: Every twelve month period during the Term (or
portion thereof during the first and last Lease years) ending June 30. 
 Project Cost Base: Project Costs
incurred by Landlord during the Expense Recovery Period ended June 30, 2017. 
 Property Tax Base: Property Taxes incurred by
Landlord during the Expense Recovery Period ended June 30, 2017. 

  
 2 

 6. Effective as of the Commencement Date for Suite 550, Item 8 shall be deleted in its entirety
and substituted therefore shall be the following: 
 “8. Floor Area of Premises: Approximately 8,512 rentable square feet 

Floor Area of Building: Approximately 70,981 rentable square feet” 

7. Item 9 is hereby deleted in its entirety and substituted therefor shall be the following; 

“9. Security Deposit: $32,771,00” 

8. Effective as of the Commencement Date for Suite 550, Item 11 shall be deleted in its entirety and substituted therefor shall be the
following: 
 “11. Vehicle Parking Spaces: 30 parking spaces in accordance with the provisions set forth in Exhibit F to the
Lease” 
 9. Item 12 is hereby amended by deleting Tenant’s address for payments and notices and substituted therefor shall be the
following: 
 “TENANT 

TECHPOINT, INC. 
 2550 N. First
Street, Suite 550 
 San Jose, CA 95131” 

D. Security Deposit. Concurrently with Tenant’s delivery of this Amendment, Tenant shall deliver the sum of $14,174.00 to
Landlord, which sum shall be added to the Security Deposit presently being held by Landlord in accordance with Section 4.3 of the Lease. 

E. Existing FF&E. Tenant’s lease as to Suite 550 includes the furniture, fixtures and equipment, installed in Suite 550 as of
the Commencement Date for Suite 550 and described on Exhibit B attached to this Amendment (the “FF&E”), which FF&E shall be leased to Tenant in an “as-is” condition without
additional leasing charges. It is understood and agreed that Landlord shall transfer title to the FF&E to Tenant upon the Expiration Date pursuant to a bill of sale in form and substance mutually acceptable to Landlord and Tenant, and that
Tenant shall remove the FF&E upon the Expiration Date pursuant to the terms and conditions of Section 15.2 of the Lease. 
 F.
Good Working Order Warranty. Landlord warrants to Tenant that the windows and seals, fire sprinkler system, lighting, heating, ventilation and air conditioning systems and all plumbing and electrical systems serving the Building and Suite 550
(collectively, the “Building Systems”) shall be in good operating condition on the Commencement Date for Suite 550. Provided that Tenant shall notify Landlord that the Building Systems are not in good operating condition within 30
days following the Commencement Date for Suite 550, then Landlord shall, except as otherwise provided in the Lease, promptly after receipt of such notice from Tenant setting forth the nature and extent of such noncompliance, rectify same at
Landlord’s sole cost and expense and not as part of the Operating Expenses described in Exhibit B of the lease. 
 G.
Contingency. Tenant understands and agrees that the effectiveness of this Lease is contingent upon the mutual execution of a lease surrender and termination agreement for Suite 550 between Landlord and Rasa Networks/Aruba Networks, the
current tenant(s) in possession of Suite 550. 
 H. Brokers. Article 18 of the Lease is amended to provide that the parties recognize
the following parties as the brokers who negotiated this Amendment, and agree that Landlord shall be responsible for payment of brokerage commissions to such brokers pursuant to its separate agreements with such brokers: Irvine Realty Company and
CBRE, Inc. (collectively, “Landlord’s Broker”) is the agent of Landlord exclusively and Colliers International (“Tenant’s Broker”) is the agent of Tenant exclusively. By the execution of this Amendment,
each of Landlord and Tenant hereby acknowledge and confirm (a) receipt of a copy of a Disclosure Regarding Real Estate Agency Relationship conforming to the requirements of California Civil Code 2079.16, and (b) the agency relationships
specified herein, which acknowledgement and confirmation is expressly made for the benefit of Tenant’s Broker. If there is no Tenant’s Broker so identified herein, then such acknowledgement and confirmation is expressly made for the
benefit of Landlord’s Broker. By the execution of this Amendment, Landlord and Tenant are executing the confirmation of the agency relationships set forth herein. The warranty and indemnity provisions of Article 18 of the Lease, as amended
hereby, shall be binding and enforceable in connection with the negotiation of this Amendment. 

  
 3 

 I. Acceptance of Suite 550. Tenant acknowledges that the lease of Suite 550 pursuant to
this Amendment shall be on an “as-is” basis without further obligation on Landlord’s part as to improvements whatsoever, except that Landlord shall, at Landlord’s sole cost and expense:
(i) remove the existing lab and existing conference room in Suite 550 to create a builpen area, (ii) construct one (1) conference room in Suite 550 with standard sidelight, (iii) relocate the interior office door adjacent to the
large conference room in Suite 550, (iv) steam clean the existing carpet in Suite 550 and replace carpet where needed with building standard carpet, (v) construct one (1) pony wall at the entry to Suite 550 for Tenant’s signage,
(vi) install building standard laminate hardwood in the lobby portion of Suite 550, (vii) repaint Suite 550 utilizing one (1) building standard base paint color and one (1) building standard accent paint color, and (viii) replace
damaged and stained ceiling tiles in Suite 550 where needed (collectively, “Tenant Improvements”). Landlord shall cause the Tenant improvements to be completed in a good and workmanlike manner and in compliance with
applicable law. Landlord shall give Tenant 2 business days’ prior written notice of the day by which Landlord anticipates the Tenant Improvements shall be substantially completed. The taking of possession or use of Suite 550 by Tenant for any
purpose other than construction shall conclusively establish that Suite 550 was in satisfactory condition and in conformity with the provisions of the Lease, as extended by this Amendment, in all respects, except for those matters which Tenant shall
have brought to Landlord’s attention on a written punch list. The punch list shall be limited to any items required to be accomplished by Landlord under this Section III.I, and shall be delivered to Landlord within 30 days after the
Commencement Date for Suite 550. 
  

	IV.	GENERAL. 

 A. Effect of Amendments. The Lease shall remain in full force and
effect and unmodified except to the extent that it is modified by this Amendment. 
 B. Entire Agreement. This Amendment embodies the
entire understanding between Landlord and Tenant with respect to the modifications set forth in “III. MODIFICATIONS” above and can be changed only by a writing signed by Landlord and Tenant. 

C. Defined Terms. All words commencing with initial capital letters in this Amendment and defined in the Lease shall have the same
meaning in this Amendment as in the Lease, unless they are otherwise defined in this Amendment. 
 D. Corporate and Partnership
Authority. If Tenant is a corporation or partnership, or is comprised of either or both of them, each individual executing this Amendment for the corporation or partnership represents that he or she is duly authorized to execute and deliver this
Amendment on behalf of the corporation or partnership and that this Amendment is binding upon the corporation or partnership in accordance with its terms. 

E. Counterparts; Digital Signatures. If this Amendment is executed in counterparts, each is hereby declared to be an original; all,
however, shall constitute but one and the same amendment. In any action or proceeding, any photographic, photostatic, or other copy of this Amendment may be introduced into evidence without foundation. The parties agree to accept a digital image
(including but not limited to an image in the form of a PDF, JPEG, GIF file, or other e-signature) of this Amendment, if applicable, reflecting the execution of one or both of the parties, as a true and
correct original. 
 F. Certified Access Specialist. As of the date of this Amendment, there has been no inspection of the Building
and Project by a Certified Access Specialist as referenced in Section 1938 of the California Civil Code. 

  
 4 

	V.	EXECUTION. 

 IN WITNESS WHEREOF, Landlord and Tenant executed this Amendment on the date
as set forth in “I. PARTIES AND DATE.” above. 
  

									
	LANDLORD:	 		 	TENANT:
			
	 SILICON VALLEY CENTER OFFICE LLC,
 a
Delaware limited liability company
	 		 	 TECHPOINT, INC.,
 a California
corporation

					
		 	 /s/ Steven M. Case
	 		 		 	
		 	 		 	By	 	 /s/ F. Kozato

	By	 	 		 	Printed Name	 	F. Kozato
					
		 	Steven M. Case	 		 	Title	 	President and CEO
		 	Executive Vice President	 		 		 	
		 	Office Properties	 		 		 	
					
		 		 		 	By	 	
					
	By	 	 /s/ Michael T. Bennett
	 		 	Printed Name	 	
					
		 	Michael T. Bennett	 		 	Title	 	
		 	Senior Vice President, Property Operations	 		 		 	
		 	Office Properties	 		 		 	

  
 5Exhibit
10.2 

STOCK OPTION AGREEMENT

This
Stock Option Agreement (this “Agreement”) is made and entered into as of ____ by and between Acme United Corporation,
a Connecticut corporation, (the “Corporation”) and __________ (the “Optionee”).

 

Grant
Date: ____________________________________

Exercise
Price per Share: __________________________

Number
of Option Shares: _________________________

Expiration
Date: _________________________________

 

 

1.            
Grant of
Option.

1.1             
Grant; Type of Option.
The Corporation hereby grants to the Optionee an option (the “Option”) to purchase the total number of shares
of Common Stock of the Corporation equal to the number of Option Shares set forth above, at the Exercise Price set forth above.
The Option is being granted pursuant Section 2.1 (b) of the Corporation’s 2017 Non-Salaried Director Stock Option Plan (the
“Plan”). The Option is a “non-qualified stock option” and an “Annual Option” under
the Plan.” 

1.2             
Consideration; Option Subject to Plan.
The grant of the Option is made in consideration of the services to be rendered by the Optionee to the Corporation as a member
of its Board of Directors and is subject to the terms and conditions of the Plan. Capitalized terms used but not defined herein
will have the respective meanings ascribed to them in the Plan. 

2.            
Vesting; Expiration.

2.1             
Vesting.
The Option will become vested and exercisable one day after the date on which the Option was granted. 

2.2             
Expiration.
The Option will expire on the Expiration Date set forth above, or earlier as provided in this Agreement or the Plan. 

3.            
Termination of Service.

3.1             
Termination for Reasons
Other than Death, Disability or
Retirement .
If the Optionee ceases to serve as a director of the Corporation for any reason other than Death, Disability, or retirement, the
Optionee may exercise the Option (in whole or in part) until the earlier of (a) the first anniversary after the date of such termination
of the Optionee’s service as a director (a “Termination”), unless extended by the Compensation Committee of
the Board of Directors, in its sole direction, within (30) days from the date of Termination; or (b) the Expiration Date.

    	 	1	 

    	 

    

Notwithstanding
the foregoing, if, upon Termination, the Optionee has served on the Board of Directors more than five (5) years, the exercise
rights for the Option shall be automatically extended until the expiration of the Option Term for the Option. However, in no event
may the Option be exercised after the expiration of the Option Term. 

In
the event that the Optionee is terminated for Cause, the Option (including any vested but unexercised or unvested portions thereof)
shall immediately terminate and be null and void.

3.2    
Termination Upon Death, Disability or Retirement. Upon a Termination as a result of Death, Disability, or retirement of
the Optionee, (a) if the Optionee has served on the Board for five years or fewer, the unvested portion of the any Option shall
immediately terminate, and the vested but unexercised portion of the Option may be exercised by the Optionee within twelve (12)
months after Termination; and (b) if the Optionee has served on the Board for more than five years, the exercise rights for the
Option shall be automatically extended until the expiration of the Option Term for the Option. However, in no event may the Option
be exercised after the expiration of the Option Term. 

4.            
Method of Exercise.

4.1             
Election to Exercise.
To exercise the Option in whole or in part, the Optionee (or in the case of exercise after the Optionee’s death or incapacity,
the Optionee’s executor, administrator, heir or legatee, as the case may be) must deliver to the Chief Financial Officer
of the Corporation an exercise notice in the form attached as Exhibit A or as may otherwise be designated by the Corporation from
time to time. In the event that Optionee elects to exercise its Option pursuant to Section 4.2(b) or (c) below, Optionee shall
deliver the requisite exercise notice to the Chief Financial Officer of the Corporation via email. 

4.2             
Method of Exercise. The Exercise Price
of the Option shall be paid in full at the time the Option (or portion thereof) is exercised. Such payment shall be made:

(a)               
in cash in United States currency; 

(b)              
subject to the consent of the Corporation at the time of exercise, by reduction in the number of shares of Common Stock otherwise
deliverable upon exercise of the Option by the number of shares of Common Stock having an aggregate value equal to the total Exercise
Price of the Option (or portion thereof) based on the Fair Market Value; or

(c)               
subject to the consent of the Corporation at the time of exercise, the Optionee may elect to receive from the Corpoation cash
in an amount equal to the number of shares of Common Stock subject to the Option (or portion thereof) that is being exercised
multiplied by the excess of (A) the Fair Market Value over (B) the Exercise Price per share of the Option.  

4.3           
Withholding.
If the Optionee is to experience a taxable event in connection with the receipt of shares of Common Stock pursuant to an Option
exercise, the Optionee shall pay the amount equal to the federal, state and local income taxes and other amounts as may be required
by law to be withheld by the Corporation prior to the issuance of such shares of Common Stock. If a cash payment is made in lieu
of exercise, taxes will also be withheld as required by law. The Corporation has the right to withhold from any compensation paid
to the Optionee. Notwithstanding any action the Corporation takes with respect to any or all income tax, social insurance, payroll
tax, or other tax-related withholding (“Tax-Related Items”), the ultimate liability for all Tax-Related Items is and
remains the Optionee’s responsibility.

    	 	2	 

    	 

    

 

4.4             
Issuance of Shares.
Provided that the Notice of Exercise and payment of the Exercise Price delivered by the Optionee to the Corporation pursuant to
Section 4, above, are in form and substance satisfactory to the Corporation, the Corporation shall issue the requisite number
of shares of Common Stock registered in the name of the Optionee, the Optionee’s designee (as designated in the notice of
exercise), or the Optionee’s legal representative, as appropriate.

5.            
No Rights as Shareholder.
The Optionee shall not have any rights as a shareholder with respect to any shares of Common Stock subject to the Option prior
to the date of the due exercise of the Option.

6.            
Transferability.
Except as expressly provided in the Plan, the Option shall not be transferable except by will, the laws of descent and distribution
or a qualified domestic relations order (“QDRO”) as defined by the Internal Revenue Code or Title I of the Employee
Retirement Income Security Act of 1974, as amended, or the rules thereunder. During the lifetime of the Optionee, grants under
the Plan shall be exercisable only by the Optionee or by the guardian or legal representative of the Optionee or pursuant to a
QDRO. 

7.            
Adjustments.
The shares of Common Stock subject to the Option may be adjusted in any manner as contemplated by Section 3.2 of the Plan.

8.            
Tax Matters.
The Corporation (a) makes no representation or undertaking regarding the treatment of any Tax-Related Items in connection with
the grant, vesting, or exercise of the Option or the subsequent sale of any shares issued upon exercise of the Option; and (b)
has not structured the Option to reduce or eliminate the Optionee’s liability for Tax-Related Items. The Optionee acknowledges
that there may be adverse tax consequences upon exercise of the Option or disposition of the underlying shares and that the Optionee
should consult a tax advisor prior to such exercise or disposition. 

9.            
Compliance with Law.
(a) The exercise of the Option and the issuance and transfer of shares of Common Stock shall be subject to compliance by the Corporation
and the Optionee with all applicable requirements of federal and state securities laws and with all applicable requirements of
any stock exchange on which the Corporation’s shares of Common Stock may be listed.

(b)
The exercise of each Option granted under
the Plan is subject to the condition that if, at any time the Corporation shall determine in its discretion that the listing,
registration, or qualification of any shares of Common Stock otherwise deliverable upon such exercise upon any securities exchange
or under any State or Federal law, or the consent or approval of any regulatory body, is necessary or desirable as a condition
of, or in connection with, such exercise or the delivery or purchase of shares thereunder, then, in any such event such exercise
shall not be effective unless such listing, registration, qualification, consent or approval shall have been effected or obtained
free of any conditions not acceptable to the Corporation in its sole discretion. Any such postponement shall not extend the time
within which the Option may be exercised; and neither the Corporation nor its directors or officers shall have any obligation
or liability to the Optionee or to a beneficiary or legal representative of the Optionee with respect to any shares of Common
Stock as to which the Option shall lapse because of such postponement.

    	 	3	 

    	 

    

10.        
Notices.
Any notice required to be delivered to the Corporation under this Agreement shall be in writing and addressed to the Chief Financial
Officer of the Corporation at the Corporation’s principal corporate offices. Any notice required to be delivered to the
Optionee under this Agreement shall be in writing and addressed to the Optionee at the Optionee’s address as shown in the
records of the Corporation. In the event that Optionee elects to exercise its Option pursuant to Section 4.2(b) or (c) of this
Agreement, Optionee shall deliver the requisite Notice of Exercise to the Chief Financial Officer of the Corporation via email.
Either party may designate another address in writing (or by such other method approved by the Corporation) from time to time.

11.        
Governing Law.
This Agreement will be construed and its provisions enforced and administered in accordance with and under the laws of the State
of Connecticut except to the extent that such laws may be superseded by any Federal law. 

12.        
Options Subject to Plan.
The terms and provisions of the Plan as it may be amended from time to time are hereby incorporated herein by reference. In the
event of a conflict between any term or provision contained herein and a term or provision of the Plan, the applicable terms and
provisions of the Plan will govern and prevail.

13.        
Successors and Assigns.
This Agreement will be binding upon and inure to the benefit of the successors and assigns of the Corporation and upon the Optionee
and the Optionee’s beneficiaries, executors, administrators and the person(s) to whom the Option may be transferred pursuant
to Section 6 of this Agreement. 

14.        
Amendment.
Under certain circumstances, as set forth in Sections 3.3 and 3.4 of the Plan, the Corporation has the right to amend the Plan
and the Options; provided, that no such action shall alter or impair any right or obligations under the Option without
the Optionee’s consent, except as required under applicable law. 

15.        
Counterparts.
This Agreement may be executed in counterparts, each of which shall be deemed an original but all of which together will constitute
one and the same instrument.

16.        
Acceptance.
The Optionee hereby acknowledges receipt of a copy of the Plan and this Agreement. The Optionee has read and understands the terms
and provisions of the Plan and this Agreement, and accepts the Option subject to all of the terms and conditions of the Plan and
this Agreement. The Optionee hereby agrees to accept as binding, conclusive, and final all decisions, determinations and interpretations
of the Board of Directors upon any questions arising under the Plan.

[signature
page follows]

 

    	 	4	 

    	 

    

IN
WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first above written.

ACME
UNITED CORPORATION

 

By:
______________________

Name:

Title:

OPTIONEE

 

_________________________

    	 	5	 

    	 

    

 

EXHIBIT
A

 

Form
of Notice of Exercise

 

 

    	 	6	 

    	 

    

NOTICE
OF EXERCISE

Under the 2017 Non-Salaried Director Stock Option Plan

Date
of Exercise: _______________

Ladies
and Gentlemen:

This
constitutes notice to Acme United Corporation (“Acme”) under my stock option referred to below that I elect to purchase
the number of shares of Common Stock (the “Shares”) for the price set forth below.

Option
Information

 

Stock
option dated: _______________

 

Number
of shares as to

which option is exercised: _______________

 

Exercise
price: $______________

 

Shares
to be

issued
in name of: _______________

 

Instructions
to Optionholder: There are three methods by which you may exercise your option. The first, Method 1, is the traditional form
of exercise in which you pay the full exercise price of the option in cash and then receive Shares in the amounts set forth under
“Option Information,” above. If you choose Method 1 below, do not complete the information required in Methods
2 and 3.

Alternatively,
you can choose either (but not both of) a net share exercise (Method 2) or a pure cash settlement (Method 3). Either of these
methods would eliminate the necessity of your making an out of pocket cash payment to Acme to exercise your option. If you choose
Methods 2 or 3, the value of the Shares will be calculated using the Fair Market Value of shares of Acme Common Stock determined
in the manner set forth in Section 1.6 (e) of Acme’s 2017 Non-Salaried Director Stock Option Plan. Note: In
Methods 2 or 3, your choice is subject to Acme’s consent at the time of exercise.

 

If
you choose Methods 2 or 3, you must deliver this exercise notice by email to the Chief Financial Officer of Acme.

 

Method
1. Standard Exercise. This method involves the payment of the option exercise price in full in cash and receipt of the
full amount of Shares.

 

I
enclose cash payment in full of the total exercise price for the Shares in the following amount as authorized by the related Stock
Option Agreement: $_____________

 

    	 	7	 

    	 

    

Method
2. Net Share Exercise. This method will enable you to avoid paying the exercise price of the option in cash; the option
will be settled in shares. By choosing this method, you authorize Acme to decrease the number of the Shares to be delivered
to you by the number of Shares having an aggregate value equal to the total exercise price of your option, calculated as follows:

 

Fair
Market Value A $_____________

Exercise
Price B $_____________

#
Shares C _____________

Total
Value to be Received (A-B)*C $_____________

 

Divided
by Fair Market Value 

equals
# Shares to be delivered _____________

 

Method
3. Cash Settlement. This method will enable you to avoid paying the exercise price of the option in cash; the option will
be settled in cash. By choosing this method, you authorize Acme to deliver to you cash in an amount equal to the value of
the Shares subject to the option, less the total exercise price of the option, calculated as follows:

 

Fair
Market Value A $_____________

Exercise
Price B $_____________

#
Shares C _____________

Total
Value to be Received (A-B)*C $_____________

 

By
this exercise, I agree (i) to provide such additional documents as you may require pursuant to the terms of the related Stock
Option Agreement and Acme’s 2017 Non-Salaried Director Stock Option Plan and (ii) to provide for the payment by me to you
(in the manner designated by you) of your withholding obligation, if any, relating to the exercise of my option.

[Optionee
Name]

 

_______________________________________________ 

Signature

 

If
Methods 2 or 3 are selected:

 

Agreed
to and approved:

 

ACME
UNITED CORPORATION

 

By:__________________________

Name:

Title:

 

 

	8

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