Document:

EX-10.10

Table of Contents

 Exhibit 10.10 

STANDARD INDUSTRIAL REAL ESTATE LEASE 

BELTWAY BUSINESS PARK WAREHOUSE NO. 3, LLC, 

a Nevada limited liability company 

as Landlord, 
 and

 SWITCH COMMUNICATIONS GROUP, L.L.C., 

a Nevada limited liability company 

as Tenant 
  

			
	Industrial Lease—Las Vegas, Nevada	  	 7135 S. Decatur Blvd.

Las Vegas, Nevada
 Switch
Communications Group, L.L.C.

  

Table of Contents

 TABLE OF CONTENTS 

 

							
	 	  	 	  	Page	 
	 ARTICLE ONE
	  	 BASIC TERMS
	  	 	1	 
			
	 ARTICLE TWO
	  	 LEASE TERM
	  	 	3	 
			
	 ARTICLE THREE
	  	 BASE RENT
	  	 	5	 
			
	 ARTICLE FOUR
	  	 OTHER CHARGES PAYABLE BY TENANT
	  	 	8	 
			
	 ARTICLE FIVE
	  	 USE OF PROPERTY
	  	 	13	 
			
	 ARTICLE SIX
	  	 CONDITION OF PROPERTY; MAINTENANCE, REPAIRS AND
ALTERATIONS
	  	 	19	 
			
	 ARTICLE SEVEN
	  	 DAMAGE OR DESTRUCTION
	  	 	22	 
			
	 ARTICLE EIGHT
	  	 CONDEMNATION
	  	 	24	 
			
	 ARTICLE NINE
	  	 ASSIGNMENT AND SUBLETTING
	  	 	25	 
			
	 ARTICLE TEN
	  	 DEFAULTS; REMEDIES
	  	 	29	 
			
	 ARTICLE ELEVEN
	  	 PROTECTION OF LENDERS
	  	 	31	 
			
	 ARTICLE TWELVE
	  	 LEGAL COSTS
	  	 	32	 
			
	 ARTICLE THIRTEEN
	  	 BROKERS
	  	 	32	 
			
	 ARTICLE FOURTEEN
	  	 BUILDING SHELL AND TENANT IMPROVEMENTS
	  	 	33	 
			
	 ARTICLE FIFTEEN
	  	 TELECOMMUNICATIONS SERVICES
	  	 	35	 
			
	 ARTICLE SIXTEEN
	  	 MISCELLANEOUS PROVISIONS
	  	 	35	 
			
	 ARTICLE SEVENTEEN
	  	 MASTER LEASE
	  	 	39	 
			
	 ARTICLE EIGHTEEN
	  	DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND RECIPROCAL EASEMENTS	  	 	40	 

  

	
	 EXHIBITS

  

			
	A	  	DEPICTION OR DESCRIPTION OF THE PROPERTY
	B	  	SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT
	C	  	ESTOPPEL CERTIFICATE
	D	  	HAZARDOUS MATERIALS
	E	  	CONFIRMATION OF INITIAL LEASE TERM AND AMENDMENT TO LEASE
	F	  	BASE BUILDING SHELL PLANS
	G	  	PRELIMINARY MODIFIED BUILDING SHELL PLANS
	H	  	TENANT WORK LETTER
	I	  	MASTER LEASE
	J	  	FORM LETTER OF CREDIT
	K	  	MEMORANDUM OF LEASE

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7135 S. Decatur Blvd.

Las Vegas, Nevada
 Switch
Communications Group, L.L.C.

  
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Table of Contents

 INDEX OF DEFINED TERMS 

 

					
	 TERM
	  	PAGE	 
	 Additional Rent
	  	 	8	 
	 Applicable Laws
	  	 	13	 
	 Architect
	  	 	22	 
	 Base Building Shell Improvements
	  	 	33	 
	 Base Building Shell Plans
	  	 	32	 
	 Base Rent
	  	 	2	 
	 Brokers
	  	 	32	 
	 Building
	  	 	1	 
	 Building Modifications
	  	 	33	 
	 Building Shell Improvements
	  	 	32	 
	 Building Shell Plans
	  	 	33	 
	 Change Order
	  	 	33	 
	 Changes
	  	 	33	 
	 Code
	  	 	1	 
	 Comparison Base Rent
	  	 	5	 
	 Comparison Date
	  	 	6	 
	 Condemnation
	  	 	24	 
	 Consent
	  	 	27	 
	 Constant Dollars
	  	 	39	 
	 Consultant
	  	 	16	 
	 Contractors and Suppliers
	  	 	23	 
	 Control
	  	 	26	 
	 County
	  	 	39	 
	 Customer’s Work
	  	 	20	 
	 Declaration
	  	 	40	 
	 Defaulting Party
	  	 	32	 
	 Environmental Damages
	  	 	14	 
	 Environmental Requirements
	  	 	14	 
	 Estimated Substantial Completion Date
	  	 	2	 
	 Event of Default
	  	 	29	 
	 Extension(s)
	  	 	4	 
	 Fair Rental Value
	  	 	5	 
	 Force Majeure
	  	 	37	 
	 Governmental Agency
	  	 	15	 
	 Hazardous Material
	  	 	13	 
	 Imposition
	  	 	21	 
	 Index
	  	 	6	 
	 Landlord
	  	 	1, 18, 35	 
	 Landlord’s Maintenance Area
	  	 	12	 
	 Lease Commencement Date
	  	 	3	 
	 Lease Expiration Date
	  	 	3	 
	 Lease Memorandum
	  	 	37	 
	 Lease Month
	  	 	5	 
	 Lease Term
	  	 	3	 
	 Lease Year
	  	 	6	 
	 Letter of Credit
	  	 	7	 
	 Master Landlord
	  	 	39	 
	 Master Lease
	  	 	39	 
	 Modification Costs
	  	 	33	 
	 Modified Building Shell Costs
	  	 	34	 
	 Modified Building Shell Plans
	  	 	33	 
	 Monthly Maintenance Fee
	  	 	12	 

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7135 S. Decatur Blvd.

Las Vegas, Nevada
 Switch
Communications Group, L.L.C.

  
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Table of Contents

					
	 Non-defaulting Party
	  	 	32	 
	 Notice and Acknowledgement
	  	 	20	 
	 Notices
	  	 	36	 
	 OFAC
	  	 	38	 
	 Option(s)
	  	 	4	 
	 Perimeter Wall
	  	 	12	 
	 Permitted Alterations
	  	 	20	 
	 Permitted Uses
	  	 	2	 
	 Posted Security Requirements
	  	 	20	 
	 Preliminary Plans
	  	 	1	 
	 Private Drive
	  	 	1	 
	 Property
	  	 	1	 
	 Real Property Tax
	  	 	8	 
	 Records
	  	 	33	 
	 Rent
	  	 	8	 
	 Rental Adjustment Date
	  	 	5	 
	 Rental Adjustment Date(s)
	  	 	5	 
	 Requisition
	  	 	23	 
	 Restoration
	  	 	23	 
	 Sign
	  	 	17	 
	 Structural and Safety Alterations
	  	 	21	 
	 Subject Space
	  	 	25	 
	 Sublease
	  	 	27	 
	 Subtenant
	  	 	27	 
	 Telecommunications Equipment
	  	 	35	 
	 Telecommunications Services
	  	 	35	 
	 Tenant
	  	 	1, 18	 
	 Tenant Affiliate
	  	 	26	 
	 Tenant Group
	  	 	15	 
	 Tenant Improvements
	  	 	34	 
	 Tenant’s Alterations
	  	 	20	 
	 Tenant’s Customer
	  	 	26	 
	 Tenant’s Share
	  	 	34	 
	 Tenant’s Telecommunications Equipment
	  	 	34	 
	 Transfer
	  	 	26	 
	 Transfer Notice
	  	 	25	 
	 Transfer Premium
	  	 	25	 
	 Transferee
	  	 	24	 
	 Transfers
	  	 	24	 

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7135 S. Decatur Blvd.

Las Vegas, Nevada
 Switch
Communications Group, L.L.C.

  
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Table of Contents

 STANDARD INDUSTRIAL REAL ESTATE LEASE 

(SINGLE-TENANT NET LEASE FORM) 
 
ARTICLE ONE     BASIC TERMS 
 This Article One contains the Basic Terms of this Lease between Landlord
and Tenant named below. Other Articles, Sections and Paragraphs of this Lease referred to in this Article One explain and define the Basic Terms and are to be read in conjunction with the Basic Terms. 

Section 1.01.    Date of Lease: August 21, 2007. 

Section 1.02.    Landlord: BELTWAY BUSINESS PARK WAREHOUSE NO. 3, LLC, a Nevada limited liability company.

  

			
	Address of Landlord:	    	 c/o Majestic Realty Co.
 13191 Crossroads
Parkway North, Sixth Floor
 City of Industry, California 91746

Attention: Property Management

		
		    	With a copy of any notices to:
		
		    	 c/o Majestic Realty Co.
 4155 W. Russell
Road, Suite C
 Las Vegas, Nevada 89118
 Attention: Property
Manager

                       
      Master Landlord: (See Article Seventeen) County of Clark, a political subdivision of the State of Nevada. 

Section 1.03.    Tenant: SWITCH COMMUNICATIONS GROUP, L.L.C., a Nevada limited liability company. 

 

			
	Address of Tenant:	    	 4495 E. Sahara Avenue
 Las Vegas, Nevada
89104
 Attention: Darren Adair, CFO
 Telephone: (702) 267-6640
 Fax: (702) 444-9546

 Section 1.04.    Property: The Property that is the subject of this Lease is
that approximately 325,000 square foot building commonly known as Building #8 (the “Building”), and related paved and landscaped areas located at 7135 S. Decatur Blvd., Las Vegas, Nevada, and identified on Exhibit
“A” attached hereto, which contains approximately 17.33 acres. The square footage figure for the Building, once constructed, and the acreage of the Property, as recited in this
Section 1.04, are approximate. No adjustment will be made to the Base Rent or any other amounts payable by Tenant under this Lease (or to any other provisions of this Lease) if the actual square footage or acreage, however
measured, is more or less than that recited. Tenant acknowledges and agrees that the Property includes a portion of a 50’ wide private common drive designed for the use of Tenant and the occupants of the other adjacent buildings (commonly known
as Buildings 6 and 7), which private drive is to be located as shown on the attached Exhibit “A” and will provide access to Badura Avenue and Warm Springs Road (the “Private Drive”). Tenant
further acknowledges and agrees that Landlord has reserved for itself and for the occupants of such other buildings (and the agents, employees, contractors, invitees, and permitees of such occupants) a right of pedestrian and vehicular (including
large trucks) ingress and egress and for the placement of utilities in and under such Private Drive. 

Section 1.05.    Term. 

(a)    Lease Term: Twenty-five (25) years. 

 

			
	Industrial Lease—Las Vegas, Nevada	  	 7135 S. Decatur Blvd.

Las Vegas, Nevada
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Communications Group, L.L.C.

  

Table of Contents

 (b)    Lease Commencement Date: The Lease Commencement Date (as
defined in Section 2.01 below) of the initial Lease Term shall be the one hundred eightieth (180th) day following Substantial Completion (as defined in Article
Fourteen below) of the Building Shell Improvements (as defined in Article Fourteen below). The date of Substantial Completion of the Building Shell Improvements is estimated to be March 1, 2008 (the “Estimated Substantial
Completion Date”), and September 1, 2008 is the estimated Lease Commencement Date (the “Estimated Lease Commencement Date”). Upon determination of the actual date of Substantial Completion of the Building Shell
Improvements and the actual Lease Commencement Date, Landlord and Tenant shall promptly execute a Confirmation of Initial Lease Term and Amendment to Lease, substantially in the form of that attached as Exhibit
“E” to this Lease. 
 (c)    Lease Expiration Date: The expiration date of the
initial Lease Term shall be the last day of the three hundredth (300th) calendar month following the month in which the Lease Commencement Date falls. 

Section 1.06.    Permitted Uses: (See Article Five) Only for the data center operation and related
office administration, which together include: the storage, cross-connection, and transmission of data via fiber, wire, and wireless transmissions, along with supplying back-up power, cooling, and security for
customer collocation of communications equipment. Subject to Tenant’s compliance with the terms of Section 5.03 below, Tenant’s Permitted Use may also include the use of diesel generators (to be located outside of
the Building) for back-up power generation and the on-site, above-ground storage of fuel for such generators. Subject to Landlord’s prior written approval (which
shall not be unreasonably withheld) of the plans and specifications for the components of such system located outside the Perimeter Wall (defined below) or visible from outside the Perimeter Wall, and the other applicable terms of this Lease, Tenant
may also install, maintain, and operate a security system at the Property. Subject to the terms of this Lease, Tenant’s Permitted Use may also include (a) the initial fabrication of customer cabinets/cages and related hardware within the
Building, and (b) the installation and use of water storage tanks (to be located outside of the Building) for the operation of Tenant’s HVAC system (to be installed in the Building), as needed. 

Section 1.07.    Initial Security Deposit and Restoration Fund: (See
Section 3.03) $2,000,000.00.
 Section 1.08.    Tenant’s
Guarantor: None. 
 Section 1.09.    Brokers: (See Article Thirteen) 

 

			
	Landlord’s Broker:	    	 Majestic Realty Co.
 4155 W. Russell Road, Suite
C
 Las Vegas, Nevada 89118

		
	Tenant’s Broker:	    	None.

 Section 1.10.    Rent and Other Charges Payable by Tenant: 

 
  

								
	(a)    BASE RENT:	  	Lease Term	  	Monthly Installment of Base Rent
		  	 Lease Months 1 through 24
	  	 	 	$185,250.00	
		  	 Lease Months 25 through 48
	  	 	 	$196,365.00	
		  	 Lease Months 49 through 72
	  	 	 	$208,146.90	
		  	 Lease Months 73 through 96
	  	 	 	$220,635.71	
		  	 Lease Months 97 through 120
	  	 	 	$233,873.86	
		  	 Lease Months 121 through 144
	  	 	 	$247,906.29	
		  	 Lease Months 145 through 168
	  	 	 	$262,780.66	
		  	 Lease Months 169 through 192
	  	 	 	$278,547.51	
		  	 Lease Months 193 through 216
	  	 	 	$295,260.36	
		  	 Lease Months 217 through 240
	  	 	 	$312,975.98	
		  	 Lease Months 241 through 264
	  	 	 	$331,754.54	
		  	 Lease Months 265 through 288
	  	 	 	$351,659.81	
		  	 Lease Months 289 through 300
	  	 	 	$372,759.40	

 Notwithstanding any language in this Lease to the contrary, if a rental adjustment date specified in this
Section 1.10(a) (or elsewhere in this Lease, including any exhibits or riders hereto) falls on a date other than the first day of a calendar month, 
  

			
	Industrial Lease—Las Vegas, Nevada	  	 7135 S. Decatur Blvd.

Las Vegas, Nevada
 Switch
Communications Group, L.L.C.

  
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then such rental adjustment date shall be deemed to be the first day of the calendar month in which the rental adjustment date falls, and the amount of Base Rent payable by Tenant under this
Lease shall be adjusted effective as of such earlier date; provided, however, that if any rent payable by Tenant is abated at the beginning of the Lease Term, the above language shall not shorten such period of rent abatement. 

(b)    OTHER PERIODIC PAYMENTS: (i) Real Property Taxes (see Section 4.02 below);
(ii) Utilities (see Section 4.03 below); (iii) Insurance Premiums (see Section 4.04 below); (iv) maintenance services (see Section 4.05 below); and
(v) Maintenance, Repairs and Alterations (see Article Six below). 
 ARTICLE
TWO    LEASE TERM 
 Section 2.01.    Lease of Property for Lease Term. The term of
this Lease (the “Lease Term”) shall be as set forth in Section 1.05(a) above, shall commence on the date (the “Lease Commencement Date”) set forth in
Section 1.05(b) above, and shall terminate on the date (the “Lease Expiration Date”) set forth in Section 1.05(c) above, unless sooner terminated or extended as expressly provided
in this Lease. The terms and provisions of this Lease shall be effective as of the date of this Lease, except for the provisions of this Lease relating to the payment of Rent. 

Section 2.02.    Delay in Commencement. Landlord shall not be liable to Tenant if Landlord does not deliver
possession of the Property to Tenant on the Estimated Substantial Completion Date with the Building Shell Improvements Substantially Completed. Landlord’s non-delivery of the Property to Tenant on
that date shall not affect this Lease or the obligations of Tenant under this Lease, except that (a) Tenant shall be entitled to receive one (1) day of Base Rent abatement for each day of delay beyond the Estimated Substantial Completion
Date and two (2) days of Base Rent abatement for each day of delay beyond ninety (90) days following the Estimated Substantial Completion Date (unless, in either case, such delay is the result of Tenant Delay, as defined in
Section 14.06 below, or the result of a Force Majeure event, as defined in Section 16.12 below), and (b) the Lease Commencement Date shall be delayed until one hundred eighty (180) days
following Landlord’s delivery of possession of the Property to Tenant following such Substantial Completion of the Building Shell Improvements (unless such delay is the result of a Tenant Delay). Subject to any Tenant Delay or Force Majeure
delay, if Landlord does not deliver possession of the Property to Tenant within one hundred eighty (180) days after the Estimated Substantial Completion Date, Tenant may elect to cancel and terminate this Lease by giving written notice to
Landlord within fifteen (15) days after the one hundred eighty (180)-day period ends. If Tenant gives such notice, this Lease shall be canceled and terminated, and neither Landlord nor Tenant shall have
any further obligations to the other, excepting only those obligations which have accrued prior to or which expressly survive termination of this Lease. If Tenant does not timely give such notice, Tenant’s right to cancel and terminate this
Lease shall expire and the Lease Term shall commence upon the delivery of possession of the Property to Tenant following Substantial Completion of the Building Shell Improvements. Consistent with the terms of
Section 1.05(b) above, Landlord and Tenant shall, upon such delivery, execute an amendment to this Lease setting forth the actual Lease Commencement Date and Lease Expiration Date, substantially in the form attached as
Exhibit “E” to this Lease, which Tenant shall execute and return to Landlord within five (5) days after receipt from Landlord. Failure to execute such amendment shall not affect the actual Lease
Commencement Date and Lease Expiration Date. The failure of Tenant to take possession of or to occupy the Property shall not serve to relieve Tenant of any obligations arising on the Lease Commencement Date, and shall not delay the payment of rent
by Tenant. 
 Section 2.03.    Early Occupancy. Consistent with the terms of Article Fourteen below,
following Landlord’s completion of the Building Shell Improvements, Tenant shall have the right of early occupancy of the Property for construction of the Tenant Improvements (as defined in Section 14.02 below) and as
otherwise provided in this Section 2.03, subject to (a) full execution of this Lease, (b) Landlord’s receipt of all deposits, and the first month’s Base Rent, (c) Landlord’s and Tenant’s
receipt of any necessary governmental permits, approvals, or consents, (d) Landlord’s prior written approval of Tenant’s proposed schedule describing the timing and specific purpose of Tenant’s early occupancy, and (e) all
of the terms and conditions of this Lease (including, but not limited to, the applicable insurance provisions of Section 4.04 below), with the exception of the payment of Base Rent and Additional Rent. Such
early occupancy shall be for the sole purpose of preparing the Property for Tenant’s use, including the installation of equipment. During such period, Tenant shall assume all risk of loss to Tenant’s equipment, products, and other personal
property. Tenant’s early occupancy of the Property shall not advance the Lease Expiration Date. 

Section 2.04.    Holding Over. If Tenant holds over after the expiration of the Lease Term, with or without
the express or implied consent of Landlord, such tenancy shall be from month-to-month only, and shall not constitute a renewal hereof or an extension for any further
term, and in such case Base Rent shall be payable at a monthly rate equal to one hundred fifty percent (150%) of the Base Rent applicable immediately before the expiration of the Lease Term. Such 

 

			
	Industrial Lease—Las Vegas, Nevada	  	 7135 S. Decatur Blvd.

Las Vegas, Nevada
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Communications Group, L.L.C.

  
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month-to-month tenancy shall be subject to every other term, covenant and agreement contained herein. Nothing
contained in this Section 2.04 shall be construed as consent by Landlord to any holding over by Tenant, and Landlord expressly reserves the right to require Tenant to surrender possession of the Property to Landlord as
provided in this Lease upon the expiration or other termination of this Lease. The provisions of this Section 2.04 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided
herein or at law. If Tenant fails to surrender the Property upon the termination or expiration of this Lease in the condition required by Sections 6.06 and 10.07 of this Lease, without the written consent of Landlord or pursuant to the
provisions of this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys’ fees) and liability
resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant founded upon such failure to surrender, and any lost profits to Landlord resulting therefrom. Tenant, prior to
Tenant’s holdover of the Property, may request from Landlord notice of the following: (1) whether Landlord has at such time entered into a new lease for the Property, and (2) whether Landlord anticipates incurring any damages as a
result of Tenant’s holdover of the Property, specifying the amount of any such damages. 

Section 2.05.    Options to Extend Lease Term.  

(a)    Grant of Options. Landlord hereby grants to Tenant two (2) options to extend the Lease Term for
additional terms of ten (10) years each and one (1) option (with the 10-year options, the “Options”) to extend the Lease Term for an additional five (5) years (with the 10-year extensions, the “Extensions”), on the same terms and conditions as set forth in this Lease, but at an increased Base Rent as set forth below and without any additional Options other than
those granted in this Section 2.05; provided, however, that the final 5-year Extension shall expire on the earlier of (i) five (5) years following the commencement date of such
Extension, or (ii) the expiration date (as it may be extended) of the Master Lease (defined below). Each Option shall be exercised only by written notice delivered to Landlord not more than three hundred sixty (360) days nor less than one
hundred eighty (180) days before the expiration of the initial Lease Term or the preceding Extension of the Lease Term, respectively. If Tenant fails to deliver Landlord written notice of the exercise of an Option within the prescribed time
period, such Option and any succeeding Options shall lapse, and there shall be no further right to extend the Lease Term. Each Option shall be exercisable by Tenant on the express conditions that at the time of the exercise, and at all times
thereafter and prior to the commencement of such Extension, Tenant shall not be in default under any of the provisions of this Lease (beyond any applicable notice and cure period). Following Tenant’s timely and valid exercise of an Option,
Landlord shall prepare and Tenant shall execute and deliver to Landlord an amendment to this Lease confirming the term of the Extension and the amount of Base Rent payable by Tenant during such Extension or, at Landlord’s sole option, Landlord
and Tenant shall execute and deliver a new lease for the Extension based on the standard form of lease agreement then in use by Landlord. 

(b)    Personal Options. The Options are personal to the Tenant named in Section 1.03 of
this Lease or any Tenant Affiliate or Permitted Purchaser described in Section 9.07 of this Lease. If Tenant subleases any portion of the Property or assigns or otherwise transfers any interest under this Lease to an entity
other than a Tenant’s Customer (defined below) or a Tenant Affiliate or a Permitted Purchaser prior to the exercise of an Option (whether with or without Landlord’s consent), then such Option and any succeeding Options shall lapse. If
Tenant subleases any portion of the Property or assigns or otherwise transfers any interest of Tenant under this Lease to an entity other than a Tenant’s Customer or a Tenant Affiliate or a Permitted Purchaser after the exercise of an Option
but prior to the commencement of the respective Extension (whether with or without Landlord’s consent), then such Option and any succeeding Options shall lapse and the Lease Term shall expire as if such Option were not exercised. If Tenant
subleases any portion of the Property or assigns or otherwise transfers any interest of Tenant under this Lease to an entity other than a Tenant’s Customer or a Tenant Affiliate or a Permitted Purchaser after the exercise of an Option and after
the commencement of the Extension related to such Option, then the term of this Lease shall expire upon the expiration of the Extension during which such sublease or transfer occurred and only the succeeding Options shall lapse. 

(c)    Time of Essence. Time is of the essence with respect to Tenant’s exercise of the Options granted in
this Section 2.05. 
 (d)    Calculation of Rent. The Base Rent during the Extension(s)
shall be determined by one or a combination of the following methods: 
 Cost of Living Adjustment (Section 2.05(d)(1), below); and

 Fair Rental Value Adjustment (Section 2.05(d)(2), below). 

 

			
	Industrial Lease—Las Vegas, Nevada	  	 7135 S. Decatur Blvd.

Las Vegas, Nevada
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Communications Group, L.L.C.

  
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 (1)    Cost of Living Adjustment. The Base Rent shall be increased on
the first day of the 13th, 25th, 37th, and
49th months of each Extension of the Lease Term (the “Rental Adjustment Date”) by reference to the Index defined in Section 3.02 of this
Lease or the substitute index described in Section 3.02 of this Lease, as follows: The Base Rent in effect immediately prior to the applicable Rental Adjustment Date (the “Comparison Base
Rent”) shall be increased by the percentage that the Index has increased from the month in which the payment of the Comparison Base Rent commenced through the month in which the applicable Rental Adjustment Date occurs. In no event shall
the Base Rent be reduced by reason of such computation. 
 (2)    Fair Rental Value Adjustment. The Base Rent
shall be increased on the first day of the first month of the each Extension of the Lease Term (the “FRV Rental Adjustment Date(s)”) to the “fair rental value” of the Property, determined in the following manner: 

(i)    Not later than one hundred (100) days prior to any applicable FRV Rental Adjustment Date, Landlord and Tenant
shall meet in an effort to negotiate, in good faith, the fair rental value of the Property as of such FRV Rental Adjustment Date. If Landlord and Tenant have not agreed upon the fair rental value of the Property at least ninety (90) days prior
to the applicable FRV Rental Adjustment Date, the fair rental value shall be determined by appraisal, using brokers (as provided below). 

(ii)    If Landlord and Tenant are not able to agree upon the fair rental value of the Property within the prescribed time
period, then Landlord and Tenant shall attempt to agree in good faith upon a single broker, as indicated above, not later than seventy-five (75) days prior to the applicable FRV Rental Adjustment Date. If Landlord and Tenant are unable to agree
upon a single broker within such time period, then Landlord and Tenant shall each appoint one broker, not later than sixty-five (65) days prior to the applicable FRV Rental Adjustment Date. Within (10) days thereafter, the two appointed
brokers shall appoint a third broker. If either Landlord or Tenant fails to appoint its broker within the prescribed time period, the single broker appointed shall determine the fair rental value of the Property. If both parties fail to appoint
brokers within the prescribed time periods, then the first broker thereafter selected by a party shall determine the fair rental value of the Property. Each party shall bear the cost of its own broker and the parties shall share equally the cost of
the single or third broker, if applicable. The brokers used shall have at least five (5) years’ experience in the sales and leasing of commercial/industrial real property in the area in which the Property is located and shall be members of
professional organizations such as the Society of Industrial Realtors, NAIOP, or their equivalent. 
 (iii)    For the
purposes of such appraisal, the term “fair rental value” shall mean the price that a ready and willing tenant would pay, as of the applicable FRV Rental Adjustment Date, as monthly rent to a ready and willing landlord
of property comparable to the Base Building Shell Improvements (but without the tenant improvements made at Tenant’s expense pursuant to the Tenant Work Letter attached as Exhibit “H” to this Lease and the Building
Modifications (as defined in Article Fourteen below)) if such property were exposed for lease on the open market for a reasonable period of time and taking into account all of the purposes for which such property may be used. If a single
broker is chosen, then such broker shall determine the fair rental value of the Property. Otherwise, the fair rental value of the Property shall be the arithmetic average of the two (2) of the three (3) appraisals which are closest in
amount, and the third appraisal shall be disregarded. In no event, however, shall the Base Rent be reduced by reason of such computation. Landlord and Tenant shall instruct the broker(s) to complete their determination of the fair rental value not
later than thirty (30) days prior to the applicable FRV Rental Adjustment Date. If the fair rental value is not determined prior to the applicable FRV Rental Adjustment Date, then Tenant shall continue to pay to Landlord the Base Rent
applicable to the Property immediately prior to such Extension, until the fair rental value is determined. When the fair rental value of the Property is determined, Landlord shall deliver notice thereof to Tenant, and Tenant shall pay to Landlord,
within ten (10) days after receipt of such notice, the difference between the Base Rent actually paid by Tenant to Landlord and the new Base Rent determined hereunder. 

ARTICLE THREE    BASE RENT 

Section 3.01.     Time and Manner of Payment. Upon execution of this Lease, Tenant shall pay Landlord monthly
Base Rent in the amount stated in Section 1.10(a) above for the first month of the Lease Term. On the first day of the second month of the Lease Term and each month thereafter, Tenant shall pay Landlord the monthly Base
Rent, in advance, without offset, deduction or prior demand. The Base Rent shall be payable at Landlord’s address or at such other place as Landlord may designate in writing. The term “Lease Month” shall mean each
consecutive calendar month during the Lease Term (including any partial calendar month at the inception of the Lease Term), with the first Lease Month 
  

			
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commencing on the Lease Commencement Date. For purposes of this Lease, the term “Lease Year” shall mean, with respect to the first Lease Year, the period commencing on the
Lease Commencement Date and ending on the last day of the twelfth (12th) calendar month following the month in which the Lease Commencement Date falls (unless the Lease Commencement Date falls on
the first day of a calendar month, in which case the first Lease Year will end on the last day of the twelfth (12th) Lease Month), and with respect to subsequent Lease Years, each consecutive
twelve (12) month period during the Lease Term following the first Lease Year. If the Lease Commencement Date is a day other than the first day of a calendar month, then (a) the Lease Term shall include the number of months stated (or the
number of months included within the number of years stated) in Section 1.05 above, plus the partial Lease Month in which the Lease Commencement Date falls, and (b) the Base Rent and Additional Rent for such partial
Lease Month shall be prorated based on the number of days in such calendar month. 
 Section 3.02.    Cost of
Living Increases. At the rental adjustment intervals described in Section 2.05(d)(1) of this Lease, the Base Rent shall be increased in accordance with the increase in the United States Department of Labor, Bureau of
Labor Statistics, Consumer Price Index for All Urban Consumers (all items for the geographical Statistical Area in which the Property is located on the basis of 1982-1984=100) (the “Index”) as follows: 

(a)    The Base Rent (the “Comparison Base Rent”) in effect immediately before each
applicable Rental Adjustment Date shall be increased by the percentage that the Index has increased from the date (the “Comparison Date”) on which payment of the Comparison Base Rent began through the month in which the
applicable Rental Adjustment Date occurs. The Base Rent shall not be reduced by reason of such computation. Landlord shall notify Tenant of each increase by a written statement which shall include the Index for the applicable Comparison Date, the
Index for the applicable Rental Adjustment Date, the percentage increase between those two Indices, and the new Base Rent. 

(b)    Tenant shall pay the new Base Rent from the applicable Rental Adjustment Date until the next Rental Adjustment Date.
Landlord’s notice may be given after the applicable Rental Adjustment Date of the increase, and Tenant shall pay Landlord the accrued rental adjustment for the months elapsed between the effective date of the increase and Landlord’s notice
of such increase within ten (10) days after Landlord’s notice. If the format or components of the Index are materially changed after the Lease Commencement Date, Landlord shall substitute an index which is published by the Bureau of Labor
Statistics or similar agency and which is most nearly equivalent to the Index in effect on the Lease Commencement Date. The substitute index shall be used to calculate the increase in the Base Rent unless Tenant objects to such index in writing
within fifteen (15) days after receipt of Landlord’s notice. If Tenant objects, Landlord and Tenant shall submit the selection of the substitute index for binding arbitration in accordance with the rules and regulations of the American
Arbitration Association at its office closest to the Property. The costs of arbitration shall be borne equally by Landlord and Tenant. 

(c)    Notwithstanding any language to the contrary in this Section 3.02, the period of time
between the Comparison Date and the applicable Rental Adjustment Date will never be shorter than the rental adjustment intervals stated in Section 2.05(d)(1) above. For example, if the rental adjustment intervals in
Section 2.05(d)(1) are twelve (12) months, then the Comparison Date will be a date not less than twelve (12) full months prior to the applicable Rental Adjustment Date. 

Section 3.03.    Security Deposit and Restoration Fund; Increases. 

(a)    Upon the execution of this Lease, Tenant shall deposit with Landlord a cash Security Deposit in the amount set
forth in Section 1.07 above. Landlord may apply all or part of the Security Deposit to any unpaid rent or other charges due from Tenant or to cure any other defaults of Tenant. This Security Deposit is, in part, intended to
protect Landlord against the consequences of a Tenant default that would result in Landlord incurring the cost of restoring the Building to its standard shell condition (i.e., the condition of the Building upon completion of the Base Building Shell
Improvements and prior to the construction of the Building Modifications and the Tenant Improvements, as defined in Article Fourteen below) prior to the expiration of the Lease Term, so as to allow its reletting to one or more replacement
tenants. If Landlord uses any part of the Security Deposit, Tenant shall restore the Security Deposit to its full amount within ten (10) days after Landlord’s written request. Tenant’s failure to do so shall be a material default
under this Lease. No interest shall be paid on the Security Deposit. Landlord shall not be required to keep the Security Deposit separate from its other accounts and no trust relationship is created with respect to the Security Deposit. 

(b)    Each time the Base Rent is increased after the fifth Lease Year (assuming that the conditions set forth below in
this Section 3.03 for the reduction of the amount of the initial Security Deposit have been satisfied), Tenant shall deposit additional funds with Landlord sufficient to increase the Security Deposit to an amount which
bears the same relationship to the adjusted Base Rent as the initial Security Deposit bore to the initial Base Rent. 
  

			
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 (c)    At Tenant’s election, in lieu of a cash security deposit in the
amount specified in Section 1.07 of this Lease, Tenant, simultaneously with the execution of this Lease, may deliver to Landlord (as beneficiary), an irrevocable standby letter of credit (the “Letter of
Credit”), substantially in the form of that attached as Exhibit “J” to this Lease. 
 The Letter of Credit shall
be, among other things: 
 (i)    subject to the International Standby Practices 1998, International Chamber of Commerce
Publication No. 590; 
 (ii)    irrevocable and unconditional; 

(iii)    in the amount specified in Section 1.07 of this Lease; 

(iv)    conditioned for payment solely upon presentation of the Letter of Credit, a sight draft, and a written statement
from Landlord that the amount to be drawn is due and owing to Landlord under the terms of this Lease; and 

(v)    transferable one or more times by Landlord without the consent of Tenant. 

Tenant acknowledges and agrees that it shall pay upon Landlord’s demand, as Additional Rent, any and all costs or fees charged in
connection with the Letter of Credit that arise due to: (i) Landlord’s sale or transfer of all or a portion of the Property; or (ii) the addition, deletion, or modification of any beneficiaries under the Letter of Credit. 

The Letter of Credit shall be issued by a commercial bank or trust company reasonably satisfactory to Landlord, having offices (or a
confirming bank) at which the Letter of Credit may be drawn upon in Los Angeles, California, and having a Moody’s rating of at least “A-3” (or other comparable rating). 

The Letter of Credit shall expire not earlier than twelve (12) months after the date of delivery thereof to Landlord, and shall provide
that the same shall be automatically renewed for successive twelve (12)-month periods through a date which is not earlier than sixty (60) days after the expiration date of this Lease, or any renewal or extension thereof, unless written notice
of nonrenewal has been given by the issuing bank to Landlord by certified mail, return receipt requested, not less than sixty (60) days prior to the expiration of the current period. If the issuing bank does not renew the Letter of Credit, and
if Tenant does not deliver a substitute Letter of Credit at least thirty (30) days prior to the expiration of the current period, then, in addition to its rights granted under this Section 3.03 above, Landlord shall
have the right to draw on the existing Letter of Credit. 
 Landlord may use, apply, or retain the proceeds of the Letter of Credit to the
same extent that Landlord may use, apply, or retain the cash security deposit, as set forth above in this Section 3.03. Landlord may draw on the Letter of Credit, in whole or in part, from time to time, at Landlord’s
election; and if Landlord partially draws down the Letter of Credit, Tenant shall, within fifteen (15) days after Landlord gives Tenant notice thereof, restore all amounts drawn by Landlord, or substitute cash security instead. 

After the end of the fifth Lease Year (assuming that the conditions set forth below in this Section 3.03 for the
reduction of the amount of the initial Security Deposit have been satisfied), as the amount of the cash security deposit to be held by Landlord under this Section 3.03 increases from time to time, Tenant may, from time to
time, on or before the date the security deposit is to be so increased, either deliver to Landlord an additional letter of credit, in the amount of such increase, meeting the requirements of this Section 3.03, or cause the
existing Letter of Credit held by Landlord to be amended to increase its amount to the amount of the security deposit as so increased, in lieu of depositing with Landlord additional cash security; provided that Tenant is not then in default of this
Lease and provided that Tenant has not at any time during the term of this Lease instituted any litigation seeking to enjoin the issuing bank from paying on the Letter of Credit. 

 

			
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 Notwithstanding anything to the contrary in this Section 3.03, if
Tenant has, at all times during the Lease Term, fully, faithfully, and punctually performed all of Tenant’s obligations under this Lease, including the payment of all Rent and all other monetary obligations under this Lease, and provided
that Tenant has not at any time during the term of this Lease instituted any litigation seeking to enjoin the issuing bank from paying on the Letter of Credit, the face amount of this Letter of Credit (and the amount of the Security Deposit required
of Tenant under this Lease) shall be reduced at the end of the fifth Lease Year to an amount equaling two (2) months of the then current Monthly Installment of Base Rent. The agreed decrease in the amount of the Letter of Credit (and in the
required amount of the Security Deposit) described above may be accomplished by either (a) Tenant’s delivery to Landlord of a replacement letter of credit, in the decreased amount, meeting the requirements of this
Section 3.03, or (b) Tenant’s causing the existing Letter of Credit held by Landlord to be amended to decrease its face amount. In addition to the foregoing, Landlord may (but is not obligated to) make an interim
reduction (prior to the end of the fifth Lease Year) in the amount of the Security Deposit and Letter of Credit if it believes it is prudent to do so, in the exercise of its sole discretion. 

Tenant hereby agrees to cooperate, at its expense, with Landlord to promptly execute and deliver to Landlord any and all modifications,
amendments, and replacements of the Letter of Credit, as Landlord may reasonably request to carry out the terms and conditions of this Section 3.03. 

Section 3.04.    Application of Payments. Unless otherwise designated by Landlord in its sole discretion, all
payments received by Landlord from Tenant shall be applied to the oldest payment obligation owed by Tenant to Landlord. No designation by Tenant, either in a separate writing or on a check or money order, shall modify this section or have any force
or effect. 
 Section 3.05.    Termination; Advance Payments. Upon termination of this Lease under
Article Seven (Damage or Destruction) of this Lease, or under Article Eight (Condemnation) of this Lease, or any other termination not resulting from Tenant’s default, and after Tenant has vacated the Property in the manner
required by this Lease, Landlord shall refund or credit to Tenant (or Tenant’s successor) the unused portion of the Security Deposit, any advance rent or other advance payments made by Tenant to Landlord, and any amounts paid for Real Property
Taxes (defined below) and insurance which apply to any time periods after termination of this Lease. 
 ARTICLE
FOUR    OTHER CHARGES PAYABLE BY TENANT 
 Section 4.01.    Additional Rent. All
charges payable by Tenant other than Base Rent are called “Additional Rent.” Unless this Lease provides otherwise, Tenant shall pay all Additional Rent then due with the next monthly installment of Base Rent. The term
“rent” or “Rent” shall mean Base Rent and Additional Rent. Without limitation on other obligations of Tenant that shall survive the expiration or earlier termination of the Lease Term, the obligations of Tenant to pay the
Additional Rent provided for in this Article Four shall survive the expiration or earlier termination of the Lease Term. The failure of Landlord to timely furnish Tenant the amount of the Additional Rent shall not preclude Landlord from
enforcing its rights to collect such Additional Rent. 
 Section 4.02.    Property Taxes. 

(a)    Real Property Taxes. Tenant shall pay all Real Property Taxes on the Property (including any fees, taxes or
assessments against, or as a result of, any tenant improvements installed on the Property by or for the benefit of Tenant) during the Lease Term. Subject to Section 4.02(c) and Section 4.08 below,
such payment shall be made at least ten (10) days prior to the delinquency date of such taxes. Within such ten (10)-day period, Tenant shall furnish Landlord with satisfactory evidence that the Real
Property Taxes have been paid. Landlord shall reimburse Tenant for any Real Property Taxes paid by Tenant covering any period of time before or after the Lease Term. Alternatively, Landlord may elect to bill Tenant in advance for such taxes and
Tenant shall pay Landlord the amount of such taxes, as Additional Rent, at least ten (10) days prior to the delinquency date of such taxes. Landlord shall pay such taxes prior to such delinquency date, provided Tenant has timely made payment to
Landlord. Any penalty caused by Tenant’s failure to timely make such payments shall also be Additional Rent owed by Tenant immediately upon demand. 

(b)    Definition of “Real Property Tax.” “Real Property Tax” means: (i) any fee,
license fee, license tax, business license fee, commercial rental tax, levy, charge, assessment, penalty or tax imposed by any taxing authority against the Property; (ii) any tax on the Landlord’s right to receive, or the receipt of, rent
or income from the Property or against Landlord’s business of leasing the Property; (iii) any tax or charge for fire protection, streets, sidewalks, road maintenance, refuse or other services provided to the Property by any governmental
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this transaction or based upon a re-assessment of the Property due to a change of ownership, as defined by applicable law, or other transfer of all or part
of Landlord’s interest in the Property; and (v) any charge or fee replacing any tax previously included within the definition of Real Property Tax. “Real Property Tax” does not, however, include Landlord’s federal or state
income, franchise, inheritance or estate taxes. 
 (c)    Joint Assessment; Tenant’s Share. If
the Property is not separately assessed, Landlord shall reasonably determine Tenant’s share of the Real Property Taxes payable by Tenant under Section 4.02(a) above from the assessor’s worksheets or other
reasonably available information. Landlord will diligently pursue the separate assessment of the Property as follows: Upon recordation of the Lease Memorandum (defined in Section 16.08 below), Landlord, at Landlord’s
cost and expense, shall have all of the Property included in a single Assessor’s Parcel. Landlord shall make all commercially reasonable, good faith efforts to have the foregoing accomplished through Clark County administrative procedures.
However, if the foregoing can be accomplished only through division of land procedures under NRS 278.320 through 278.4725, Tenant shall reimburse to Landlord the
out-of-pocket survey and engineering costs incurred by Landlord to effect the land division. Tenant shall make such reimbursement within thirty (30) days following
the recording of applicable maps and certificates and receipt by Tenant from Landlord of copies of the paid invoices for such engineering and survey work. In connection with the above-described separate assessment of the Property, Landlord and
Tenant shall execute and deliver such further instruments and perform such additional acts as may be reasonably required to have the Property separately assessed. 

(d)    Personal Property Taxes. 

(i)    Tenant shall pay all taxes charged against trade fixtures, furnishings, equipment or any other personal property
belonging to Tenant. Tenant shall diligently pursue the separate assessment of such personal property, so that it is taxed separately from the Property. 

(ii)    If any of Tenant’s personal property is taxed with the Property and Landlord pays such taxes directly to the
taxing authority, Tenant shall pay Landlord the taxes for the personal property within fifteen (15) days after Tenant receives a written statement from Landlord for such personal property taxes. 

Section 4.03.    Utilities. Tenant shall pay, directly to the appropriate supplier, the cost of all natural
gas, heat, light, power, sewer service, telephone, fiber optic, cable or other telecommunications or data delivery services, water, refuse disposal and other utilities and services supplied to the Property. However, if any services or utilities are
jointly metered with other property, Landlord shall make a reasonable determination of Tenant’s proportionate share of the cost of such utilities and services and, if Landlord pays such costs directly, Tenant shall pay such share to Landlord
with Tenant’s next monthly installment of Base Rent, consistent with Section 4.01 above. Tenant acknowledges and agrees that (1) this Lease is entirely separate and distinct from and independent of any and all
agreements that Tenant may at any time enter into with any third party for the provision of utility services or any other services, and (2) Landlord has no obligation of any kind concerning the provision of any such services, except that
Landlord may not interfere with the provision of such services. Landlord shall not be liable for any failure to furnish, stoppage of, or interruption in furnishing any of the services or utilities described in this
Section 4.03, when such failure is caused by accident, breakage, repairs, strikes, lockouts, labor disputes, labor disturbances, governmental regulation, civil disturbances, terrorist acts, acts of war, moratorium or other
governmental action, or any other cause beyond Landlord’s reasonable control, and, in such event, Tenant shall not be entitled to any damages nor shall any failure or interruption abate or suspend Tenant’s obligation to pay rent as
required under this Lease or constitute or be construed as a constructive or other eviction of Tenant. Further, in the event any governmental authority or public utility promulgates or revises any law, ordinance, rule or regulation, or issues
mandatory controls relating to the use or conservation of energy, water, gas, light or electricity, the reduction of automobile or other emissions, or the provision of any other utility or service, Landlord may take any reasonably appropriate action
to comply with such law, ordinance, rule, regulation, mandatory control without affecting Tenant’s obligations under this Lease. Tenant recognizes that security services, if any, provided by Landlord at the Building are for the protection of
Landlord’s property and under no circumstances shall Landlord be responsible for, and Tenant waives any rights with respect to, providing security or other protection for Tenant or its employees, invitees or property in or about the Property or
the Building. 
 Section 4.04.    Insurance Policies. 

(a)    Liability Insurance. During the Lease Term, Tenant, at Tenant’s sole cost and expense, shall maintain a
policy of commercial general liability insurance (or its equivalent) insuring Tenant against liability for bodily injury, property damage (including loss of use of property) and personal injury arising out of the operation, use or 

 

			
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occupancy of the Property. Tenant shall name Landlord as an additional insured under such policy, and Tenant shall provide Landlord with an appropriate “additional insured” endorsement
to Tenant’s liability insurance policy (in a form acceptable to Landlord) not less than ten (10) business days prior to Tenant’s occupancy of the Property. The initial amount of such insurance shall be Three Million Dollars
($3,000,000.00) per occurrence and shall be subject to periodic increase based upon inflation, increased liability awards, recommendation of Landlord’s professional insurance advisors and other relevant factors; provided, however, that such
increases shall not exceed those increases imposed by prudent owners of like properties in the Las Vegas metropolitan area. The liability insurance obtained by Tenant under this Section 4.04(a): shall (i) be primary
and non-contributing; (ii) contain cross-liability endorsements; (iii) insure Landlord against Tenant’s performance under Section 5.05 below; and (iv) not have a
deductible amount in excess of Ten Thousand Dollars ($10,000.00) in Constant Dollars (defined in Section 16.26 below). The amount and coverage of such insurance shall not limit Tenant’s liability nor relieve Tenant of
any other obligation under this Lease. Landlord may also obtain commercial general liability insurance in an amount and with coverage determined by Landlord, insuring Landlord against liability arising out of ownership, operation, use or occupancy
of the Property. The policy obtained by Landlord shall not be contributory and shall not provide primary insurance. 

(b)    Property Insurance. During the Lease Term, Tenant shall maintain policies of insurance covering loss of or
damage to the Building Shell Improvements, the Tenant Improvements, and all other real property improvements constructed by Landlord or Tenant and comprising the Property in the full amount of their replacement value, with such policies providing
protection against loss or damage due to fire or other casualties covered within the classification of fire, extended coverage, vandalism, malicious mischief, sprinkler leakage and any other perils which Landlord, Landlord’s mortgage lender or
ground lessor deems necessary, and with such policies to include the following endorsements: Ordinance or Law, Boiler and Machinery, and Legal Liability. Landlord shall have the right to request that Tenant also obtain, at Tenant’s cost,
terrorism, flood and earthquake insurance and other forms of insurance as required by any lender holding a security interest in the Property or any ground lessor. During the Lease Term, Tenant shall also maintain a business income insurance policy,
with loss payable to Tenant, in an amount equal to a minimum of one year’s Base Rent, plus estimated Real Property Taxes and insurance premiums. During the Lease Term, Tenant shall maintain (at its sole cost and expense) policies of insurance
covering loss of or damage to Tenant’s fixtures, equipment, and building improvements installed by Tenant on the Property in the full amount of their replacement value, with such policies providing protection against loss or damage due to fire
or other casualties covered within the classification of fire, extended coverage, vandalism, malicious mischief, sprinkler leakage and any other perils which Tenant deems necessary. Tenant shall also cause Tenant’s Customers (defined below) to
maintain such insurance (as described in the previous sentence) covering loss to their equipment and fixtures to be located at the Property. All policies of Tenant required under this Section 4.04(b) shall (a) contain
an agreed value or amount endorsement in lieu of a co-insurance clause (with an initial amount acceptable to Landlord and Landlord’s mortgage lender), (b) be written as primary policies, not contributing
with and not supplemental to any property insurance coverage that Landlord may carry, (c) name Landlord and Landlord’s mortgage lender as loss payees, and (d) contain a replacement cost endorsement with an initial stated value in an
amount acceptable to Landlord and Landlord’s mortgage lender. Tenant shall be responsible for payment of the entirety of any deductible amount under Tenant’s insurance policies, and such deductible amount shall not exceed the sum of
$10,000.00. Not more frequently than annually, Tenant will increase the amount of the agreed amount endorsements (and the amount of the stated value of the replacement cost endorsements) as may be required by Landlord or Landlord’s mortgage
lender to keep abreast of increasing values and construction costs. Tenant shall not do or permit anything to be done which invalidates any such insurance policies. 

(c)    Payment of Premiums. Subject to Section 4.08 below, Tenant shall pay all premiums
for the insurance policies described in Sections 4.04(a) and (b) above, except Landlord shall pay all premiums for non-primary commercial general liability insurance which Landlord elects to obtain
as provided in Section 4.04(a) above and except that Tenant’s Customers shall be responsible for the cost of their own insurance coverage. Subject to the provisions of Section 2.03 above,
prior to the Lease Commencement Date Tenant shall deliver to Landlord a copy of any policy of insurance which Tenant is required to maintain under this Section 4.04. At least ten (10) days prior to the expiration of
any such policy, Tenant shall deliver to Landlord a renewal of such policy. As an alternative to providing a policy of insurance, Tenant shall have the right to provide Landlord a certificate of insurance (in form acceptable to Landlord) executed by
an authorized officer or agent of the insurance company, certifying that the insurance which Tenant is required to maintain under this Section 4.04 is in full force and effect and containing such other information which
Landlord reasonably requires. 
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 (i)    Any insurance that Tenant is required to maintain under this Lease
shall include a provision that requires the insurance carrier to give Landlord not less than thirty (30) days’ written notice prior to any cancellation or modification of such coverage, including the cancellation or modification of any
required endorsements. 
 (ii)    If Tenant fails to deliver any policy, certificate or renewal to Landlord required
under this Lease within the prescribed time period or if any such policy is canceled or modified during the Lease Term without Landlord’s consent or if the scope and limits of the insurance coverage evidenced by any such policy, certificate or
renewal fails to comply with the requirements of this Section 4.04, Landlord may obtain such insurance for Landlord’s sole benefit, in which case Tenant shall reimburse Landlord for the cost of such insurance within
fifteen (15) days after receipt of a statement that indicates the cost of such insurance. 
 (iii)    Tenant shall
maintain all insurance required under this Lease with companies duly authorized to issue insurance policies in the State in which the Property is located and holding a Financial Strength Rating of “A” or better, and a Financial Size
Category of “XII” or larger, based on the most recent published ratings of the A.M. Best Company. Landlord and Tenant acknowledge the insurance markets are rapidly changing and that insurance in the form and amounts described in this
Section 4.04 may not be available in the future. Tenant acknowledges that the insurance described in this Section 4.04 is for the primary benefit of Landlord. If at any time during the Lease Term,
Tenant is unable to maintain the insurance required under this Lease, Tenant shall nevertheless maintain insurance coverage which is customary and commercially reasonable in the insurance industry for Tenant’s type of business, as that coverage
may change from time to time. Landlord makes no representation as to the adequacy of such insurance to protect Landlord’s or Tenant’s interests. If Tenant believes that any such insurance coverage is inadequate, Tenant shall obtain any
such additional property or liability insurance which Tenant deems necessary to protect Landlord and Tenant. 

(iv)    Unless prohibited under any applicable insurance policies maintained and notwithstanding anything in this Lease
to the contrary, Landlord and Tenant each hereby waives any and all rights of recovery against the other, or against the members, managers, officers, employees, agents or representatives of the other (whether such right of recovery arises from a
claim based on negligence or otherwise), for loss of or damage to its property or the property of others under its control, if such loss or damage is covered by any insurance policy in force (whether or not described in this Lease) at the time of
such loss or damage. Upon obtaining the required policies of insurance, Landlord and Tenant shall give notice to the insurance carriers of this mutual waiver of subrogation. 

(v)    Tenant shall not do or permit to be done any act or thing upon the Property or the Project which would
(a) jeopardize or be in conflict with the property insurance policies covering the Property or fixtures or personal property at the Property; or (b) subject Landlord to any liability or responsibility for injury to any person or persons or
to property by reason of any business or operation being conducted at the Property. 
 (vi)    Tenant shall, at its
sole cost and expense, keep in full force and effect during the Lease Term the following additional coverage: (1) workers’ compensation insurance as required by state law; (2) employer’s liability insurance, with a limit of One
Million Dollars ($1,000,000) each accident, One Million Dollars ($1,000,000) policy limit, and One Million Dollars ($1,000,000) each employee for all persons employed by Tenant who may come onto or occupy the Property; (3) commercial auto
liability insurance with a limit of One Million Dollars ($1,000,000) combined single limit for bodily injury and property damage, including owned, non-owned, and hired auto liability coverage for such vehicles
driven on and around the Property (if Tenant does not own company vehicles, a letter to that effect from an officer or principal of Tenant, in addition to proof of non-owned and hired auto liability coverage
is required); (4) “Causes of Loss – Special Form” (or equivalent) personal property insurance, covering Tenant’s personal property, whether owned, leased, or rented, including but not limited to trade fixtures, furniture,
equipment, office contents, any interior improvements constructed within the Property and any alterations to the Property made by Tenant; and (5) to the extent that Tenant constructs or develops any improvements in or on the Property, which
according to the terms and conditions of this Lease shall become property of Landlord at the termination thereof, Tenant shall also provide “Causes of Loss – Special Form” (or equivalent) property coverage on a replacement cost basis,
which policy shall name Landlord as an additional insured and as the loss payee. The limits of the liability insurance described in this Section 4.04(d)(vi) shall be subject to periodic increase based upon inflation,
increased liability awards, recommendation of Landlord’s professional insurance advisors and other relevant factors; provided, however, that such increases shall not exceed those increases imposed by prudent owners of like properties in the Las
Vegas metropolitan area. 
 (vii)    If Tenant carries any of the insurance required hereunder in the form of a blanket
policy, any certificate required hereunder shall make specific reference to the Property; provided, however, the blanket 
  

			
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policy carried with respect to the insurance required by Tenant hereunder shall contain a “per location” endorsement assuring that any aggregate limit under such blanket policy shall
apply separately to the Property and that the insurer thereunder shall provide written notice to Landlord if the available portion of such aggregate is reduced to less than the minimum amounts required under Section 4.04(a)
above by either payment of claims or the establishment of reserves for claims (in which case Tenant shall be obligated to take immediate steps to increase the amount of its insurance coverage in order to satisfy the minimum requirements set forth in
Section 4.04(a) above). 
 Section 4.05.    Maintenance Services. Notwithstanding
the provisions of Section 6.03 and Section 6.04 below, Landlord shall maintain (according to Landlord’s customary standards) or otherwise be responsible for, at Tenant’s sole cost and
expense, the following items, but with respect to maintenance items, only to the extent located outside of the enclosed wall to be constructed around the Building (the “Perimeter Wall”) at the Property
(“Landlord’s Maintenance Area”), except for the maintenance and testing of the Property’s ESFR system and pump, which shall remain Landlord’s responsibility even though portions of it may
be outside of Landlord’s Maintenance Area (although such work will be performed at Tenant’s sole cost and expense): (i) the landscaping (including without limiting to gardening, tree trimming, replacement or repair of landscaping,
landscape irrigation systems, gopher control and similar items) located within Landlord’s Maintenance Area; (ii) the ESFR fire system and pump (including testing, monitoring and servicing); (iii) association dues, if any;
(iv) utilities for Landlord’s Maintenance Area (including, without limitation, utilities for landscape watering, lighting and telephone line for the above-referenced fire system); and (v) sweeping, cleaning, repairing, resurfacing and
repaving of driveways, parking areas, yard areas, load areas and other outdoor paved or covered surfaces and/or roads located within Landlord’s Maintenance Area, including the portion of the Private Drive located or to be located on the
Property, which is to be used in common by Tenant and the occupants of the adjoining buildings, as described in Section 1.04 above. Notwithstanding any language to the contrary in this
Section 4.05, Tenant, not Landlord, shall be responsible for landscaping, irrigation, and maintenance of any area located between the Perimeter Wall and the Property’s boundary (the “Buffer Area”). In
connection with Landlord’s obligations under this Section 4.05, Landlord may enter into a contract with a contractor/maintenance provider of Landlord’s choice to provide some (but not necessarily all) of the
maintenance services listed above. Landlord shall have the right to collect monthly from Tenant, as Additional Rent, a management fee for managing the Property (such management fee not to exceed one percent (1%) of the Base Rent and Additional Rent
payable by Tenant under this Lease), provided, however, that such fee shall be increased to two percent (2%) of the Base Rent and Additional Rent payable by Tenant if Landlord assumes Tenant’s obligation to maintain the service contracts
required of Tenant under Section 6.04(a) of this Lease (because of Tenant’s failure to maintain them). Tenant shall pay to Landlord, as Additional Rent, within ten (10) days after demand, the cost for the
above-referenced maintenance services. Tenant agrees to pay monthly to Landlord, as Additional Rent, an amount (the “Monthly Maintenance Fee”) for the routine landscaping and sweeping and cleaning of the Property’s outdoor
paved areas located within Landlord’s Maintenance Area. Tenant shall make such payment together with Tenant’s monthly Base Rent payment. It is the understanding of the parties that the Monthly Maintenance Fee only pertains to routine
duties and that Landlord may incur similar expenses in addition to the Monthly Maintenance Fee in meeting its obligations set forth above. 

Section 4.06.    Late Charges. Tenant’s failure to pay rent promptly may cause Landlord to incur
unanticipated costs. The exact amount of such costs are impractical or extremely difficult to ascertain. Such costs may include, but are not limited to, processing and accounting charges and late charges which may be imposed on Landlord by any
ground lease, mortgage or trust deed encumbering the Property. Therefore, if Landlord does not receive any rent payment within ten (10) days after it becomes due, Tenant shall pay Landlord a late charge equal to ten percent (10%) of the overdue
amount. The parties agree that such late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of such late payment. If Tenant shall be served with a demand for payment of past due rent or any other charge, any
payments tendered thereafter to cure any default of Tenant shall be made only by cashier’s check, wire transfer, or other immediately available funds. Notwithstanding the above, Landlord agrees not to impose such late charge unless, immediately
after its receipt of written notice from Landlord, Tenant fails to deliver such delinquent payment by nationally recognized commercial overnight courier (for next business day delivery); provided, however, that Landlord is under no obligation to
provide more than one (1) such notice in any consecutive 12-month period. 

Section 4.07.    Interest on Past Due Obligations. In addition to any late charge imposed pursuant to
Section 4.06 above, any amount owed by Tenant to Landlord which is not paid when due shall bear interest at the rate of fifteen percent (15%) per annum from the due date of such amount (“Interest”);
provided, however, that no interest shall be payable on any late charges imposed on Tenant under this Lease. The payment of interest on such amounts shall not excuse or cure any default by Tenant under this Lease. If the interest rate specified in
this Section 4.07, or any other charge or payment due under this Lease which may be deemed or construed as interest, is higher than the rate permitted by law, such interest rate is hereby decreased to the maximum legal
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 Section 4.08.    Impounds for Real Property Taxes. If requested
by any ground lessor or lender to whom Landlord has granted a security interest in the Property, or if Tenant is more than ten (10) days late in the payment of rent more than once in any consecutive twelve (12) month period, Tenant shall
pay Landlord a sum equal to one-twelfth (l/12) of the annual Real Property Taxes payable by Tenant under this Lease, together with each payment of Base Rent. Landlord shall hold such payments in a non-interest bearing impound account, and in such case pay such Real Property Taxes to the applicable taxing authority when due. Assuming a sum sufficient to pay such tax bill has been paid by Tenant, in such an
event Tenant shall not be responsible for non-payment of such Real Property Taxes by Landlord or any resulting penalties or interest. If unknown, Landlord shall reasonably estimate the amount of Real Property
Taxes when due. Tenant shall pay any deficiency of funds in the impound account to Landlord upon written request. If Tenant defaults under this Lease, Landlord may apply any funds in the impound account to any obligation then due under this Lease.

 ARTICLE FIVE     USE OF PROPERTY 

Section 5.01.    Permitted Uses. Tenant may use the Property only for the Permitted Uses set forth in
Section 1.06 above; provided that such Permitted Use (i) does not create any unusual or atypical wear and tear on the Building or decrease the value of the Property; (ii) does not create any
risk of Environmental Damages or Hazardous Material contamination on the Property beyond that contemplated by the Permitted Use (which includes the above-ground storage of diesel fuel for Tenant’s emergency power generators and the storage of
water for Tenant’s HVAC system); (iii) does not create obnoxious (as to a reasonable person) odors or noise; (iv) does not include storage of tires, chemicals (other than those permitted under Section 5.03 below)
or explosives or other products made with like materials; and (v) does not involve fabrication or manufacturing, except as expressly permitted in Section 1.06 above. 

Section 5.02.    Manner of Use. Tenant shall not cause or permit the Property to be improved, developed, or
used in any way which constitutes a violation of any law, statute, ordinance, or governmental regulation or order, or other governmental requirement now in force or which may hereafter be enacted or promulgated (collectively, “Applicable
Laws”), or which unreasonably interferes with the rights of other tenants of Landlord, or which constitutes a nuisance or waste. Tenant shall obtain and pay for all permits required for Tenant’s occupancy of the Property, and for
all business licenses relating to Tenant’s occupancy of the Property and the operation of its business, and shall promptly take all actions necessary to comply with all applicable statutes, ordinances, rules, regulations, orders and
requirements regulating the use by Tenant of the Property, including without limiting to the Occupational Safety and Health Act. Notwithstanding the foregoing, Landlord shall, at Tenant’s sole cost and expense, cooperate with Tenant in
executing permitting applications and performing other ministerial acts reasonably necessary to enable Tenant to obtain a High Pile Stock Permit (or comparable permit) from the applicable governmental authority, if applicable. Tenant, at
Tenant’s sole cost and expense, shall be responsible for the installation of any fire hose valves, draft curtains, smoke venting and any additional fire protection systems that may be required by the fire department or any governmental agency.

 Tenant shall, at its sole cost and expense, promptly comply with any Applicable Laws which relate to (or are triggered by)
(i) Tenant’s use of the Property, and (ii) any alteration or any tenant improvements made by Tenant or at the request of Tenant. Should any standard or regulation now or hereafter be imposed on Tenant by any federal, state or local
governmental body charged with the establishment, regulation and enforcement of occupational, health or safety standards, then Tenant agrees, at its sole cost and expense, to comply promptly with such standards or regulations. The judgment of any
court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any Applicable Laws, shall be conclusive of that fact as between Landlord and Tenant.
Tenant shall immediately notify Landlord in writing of any water infiltration at the Property. 

Section 5.03.    Hazardous Materials. 

5.03.1    Definitions. 

A.    “Hazardous Material” means any substance, whether solid, liquid or gaseous in nature: 

(i)    the presence of which requires investigation or remediation under any federal, state or local statute, regulation,
ordinance, order, action, policy or common law; or 
 (ii)    which is or becomes defined as a “hazardous
waste,” “hazardous substance,” pollutant or contaminant under any federal, state or local statute, regulation, rule or ordinance or amendments thereto including, without limitation, the Comprehensive Environmental Response,
Compensation and Liability Act (42 U.S.C. section 9601 
  

			
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et seq.) and/or the Resource Conservation and Recovery Act (42 U.S.C. section 6901 et seq.), the Hazardous Materials Transportation Act (49 U.S.C. section 1801 et seq.), the
Federal Water Pollution Control Act (33 U.S.C. section 1251 et seq.), the Clean Air Act (42 U.S.C. section 7401 et seq.), the Toxic Substances Control Act, as amended (15 U.S.C. section 2601 et seq.), and the Occupational
Safety and Health Act (29 U.S.C. section 651 et seq.), as these laws have been amended or supplemented; or 

(iii)    which is toxic, explosive, corrosive, flammable, infectious, radioactive, carcinogenic, mutagenic, or otherwise
hazardous or is or becomes regulated by any governmental authority, agency, department, commission, board, agency or instrumentality of the United States, the State of Nevada or any political subdivision thereof; or 

(iv)    the presence of which on the Property causes or threatens to cause a nuisance upon the Property or to adjacent
properties or poses or threatens to pose a hazard to the health or safety of persons on or about the Property; or 

(v)    the presence of which on adjacent properties could constitute a trespass by Tenant; or 

(vi)    without limitation which contains gasoline, diesel fuel or other petroleum hydrocarbons; or 

(vii)    without limitation which contains polychlorinated biphenyls (PCBs), asbestos or urea formaldehyde foam
insulation; or 
 (viii)    without limitation which contains radon gas. 

B.    “Environmental Requirements” means all applicable present and future: 

(i)    statutes, regulations, rules, ordinances, codes, licenses, permits, orders, approvals, plans, authorizations,
concessions, franchises, and similar items (including, but not limited to those pertaining to reporting, licensing, permitting, investigation and remediation), of all Governmental Agencies relating to the environment or the protection of human
health; and 
 (ii)    all applicable judicial, administrative, and regulatory decrees, judgments, and orders relating
to the protection of human health or the environment, including, without limitation, all requirements pertaining to emissions, discharges, releases, or threatened releases of Hazardous Materials or chemical substances into the air, surface water,
groundwater or land, or relating to the manufacture, processing, distribution, use, treatment, storage, disposal, transport, or handling of Hazardous Materials or chemical substances. 

C.    “Environmental Damages” means all claims, judgments, damages, losses, penalties, fines, liabilities
(including strict liability), encumbrances, liens, costs, and expenses (including the expense of investigation and defense of any claim, whether or not such claim is ultimately defeated, or the amount of any good faith settlement or judgment arising
from any such claim) of whatever kind or nature, contingent or otherwise, matured or unmatured, foreseeable or unforeseeable (including without limitation reasonable attorneys’ fees and disbursements and consultants’ fees) any of which are
incurred at any time as a result of the existence of Hazardous Material upon, about, or beneath the Property or migrating or threatening to migrate to or from the Property, or the existence of a violation of Environmental Requirements pertaining to
the Property and the activities thereon, regardless of whether the existence of such Hazardous Material or the violation of Environmental Requirements arose prior to the present ownership or operation of the Property. Environmental Damages include,
without limitation: 
 (i)    damages for personal injury, or injury to property or natural resources occurring upon or
off of the Property, including, without limitation, lost profits, consequential damages, the cost of demolition and rebuilding of any improvements on real property, interest, penalties and damages arising from claims brought by or on behalf of
employees of Tenant (with respect to which Tenant waives any right to raise as a defense against Landlord any immunity to which it may be entitled under any industrial or worker’s compensation laws); 

(ii)    fees, costs or expenses incurred for the services of attorneys, consultants, contractors, experts, laboratories
and all other costs incurred in connection with the investigation or remediation of such Hazardous 
  

			
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Materials or violation of such Environmental Requirements, including, but not limited to, the preparation of any feasibility studies or reports or the performance of any cleanup, remediation,
removal, response, abatement, containment, closure, restoration or monitoring work required by any Governmental Agency or reasonably necessary to make full economic use of the Property or any other property in a manner consistent with its current
use or otherwise expended in connection with such conditions, and including without limitation any attorneys’ fees, costs and expenses incurred in enforcing the provisions of this Lease or collecting any sums due hereunder; 

(iii)    liability to any third person or Governmental Agency to indemnify such person or Governmental Agency for costs
expended in connection with the items referenced in subparagraph (ii) above; and 
 (iv)    diminution in the fair
market value of the Property including without limitation any reduction in fair market rental value or life expectancy of the Property or the improvements located thereon or the restriction on the use of or adverse impact on the marketing of the
Property or any portion thereof. 
 D.    “Governmental Agency” means all governmental agencies,
departments, commissions, boards, bureaus or instrumentalities of the United States, states, counties, cities and political subdivisions thereof. 

E.    The “Tenant Group” means Tenant, Tenant’s successors, assignees, guarantors, officers,
members, managers, directors, agents, employees, contractors, invitees, permitees or other parties under the supervision or control of Tenant or entering the Property during the Lease Term with the permission or knowledge of Tenant, other than
Landlord or Landlord’s agents or employees. 
 5.03.2    Prohibitions. 

A.    Other than normal quantities of general office and cleaning supplies and except as specified on
Exhibit “D” attached hereto (which shall include a description of the capacity of Tenant’s above-ground diesel fuel storage tank), Tenant shall not cause, permit or suffer any Hazardous Material to be brought upon,
treated, kept, stored, disposed of, discharged, released, produced, manufactured, generated, refined or used upon, about or beneath the Property by the Tenant Group, or any other person without the prior written consent of Landlord. From time to
time during the Lease Term, Tenant may request Landlord’s approval of Tenant’s use of other Hazardous Materials, which approval may be withheld in Landlord’s sole discretion. Tenant shall, prior to the Lease Commencement Date, provide
to Landlord for those Hazardous Materials described on Exhibit “D”: (a) a description of handling, storage, use and disposal procedures; and (b) all “community right to know” plans or disclosures and/or
emergency response plans which Tenant is required to supply to local Governmental Agencies pursuant to any Environmental Requirements. 

B.    Tenant shall not cause, permit or suffer the existence or the commission by Tenant Group, or by any other person, of
a violation of any Environmental Requirements upon, about or beneath the Property. 
 C.    Tenant shall neither create
or suffer to exist, nor permit Tenant Group to create or suffer to exist any lien, security interest or other charge or encumbrance of any kind with respect to the Property, including without limitation, any lien imposed pursuant to section 107(f)
of the Superfund Amendments and Reauthorization Act of 1986 (42 U.S.C. section 9607(l)) or any similar state statute. 

D.    Tenant shall not install, operate or maintain any above or below grade tank, sump, pit, pond, lagoon or other
storage or treatment vessel or device on the Property without Landlord’s prior written consent. By executing this Lease, Landlord acknowledges that it has approved and consented to (i) the above-ground diesel fuel storage tank described on
the attached Exhibit “D”, and (ii) Tenant’s temporary storage of water for use with Tenant’s HVAC system. 

5.03.3    Indemnity. 

A.    Tenant, its successors, assigns and guarantors, agree to indemnify, defend, reimburse and hold harmless: 

(i)    Landlord; and 
  

			
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 (ii)    any other person who acquires all or a portion of the Property in
any manner (including purchase at a foreclosure sale) or who becomes entitled to exercise the rights and remedies of Landlord under this Lease; and 

(iii)    the directors, officers, shareholders, employees, partners, members, managers, agents, contractors,
subcontractors, experts, licensees, affiliates, lessees, mortgagees, trustees, heirs, devisees, successors, assigns and invitees of such persons; 
 from and
against any and all Environmental Damages which exist as a result of the activities or negligence of the Tenant Group during the Lease Term or which exist as a result of the breach of any warranty or covenant or the inaccuracy of any representation
of Tenant contained in this Lease, or by Tenant’s remediation of the Property or failure to meet its obligations contained in this Lease. 

B.    The obligations contained in this Section 5.03.3 shall include, but not be limited to, the
burden and expense of defending all claims, suits and administrative proceedings, even if such claims, suits or proceedings are groundless, false or fraudulent, and conducting all negotiations of any description, and paying and discharging, when and
as the same become due, any and all judgments, penalties or other sums due against such indemnified persons. Landlord, at its sole expense, may employ additional counsel of its choice to associate with counsel representing Tenant. 

C.    Landlord shall have the right but not the obligation to join and participate in, and jointly control, if it so
elects, any legal proceedings or actions initiated in connection with Tenant’s activities. Landlord may also negotiate, defend, approve and appeal any action taken or issued by any applicable governmental authority with regard to contamination
of the Property by a Hazardous Material. 
 D.    The obligations of Tenant in this
Section 5.03.3 shall survive the expiration or termination of this Lease. 
 E.    The
obligations of Tenant under this Section 5.03.3 shall not be affected by any investigation by or on behalf of Landlord, or by any information which Landlord may have or obtain with respect thereto. 

5.03.4    Obligation to Remediate. In addition to the obligation of Tenant to indemnify Landlord pursuant to this
Lease, Tenant shall, upon approval and demand of Landlord, at its sole cost and expense and using contractors approved by Landlord, promptly take all actions to remediate the Property which are required by any Governmental Agency, or which are
reasonably necessary to mitigate Environmental Damages or to allow full economic use of the Property, which remediation is necessitated from the presence upon, about or beneath the Property, at any time during or upon termination of this Lease
(whether discovered during or following the Lease Term), of a Hazardous Material or a violation of Environmental Requirements existing as a result of the activities or negligence of the Tenant Group. Such actions shall include, but not be limited
to, the investigation of the environmental condition of the Property, the preparation of any feasibility studies, reports or remedial plans, and the performance of any cleanup, remediation, containment, operation, maintenance, monitoring or
restoration work, whether on or off the Property, which shall be performed in a manner approved by Landlord. Tenant shall take all actions necessary to restore the Property to the condition existing prior to the introduction of Hazardous Material
upon, about or beneath the Property, notwithstanding any lesser standard of remediation allowable under applicable law or governmental policies. 

5.03.5    Right to Inspect. Landlord shall have the right in its sole and absolute discretion, but not the duty, to
enter and conduct an inspection of the Property during normal business hours and upon 72 hours notice (except in case of an emergency), including invasive tests reasonably required by Landlord, at any reasonable time to determine whether Tenant is
complying with the terms of this Lease, including but not limited to the compliance of the Property and the activities thereon with Environmental Requirements and the existence of Environmental Damages as a result of the condition of the Property or
surrounding properties and activities thereon. Any such inspection shall be performed subject to Tenant’s reasonable security protocols, which shall be applied to Landlord in a fair and non-discriminatory
manner. Landlord shall have the right, but not the duty, to retain any independent professional consultant (the “Consultant”) to enter the Property to conduct such an inspection or to review any report prepared by or for Tenant
concerning such compliance. The cost of the Consultant shall be paid by Landlord unless such investigation discloses a violation of any Environmental Requirement by the Tenant Group in violation of this Lease, or the existence of a Hazardous
Material on the Property or any other property in violation of this Lease caused by the activities or negligence of the Tenant Group (other than Hazardous Materials used in compliance with all Environmental Requirements and previously approved by
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in which case Tenant shall pay the cost of the Consultant. Tenant hereby grants to Landlord, and the agents, employees, consultants and contractors of Landlord the right to enter the Property and
to perform such tests on the Property as are reasonably necessary to conduct such reviews and investigations. Landlord shall use commercially reasonable efforts to minimize interference with the business of Tenant. 

5.03.6    Notification. If Tenant shall become aware of or receive notice or other communication concerning any
actual, alleged, suspected or threatened violation of Environmental Requirements, or liability of Tenant for Environmental Damages in connection with the Property or past or present activities of any person thereon, including but not limited to
notice or other communication concerning any actual or threatened investigation, inquiry, lawsuit, claim, citation, directive, summons, proceeding, complaint, notice, order, writ, or injunction, relating to same, then Tenant shall deliver to
Landlord within ten (10) days of the receipt of such notice or communication by Tenant, a written description of said violation, liability, or actual or threatened event or condition, together with copies of any documents evidencing same.
Receipt of such notice shall not be deemed to create any obligation on the part of Landlord to defend or otherwise respond to any such notification. 

If requested by Landlord, Tenant shall disclose to Landlord the names and amounts of all Hazardous Materials other than general office and
cleaning supplies referred to in Section 5.03.2 of this Lease, which were used, generated, treated, handled, stored or disposed of on the Property or which Tenant intends to use, generate, treat, handle, store or dispose of
on the Property in violation of this Lease. The foregoing in no way shall limit the necessity for Tenant obtaining Landlord’s consent pursuant to Section 5.03.2 of this Lease. 

5.03.7    Surrender of Property. In the ninety (90) days prior to the expiration or termination of the Lease
Term, and for up to ninety (90) days after the later to occur of: (i) Tenant fully surrenders to Landlord exclusive possession of the Property; and (ii) the termination of this Lease, Landlord may have an environmental assessment of
the Property performed in accordance with Section 5.03.5 of this Lease. Tenant shall perform, at its sole cost and expense, any clean-up or remedial work recommended by the Consultant
which is necessary to remove, mitigate or remediate any Hazardous Materials and/or contamination of the Property in violation of this Lease caused by the activities or negligence of the Tenant Group. 

5.03.8    Assignment and Subletting. In the event this Lease provides that Tenant may assign this Lease or sublet
the Property subject to Landlord’s consent and/or certain other conditions, and if the proposed assignee’s or sublessee’s activities in or about the Property involve the use, handling, storage or disposal of any Hazardous Materials
other than those used by Tenant and in quantities and processes similar to Tenant’s uses in compliance with this Lease, (i) it shall be reasonable for Landlord to withhold its consent to such assignment or sublease in light of the risk of
contamination posed by such activities and/or (ii) Landlord may impose an additional condition to such assignment or sublease which requires Tenant to reasonably establish that such assignee’s or sublessee’s activities pose no
materially greater risk of contamination to the Property than do Tenant’s permitted activities in view of: (a) the quantities, toxicity and other properties of the Hazardous Materials to be used by such assignee or sublessee; (b) the
precautions against a release of Hazardous Materials such assignee or sublessee agrees to implement; (c) such assignee’s or sublessee’s financial condition as it relates to its ability to fund a major
clean-up; and (d) such assignee’s or sublessee’s policy and historical record respecting its willingness to respond to the clean up of a release of Hazardous Materials. 

5.03.9    Storage Tanks. Without limiting the generality of the above provisions of this
Section 5.03, with respect to any above or underground storage tanks to be located on the Property by Tenant with Landlord’s consent, Tenant shall keep all permits and registrations current and shall provide Landlord
with copies of all test results regarding such tanks, including without limitation, tightness testing and release detection results, all submissions to and correspondence with any Governmental Agency regarding such tests and provide copies of all
plans for responding to releases from such tanks, including any and all SPCC (spill prevention control and countermeasure) plans. Tenant shall, within twenty-four (24) hours, notify Landlord of any release or suspected release from such tanks,
and shall immediately commence corrective action and shall remediate any release to the condition existing before the commencement of this Lease, unless Landlord specifically consents in writing to a lesser standard for remediation. Tenant shall
comply with all requests by Landlord for modification to any spill prevention, investigation or remediation plan and in connection with any investigation or remediation and shall allow Landlord to conduct its own testing and provide Landlord with
split samples. 
 5.03.10    Survival of Hazardous Materials Obligation. Tenant’s breach of any of its
covenants or obligations under this Section 5.03 shall constitute a material default under this Lease. The obligations of Tenant under this Lease shall survive the expiration or earlier termination of this Lease without any
limitation, and shall constitute obligations that are independent and severable from Tenant’s covenants and obligations to pay rent under this Lease. 
  

			
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 Section 5.04.    Auctions and Signs. Tenant shall not conduct or
permit any auctions or sheriff’s sales at the Property. Subject to Landlord’s prior written approval, which shall not be unreasonably withheld, delayed or conditioned, and provided all signs are in keeping with the quality, design and
style of the business park within which the Property is located, Tenant, at its sole cost and expense, may install an identification sign (“Sign”) at the Property; provided, however, that (i) the size, color, location,
materials and design of the Sign shall be subject to Landlord’s prior written consent, which shall not be unreasonably withheld, delayed or conditioned; (ii) the Sign shall comply with all applicable governmental rules and regulations and
the Property’s covenants, conditions and restrictions; (iii) the Sign shall not be painted directly on the Building or attached or placed on the roof of the Building; and (iv) Tenant’s continuing signage right shall be contingent
upon Tenant maintaining the Sign in a first-class condition. Tenant shall be responsible for all costs incurred in connection with the design, construction, installation, repair and maintenance of the Sign. Upon the expiration or earlier termination
of this Lease, Tenant shall cause the Sign to be removed and shall repair any damage caused by such removal (including, but not limited to, patching and painting), all at Tenant’s sole cost and expense. Any signs, notices, logos, pictures,
names or advertisements which are installed and that have not been separately approved by Landlord, may be removed by Landlord, without notice by Landlord to Tenant at Tenant’s sole cost and expense. 

Section 5.05.    Indemnity. Tenant shall indemnify, defend, protect and hold harmless Landlord (and
Landlord’s employees, agents, contractors, and property manager) from any and all costs, claims, loss, damage, expense and liability (including without limitation court costs, litigation expenses, and reasonable attorneys’ fees) incurred
in connection with or arising from: (a) Tenant’s use of the Property, including, but not limited to, those arising from any accident, incident, injury or damage, however and by whomsoever caused (except to the extent of any claim arising
out of Landlord’s gross negligence or willful misconduct), to any person or property occurring in or about the Property; (b) the conduct of Tenant’s business or anything else done or permitted by Tenant to be done in or about the
Property, including, but not limited to the acts or omissions of Tenant’s Customers; (c) any breach or default in the performance of Tenant’s obligations under this Lease; (d) any misrepresentation or breach of warranty by Tenant
under this Lease; or (e) other acts or omissions of Tenant. As a material part of the consideration to Landlord, Tenant assumes all risk of damage to property or injury to persons in or about the Property arising from any cause (including, but
not limited to, those arising from a claim of negligence), and Tenant hereby waives all claims in respect thereof against Landlord, except to the extent of any claim arising out of Landlord’s gross negligence or willful misconduct; provided,
however, that this waiver is subject to Section 4.04(d)(iv) above. As used in this Section, the term “Tenant” shall include Tenant’s employees, agents, contractors and invitees, if applicable. As used
in this Section, the term “Landlord” shall include Landlord’s employees, agents, contractors and invitees, if applicable.    The provisions of this Section 5.05 shall survive the
expiration or earlier termination of this Lease with respect to any claims or liability occurring prior to such expiration or earlier termination, and shall constitute obligations that are independent and severable from Tenant’s covenants and
obligations to pay rent under this Lease. 
 Section 5.06.    Landlord’s
Access.    Landlord reserves the right at all reasonable times during normal business hours and upon reasonable notice (at least 72 hours notice, except in case of an emergency) to Tenant to enter the Property to
(i) inspect it; (ii) show the Property to prospective purchasers, mortgagees or tenants, or to the ground or underlying lessors; (iii) post notices of non-responsibility; (iv) alter,
improve or repair the Property; or (v) place “For Sale” and “For Lease” signs on the Property. Notwithstanding anything to the contrary contained in this Section 5.06, Landlord may enter the
Property at any time to (A) perform services required of Landlord; (B) take possession due to any material breach of this Lease, in the manner provided in this Lease, and consistent with applicable law; and (C) perform any covenants
of Tenant which Tenant fails to perform (following any applicable notice and cure period under this Lease). Any such entries shall be without the abatement of Rent and shall include the right to take such reasonable steps as required to accomplish
the stated purposes. Tenant hereby waives any claims for damages or for any injuries or inconvenience to or interference with Tenant’s business, lost profits, any loss of occupancy or quiet enjoyment of the Property, and any other loss
occasioned thereby. For each of the above purposes, Landlord may request and Tenant shall provide a key with which to unlock all the doors in the Property. In an emergency, Landlord shall have the right to use any means that Landlord may deem proper
to open the doors in and to the Property. Any entry into the Property in the manner described above shall not be deemed to be a forcible or unlawful entry into, or a detainer of, the Property, or an actual or constructive eviction of Tenant from any
portion of the Property. 
 Section 5.07.    Parking. Tenant shall use commercially reasonable efforts to
ensure that no large trucks or other large vehicles are parked on the public streets located adjacent to the Property. With respect to the Property, the parking or storing of large trucks and other commercial vehicles is allowed in front of,
adjacent and perpendicular to Tenant’s dock high loading doors at the Property, so as to be on the concrete apron adjacent to such doors, or in other areas of the Property specifically designated by Landlord for such purpose, but not otherwise.

  

			
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 Section 5.08.    Quiet Possession. If Tenant pays the rent and
complies with all other terms of this Lease, Landlord agrees to defend Tenant’s right to enjoy the Property for the full Lease Term against any party claiming by, through or under Landlord, subject to the provisions of this Lease. 

ARTICLE SIX     CONDITION OF PROPERTY; MAINTENANCE, REPAIRS AND ALTERATIONS 

Section 6.01.    Existing Conditions. Subject to Landlord’s performance of its obligations under
Article Fourteen below, Tenant accepts the Property in its “as-is” condition as of the Lease Commencement Date, subject to all recorded matters, laws, ordinances, and
governmental regulations and orders. Except as expressly provided in this Lease, Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representations or warranties, express or implied, whatsoever with respect to the
condition of the Property, the Building, or other improvements on or comprising a part of either of same, nor with respect to the fitness or suitability thereof for any particular use or purpose, and Tenant hereby waives any and all such warranties,
express or implied, including specifically but without limitation any warranty or representation of suitability. Tenant represents and warrants that Tenant has made its own inspection of and inquiry regarding the condition of the Property (or has
had the opportunity to do so) and is not relying on any representations of Landlord or any Broker with respect thereto. 

Section 6.02.    Exemption of Landlord from Liability. Landlord shall not be liable for any damage or injury
to the person, business (or any loss of income therefrom), goods, wares, merchandise or other property of Tenant, Tenant’s employees, invitees, customers or any other person in or about the Property, whether such damage or injury is caused by
or results from: (a) fire, steam, electricity, water, gas or rain; (b) the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures or any other cause;
(c) conditions arising in or about the Property, or from other sources or places; or (d) any act or omission of any other tenant of Landlord. Landlord shall not be liable for any such damage or injury even though the cause of or the means
of repairing such damage or injury are not accessible to Tenant. The provisions of this Section 6.02 shall not, however, exempt Landlord from liability to the extent of Landlord’s gross negligence or willful
misconduct, and are subject to Section 4.04(d)(iv) above. 

Section 6.03.    Landlord’s Obligations. Subject to the provisions of
Section 4.05 above, Article Seven (Damage or Destruction) below, and Article Eight (Condemnation) below, Landlord shall have absolutely no responsibility to repair, maintain or replace any portion of the
Property at any time. Tenant waives the benefit of any present or future law which might give Tenant the right to repair the Property at Landlord’s expense or to terminate this Lease due to the condition of the Property. 

Section 6.04.    Tenant’s Obligations. 

(a)    Except as provided in Section 4.05 and Section 6.03 above,
Article Seven (Damage or Destruction) below, and Article Eight (Condemnation) below, Tenant, at Tenant’s sole cost and expense, shall keep all portions of the Property (including structural, nonstructural, interior, exterior,
systems and equipment) in good order, condition and repair (including replacement, as needed), including, but not limited to, slurry coating of asphalt paved areas every three (3) years and exterior painting of the Building every five
(5) years. If any portion of the Property or any system or equipment in the Property that Tenant is obligated to repair cannot be fully repaired or restored (in Landlord’s judgment), Tenant shall promptly replace (subject to
Landlord’s right to undertake such responsibility) such portion of the Property or system or equipment in the Property. The cost of such replacement shall be amortized (including Interest on the unamortized amount) over the useful life as
reasonably determined by Landlord, and Tenant shall only be liable for that portion of the cost which is applicable to the remaining Lease Term (as it may be extended), and if the full replacement cost is initially borne by Tenant, Landlord shall
reimburse Tenant in an amount equal to Landlord’s share of such total cost, if any. Tenant shall maintain a preventive maintenance service contract providing for the regular inspection and maintenance of the Property’s heating and air
conditioning systems by a licensed heating and air conditioning contractor, unless Landlord makes the election described in the next succeeding sentence. Landlord shall have the right, upon written notice to Tenant, to undertake the responsibility
for preventive maintenance of all or a portion of the Property’s heating and air conditioning systems at Tenant’s expense, the cost of which shall be paid by Tenant as Additional Rent. Tenant shall also maintain a preventive maintenance
service contract providing for the regular inspection and maintenance of the Building’s roof, and a separate landscaping service contract for the Property, including the Buffer Area. Tenant shall deliver to Landlord copies of all service
contracts required to be maintained by Tenant under this Section 6.04(a) and if such contracts 
  

			
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are not maintained continuously throughout the Lease Term, Landlord, following written notice to Tenant, may elect to assume the obligation to maintain such service contracts at Tenant’s
cost and expense. If any part of the Property is damaged by any act or omission of Tenant, Tenant shall pay Landlord the cost of repairing or replacing such damaged property, whether or not Landlord would otherwise be obligated to pay the cost of
maintaining or repairing such property. It is the intention of Landlord and Tenant that, at all times during the Lease Term, Tenant shall maintain the Property in an attractive, first-class and fully operative condition. Without limiting the
generality of the provisions contained above in this Section 6.04(a), Tenant agrees to repair any damage caused by the transportation and storage of its products in, on, or about the Property, including, but not limited to
any damage to the Property’s concrete floor slab, adjoining concrete ramps, adjoining concrete truck apron, and adjoining asphalt parking and access areas due to the use of forklifts hauling Tenant’s products. Tenant’s repair
obligation described above shall include the replacement of any damaged areas of the Property, if repair is impracticable, so as to restore such areas to the condition existing prior to such damage. 

(b)    Tenant shall fulfill all of Tenant’s obligations under this Section 6.04 at
Tenant’s sole expense. If Tenant fails to maintain, repair or replace the Property as required by this Section 6.04, Landlord may (but without any obligation to do so), upon ten (10) days’ prior notice to
Tenant (except that no notice shall be required in the case of an emergency), enter the Property and perform such maintenance or repair (including replacement, as needed) on behalf of Tenant. In such case, Tenant shall reimburse Landlord for all
costs incurred in performing such maintenance or repair immediately upon demand. 

Section 6.05.    Alterations, Additions, and Improvements. 

(a)    Tenant shall not make any alterations, additions, or improvements to the Property
(“Tenant’s Alterations”) without Landlord’s prior written consent, except for non-structural interior alterations that (i) are designed to facilitate Tenant’s
Customers’ receipt of services from Tenant, including, without limitation, cages, cabinets, conduit, racks, and custom duct work for Tenant’s Customers (the “Customer Work”) or, in case of alterations unrelated to
the Customer Work, do not exceed One Hundred Thousand Dollars ($100,000.00) in Constant Dollars in cost; (ii) are not visible from the outside of the Building; and (iii) do not alter or penetrate the floor slab or the roof membrane
(collectively, the “Permitted Alterations”). Other than with respect to the Permitted Alterations, Landlord may require Tenant to provide demolition and/or lien and completion bonds in form and amount satisfactory to
Landlord. Tenant shall promptly remove any Tenant’s Alterations constructed in violation of this Section 6.05(a) upon Landlord’s written request. All Tenant’s Alterations shall be performed in a good and
workmanlike manner, in conformity with all Applicable Laws, and all contractors and subcontractors shall be approved by Landlord, which approval shall not be unreasonably withheld. Upon completion of any such work, Tenant shall provide Landlord with
“as built” plans, copies of all construction contracts, and proof of payment for all labor and materials. With respect to “as built” plans for the Customer Work, Landlord shall keep the same confidential if such plans are
conspicuously marked “confidential” and are not a matter of public record. Notwithstanding anything to the contrary in this Section, Tenant must obtain Landlord’s prior written consent for any Tenant’s Alterations that will (or
may) be visible from the outside of the Building. Landlord shall have the right, in its sole discretion, to determine the location of any such visible Tenant’s Alterations and require the screening of such items at Tenant’s sole cost and
expense. 
 (b)    Tenant shall pay when due all claims for labor and material furnished to the Property. Tenant shall
give Landlord at least twenty (20) days’ prior written notice of the commencement of any work on the Property, regardless of whether Landlord’s consent to such work is required. Notwithstanding any language to the contrary in this
Section 6.05, with respect to any Tenant’s Alterations, regardless of whether Landlord’s consent to such work is required under the terms of this Lease, Tenant acknowledges that it is required by Nevada law to
record a notice of posted security in compliance with the requirements of Nev. Rev. Stat. Chapter 108 (2005) (the “Posted Security Requirements”). Concurrently with Landlord’s delivery of this Lease to Tenant for
execution, Landlord may elect to provide Tenant with a separate written notice of the Posted Security Requirements, which shall include an acknowledgement of Tenant (the “Notice and Acknowledgement”). If so provided, Tenant agrees
to promptly sign and return the Notice and Acknowledgment to Landlord; provided, however, that Tenant acknowledges and agrees that under no circumstances shall such Notice and Acknowledgement or the terms of this
Section 6.05 be construed as Landlord’s consent to or approval of any Tenant’s Alterations. Landlord may elect to record and post notices of non-responsibility on the
Property. 
 (c)    To the extent Landlord’s prior consent is required by this
Section 6.05, Landlord may condition its consent to any proposed Tenant’s Alterations on such requirements as Landlord, in its reasonable discretion, deems necessary or desirable, including without limitation:
(i) Tenant’s submission to Landlord, for Landlord’s prior written approval, of all plans and specifications relating to Tenant’s Alterations; (ii) Landlord’s prior written approval of the time 

 

			
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or times when Tenant’s Alterations are to be made; (iii) Landlord’s prior written approval of the contractors and subcontractors performing Tenant’s Alterations;
(iv) Tenant’s written notice of whether Tenant’s Alterations include the use or handling of any Hazardous Materials; (v) Tenant’s obtaining, for Landlord’s benefit and protection, of such insurance as Landlord may
reasonably require (in addition to that required under Section 4.04 of this Lease), including, but not limited to Builder’s Risk coverage; (vi) Tenant’s strict compliance with the requirements of Nev. Rev.
Stat. Chapter 108 (2005) or any applicable successor statute; and (vii) Tenant’s payment to Landlord of all reasonable costs and expenses incurred by Landlord because of Tenant’s Alterations, including, but not limited to, costs
incurred in reviewing the plans and specifications for, and the progress of, Tenant’s Alterations, and costs of engaging outside consultants (whether for engineering review or otherwise). 

(d)    Within ten (10) days following the imposition of any lien or stop notice resulting from any of Tenant’s
Alterations (an “Imposition”), Tenant shall either (a) cause such Imposition to be released of record by payment, or (b) in case of a disputed Imposition, cause the posting of a proper bond in favor of Landlord or provide
other security reasonably satisfactory to Landlord. In case of a disputed Imposition, Tenant shall diligently contest such Imposition and indemnify, defend, and hold Landlord harmless from any and all loss, cost, damage, liability and expense
(including reasonable attorney’s fees) arising from or related to it. If Tenant fails to take either action within such ten (10)-day period, Landlord, at its election, may pay and satisfy the Imposition,
in which case the sum so paid by Landlord, with interest from the date of payment at the rate set forth in Section 4.07 of this Lease, shall be deemed Additional Rent due and payable by Tenant within ten (10) days
after Tenant’s receipt of Landlord’s payment demand. 
 (e)    Notwithstanding any language to the contrary in
this Section 6.05, if the proposed Tenant’s Alterations involve or affect in any way one or more of the structural components of the Building, or relate in any way to life safety matters, including, but not limited to,
the Building’s fire suppression system (collectively, the “Structural and Safety Alterations”), Landlord’s prior written consent will be required, regardless of the cost of the proposed Alterations.
Moreover, at Landlord’s request, Tenant agrees to use contractors and subcontractors selected by Landlord for the construction of any and all permitted Structural and Safety Alterations, and for any work involving possible roof penetrations (so
as to ensure that any such work does not render Landlord’s roof warranty void or voidable). 
 (f)    Tenant
acknowledges and agrees that any Tenant’s Alterations are wholly optional with Tenant and are not being required by Landlord, either as a condition to the effectiveness of this Lease or otherwise. 

Section 6.06.    Condition upon Termination. Upon the termination of this Lease, Tenant shall surrender the
Property to Landlord, broom clean and in the same condition as received (including, without limitation, the removal of all floor striping and the resealing of the floor), ordinary wear and tear excepted; provided, however, Tenant shall not be
obligated to repair any damage which Landlord is required to repair under Article Seven (Damage or Destruction) below. In addition, Landlord may require Tenant to remove any Tenant’s Alterations (whether or not made with Landlord’s
consent) prior to the expiration of this Lease and to restore the Property to its prior condition, all at Tenant’s expense. All alterations, additions and improvements which Landlord has not required Tenant to remove shall become
Landlord’s property and shall be surrendered to Landlord upon the expiration or earlier termination of this Lease, except that Tenant may remove any of Tenant’s machinery, equipment or other personal property that can be removed without
material damage to the Property. Tenant shall repair, at Tenant’s expense, any damage to the Property caused by the removal of any such machinery, equipment or other personal property (including, without limitation, the complete removal of all
studs and bolts that penetrate the floor or walls and filling and patching the holes). In no event, however, shall Tenant remove any of the following materials or equipment (which shall be deemed Landlord’s property) without Landlord’s
prior written consent: any power wiring and power panels; lighting and lighting fixtures; wall coverings; drapes, blinds and other window coverings; carpets and other floor coverings; heaters, air conditioners and any other heating and air
conditioning equipment; fencing and security gates; load levelers, dock lights, dock locks and dock seals; and other similar building operating equipment and decorations. Tenant’s obligations under this Section 6.06
shall also include its obligations under Section 5.04 above with respect to any Sign, and its obligations under Section 10.07 below with respect to removal of the personal property of Tenant’s
Customers. Notwithstanding any language to the contrary in this Section 6.06, Tenant may request in writing at the time (a) it seeks Landlords consent to any Tenant’s Alterations (including, but not limited to the
Tenant Improvements to be constructed pursuant to the Tenant Work Letter attached as Exhibit “H” to this Lease), or (b) provides written notice to Landlord of any Tenant’s Alterations not requiring
Landlord’s consent, that Landlord state (at time it grants its consent, if applicable) whether or not removal will be required at the expiration or earlier termination of the Lease Term. Any such written request of Tenant shall specifically
cite this Lease provision and Landlord’s obligation to make such a statement. Notwithstanding any language to the contrary in this Section 6.06, Tenant shall not be required to remove the Building Modifications and
restore the Building to its shell condition at the expiration or earlier termination of the Lease 
  

			
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Term; provided, however, that if the Lease Term is terminated prior to the expiration date because of an Event of Default, the cost of such restoration (to be performed by Landlord) will be
funded, in part, through use of the Security Deposit, but only to the extent that Landlord incurs costs for such restoration to the Building’s shell condition (i.e., the condition of the Property upon completion of the Base Building Shell
Improvements and prior to the construction of the Building Modifications and the Tenant Improvements). 

Section 6.07.    Floor Load Limits. Tenant shall not place a load upon any floor of the Property exceeding the
floor load per square foot area which it was designed to carry and which is allowed by law, which shall be communicated to Tenant by Landlord upon Tenant’s written request, which shall be made before Tenant installs any equipment in the
Building. Landlord reserves the right to prescribe the weight and position of all safes, machinery and mechanical equipment in the Building. Such installations shall be placed and maintained by Tenant, at Tenant’s expense, in settings
sufficient, in Landlord’s reasonable judgment, to absorb and prevent vibration, noise and annoyance to other occupants of adjacent buildings. 
 
ARTICLE SEVEN    DAMAGE OR DESTRUCTION 
 Section 7.01.    Damage or Destruction to
Property. 
 (a)    In case of damage to or destruction of the Property or any part thereof by fire or other
casualty, Tenant will promptly give written notice thereof to Landlord and Tenant shall, in accordance with the provisions of this Article and all other provisions of this Lease, restore the same as nearly as possible to its value, condition and
character immediately prior to such damage or destruction, subject to Tenant’s right to make alterations in conformity with and subject to the conditions of Section 6.05 above, and in conformity with the plans and
specifications required to be prepared pursuant to this Section 7.01, whether or not (i) such damage or destruction has been insured or was insurable, (ii) Tenant is entitled to receive any insurance proceeds, or
(iii) insurance proceeds are sufficient to pay in full the cost of the restoration work in connection with such restoration. Such restoration shall be commenced promptly following receipt of insurance proceeds (if applicable) and
building permits (but no later than ninety (90) days after the occurrence of such damage or destruction) and shall be prosecuted and completed expeditiously and with utmost diligence, Force Majeure delays excepted.
Landlord, its agents and mortgagees, may, from time to time, inspect the restoration without notice in the event of an emergency or, in other cases, upon reasonable advance notice to Tenant during normal business hours, subject to the provisions of
Section 5.06 above. 
 (b)    In the event of any damage or destruction of the Property or any
part thereof by fire or other casualty, Tenant agrees to furnish to Landlord at least twenty (20) days before the commencement of the restoration of such damage or destruction, the following: 

(i)    Complete plans and specifications for such restoration prepared by the professionals responsible for preparation of
the original plans for the Building or, if unavailable, by a licensed and reputable architect reasonably satisfactory to Landlord (the “Architect”), which plans and specifications shall meet with the reasonable approval of Landlord,
together with the approval thereof by all governmental authorities then exercising jurisdiction with regard to such work, and which plans and specifications shall be and become the sole and absolute property of Landlord in the event that, for any
reason, this Lease shall be terminated. 
 (ii)    Contracts then customary in the trade with (a) the Architect,
and (b) with a reputable and responsible contractor reasonably approved by Landlord (with preference to be given to the contractor which originally constructed the improvements to be restored), providing for the
completion of such restoration in accordance with said plans and specifications, which contracts shall meet with the reasonable approval of Landlord. If the contractor which originally constructed the improvements to be restored is not
selected by Tenant, then Tenant shall pay such contractor a supervision fee equal to five percent (5%) of the cost of the restoration work to compensate such contractor for its supervision services undertaken at Landlord’s request. Such
supervision fee shall be paid monthly in arrears based on the cost of the work for the previous month. 

(iii)    Assignments of the contracts with the Architect and the contractor so furnished, duly executed and acknowledged
by Tenant, the Architect and the contractor by its terms to be effective upon any valid termination of this Lease or upon Landlord’s re-entry upon the
Property following a default by Tenant prior to the complete performance of such contract in accordance with the terms of this Lease. 

 

			
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 (iv)    Certificates of insurance as set forth in this Lease and as
otherwise reasonably required by Landlord. 
 (c)    All insurance proceeds on account of such
damage or destruction shall be paid to Landlord’s mortgage lender, if any, or if none, to Landlord, and such insurance proceeds, less the reasonable cost incurred by Landlord or Landlord’s mortgage
lender in connection with adjustment of the loss and the collection thereof and Landlord’s review of the plans and specifications and contracts, shall be applied by Landlord or Landlord’s mortgage lender, as applicable, to the payment of
the cost of the restoration, including the cost of temporary repairs or for the protection of the Property pending the completion of permanent restoration (all of which temporary repairs, protection of Property and permanent restoration are
hereinafter collectively referred to as the “Restoration”), and provided no Event of Default exists hereunder, upon written request of Tenant shall be paid out to Tenant from time to time (but no more often than once per month) as
such Restoration progresses pursuant to the provisions of this Section and shall be received by Tenant in trust for the purposes of paying the cost of such Restoration. The receipt by Landlord of the following are conditions precedent to each
payment of insurance proceeds to be made to Tenant pursuant to this Section 7.01: 
 (i)    A
requisition (“Requisition”) signed by Tenant, dated not more than thirty (30) days prior to such request, certifying the following: 

(1)    that the sum then requested either has been paid by Tenant, and/or is justly due to contractors, subcontractors,
materialmen, engineers, architects or other persons who have rendered services or furnished materials for the Restoration (“Contractors and Suppliers”) therein specified, and giving a brief description of such services and materials
and the several amounts so paid and/or due to each of the Contractors and Suppliers in respect thereof, and stating that no part of such expenditures has been or is being made the basis, in any previous or then pending request, for the withdrawal of
insurance money or has been made out of the proceeds of insurance received by Tenant, that the sum then requested does not exceed the value of the services and materials described in the Requisition, and stating, in reasonable detail, the progress
of the work in connection with the Restoration up to the date of the Requisition; 
 (2)    that, to the best of
Tenant’s knowledge, except for the amount in such Requisition due for services or materials, there is no other amount then due for labor, wages, materials, supplies or services in connection with the Restoration, which, if unpaid, might become
the basis of a vendor’s, mechanic’s, laborer’s, or materialmen’s statutory or similar lien upon such Restoration or upon the Property or any part thereof; 

(3)    that the materials, fixtures and equipment for which payment is being requested pursuant to this Section, are
substantially in accordance with the plans and specifications approved by Landlord, and 
 (4)    in the event that any
such Restoration involves expenditures in excess of Fifty Thousand Dollars ($50,000) in Constant Dollars the Requisition shall be signed by, in addition to Tenant, the Architect. 

(ii)    A certificate or report of a title insurance company satisfactory to Landlord or Landlord’s mortgage lender,
or other evidence reasonably satisfactory to Landlord or Landlord’s mortgage lender, to the effect that there has not been filed with respect to the Property or any part thereof or upon Tenant’s leasehold interest therein any
vendor’s, mechanic’s, laborer’s, materialman’s or other lien in respect of such services rendered or materials furnished which has not been discharged of record. 

(iii)    A sworn certificate from Tenant stating that no Event of Default shall then exist. 

Simultaneously with receipt of the insurance proceeds, Tenant shall deliver to Landlord acknowledgments of payment and waivers of lien from all contractors and
suppliers receiving payment, to the extent of the work performed through the date of the previous request by Tenant for insurance proceeds. 

(d)    If the net insurance proceeds at the time held by Landlord or Landlord’s mortgage lender shall be insufficient
to pay the entire cost of such Restoration, Tenant will pay the deficiency, and Tenant shall immediately upon request of Landlord or Landlord’s mortgage lender (but such request shall not be made unless the deficiency exceeds the sum of One
Hundred Thousand Dollars ($100,000.00) in Constant Dollars) at any time deposit with Landlord or Landlord’s mortgage lender, as applicable, cash or other security reasonably satisfactory to Landlord or Landlord’s mortgage lender to secure
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 (e)    Upon receipt by Landlord or Landlord’s mortgage lender of
satisfactory evidence of the character required by this Section 7.01 that the Restoration has been completed and paid for in full (including, without limitation, a true copy of the permanent or temporary certificate of
occupancy for the Building if a new certificate is being issued or if the then existing certificate is modified, and a then current, complete set of “as built” plans for the Building) and that there are no Events of Default then in
existence, any balance of the insurance proceeds at the time held by Landlord or Landlord’s mortgage lender may be retained by Tenant and shall be returned to Tenant. Tenant shall not be entitled to any interest on any sums of proceeds held
under this Section 7.01 by Landlord or Landlord’s mortgage lender. 
 (f)    If the
Property shall be partially or totally damaged or destroyed by fire or other casualty, Tenant shall restore such damage or destruction as previously provided in this Section 7.01, Base Rent and Additional Rent shall
continue to be due and payable as if no damage or destruction had occurred, and this Lease shall remain in full force and effect. In no event shall Base Rent or Additional Rent abate, nor shall this Lease terminate (subject to paragraph
(g) below) by reason of such damage or destruction. 
 (g)    If the Property, or any part thereof, is damaged by
fire or other casualty and (a) such fire or other casualty occurs during the last twelve (12) months of the Lease Term and the repair and restoration work to be performed by Tenant in accordance with this
Section 7.01 cannot, as reasonably estimated by Landlord, be completed within sixty (60) days after the occurrence of such fire or other casualty, or (b) the insurance proceeds received by Tenant in respect of
such damage are not adequate to pay the entire cost, as reasonably estimated by Landlord, of the repair and restoration work to be performed by Tenant in accordance with this Section 7.01 and Tenant does not deposit such
shortfall with Landlord or Landlord’s mortgage lender, in any such event, Landlord shall have the right, by giving written notice, to Tenant within sixty (60) days after the occurrence of such fire or other casualty, to terminate this
Lease as of the date of such notice, in which case all insurance proceeds on account of such casualty shall be paid to Landlord. Notwithstanding the above, no such termination shall be effective unless consented to in advance by Landlord’s
mortgage lender. If Landlord does not exercise to right to terminate this Lease in accordance with this Section 7.01(g), Tenant shall repair such damage and restore the Property in accordance with this
Section 7.01 and this Lease shall remain in full force and effect. 

Section 7.02.    Waiver. Tenant waives the protection of any statute, code or judicial decision which may
grant to Tenant the right to terminate a lease in the event of the destruction of all or any portion of the Property. Tenant agrees that the provisions of Article Seven above shall govern the rights and obligations of Landlord and Tenant in
the event of any destruction of the Property. 
 ARTICLE EIGHT    CONDEMNATION 

If all or any portion of the Property is taken under the power of eminent domain or sold under the threat of that power (all of which are
called “Condemnation”), this Lease shall terminate as to the part taken or sold on the date the condemning authority takes title or possession, whichever occurs first. If more than twenty percent (20%) of the floor area of the
Building is taken, either Landlord or Tenant may terminate this Lease as of the date the condemning authority takes title or possession, by delivering written notice to the other within ten (10) days after receipt of written notice of such
taking (or in the absence of such notice, within ten (10) days after the condemning authority takes title or possession). If neither Landlord nor Tenant terminates this Lease, this Lease shall remain in effect as to the portion of the Property
not taken, except that the Base Rent and Additional Rent shall be reduced in proportion to the reduction in the floor area of the Property. Landlord shall be entitled to receive the entire award or payment in connection therewith, except that Tenant
shall have the right to file any separate claim available to Tenant for any taking of Tenant’s personal property and fixtures belonging to Tenant and removable by Tenant upon expiration of the Lease Term pursuant to the terms of this Lease, and
for moving expenses, so long as such claim does not diminish the award available to Landlord, its ground lessor with respect to the real property or its lender, and such claim is payable separately to Tenant. If this Lease is not terminated,
Landlord shall repair any damage to the Property caused by the Condemnation, except that Landlord shall not be obligated to repair any damage for which Tenant has been reimbursed by the condemning authority. If the severance damages received by
Landlord are not sufficient to pay for such repair, Landlord shall have the right to either terminate this Lease or make such repair at Landlord’s expense if more than twenty percent (20%) of the floor area of the Building has been taken. 

 

			
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 ARTICLE NINE    ASSIGNMENT AND SUBLETTING 

Section 9.01.    Transfers. Subject to Section 9.07 below, Tenant shall not, without
the prior written consent of Landlord, assign, mortgage, pledge, encumber or otherwise transfer, this Lease or any interest hereunder, permit any assignment or other such foregoing transfer of this Lease or any interest hereunder by operation of
law, or sublet the Property or any part thereof (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any person to whom any Transfer is made or sought to be made is hereinafter sometimes
referred to as a “Transferee”), except that no written consent shall be required for any Transfer to a Tenant Affiliate, Tenant’s Customer or Permitted Purchaser (all defined below). To request Landlord’s consent to any
Transfer requiring such consent under the provisions of this Article Nine, Tenant shall notify Landlord in writing, which notice (the “Transfer Notice”) shall include (i) the proposed effective date of the Transfer,
which shall not be less than forty-five (45) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Property to be transferred (the “Subject Space”), (iii) all of the terms of the
proposed Transfer and the consideration therefor, including a calculation of the “Transfer Premium,” as that term is defined in Section 9.03 below, in connection with such Transfer, the name and address of the
proposed Transferee, and a copy of all existing and/or proposed documentation pertaining to the proposed Transfer, including all existing operative documents to be executed to evidence such Transfer or the agreements incidental or related to such
Transfer, and (iv) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof, and any other information required by Landlord, which will enable Landlord to determine the financial responsibility,
character, and reputation of the proposed Transferee, nature of such Transferee’s business and proposed use of the Subject Space, and such other information as Landlord may reasonably require. Any Transfer requiring but made without
Landlord’s prior written consent shall, at Landlord’s option, be null, void and of no effect, and shall, at Landlord’s option, constitute a material default by Tenant under this Lease. Whether or not Landlord shall grant consent,
Tenant shall pay Landlord’s review and processing fees, as well as any reasonable legal fees incurred by Landlord in connection with such review, within thirty (30) days after written request by Landlord. 

Section 9.02.    Landlord’s Consent. Landlord shall not unreasonably withhold its consent
to any proposed Transfer of the Subject Space to the Transferee on the terms specified in the Transfer Notice. The parties hereby agree that it shall be reasonable under this Lease and under any applicable law for Landlord to withhold consent to any
proposed Transfer where one or more of the following apply, without limitation as to other reasonable grounds for withholding consent: 

9.02.1    The Transferee’s character or reputation is significantly less than that of the Tenant; 

9.02.2    The Transferee’s business or use of the Subject Space is not permitted under this Lease; 

9.02.3    The Transferee is not a party of reasonable financial worth and/or financial stability in light of the
responsibilities involved under this Lease on the date consent is requested; 
 9.02.4    The proposed Transfer would
cause Landlord to be in violation of another lease or agreement to which Landlord is a party; or 
 9.02.5    The terms
of the proposed Transfer will allow the Transferee to exercise a right of renewal, right of expansion, right of first offer, or other similar right held by Tenant (or will allow the Transferee to occupy space leased by Tenant pursuant to any such
right). 
 If Landlord consents to any Transfer pursuant to the terms of this Section 9.02 (and does not exercise
any recapture rights Landlord may have under Section 9.04 of this Lease), Tenant may within one hundred eighty (180) days after Landlord’s consent, but not later than the expiration of such 180-day period, enter into such Transfer of the Property or portion thereof, upon substantially the same terms and conditions as are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to
Section 9.01 of this Lease. 
 Section 9.03.    Transfer Premium. In the event of
a Transfer requiring Landlord’s consent (but not otherwise), if Landlord consents to such a Transfer, as a condition thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord fifty percent (50%) of any “Transfer
Premium,” as that term is defined in this Section 9.03, received by Tenant from such Transferee. “Transfer Premium” shall mean all rent, additional rent or other consideration payable by such Transferee
to Tenant in excess of the Rent and Additional Rent payable by Tenant under this Lease on a per rentable square 
  

			
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foot basis if less than all of the Property is transferred. “Transfer Premium” shall also include, but not be limited to, key money and bonus money paid by Transferee to Tenant in
connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee in connection with such
Transfer. 
 Section 9.04.    Landlord’s Option as to Subject Space. Notwithstanding
anything to the contrary contained in this Article Nine, Landlord shall have the option, by giving written notice to Tenant within thirty (30) days after receipt of any Transfer Notice, to recapture the Subject Space, but such right
of recapture shall not apply in case of a proposed Transfer to a Tenant Affiliate, Permitted Purchaser, or Tenant’s Customer. Such recapture notice shall cancel and terminate this Lease with respect to the Subject Space as of the effective date
of the proposed Transfer until the last day of the term of the Transfer as set forth in the Transfer Notice. In the event of a recapture by Landlord, if this Lease shall be canceled with respect to less than the entire Property, the Rent reserved
herein shall be prorated on the basis of the number of rentable square feet retained by Tenant in proportion to the number of rentable square feet contained in the Property, and this Lease as so amended shall continue thereafter in full force and
effect, and upon request of either party, the parties shall execute written confirmation of the same. In the event of a recapture, Landlord may, if it elects, enter into a new lease covering the Subject Space with the intended Transferee on such
terms as Landlord and such person or entity may agree or enter into a new lease covering the Subject Space with any other person or entity; in such event, Tenant shall not be entitled to any portion of the Transfer Premium, if any, which Landlord
may realize on account of such termination and reletting. 
 Section 9.05.    Effect of Transfer. If
Landlord consents to a Transfer, (i) the terms and conditions of this Lease shall in no way be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee,
(iii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, (iv) Tenant shall furnish upon Landlord’s request a
complete statement, certified by an independent certified public accountant, or Tenant’s chief financial officer, setting forth in detail the computation of any Transfer Premium Tenant has derived and shall derive from such Transfer, and
(v) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall relieve Tenant or any guarantor of Tenant’s obligations under this Lease from liability under
this Lease. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall have the right to make copies thereof. If the Transfer Premium
respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency and Landlord’s costs of such audit. 

Section 9.06.    Additional Transfers. For purposes of this Lease, the term “Transfer” shall
also include: (i) if Tenant is a partnership, the withdrawal or change, voluntary, involuntary or by operation of law, of fifty-one percent (51%) or more of the partners, or transfer of fifty-one percent (51%) or more of partnership interests, within a twelve (12)-month period, or the dissolution of the partnership without immediate reconstitution thereof; (ii) if Tenant is a closely held
corporation (i.e., whose stock is not publicly held and not traded through an exchange or over the counter), (A) the dissolution, merger, consolidation or other reorganization of Tenant, (B) the sale or other transfer of more than an aggregate
of fifty-one percent (51%) of the voting shares of Tenant (other than to immediate family members by reason of gift or death), within a twelve (12)-month period, or (C) the sale, mortgage, hypothecation
or pledge of more than an aggregate of fifty-one percent (51%) of the value of the unencumbered assets of Tenant within a twelve (12) month period; and (iii) if Tenant is a limited liability company,
any cumulative transfer of more than fifty-one percent (51%) of the membership interests. In addition to those types of Transfers specified above in this Article Nine, any change to the form of tenant
entity or any use of the Property by an individual or entity other than Tenant (excluding Tenant’s Customers), whether pursuant to a license or concession or otherwise, shall be deemed a Transfer requiring Landlord’s consent. 

Section 9.07.    Tenant Affiliate; Tenant’s Customers. Notwithstanding anything to the
contrary contained in Section 9.01 of this Lease, a Transfer of all or a portion of the Property to an affiliate of Tenant (an entity which is controlled by, controls, or is under common control with, Tenant) or to any
corporation or other entity resulting from a merger of, or consolidation with Tenant (collectively, “Tenant Affiliate”), shall not be deemed a Transfer under Article Nine for which (a) consent is required, or
(b) any Transfer Premium is payable, provided that: (i) Tenant immediately notifies Landlord of any such Transfer; (ii) promptly supplies Landlord with any documents or information requested by Landlord regarding such Transfer;
(iii) if requested by Landlord, have an affiliate of the Tenant Affiliate guarantee this Lease using Landlord’s standard guaranty form; (iv) if such Transfer is an assignment, Tenant Affiliate assumes in writing all of Tenant’s
obligations under this Lease; and (v) such Transfer is not a subterfuge by Tenant to avoid its obligations under this Lease. “Control,” as used herein, shall mean the ownership, directly or indirectly, of at least fifty-one percent (51%) of the voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, of at least fifty-one percent (51%) of 

 

			
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the voting interest in, any person or entity. Notwithstanding anything to the contrary contained in Section 9.01 of this Lease, a sublease or grant of a license
(including a transaction involving the use of Tenant’s typical master services agreement) in the ordinary course of the original Tenant’s business to an entity for the purpose of allowing such entity to install its own equipment for the
storage and transmission of communications data in a portion of the Building and use such equipment in the ordinary course of its business (a “Tenant’s Customer”) shall not be deemed a Transfer under Article Nine for
which (a) consent is required, or (b) any Transfer Premium is payable, provided that (i) Tenant promptly notifies Landlord in writing of any such Transfer involving Tenant’s Customer and promptly supplies Landlord with any
documents or information reasonably requested in writing by Landlord regarding such Transfer, including, but not limited to, satisfactory evidence that each Tenant’s Customer has obtained the property insurance coverage required in
Section 4.04(b) above, and (ii) no such customer takes more than 50,000 rentable square feet of space in the Building at any one time nor more than 100,000 rentable square feet in total. Tenant may also assign its
interest in this Lease, without Landlord’s consent, to any entity to which all or substantially all of Tenant’s assets are sold, so long as (a) such purchaser has a tangible net worth equal to the greater of Tenant’s tangible net
worth as of the date of the proposed sale or Twenty Million Dollars ($20,000,000.00) in Constant Dollars the (“Permitted Purchaser”), and (b) Tenant complies with the requirements stated above in this
Section 9.07 with respect to a Transfer involving a Tenant Affiliate. 

Section 9.08.    Transfer Involving Sublease. Every sublease transaction shall be evidenced by a written
sublease (the “Sublease”) between Tenant and the subtenant (“Subtenant”). The Sublease or, where applicable, Landlord’s written consent required under Section 9.01 above, to which
Tenant and Subtenant shall be parties (the “Consent”), shall comply with the following requirements: 

(i)    The form of the Sublease, and the terms and conditions thereof, shall be subject to Landlord’s approval, which
shall be granted or withheld in Landlord’s reasonable discretion. 
 (ii)    The Sublease shall be subject to, and
shall incorporate by reference, all of the applicable terms and conditions of this Lease, except those terms and conditions relating to Base Rent, Additional Rent, and any other amount due under this Lease. Subtenant shall acknowledge in the
Sublease or Consent that it has reviewed and agreed to all of the terms and conditions of this Lease. Subtenant shall agree in the Sublease or Consent not to do, or fail to do, anything that would cause Tenant to violate any of its obligations under
this Lease. 
 (iii)    The Sublease or Consent shall require that: (1) Subtenant shall have no right to exercise
any option to extend the Lease Term or any right of first refusal (or similar right) granted to Tenant in this Lease; and (2) the Sublease shall require Tenant to agree that it shall neither exercise on behalf of, nor assign to, Subtenant any
such option or right. 
 (iv)    The Sublease or Consent shall contain, in full, any use restrictions or other provisions
of this Lease that affect the use of the Property, and any other provisions that Landlord otherwise requires be contained in the Sublease. 

(v)    The Sublease or Consent shall contain a waiver of subrogation against Landlord and shall require Subtenant’s
insurance policies to acknowledge such a waiver of subrogation. 
 (vi)    The Sublease or Consent shall prohibit a sub-subletting of the Property or the assignment of the Sublease by Subtenant, without first obtaining Landlord’s consent, which consent may be granted or withheld in Landlord’s sole and absolute
discretion. 
 (vii)    The Sublease or Consent shall require Subtenant, acting through Tenant, to obtain Landlord’s
prior written consent to any alterations to the Property, to the extent Tenant is required by this Lease to obtain such consent. 

(viii)    The Sublease or Consent shall require: (1) Subtenant to send Landlord copies of any and all notices
concerning the Property that Subtenant is obligated to provide to Tenant; and (2) Tenant to send Landlord copies of any and all notices concerning the Property that Tenant is obligated to provide to Subtenant. 

(ix)    The Sublease or Consent shall provide that, at Landlord’s option, the Sublease shall not terminate in the
event that this Lease terminates. The Sublease shall require Subtenant to execute an attornment agreement, if Landlord, in its sole and absolute discretion, shall elect to have the Sublease continue beyond the date of termination of this Lease. Such
attornment agreement shall be in form and content acceptable to Landlord pursuant to which Subtenant confirms it is in direct privity of contract with Landlord and that all obligations owed to Tenant under the Sublease shall become obligations owed
to Landlord for the balance of the term of the Sublease. 
  

			
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 (x)    The Sublease or Consent shall provide that unless and until such time
as an attornment agreement is executed by Subtenant pursuant to the terms and conditions of the preceding subsection (ix), nothing contained in the Sublease shall create or shall be construed or deemed to create privity of contract or privity of
estate between Landlord and Subtenant. 
 (xi)    The Sublease or Consent shall provide that Subtenant shall have no
right (and shall waive any rights it may have) to hold Landlord responsible for any liability in connection with the Property, including, without limitation, any liability arising from the noncompliance with any federal, state, or local laws
applicable to the Property. 
 (xii)    The Sublease or Consent shall provide that: (1) Nothing in the Sublease
shall amend or shall be construed or deemed to amend this Lease; and (2) Tenant and Subtenant shall not amend the Sublease, without Landlord’s prior written consent. 

(xiii)    The Sublease or Consent shall contain such other terms as Landlord may reasonably require. 

Section 9.09.    No Merger. No merger shall result from Tenant’s sublease of the Property under this
Article Nine, Tenant’s surrender of this Lease or the termination of this Lease in any other manner. In any such event, Landlord may terminate any or all subtenancies or succeed to the interest of Tenant as sublandlord under any or all
subtenancies. 
 Section 9.10.    Tenant’s Indemnity. If Landlord shall withhold its consent to any
proposed assignment or subletting, or if Landlord shall exercise its recapture right in Section 9.04 above, Tenant shall indemnify, defend, and hold Landlord harmless from and against any and all loss, liability, damages,
costs and expenses (including reasonable attorneys’ fees) resulting from any claims that may be made against Landlord by the proposed assignee or subtenant or by any brokers or other persons claiming a commission or similar compensation in
connection with the proposed assignment or subletting. 
 Section 9.11.    Right to Mortgage Leasehold
Interest. Notwithstanding any language to the contrary in this Article Nine, Tenant and any Tenant Affiliate, shall have the right, from time to time, with Landlord’s prior written consent or approval, which shall not be unreasonably
withheld, to mortgage and encumber Tenant’s interest in this Lease and its leasehold interest in the Property. Any such leasehold mortgage is herein referred to as a “Leasehold Mortgage” or “permitted Leasehold Mortgage” As
used in this Section and throughout this Lease, the noun “mortgage” shall include a deed of trust or other security instrument (whether in the nature of a security agreement, assignment, collateral assignment or otherwise); the verb
“mortgage” shall include the granting or creation of a deed of trust or other such security instrument; the word “mortgagee” shall include the beneficiary under a deed of trust or other such secured party or assignee; and the
phrase “Leasehold Mortgagee” or “permitted Leasehold Mortgagee” shall mean a mortgagee of or with respect to a Leasehold Mortgage. 

Section 9.12.    Right to Notices. If Tenant shall mortgage this Lease in accordance with
Section 9.10 above and shall have furnished Landlord the name and mailing address of the Leasehold Mortgagee, then Landlord shall give such Leasehold Mortgagee, at the address specified by Tenant (as the same may be
changed, from time to time, by Tenant or such Leasehold Mortgagee by notice given Landlord in conformance with Section 16.06 below and in the manner required by Section 16.06 below), duplicate
copies of all notices to Tenant and all documents and suits delivered to or served upon Tenant, and notwithstanding anything in this Lease to the contrary, no notice intended for Tenant shall be deemed properly given, and no Event of Default
hereunder shall be deemed to have occurred unless Landlord shall have given the Leasehold Mortgagee a copy of its notices to Tenant relating to such Event of Default. Further, notwithstanding anything in this Lease to the contrary, no Event of
Default shall have occurred, Landlord shall not be empowered to terminate this Lease and this Lease shall not expire by reason of the occurrence of any Event of Default hereunder unless Tenant’s applicable cure period with respect to such Event
of Default shall have expired without cure or commencement of cure as provided in Section 10.02, and without the cure or a failure of performance following receipt by the Leasehold Mortgagee entitled to notice under the
provisions of this Section of written notice from Landlord specifying the nature of the potential Event of Default. 

Section 9.13.    Right to Cure. Notwithstanding anything in this Lease to the contrary, a Leasehold Mortgagee
shall have the right to pay any amount or do any act or thing required of Tenant and so remedy any default under this Lease or cause the same to be remedied, and Landlord shall accept such performance by or at the instance of such Leasehold
Mortgagee as if made by Tenant. 
  

			
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 Section 9.14.    Assumption of Obligations. Notwithstanding
anything in this Lease to the contrary, a Leasehold Mortgagee or the purchaser at any foreclosure or similar sale, without the necessity of Landlord’s prior approval, shall become the legal owner and holder of Tenant’s leasehold estate
under this Lease upon lawful foreclosure of a Leasehold Mortgage or as a result of the assignment of Tenant’s leasehold estate under this Lease in lieu of foreclosure, becoming thereby subject to all the terms and conditions of this Lease.
Except as otherwise permitted in the following sentence of this Section, upon so becoming the owner and holder of the leasehold estate, a Leasehold Mortgagee or the purchaser at any foreclosure or similar sale shall have all rights, privileges,
obligations and liabilities of the original Tenant. Notwithstanding anything in this Lease to the contrary, a Leasehold Mortgagee or the purchaser at any foreclosure or similar sale following lawful foreclosure of a Leasehold Mortgage or the
assignment of Tenant’s leasehold estate under this Lease in lieu of foreclosure shall have the right to thereupon and thereafter assign Tenant’s leasehold estate under this Lease, without the prior written consent of Landlord. In the event
of any such assignment, the assignee shall become Tenant hereunder, and the assigning Leasehold Mortgagee or purchaser shall thereupon be relieved and released of any liability or obligation under this Lease accruing after the effective date of such
assignment. 
 Section 9.15.    Other Provisions. If expressly prohibited in the Leasehold Mortgage,
Landlord shall not accept a voluntary surrender of this Lease at any time while a Leasehold Mortgage shall remain a lien on the leasehold interest of Tenant without obtaining the prior written approval of the Leasehold Mortgagee. 

ARTICLE TEN     DEFAULTS; REMEDIES 

Section 10.01.    Covenants and Conditions. Tenant’s performance of each of Tenant’s obligations
under this Lease is a condition as well as a covenant. Tenant’s right to continue in possession of the Property is conditioned upon such performance. Time is of the essence in the performance of all covenants and conditions. 

Section 10.02.    Defaults. Tenant shall be in material default under this Lease (an “Event of
Default”): 
 (a)    If Tenant abandons the Property or if Tenant’s vacation of the Property results in the
cancellation of any insurance described in Section 4.04 above (unless such insurance is replaced without an interruption in coverage); 

(b)    If Tenant fails to pay rent or any other charge when due and does not cure such failure within five (5) days
after written notice thereof; 
 (c)    If Tenant fails to perform any of Tenant’s
non-monetary obligations under this Lease for a period of thirty (30) days after written notice from Landlord; provided that if more than thirty (30) days are required to complete such performance,
Tenant shall not be in default if Tenant commences such performance within the thirty (30) day period and thereafter diligently pursues its completion. The notice required by this paragraph is (i) intended to satisfy any and all notice
requirements imposed by law on Landlord and is not in addition to any such requirement, and (ii) not intended to extend the time for Tenant’s performance if a shorter period of time for performance is expressly provided in this Lease. 

(d)    (i) If Tenant makes a general assignment or general arrangement for the benefit of creditors; (ii) if a
bankruptcy petition is filed by or against Tenant and is not dismissed within sixty (60) days; (iii) if a trustee or receiver is appointed to take possession of substantially all of Tenant’s assets located at the Property or of
Tenant’s interest in this Lease and possession is not restored to Tenant within sixty (60) days; or (iv) if substantially all of Tenant’s assets located at the Property or of Tenant’s interest in this Lease is subjected to
attachment, execution or other judicial seizure which is not discharged within sixty (60) days. If a court of competent jurisdiction determines that any of the acts described in this subparagraph (d) is not a default under this Lease, and
a trustee is appointed to take possession (or if Tenant remains a debtor in possession) and such trustee or Tenant transfers Tenant’s interest hereunder, then Landlord shall receive, as Additional Rent, the excess, if any, of the rent (or any
other consideration) paid in connection with such assignment or sublease over the rent payable by Tenant under this Lease. 

(e)    If any guarantor of this Lease revokes or otherwise terminates, or purports to revoke or otherwise terminate, any
guaranty of all or any portion of Tenant’s obligations under this Lease, and such guaranty is not replaced by a comparable guaranty within five (5) days. Unless otherwise expressly provided, no guaranty of this Lease is revocable. 

 

			
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 Section 10.03.    Remedies. On the occurrence of any Event of
Default, Landlord may, at any time thereafter, with or without notice or demand and without limiting Landlord in the exercise of any right or remedy which Landlord may have: 

(a)    Terminate Tenant’s right to possession of the Property by any lawful means, in which case this Lease shall
terminate and Tenant shall immediately surrender possession of the Property to Landlord. If Tenant shall be served with a demand for the payment of past due rent or any other charge, any payments rendered thereafter to cure any default by Tenant
shall be made only by cashier’s check. In such event, Landlord shall be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenant’s default, including (i) the worth at the time of the award of the unpaid
Base Rent, Additional Rent and other charges which Landlord had earned at the time of the termination; (ii) the worth at the time of the award of the amount by which the unpaid Base Rent, Additional Rent and other charges which Landlord would
have earned after termination until the time of the award exceeds the amount of such rental loss that Tenant proves Landlord could have reasonably avoided; (iii) the worth at the time of the award of the amount by which the unpaid Base Rent,
Additional Rent and other charges which Tenant would have paid for the balance of the Lease Term after the time of award exceeds the amount of such rental loss that Tenant proves Landlord could have reasonably avoided; and (iv) 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 therefrom, including, but not limited
to, any costs or expenses Landlord incurs in maintaining or preserving the Property after such default, the cost of recovering possession of the Property, expenses of reletting, including necessary renovation or alteration of the Property,
Landlord’s reasonable attorneys’ fees incurred in connection therewith, and any real estate commission paid or payable. As used in subparts (i) and (ii) above, the “worth at the time of the award” is computed by allowing
interest on unpaid amounts at the rate of fifteen percent (15%) per annum, or such lesser amount as may then be the maximum lawful rate. As used in subpart (iii) above, the “worth at the time of the award” is computed by discounting
such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of the award, plus one percent (1%). If Tenant has abandoned the Property, Landlord shall have the option of (i) retaking possession of the Property and
recovering from Tenant the amount specified in this Section 10.03(a), and/or (ii) proceeding under Section 10.03(b) below; 

(b)    Maintain Tenant’s right to possession, in which case this Lease shall continue in effect whether or not Tenant
has abandoned the Property. In such event, Landlord shall be entitled to enforce all of Landlord’s rights and remedies under this Lease, including the right to recover the rent as it becomes due; or 

(c)    Pursue any other remedy now or hereafter available to Landlord under the laws or judicial decisions of the state in
which the Property is located. 
 Section 10.04.    Termination. If Landlord elects to terminate this Lease
as a result of a Tenant default, Tenant shall be liable to Landlord for all damages resulting therefrom, which shall include, without limitation, all costs, expenses and fees, including reasonable attorneys’ fees that Landlord incurs in
connection with the filing, commencement, pursuing and/or defending of any action in any bankruptcy court or other court with respect to this Lease; the obtaining of relief from any stay in bankruptcy restraining any action to evict Tenant; or the
pursuing of any action with respect to Landlord’s right to possession of the Property. All such damages suffered (apart from Base Rent and other rent payable hereunder) shall constitute pecuniary damages that must be reimbursed to Landlord
prior to assumption of this Lease by Tenant or any successor to Tenant in any bankruptcy or other proceeding. 

Section 10.05.    Cumulative Remedies. Landlord’s exercise of any right or remedy shall not prevent it
from exercising any other right or remedy. 
 Section 10.06.    Surrender. No act or thing done by Landlord
or its agents during the Lease Term shall be deemed an acceptance of a surrender of the Property, and no agreement to accept a surrender of the Property shall be valid unless made in writing and signed by Landlord. 

Section 10.07.    Removal of Property. All furniture, equipment, and other personal property of Tenant not
removed from the Property upon the vacation or abandonment thereof following an uncured default by Tenant or upon the termination of this Lease for any cause whatsoever shall conclusively be deemed to have been abandoned, and may be appropriated,
sold, stored, destroyed or otherwise disposed of by Landlord without notice to Tenant and without obligation to account therefor. Tenant shall reimburse Landlord for all reasonable expenses incurred in connection with the disposition of such
personal property. Landlord, upon presentation of evidence of a third party’s claim of ownership or security interest in any such abandoned property, may turn over such property to the third party claimant without any liability to Tenant.
Tenant shall cause all Tenant’s Customers to remove all of their equipment and other personal property within ninety (90) following the expiration or earlier termination of this Lease. 

 

			
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 Section 10.08.    Consequential Damages. Notwithstanding anything
to the contrary contained in this Lease, nothing in this Lease shall impose any obligations on Tenant or Landlord to be responsible or liable for, and each hereby releases the other from all liability for, consequential damages other than those
consequential damages incurred by Landlord in connection with a (a) holdover of the Property by Tenant after the expiration or earlier termination of this Lease, (b) the contamination of the Property or any property resulting from the
presence or use of Hazardous Materials caused or permitted by the Tenant Group, or (c) any repair, physical construction or improvement work performed by or on behalf of Tenant in the Property. 

ARTICLE ELEVEN     PROTECTION OF LENDERS 

Section 11.01.    Subordination. This Lease is subject and subordinate to all present and future ground or
underlying leases of the Property, and to the lien of any mortgages or trust deeds, now or hereafter in force against the Property, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances made or
hereafter to be made upon the security of such mortgages or trust deeds, unless the holders of such mortgages or trust deeds, or the lessors under such ground lease or underlying leases, require or allow in writing that this Lease be superior
thereto by giving notice thereof to Tenant at least five (5) days before the election becomes effective. Tenant covenants and agrees in the event any proceedings are brought for the foreclosure of any such mortgage or trust deed, or if any
ground or underlying lease is terminated, to attorn, without any deductions or set-offs whatsoever, to the purchaser upon any such foreclosure sale, or to the lessor of such ground or underlying lease, as the
case may be, if so requested to do so by such purchaser or lessor, and to recognize such purchaser or lessor as the landlord under this Lease, provided such lienholder or purchaser or ground lessor shall agree to accept this Lease and not disturb
Tenant’s occupancy, so long as Tenant timely pays the rent and observes and performs all of the terms, covenants and conditions of this Lease to be observed and performed by Tenant. Landlord’s interest herein may be assigned as security at
any time to any lienholder. Tenant shall, within ten (10) days of request by Landlord, execute such further instruments or assurances in the form attached hereto as Exhibit “B” or such other form as is then
required by Landlord’s lender to evidence or confirm the subordination or superiority of this Lease to any such mortgages, trust deeds, ground leases or underlying leases. Tenant hereby irrevocably authorizes Landlord to execute and deliver in
the name of Tenant any such instrument or instruments if Tenant fails to do so within thirty (30) days following Landlord’s written request, provided that such authorization shall in no way relieve Tenant from the obligation of executing
such instruments of subordination or superiority. Tenant waives the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease and the
obligations of the Tenant hereunder in the event of any foreclosure proceeding or sale. 

Section 11.02.    Estoppel Certificates. 

(a)    Upon Landlord’s written request, Tenant shall execute, acknowledge and deliver to Landlord a written
statement, in the form attached hereto as Exhibit “C” or such other form as is then required by Landlord’s lender, certifying: (i) that none of the terms or provisions of this Lease have been changed (or if they have been
changed, stating how they have been changed); (ii) that this Lease has not been cancelled or terminated; (iii) the last date of payment of the Base Rent and other charges and the time period covered by such payment; (iv) that Landlord
is not in default under this Lease (or, if Landlord is claimed to be in default, stating why); and (v) such other representations or information with respect to Tenant or this Lease as Landlord may reasonably request or which any prospective
purchaser or encumbrancer of the Property may require. Tenant shall deliver such statement to Landlord within twenty (20) days after Landlord’s request. Landlord may give any such statement by Tenant to any prospective purchaser or
encumbrancer of the Property. Such purchaser or encumbrancer may rely conclusively upon such statement as true and correct. 

(b)    If Tenant does not deliver such statement to Landlord within such twenty
(20)-day period, Landlord, and any prospective purchaser or encumbrancer, may conclusively presume and rely upon the following facts: (i) that the terms and provisions of this Lease have not been changed
except as otherwise represented by Landlord; (ii) that this Lease has not been canceled or terminated except as otherwise represented by Landlord; (iii) that not more than one month’s Base Rent or other charges have been paid in
advance; and (iv) that Landlord is not in default under this Lease. In such event, Tenant shall be estopped from denying the truth of such facts. 

Section 11.03.    Tenant’s Financial Condition. Within twenty (20) days after written request from
Landlord, Tenant shall deliver to Landlord such financial statements, as Landlord reasonably requires, to verify the net worth of Tenant 
  

			
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or any assignee, subtenant, or guarantor of Tenant, but excluding Tenant’s Customers. In addition, Tenant shall deliver to any lender designated by Landlord any financial statements required
by such lender to facilitate the financing or refinancing of the Property. Tenant represents and warrants to Landlord that each such financial statement is a true and accurate statement as of the date of such statement. All financial statements
shall be confidential and shall be used only for the purposes set forth in this Lease. Notwithstanding any language to the contrary in this Section 11.03, unless the original Tenant has committed a monetary breach of this
Lease, Landlord’s requests for the original Tenant’s financial statements shall be only as requested by Landlord’s lender or prospective lender. 

In addition to the requirement to provide financial statements to Landlord, as provided above, Tenant also agrees to provide Landlord, as and
when required by Tenant’s lender, with a copy of any certificate attesting to Tenant’s non-compliance with any financial covenants required of Tenant by Tenant’s lender. Tenant shall also
immediately provide Landlord with a copy of any written or electronic notice of default received from Tenant’s lender. In the event that any such certificate indicates that Tenant is in breach of any of such financial covenants, Tenant agrees
to immediately increase the amount of the Security Deposit required under the terms of this Lease to an amount equal to six (6) months Base Rent then payable by Tenant to Landlord. 

ARTICLE TWELVE    LEGAL COSTS 

Section 12.01.    Legal Proceedings. If Tenant or Landlord shall be in breach or default under this Lease,
such party (the “Defaulting Party”) shall reimburse the other party (the “Non-defaulting Party”) upon demand for any costs or expenses that the
Non-defaulting Party incurs in connection with any material breach or default of the Defaulting Party under this Lease, whether or not suit is commenced or judgment entered. Such costs shall include reasonable
legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. Furthermore, if any action for breach of or to enforce the provisions of this Lease is commenced, the court in such action shall award to the
party in whose favor a judgment is entered, a reasonable sum as attorneys’ fees and costs. The losing party in such action shall pay such reasonable attorneys’ fees and costs. Tenant shall also indemnify Landlord against and hold Landlord
harmless from all costs, expenses, demands and liability Landlord may incur if Landlord becomes or is made a party to any claim or action (a) instituted by Tenant against any third party, or by any third party against Tenant, or by or against
any person holding any interest under or using the Property by license of or agreement with Tenant; (b) for foreclosure of any lien for labor or material furnished to or for Tenant or such other person; (c) otherwise arising out of or
resulting from any act or transaction of Tenant or such other person; or (d) necessary to protect Landlord’s interest under this Lease in a bankruptcy case, or other proceeding under Title 11 of the United States Code, as amended. Tenant
shall defend Landlord against any such claim or action at Tenant’s expense with counsel reasonably acceptable to Landlord or, at Landlord’s election, Tenant shall reimburse Landlord for any legal fees or costs Landlord incurs in any such
claim or action. 
 Section 12.02.    Landlord’s Consent. Tenant shall pay Landlord’s reasonable
attorneys’ fees incurred in connection with Tenant’s request for (a) Landlord’s consent under Article Nine (Assignment and Subletting) of this Lease, or in connection with any other act which Tenant proposes to do and
which requires Landlord’s consent, or (b) other Landlord action requested by Tenant. 
 ARTICLE
THIRTEEN     BROKERS 
 Landlord and Tenant hereby warrant to each other that they have had no dealings with any
real estate broker or agent in connection with the negotiation of this Lease, and that they know of no other real estate broker or agent who is entitled to a commission in connection with this Lease, excepting only the real estate broker(s) or
agent(s) named in Section 1.09 above (the “Broker(s)”). Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses,
liabilities, lawsuits, judgments, and costs and expenses (including without limitation reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of the indemnifying party’s
dealings with any real estate broker or agent, other than the Broker(s). Landlord’s Broker hereby discloses to Landlord and Tenant, and Landlord and Tenant hereby consent to Landlord’s Broker acting in this transaction as the agent of
Landlord exclusively. It is hereby acknowledged that Majestic Realty Co., identified in Section 1.09 above as Landlord’s Broker, and Rodman C. Martin, are acting as both principal (that is, they have an interest in the
Landlord entity) and broker in this lease transaction. 
  

			
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 ARTICLE FOURTEEN    BUILDING SHELL AND TENANT
IMPROVEMENTS 
 Section 14.01.    Building Shell Improvements. Subject to obtaining all necessary
governmental approvals (and subject to any changes mandated by the applicable governmental authorities as a condition to obtaining such approvals), Landlord shall use commercially reasonable efforts to construct the Building and the surrounding and
associated improvements generally shown on the attached Exhibit “A” (using Landlord’s customary materials, methods, and means of construction, modified as required to construct in conformance with the Building Shell Plans (as
defined below) prior to the Estimated Substantial Completion Date, or as soon thereafter as is practicable (collectively, the “Building Shell Improvements”). The Building Shell Improvements shall not include the Tenant Improvements
(defined below). The Building Shell Improvements shall be constructed according to those certain construction drawings identified on the list attached as Exhibit “F” to this Lease (the “Base Building Shell Plans”),
as modified and supplemented by those preliminary drawings identified on the list attached as Exhibit “G” to this Lease (and, subject to Section 6.05 above, the final construction drawings to be prepared
based on such preliminary drawings), plus all Change Orders (as defined in Section 14.03) below for Building Shell Improvements approved by Tenant (collectively, the “Modified Building Shell Plans”). The
Base Building Shell Plans, as modified by the Modified Building Shell Plans are collectively referred to in this Lease as the “Building Shell Plans.” Landlord shall construct those portions of the Building Shell Improvements
described in the Base Building Shell Plans at no cost or expense to Tenant other than the Rent payable under this Lease. The Building Shell Improvements described in the Base Building Shell Plans are referred to herein as the “Base Building
Shell Improvements.” Pursuant to Section 14.05 below, Tenant shall be solely responsible for the difference between (i) the total costs and expenses of constructing the Building Shell Improvements and
(ii) the total costs and expenses that would have been incurred in constructing the Base Building Shell Improvements reflected in the Base Building Shell Plans, which difference in costs is referred to in this Lease as the “Modification
Costs.” The changes to the Base Building Shell Improvements resulting from the modification and supplementation of the Base Building Shell Plans by the Modified Building Shell Plans are herein referred to as the “Building
Modifications.” 
 Section 14.02.    Construction Records. The Building Shell Improvements,
to the extent designed by Landlord’s design consultants and constructed by Landlord’s Contractor, shall be designed and constructed on an “open book” basis with Tenant. Landlord shall keep, and shall cause Landlord’s
Contractor and design consultants to keep, full and accurate accounts, records, books, journals, ledgers, and data with respect to the direct expenses incurred by Landlord’s Contractor and design consultants in completing the Building Shell
Improvements pursuant to this Lease (the “Records”), which shall truthfully, accurately, and fully document the costs incurred in connection with the construction of the Building Shell Improvements. Tenant shall have the right,
through its designated representatives, during regular business hours, to inspect the Records as may be reasonably necessary to verify performance by Landlord, Landlord’s Contractor and Landlord’s design consultants of their respective
obligations with regard to construction of the Building Shell Improvements. Landlord and Landlord’s Contractor shall retain all Records for at least two (2) years following the date of Substantial Completion of the Building Shell
Improvements, and make the same available from time to time to Tenant and its designated representatives during regular business hours at Landlord’s offices in Las Vegas, Nevada, within ten (10) days after receipt of a written request for
inspection from Tenant. Notwithstanding any language to the contrary in this Article Fourteen, neither Landlord nor Landlord’s Contractor shall be responsible (but they agree to cooperate with Tenant if reasonably necessary, provided
that any such cooperation shall be at Tenant’s sole cost and expense), for tracking the compliance with the requirements for obtaining LEED certification for the Tenant Improvements. Any such work related to obtaining such certification shall
be performed by Tenant or Tenant’s consultants at Tenant’s sole cost and expense. 

Section 14.03.    Changes. Tenant may request a change to any part of the Building Shell Improvements by
providing written notice to Landlord in which Tenant specifies with particularity the requested changes. Within ten (10) business days of Landlord’s receipt of Tenant’s request for changes (“Changes”), Landlord shall
review the Changes requested and notify Tenant in writing (“Change Order”) of any increase or decrease in the cost of the Building Shell Improvements and the amount of any delay that would result from the Change. Tenant shall
approve or disapprove the Change Order in writing before the expiration of three (3) business days following receipt of the Change Order. Any failure to approve shall constitute a disapproval. Any and all costs, fees and expenses reasonably
incurred by Landlord relative to a Tenant-approved Change Order to (a) evaluate a Tenant-requested Change, and (b) to change the Building Shell Improvements and to incorporate the Changes into the Building Shell Improvements or, the Tenant
Improvements contemplated under the Change Order shall be expressly set forth in the Change Order and shall be paid by Tenant as provided in Section 14.05 below. 

Section 14.04.    Substantial Completion. If the Building Shell Improvements are not Substantially
Completed by the Estimated Substantial Completion Date, then the Lease Commencement Date shall be one hundred eighty (180) days 
  

			
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following the date the Building Shell Improvements would have been Substantially Completed but for any Tenant Delay, subject to the provisions of Section 2.02 above.
Tenant agrees that any Tenant Delay shall be cumulative and shall not cause the Lease Commencement Date to be extended beyond what it otherwise would have been in the absence of any Tenant Delay. For purposes of this Lease, the Building Shell
Improvements shall be Substantially Completed when (a) all of such improvements are completed, except for minor items of work (e.g., pick-up, “punch list” work, etc.) that can be completed with
only minor interference with construction and installation of the Tenant Improvements, which shall be itemized on a punch list and completed by Landlord within sixty (60) days following the date of Substantial Completion of the Building Shell
Improvements, (b) the Clark County Building Department has conducted its final inspection of all Building Shell Improvements, has provided its approval thereof, and has issued a Certificate of Completion therefor, and (c) upon written
notice from Landlord to Tenant of the foregoing, accompanied by a copy of such Certificate of Completion and expressly granting Tenant possession and occupancy of the Building Shell Improvements (“Substantially Completed” or
“Substantial Completion” of the Building Shell Improvements, or similar phrase). 

Section 14.05.    Tenant’s Share of Building Shell Costs. During the course of construction of the
Building Shell Improvements, no more often than monthly, Landlord shall provide Tenant an itemized statement (“Tenant’s Building Shell Cost Statement”) setting forth the Modification Costs incurred during the
prior month for constructing the Building Modifications, including any Changes related thereto, which are costs for which Tenant is responsible under this Lease. Tenant’s Building Shell Cost Statement (i) shall be accompanied by such
invoices and other documentation as Tenant may reasonably request, (ii) shall be subject to written approval by Tenant (such approval not to be unreasonably withheld, conditioned or delayed), and (iii) shall be subject to review and audit
by Tenant and its representatives, which may include an audit of the Records; provided, however, that any such audit shall not delay or defer Tenant’s obligation to timely pay the amount of the applicable statement. Within twenty (20) days
following Tenant’s receipt of Tenant’s Building Shell Cost Statement, Tenant shall pay the approved portion of the Modification Costs to Landlord. If audit or review results in a determination of revised Modification Costs for any monthly
period, Landlord or Tenant shall pay to the other any applicable overpayment or underpayment within thirty (30) days following such determination. Tenant shall be entitled to reduction of, and credit against, the first payments due under this
Section 14.05 in the cumulative amount of all advances and/or payments made by Tenant to Landlord for Modification Costs, whether such advances or payments are so characterized, and whether such advances or payments are
made before or after execution of this Lease. 
 Section 14.06.    Tenant Delay. As used in this Lease,
“Tenant Delay” shall mean, in addition to any Tenant Delay specifically described elsewhere in this Lease, any delay Landlord encounters in the performance of Landlord’s obligations under this Lease arising from or related to any act
or omission of Tenant or its agents, employees, or contractors, including, without limitation, any delay due to: (a) any Changes, including any delays arising from or related to such Changes, whether or not within Tenant’s reasonable
control; (b) any interference with the construction of the Building Shell Improvements; (c) Tenant’s request for long-lead items; (d) any delays by Tenant in providing Landlord with information requested by Landlord, or in
providing consents or approvals required to be given by Tenant, or in completing submittals or obtaining permits within the time periods agreed to by Landlord and Tenant or as reasonably required by Landlord, including any delays in providing
Landlord with the final Modified Building Shell Plans; and (e) the Building Modifications, whether or not within Tenant’s reasonable control (including, but not limited to, delays in obtaining required utility services because of delays
associated with the construction of additional electrical substation capacity required for the Building Modifications or otherwise, or delays in obtaining governmental approvals for the construction of the Building Modifications). 

Section 14.07.    Tenant Improvements. Subject to the terms of the Tenant Work Letter attached as
Exhibit “H” to this Lease, Tenant shall, at Tenant’s sole cost and expense, space design, engineer and construct all interior improvements for the Building necessary for the conduct of Tenants business and
not included within the Building Shell Improvements (the “Tenant Improvements”). 

Section 14.08.    Ownership of Improvements. During the Lease Term, the Base Building Shell Improvements shall
be the property of Landlord, the Building Modifications and the Tenant Improvements and any other Tenant’s Alterations shall be the property of Tenant. The Building Shell Improvements and the Tenant Improvements shall remain upon and be
surrendered with the Property upon the expiration or earlier termination of the Lease Term, subject to the other provisions of this Lease respecting restoration of the Property. 

Section 14.09.    No Other Improvements. Consistent with Section 6.01 of this Lease,
except for the Building Shell Improvements, and any unfinished “punch list” items, Tenant accepts the Property in its “as is” condition, and Landlord shall have no liability or obligation for making any further alterations or
improvements of any kind in or about the Property. 
  

			
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 ARTICLE FIFTEEN    TELECOMMUNICATIONS SERVICES 

Section 15.01.    Tenant’s Telecommunications Equipment. Notwithstanding the foregoing,
with Landlord’s prior written consent (which shall not be unreasonably withheld) and subject to all applicable provisions of this Lease and applicable law, Tenant may, at Tenant’s sole cost and expense, install Telecommunications Equipment
(defined below) on the rooftop or in other portions of the Building, but only if such Telecommunications Equipment is solely limited to Tenant’s own use in the conduct of its business from the Property or for the use of Tenant’s Customers
in the conduct of their business in the ordinary course (“Tenant’s Telecommunications Equipment”). Tenant shall be solely responsible for all costs and expenses related to the use and maintenance of Tenant’s
Telecommunications Equipment, the removal of which upon the expiration or earlier termination of this Lease shall be governed by Section 6.06 of this Lease. Tenant agrees that the use of Tenant’s Telecommunications
Equipment shall in no way interfere with the operation and maintenance of the Building, or any of the Building’s systems. Tenant shall indemnify and hold Landlord harmless from all expenses, costs, damages, losses, claims or other expenses and
liabilities arising from any such interference. If such interference occurs, Tenant agrees to suspend use of Tenant’s Telecommunications Equipment until the interference has been corrected to the sole satisfaction of Landlord. Tenant shall be
responsible for all costs associated with any tests deemed necessary to resolve any and all interference caused by Tenant’s Telecommunications Equipment, or any use that is not permitted by this Article. If such interference has not been
corrected within twenty (20) days, Landlord may require Tenant to remove those components of Tenant’s Telecommunications Equipment causing such interference, or Landlord will enjoin such interference at Tenant’s sole cost and expense.
All operations by Tenant pursuant to this Article shall be lawful and in compliance with rules and regulations of the Federal Communications Commission, the Federal Aviation Administration, and the Clark County Department of Aviation. Consistent
with the terms of Section 6.05 above, Landlord shall have the right, in its sole discretion, to determine the location of any visible Tenant’s Telecommunications Equipment and require its screening at Tenant’s
sole cost and expense. Also, any rooftop installation of Tenant’s Telecommunications Equipment shall be commenced and completed in full and strict compliance with the requirement to use a contractor or subcontractor selected by Landlord for any
work involving possible roof penetrations, as set forth in Section 6.05 above. Regardless of any roof warranty or any repair obligations of Landlord in this Lease, Tenant shall be solely responsible for the repair of any
leaks or other damage to the roof membrane resulting from the installation of any Tenant’s Telecommunications Equipment. As used in this Article, “Telecommunications Equipment” means antennae and related facilities for the
provision of Telecommunications Services. As used in this Article, “Telecommunications Services” shall mean the implementation, provision, facilitation and maintenance of voice, data, video or other communication services (or any
combination of the foregoing) including, without limitation: (a) the provision and resale of point-to-point telephone communications (including dedicated long
distance service), (b) video communications service, (c) 800-number service, (d) telephone credit or debit card service, (e) audio or video conferencing, paging, voice mail and message centers,
(f) data transmission service, (g) access to computer “internet” or other networked computer-based communications, (h) satellite or cable television, (i) wideband digital networks, (j) security services, and
(k) provision of telephone, video communication or other telecommunication equipment to consumers of such services; whether now existing or subsequently developed and however provided, including, without limitation, wireless transmission and
reception of communication signals. 
 ARTICLE SIXTEEN    MISCELLANEOUS PROVISIONS 

Section 16.01.    Non-Discrimination. Tenant promises, and it is a
condition to the continuance of this Lease, that there will be no discrimination against, or segregation of, any person or group of persons on the basis of race, color, sex, creed, national origin or ancestry in the leasing, subleasing,
transferring, occupancy, tenure or use of the Property or any portion thereof. 

Section 16.02.    Landlord’s Liability; Certain Duties. 

(a)    As used in this Lease, the term “Landlord” means only the current owner or owners of the fee title
to the Property or the leasehold estate under a ground lease of the Property at the time in question. Each Landlord is obligated to perform the obligations of Landlord under this Lease only during the time such Landlord owns such interest or title.
Any Landlord who transfers its title or interest is relieved of all liability with respect to the obligations of Landlord under this Lease to be performed on or after the date of transfer. However, each Landlord shall deliver to its transferee all
funds that Tenant previously paid if such funds have not yet been applied under the terms of this Lease. 

(b)    Tenant shall give written notice of any failure by Landlord to perform any of its obligations under this Lease to
Landlord and to any ground lessor, mortgagee or beneficiary under any deed of trust encumbering the Property whose name and address have been furnished to Tenant in writing. Landlord shall not be in default under this 

 

			
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Lease unless Landlord (or such ground lessor, mortgagee or beneficiary) fails to cure such non-performance within thirty (30) days after receipt of
Tenant’s notice. However, if such non-performance reasonably requires more than thirty (30) days to cure, Landlord shall not be in default if such cure is commenced within such thirty (30)-day period and thereafter diligently pursued to completion. 

(c)    Notwithstanding any term or provision herein to the contrary, the liability of Landlord for the performance of its
duties and obligations under this Lease is limited to Landlord’s interest in the Property, and neither the Landlord nor its partners, members, managers, shareholders, officers or other principals shall have any personal liability under this
Lease. 
 (d)    Except as otherwise expressly provided in Section 2.02 of this Lease, Tenant
shall have no right to terminate this Lease based on an uncured default by Landlord in the performance of Landlord’s obligations under this Lease; provided, however, that Tenant may seek to recover from Landlord an amount representing
appropriate actual, compensatory damages for breach of contract based on any such uncured default of Landlord, but not otherwise. Consistent with Section 10.08 above, in no event shall Tenant be permitted to recover
consequential, punitive, or exemplary damages from Landlord based on any such uncured default of Landlord, or otherwise. 

(e)    With respect to any provision of this Lease which provides (or is held to provide) that Landlord shall not
unreasonably withhold any consent or approval, Tenant shall not be entitled to make any claim for, and Tenant hereby expressly waives, any claim for damages, it being acknowledged and agreed that Tenant’s sole right and exclusive remedy
therefor shall be an action for specific performance. 
 Section 16.03.    Severability. A determination by
a court of competent jurisdiction that any provision of this Lease or any part thereof is illegal or unenforceable shall not cancel or invalidate the remainder of such provision or this Lease, which shall remain in full force and effect, and it is
the intention of the parties that there shall be substituted for such provision as is illegal or unenforceable a provision as similar to such provision as may be possible and yet be legal and enforceable. 

Section 16.04.    Interpretation. The captions of the Articles or Sections of this Lease are to assist the
parties in reading this Lease and are not a part of the terms or provisions of this Lease. Unless the context clearly requires otherwise, (i) the plural and singular numbers will each be deemed to include the other; (ii) the masculine,
feminine, and neuter genders will each be deemed to include the others; (iii) “shall,” “will,” “must,” “agrees,” and “covenants” are each mandatory; (iv) “may” is permissive; (v)
“or” is not exclusive; and (vi) “includes” and “including” are not limiting. In the event of a dispute between Landlord and Tenant over the interpretation of this Lease, both parties shall be deemed to have been the
drafter of this Lease, and any applicable law that states that contracts are to be construed against the drafter shall not apply. In any provision relating to the conduct, acts or omissions of Tenant, the term “Tenant” shall include
Tenant’s agents, employees, contractors, invitees, successors or others using the Property with Tenant’s express or implied permission. 

Section 16.05.    Incorporation of Prior Agreements; Modifications. This Lease is the only agreement between
the parties pertaining to the lease of the Property and no other agreements are effective. All amendments to this Lease shall be in writing and signed by all parties. Any other attempted amendment shall be void. All attached exhibits are hereby
expressly incorporated into this Lease by this reference. 
 Section 16.06.    Notices. All notices,
demands, statements or communications (collectively, “Notices”) given or required to be given by either party to the other hereunder shall be in writing, shall be sent by United States certified or registered mail, postage prepaid,
return receipt requested, nationally-recognized commercial overnight courier, or delivered personally (i) to Tenant at the appropriate address set forth in Section 1.03 above, or (ii) to Landlord at the addresses
set forth in Section 1.02 above. Landlord and Tenant shall have the right to change its respective Notice address upon giving Notice to the other party. Any Notice will be deemed given three (3) business days after the
date it is mailed as provided in this Section 16.06, or upon the date delivery is made, if delivered by an approved courier (as provided above) or personally delivered Consistent with the provisions of
Section 16.02(b) above, if Tenant is notified of the identity and address of Landlord’s secured lender or ground or underlying lessor, Tenant shall give to such lender or ground or underlying lessor written notice of
any default by Landlord under the terms of this Lease by registered or certified mail, and such lender or ground or underlying lessor shall be given the same opportunity to cure such default as is provided Landlord under this Lease (unless such cure
period is extended pursuant to the terms of any agreement to which Tenant is a party or to which Tenant consents) prior to Tenant’s exercising any remedy available to Tenant. Notices required hereunder may be given by either an agent or
attorney acting on behalf of Landlord or Tenant. 
  

			
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 Section 16.07.    Waivers. The failure of Landlord to insist upon
the strict performance, in any of one or more instances, of any term, covenant or condition of this Lease shall not be deemed to be a waiver by Landlord of such term, covenant or condition. No waiver by Landlord of any breach by Tenant of any term,
provision and covenant contained herein shall be deemed or construed to constitute a waiver of any other or subsequent breach by Tenant of any term, provision or covenant contained herein. Landlord’s acceptance of the payment of rent (or
portions thereof) or any other payments hereunder after the occurrence of and during the continuance of a default (or with knowledge of a breach of any term or provision of this Lease which with the giving of notice and the passage of time, or both,
would constitute a default) shall not be construed as a waiver of such default or any other rights or remedies of Landlord, including any right of Landlord to recover the Property, unless such payment of rent cures such default. Moreover, Tenant
acknowledges and agrees that Landlord’s acceptance of a partial rent payment shall not, under any circumstances (whether or not such partial payment is accompanied by a special endorsement or other statement), constitute an accord and
satisfaction. Landlord will accept the check (or other payment means) for payment without prejudice to Landlord’s right to recover the balance of such rent or to pursue any other remedy available to Landlord. Forbearance by Landlord to enforce
one or more of the remedies herein provided upon the occurrence of a default shall not be deemed or construed to constitute a waiver of such default. 

Section 16.08.    No Recordation. Tenant shall not record this Lease. Concurrently with their execution of
this Lease, Landlord and Tenant shall execute a memorandum of this Lease in the form attached as Exhibit “K” to this Lease (the “Lease Memorandum”), which shall be recorded at Landlord’s cost. 

Section 16.09.    Binding Effect; Choice of Law. This Lease binds any party who legally acquires any rights or
interest in this Lease from Landlord or Tenant. However, Landlord shall have no obligation to Tenant’s successor unless the rights or interests of Tenant’s successor are acquired in accordance with the terms of this Lease. The laws of the
State in which the Property is located shall govern this Lease, without regard to such State’s conflicts of law principles. Any action or claim to enforce or interpret the provisions of this Lease, or otherwise arising out of or related to this
Lease or to Tenant’s use and occupancy of the Property, regardless of the theory of relief or recovery and regardless of whether third parties are involved in the action, may only be brought in the State and County where the Property is
located, and Landlord and Tenant irrevocably consent to personal jurisdiction in such State for purposes of any such action or claim. 

In the interest of obtaining a speedier and less costly adjudication of any dispute, Landlord and Tenant hereby knowingly, intentionally,
and irrevocably waive the right to trial by jury in any legal action, proceeding, claim, or counterclaim brought by either of them against the other on all matters arising out of or related to this Lease or the use and occupancy of the Property.

 Section 16.10.    Corporate Authority; Partnership Authority; LLC Authority. If Tenant is a
corporation, each person signing this Lease on behalf of Tenant represents and warrants that he has full authority to do so and that this Lease binds the corporation. Within thirty (30) days after this Lease is signed, Tenant shall deliver to
Landlord a certified copy of a resolution of Tenant’s Board of Directors authorizing the execution of this Lease or other evidence of such authority reasonably acceptable to Landlord. If Tenant is a partnership, each person or entity signing
this Lease for Tenant represents and warrants that he or it is a general partner of the partnership, that he or it has full authority to sign for the partnership and that this Lease binds the partnership and all general partners of the partnership.
Tenant shall give written notice to Landlord of any general partner’s withdrawal or addition. Within thirty (30) days after this Lease is signed, Tenant shall deliver to Landlord a copy of Tenant’s recorded statement of partnership or
certificate of limited partnership. If Tenant is a limited liability company (LLC), each person or entity signing this Lease for Tenant represents and warrants that he or it is a manager or member of the LLC, that he or it has full authority to sign
for the LLC and that this Lease binds the LLC. Within thirty (30) days after this Lease is signed, Tenant shall deliver to Landlord a certified copy of a resolution of Tenant’s managers or members authorizing the execution of this Lease,
or other evidence of such authority reasonably acceptable to Landlord. 
 Section 16.11.    Joint and Several
Liability. All parties signing this Lease as Tenant shall be jointly and severally liable for all obligations of Tenant. 

Section 16.12.    Force Majeure. A “Force Majeure” event shall occur if Landlord or
Tenant cannot perform any of its obligations due to events beyond such applicable party’s control (except with respect to the obligations imposed with regard to Base Rent, Additional Rent and other charges to be paid by Tenant pursuant to this
Lease), and in such cases the time provided for performing such obligations shall be extended by a period of time equal to the duration of such events. Events beyond Landlord’s or Tenant’s control include, but are not limited to, acts of
God, war, civil commotion, terrorist acts, labor disputes, strikes, fire, flood or other casualty, shortages of labor or material, government regulation or restriction, waiting periods for obtaining governmental permits or approvals, or weather
conditions. No express reference in this Lease to a Force Majeure event shall create any inference that the terms of this Section 16.12 do not apply with equal force in the absence of such an express reference. 

 

			
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 Section 16.13.    Counterparts. This Lease may be executed in
counterparts and, when all counterpart documents are executed, the counterparts shall constitute a single binding instrument. 

Section 16.14.    Survival. All representations and warranties of Landlord and Tenant shall survive the
termination of this Lease. 
 Section 16.15.    Relationship of Parties. Nothing contained in this Lease
shall be deemed or construed by the parties hereto or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant, it being expressly understood and agreed that
neither the method of computation of Rent nor any act of the parties hereto shall be deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant. 

Section 16.16.    No Warranty. In executing and delivering this Lease, Tenant has not relied on any
representation, including, but not limited to, any representation whatsoever as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing the same services to other
tenants, at all, on the same level or on the same basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the exhibits attached hereto. 

Section 16.17.    Waiver of Redemption by Tenant. Tenant hereby waives, for Tenant and for all those claiming
under Tenant, all rights now or hereafter existing to redeem by order or judgment of any court or by any legal process or writ, Tenant’s right of occupancy of the Property after any termination of this Lease. 

Section 16.18.    Independent Covenants. This Lease shall be construed as though the covenants herein between
Landlord and Tenant are independent and not dependent and Tenant hereby expressly waives the benefit of any statute or other law to the contrary and agrees that if Landlord fails to perform its obligations set forth herein, Tenant shall not be
entitled to make any repairs or perform any acts hereunder at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord. 

Section 16.19.    Confidentiality. Tenant acknowledges that the content of this Lease and any related
documents are confidential information. Landlord and Tenant shall keep such confidential information strictly confidential and shall not, except as otherwise required by law, disclose such confidential information to any person or entity other than
Tenant’s or Landlord’s financial, legal, and other consultants, provided that such recipients agree to maintain the confidentiality of the information. 

Section 16.20.    Revenue and Expense Accounting. Landlord and Tenant agree that, for all purposes (including
any determination under Section 467 of the Internal Revenue Code), rental income will accrue to the Landlord and rental expenses will accrue to the Tenant in the amounts and as of the dates rent is payable under this Lease. 

Section 16.21.    Tenant’s Representations and Warranties. Tenant warrants and represents to Landlord as
follows, each of which is material and being relied upon by Landlord: 
 (a)    Tenant and all persons and entities
(i) owning (directly or indirectly) an ownership interest in Tenant, (ii) whom or which are an assignee of Tenant’s interest in this Lease; or (iii) whom or which are a guarantor of Tenant’s obligations under this Lease:
(x) are not, and shall not become, a person or entity with whom Landlord is restricted from doing business under regulations of the Office of Foreign Assets Control (“OFAC”) of the Department of the Treasury (including, but not
limited to, those named on OFAC’s Specially Designated Nationals and Blocked Persons list) or under any statute, executive order (including, but not limited to, the September 24, 2001 Executive Order Blocking Property and Prohibiting
Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action; (y) are not, and shall not become, a person or entity with whom Landlord is restricted from doing business under the International
Money Laundering Abatement and Financial Anti-Terrorism Act of 2001 or the regulations or orders thereunder; and (z) are not knowingly engaged in, and shall not knowingly engage in, any dealings or transaction or be otherwise associated with
such persons or entities described in clauses (x) or (y), above. 
  

			
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 (b)    If Tenant is an entity, Tenant is duly organized, validly existing and
in good standing under the laws of the State of its organization, and is qualified to do business in the State in which the Property is located, and the persons executing this Lease on behalf of Tenant have the full right and authority to bind
Tenant without the consent or approval of any other person or entity. Tenant has full limited liability company power, capacity, authority and legal right to execute and deliver this Lease and to perform all of its obligations hereunder. This Lease
is a legal, valid and binding obligation of Tenant, enforceable in accordance with its terms, except as may be limited by (i) bankruptcy, insolvency, or similar laws affecting creditors rights generally, and (ii) general principles of
equity. 
 (c)    Tenant has not (1) made a general assignment for the benefit of creditors, (2) filed any
voluntary petition in bankruptcy or suffered the filing of an involuntary petition by any creditors, (3) suffered the appointment of a receiver to take possession of all or substantially all of its assets, (4) suffered the attachment or
other judicial seizure of all or substantially all of its assets, (5) admitted in writing its inability to pay its debts as they come due, or (6) made an offer of settlement, extension or composition to its creditors generally. 

Tenant confirms that all of the above representations and warranties are true as of the date of this Lease, and acknowledges and agrees that they shall survive
the expiration or earlier termination of this Lease. 
 Section 16.22.    Further Assurances. Except as
otherwise expressly provided in this Lease, Landlord and Tenant each will, at its own cost and expense, execute and deliver such further documents and instruments and will take such other actions as may be reasonably required or appropriate to carry
out the intent and purposes of this Lease. 
 Section 16.23.    Heirs and Successors. The covenants and
agreements of this Lease shall be binding upon the heirs, legal representatives, successors and permitted assigns of the parties hereto. 

Section 16.24.    Lease Contingency. Notwithstanding any language to the contrary in this Lease, Tenant
acknowledges and agrees that the continued effectiveness of this Lease is conditioned on the written approval of Master Landlord through its designated representative. In the course of obtaining Master Landlord’s approval of this Lease,
Landlord and Tenant shall jointly address any concerns raised by Master Landlord’s designated representative and reasonably cooperate in amending this Lease, if needed, so as to obtain such approval as soon as practicable. Any delay in
obtaining Master Landlord’s written approval shall constitute a Force Majeure event. 

Section 16.25.    Reimbursement Agreement. Landlord and Tenant are parties to that certain Reimbursement
Agreement, dated May 21, 2007, as amended (the “Reimbursement Agreement”). Notwithstanding and language to the contrary in this Lease or the Reimbursement Agreement, Tenant shall pay to Landlord, concurrently with Tenant’s
execution and delivery of this Lease, an amount equal to the unpaid Reimbursement Expenses (up to the Maximum Amount), as such terms are defined in the Reimbursement Agreement. Tenant’s failure to timely pay such amount to Landlord shall
constitute a material default under this Lease. 
 Section 16.26.    Constant Dollars Defined. As used in
this Lease, “Constant Dollars” means the value of the U.S. dollar to which such phrase refers, as adjusted from time to time. An adjustment shall occur on the first (1st) day of
January of the sixth (6th) full calendar year following the date of this Lease, and thereafter at five (5) year intervals. Constant Dollars shall be determined by multiplying the dollar
amount to be adjusted by a fraction, the numerator of which is the Current Index Number and the denominator of which is the Base Index Number. The “Base Index Number” shall be the level of the Index for the calendar month during which this
Declaration is recorded in the Official Records; the “Current Index Number” shall be the level of the Index for the calendar month that corresponds to the month of the date of this Lease of the year preceding the adjustment year; the
“Index” shall be the Consumer Price Index for All Urban Consumers, published by the Bureau of Labor Statistics of the United States Department of Labor for U.S. City Average, All Items (1996=100), or any successor index thereto as
hereinafter provided. If publication of the Index is discontinued, or if the basis of calculating the Index is materially changed, then Landlord shall substitute for the Index comparable statistics as computed by an agency of the United States
Government or, if none, by a substantial and responsible periodical or publication of recognized authority most closely approximating the result which would have been achieved by the Index. 

ARTICLE SEVENTEEN    MASTER LEASE 

(a)    This Lease is subject and subordinate to the Lease Agreement, dated July 18, 2006 (the “Master
Lease”), by and between Landlord, as tenant, and County of Clark, a political subdivision of the State of Nevada (“County”), as landlord (the original “Master Landlord”), and to any renewal,
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any mortgage or other encumbrance to which the Master Lease is subject or subordinate, and to all renewals, modifications, consolidations, replacements and extensions thereof. A copy of the
Master Lease is attached as Exhibit “I” to this Lease. Except as specifically modified in this Lease, during the Lease Term Tenant shall be bound by and shall observe all of the terms and conditions to be observed by Landlord under
the Master Lease as fully and to the same extent and effect as though Tenant were the lessee thereunder in the place and stead of Landlord. Any event resulting in termination of the Master Lease by its terms or otherwise shall also automatically
result in termination of this Lease, except as otherwise provided or contemplated in Section 2.3 (Attornment) of the Master Lease. 

(b)    Without limiting the generality of (a) above, Tenant expressly agrees to comply with and be bound by
(i) any and all covenants, conditions and restrictions or rules, regulations or standards of operation or conduct contemplated under the terms of the Master Lease, and (ii) the non-discrimination
provisions of Article III of the Master Lease, which are hereby incorporated into this Lease by this reference. 

(c)    Without limiting the generality of (a) above, Tenant acknowledges and agrees that Landlord’s covenant of
quiet possession or enjoyment (Section 5.08 of this Lease) is expressly subject to the Master Landlord’s rights under the Master Lease, including but not limited to the right to recover the Property (Section 2.20 of the Master
Lease), the right to improve or expand McCarran International Airport (Section 3.11 of the Master Lease), and the right to enter and inspect the Property (Section 2.7 of the Master Lease). 

(d)    Without limiting the generality of (a) above, Tenant acknowledges and agrees that this Lease is subject to the
attornment provisions of Section 2.3 of the Master Lease. Pursuant to the provisions of such section of the Master Lease, Section 11.01 of this Lease is supplemented by adding the following
thereto: 
 If by reason of a default on the part of Landlord as tenant in the performance of the terms of the provisions of the Master
Lease, the Master Lease and the leasehold estate of Landlord as ground lessee thereunder are terminated by summary proceedings or otherwise in accordance with the terms of the Master Lease, Tenant will attorn to Master Landlord and recognize Master
Landlord as lessor; provided, however, Master Landlord agrees that so long as Tenant is not in default, Master Landlord agrees to provide quiet enjoyment to Tenant and to be bound by all the terms and conditions of this Lease. 

(e)    Without limiting the generality of (a) above, Tenant further acknowledges and agrees that (i) all Tenant
signs must have the prior written approval of the designated representative of Master Landlord (per Section 2.6.2 of the Master Lease), and (ii) Master Landlord must be named as an additional insured on all liability
insurance policies maintained by Tenant under the terms of this Lease (per Section 2.12.2.7.4 of the Master Lease). 

(f)    As required by the terms of Section 2.9 of the Master Lease, should Tenant cause any
improvements to be made to the Property, Tenant shall cause any contract with any contractor, designer, or other person providing work, labor, or materials to the Property to include the following clause: 

Contractor agrees on behalf of itself, its subcontractors, suppliers and consultants and their employees that there is no legal right to file a
lien upon County-owned property, and will not file a mechanic’s lien or otherwise assert any claim against County on account of any work done, labor performed or materials furnished under this contract. Contractor agrees to indemnify, defend
and hold County harmless from any liens filed upon County’s property and shall promptly take all necessary legal action to ensure the removal of any such lien at Contractor’s sole cost. 

 

			
	ARTICLE EIGHTEEN	  	DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND RECIPROCAL EASEMENTS

 Landlord may prepare for eventual recordation against the Property and other adjacent land a Declaration of
Covenants, Conditions, Restrictions and Reciprocal Easements (the “Declaration”). So long as the provisions of the Declaration do not increase Tenant’s obligations in any material way (the performance of ministerial acts shall
not be deemed material) and do not have a materially adverse effect on Tenant’s conduct of business from the Property, Tenant agrees that the Lease shall be subject and subordinate to the Declaration, and further agrees to execute a recordable
instrument (prepared by Landlord at its sole cost and expense) in order to evidence such subordination. 
  

			
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 ARTICLE NINETEEN     NO OPTION OR OFFER 

THE SUBMISSION OF THIS LEASE BY LANDLORD, ITS AGENT OR REPRESENTATIVE FOR EXAMINATION OR EXECUTION BY TENANT DOES NOT CONSTITUTE AN OPTION OR
OFFER TO LEASE THE PROPERTY UPON THE TERMS AND CONDITIONS CONTAINED HEREIN OR A RESERVATION OF THE PROPERTY IN FAVOR OF TENANT, IT BEING INTENDED HEREBY THAT THIS LEASE SHALL ONLY BECOME EFFECTIVE UPON THE EXECUTION HEREOF BY LANDLORD AND DELIVERY
OF A FULLY EXECUTED LEASE TO TENANT. NEITHER PARTY SHALL HAVE ANY OBLIGATION TO CONTINUE DISCUSSIONS OR NEGOTIATIONS OF THIS LEASE. 

(Intentionally left blank – signature page to follow) 
  

			
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 Landlord and Tenant have signed this Lease at the place and on the dates specified adjacent to
their signatures below. 
  

																							
		 		 	LANDLORD:
			
	 Signed on August 23, 2007
 at
                                         
       .
	 		 	 BELTWAY BUSINESS PARK WAREHOUSE NO. 3, LLC,

a Nevada limited liability company

		 		 		 		 		 		 		 		 		 	
		 		 		 		 	By:	 		 	 MAJESTIC BELTWAY WAREHOUSE

BUILDINGS, LLC, a Delaware limited
 liability Company, its
Manager

		 		 		 		 		 		 		 		 		 	
		 		 		 		 		 		 	By:	 		 	 MAJESTIC REALTY CO.,
 a California
corporation, Manager’s Agent

		 		 		 		 		 		 		 		 		 	
		 		 		 		 		 		 		 		 	By:	 	 /s/ Edward P. Roski, Jr.

		 		 		 		 		 		 		 		 	Printed Name: Edward P. Roski, Jr.
		 		 		 		 		 		 		 		 		 		 		 	
		 		 		 		 		 		 		 		 	By:	 	      

		 		 		 		 		 		 		 		 	Printed Name:	 	      

		 		 		 		 		 		 		 		 	Its:	 	      

		 		 		 		 		 		 		 		 		 		 		 	
		 		 		 		 	By:	 		 	 THOMAS & MACK BELTWAY, L.L.C.,

a Nevada limited liability Company,
 its Manager

		 		 		 		 		 		 		 		 		 		 		 	
		 		 		 		 		 		 	By:	 		 	 /s/ Thomas A. Thomas

		 		 		 		 		 		 	Printed Name: Thomas A. Thomas
		 		 		 		 		 		 	Its: Manager
		 		 		 		 		 		 		 		 		 		 		 	
		 		 		 		 	TENANT:
		 		 		 		 		 		 		 		 		 		 		 	
	 Signed on August 28, 2007
 at
                                         
       .
	 		 	 SWITCH COMMUNICATIONS GROUP, L.L.C.,

a Nevada limited liability company

		 		 		 		 		 		 		 		 		 		 		 	
		 		 		 		 	By:	 	 /s/ Rob Roy

		 		 		 		 	 Printed Name: Rob Roy
 Its: Chief
Executive Officer and Manager

		 		 		 		 		 		 		 		 		 		 		 	
		 		 		 		 	By:	 	/s/ Donald D. Snyder
		 		 		 		 	 Name: Donald D. Snyder
 Its:
Manager

  

			
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 EXHIBIT A 

DEPICTION OR DESCRIPTION OF THE PROPERTY 

(Attached) 
  

			
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 Exhibit “A” 

BUILDING #8 – 325,000 SQ. FT. (DIVISIBLE) 
  

 
 7135 S. Decatur Blvd., Building #8, Las Vegas, NV 

  
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 EXHIBIT ‘A’ 

LEGAL DESCRIPTION 
 SWITCH
COMMUNICATIONS BUILDING 8 LEASE 
 BEING A PORTION OF THE SOUTH HALF (S 1/2) OF THE SOUTHEAST QUARTER (SE 1/4) OF SECTION 1, TOWNSHIP 22 SOUTH, RANGE
60 EAST, M.D.M., CLARK COUNTY, NEVADA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: 
 COMMENCING AT THE NORTHEAST CORNER OF SAID SOUTHEAST QUARTER
(SE 1/4); THENCE ALONG THE EASTERLY LINE THEREOF, SOUTH 00°03’17” EAST, 445.02 FEET; THENCE DEPARTING SAID EASTERLY LINE, SOUTH 89°56’43” WEST, 60.00 FEET TO THE WESTERLY RIGHT-OF-WAY LINE OF DECATUR BOULEVARD PER
DEDICATION DOCUMENT RECORDED MARCH 14, 2002, ON FILE IN BOOK 20020314 AS INSTRUMENT NO. 00744 OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF CLARK COUNTY, NEVADA, THENCE ALONG SAID WESTERLY RIGHT-OF-WAY LINE, SOUTH
00°03’17” EAST, 891.57 FEET; THENCE DEPARTING SAID WESTERLY RIGHT-OF-WAY LINE, SOUTH 00°03’50” EAST, 10.42 FEET TO THE POINT OF BEGINNING; 

THENCE SOUTH 00°03’50” EAST, 157.39 FEET TO THE WESTERLY RIGHT-OF-WAY LINE OF THE UNION PACIFIC
RAILROAD; THENCE ALONG SAID WESTERLY RIGHT-OF-WAY LINE, SOUTH 23°42’40” WEST, 559.54 FEET TO THE NORTHERLY LINE OF THE SOUTHEAST QUARTER (SE 1/4) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE
SOUTHEAST QUARTER (SE 1/4) OF SAID SECTION l; 
 THENCE DEPARTING SAID WESTERLY RIGHT-OF-WAY AND ALONG SAID NORTHERLY LINE, SOUTH
87°10’38” WEST, 344.76 FEET TO THE NORTHWEST CORNER OF THAT PARCEL GRANTED TO ETHEL KURKJIAN AND JOYCE MCCREA BY DEED RECORDED NOVEMBER 12, 1997 IN BOOK 971112, AS INSTRUMENT 00275 OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY
RECORDER OF CLARK COUNTY, NEVADA; 
 THENCE ALONG THE WESTERLY LINE OF NORTHEAST QUARTER (NE 1/4) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE SOUTHEAST QUARTER
(SE 1/4) OF SAID SECTION 1, NORTH 00°07’32” EAST, 79.94 FEET; 
 THENCE DEPARTING SAID WESTERLY LINE, SOUTH 89°56’43” WEST,
672.09 FEET TO THE PROJECTION OF THE EASTERLY LINE OF THAT PARCEL ADJUSTED AND SHOWN AS “W2” ON THE SURVEY IN FILE 120 OF SURVEYS, PAGE 88 OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF CLARK COUNTY, NEVADA; 

THENCE ALONG SAID EASTERLY LINE AND ITS PROJECTION, NORTH 00°19’45” EAST, 639.16 FEET; THENCE DEPARTING SAID EASTERLY LINE AND ITS PROJECTION,
SOUTH 89°40’15” EAST, 199.33 FEET; THENCE SOUTH 00°19’45” WEST, 20.00 FEET; THENCE SOUTH 89°40’15” EAST, 180.00 FEET; THENCE NORTH 00°19’45” EAST, 20.00 FEET; THENCE SOUTH
89°40’15” EAST, 100.00 FEET; THENCE SOUTH 

  
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00°19’45” WEST, 20.00 FEET; THENCE SOUTH 89°40’15” EAST, 210.00 FEET; THENCE NORTH 00°19’45” EAST, 20.00 FEET; THENCE SOUTH 89°40’15”
EAST, 190.00 FEET; THENCE SOUTH 00°19’45” WEST, 20.00 FEET; THENCE SOUTH 89°40’15” EAST, 140.00 FEET; THENCE NORTH 00°19’45” EAST, 20.00 FEET; THENCE SOUTH 89°40’15” EAST, 98.17 FEET; THENCE
SOUTH 00°19’45” WEST, 24.67 FEET; THENCE SOUTH 89°40’15” EAST, 120.07 FEET TO THE POINT OF BEGINNING. 
 CONTAINS
APPROXIMATELY 17.33 ACRES OF LAND. 
 BASIS OF BEARINGS 
 THE
EAST LINE OF THE NORTHEAST QUARTER (NE 1/4) OF THE NORTHEAST QUARTER (NE 1/4) OF SECTION 1, TOWNSHIP 22 SOUTH, RANGE 60 EAST, M.D.M., CLARK COUNTY, NEVADA, AS SHOWN ON THAT MAP ON FILE IN FILE 66 OF SURVEYS AT PAGE 02 OF OFFICIAL RECORDS, CLARK
COUNTY, NEVADA, SAID LINE BEARS NORTH 00°42’44” WEST. 
  

			
	 MARK L. HEDGE, P.E.
 PROFESSIONAL ENGINEER

NEVADA CERTIFICATE NO. 8445
 EXPIRES 6/30/09

LOCHSA ENGINEERING
 (702) 365-9312/ FAX
(702) 365-9317
	  	

  
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 EXHIBIT B 

SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 

(Attached) 
  

			
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 RECORDING REQUESTED BY: 

BANK OF THE WEST, 
 a California banking corporation 

AND WHEN RECORDED MAIL TO: 
 BANK OF THE WEST, 

a California banking corporation 
 Construction Finance 

3000 Oak Road, Suite 400 
 Walnut Creek, California 94597 

			
	Attn:	 	 
	 

			
	 

 SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT 

 

	NOTICE:	THIS SUBORDINATION AGREEMENT RESULTS IN THE LEASEHOLD ESTATE IN THE PROPERTY BECOMING SUBJECT TO AND OF LOWER PRIORITY THAN THE LIEN OF SOME OTHER OR LATER SECURITY INSTRUMENT. 

THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT (“Agreement”) is entered into as of ____________________, ____, by
_________________________________________________, a _____________________ (“Landlord”), and _________________________________________________, a ___________________________________ (“Tenant”), and _____________________ BANK OF
THE WEST, a California banking corporation (“Lender”), with reference to the following facts: 

A.    Pursuant to a lease dated ___________, ____ (the “Lease”) between Landlord and Tenant, Tenant is a
tenant of _____________________ (“Leased Premises”) of a certain building constructed or to be constructed (the “Building”) on that certain real property located in the City of __________, County of __________,
State of California, more particularly described in Exhibit A attached hereto (the “Land”) (the Land and Building being collectively referred to herein sometimes as the “Property”). The term “Lease”
includes without limitation, any option to purchase or rights of first refusal affecting the Property, or any portion thereof, contained in the Lease, and the leasehold estate created by the Lease. 

B.    Landlord and Lender have entered into or will enter into a Loan Agreement (the “Loan Agreement”)
dated as of _____________, ____, pursuant to which Landlord shall execute a promissory note of even date with the Loan Agreement, in favor of Lender (the “Note”) evidencing Landlord’s indebtedness to Lender in connection with a
loan of up to _________________ Dollars ($_____________) made or to be made by Lender to Landlord (the “Loan”). Landlord has executed or is about to execute a Deed of Trust and Security Agreement and Fixture Filing and
Assignment of Leases and Rents (the “Deed of Trust”) of even date with the Loan Agreement, covering the Property which was recorded on _________________, as document no. _______________, in the Official Records of ________ County,
California. 
 C.    Landlord’s interest in the Property is a ground leasehold interest as to the Land and a fee
interest as to the Building, pursuant to that certain Ground Lease Agreement described in Exhibit B attached hereto. 

D.    As a condition precedent to obtaining the Loan and/or approving the Lease, Lender has required that Landlord and
Tenant unconditionally subordinate the Lease to the lien of the Deed of Trust, subject to the terms of this Agreement. 

E.    It is to the mutual benefit of Landlord and Tenant that Lender make the Loan to Landlord and approve the Lease, and
Landlord and Tenant are willing to subordinate the Lease to the lien of the Deed of Trust, provided Tenant is assured of continued possession, occupancy and quiet enjoyment of the Premises under the terms of the Lease as provided herein. 

NOW THEREFORE, in consideration of the foregoing facts and the mutual covenants contained herein, the parties hereto hereby agree as follows:

  

			
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 1.    Assignment. Tenant acknowledges and agrees that it has notice
that the Lease and the rent and all other sums due under the Lease have been assigned or are to be assigned to Lender as security for the obligations secured by the Deed of Trust. If Lender notifies Tenant in writing of the occurrence of an Event of
Default under the Deed of Trust and demands that Tenant pay sums due under the Lease directly to Lender, Tenant shall honor that demand and pay such sums due under the Lease directly to Lender or as otherwise directed pursuant to such notice. In
complying with these provisions, Landlord expressly authorizes Tenant to make payments to Lender in compliance with Lender’s written instructions under this paragraph 1 and agrees that Tenant shall be entitled to rely solely upon the notices
given by Lender, without any inquiry as to the factual basis for such notice or any prior notice to or consent from Landlord, and despite any instructions from Landlord to the contrary, and Landlord hereby releases Tenant from all liability to
Landlord in connection with Tenant’s compliance with Lender’s notice and agrees to indemnify and hold Tenant harmless from and against any and all loss, claim, damage or liability arising out of Tenant’s compliance with such notice.
Tenant shall be entitled to full credit under the Lease for any rents paid to Lender in accordance with the provisions of this section to the same extent as if such rents were paid directly to Landlord. Any dispute between Lender and Landlord as to
the extent, nature, existence or continuance of an Event of Default, or with respect to foreclosure of the Deed of Trust by Lender, shall be dealt with and adjusted solely between Lender and Landlord, and Tenant shall not be made a party thereto
(unless required by law). 
 2.    Priority of Deed of Trust. The Deed of Trust in favor of Lender, and any
renewals and extensions thereof, shall unconditionally be and remain at all times a lien on the Property, prior and superior to the Lease. 

3.    Entire Agreement Regarding Subordination. This Agreement shall be the whole and only agreement with regard to
the subordination of the Lease to the lien of the Deed of Trust in favor of Lender, and shall supersede and cancel, but only insofar as would affect the priority between (a) the Lease and (b) the Deed of Trust, any prior agreements as to
such subordination, including, but not limited to, those provisions, if any, contained in the Lease which may provide for such subordination. In the event of a conflict between the terms of this Agreement and the terms of the Lease, this Agreement
shall control as between Tenant and Lender. However, as between Landlord and Tenant, the Lease shall control. 

4.    Consent and Subordination. Landlord and Tenant declare, agree and acknowledge that: 

a.    In making disbursements under the Loan Agreement, Lender is under no obligation or duty to, nor has
Lender represented that it will, see to the application of such proceeds by the person or persons to whom Lender disburses such proceeds, and any application or use of such proceeds for purposes other than those provided for in the Loan Agreement
shall not defeat the subordination herein; and 
 b.    Landlord and Tenant intentionally and
unconditionally subject and subordinate the Lease in favor of the lien of the Deed of Trust, and acknowledge that, in reliance upon and in consideration of this subjection and subordination, the Loan is being made to Landlord and would not be made
but for this subjection and subordination. 
 5.    Successor Landlord. The term “Successor
Landlord” means any person or entity (including, without limitation, Lender or any third party) who succeeds to the interest of Landlord in and to the Leased Premises and the Lease pursuant to a judicial foreclosure, other proceedings
brought to enforce the rights of the holder of the Note, trustee’s sale or conveyance or sale in lieu of foreclosure, or other means, and the successors and assigns of any such person or entity. 

6.    Attornment. If the interests of Landlord in the Property and under the Lease are acquired by a Successor
Landlord, then the Lease and all terms therein, and the obligations of Tenant thereunder, shall continue in full force and effect as between Tenant and Successor Landlord and shall not be altered, terminated, or disturbed, except in accordance with
the terms of the Lease and this Agreement, and thereupon, Tenant shall be bound to Successor Landlord and Successor Landlord shall be bound to Tenant under all of the terms, covenants and conditions of the Lease for the balance of the term and any
renewals thereof with the same force and effect as if the Successor Landlord were the Landlord under the Lease. If a Successor Landlord acquires the interest of Landlord, Tenant hereby agrees to attorn to Successor Landlord as its Landlord, and said
attornment shall be effective and self-operative without the execution of any other instruments on the part of any party hereto, immediately upon Successor Landlord succeeding to the interests of Landlord under the Lease. Upon receipt by Tenant of
notice from Successor Landlord that Successor Landlord has succeeded to the interests of Landlord under the Lease, Tenant will make all payments of monetary obligations due by Tenant under the Lease, after receipt of such notice, to Successor
Landlord at the address provided by Successor Landlord. 
  

			
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 7.    Nondisturbance. If Successor Landlord shall succeed to the
interests of Landlord under the Lease, provided that Tenant is not in default (beyond any period given Tenant in the Lease to cure such default) in the payment of rent or any other amounts or in the performance of any of the other term, covenants or
conditions of the Lease to be performed by Tenant. Successor Landlord shall be bound to Tenant under all of the terms, covenants and conditions of the Lease, and Successor Landlord shall not disturb Tenant’s use, quiet enjoyment or occupancy of
the Leased Premises. However, in any such event, Successor Landlord shall not be: 
 a.    Liable for any
acts or omissions of any prior landlord (including, but not limited to, Landlord); or 
 b.    Subject to
any offsets or defenses not specifically provided for in the Lease which Tenant might have arising out of acts or omissions of any prior landlord (including, but not limited to, Landlord); or 

c.    Liable for any consequential damages attributable to any acts or omissions of any prior landlord
(including, but not limited to, Landlord); or 
 d.    Obligated to give Tenant a credit for or
acknowledge any rent or any other sums which Tenant has paid to Landlord which is in excess of the rent due under the Lease at the time Successor Landlord gave Tenant notice of it succeeding to the Landlord’s interests and not delivered to
Successor Landlord; or 
 e.    Liable for the repayment of any monies paid by Tenant under the Lease,
including without limitation, security deposits, unless Successor Landlord actually received possession of such monies; or 

f.    Obligated to commence or complete any construction or contribute toward construction or installation
of any improvements required under the Lease, or expand or rehabilitate existing improvements thereon, or restore improvements following any casualty not required to be insured under the Lease or pay the costs of any restoration in excess of the
proceeds recovered under any insurance required to be carried under the Lease or any condemnation award; or 

g.    Liable for any damages or other relief attributable to any latent or patent defects in construction;
or 
 h.    Liable for any costs or expenses related to any indemnification or representation provided by
any prior landlord (including, but not limited to, Landlord) with respect to the Property or the Leased Premises; or 

i.    Obligated to enforce any restriction on competition beyond the Leased Premises or pay any expenses or
damages in connection with or arising from such restriction. 
 Additionally, in such event, Tenant shall be bound to Successor Landlord
under all of the terms, covenants and conditions of the Lease, and Successor Landlord shall, from and after Successor Landlord’s succession to the interests of Landlord under the Lease, have the same remedies against Tenant for the breach of
any provision contained in the Lease, following applicable notice and cure periods, that Landlord might have had under the Lease against Tenant if Successor Landlord had not acquired the interests of Landlord under the Lease. 

8.    Liability. Anything herein or in the Lease to the contrary notwithstanding, if Successor Landlord acquires
title to the Leased Premises, Successor Landlord shall have no obligation, nor incur any liability beyond the then-existing interests, if any, of Successor Landlord in the Property, together with income and proceeds there from, and Tenant shall look
exclusively to such interest of Successor Landlord in the Property for the payment and discharge of any obligations imposed upon Successor Landlord hereunder or under the Lease, and Successor Landlord is hereby released and relieved of any other
liability hereunder and under the Lease. As regards Successor Landlord, Tenant shall look solely to the estate or interest owned by Successor Landlord in the Property, together with income and proceeds there from, and Tenant will not collect or
attempt to collect any judgment out of any other assets of Successor Landlord (except in the event of fraud or willful misconduct by Successor Landlord). By executing this Agreement, Landlord specifically acknowledges and agrees that nothing
contained in this Section 8 shall impair, limit, affect, lessen, abrogate or otherwise modify the obligations of Landlord to Tenant under the Lease. 
  

			
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 9.    Modification or Termination; Notice. Tenant acknowledges receipt
of notice that, without the prior written consent of Lender, Landlord does not have the authority to permit Tenant to cancel, terminate or surrender the Lease, except at the normal expiration of the term of the Lease, or enter into any agreement,
amendment or modification of the Lease (except to the extent the pre-agreed terms of an extension, cancellation, termination, surrender, amendment or modification of the Lease may be expressly and specifically
set forth in the Lease). Except as provided in the preceding sentence, Tenant agrees with Lender that Tenant will not seek to terminate the Lease by reason of any act or omission of Landlord or for any other reason until Tenant has given written
notice to Lender of said act or omission and Tenant’s intent to terminate the Lease, and until a reasonable period of time (but not to exceed sixty (60) days) plus, if such breach or default cannot reasonably be cured without acquiring
control and possession of the Property, any additional time required to foreclose under the Deed of Trust and acquire the Property, shall have elapsed following Lender’s receipt of such notice, during which period Lender shall have the right,
but not the obligation, to remedy such act, omission or other matter and avoid such termination. Any notice of default under the Lease sent by Tenant to Landlord shall be sent by Tenant to Lender at the same time such notice is sent to Landlord.
Lender may, but shall not be obligated to, cure any default by Landlord during the foregoing period of time for Lender to cure. 

10.    Further Assurances. So long as the Deed of Trust shall remain a lien upon the Property or any part thereof,
Tenant, its successors or assigns or any other holder of the leasehold estate created by the Lease shall execute, acknowledge and deliver upon Lender’s or Successor Landlord’s demand, at any time or times, any and all further
subordinations, agreements, estoppel certificates or other instruments in recordable form reasonably sufficient for that purpose or that Lender, Successor Landlord or its successors or assigns may hereafter reasonably require for carrying out the
purpose and intent of the foregoing covenants. 
 11.    Estoppel Provisions. Tenant certifies to Lender that the
Lease is in full force and effect with no defaults (beyond any applicable notice and cure periods) thereunder by Landlord or Tenant and that no notices have been given or received by Tenant which are pending with respect to any alleged uncured
default by Landlord or Tenant); the Lease is unmodified except as indicated above in this Agreement; that no rent under the Lease has been paid more than one month in advance of its due date; that the address for notices to be sent to Tenant is as
set forth in this Agreement, to the Leased Premises or as set forth in this Agreement; that Tenant has no accrued charge, lien, claim or offset under the Lease or otherwise, against rents or other amounts due or to become due under the Lease; and
that the Lease sets forth the entire agreement between Landlord and Tenant and all terms and conditions with respect to Tenant’s right to occupy the Leased Premises. 

12.    Notices. All notices and demands expressly provided hereunder to be given and all notices, demands and other
communications of any kind or nature whatever which may be required or may desire to give to or serve shall be in writing, shall be addressed to the appropriate address set forth in this Section, or at such other place as such party may from time to
time designate in writing by ten (10) days prior written notice and shall be: (a) hand-delivered, effective upon receipt; or (b) sent by United States Express Mail or by private overnight courier, effective upon receipt; or
(c) except for any notice of default, sent by facsimile with confirmation requested, and with a hard copy to immediately follow by the manner set forth in this Section 12(a), (b) or (d), and shall be deemed effective on the day of
confirmed receipt of such facsimile transmission; or (d) served by certified mail, return receipt requested, deposited in the United States mail, with postage thereon fully prepaid and addressed to the party so to be served and shall be deemed
effective on the day of actual delivery as shown by the addressee’s return receipt or the expiration of three (3) business days after the date of mailing, whichever is the earlier in time. Rejection or refusal of delivery shall be deemed
to be receipt. The inability to deliver because of a changed address of which no notice was given as provided herein, shall be deemed to be receipt. The addresses of the parties are as follows: 

 

							
	If to Lender:	 	 BANK OF THE WEST
 Construction
Finance
 3000 Oak Road, Suite 400
 Walnut Creek, California
94597
	 	
		 	Facsimile:	 	(925) 256-4143	 	
		 	Attention:	 	  
	 	
			
	If to Tenant:	 	  
	 	
		 	  
	 	
		 	  
	 	
		 	Facsimile:	 	  
	 	
		 	Attention:	 	  
	 	

  

			
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	If to Landlord:	 	  
	 	
		 	  
	 	
		 	  
	 	
		 	Facsimile:	 	  
	 	
		 	Attention:	 	  
	 	

 13.    Modification and Release. Lender may, without affecting the subordination of
the Lease: (a) release or compromise any obligation of any nature with respect to the documents that evidence the Loan (“Loan Documents”); (b) release its security interest in, or surrender, release or permit any substitution
or exchange of all or any part of any properties securing repayment of the Note; (c) retain or obtain a security interest in any property to secure payment of the Note; or (d) modify, amend, defer, extend, consolidate or supplement any of
the original or subsequent Loan Documents. 
 14.    No Notice. Except where required by law, Lender shall not be
obligated to give Tenant notices of any kind, including, but not limited to, those in connection with the following circumstances: (a) for any default under the Loan Documents; (b) for any modification, amendment, deferral, extension,
consolidation or supplement to the original or any subsequent Loan Documents; or (c) for any cancellation, extension, modification, renewal or amendment of any lease or ground lease covering the Property or any portion thereof. 

15.    Headings. The captions and headings of various sections of this Agreement are for convenience only and are
not to be considered as defining or limiting in any way the scope or intent of the provisions of this Agreement. 

16.    Miscellaneous. This Agreement shall be governed by and construed in accordance with the laws of the State of
California. This Agreement may not be modified or amended except in writing signed by all parties hereto. In the event any one or more of the provisions contained in this Agreement shall for any reason be held to be invalid, illegal or unenforceable
in any respect, such invalidity, illegality or unenforceability shall not affect any other provisions of this Agreement, but this Agreement shall be construed as if such invalid, illegal or unenforceable provision had never been contained herein.
This Agreement may be executed in one or more counterparts, each of which shall be deemed an original and all of which, taken together, shall constitute one and the same agreement. 

17.    Optional Advances. All non-obligatory additional advances made in
connection with any construction of improvements on the Property and secured by the Deed of Trust and any deed of trust used in connection with any refinancing of the Loan, shall unconditionally be and remain at all times a lien on the Property,
prior and superior to the Lease. Tenant will, at the request of Lender, execute and deliver, in recordable form, such subordinations, agreements, or other documents as Lender may deem necessary or desirable to make effective the subordinations set
forth in this Agreement. 
 18.    Binding Effect. This Agreement inures to the benefit of and binds Landlord,
Tenant, Lender, Successor Landlords and their respective successors and assigns. All rights of Lender under this Agreement shall inure to the benefit of any Successor Landlord. 

 

	NOTICE:	THIS SUBORDINATION AGREEMENT CONTAINS A PROVISION WHICH MAY ALLOW THE PARTIES AGAINST WHOM YOU CLAIM AN EQUITABLE INTEREST IN REAL PROPERTY TO OBTAIN A LOAN A PORTION OF WHICH MAY BE EXPENDED FOR OTHER PURPOSES THAN
IMPROVEMENT OF THE LAND. 

 Remainder of Page Intentionally Left Blank. 

 

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

 

											
	LANDLORD:	 		 	      
	 	,	 	
		 		 	  
	 		 	
					
		 		 	By:	 	      
	 	
		 		 	Name:	 	      
	 	
		 		 	Title:	 	      
	 	
					
		 		 	By:	 	      
	 	
		 		 	Name:	 	      
	 	
		 		 	Title:	 	      
	 	

  

			
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	TENANT:	 		 	      
	 	,	 	
		 		 	  
	 		 	
					
		 		 	By:	 	      
	 	
		 		 	Name:	 	      
	 	
		 		 	Title:	 	      
	 	
					
		 		 	By:	 	      
	 	
		 		 	Name:	 	      
	 	
		 		 	Title:	 	      
	 	

  

			
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	LENDER:	 		 	BANK OF THE WEST, a California banking corporation
		 		 		 		 	
		 		 	By:	 	      
	 	
		 		 	Name:	 	      
	 	
		 		 	Title:	 	      
	 	

  

			
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 EXHIBIT A 

PROPERTY 
  

			
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 EXHIBIT B 

GROUND LEASE 
  

			
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	STATE OF CALIFORNIA	  	)
		 		  	) ss.
	COUNTY OF	 	 	  	)

 On ____________________, before me, _____________________________, a Notary Public in and for said County, personally appeared
_____________________________, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 

WITNESS my hand and official seal. 
  

	
	   

	Notary Public

  

					
	STATE OF CALIFORNIA	  	)
		 		  	) ss.
	COUNTY OF	 	 	  	)

 On ____________________, before me, _____________________________, a Notary Public in and for said County, personally appeared
_____________________________, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 

WITNESS my hand and official seal. 
  

	
	   

	Notary Public

  

			
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	STATE OF CALIFORNIA	  	)
		 		  	) ss.
	COUNTY OF	 	 	  	)

 On ____________________, before me, _____________________________, a Notary Public in and for said County, personally appeared
_____________________________, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 

WITNESS my hand and official seal. 
  

	
	   

	Notary Public

  

					
	STATE OF CALIFORNIA	  	)
		 		  	) ss.
	COUNTY OF	 	 	  	)

 On ____________________, before me, _____________________________, a Notary Public in and for said County, personally appeared
_____________________________, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 

WITNESS my hand and official seal. 
  

	
	   

	Notary Public

  

			
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	STATE OF CALIFORNIA	  	)
		 		  	) ss.
	COUNTY OF	 	 	  	)

 On ____________________, before me, _____________________________, a Notary Public in and for said County, personally appeared
_____________________________, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 

WITNESS my hand and official seal. 
  

	
	   

	Notary Public

  

			
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 EXHIBIT C 

ESTOPPEL CERTIFICATE 

(Attached) 
  

			
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 TENANT ESTOPPEL CERTIFICATE 

BANK OF THE WEST, 
 a California banking corporation 

Construction Finance, MSN 9-502-2S 

3000 Oak Road, Suite 400 (NC-OAK-04-A)

 Walnut Creek, California 94597 
  

	Re:	Lease Dated: 

 Landlord: 

Tenant: 
 Property: 

Premises: 
 Commencement Date:

 Termination Date: 
 Current
Monthly Rent: 
 Security Deposit: 
 Ladies and
Gentlemen: 
 The undersigned hereby states, declares, represents and warrants to BANK OF THE WEST, a California banking corporation (“Bank”) as
follows: 
 1.    Attached hereto as Exhibit “A” is a true, correct and complete copy of the above-referenced
Lease including any amendments thereto. The Lease has not been amended (or further amended) or supplemented except to the extent set forth below: 
  

 
  

 
  

 

2.    Tenant’s only interest in the Property is the leasehold estate created under the Lease and Tenant has no option
to purchase or right of first refusal with respect to the Property or any portion thereof except to the extent set forth below: 
  

 
  

 
  

 
 3.    All rent,
any expense reimbursement charges and any other amounts required to be paid by Tenant under the Lease are current and have been paid in full through the current month, but not more than 30 days in advance of their due dates except as identified
below: 
  
  

 
  
  

 
 4.    Tenant has
not assigned or encumbered its interest in the Lease or sublet all or any portion of the Premises except to the extent set forth below: 
  

			
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 5.    Tenant has
accepted the Premises and all construction of improvements required to be performed or paid by Landlord under the Lease has been completed except to the extent set forth below: 

 
  
  

 
  

 
 6.    The Lease
has been duly authorized, executed and delivered by Tenant, is in full force and effect, and contains the entire agreement between Landlord and Tenant with respect to the lease of the Premises. 

7.    The term of the Lease commenced as of the commencement date indicated above and shall expire on the termination date
indicated above unless sooner terminated pursuant to the terms thereof. 
 8.    Tenant has no right or option to renew
or extend the term of the Lease or to enlarge the Premises except as set forth in the Lease. 
 9.    The amount of
monthly rent currently due and the security deposit (if any) paid by Tenant is as set forth above. No interest is due Tenant on such security deposit, and no other amount has been paid by Tenant to or for the account of Landlord, the return of which
Tenant would be entitled to upon the expiration of the Lease. 
 10.    Tenant has not received any written notice of
any assignment, mortgage or pledge of Landlord’s interest under the Lease or of the rents or other amounts payable thereunder. 

11.    No default, or any event or condition which with the passing of time or giving of notice, or both, would constitute
a default on the part of either Tenant or, to the best of Tenant’s knowledge, Landlord, exists under the Lease. 

12.    To the best of Tenant’s knowledge, no claim against Tenant or dispute exists between Tenant and Landlord under
the Lease. Tenant has no knowledge of any claim, offset or defense against Landlord under the Lease. 
 13.    All
insurance required of Tenant under the Lease, if any, has been obtained by Tenant and all premiums now due have been paid. 

14.    There has not been filed by or against Tenant, and Tenant is not aware of, any pending or threatened petition in
bankruptcy (voluntary or otherwise) or any assignment for the benefit of creditors. 
 15.    Tenant is aware that
Landlord has obtained from Bank or applied to Bank for a loan (the “Loan”) secured by, among other things, a Deed of Trust, Assignment of Leases and Rents, Security Agreement and Fixture Filing (the “Deed of Trust”) in favor of
Bank encumbering the Property and all improvements now or hereafter situated on the Property. 
 16.    During the term
of the Loan, Tenant will not enter into any agreement with Landlord to amend, modify or extend the Lease or any interest of Tenant thereunder without the prior written consent of Bank and any such purported agreement shall not be valid or effective
against Bank without its prior written consent. 
 17.    Tenant acknowledges that Bank is relying on this Tenant
Estoppel Certificate in considering a Loan to Landlord. Tenant represents and warrants to Bank that this Tenant Estoppel Certificate is a valid and authorized certificate of Tenant and the person(s) executing this Tenant Estoppel Certificate on
behalf of Tenant have the authority to do so. This Tenant Estoppel Certificate shall inure to the benefit of Bank and its successors and assigns. 
  

			
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 Dated this _____ day of _________________, 20__. 

 

			
	TENANT:	 	 

  

			
	By:	 	 
	Name:	 	 
	Title:	 	 
		
	By:	 	 
	Name:	 	 
	Title:	 	 

  

			
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 EXHIBIT D 

HAZARDOUS MATERIALS 
 [To be
attached by Tenant prior to execution, pursuant to Section 5.03.2 of this Lease, and in the absence of such attachment, Tenant acknowledges that Landlord shall not have approved Tenant’s introduction of any Hazardous
Material to the Property.] 
  

			
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 EXHIBIT E 

CONFIRMATION OF INITIAL LEASE TERM AND AMENDMENT TO LEASE 

THIS CONFIRMATION OF INITIAL LEASE TERM AND AMENDMENT TO LEASE (“Confirmation”) is made as of the _____ day of ____________ 20___ by
and between BELTWAY BUSINESS PARK WAREHOUSE NO. 3, LLC, a Nevada limited liability company (“Landlord”), and SWITCH COMMUNICATIONS GROUP, L.L.C., a Nevada limited liability company (“Tenant”). Landlord and Tenant agree as
follows: 
 1.    Landlord and Tenant have entered into a Standard Industrial Real Estate Lease, dated ________, 2007
(the “Lease”), in which Landlord leased to Tenant and Tenant leased from Landlord certain described premises located at 7135 S. Decatur Blvd., Las Vegas, Nevada (the “Property”). 

2.    Consistent with Sections 2.01 and 2.02 of the Lease, Landlord and Tenant hereby confirm the Lease
Commencement Date and the Lease Expiration Date of the initial Lease Term (as defined in the Lease), and amend Section 1.05 of the Lease to conform to such dates. The pertinent dates are as follows: 

a.    ____________, 20___ is the date of Substantial Completion of the Building Shell Improvements; 

b.    ____________, 20___ is the Lease Commencement Date; and 

c.    _____________, 20___ is the Lease Expiration Date. 

3.    Tenant confirms that: 

a.    It has accepted possession of the Property as provided in the Lease; 

b.    The Lease has not been modified, altered, or amended, except as provided in this Confirmation and as
follows: _________________________; and 
 c.    The Lease is in full force and effect. 

4.    The provisions of this Confirmation shall inure to the benefit, or bind, as the case may require, Landlord, Tenant,
and their respective permitted successors and assigns. 
 [Intentionally left blank—signature page to follow] 

 

			
	Industrial Lease—Las Vegas, Nevada	  	 7135 S. Decatur Blvd.

Las Vegas, Nevada
 Switch
Communications Group, L.L.C.

  
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Table of Contents

 DATED as of the date first written above. 

 

															
	LANDLORD:	 		 	TENANT:
			
	 BELTWAY BUSINESS PARK WAREHOUSE
 NO.
3, LLC, a Nevada limited liability company
	 		 	 SWITCH COMMUNICATIONS GROUP, L.L.C.,

a Nevada limited liability company

						
	By:	 	MAJESTIC BELTWAY WAREHOUSE	 		 		 		 	
		 	BUILDINGS, LLC, a Delaware limited	 		 	By:	 	 
		 	liability Company, its Manager	 		 	Printed Name:	 	 
		 		 		 		 		 	Its:	 	 
		 	By:	 	MAJESTIC REALTY CO.,	 		 		 		 	
		 		 	a California corporation, Manager’s Agent	 		 		 		 	
		 		 		 		 		 		 		 	
		 		 		 		 		 		 		 	
		 		 	By:	 	 	 		 		 		 	
		 		 	Printed Name:	 	 	 		 		 		 	
		 		 	Its:	 	 	 		 		 		 	
								
		 		 	By:	 	 	 		 		 		 	
		 		 	Printed Name:	 	 	 		 		 		 	
		 		 	Its:	 	 	 		 		 		 	
				
	By:	 	 THOMAS & MACK BELTWAY, LLC,

a Nevada limited liability Company,
 its Manager
	 		 	
							
		 	By:	 	 	 		 		 		 	
		 	Printed Name:	 	 	 		 		 		 	
		 	Its:	 	 	 		 		 		 	

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7135 S. Decatur Blvd.

Las Vegas, Nevada
 Switch
Communications Group, L.L.C.

  
 E-2 

Table of Contents

 EXHIBIT F 

BASE BUILDING SHELL PLANS 

(Attached) 
  

			
	Industrial Lease—Las Vegas, Nevada	  	 7135 S. Decatur Blvd.

Las Vegas, Nevada
 Switch
Communications Group, L.L.C.

  
 F-1 

Table of Contents

 Beltway Business Park 

Warehouse III — Job #1791 

DRAWING LIST 
 BLDG. 8
ORIGINAL SHELL DRAWINGS 
 Civil drawings by Lochsa Engineering, located at 6345 S. Jones Blvd., Suite 100, Las Vegas, NV 89118. 

 

							
	 	  	Civil Drawings	 	 	 	 
	
        SHEET   #   
     
	  	 DESCRIPTION
	 	
    REVISIONS    
	 	
        DATE      
  

	C1.01	  	COVER SHEET	 		 	1/11/07
	C1.02	  	NOTE SHEET	 		 	2/06/07
	C2.00	  	MASTER UTILITY PLAN	 		 	4/10/07
	C2.03	  	UTILITY PLAN SHEET-03	 	1	 	5/16/07
	C2.04	  	UTILITY PLAN SHEET-04	 	1	 	5/16/07
	C2.05	  	UTILITY PLAN SHEET-05	 	1	 	5/16/07
	C2.06	  	UTILITY PLAN SHEET-06	 	1	 	5/16/07
	C3.00	  	MASTER GRADING PLAN	 	1	 	7/19/07
	C3.03	  	GRADING PLAN SHEET-03	 	2	 	7/19/07
	C3.04	  	GRADING PLAN SHEET-04	 		 	3/05/07
	C3.05	  	GRADING PLAN SHEET-05	 	2	 	7/19/07
	C3.06	  	GRADING PLAN SHEET-06	 		 	3/05/07
	C4.03	  	HORIZONTAL CONTROL PLAN SHEET-03	 	1	 	7/19/07
	C4.04	  	HORIZONTAL CONTROL PLAN SHEET-04	 		 	3/05/07
	C4.05	  	HORIZONTAL CONTROL PLAN SHEET-05	 	1	 	7/19/07
	C4.06	  	HORIZONTAL CONTROL PLAN SHEET-06	 		 	3/05/07
	C4.07	  	HORIZONTAL CONTROL PLAN LINE AND CURVE TABLE	 	1	 	7/19/07
	C5.03	  	PLAN AND PROFILE ONSITE STORM DRAIN – SHEET 01	 		 	3/05/07
	C5.04	  	PLAN AND PROFILE ONSITE STORM DRAIN – SHEET 02	 		 	3/05/07
	C5.09	  	PLAN AND PROFILE 12” WATER LINE PRIVATE DRIVE	 	1	 	7/19/07
	C5.13	  	PLAN AND PROFILE 8” SEWER MAIN	 		 	2/06/07
	C6.03	  	SECTION DETAILS SHEET 01	 	1	 	7/19/07
	C6.04	  	SECTION DETAILS SHEET 02	 		 	3/05/07
	C6.08	  	HANDUCAP RAMP DETAILS BUILDING 8	 		 	3/05/07
	C7.06	  	RETAINING WALL DETAILS	 	1	 	7/19/07

  
 F-2 

Table of Contents

 Beltway Business Park 

Warehouse III — Job #1791 

DRAWING LIST 
 Architectural drawings by James
Robertson, located at Commerce Construction Co., Inc. located at 13191 Crossroads Parkway North 6th Floor, City of Industry, CA 91746-3497. 
  

							
	 	  	Architectural Drawings	 	 	 	 
	
        SHEET   #   
     
	  	 DESCRIPTION
	 	
    REVISION    
	 	
        DATE      
  

	T1	  	TITLE SHEET	 	9	 	4/24/07
	T2	  	TITLE 24 STANDARD DETAILS	 	9	 	4/24/07
	MS1	  	MASTER SITE PLAN	 	9	 	4/24/07
	A1	  	SITE PLAN	 	9	 	4/24/07
	A2	  	PARTIAL FLOOR PLAN	 	9	 	4/24/07
	A3	  	PARTIAL FLOOR PLAN	 	9	 	4/24/07
	A4	  	EXTERIOR ELEVATIONS	 	9	 	4/24/07
	A5	  	EXTERIOR ELEVATIONS	 	9	 	4/24/07
	A6	  	ENTRY PLANS	 	9	 	4/24/07
	A7	  	ENTRY PLANS & TYPICAL SOFFIT PLANS	 	9	 	4/24/07
	A8	  	WALL SECTIONS	 	9	 	4/24/07
	A9	  	RAMP SECTIONS AND ELEVATIONS	 	9	 	4/24/07
	A10	  	RAMP SECTIONS & ELEV., AND GLAZING ELEV.	 	9	 	4/24/07
	A11	  	ROOF PLAN	 	9	 	4/24/07
	A12	  	REFLECTED CEILING PLAN	 	9	 	4/24/07
	A13	  	ELECTRICAL ROOM DETAILS	 	9	 	4/24/07
	A14	  	DOOR TYPES AND SCHEDULE	 	9	 	4/24/07
	AD1	  	MISCELLANEOUS DETAILS	 	9	 	4/24/07
	AD2	  	MISCELLANEOUS DETAILS	 	9	 	4/24/07
	AD3	  	MISCELLANEOUS DETAILS	 	9	 	4/24/07
	AD4	  	MISCELLANEOUS DETAILS	 	9	 	4/24/07
	AD5	  	MISCELLANEOUS DETAILS	 	9	 	4/24/07
	AD6	  	MISCELLANEOUS DETAILS	 	9	 	4/24/07

 Structural drawings by Ajit Randhava & Associates, Inc., located at 16700 Valley View Avenue, Suite #270, La Mirada,
CA 90638. 
  

							
	 	  	Structural Drawings	 	 	 	 
	
        SHEET  #    
    
	  	 DESCRIPTION
	 	
    REVISION    
	 	
        DATE      
  

	S1.1	  	PARTIAL FOUNDATION PLAN	 		 	4/24/07
	S1.2	  	PARTIAL FOUNDATION PLAN	 		 	4/24/07
	S1.3	  	SOFFIT FOUNDATION & FRAMING PLANS	 		 	4/24/07

  
 F-3 

Table of Contents

 Beltway Business Park 

Warehouse III — Job #1791 

DRAWING LIST 
  

							
	S2.1	  	PARTIAL ROOF FRAMING PLAN	 		 	4/24/07
	S2.2	  	PARTIAL ROOF FRAMING PLAN	 		 	4/24/07
	S2.3	  	ROOF NAILING DIAGRAM, SCHEDULE & NOTES	 		 	4/24/07
	S3.1	  	PANEL ELEVATIONS	 		 	4/24/07
	S3.2	  	PANEL ELEVATIONS	 		 	4/24/07
	S3.3	  	ENLARGED PANEL ELEVATION DETAIL	 		 	4/24/07
	S3.4	  	EXTERIOR CONC & STEEL STAIRS TYPICAL DETAILS	 		 	4/24/07
	S3.5	  	RAMP FOUND. PLANS	 		 	4/24/07
	S3.6	  	RAMP ELEVATIONS	 		 	4/24/07
	S3.7	  	RAMP ELEVATIONS	 		 	4/24/07
	SD1	  	GENERAL NOTES AND DETAILS	 	11	 	7/23/07
	SD2	  	PANEL AT FOOTING DETAILS	 		 	4/24/07
	SD3	  	PANEL CONNECTION DETAILS	 		 	4/24/07
	SD4	  	ROOF TYPICAL DETAILS	 		 	4/24/07
	SD5	  	MISC. DETAILS	 		 	4/24/07

 Electrical drawings by Adobe Electric, Inc., located at 4360 W. Tompkins Avenue, Suite C, Las Vegas, NV 89103. 

 

							
	 	  	Electrical Drawings	 	 	 	 
	
        SHEET   #   
     
	  	 DESCRIPTION
	 	
    REVISION    
	 	
        DATE      
  

	E-1	  	FIXTURE SCHEDULE LOAD SUMMARY LEGEND, ELEC. RM DETAIL, SINGLE LINE DIAGRAM	 		 	2/10/06
	E-2	  	ELECTRICAL SITE PLAN	 		 	2/10/06
	E-3	  	ELECTRICAL PLAN	 		 	2/10/06
	E-4	  	PANEL SCHEDULES IECC REQUIREMENTS	 		 	2/10/06

 Mechanical drawings by Sunrise Air Systems, Inc., located at 720 Susanna Way, Henderson, NV 89015. 

 

							
	 	  	Mechanical Drawings	 	 	 	 
	
        SHEET   #   
     
	  	 DESCRIPTION
	 	
    REVISION    
	 	
        DATE      
  

	M1.00	  	MECHANICAL SCHEDULE/DETAILS	 		 	4/04/06

  
 F-4 

Table of Contents

 Beltway Business Park 

Warehouse III—Job #1791 

DRAWING LIST 
 Plumbing drawings by Gallagher
Plumbing, Inc., located at 5465 S. Prycyon Avenue, Las Vegas, NV 89118. 
  

							
	 	  	Plumbing Drawings	 	 	 	 
	
        SHEET  #    
    
	  	 DESCRIPTION
	 	
    REVISION    
	 	
        DATE      
  

	P-1	  	SITE KEY PLAN, PLUMBING SPECIFICATIONS	 		 	6/20/06
	P-2a	  	PLUMBING PLAN – WEST HALF	 		 	6/20/06
	P-2b	  	PLUMBING PLAN – EAST HALF	 		 	6/20/06

 Landscape drawings by Nuvis Landscape Architecture located at 3151 Airway Avenue, Suite J-3, Costa Mesa, CA 92626. 

 

							
	 	  	Landscape Drawings	 	 	 	 
	
        SHEET  #    
    
	  	 DESCRIPTION
	 	
    REVISION    
	 	
        DATE      
  

	L1	  	COVERSHEET	 		 	7/13/06
	L8	  	IRRIGATION PLAN	 		 	7/13/06
	L9	  	IRRIGATION PLAN	 		 	7/13/06
	L10	  	IRRIGATION PLAN	 		 	7/13/06
	L11	  	IRRIGATION PLAN	 		 	7/13/06
	L12	  	IRRIGATION PLAN	 		 	7/13/06
	L13	  	IRRIGATION PLAN	 		 	7/13/06
	L14	  	IRRIGATION LEGEND	 		 	7/13/06
	L15	  	IRRIGATION DETAILS	 		 	7/13/06
	L16	  	IRRIGATION DETAILS	 		 	7/13/06
	L23	  	PLANTING PLAN	 		 	7/13/06
	L24	  	PLANTING PLAN	 		 	7/13/06
	L25	  	PLANTING PLAN	 		 	7/13/06
	L26	  	PLANTING PLAN	 		 	7/13/06
	L27	  	PLANTING PLAN	 		 	7/13/06
	L28	  	PLANTING PLAN	 		 	7/13/06
	L29	  	PLANTING LEGEND, NOTES AND DETAILS	 		 	7/13/06
	L30	  	GENERAL SPECIFICATIONS	 		 	7/13/06
	L31	  	IRRIGATION SPECIFICATIONS	 		 	7/13/06
	L32	  	IRRIGATION SPECIFICATIONS	 		 	7/13/06
	L33	  	PLANTING SPECIFICATIONS	 		 	7/13/06
	L34	  	MAINTENANCE SPECIFICATIONS	 		 	7/13/06

  
 F-5 

Table of Contents

 Beltway Business Park 

Warehouse III—Job #1791 

DRAWING LIST 
 Fire Protection drawings by Desert
Fire Protection located at 1919 Industrial Road, Las Vegas, NV 89102. 
  

							
	 	  	Fire Protection Drawings	 	 	 	 
	
        SHEET #     
   
	  	 DESCRIPTION
	 	
    REVISION    
	 	
        DATE      
  

	SPK-1	  	MASTER SITE PLAN & GENERAL NOTES	 		 	9/01/06
	SPK-2	  	DETAILS	 		 	9/01/06
	SPK-3	  	SPRINKLER PLAN	 		 	9/01/06
	SPK-4	  	SPRINKLER PLAN	 		 	9/01/06
	SPK-5	  	SPRINKLER PLAN	 		 	9/01/06
	SPK-6	  	SPRINKLER PLAN	 		 	9/01/06
	SPK-7	  	SPRINKLER PLAN	 		 	9/01/06
	SPK-8	  	SPRINKLER PLAN	 		 	9/01/06
	SPK-9	  	SPRINKLER PLAN	 		 	9/01/06
	SPK-10	  	SPRINKLER PLAN	 		 	9/01/06

 Natural Gas drawings prepared by Southwest Gas Corporation. 

 

							
	 	  	Natural Gas Drawings	 	 	 	 
	
        SHEET #     
   
	  	 DESCRIPTION
	 	
    REVISION    
	 	
        DATE      
  

	2 of 2	  	UNDERGROUND GAS SERVICE DRAWING	 	1	 	6/14/07

 Telephone drawings prepared by COX Communications. 
  

							
	 	  	Telecommunication Drawings	 	 	 	 
	
        SHEET #     
   
	  	 DESCRIPTION
	 	
    REVISION    
	 	
        DATE      
  

	3 of 3	  	UNDERGROUND TELECOMMUNICATION DRAWING	 		 	5/22/07

 Electrical power drawings prepared by Nevada Power Company. 

 

							
	 	  	Power Drawings	 	 	 	 
	
        SHEET #     
   
	  	 DESCRIPTION
	 	
    REVISION    
	 	
        DATE      
  

	1 of 4	  	OVERALL PROJECT	 	1	 	2/26/07
	4 of 4	  	BLDG. 8 PLAN	 	1	 	2/26/07

  
 F-6 

Table of Contents

 EXHIBIT G 

PRELIMINARY MODIFIED BUILDING SHELL PLANS 

(Attached) 

  
 G-1 

Table of Contents

 EXHIBIT G 

Beltway Business Park 
 Warehouse
III—Job #1791 
 DRAWING LIST 

BLDG. 8 MODIFIED SHELL DRAWINGS 

Architectural drawings by James Robertson, located at Commerce Construction Co., Inc. located at 13191 Crossroads Parkway North 6th Floor, City of Industry, CA 91746-3497. 
  

							
	 	  	Architectural Drawings	 	 	 	 
	
        SHEET #     
   
	  	 DESCRIPTION
	 	
    REVISION    
	 	
        DATE      
  

	T1	  	TITLE SHEET	 	A	 	8/10/07
	T2	  	TITLE 24 STANDARD DETAILS	 	A	 	8/10/07
	MS1	  	MASTER SITE PLAN	 	A	 	8/10/07
	Al	  	SITE PLAN	 	A	 	8/10/07
	A1.1	  	SITE PLAN	 	A	 	8/10/07
	A2	  	PARTIAL FLOOR PLAN	 	A	 	8/10/07
	A3	  	PARTIAL FLOOR PLAN	 	A	 	8/10/07
	A4	  	EXTERIOR ELEVATIONS	 	A	 	8/10/07
	A5	  	EXTERIOR ELEVATIONS	 	A	 	8/10/07
	A6	  	ENTRY FLOOR PLANS	 	A	 	8/10/07
	A7	  	WALL SECTIONS	 	A	 	8/10/07
	A8	  	GATE PLANS AND ELEVATIONS	 	A	 	8/10/07
	A9	  	ROOF PLAN	 	A	 	8/10/07
	A10	  	REFLECTED CEILING PLAN	 	A	 	8/10/07
	All	  	ELECTRICAL ROOM DETAILS	 	A	 	8/10/07
	Al2	  	DOOR SCHEDULE	 	A	 	8/10/07
	ADl	  	MISCELLANEOUS DETAILS	 	A	 	8/10/07
	AD2	  	MISCELLANEOUS DETAILS	 	A	 	8/10/07
	AD3	  	MISCELLANEOUS DETAILS	 	A	 	8/10/07
	AD4	  	MISCELLANEOUS DETAILS	 	A	 	8/10/07
	
	Structural drawings by Ajit Randhava & Associates, Inc., located at 16700 Valley View Avenue, Suite #270, La Mirada, CA 90638.
				
	 	  	Structural Drawings	 	 	 	 
	
        SHEET  #    
    
	  	 DESCRIPTION
	 	 REVISION
	 	 DATE

	S1.1	  	PARTIAL FOUNDATION PLAN	 	A	 	8/10/07
	S1.2	  	PARTIAL FOUNDATION PLAN	 	A	 	8/10/07
	S2.1	  	PARTIAL ROOF FRAMING PLAN	 	A	 	8/10/07
	S2.2	  	PARTIAL ROOF FRAMING PLAN	 	A	 	8/10/07
	S2.3	  	ROOF METAL DECK WELDING DIAGRAM, SCHEDULE & NOTES	 	A	 	8/10/07
	S3.1	  	PANEL ELEVATIONS	 	A	 	8/10/07
	S3.2	  	PANEL ELEVATIONS	 	A	 	8/10/07
	S3.3	  	ENLARGED PANEL ELEVATION DETAIL	 	A	 	8/10/07
	S3.3A	  	ENLARGED PANEL ELEVATION DETAIL	 	A	 	8/10/07
	S3.4	  	EXTERIOR CONC & STEEL STAIRS TYPICAL DETAILS	 	A	 	8/10/07

 September 28, 2006 

Page 1 of 2 
  

			
	Industrial Lease—Las Vegas, Nevada	  	 7135 S. Decatur Blvd.

Las Vegas, Nevada
 Switch
Communications Group, L.L.C.

  
 G-2 

Table of Contents

 Beltway Business Park 

Warehouse III—Job #1791 

DRAWING LIST 
  

							
	S3.5	  	RAMP FOUND. PLANS	 	A	 	8/10/07
	SD1	  	GENERAL NOTES AND DETAILS	 	A	 	8/10/07
	SD2	  	PANEL AT FOOTING DETAILS	 	A	 	8/10/07
	SD3	  	PANEL CONNECTION DETAILS	 	A	 	8/10/07
	SD4	  	ROOF TYPICAL DETAILS	 	A	 	8/10/07
	SD5	  	MISC. DETAILS	 	A	 	8/10/07
	
	Electrical drawings by Adobe Electric, Inc., located at 4360 W. Tompkins Avenue, Suite C, Las Vegas, NV 89103.
				
	 	  	Electrical Drawings	 	 	 	 
	
        SHEET  #    
    
	  	 DESCRIPTION
	 	 REVISION
	 	 DATE

	E-l	  	FIXTURE SCHEDULE LOAD SUMMARY LEGEND, ELEC. RM DETAIL, SINGLE LINE DIAGRAM	 	2	 	8/02/07
	E-2	  	ELECTRICAL SITE PLAN	 	2	 	8/02/07
	E-4	  	PANEL SCHEDULES IECC REQUIREMENTS	 	2	 	8/02/07
	
	Conduit Only and Grounding drawings prepared by Harris Consulting Engineers, located at 6630 Surrey Street, Suite 100, Las Vegas, NV 89118.
				
	 	  	Power Drawings	 	 	 	 
	
        SHEET  #    
    
	  	 DESCRIPTION
	 	 REVISION
	 	 DATE

	E0.0l	  	ELECTRICAL LEGEND, ABBREVIATIONS & SHEET INDEX	 		 	7/12/07
	E1.01C	  	ELECTRICAL CONDUIT SITE PLAN	 		 	7/12/07
	E7.01	  	ELECTRICAL DETAILS	 		 	7/12/07

 September 28, 2006 
 Page 2 of 2

  

			
	Industrial Lease—Las Vegas, Nevada	  	 7135 S. Decatur Blvd.

Las Vegas, Nevada
 Switch
Communications Group, L.L.C.

  
 G-3 

Table of Contents

 EXHIBIT H 

TENANT WORK LETTER 

This Tenant Work Letter shall set forth the terms and conditions relating to the construction of the “Tenant
Improvements,” as that term is defined in Section 14.07 of this Lease (collectively, the “Work”). All references in this Tenant Work Letter to “this Lease” shall mean the relevant
portions of that certain Standard Industrial Real Estate Lease (to which this Tenant Work Letter is attached as Exhibit “H”), and all references in this Tenant Work Letter to Sections of “this Tenant Work Letter” shall
mean the relevant portions of this Tenant Work Letter. 
 SECTION 1 

DELIVERY OF THE PROPERTY 

Upon Substantial Completion of the Building Shell Improvements, Tenant shall execute and deliver the Tenant Estoppel Certificate attached as
Exhibit “C” to this Lease and Landlord shall deliver the Property for the construction of the Tenant Improvements; provided that Tenant has obtained the insurance coverage required under the terms of this Lease (including this Tenant Work
Letter) and Landlord is in receipt of Tenant’s insurance binder or endorsement naming Landlord as additional insured under Tenant’s required liability insurance policies (see Section 4.04 of this Lease.) Tenant
shall hold Landlord harmless from and indemnify, protect and defend Landlord against any loss or damage to the Property and against injury to any persons caused by Tenant’s actions or anyone’s actions who are directly or indirectly
employed by Tenant. Tenant shall assume all risk of loss to Tenant’s personal property and fixtures. 
 SECTION 2 

CONSTRUCTION DRAWINGS 

2.1    Selection of Architect; Construction Drawings. Tenant shall retain a licensed architect approved by
Landlord, which is Commerce Construction Co., L.P. (the “Architect”) and Landlord’s engineering consultants, Ajit S. Randhava & Associates, Inc. and Lochsa Engineering (collectively, the “Engineers”)
to prepare the plans and drawings for the Tenant Improvements. The Engineers shall prepare all plans and engineering working drawings relating to the structural, mechanical, electrical, plumbing, HVAC, life safety, and sprinkler work in the
Building, which work is not part of the Building Shell Improvements. The plans and drawings to be prepared by Architect and the Engineers pursuant to this Section 2 shall be known collectively as the “Construction
Drawings.” All Construction Drawings shall comply with Landlord’s drawing format and specifications, and shall be subject to Landlord’s approval. Tenant and Architect shall verify, in the field, the dimensions and conditions as
shown on the relevant portions of the Building Shell Plans, and Tenant and Architect shall be solely responsible for the same, and Landlord shall have no responsibility in connection therewith. Landlord’s review of the Construction Drawings as
set forth in this Section 2, shall be for its sole purpose and shall not imply Landlord’s review of the same, or obligate Landlord to review the same, for quality, design, compliance with applicable governmental
regulations or building codes (collectively, the “Code”), or other like matters. Accordingly, notwithstanding that any Construction Drawings are reviewed by Landlord or its space planner, architect, engineers and consultants, and
notwithstanding any advice or assistance which may be rendered to Tenant by Landlord or Landlord’s space planner, architect, engineers, and consultants, Landlord shall have no liability whatsoever in connection therewith and shall not be
responsible for any omissions or errors contained in the Construction Drawings, and Tenant’s waiver and indemnity set forth in this Lease shall specifically apply to the Construction Drawings. 

2.2    Preliminary Plans. Tenant shall supply Landlord with two (2) copies signed by Tenant of its preliminary
plans for the Tenant Improvements (the “Preliminary Plans”) before any architectural working drawings or engineering drawings have been commenced. The Preliminary Plans shall include a layout and designation of all offices,
rooms and other partitioning, their intended use, and equipment to be contained therein, and all other intended improvements for the Building. Landlord may request clarification or more specific drawings for special use items not included in the
Preliminary Plans. Landlord shall advise Tenant within ten (10) business days after Landlord’s receipt of the Preliminary Plans for the Tenant Improvements if the same is unsatisfactory or incomplete in any respect. If Tenant is so
advised, Tenant shall promptly cause the Preliminary Plans to be revised to correct any deficiencies or other matters Landlord may reasonably require. 
  

			
	Industrial Lease—Las Vegas, Nevada	  	 7135 S. Decatur Blvd.

Las Vegas, Nevada
 Switch
Communications Group, L.L.C.

  
 H-1 

Table of Contents

 2.3    Final Plans. Upon approval of the Preliminary Plans by
Landlord, Tenant shall promptly cause the Architect and the Engineers to complete the architectural and engineering drawings for the Property, and Architect shall compile a fully coordinated set of architectural, structural, mechanical, electrical
and plumbing working drawings in a form which is complete to allow subcontractors to bid on the work and to obtain all applicable permits (collectively, the “Final Plans”) and shall submit the same to Landlord for Landlord’s
approval. Tenant shall supply Landlord with two (2) copies signed by Tenant of such Final Plans. Landlord shall advise Tenant within five (5) business days after Landlord’s receipt of the Final Plans for the Tenant Improvements if the
same is unsatisfactory or incomplete in any respect. If Tenant is so advised, Tenant shall immediately revise the Final Plans in accordance with such review and any disapproval of Landlord in connection therewith. 

2.4    Approved Final Plans. The Final Plans shall be approved by Landlord (the “Approved Final
Plans”) prior to the commencement of construction of the Tenant Improvements by Tenant. After approval by Landlord of the Final Plans, Architect shall submit the same to the applicable governmental authority for all applicable building
permits. Tenant hereby agrees that neither Landlord nor Landlord’s consultants shall be responsible for obtaining any building permit or certificate of occupancy for the property and that obtaining the same shall be Tenant’s
responsibility; provided, however, that Landlord shall cooperate with Tenant in executing permit applications and performing other ministerial acts reasonably necessary to enable Tenant to obtain any such permit or certificate of occupancy. No
changes, modifications or alterations in the Approved Final Plans may be made without the prior written consent of Landlord, which consent may not be unreasonably withheld. 

2.5    Change Orders. If Tenant desires any changes, revisions or substitutions to the Tenant Improvements set
forth in the Approved Final Plans (“Change Orders”), Tenant shall submit to Landlord’s representative the plans and specifications for such Change Orders. Landlord’s representative will approve or disapprove (and, in case
of disapproval, request revisions to the Change Order) a Change Order within three (3) business days following receipt of the required documentation. Landlord’s disapproval and request for revisions to Tenant’s proposed Change Order
may be based on whether the Change Order: (i) affects or is not consistent with the base structural components or systems of the Building, (ii) is visible from outside the Property, (iii) affects safety, (iv) has or could have
the effect of increasing the Building’s operating expenses, or (v) in Landlord’s reasonable judgment, is not consistent with the quality or character of the Building. 

SECTION 3 
 CONSTRUCTION
OF THE TENANT IMPROVEMENTS 
 3.1    Tenant’s Selection of Contractors. Tenant shall retain
Landlord’s contractor, Commerce Construction Co., L.P. (the “Contractor”), as general contractor for the performance of the Work. 

3.2    Construction of Tenant Improvements by Tenant’s Agents. 

3.2.1    Construction Contract. Prior to Tenant’s execution of the construction contract and general
conditions with Contractor (the “Contract”), Tenant shall submit the Contract to Landlord for its approval, which approval shall not be unreasonably withheld or delayed. 

3.2.1.1    Landlord’s General Conditions for Tenant’s Agents. Tenant, Contractor, and all
subcontractors, laborers, materialmen, and suppliers used by Tenant (such subcontractors, laborers, materialmen, and suppliers, and the Contractor to be known collectively as “Tenant’s Agents”), in the performance of the Work
shall comply with the following: (i) the Tenant Improvements shall be constructed in strict accordance with the Approved Final Plans; (ii) Tenant and Tenant’s Agents shall not, in any way, interfere with, obstruct, or delay, the work
of Landlord’s with respect to the any other work on the Property; and (iii) assuming Tenant is timely advised of the same, Tenant shall abide (and cause Tenant’s Agents to abide) by all rules made by Landlord’s property manager
with respect to any matter in connection with this Tenant Work Letter, including, without limitation, the performance of the Work. 

3.2.1.2    Indemnity. Tenant’s indemnity of Landlord as set forth in
Section 5.05 of this Lease shall also apply with respect to any and all costs, losses, damages, injuries and liabilities related in any way to any act or omission of Tenant or Tenant’s Agents, or anyone directly
or indirectly employed by any of them, or in connection with Tenant’s nonpayment of any amount arising out of the Tenant Improvements and/or Tenant’s disapproval of all or any portion of any request for payment. Such indemnity by Tenant,
as set forth in Section 5.05 of this Lease, shall also apply with respect to any and all costs, losses, damages, injuries and liabilities related in any way to Landlord’s performance of any ministerial acts reasonably
necessary (i) to permit Tenant to complete the Tenant Improvements, and (ii) to enable Tenant to obtain any building permit or certificate of occupancy for the Property. 

 

			
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 3.2.1.3    Requirements of Tenant’s Agents. Each of
Tenant’s Agents shall guarantee to Tenant and for the benefit of Landlord that the portion of the Tenant Improvements for which it is responsible shall be free from any defects in workmanship and materials for a period of not less than one
(1) year from the date of completion thereof. Each of Tenant’s Agents shall be responsible for the replacement or repair, without additional charge, of all work done or furnished in accordance with its contract that shall become defective
within one (1) year after the later to occur of (i) completion of the work performed by such contractor or subcontractors, and (ii) the Lease Commencement Date. The correction of such work shall include, without additional charge, all
additional expenses and damages incurred in connection with such removal or replacement of all or any part of the Tenant Improvements, and/or the Property and/or common areas that may be damaged or disturbed thereby. All such warranties or
guaranties as to materials or workmanship of or with respect to the Tenant Improvements shall be contained in the Contract or subcontract and shall be written such that such guaranties or warranties shall inure to the benefit of both Landlord and
Tenant, as their respective interests may appear, and can be directly enforced by either. Tenant shall give to Landlord any assignment or other assurances which may be necessary to effect such right of direct enforcement. 

3.2.1.4    Insurance Requirements. 

(a)    General Coverages. All of Tenants Agents shall carry worker’s compensation insurance covering all of
their respective employees, and shall also carry commercial general liability insurance, including property damage, all with limits, in form and with companies as are required to be carried by Tenant as set forth in
Section 4.04 of this Lease, and the policies therefor shall insure Landlord and Tenant, as their interests may appear, as well as the Contractor and subcontractors. 

(b)    Special Coverages. Tenant or Contractor shall carry “Builder’s All Risk” insurance in an
amount approved by Landlord covering the construction of the Tenant Improvements, and such other insurance as Landlord may require, it being understood and agreed that the Tenant Improvements shall be insured by Tenant pursuant to
Section 4.04 of this Lease immediately upon completion thereof. Such insurance shall be in amounts and shall include such extended coverage endorsements as may be reasonably required by Landlord including, but not limited
to, the requirement that all of Tenant’s Agents shall carry Excess Liability and Products and Completed Operation Coverage insurance, each in amounts not less than $500,000 per incident, $1,000,000 in aggregate, and in form and with companies
as are required to be carried by Tenant as set forth in this Lease. 
 (c)    General Terms. Certificates for
all insurance carried pursuant to this Section 3.2.1.4 shall be delivered to Landlord before the commencement of construction of the Tenant Improvements and before the Contractor’s equipment is moved onto the site. All
such policies of insurance must contain a provision that the company writing said policy will give Landlord thirty (30) days prior written notice of any cancellation or lapse of the effective date or any reduction in the amounts of such
insurance. In the event that the Tenant Improvements are damaged by any cause during the course of the construction thereof, Tenant shall immediately repair the same at Tenant’s sole cost and expense. Tenant’s Agents shall maintain all of
the foregoing insurance coverage in force until the Tenant Improvements are fully completed and accepted by Landlord, except for any Products and Completed Operation Coverage insurance required by Landlord, which is to be maintained for ten
(10) years following completion of the Work and acceptance by Landlord and Tenant. All policies carried under this Section 3.2.1.4 shall insure Landlord and Tenant, as their interests may appear, as well as Contractor
and Tenant’s Agents. All insurance, except Workers’ Compensation, maintained by Tenant’s Agents shall preclude subrogation claims by the insurer against anyone insured thereunder. Such insurance shall provide that it is primary
insurance as respects the owner and that any other insurance maintained by owner is excess and noncontributing with the insurance required hereunder. The requirements for the foregoing insurance shall not derogate from the provisions for
indemnification of Landlord by Tenant under Section 3.2.1.2 of this Tenant Work Letter. Consistent with Section 6.05(a) of this Lease, Landlord may, in its discretion, require Tenant to obtain a
lien and completion bond or some alternate form of security satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of the Tenant Improvements, and naming Landlord as a co-obligee.

 3.2.2    Governmental Compliance. The Tenant Improvements shall comply in all respects with the following:
(i) the Code and other state, federal, city or quasi-governmental laws, codes, ordinances and regulations, as each may apply according to the rulings of the controlling public official, agent or other person; (ii) applicable standards of
the American Insurance Association (formerly, the National Board of Fire Underwriters) and the National Electrical Code; and (iii) building material manufacturer’s specifications. 

 

			
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 3.2.3    Inspection by Landlord. Landlord shall have the right to
inspect the Tenant Improvements at all times, provided however, that Landlord’s failure to inspect the Tenant Improvements shall in no event constitute a waiver of any of Landlord’s rights hereunder nor shall Landlord’s inspection of
the Tenant Improvements constitute Landlord’s approval of the same. Should Landlord disapprove any portion of the Tenant Improvements, Landlord shall notify Tenant in writing of such disapproval and shall specify the items disapproved. Any
defects or deviations in, and/or disapproval by Landlord of, the Tenant Improvements shall be rectified by Tenant at no expense to Landlord, provided however, that in the event Landlord determines that a defect or deviation exists or disapproves of
any matter in connection with any portion of the Tenant Improvements Landlord may, take such action as Landlord deems necessary, at Tenant’s expense and without incurring any liability on Landlord’s part, to correct any such defect,
deviation and/or matter, including, without limitation, causing the cessation of performance of the construction of the Tenant Improvements until such time as the defect, deviation and/or matter is corrected to Landlord’s satisfaction. 

3.3    Copy of Updated Approved Working Drawing Plans. 

3.3.1    At the conclusion of construction, (i) Tenant shall cause the Contractor (A) to update the Approved
Final Plans through annotated changes, as necessary, to reflect all changes made to the Approved Final Plans during the course of construction, (B) to certify to the best of Contractor’s knowledge that such updated Approved Final Plans are
true and correct, which certification shall survive the expiration or termination of this Lease, (C) to deliver to Landlord two (2) sets of copies of such updated Approved Final Plans and (D) to deliver to Landlord any permits or
similar documents issued by governmental agencies in connection with the construction of the Tenant Improvements, within thirty (30) days following issuance of a certificate of occupancy for the Property, and (ii) Tenant shall deliver to
Landlord a copy of all warranties, guaranties, and operating manuals and information relating to the improvements, equipment, and systems in the Property. 

3.4    Mechanic’s Lien Matters. 

3.4.1    Prior to commencing the Work, Tenant shall have complied with requirements of Nev. Rev. Stat.
Chapter 108 (2005), as it may be amended, or any successor statute. 
 3.4.2    Pursuant to Article
Seventeen of this Lease, the Contract and all other agreements entered into for performance of the Work shall contain the language required in subsection (f) of such Article Seventeen. 

3.4.3    Upon Substantial Completion of the Work, Tenant shall record a Notice of Completion concerning the Work in
accordance with Nevada law. A title company of Landlord’s choosing shall have furnished a preliminary title report or commitment for title insurance to Landlord as of the expiration of the forty (40) day period following the recording of
such Notice of Completion, showing that no mechanic’s liens have been recorded against the Property in respect to the Work, or Tenant shall acknowledge in writing its obligations with respect thereto as provided in this Lease. 

3.4.4    Upon completion of the Work, Tenant shall provide to Landlord Tenant’s Contractor’s standard form
unconditional final lien releases from Tenant’s Contractor and major subcontractors together with a complete reproducible set of any final as-built drawings furnished to Tenant. 

3.4.5    Upon Substantial Completion of the Work or at any time thereafter, Tenant shall reimburse Landlord for any cost
or expense reasonably incurred by Landlord in defending against any recorded mechanic’s liens affecting the Property, including attorneys’ fees, court costs, and litigation expenses if Tenant fails to timely contest and defend the same as
provided in the Lease, and such failure continues for a period of five (5) business days following written notice from Landlord to Tenant that Landlord intends to incur such cost or expense if such failure continues. 

3.4.6    Upon Substantial Completion of the Work, Tenant shall execute an Estoppel Certificate in the form of that
attached to this Lease as Exhibit “C.” 
  

			
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 SECTION 4 

MISCELLANEOUS 

4.1    Tenant’s Representative. Tenant has designated Mike Borden as its sole representative with respect to
the matters set forth in this Tenant Work Letter, who shall have full authority and responsibility to act on behalf of the Tenant as required in this Tenant Work Letter. 

4.2    Landlord’s Representative. Landlord has designated Rod Martin as its sole representative with respect
to the matters set forth in this Tenant Work Letter, who, until further notice to Tenant, shall have full authority and responsibility to act on behalf of the Landlord as required in this Tenant Work Letter. 

4.3    Time of the Essence in this Tenant Work Letter. Unless otherwise indicated, all references herein to a
“number of days” shall mean and refer to calendar days. If any item requiring approval is timely disapproved by Landlord, the procedure for preparation of the document and approval thereof shall be repeated until the document is approved
by Landlord. 
 4.4    Reimbursement. Upon substantial completion of the Work, Tenant shall reimburse Landlord
for any cost or expense reasonably incurred by Landlord as a result of any damage to Landlord’s property caused by Tenant’s Agents in performing the Work. 
  

			
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 EXHIBIT I 

MASTER LEASE 

(Attached, unless previously provided to Tenant) 
  

			
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 EXHIBIT J 

FORM LETTER OF CREDIT 

[Letterhead of an Issuing Bank acceptable to Beneficiary] 

DATE 
 Beltway Business Park Warehouse No. 3, LLC
(“Beneficiary”) 
 c/o Majestic Realty Co. 
 13191
Crossroads Parkway North, 6th Floor 
 City of Industry, CA 91746 

Gentlemen: 
 We hereby establish our Irrevocable
Letter of Credit and authorize you to draw on us at sight for the account of [name of tenant]                 (“Applicant”),
the aggregate amount of _______________________ Dollars ($________________). 
 This Letter of Credit has been issued at Applicant’s
request in order to satisfy a requirement contained in that certain Industrial Real Estate Lease, dated ____________, 20___, between Beneficiary, as landlord, and Applicant, as tenant (the “Lease”). 

Funds under this Letter of Credit are available to the Beneficiary as follows: 

Any or all of the sums hereunder may be drawn down at any time and from time to time from and after the date hereof by a vice president,
senior vice president, executive vice president, president or chairman of Majestic Realty Co., which is the manager of Beneficiary (“Representative”), when accompanied by this Letter of Credit and a written statement signed by the
Representative of Beneficiary, certifying that such monies are due and owing to Beneficiary under the terms of the Lease (the “Certification”), and a sight draft executed and endorsed by the Representative of Beneficiary. 

This Letter of Credit is transferable in its entirety. Should a transfer be desired, such transfer will be subject to the return to us of this
advice, together with written instructions. 
 The amount of each draft must be endorsed on the reverse hereof by the negotiating bank. We
hereby agree that this Letter of Credit shall be duly honored upon presentation and delivery of the Certification specified above. 
 This
letter of credit shall have an initial term of one (1) year. It is a condition of this Letter of Credit that it shall be automatically renewed without the need for notice for successive, additional one (1) year periods unless, at least
sixty (60) days prior to any such date of expiration, the undersigned shall give written notice to Beneficiary, by certified mail, return receipt requested and at the address set forth above or at such other address as may be given to the
undersigned by Beneficiary, that this Letter of Credit will not be renewed. 
 Notwithstanding the above, this Letter of Credit will have a
full and final expiration date of ___________________ (60 days after Lease expiration). 
 This Letter of Credit is subject to and
governed by the International Standby Practices 1998, International Chamber of Commerce Publication No. 590. 
 Very truly yours, 

 

			
	[Name of Issuing Bank]
		
	By:	 	 

  

			
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 EXHIBIT K 

MEMORANDUM OF LEASE 

[Attached] 
  

			
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 WHEN RECORDED MAIL TO: 
  

	
	   

	   

	   

	   

 MEMORANDUM OF LEASE 

THIS MEMORANDUM OF LEASE (“Memorandum”) is made as of the _____ day of ______________ 2007, by and between BELTWAY BUSINESS PARK
WAREHOUSE NO. 3, LLC, a Nevada limited liability company, whose address is c/o Majestic Realty Co., 13191 Crossroads Parkway North, 6th Floor, City of Industry, California 91746
(“Landlord”), and SWITCH COMMUNICATIONS GROUP, L.L.C., a Nevada limited liability company, whose address is 4495 E. Sahara Avenue, Las Vegas, Nevada 89104 (“Tenant”). 

WITNESSETH: 

1.    Landlord is the holder of a long-term leasehold interest in certain real property, as more particularly described on
the Exhibit “A” attached to this Memorandum, located in the County of Clark, State of Nevada (the “Property”), pursuant to the terms of that certain Lease Agreement, dated July 18, 2006, between the County of Clark, a
political subdivision of the State of Nevada (the “Master Landlord”), as landlord, and Landlord, as tenant (the “Master Lease”). 

2.    Pursuant to the terms of that certain Standard Industrial Real Estate Lease, dated August __, 2007, by and between
Landlord and Tenant (the “Lease”), Landlord has subleased the Property to Tenant. 
 3.    The initial term of
the Lease is twenty-five (25) years. Subject to the satisfaction of certain conditions and the term of the Master Lease, Tenant has the option to extend the term of the Lease for two (2) successive ten (10)-year terms, and one
(1) five (5)-year term. 
 4.    Pursuant to the provisions of Article
Seventeen of the Lease, the Lease is subject and subordinate to the provisions and requirements of the Master Lease. 

5.    Pursuant to the provisions of Section 2.3 of the Master Lease, the Master Landlord has agreed that if Landlord
ceases to perform its obligations under the Master Lease and its rights under the Master Lease are terminated, then the Master Landlord shall allow Tenant to remain in possession of the Property and the Master Landlord shall be bound by all of the
terms and conditions of the Lease, so long as Tenant is not in default of the Lease. 
 6.    The rent and other
obligations of Tenant are set forth in the Lease, to which reference is made for further information. If a conflict exists between the terms of the Lease and this Memorandum (except with respect to the description of the Property), those contained
in the Lease shall govern and be controlling. 
 7.    This Memorandum describes only selected provisions of the Lease,
and reference is made to the full text of the Lease for the full terms and conditions thereof. 
  

			
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 IN WITNESS WHEREOF, the parties hereto have executed this Memorandum of Lease on the dates set
forth below, to be effective as of the date first set forth above. 
  

									
	LANDLORD:
	
	 BELTWAY BUSINESS PARK WAREHOUSE NO. 3,

LLC, a Nevada limited liability company

		 		 		 		 	
	By:	 		 	 MAJESTIC BELTWAY WAREHOUSE

BUILDINGS, LLC, a Delaware
 limited liability company, its
Manager

				
		 		 	By:	 	 MAJESTIC REALTY CO.,
 a California
corporation,
 Manager’s Agent

					
		 		 		 	By:	 	 
		 		 		 	Name:	 	 
		 		 		 	Its:	 	 
					
		 		 		 	By:	 	 
		 		 		 	Name:	 	 
		 		 		 	Its:	 	 
			
	By:	 		 	 THOMAS & MACK BELTWAY, L.L.C.,

a Nevada limited liability company, its Manager

				
		 		 	By:	 	 
		 		 	Name:	 	Thomas A. Thomas
		 		 	Its:	 	Manager
	
	TENANT:
	
	 SWITCH COMMUNICATIONS GROUP, L.L.C.,

a Nevada limited liability company

		
	By:	 	 
	Printed Name:	 	 
	Its:	 	 

  

			
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	STATE OF CALIFORNIA	  	)
		 		  	: ss
	COUNTY OF LOS ANGELES	  	)

 On ______________________ 2007, before me ________________________, Notary Public, personally appeared
___________________________, and _________________, personally known to me to be the persons whose names are subscribed to the within instrument and acknowledged to me that they executed the same in his authorized capacity, and that by their
signatures on the instrument the entity upon behalf of which they acted, executed the instrument. 
  

			
		 	WITNESS my hand and official seal.
		
		 	 
		 	Notary Public

  

					
	STATE OF NEVADA	  	)
		 		  	: ss.
	COUNTY OF CLARK	  	)

 The foregoing instrument was acknowledged before me on __________________ 2007, by Thomas A. Thomas, as
manager of Thomas & Mack Beltway, L.L.C., a manager of Beltway Business Park Warehouse No. 2, LLC, a Nevada limited liability company. 
  

			
	 
	Notary Public
	Residing at:	 	 

  

	
	My Commission Expires:
	
	   

  

					
	STATE OF NEVADA	  	)
		 		  	: ss.
	COUNTY OF CLARK	  	)

 The foregoing instrument was acknowledged before me on __________________ 2007, by
___________________________, the _____________________ of Switch Communications Group, L.L.C., a Nevada limited liability company. 
  

			
	 
	Notary Public
	Residing at:	 	 

  

	
	My Commission Expires:
	
	   

  

			
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 Exhibit A 

to 
 Memorandum of Lease

 Legal Description of Property 

(Attached) 
  

			
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 FIRST AMENDMENT TO LEASE 

THIS FIRST AMENDMENT TO LEASE (“First Amendment”) is made as of the 25th day of
January 2008 by and between BELTWAY BUSINESS PARK WAREHOUSE NO. 3, LLC, a Nevada limited liability company (“Landlord”), and SWITCH COMMUNICATIONS GROUP L.L.C., a Nevada limited liability company (“Tenant”). 

RECITALS: 

A.    Landlord and Tenant are parties to that certain Standard Industrial Real Estate Lease, dated August 21, 2007,
for an approximately 325,000 square foot building located at 7135 S. Decatur Blvd., Las Vegas, Nevada (the “Lease”). The undefined capitalized terms used in this First Amendment shall have the same meanings ascribed to such terms in the
Lease. 
 B.    Landlord and Tenant desire to amend the Lease as provided below, subject to the terms and conditions of
this First Amendment. 
 NOW, THEREFORE, in consideration of the above recitals, the mutual covenants contained below, and other good and
valuable consideration, the receipt and adequacy of which are hereby acknowledged, Landlord and Tenant agree as follows: 
 AGREEMENT: 

1.    Recitals. The above recitals are an integral part of the agreement and understanding of Landlord and Tenant
and are incorporated into this First Amendment by this reference. 
 2.    Specific Lease Amendments. Effective
as of the date of this First Amendment (the “Effective Date”), the terms of the Lease are amended as follows: 

a.    Lease Commencement Date and Rent Commencement Date. Notwithstanding any language in the Lease
to the contrary, (i) the Lease Commencement Date shall be April 1, 2008 and the Lease Expiration Date shall remain unchanged, and (ii) Tenant’s responsibility for the payment of Base Rent and Additional Rent shall not commence
until September 1, 2008 (the “Rent Commencement Date”). 
 b.    Revised Modified
Building Shell Plans. The list of the Modified Building Shell Plans shown on Exhibit “G” to the Lease is hereby replaced with and superseded in its entirety by the revised list of the Modified Building Shell Plans shown on Exhibit
“A” to this First Amendment. 
 c.    Revised Tenant Work Letter. Given
Tenant’s election to use a general contractor other than Commerce Construction Co., L.P. for the design and construction of the Tenant Improvements, the Tenant Work Letter attached as Exhibit “H” to the Lease is hereby replaced with
and superseded in its entirety by the revised Tenant Work Letter attached as Exhibit “B” to this First Amendment. 

Table of Contents

 3.    Effect of First Amendment. Except as expressly modified by this
First Amendment, all the terms and conditions of the Lease shall remain in full force and effect. In the event of a conflict between the terms of the Lease and this First Amendment, this First Amendment shall control. The Lease, as amended by this
First Amendment, shall not be further amended or modified except by a written instrument signed by the parties. All of the terms, conditions, and covenants of the Lease shall be binding upon and inure to the benefit of the parties hereto, and their
permitted successors and assigns, to the extent that any such transfer of interest may be allowed under the terms of the Lease. This First Amendment shall not be effective and binding unless and until it is fully-executed and delivered by both
Landlord and Tenant. Each party hereby represents and warrants to the other that the person or entity signing this First Amendment on behalf of such party is duly authorized to execute and deliver this First Amendment and to legally bind the party
on whose behalf this First Amendment is signed to all of the terms, covenants and conditions contained in this First Amendment. If any action is brought because of any breach of or to enforce or interpret any of the provisions of this First
Amendment, the prevailing party in any such action shall be entitled to recover from the other party those attorneys fees and other charges recoverable under the applicable provisions of the Lease. All attached exhibits are hereby expressly
incorporated into this First Amendment by this reference. 
 4.    Counterparts. This First Amendment may be
executed in multiple counterparts, each of which shall constitute an original, and all of which taken together shall constitute one and the same instrument. 

(Intentionally left blank — signature page to follow) 

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 DATED as of the date first written above. 

 

											
	LANDLORD:	 		 	TENANT:
			
	 BELTWAY BUSINESS PARK
 WAREHOUSE NO.
3, LLC,
 a Nevada limited liability company
	 		 	SWITCH COMMUNICATIONS GROUP L.L.C., a Nevada limited liability company
					
	By:	 	MAJESTIC BELTWAY WAREHOUSE	 		 	By:	 	/s/ Rob Roy
		 	BUILDINGS, LLC, a Delaware	 		 	Name:	 	Rob Roy
		 	limited liability company, its Manager	 		 	Its:	 	Chief Executive Officer and Managing Manager
						
		 	By:	 	MAJESTIC REALTY CO.,	 		 		 	
		 		 	a California corporation,	 		 		 	
		 		 	Manager’s Agent	 		 	By:	 	/s/ Darren Adair
		 		 		 		 	Name:	 	Darren Adair
		 		 		 		 	Its:	 	Chief Financial Officer
		 		 	By: /s/ Edward P. Roski, Jr.	 		 		 	
		 		 	Name: Edward P. Roski, Jr.	 		 		 	
		 		 	Its: Chairman and Chief Executive Officer	 		 		 	
						
		 		 	By: ______________________________	 		 		 	
		 		 	Name: ____________________________	 		 		 	
		 		 	Its: _______________________________	 		 		 	
					
	By:	 	THOMAS & MACK BELTWAY, L.L.C.,	 		 		 	
		 	a Nevada limited liability company, its Manager	 		 		 	
						
		 	By:	 	/s/ Thomas A. Thomas	 		 		 	
		 	Name:	 	Thomas A. Thomas	 		 		 	
		 	Its:	 	Manager	 		 		 	

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 Exhibit A 

to 
 First Amendment to
Lease 
 Modified Building Shell Plans 

(Attached) 

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 Beltway Business Park 

Warehouse III – Job #1791 

DRAWING LIST 
 BLDG. 8 SHELL
MODIFICATION DRAWINGS 
 EXHIBIT “A” 

MODIFIED BUILDING SHELL PLANS 

Civil drawings by Lochsa Engineering, located at 6345 S. Jones Blvd., Suite 100, Las Vegas, NV 89118. 

 

							
	 	  	Civil Drawings	  	 	  	 
	SHEET  #	  	DESCRIPTION	  	REVISIONS	  	DATE
	 C1.01
	  	 COVERSHEET
	  		  	l/11/07
	 Cl.02
	  	 NOTE SHEET
	  		  	2/6/07
	 C2.00
	  	 MASTER UTILITY PLAN
	  		  	2/26/07
	 C2.03
	  	 UTILITY PLAN SHEET-03
	  	2	  	8/17/07
	 C2.04
	  	 UTILITY PLAN SHEET-04
	  	2	  	8/17/07
	 C2.05
	  	 UTILITY PLAN SHEET-05
	  	2	  	8/17/07
	 C2.06
	  	 UTILITY PLAN SHEET-06
	  	2	  	8/17/07
	 C3.00
	  	 MASTER GRADING PLAN
	  	1	  	7/19/07
	 C3.03
	  	 GRADING PLAN SHEET-03
	  	3	  	8/27/07
	 C3.04
	  	 GRADING PLAN SHEET-04
	  	2	  	8/27/07
	 C3.05
	  	 GRADING PLAN SHEET-05
	  	3	  	8/27/07
	 C3.06
	  	 GRADING PLAN SHEET-06
	  	2	  	8/27/07
	 C4.03
	  	 HORIZONTAL CONTROL PLAN SHEET-03
	  	2	  	8/17/07
	 C4.04
	  	 HORIZONTAL CONTROL PLAN SHEET-04
	  	1	  	8/17/07
	 C4.05
	  	 HORIZONTAL CONTROL PLAN SHEET-05
	  	2	  	8/17/07
	 C4.06
	  	 HORIZONTAL CONTROL PLAN SHEET-06
	  	1	  	8/17/07
	 C4.07
	  	 HORIZONTAL CONTROL PLAN LINE & CURVE TABLE
	  	2	  	8/17/07
	 C5.03
	  	 PLAN AND PROFILE ONSITE STORM DRAIN—SHEET 01
	  	1	  	8/17/07
	 C5.04
	  	 PLAN AND PROFILE ONSITE STORM DRAIN—SHEET 02
	  	1	  	8/17/07
	 C5.09
	  	 PLAN AND PROFILE 12” WATER LINE PRIVATE DRIVE
	  	2	  	8/23/07
	 C5.13
	  	 PLAN AND PROFILE 8” SEWER MAIN
	  	1	  	8/17/07
	 C6.03
	  	 SECTION DETAILS SHEET-01
	  	2	  	8/23/07
	 C6.04
	  	 SECTION DETAILS SHEET-02
	  	1	  	8/23/07
	 C6.08
	  	 HANDICAP RAMP DETAILS BUILDING 8
	  	1	  	8/23/07
	 C7.01
	  	 TYPICAL STRUCTURAL DETAILS NOTES AND SECTIONS
	  	1	  	10/1/07
	 C7.06
	  	 RETAINING WALL DETAILS
	  	1	  	7/19/07
	 C9.01
	  	 PLAN AND PROFILE 10” GRAVITY SEWER & 6” FORCE MAIN
	  	1	  	8/17/07
	 C9.03
	  	 TYPICAL STRUCTURAL NOTES
	  	1	  	10/01/07

 Architectural drawings by James Robertson, located at Commerce Construction Co., Inc. located at 13191
Crossroads Parkway North 6th Floor, City of Industry, CA 91746-3497. 
  

							
	 	  	Architectural Drawings	  	 	  	 
	SHEET  #	  	DESCRIPTION	  	REVISION	  	DATE
	T1	  	 TITLE SHEET
	  	D	  	9/27/07
	T2	  	 TITLE 24 STANDARD DETAILS
	  	D	  	9/27/07
	MS1	  	 MASTER SITE PLAN
	  	D	  	9/27/07
	A1	  	 SITE PLAN
	  	D	  	9/27/07
	A2	  	 PARTIAL FLOOR PLAN
	  	C	  	9/24/07
	A3	  	 PARTIAL FLOOR PLAN
	  	B	  	9/12/07
	A4	  	 EXTERIOR ELEVATIONS
	  	G	  	10/16/07
	A5	  	 EXTERIOR ELEVATIONS
	  	G	  	10/16/07
	A6	  	 ENTRY FLOOR PLANS
	  	D	  	9/27/07
	A7	  	 WALL SECTIONS
	  	A	  	4/24/07
	A8	  	 GATE PLANS AND ELEVATIONS
	  	A	  	8/29/07
	A9	  	 ROOF PLAN
	  	F	  	10/8/07

Table of Contents

							
	A10	  	 REFLECTED CEILING PLAN
	  	A	  	8/29/07
	A11	  	 ELECTRICAL ROOM DETAILS
	  	A	  	8/29/07
	A12	  	 DOOR SCHEDULE
	  	C	  	9/24/07
	AD1	  	 MISCELLANEOUS DETAILS
	  	A	  	8/29/07
	AD2	  	 MISCELLANEOUS DETAILS
	  	F	  	10/8/07
	AD3	  	 MISCELLANEOUS DETAILS
	  	A	  	8/29/07
	AD4	  	 MISCELLANEOUS DETAILS
	  	A	  	8/29/07

 Structural drawings by Ajit Randhava & Associates, Inc., located at 16700 Valley View Avenue, Suite
#270, La Mirada, CA 90638. 
  

											
	 	  	Structural Drawings	  	 	 	  	 	 
	SHEET  #	  	DESCRIPTION	  	REVISION	 	  	DATE	 
	 S1.1
	  	 PARTIAL FOUNDATION PLAN
	  	 	C	 	  	 	9/24/07	 
	 S1.2
	  	 PARTIAL FOUNDATION PLAN
	  	 	B	 	  	 	9/12/07	 
	 S2.1
	  	PARTIAL ROOF FRAMING PLAN	  	 	B	 	  	 	9/12/07	 
	 S2.2
	  	 PARTIAL ROOF FRAMING PLAN
	  	 	A	 	  	 	8/29/07	 
	 S2.3
	  	 ROOF METAL DECK WELDING DIAGRAM, SCHEDULE & NOTES
	  	 	A	 	  	 	8/29/07	 
	 S3.1
	  	 PANEL ELEVATIONS
	  	 	C	 	  	 	9/24/07	 
	 S3.2
	  	 PANEL ELEVATIONS
	  	 	C	 	  	 	9/24/07	 
	 S3.3
	  	 ENLARGED PANEL ELEVATION DETAIL
	  	 	C	 	  	 	9/24/07	 
	 S3.3A
	  	 ENLARGED PANEL ELEVATION DETAIL
	  	 	B	 	  	 	9/12/07	 
	 S3.4
	  	 EXTERIOR CONC & STEEL STAIRS TYPICAL DETAILS
	  	 	A	 	  	 	8/29/07	 
	 S3.5
	  	 RAMP FOUND. PLANS
	  	 	A	 	  	 	8/29/07	 
	 S3.6
	  	 RAMP FOUND. PLANS
	  	 	A	 	  	 	8/29/07	 
	 SD1
	  	 GENERAL NOTES AND DETAILS
	  	 	A	 	  	 	8/29/07	 
	 SD2
	  	 PANEL AT FOOTING DETAILS
	  	 	A	 	  	 	8/29/07	 
	 SD3
	  	 PANEL CONNECTION DETAILS
	  	 	A	 	  	 	8/29/07	 
	 SD4
	  	 ROOF TYPICAL DETAILS
	  	 	A	 	  	 	8/29/07	 
	 SD5
	  	 MISC. DETAILS
	  	 	A	 	  	 	8/29/07	 

 Landscape & Irrigation drawings by Nuvis Landscape, located at 3151 Airway Ave., Suite J-3, Costa Mesa, CA 92626. 
  

							
	 	  	Landscape and Irrigation Drawings	  	 	  	 
	SHEET  #	  	DESCRIPTION	  	REVISION	  	DATE
	L1	  	 COVER SHEET
	  		  	10/l/07
	L8	  	 IRRIGATION PLAN
	  		  	7/13/06
	L9	  	 IRRIGATION PLAN
	  		  	7/13/06
	L10	  	 IRRIGATION PLAN
	  		  	7/13/06
	L11	  	 IRRIGATION PLAN
	  	1	  	10/1/07
	L12	  	 IRRIGATION PLAN
	  		  	7/13/06
	L13	  	 IRRIGATION PLAN
	  		  	7/13/06
	L14	  	 IRRIGATION LEGEND
	  		  	10/1/07
	L15	  	 IRRIGATION DETAILS
	  		  	10/1/07
	L16	  	 IRRIGATION DETAILS
	  		  	10/1/07
	L23	  	 PLANTING PLAN
	  		  	10/1/07
	L24	  	 PLANTING PLAN
	  		  	10/1/07
	L25	  	 PLANTING PLAN
	  		  	10/1/07
	L26	  	 PLANTING PLAN
	  		  	10/l/07
	L27	  	 PLANTING PLAN
	  		  	10/1/07
	L28	  	 PLANTING PLAN
	  		  	10/l/07

Table of Contents

							
	 L29
	  	 PLANTING LEGEND NOTES & DETAILS
	  		  	10/1/07
	 L30
	  	 GENERAL SPECIFICATIONS
	  		  	10/1/07
	 L31
	  	 IRRIGATION SPECIFICATIONS
	  		  	10/1/07
	 L32
	  	 IRRIGATION SPECIFICATIONS
	  		  	10/1/07
	 L33
	  	 PLANTING SPECIFICATIONS
	  		  	10/1/07
	 L34
	  	 MAINTENANCE SPECIFICATIONS
	  		  	10/1/07

 Electrical drawings by Adobe Electric, Inc., located at 4360 W. Tompkins Avenue, Suite C, Las Vegas, NV 89103.

  

							
	 	  	Electrical Drawings	  	 	  	 
	SHEET  #	  	DESCRIPTION	  	REVISION	  	DATE
	 E-l
	  	FIXTURE SCHEDULE LOAD SUMMARY LEGEND, ELEC. RM DETAIL, SINGLE LINE DIAGRAM	  	2	  	8/02/07
	 E-2
	  	 ELECTRICAL SITE PLAN
	  	2	  	8/02/07
	 E-3
	  	 ELECTRICAL PLAN
	  	3	  	9/17/07
	 E-4
	  	 PANEL SCHEDULES IECC REQUIREMENTS
	  	3	  	9/17/07

 Fire Protection drawings prepared by Desert Fire Protection, located at 1919 Industrial Road, Las Vegas, NV
89102. 
  

							
	 	  	Fire Protection Drawings	  	 	  	 
	SHEET  #	  	DESCRIPTION	  	REVISION	  	DATE
	 SPK-1
	  	 MASTER SITE PLAN
	  	1	  	10/15/07
	 SPK-2
	  	 DETAILS
	  	1	  	10/15/07
	 SPK-3
	  	 SPRINKLER PLAN
	  	1	  	10/15/07
	 SPK-4
	  	 SPRINKLER PLAN
	  	1	  	10/15/07
	 SPK-5
	  	 SPRINKLER PLAN
	  	1	  	10/15/07
	 SPK-6
	  	 SPRINKLER PLAN
	  	1	  	10/15/07
	 SPK-7
	  	 SPRINKLER PLAN
	  	1	  	10/15/07
	 SPK-8
	  	 SPRINKLER PLAN
	  	1	  	10/15/07
	 SPK-9
	  	 SPRINKLER PLAN
	  	1	  	10/15/07
	 SPK-10
	  	 SPRINKLER PLAN
	  	1	  	10/15/07

 Underground Raceway Installation drawings prepared by Adobe Electric, Inc., located at 4360 W. Tompkins
Avenue, Suite C, Las Vegas, NV 89103. 
  

							
	 	  	Underground Raceway Installation Drawings	  	 	  	 
	SHEET  #	  	DESCRIPTION	  	REVISION	  	DATE
	 EC-1
	  	 ELECTRICAL RACEWAY INSTALLATION PLAN
	  	1	  	9/18/07
	 EC-2
	  	 ELECTRICAL RACEWAY INSTALLATION PLAN
	  	1	  	9/18/07
	 EC-3
	  	 ELECTRICAL RACEWAY INSTALLATION PLAN
	  	1	  	9/18/07

 Conduit Only and Grounding drawings prepared by Harris Consulting Engineers, located at 6630 Surrey Street,
Suite 100, Las Vegas, NV 89119. 
  

							
	 	  	Conduit Only &Grounding Drawings	  	 	  	 
	SHEET  #	  	DESCRIPTION	  	REVISION	  	DATE
	 E0.0l
	  	 ELECTRICAL LEGEND, ABBREVIATIONS, AND SHEET INDEX
	  		  	7/12/07
	 El.01C
	  	 ELECTRICAL CONDUIT SITE PLAN
	  		  	7/12/07
	 E7.01
	  	 ELECTRICAL DETAILS
	  		  	7/12/07

Table of Contents

 Natural Gas drawings prepared by Southwest Gas Corporation. 

 

							
	 	  	Natural Gas Drawings	 	 	 	 
	SHEET  #	  	DESCRIPTION	 	    REVISION    	 	        DATE        
	2 of 2	  	 UNDERGROUND GAS SERVICE DRAWING
	 	1	 	6/14/07

 Telephone drawings prepared by COX Communications. 

 

							
	 	  	Telecommunication Drawings	 	 	 	 
	SHEET  #	  	DESCRIPTION	 	REVISION	 	DATE
	3 of 3	  	 UNDERGROUND TELECOMMUNICATION DRAWING
	 		 	5/22/07

 Electrical power drawings prepared by Nevada Power Company identified as Beltway Business Park Warehouse,
Badura Avenue and Decatur Blvd., (Project ID No. 182842). 
  

							
	 	  	Power Drawings	 	 	 	 
	SHEET  #	  	DESCRIPTION	 	REVISION	 	DATE
	1 of 4	  	 OVERALL PROJECT
	 	1	 	2/26/07
	4 of 4	  	 BLDG. 8 PLAN
	 	1	 	2/26/07

 Electrical power drawings prepared by Nevada Power Company identified as BBP – Addendum 8,
Edmond & Capovilla (Project ID No. 187608). 
  

							
	 	  	Power Drawings	 	 	 	 
	SHEET  #	  	DESCRIPTION	 	REVISION	 	DATE
	1	  	 SINGLE LINE DIAGRAM AND DETAILS
	 	1	 	9/21/07
	2	  	 SECTIONS AND TRENCH DETAILS
	 	1	 	9/21/07
	3	  	 PARTIAL SITE PLAN
	 	1	 	9/21/07
	4	  	 PARTIAL SITE PLAN AND DETAILS
	 	1	 	9/21/07
	5	  	 PARTIAL SITE PLAN AND SECTIONS
	 	1	 	9/21/07

 Electrical Underground Conduit Site Plan (Phase 1) drawing prepared by Harris Consulting Engineers, located at
6630 Surrey Street, Suite 100, Las Vegas, NV 89119. 
  

							
	 	  	Conduit Only & Grounding Drawings	 	 	 	 
	SHEET  #	  	DESCRIPTION	 	REVISION	 	DATE
	E1.01C	  	 ELECTRICAL CONDUIT SITE PLAN
	 		 	12/20/07

Table of Contents

 Exhibit B 

to 
 First Amendment to
Lease 
 Tenant Work Letter 

(Attached) 

Table of Contents

 TENANT WORK LETTER 

This Tenant Work Letter shall set forth the terms and conditions relating to the construction of the “Tenant Improvements,”
as that term is defined in Section 14.07 of this Lease (collectively, the “Work”). All references in this Tenant Work Letter to “this Lease” shall mean the relevant portions of that certain
Standard Industrial Real Estate Lease (to which this Tenant Work Letter is attached as Exhibit “H”), and all references in this Tenant Work Letter to Sections of “this Tenant Work Letter” shall mean the relevant
portions of this Tenant Work Letter. 
 SECTION 1 

DELIVERY OF THE PROPERTY 

Upon Substantial Completion of the Building Shell Improvements, Tenant shall execute and deliver the SNDA attached as Exhibit “B” to
this Lease and the Tenant Estoppel Certificate attached as Exhibit “C” to this Lease and Landlord shall deliver the Property for the construction of the Tenant Improvements; provided that Tenant has obtained the insurance coverage required
under the terms of this Lease (including this Tenant Work Letter) and Landlord is in receipt of Tenant’s insurance binder or endorsement naming Landlord as additional insured under Tenant’s required liability insurance policies (see
Section 4.04 of this Lease). Tenant shall hold Landlord harmless from and indemnify, protect and defend Landlord against any loss or damage to the Property and against injury to any persons caused by Tenant’s actions
or anyone’s actions who are directly or indirectly employed by Tenant. Tenant shall assume all risk of loss to Tenant’s personal property and fixtures. 

SECTION 2 
  

CONSTRUCTION DRAWINGS 

2.1    Selection of Architect and Engineers; Construction Drawings. Tenant shall retain a licensed architect, SCA
Design, LLC (the “Architect”) to prepare the plans and drawings for the Tenant Improvements. Tenant shall also retain Ajit S. Randhava & Associates, Inc. (the “Structural Engineer”) and Lochsa Engineering
(the “Civil Engineer,” and collectively, with the Structural Engineer, the “Engineers”) to prepare all plans and engineering working drawings relating to the structural and civil elements of the Tenant Improvements,
which work is not part of the Building Shell Improvements. Tenant shall also retain Harris Consulting Engineers, LLC, (the “Consulting Engineer”) to prepare all plans and engineering working drawings for the mechanical, electrical,
plumbing, HVAC, life safety, and sprinkler systems in the Building, which work is not part of the Building Shell Improvements. Tenant may replace any of the aforementioned engineers with a qualified, Landlord-approved engineer. Landlord’s
approval of the replacement engineer shall be provided in a commercially reasonable and timely manner. The plans and drawings to be prepared by Architect, the Engineers and the Consulting Engineer pursuant to this Section 2
shall be known collectively as the “Construction Drawings.” All Construction Drawings shall comply with Landlord’s drawing format and specifications, and shall be subject to Landlord’s approval. Tenant and Architect shall
verify, in the field, the dimensions and conditions as shown on the relevant portions of the Building Shell Plans, and 

Table of Contents

 
Tenant and Architect shall be solely responsible for the same, and Landlord shall have no responsibility in connection therewith. Landlord’s review of the Construction Drawings as set forth
in this Section 2, shall be for its sole purpose and shall not imply Landlord’s review of the same, or obligate Landlord to review the same, for quality, design, compliance with applicable governmental regulations or
building codes (collectively, the “Code”), or other like matters. Accordingly, notwithstanding that any Construction Drawings are reviewed by Landlord or its space planner, architect, engineers and consultants, and notwithstanding
any advice or assistance which may be rendered to Tenant by Landlord or Landlord’s space planner, architect, engineers, and consultants, Landlord shall have no liability whatsoever in connection therewith and shall not be responsible for any
omissions or errors contained in the Construction Drawings, and Tenant’s waiver and indemnity set forth in this Lease shall specifically apply to the Construction Drawings. 

2.2    Preliminary Plans. Tenant shall supply Landlord with two (2) copies signed by Tenant of its preliminary
plans for the Tenant Improvements (the “Preliminary Plans”) before any architectural working drawings or engineering drawings have been commenced. The Preliminary Plans shall include a layout and designation of all offices, rooms
and other partitioning, their intended use, and equipment to be contained therein, and all other intended improvements for the Building. Landlord may request clarification or more specific drawings for special use items not included in the
Preliminary Plans. Landlord shall advise Tenant within ten (10) business days after Landlord’s receipt of the Preliminary Plans for the Tenant Improvements if the same is unsatisfactory or incomplete in any respect. If Tenant is so
advised, Tenant shall promptly cause the Preliminary Plans to be revised to correct any deficiencies or other matters Landlord may reasonably require. 

2.3    Final Plans. Upon approval of the Preliminary Plans by Landlord, Tenant shall promptly cause the Architect,
the Engineers, and the Consulting Engineer to complete the architectural and engineering drawings for the Tenant Improvements, and Architect shall compile a fully coordinated set of architectural, structural, mechanical, electrical and plumbing
working drawings in a form which is complete to allow subcontractors to bid on the work and to obtain all applicable permits (collectively, the “Final Plans”) and shall submit the same to Landlord for Landlord’s approval.
Tenant shall supply Landlord with two (2) copies signed by Tenant of such Final Plans. Landlord shall advise Tenant within five (5) business days after Landlord’s receipt of the Final Plans for the Tenant Improvements if the same is
unsatisfactory or incomplete in any respect. If Tenant is so advised, Tenant shall immediately revise the Final Plans in accordance with such review and any disapproval of Landlord in connection therewith. 

2.4    Approved Final Plans. The Final Plans shall be approved by Landlord (the “Approved Final
Plans”) prior to the commencement of construction of the Tenant Improvements by Tenant. After approval by Landlord of the Final Plans, Architect shall submit the same to the applicable governmental authority for all applicable building
permits. Tenant hereby agrees that neither Landlord nor Landlord’s consultants shall be responsible for obtaining any building permit or certificate of occupancy for the Property and that obtaining the same shall be Tenant’s
responsibility; provided, however, that Landlord shall cooperate with Tenant in executing permit applications and perforating other ministerial acts reasonably necessary to enable Tenant to obtain any such permit or certificate of occupancy. No
changes, modifications or alterations in the Approved Final Plans may be made without the prior written consent of Landlord, which consent may not be unreasonably withheld. 

Table of Contents

 2.5    Change Orders. Subject to the provisions of
Section 6.05 of this Lease, If Tenant desires any changes, revisions or substitutions to the Tenant Improvements set forth in the Approved Final Plans (“Change Orders”), Tenant shall submit to
Landlord’s representative the plans and specifications for such Change Orders. Landlord’s representative will approve or disapprove (and, in case of disapproval, request revisions to the Change Order) a Change Order within three
(3) business days following receipt of the required documentation. Landlord’s disapproval and request for revisions to Tenant’s proposed Change Order may be based on whether the Change Order: (i) affects or is not consistent with
the base structural components or systems of the Building, (ii) is visible from outside the Property, (iii) affects safety, (iv) has or could have the effect of increasing the Building’s operating expenses, or (v) in
Landlord’s reasonable judgment, is not consistent with the quality or character of the Building. 
 SECTION 3 

CONSTRUCTION OF THE TENANT IMPROVEMENTS 

3.1    Tenant’s Selection of Contractors. Tenant shall retain M&H Enterprises, Inc., a Nevada corporation
doing business as Martin-Harris Construction (the “Contractor”), as general contractor for the performance of the Work. 

3.2    Construction of Tenant Improvements by Tenant’s Agents. 

3.2.1    Construction Contract. Prior to Tenant’s execution of the construction contract and general
conditions with Contractor (the “Contract”), Tenant shall submit the Contract to Landlord for its approval, which approval shall not be unreasonably withheld or delayed. 

3.2.1.1    Landlord’s General Conditions for Tenant’s Agents and Tenant Improvement Work. Tenant,
Contractor, and all subcontractors, laborers, materialmen, and suppliers used by Tenant (such subcontractors, laborers, materialmen, and suppliers, and the Contractor to be known collectively as “Tenant’s Agents”), in the
performance of the Work shall comply with the following: (i) the Tenant Improvements shall be constructed in strict accordance with the Approved Final Plans; (ii) Tenant and Tenant’s Agents shall not, in any way, interfere with,
obstruct, or delay, the work of Landlord with respect to any other work on the Property, including the Building Shell Improvements, and (iii) assuming Tenant is timely advised of the same, Tenant shall abide (and cause Tenant’s Agents to
abide) by all rules made by Landlord’s property manager with respect to any matter in connection with this Tenant Work Letter, including, without limitation, the performance of the Work. 

3.2.1.2    Indemnity. Tenant’s indemnity of Landlord as set forth in Section 5.05
of this Lease shall also apply with respect to any and all costs, losses, damages, injuries and liabilities related in any way to any act or omission of Tenant or Tenant’s Agents, or anyone directly or indirectly employed by any of them, or in
connection with Tenant’s nonpayment of any amount arising out of the Tenant Improvements, and/or Tenant’s disapproval 

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of all or any portion of any request for payment. Such indemnity by Tenant, as set forth in Section 5.05 of this Lease, shall also apply with respect to any and all
costs, losses, damages, injuries and liabilities related in any way to (1) the Building Shell Improvements (expressly excluding, however, any such claims directly resulting from latent defects in the Building Shell Improvements), and
(2) Landlord’s performance of any ministerial acts reasonably necessary (i) to permit Tenant to complete the Tenant Improvements, and (ii) to enable Tenant to obtain any building permit or certificate of occupancy for the
Property. As used in this Section 3.2.1.2, “latent defects” means only these defects (a) resulting from the failure of Landlord’s work of constructing the Building Shell Improvements to conform to the
Building Shell Plans and any applicable building codes, (b) not apparent upon an ordinary and reasonable inspection by a professional engineer qualified to make such an inspections, and (c) which have a materially adverse affect on
(i) the conduct of Tenant’s business from the Property, (ii) the health and safety of Tenant’s employees, permitted subtenants, and business invitees, or (iii) the structural integrity of the affected improvements. In no
event shall normal wear and tear (including that caused by the elements or other natural environmental conditions) constitute or be deemed to have caused or resulted in a latent defect. 

3.2.1.3    Requirements of Tenant’s Agents. Each of Tenant’s Agents shall guarantee to Tenant and for
the benefit of Landlord that the portion of the Tenant Improvements for which it is responsible shall be free from any defects in workmanship and materials for a period of not less than one (1) year from the date of final inspection of such
work by Clark County. Each of Tenant’s Agents shall be responsible for the replacement or repair, without additional charge, of all work done or furnished in accordance with its contract that shall become defective within one (1) year
after the date of final inspection of such work by Clark County. The correction of such work shall include, without additional charge, all additional expenses and damages incurred in connection with such removal or replacement of all or any part of
the Tenant Improvements, and/or the Property and/or common areas that may be damaged or disturbed thereby. All such warranties or guaranties as to materials or workmanship of or with respect to the Tenant Improvements shall be contained in the
Contract or subcontract and shall be written such that such guaranties or warranties shall inure to the benefit of both Landlord and Tenant, as their respective interests may appear, and can be directly enforced by either. Tenant shall give to
Landlord any assignment or other assurances which may be necessary to effect such right of direct enforcement. 

3.2.1.4    Insurance Requirements. 

(a)    General Coverages. All of Tenants Agents shall carry worker’s compensation insurance covering all of
their respective employees, and shall also carry commercial general liability insurance, including property damage, all with limits, in form and with companies as are required to be carried by Tenant as set forth in
Section 4.04 of this Lease, and the policies therefor shall insure Landlord and Tenant, as their interests may appear, as well as the Contractor and subcontractors. 

(b)    Special Coverages. Tenant or Contractor shall carry “Builder’s All Risk” insurance in an
amount approved by Landlord covering the construction of the Tenant Improvements, and such other insurance as Landlord may require, it being understood and agreed that the Tenant Improvements shall be insured by Tenant pursuant to
Section 4.04 of 

Table of Contents

 
this Lease immediately upon completion thereof. Such insurance shall be in amounts and shall include such extended coverage endorsements as may be reasonably required by Landlord including, but
not limited to, the requirement that all of Tenant’s Agents shall carry Excess Liability and Products and Completed Operation Coverage insurance, each in amounts not less than $500,000 per incident, $1,000,000 in aggregate, and in form and with
companies as are required to be carried by Tenant as set forth in this Lease. 
 (c)    General Terms.
Certificates for all insurance carried pursuant to this Section 3.2.1.4 shall be delivered to Landlord before the commencement of construction of the Tenant Improvements and before the Contractor’s equipment is moved
onto the site. All such policies of insurance must contain a provision that the company writing said policy will give Landlord thirty (30) days prior written notice of any cancellation or lapse of the effective date or any reduction in the
amounts of such insurance. In the event that the Tenant Improvements are damaged by any cause during the course of the construction thereof, Tenant shall immediately repair the same at Tenant’s sole cost and expense. Tenant’s Agents shall
maintain all of the foregoing insurance coverage in force until the Tenant Improvements are fully completed and accepted by Landlord, except for any Products and Completed Operation Coverage insurance required by Landlord, which is to be maintained
for ten (10) years following completion of the Work and acceptance by Landlord and Tenant. All policies carried under this Section 3.2.1.4 shall insure Landlord and Tenant, as their interests may appear, as well as
Contractor and Tenant’s Agents. All insurance, except Workers’ Compensation, maintained by Tenant’s Agents shall preclude subrogation claims by the insurer against anyone insured thereunder. Such insurance shall provide that it is
primary insurance as respects the owner and that any other insurance maintained by owner is excess and noncontributing with the insurance required hereunder. The requirements for the foregoing insurance shall not derogate from the provisions for
indemnification of Landlord by Tenant under Section 3.2.1.2 of this Tenant Work Letter. Consistent with Section 6.05(a) of this Lease and Section 3.4.1 of this Tenant Work
Letter, Landlord shall require Tenant to obtain a lien and completion bond or some alternate form of security satisfactory to Landlord, in its sole discretion, in an amount sufficient to ensure the lien-free completion of the Tenant Improvements.
Such lien and completion bond shall name Landlord as a co-obligee. 
 3.2.2    Governmental Compliance. The
Tenant improvements shall comply in all respects with the following: (i) the Code and other state, federal, city or quasi-governmental laws, codes, ordinances and regulations, as each may apply according
to the rulings of the controlling public official, agent or other person; (ii) applicable standards of the American Insurance Association (formerly, the National Board of Fire Underwriters) and the National Electrical Code; and
(iii) building material manufacturer’s specifications. 
 3.2.3    Inspection by Landlord. Landlord
shall have the right to inspect the Tenant Improvements at all times, provided however, that Landlord’s failure to inspect the Tenant Improvements shall in no event constitute a waiver of any of Landlord’s rights hereunder nor shall
Landlord’s inspection of the Tenant Improvements constitute Landlord’s approval of the same. Should Landlord disapprove any portion of the Tenant Improvements, Landlord shall notify Tenant in writing of such disapproval and shall specify
the items disapproved. Any defects or deviations in, and/or disapproval by Landlord of, the Tenant Improvements shall be rectified by Tenant at no expense to Landlord, provided however, that in the event Landlord determines

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that a defect or deviation exists or disapproves of any matter in connection with any portion of the Tenant Improvements Landlord may, take such action as Landlord deems necessary, at
Tenant’s expense and without incurring any liability on Landlord’s part, to correct any such defect, deviation and/or matter, including, without limitation, causing the cessation of performance of the construction of the Tenant
Improvements until such time as the defect, deviation and/or matter is corrected to Landlord’s satisfaction. 

3.3    Copy of Updated Approved Final Plans. 

3.3.1    At the conclusion of construction, (i) Tenant shall cause the Contractor (A) to update the Approved
Final Plans through annotated changes, as necessary, to reflect all changes made to the Approved Final Plans during the course of construction, (B) to certify to the best of Contractor’s knowledge that such updated Approved Final Plans are
true and correct, which certification shall survive the expiration or termination of this Lease, (C) to deliver to Landlord two (2) sets of copies of such updated Approved Final Plans and (D) to deliver to Landlord any permits or
similar documents issued by governmental agencies in connection with the construction of the Tenant Improvements, within thirty (30) days following issuance of a certificate of occupancy for the Property, and (ii) Tenant shall deliver to
Landlord a copy of all warranties, guaranties, and operating manuals and information relating to the improvements, equipment, and systems in the Property. 

3.4    Mechanic’s Lien Matters. 

3.4.1    Prior to commencing the Work, Tenant shall have complied with all of the applicable requirements of Nev. Rev.
Stat. Chapter 108 (2007), as it may be amended, or any successor statute. 
 3.4.2    Pursuant to Article
Seventeen of this Lease, the Contract and all other agreements entered into for performance of the Work shall contain the language required in subsection (f) of such Article Seventeen. 

3.4.3    Upon Substantial Completion of the Work, Tenant shall record a Notice of Completion concerning the Work in
accordance with Nevada law. A title company of Landlord’s choosing shall have furnished a preliminary title report or commitment for title insurance to Landlord as of the expiration of the forty (40) day period following the recording of
such Notice of Completion, showing that no mechanic’s liens have been recorded against the Property in respect to the Work, or Tenant shall acknowledge in writing its obligations with respect thereto as provided in this Lease. 

3.4.4    Upon completion of the Work, Tenant shall provide to Landlord unconditional final lien releases (in a form
reasonably satisfactory to Landlord) from Contractor and the major subcontractors, together with a complete reproducible set of any final as-built drawings furnished to Tenant. 

3.4.5    Upon Substantial Completion of the Work or at any time thereafter, Tenant shall reimburse Landlord for any cost
or expense reasonably incurred by Landlord in defending against any recorded mechanic’s liens affecting the Property, including attorneys’ fees, court costs, and litigation expenses if Tenant fails to timely contest and defend the same as
provided in the Lease, and such failure continues for a period of five (5) business days following written notice from Landlord to Tenant that Landlord intends to incur such cost or expense if such failure continues. 

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 3.4.6    Upon Substantial Completion of the Work, Tenant shall execute an
Estoppel Certificate in the form of that attached to this Lease as Exhibit “C.” 
 SECTION 4 

MISCELLANEOUS 

4.1    Tenant’s Representative. Tenant has designated Mike Borden as its sole representative with respect to
the matters set forth in this Tenant Work Letter, who, until further written notice to Landlord, shall have full authority and responsibility to act on behalf of the Tenant as required in this Tenant Work Letter. 

4.2    Landlord’s Representative. Landlord has designated Rod Martin as its sole representative with respect
to the matters set forth in this Tenant Work Letter, who, until further written notice to Tenant, shall have full authority and responsibility to act on behalf of the Landlord as required in this Tenant Work Letter. 

4.3    Time of the Essence in this Tenant Work Letter. Unless otherwise indicated, all references herein to a
“number of days” shall mean and refer to calendar days. If any item requiring approval is timely disapproved by Landlord, the procedure for preparation of the document and approval thereof shall be repeated until the document is approved
by Landlord. 
 4.4    Reimbursement. Upon substantial completion of the Work, Tenant shall reimburse Landlord
for any cost or expense reasonably incurred by Landlord as a result of any damage to Landlord’s property caused by Tenant’s Agents in performing the Work. 

4.5    Assignment of Approved Final Plans and Contract. Upon the written request of Landlord or Landlord’s
secured lender, Tenant shall, within ten (10) business days following such request cause the (i) Architect to assign the Approved Final Plans to Landlord and/or such lender, and (ii) Contractor to assign the Contract to Landlord
and/or such lender. The form of such assignment documents shall be satisfactory to Landlord and/or such lender. 

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 CONFIRMATION OF INITIAL LEASE TERM AND 

SECOND AMENDMENT TO LEASE 

This CONFIRMATION OF INITIAL LEASE TERM AND AMENDMENT TO LEASE (“Confirmation”) is made as of the 28th day of April, 2008, by and between BELTWAY BUSINESS PARK WAREHOUSE NO. 3, LLC, a Nevada limited liability company (“Landlord”), and SWITCH COMMUNICATIONS GROUP, LLC, a
Nevada limited liability company (“Tenant”). Landlord and Tenant agree as follows: 
  

	1.	Landlord and Tenant have entered into a Standard Industrial Real Estate Lease, dated August 21, 2007, as amended by that certain First Amendment to Lease dated January 25,
2008, (the “Lease”), in which Landlord leased to Tenant and Tenant leased from Landlord certain described premises located at 7135 S. Decatur Blvd., Las Vegas, Nevada (the “Property”). 

 

	2.	Consistent with Sections 2.01 and 2.02 of the Lease, Landlord and Tenant hereby confirm the Lease Commencement Date and the Expiration Date of the initial Lease Term (as defined in the Lease), and amend
Section 1.05 of the Lease to conform to such dates. The pertinent dates are as follows: 

  

	 	a.	April 1, 2008 is the Lease Commencement date; and 

  

	 	b.	September 1, 2008 is the Rent Commencement Date; and 

  

	 	c.	March 31, 2033 is the Lease Expiration Date. 

  

	3.	Tenant confirms that: 

  

	 	a.	It has accepted possession of the Property as provided in the Lease; 

  

	 	b.	The Lease has not been modified, altered, or amended, except as provided in this Confirmation and as follows:
                None               
 ; and 

  

	 	c.	The Lease is in full force and effect. 

  

	4.	The provisions of this Confirmation shall inure to the benefit, or bind, as the case may require, Landlord, Tenant, and their respective permitted successors and assigns. 

Dated as of the date first written above. 

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	LANDLORD:	 		 	TENANT:
			
	 BELTWAY BUSINESS PARK
 WAREHOUSE NO.
3, LLC, a Nevada
 limited liability company
	 		 	 SWITCH COMMUNICATIONS GROUP
 LLC, a
Nevada limited liability company

		 		 		 		 		 	
	By:	 		 	MAJESTIC BELTWAY	 		 	By:	 	 /s/ Rob Roy

		 		 	WAREHOUSE BUILDINGS, LLC,	 		 	Name: Rob Roy
		 		 	a Delaware limited liability company,	 		 	Its: Chief Executive Officer & Manager
		 		 	its Manager	 		 		 	
		 		 		 		 		 	
	By:	 		 	MAJESTIC REALTY CO., a	 		 	By:	 	 /s/ Darren Adair

		 		 	California corporation, Manager’s	 		 	Name: Darren Adair
		 		 	Agent	 		 	Its: Chief Financial Officer
		 		 		 		 		 	
	By:	 	 /s/ David A. Wheeler
	 		 		 	
	Name: David A. Wheeler	 		 		 	
	Its: President	 		 		 	
		 		 		 		 		 	
	By:	 	 /s/ Jay H. Bradford
	 		 		 	
	Name: Jay H. Bradford	 		 		 	
	Its:	 	Executive Vice President and	 		 		 	
		 	Chief Financial Officer	 		 		 	

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 THIRD AMENDMENT TO LEASE 

THIS THIRD AMENDMENT TO LEASE (this “Third Amendment”) is made as of the 21st day of January 2011 by and between BELTWAY BUSINESS
PARK WAREHOUSE NO. 3, LLC, a Nevada limited liability company (“Landlord”), and SWITCH COMMUNICATIONS GROUP L.L.C., a Nevada limited liability company (“Tenant”). 

RECITALS: 

A.    Landlord and Tenant are parties to that certain Standard Industrial Real Estate Lease, dated August 21, 2007,
as amended by that certain First Amendment to Lease, dated January 25, 2008 (the “First Amendment”), and that certain Confirmation of Initial Lease Term and Amendment to Lease, dated April 28, 2008 (the “Second
Amendment”) (collectively, the “Lease”), for an approximately 325,000 square foot building located at 7135 S. Decatur Blvd., Las Vegas, Nevada. The undefined capitalized terms used in this Third Amendment shall have the same meanings
ascribed to such terms in the Lease. 
 B.    Landlord and Tenant desire to amend the Lease as provided below, subject
to the terms and conditions of this Third Amendment. 
 NOW, THEREFORE, in consideration of the above recitals, the mutual covenants
contained below, and other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, Landlord and Tenant agree as follows: 

AGREEMENT: 

1.    Recitals. The above recitals are an integral part of the agreement and understanding of Landlord and Tenant
and are incorporated into this Third Amendment by this reference. 
 2.    Specific Lease Amendments. Effective
as of the date of this Third Amendment first set forth above (the “Effective Date”), the terms of the Lease are amended as follows: 

a.    Lease Commencement Date and Lease Expiration Date. Notwithstanding any language in the First
Amendment, the Second Amendment, or the Estoppel Certificate executed by Tenant dated April 18, 2008 to the contrary, (i) the Lease Commencement Date was September 1, 2008, and (ii) the Lease Expiration Date is August 31,
2033. 
 b.    Monthly Base Rent Schedule. Consistent with
Section 1.10(a) of the Lease, the monthly Base Rent payable by Tenant to Landlord during the initial Lease Term is confirmed as follows: 
  

			
	 Sep. 1, 2008 through Aug. 31, 2010
	  	$185,250.00
	 Sep. 1, 2010 through Aug. 31, 2012
	  	$196,365.00
	 Sep. 1, 2012 through Aug. 31, 2014
	  	$208,146.90
	 Sep. 1, 2014 through Aug. 31, 2016
	  	$220,635.71

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	 Sep. 1, 2016 through Aug. 31, 2018
	  	$233,873.86
	 Sep. 1, 2018 through Aug. 31, 2020
	  	$247,906.29
	 Sep. 1, 2020 through Aug. 31, 2022
	  	$262,780.66
	 Sep. 1, 2022 through Aug. 31, 2024
	  	$278,547.51
	 Sep. 1, 2024 through Aug. 31, 2026
	  	$295,260.36
	 Sep. 1, 2026 through Aug. 31, 2028
	  	$312,975.98
	 Sep. 1, 2028 through Aug. 31, 2030
	  	$331,754.54
	 Sep. 1, 2030 through Aug. 31, 2032
	  	$351,659.81
	 Sep. 1. 3032 through Aug. 31, 2033
	  	$372,759.40

 3.    Confirmation of Reduction in Security Deposit. Consistent with the terms of
Section 3.03(c) of the Lease, effective September 1, 2010, Landlord has elected to allow Tenant to reduce the Security Deposit to an amount equal to two (2) installments of monthly Base Rent. 

4.    Effect of Third Amendment. Except as expressly modified by this Third Amendment, all the terms and conditions
of the Lease are hereby ratified and shall remain in full force and effect. In the event of a conflict between the terms of the Lease and this Third Amendment, this Third Amendment shall control. The Lease, as amended by this Third Amendment, shall
not be further amended or modified except by a written instrument signed by the parties. All of the terms, conditions, and covenants of the Lease, as amended by this Third Amendment, shall be binding upon and inure to the benefit of the parties
hereto, and their permitted successors and assigns, to the extent that any such transfer of interest may be allowed under the terms of the Lease. This Third Amendment shall not be effective and binding unless and until it is fully-executed and
delivered by both Landlord and Tenant. Each party hereby represents and warrants to the other that the person or entity signing this Third Amendment on behalf of such party is duly authorized to execute and deliver this Third Amendment and to
legally bind the party on whose behalf this Third Amendment is signed to all of the terms, covenants and conditions contained in this Third Amendment. If any action is brought because of any breach of or to enforce or interpret any of the provisions
of this Third Amendment, the prevailing party in any such action shall be entitled to recover from the other party those attorneys’ fees and other charges recoverable under the applicable provisions of the Lease. 

5.    Counterparts. This Third Amendment may be executed in multiple counterparts, each of which shall constitute
an original, and all of which taken together shall constitute one and the same instrument. 
 [Intentionally left blank — signature
page to follow] 

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 DATED as of the date first written above. 

 

													
	LANDLORD:	 		 		 	TENANT:
			
	 BELTWAY BUSINESS PARK
 WAREHOUSE NO.
3, LLC, a
 Nevada limited liability company
	 		 	 SWITCH COMMUNICATIONS GROUP L.L.C., a Nevada limited liability company

 

					
	By:	 	MAJESTIC BELTWAY WAREHOUSE	 		 	By:	 	/s/ Rob Roy
		 	BUILDINGS, LLC, a Delaware	 		 	Name: Rob Roy
		 	limited liability company, its Manager	 		 	Its: Chief Executive Officer and Chairman
						
		 	By:	 	MAJESTIC REALTY CO.,	 		 		 	
		 		 	a California corporation,	 		 	By:	 	/s/ Darren Adair
		 		 	Manager’s Agent	 		 	Name: Darren Adair
		 		 		 		 		 	Its: Chief Financial Officer
		 		 	By:	 	/s/ Edward P. Roski, Jr.	 		 		 	
		 		 	Name: Edward P. Roski, Jr.	 		 		 	
		 		 	Its: Chairman and Chief Executive Officer	 		 		 	
							
		 		 	By:	 	 	 		 		 	
		 		 	Name:	 	 	 		 		 	
		 		 	Its:	 	 	 		 		 	
					
	By:	 	THOMAS & MACK BELTWAY, L.L.C.,	 		 		 	
		 	a Nevada limited liability company, its Manager	 		 		 	
						
		 	By:	 	/s/ Thomas A. Thomas	 		 		 	
		 	Name:	 	Thomas A. Thomas	 		 		 	
		 	Its:	 	Manager	 		 		 	
		 		 		 		 		 		 	
		 		 		 		 		 		 	
		 		 		 		 		 		 	
		 		 		 		 		 		 	
		 		 		 		 		 		 	
		 		 		 		 		 		 	
		 		 		 		 		 		 	
		 		 		 		 		 		 	

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 FOURTH AMENDMENT TO LEASE 

THIS FOURTH AMENDMENT TO LEASE (this “Fourth Amendment”) is made as of the 9th day of August 2013 by and between BELTWAY BUSINESS
PARK WAREHOUSE NO. 3, LLC, a Nevada limited liability company (“Landlord”), and SWITCH, LTD., a Nevada limited liability company formerly known as Switch Communications Group, L.L.C. and Switch, LLC (“Tenant”). 

RECITALS: 

A.    Landlord and Tenant are parties to that certain Standard Industrial Real Estate Lease, dated August 21, 2007,
as amended by that certain First Amendment to Lease, dated January 25, 2008, by that certain Confirmation of Initial Lease Term and Amendment to Lease, dated April 28, 2008, and by that certain Third Amendment to Lease, dated
January 21, 2011 (collectively, the “Lease”), for an approximately 325,000 square foot building located at 7135 S. Decatur Blvd., Las Vegas, Nevada. The undefined capitalized terms used in this Fourth Amendment shall have the same
meanings ascribed to such terms in the Lease. 
 B.    Landlord and Tenant desire to amend the Lease as provided below,
subject to the terms and conditions of this Fourth Amendment. 
 NOW, THEREFORE, in consideration of the above recitals, the mutual
covenants contained below, and other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, Landlord and Tenant agree as follows: 

AGREEMENT: 

1.    Recitals. The above recitals are an integral part of the agreement and understanding of Landlord and Tenant
and are incorporated into this Fourth Amendment by this reference. 
 2.    Specific Lease Amendment. Effective
as of the date of this Fourth Amendment first set forth above (the “Effective Date”), the terms of the Lease are amended as follows: 

a.    Section 2.05(d)(1) of the Lease is amended and restated in its entirety as follows: 

Cost of Living Adjustment. The Base Rent shall be increased on the first day of the
13th, 25th, 37th, and 49th months of
each 5-year segment of an Extension of the Lease Term (each a “Rental Adjustment Date“) by reference to the Index defined in Section 3.02 of this Lease
or the substitute index described in Section 3.02 of this Lease, as follows: The Base Rent in effect immediately prior to the applicable Rental Adjustment Date (the “Comparison Base Rent“)
shall be increased by the percentage that the Index has increased from the month in which the payment of the Comparison Base Rent commenced through the month in which the applicable Rental Adjustment Date occurs. In no event shall the Base Rent be
reduced by reason of such computation. 

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 3.    Omnibus Amendment. Any and all other terms and provisions of the
Lease are hereby amended and modified wherever necessary, and even though not specifically addressed in this Fourth Amendment, so as to conform to the amendment set forth in Section 2 above. 

4.    Effect of Fourth Amendment. Except as expressly modified by this Fourth Amendment, all the terms and
conditions of the Lease are hereby ratified and shall remain in full force and effect. In the event of a conflict between the terms of the Lease and this Fourth Amendment, this Fourth Amendment shall control. The Lease, as amended by this Fourth
Amendment, shall not be further amended or modified except by a written instrument signed by the parties. All of the terms, conditions, and covenants of the Lease, as amended by this Fourth Amendment, shall be binding upon and inure to the benefit
of the parties hereto, and their permitted successors and assigns, to the extent that any such transfer of interest may be allowed under the terms of the Lease. This Fourth Amendment shall not be effective and binding unless and until it is
fully-executed and delivered by both Landlord and Tenant. Each party hereby represents and warrants to the other that the person or entity signing this Fourth Amendment on behalf of such party is duly authorized to execute and deliver this Fourth
Amendment and to legally bind the party on whose behalf this Fourth Amendment is signed to all of the terms, covenants and conditions contained in this Fourth Amendment. If any action is brought because of any breach of or to enforce or interpret
any of the provisions of this Fourth Amendment, the prevailing party in any such action shall be entitled to recover from the other party those attorneys’ fees and other charges recoverable under the applicable provisions of the Lease. 

5.    Counterparts. This Fourth Amendment may be executed in multiple counterparts, each of which shall constitute
an original, and all of which taken together shall constitute one and the same instrument. 
 [Intentionally left blank — signature
page to follow] 

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 DATED as of the date first written above. 

 

													
	LANDLORD:	 		  	TENANT:
			
	 BELTWAY BUSINESS PARK
 WAREHOUSE NO.
3, LLC, a
 Nevada limited liability company
	 		  	SWITCH, LTD., a Nevada limited liability company formerly known as Switch Communications Group, L.L.C. and Switch, LLC
		 		 		 		 		  		  	
	By:	 	 MAJESTIC BELTWAY WAREHOUSE

BUILDINGS, LLC, a Delaware
 limited liability company, its
Manager
	 		  		  	
		 	 		  		  	
		 	 		  	By:	  	/s/ Rob Roy
		 		 		 		 		  	Name:	  	Rob Roy
		 	By:	 	MAJESTIC REALTY CO.,	 		  	Its:	  	Chief Executive Officer
		 		 	a California corporation,	 		  		  	
		 		 	Manager’s Agent	 		  		  	
							
		 		 	By:	 	/s/ Edward P. Roski, Jr.	 		  		  	
		 		 	Name:	 	Edward P. Roski, Jr.	 		  		  	
		 		 	Its:	 	President and Chairman of the Board	 		  		  	
							
		 		 	By:	 	 	 		  		  	
		 		 	Name:	 	 	 		  		  	
		 		 	Its:	 	 	 		  		  	
					
	By:	 	THOMAS & MACK BELTWAY, L.L.C., a Nevada limited liability company, its Manager	 		  		  	
						
		 	By:	 	/s/ Thomas A. Thomas	 		  		  	
		 	Name:	 	Thomas A. Thomas	 		  		  	
		 	Its:	 	Manager	 		  		  	

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 FIFTH AMENDMENT TO LEASE 

THIS FIFTH AMENDMENT TO LEASE (“Fifth Amendment”) is made as of the 21st
day of June 2016, by and between BELTWAY BUSINESS PARK WAREHOUSE NO. 3, LLC, a Nevada limited liability company (“Landlord”), and SWITCH, LTD., a Nevada limited liability company formerly known as Switch Communications Group L.L.C.
(“Tenant”). 
 RECITALS: 

A.    Landlord and Tenant are parties to that certain Standard Industrial Real Estate Lease, dated August 21, 2007,
as amended by that certain First Amendment to Lease, dated January 25, 2008, by that certain Confirmation of Initial Lease Term and Amendment to Lease, dated April 28, 2008, by that certain Third Amendment to Lease, dated January 31,
2011, and by that certain Fourth Amendment to Lease, dated August 9, 2013 (collectively, the “Lease”), which Lease covers the premises consisting of approximately 17.33 acres in Clark County, Nevada (the
“Property”). The Property includes an approximately 325,000 square foot building and other improvements. The undefined capitalized terms used in this Fifth Amendment shall have the same meanings ascribed to such terms in the Lease.

 B.    Landlord and Tenant desire to amend the Lease on the terms and subject to the conditions set forth below in
this Fifth Amendment. 
 NOW, THEREFORE, in consideration of the above recitals, the mutual covenants set forth below, and other good and
valuable consideration, the receipt and adequacy of which are hereby acknowledged, Landlord and Tenant agree as follows: 
 AGREEMENT:

 1.    Recitals. The above recitals are an integral part of the agreement and understanding of Landlord and
Tenant and are incorporated into this Fifth Amendment by this reference. 
 2.    Specific Lease Amendments.
Effective as of the Effective Date (defined below) of this Fifth Amendment, the terms of the Lease are amended as follows: 

a.    No Initial Security Deposit. Section 1.07 of the Lease is hereby
deleted in its entirety. 
 b.    Springing Security Deposit.
Section 3.03 of the Lease is hereby amended and restated in its entirety as follows: 
  

Section 3.03     Springing Security Deposit. 

(a)    If at any time during the Lease Term Tenant’s tangible net worth is less than One Hundred Million Dollars
($100,000,000.00), Tenant shall deposit with Landlord a cash security deposit of Six Hundred Thousand Dollars ($600,000.00), in Constant Dollars (the “Springing Security Deposit”). Landlord may apply all or part of the Springing
Security 

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Deposit to any unpaid rent or other charges due from Tenant or to cure any other defaults of Tenant, or to fulfill Tenant’s obligations with respect to the Razing Covenant (as defined in
Section 6.06 below). If Landlord uses any part of the Springing Security Deposit, Tenant shall restore the Springing Security Deposit to its full amount within ten (10) days after Landlord’s written request.
Tenant’s failure to do so shall be a material default under this Lease. No interest shall be paid on the Springing Security Deposit. Landlord shall not be required to keep the Springing Security Deposit separate from its other accounts and no
trust relationship is created with respect to the Springing Security Deposit. Any reference to the “Security Deposit” in this Lease shall be deemed to refer to the Springing Security Deposit. 

(b)    At Tenant’s election, in lieu of a cash Springing Security Deposit, Tenant may deliver to Landlord (as
beneficiary), an irrevocable standby letter of credit (the “Letter of Credit”), substantially in the form of that attached as Exhibit “J” to this Lease. 

The Letter of Credit shall be, among other things: 

a.    subject to the Uniform Customs and Practices for Documentary Credits, International Chamber of
Commerce Publication No. 600 (2007 Revision) or any subsequent revision; 
 b.    irrevocable and
unconditional; 
 c.    in the amount of the Springing Security Deposit; 

d.    conditioned for payment solely upon presentation of the Letter of Credit, a sight draft, and a
written statement from Landlord that the amount to be drawn is due and owing to Landlord under the terms of this Lease; and 

e.    transferable one or more times by Landlord without the consent of Tenant. 

Tenant acknowledges and agrees that it shall pay upon Landlord’s demand, as Additional Rent, any and all costs or fees
charged in connection with the Letter of Credit that arise due to: (i) Landlord’s sale or transfer of all or a portion of the Property; or (ii) the addition, deletion, or modification of any beneficiaries under the Letter of Credit.

 The Letter of Credit shall be issued by a commercial bank or trust company reasonably satisfactory to Landlord, having
offices (or a confirming bank) at which the Letter of Credit may be drawn upon in Los Angeles, California, and having a Moody’s rating of at least “A-3” (or other comparable rating). 

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 The Letter of Credit shall expire not earlier than twelve (12) months after
the date of delivery thereof to Landlord, and shall provide that the same shall be automatically renewed for successive twelve (12)-month periods through a date which is not earlier than sixty (60) days after the expiration date of this Lease,
or any renewal or extension thereof, unless written notice of nonrenewal has been given by the issuing bank to Landlord by certified mail, return receipt requested, not less than sixty (60) days prior to the expiration of the current period. If
the issuing bank does not renew the Letter of Credit, and if Tenant does not deliver a substitute Letter of Credit at least thirty (30) days prior to the expiration of the current period, then, in addition to its rights granted under this
Section 3.03 above, Landlord shall have the right to draw on the existing Letter of Credit. 

Landlord may use, apply, or retain the proceeds of the Letter of Credit to the same extent that Landlord may use, apply, or
retain the cash Springing Security Deposit, as set forth above in this Section 3.03. Landlord may draw on the Letter of Credit, in whole or in part, from time to time, at Landlord’s election; and if Landlord partially
draws down the Letter of Credit, Tenant shall, within fifteen (15) days after Landlord gives Tenant notice thereof, restore all amounts drawn by Landlord, or substitute cash security instead. 

Tenant hereby agrees to cooperate, at its expense, with Landlord to promptly execute and deliver to Landlord any and all
modifications, amendments, and replacements of the Letter of Credit, as Landlord may reasonably request to carry out the terms and conditions of this Section 3.03. 

In addition to the amendment and restatement of Section 3.03 of the Lease provided above, if Tenant
is not in default of the Lease, within thirty (30) days following full execution and delivery of this Fifth Amendment, Landlord shall return to Tenant any cash Security Deposit or original Letter of Credit held in lieu of such cash Security
Deposit in Landlord’s possession. 
 c.    Condition upon
Termination.    The ninth sentence of Section 6.06 of the Lease is hereby amended and restated as follows: “Notwithstanding any language to the contrary in this
Section 6.06, Tenant shall not be required to remove the Building Modifications and restore the Building to its shell condition at the expiration or earlier termination of the Lease Term; provided, however, that if the
Lease Term is terminated prior to the expiration date because of an Event of Default, the cost of such restoration (to be performed by Landlord) will be funded through use of the Springing Security Deposit (if applicable) or other cash provided by
Tenant at Landlord’s written request, but only to the extent that Landlord incurs costs for such restoration to the Building’s shell condition (i.e., the condition of the Property upon completion of the Base Building Shell Improvements and
prior to the construction of the Building Modifications and the Tenant Improvements).” 

Table of Contents

 d.    Tenant’s Financial Condition.
Section 11.03 of the Lease is hereby amended and restated in its entirety as follows: 

Section 11.03     Tenant’s Financial Condition. Within twenty (20) days after
written request from Landlord, Tenant shall deliver to Landlord such financial statements, as Landlord reasonably requires, to verify the net worth of Tenant or any assignee or subtenant of Tenant, but excluding Tenant’s Customers; provided,
however, that with respect to the financial condition of the original Tenant identified in Section 1.03 of this Lease, such Tenant is only obligated to deliver to Landlord a written statement, signed by Tenant’s Chief
Financial Officer, certifying that Tenant’s tangible net worth is not less than One Hundred Million Dollars ($100,000,000.00), in Constant Dollars (“Tenant’s Financial Certificate”). Tenant represents and warrants to
Landlord that Tenant’s Financial Certificate shall be true and accurate as of the date of such statement. All of Tenant’s Financial Certificates and all such financial statements pertaining to any successor Tenant or any assignee or
subtenant shall be confidential and shall be used only for the purposes set forth in this Lease. As used in this Lease, “tangible net worth” means the sum of all of Tenant’s assets, less liabilities and intangible assets, as
determined by the use of generally accepted accounting principles. 
 Notwithstanding any language to the contrary in this
Section 11.03, the original Tenant identified in Section 1.03 of this Lease need not provide Landlord with any financial information concerning itself if current financial information respecting
such Tenant is readily available to the public through filings made with the U.S. Securities and Exchange Commission. 
 In
addition to the requirements set forth above in this Section 11.03, Tenant also agrees to provide Landlord, as and when required by Tenant’s lender, with a copy of any certificate attesting to Tenant’s non-compliance with any financial covenants required of Tenant by Tenant’s lender. Tenant shall also immediately provide Landlord with a copy of any written or electronic notice of default received from
Tenant’s lender. In the event that any such certificate indicates that Tenant is in breach of any of such financial covenants, Tenant shall immediately deposit with Landlord the full amount of the Springing Security Deposit (if not already
delivered to Landlord). 
 Tenant shall deliver to Landlord on or before the Effective Date a Tenant’s Financial
Certificate. If Tenant fails to so deliver Tenant’s Financial Certificate, this Fifth Amendment shall be null and void and without further force or effect. 

Table of Contents

 3.    Omnibus Amendment. Any and all other terms and provisions of the
Lease are hereby amended and modified wherever necessary, and even though not specifically addressed in this Fifth Amendment, so as to conform to the amendments set forth in Section 2 above. 

4.    Effect of Fifth Amendment. Except as expressly modified in this Fifth Amendment, all of the terms and
conditions of the Lease shall remain in full force and effect. In the event of a conflict between the terms of the Lease and this Fifth Amendment, this Fifth Amendment shall control. All of the terms, conditions and covenants of the Lease shall be
binding upon and inure to the benefit of the parties hereto, and their permitted successors and assigns, to the extent that any such transfer of interest may be allowed under the terms of the Lease. This Fifth Amendment shall not be effective and
binding unless and until it is fully-executed and delivered by Landlord and Tenant. Each party hereby represents and warrants to the other that the person or entity signing this Fifth Amendment on behalf of such party is duly authorized to execute
and deliver this Fifth Amendment and to legally bind the party on whose behalf this Fifth Amendment is signed to all of the terms, covenants and conditions contained in this Fifth Amendment. If any action is brought because of any breach of or to
enforce or interpret any of the provisions of this Fifth Amendment, the prevailing party in such action shall be entitled to recover from the other party those attorneys’ fees and other charges recoverable under the applicable provisions of the
Lease. 
 5.    Effective Date. This Fifth Amendment is to be dated and shall only become effective upon approval
by the Clark County Commission of the proposed Land Lease between Tenant and Landlord’s affiliate, Beltway Business Park Warehouse No. 6, LLC (the “Effective Date”). 

6.    Counterparts. This Fifth Amendment may be executed in multiple counterparts, each of which shall constitute
an original, and all of which taken together shall constitute one and the same instrument. Either party may deliver its signature to the other via facsimile or electronic transmission (such as in the form of a PDF), and any signature so delivered
shall be binding on the delivering party. 
 [Intentionally left blank—signature page to follow] 

Table of Contents

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Fifth Amendment as of the date first
written above. 
  
  

									
	LANDLORD:
	
	BELTWAY BUSINESS PARK WAREHOUSE NO. 3, LLC, a Nevada limited liability company
			
		 	By:    	 	MAJESTIC BELTWAY WAREHOUSE BUILDINGS, LLC, a Delaware limited liability company, its Manager
			
		 		 	By: MAJESTIC REALTY CO., a California corporation, Manager’s Agent
					
		 		 		 	By:	 	/s/ Edward P. Roski, Jr.
		 		 		 	Printed Name: Edward P. Roski, Jr.
		 		 		 	Its: President and Chairman of the Board
					
		 		 		 	By:	 	
		 		 		 	Printed Name:
		 		 		 	Its:
			
		 	By:	 	THOMAS & MACK BELTWAY, L.L.C., a Nevada limited liability company, its Manager
				
		 		 	By:	 	/s/ Thomas A. Thomas
		 		 	Name: Thomas A. Thomas
		 		 	Its: Manager
	
	TENANT:
	
	SWITCH, LTD., a Nevada limited liability company
		
	By:	 	/s/ Thomas Morton
	Printed Name: Thomas Morton
	Its: PresidentEX-10.11

 Exhibit 10.11 

LEASE AGREEMENT 
 BELTWAY
BUSINESS PARK OFFICE NO. 1, LLC 
 A Nevada Limited Liability Company 

(“Landlord”) 
 SWITCH
COMMUNICATIONS GROUP, L.L.C. 
 A Nevada Limited Liability Company 

(“Tenant”) 
 dated 

November 4, 2010 
 Multi-Tenant

 NNN – Lease – Building C-3 

 

 TABLE OF CONTENTS 

 

							
	 	  	 	  	Page	 
	 1.
	  	Basic Lease Terms	  	 	1	 
	2.	  	Premises	  	 	4	 
	3.	  	Term	  	 	6	 
	4.	  	Rent and Operating Expenses	  	 	6	 
	5.	  	Use	  	 	12	 
	 6.
	  	Premises Facilities and Building Common Areas	  	 	14	 
	 7.
	  	Maintenance, Repairs and Alterations	  	 	16	 
	 8.
	  	Taxes and Assessments on Tenant’s Property	  	 	21	 
	 9.
	  	Utilities and Services	  	 	21	 
	 10.
	  	Subletting and Assignment	  	 	22	 
	 11.
	  	Insurance and Indemnity	  	 	27	 
	 12.
	  	Damage or Destruction	  	 	30	 
	 13.
	  	Eminent Domain	  	 	31	 
	 14.
	  	Subordination; Estoppel Certificate	  	 	32	 
	 15.
	  	Defaults and Remedies	  	 	34	 
	 16.
	  	End of Term	  	 	39	 
	 17.
	  	Payments and Notices	  	 	40	 
	 18.
	  	Limitation of Liability	  	 	40	 
	 19.
	  	Transfer of Landlord’s Interest	  	 	40	 
	 20.
	  	Miscellaneous	  	 	41	 

  

  
 i 

 LEASE EXHIBITS 
  

			
	EXHIBIT A-1	  	PROJECT
		
	EXHIBIT A-2	  	COMPLEX
		
	EXHIBIT A-3	  	BUILDING
		
	EXHIBIT B	  	PREMISES
		
	EXHIBIT C	  	TENANT IMPROVEMENT PROCESS AND PROCEDURE
		
	EXHIBIT D	  	RULES AND REGULATIONS
		
	EXHIBIT E	  	MASTER SIGN PLAN
		
	EXHIBIT F	  	PARKING
		
	EXHIBIT G	  	SUITE LICENSE AGREEMENT
		
	EXHIBIT H	  	INTENTIONALL OMITTED
		
	EXHIBIT I	  	RENEWAL OPTIONS
		
	EXHIBIT J	  	INTENTIONALL OMITTED
		
	EXHIBIT K	  	INTENTIONALL OMITTED
		
	EXHIBIT L	  	SUBORDINATION AND NON-DISTURBANCE AGREEMENT
		
	EXHIBIT M	  	MASTER LEASE

  

  
 ii 

 LEASE AGREEMENT 

THIS LEASE AGREEMENT (“Lease”), dated November 4, 2010, made by and between Beltway Business Park
Office No. 1, LLC, a Nevada limited liability company, (“Landlord”) and Switch Communication Group L.L.C., a Nevada limited liability company, (“Tenant”), and constitutes a lease between the parties of the
“Premises” as identified in Section 1.1 hereof on the terms and conditions and with and subject to the covenants and agreements of the parties hereinafter set forth below. The Premises are located within the Building and
Project described in Sections 1.3 and 1.4. The Tenant acknowledges and agrees that it is intended that this is a net lease. 
 1. Basic
Lease Terms 
  

	1.1.	Premises Address: 

 5655 Badura Avenue, Suite 150 

Las Vegas, NV 89118 
  

	1.2.	Rental Area: 

 Premises Rentable Sq. Ft.: 19,013 (based on demising wall w/ KB)
RSF 
  

	1.3.	Building Designation: 

 Building Number: Building
C-3 (“Building”) 
 Building Rentable Sq. Ft.: 54,267 RSF 

Building Area Acreage: 3.3819 (est.) acres 
  

	1.4.	Project and Complex: 

 The Project is defined in Section 2.1 and is a
subdivided portion of the Beltway Business Park, a master-planned office/light industrial park. The Project acreage, Complex acreage and Building acreage and total square foot area contained within the Building may be altered by Landlord. The
Complex is a portion of the Project as shown on Exhibit A-2. 
 Project Area Acreage: 43.113 +/-
acres (est.) 
 Complex Area Acreage: 17.3587 +/- acres (est.) 
  

	1.5.	Project Site Plan: 

 EXHIBIT A-1 

 

	1.6.	Premises Floor Plan: 

 EXHIBIT B 

 

	1.7.	Term: 

 The “Initial Term” of this Lease is 36 months. 

	1.8.	Commencement Date: 

 The Commencement Date is: December 1, 2010, at which
time Tenant shall commence the occupancy of the Premises under the following schedule: 
  

			
	 Day 1 to Day 120:
	  	12,616.66 sq. ft.
	 Day 121 to End of Term:
	  	19,013.00 sq. ft.

  

	1.9.	Parking Allocation: 

 Subject to EXHIBIT F, 90 standard parking spaces (uncovered
and unreserved), at no additional charge and 9 covered/reserved parking spaces, at $25.00 per space per month. 
  

	1.10.	Renewal Options: 

 EXHIBIT I: Two (2) Renewal Terms, of thirty-six (36) months each. 
  

	1.11.	Base Rent: 

 The NNN Base Rent shall be $20,914.30 per month ($1.10 per RSF/Month)
during the first twelve months of the Initial Term of the Lease Base Rent Payments to occur concurrently with occupancy under the following schedule: 
  

			
	 Day 1 to Day 120:
	  	$13,941.47 per month
	 Day 121 to Day 365:
	  	$20,914.30 per month

  

	1.12.	Base Rent Adjustments: 

 On the first day of the calendar month after which the
first annual anniversary of the Commencement Date falls, the NNN Base Rent set forth in Section 1.11 shall be increased by 2.75% (“Base Rent Adjustment”). On each annual anniversary of such initial adjustment date thereafter,
the Base Rent, as adjusted and paid in the month prior to such annual anniversary, shall be increased by the Base Rent Adjustment. 
  

	1.13.	Rules and Regulations: 

 EXHIBIT D 

 

	1.14.	Operating Expenses: 

 Tenant shall pay its prorata share of the Project and
Building Operating Expenses, as described in Section 4.2. 

  
 2 

 Tenant acknowledges that Operating Expenses are, in part, calculated as follows: 

“Project Common Area Expenses:” Consists of the maintenance and up-keep of developed
perimeter Landscaping areas (generally located parallel to the public streets within the Project), security and general and administrative costs, monuments and those other costs associated with the common areas of the Project. Tenant shall initially
be responsible for Project Common Area Expenses equal to: 1.832% 
  

			
	 Day 1 to Day 120:
	  	1.832%
	 Day 121 to End of Term:
	  	2.748%

 [The method for calculation of the Building’s prorata share of Project Common Area Expenses shall be
based on the number of acres of land assigned to the Building divided by the total number of acres in the Project. The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of the Premises
divided by the total square feet in the Building] 
 “Complex Common Area Expenses.” Consists of Operating Expense obligations
of that certain block of buildings set forth in Exhibit A-2 attached hereto and incorporated herein (the “Complex”); including, but not limited to expenses shared by multiple buildings within
the Complex, such as shared utilities, parking lot sweeping etc. Tenant shall initially be responsible for Complex Common Area Expenses equal to: 4.55% 
  

			
	 Day 1 to Day 120:
	  	4.55%
	 Day 121 to End of Term:
	  	6.83%

 [The method for calculation of the prorata share of the Complex Common Area Expenses shall be based upon
the acreage of the Building Area divided by the acreage of the Complex. The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of the Premises divided by the total square feet in the
Building] 
 “Building Common Area Expenses:” Consists of Operating Expense obligations of the Building including, but are not
limited to: (i) Real Property Taxes, (ii) All Risk Property Insurance, and (iii) Property Management and maintenance/repair expenses. Tenant shall initially be responsible for Building Common Area Expenses equal to: 23.36% 

 

			
	 Day 1 to Day 120:
	  	23.36%
	 Day 121 to End of Term:
	  	35.04%

 [The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the
square feet of the Premises divided by the total square feet in the Building] 
  

	1.15.	Security Deposit: 

 Concurrent with the mutual execution of this Lease Agreement,
Tenant shall provide Landlord with the Security Deposit equal to the first month’s rent. Landlord shall retain the Security Deposit as set forth in Section 4.4. 

  
 3 

	1.16.	Permitted Use: 

 Light industrial and commercial office use subject to
Section 5.1 and operation as an executive suite location for the use of and occupancy by Tenant’s datacenter customers which use and occupancy shall not be a sublease as contemplated under Section 10.8. 

 

	1.17.	Addresses for Payments, Notices and Deliveries: 

 Landlord: 

BELTWAY BUSINESS PARK OFFICE NO. 1, LLC 

2300 W. Sahara, Suite 530 
 Las
Vegas, NV 89102 
 Tenant: 

Switch Communications Group L.L.C. 

7135 So. Decatur 
 P.O. Box
42250 
 Las Vegas, NV 89116 
  

	1.18.	Brokers: 

 None. 

 

	1.19.	Landlord’s Improvements: 

 None. The Tenant accepts the Premises and Building
hereunder is and will be made on an “as is” basis, and, except as otherwise specifically set forth in this Lease, without representations and warranties of any kind or nature, express, implied or otherwise. 

 

	1.20.	Tenant’s improvements: 

 Subject to EXHIBIT C and Section 7. 

2. Premises 
  

	2.1.	Leased Premises: 

 Landlord leases to Tenant the Premises at the
address set forth in Section 1.1 and containing the rentable area set forth in Section 1.2. The Premises are located in the “Building”, which together with underlying real property is called the “Building
Area” and is located within the master-planned Beltway Business Park, a segregated portion of which is set forth herein as the “Project” as described in Section 1.4. The Project
is located within the Cooperative Management Area (“CMA”) formed by an agreement between the U.S. Department of Interior’s Bureau of Land Management and Clark County, Nevada. The CMA is designated for non-residential uses and lies within the Airport 60 and above day-night average decibel level noise contours. The CMA is subject to a perpetual aviation easement for the free
and unobstructed passage of aircraft above 

  
 4 

 
the Project and shall comply with the rules, regulations and operating directives of McCarran Airport, as more fully set forth in the McCarran International Airport Operating Directives. This
Lease is subject and subordinate to a ground lease agreement (the “Master Lease”), by and between Landlord, as tenant, and County of Clark, a political subdivision of the State of Nevada, as landlord (the “Master
Landlord”), as more fully described in Section 20.21. Landlord warrants that the Building, Building Area, Project and Complex are currently and shall remain in compliance with such rules, regulations and operating directives as set
forth in the Master Lease and that tenant’s use of the Premises for commercial office or light industrial uses are permitted under the Master Lease. The Project, Complex, Building and Premises are further depicted in Exhibits A-1, A-2, A-3 and B respectively. If, upon completion of the space plans for the Premises, Landlord’s architect determines that
the size of the Premises differs from that stated in Section 1.2, then the impacted terms of the Lease shall be promptly adjusted by amendment. The parties stipulate and agree that the rentable area of the Premises is as set forth in
Section 1.2. Such stipulated area is the measurement provided by the Building’s architect by using the: “BOMA International / SIOR Standard Method for Measuring Floor Area in industrial Buildings, Method A, Exterior Wall
Methodology.”1 
  

	2.2.	Delivery and Acceptance of Premises: 

 Landlord shall use
commercially reasonable efforts to deliver the Premises to Tenant, on or before the Commencement Date as set forth in Section 3.1 with the Building Common Areas (defined in Section 6) in good operating condition. In the event it is
reasonably determined that the Building Common Areas are not in good operating condition, then it shall be the obligation of the Landlord, after receipt of written notice from Tenant setting forth with specificity the nature of the problem, to
promptly rectify such violation at Landlord’s sole cost. Tenant’s failure to give such written notice to Landlord within six (6) months after the Commencement Date shall cause the conclusive presumption that Landlord has complied with
Landlord’s obligations hereunder unless said defect cannot be ascertained within six (6) months of the Commencement Date, in which case Tenant shall notify Landlord of such defect within thirty (30) days of detection of the defect.

 Except as otherwise provided in this Lease, Tenant accepts the Premises in their existing condition as of the Commencement
Date, or alternatively, the date that Tenant receives possession for the construction of its improvements. Landlord warrants that the Premises are zoned for commercial office and light industrial use, and that on the date of delivery of possession
of the Premises to Tenant, the Premises shall be in compliance with applicable laws, ordinances, regulations and governmental requirements relating to 

 

	1 	 BOMA / SIOR Standard Method for measuring floor area in Industrial Buildings, Exterior Wall Methodology: (Method
“A”): a. Building Rentable Area – Measurement Line follows the exterior surface of all the exterior walls of the building at floor level. No deductions are made for columns or projections necessary to the building;
b. Tenant’s Useable Area – Measurement Line follows the exterior surface of all exterior walls of the building at floor level and to the center of all demising walls; c. Common Area – Electrical / Telephone /
Fire Riser rooms are measured to the exterior surface of all exterior walls and to the center of all demising walls. This area is converted to a percentage when divided by the Building Rentable Area. This percentage is the Common Area Load factor;
d. Tenant’s Rentable Area – The Rentable SF shall include a pro rata share of the Building Common Area by multiplying the Tenant’s Useable Area by the Common Area load factor.

  
 5 

 
its use for commercial office and/or light industrial use, as the case may be. Tenant receives the Premises subject to all applicable zoning, municipal, county and state laws, ordinances and
regulations governing and regulating Tenant’s use of the Premises. Tenant is responsible for determining the functionality, design and compatibility of the Premises for its intended use. Landlord reserves the right to control the use of the
exterior walls, roof, and areas above and below the Building, and retains the right to install, maintain, use, repair, and replace structural elements and utility equipment, including, but not limited to, pipes, ducts, conduits, wires, and
appurtenant fixtures in, under, over, and through the Premises, in locations that will not materially interfere with Tenant’s quiet use and enjoyment of the Premises. 
  

	2.3.	Building Name and Address: 

 Tenant shall not utilize any name
selected by Landlord from time to time for the Building and/or the Project as any part of Tenant’s corporate or trade name. Landlord shall have the right to change the name of the Project or the address of the Building without notice or
liability. However, Landlord shall only change the address of the Building if reasonably required by governmental authority. Landlord agrees not to utilize the name or trademark of Tenant, its subsidiaries or affiliates without Tenant’s written
approval. 
 3. Term 
  

	3.1.	Initial Term and Commencement Date: 

 The term of occupancy shall
be for the period shown in Section 1.7, (“Initial Term”). The Initial Term shall begin on the “Commencement Date” as set forth in Section 1.8. Entry into and occupation of the Premises by Tenant is under
all of the terms, covenants and conditions of Section 3.3 of this Lease, and Landlord shall not be liable in any way for injury, loss or damage to Tenant or Tenant’s Property (see Section 11.2) during such time unless caused by the
negligent acts of Landlord, its agents, employees or contractors. 
  

	3.2.	Intentionally Omitted. 

  

	3.3.	Intentionally Omitted. 

  

	3.4.	Renewal Term: 

 See Exhibit I. 

4. Rent and Operating Expenses 
  

	4.1.	Base Rent/Additional Rent: 

 From and after the Commencement Date,
Tenant shall pay without deduction or offset the Base Rent set forth in Section 1.11, including subsequent adjustments and additions as called for herein. The Base Rent shall be due and payable on the first day of each month. If the
Commencement Date occurs on a day other than the first day of the 

  
 6 

 
month, the first installment of Base Rent shall include rent for both the fractional month, if any, starting with the Commencement Date and the following calendar month. No demand, notice or
invoice shall be required. As used herein, “rent” or “Rent” shall mean Base Rent and Additional Rent, all as hereinafter defined. All rent shall be paid, to Landlord, in lawful money of the United States of America
without demand, deduction or offset of any kind. No payment by Tenant or receipt by Landlord of lesser amounts of rent than those herein stipulated shall be deemed to be other than on account of the earliest unpaid stipulated rent. No endorsement or
statement on any check or any letter accompanying any check or payment as rent shall be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such rent
or pursue any other remedy provided in this Lease. Any credit due to Tenant hereunder by reason of overpayment of additional rent shall first be applied to any damages or rent owed to Landlord by Tenant if Tenant shall be in default when said credit
shall be owed. 
 All other charges or payments of whatever nature required to be paid by Tenant to Landlord under this
Lease, except Base Rent, including the Exhibits attached hereto, shall be referred to as “Additional Rent”. Base Rent shall be paid in the manner specified in the Section above; all other charges of whatever kind required to be paid
by Tenant under this Lease, including the Exhibits attached hereto, shall, unless otherwise specified, be due and payable ten (10) days after demand, without any deductions or set-off whatsoever, in
the manner and at the place where Base Rent is payable. 
  

	4.2.	Operating Expenses and Rent Adjustments: 

  

	 	a.	Payment of Operating Expenses 

 Tenant shall pay to Landlord during the term hereof, in addition
to the Base Rent, Tenant’s prorata share of all Operating Expenses, as hereinafter defined. Landlord shall give Tenant written notice of Landlord’s estimate of Tenant’s prorata share of the amount of the estimated Operating Expenses
(“Estimated Operating Expenses”) for each Lease year or partial Lease year. Until Tenant receives notice from Landlord regarding the new Lease Year, it shall continue to pay for the same monthly Estimated Operating Expenses which
Tenant was paying Landlord in respect of the prior Lease Year. Tenant shall pay Landlord one-twelfth (1/12) of the amount stated in the foregoing statement as Tenant’s prorata Share of the Estimated
Operating Expenses on the first day of each month concurrently with the payment of each month’s Minimum Rent. The estimated monthly charge may be adjusted periodically by Landlord on the basis of Landlord’s reasonably anticipated costs.

  

	 	b.	Tenant’s Prorata Share 

 See Section 1.14 above. 

  
 7 

	 	c.	Operating Expenses 

 The term, “Operating Expenses” shall mean all costs of any
kind paid or incurred by Landlord in connection with the operating, management, cleaning, protecting, lighting, repairing, replacing and maintaining the Building, the Project Common Area, the Building Common Area and the Complex Common Area in a
first class condition, and allocated to Tenant on a prorata basis or otherwise reasonably determined by Landlord, including by way of illustration but not limitation: (i) the cost of supplies, equipment, labor, maintenance and service contracts
in connection with Landlord’s obligations set forth in Section 7.1.a.; (ii) the cost of repairs and general maintenance of all landscaping, parking areas, covered parking structures and signs, and trash removal; (iii) the cost of
“all risk” property insurance, including fire, extended coverage, sprinkler, apparatus, public liability, property damage, and other insurance as Landlord or any mortgagee deems necessary and prudent; (iv) wages, salaries and other
labor costs including taxes, insurance, retirement, medical and other reasonable employee benefits for individuals providing direct repair, maintenance and upkeep services to the Building and Project on either a part or full time basis; (v) a
management fee consistent with the industry standard for office park management by a national or regional office management company providing such services in Clark County whether such management services are provided by Landlord or a third party;
(vi) the cost of supplying, replacing and cleaning employee uniforms; (vii) a pro rata portion of the actual cost of the Project manager’s office or maintenance space in the Project provided said space is devoted solely to the
management, operation, maintenance or repair of the Building or Project and the costs of such space are shared by all occupied Buildings within the Project or receiving the benefits of management and maintenance services therefrom; (viii) costs
levied, assessed or imposed due to applicable laws, including, without limitation the cost of business licenses, fees, assessments and similar taxes levied against Landlord for or due to Tenant’s operations; (ix) fees or charges which are
payable by Landlord pursuant to a service agreement with a government provider for services to the Building or Project; (x) the reasonable costs of contesting the validity or applicability of any governmental enactment which would increase
Operating Expenses; (xi) personal property taxes and the cost of depreciation or the rental expense of personal property used in the maintenance, operation and repair of the Building and Project, and (xii) the Real Property Taxes
attributed to the Building and Project. For purposes of computing rent adjustments pursuant to this Section, Operating Expenses for the Building and Project shall be allocated and charged to Tenant in accordance with generally accepted accounting
standards and expressed as an amount per square foot of Rentable Area. Landlord shall have the right, employing generally accepted accounting standards, to amortize any of the costs of repair or maintenance of the Building over such period as
Landlord reasonably determines together with interest at the “Prime Rate” as quoted by Bank of America, N.A., plus two percent (2%) on the unamortized balance, in lieu of including the entire amount of such costs in the Operating Expenses
of the year such costs are incurred. 

  
 8 

 Exclusions from Operating Expenses 

The following items shall not be included in Operating Expenses: (i) maintenance or repair expenses which under generally
accepted accounting standards would not be considered a maintenance or repair expense for a commercial office/light industrial facility, excluding therefrom the Special Improvements set forth in subsection 4.2.d, (ii) costs associated with the
operation of the business of the entity which constitutes the “Landlord”, including, but not limited to, the legal and accounting costs associated with the leasing, selling, syndicating, financing, mortgaging, or hypothecating of any of
Landlord’s interest in the Building or Project, the costs of disputes between Landlord and its tenants, (iii) costs of any services provided to tenants in the Building for which Landlord is entitled to reimbursement, (iv) expenses in
connection with services provided solely to the premises of other tenants which are of no benefit to Tenant, (v) depreciation and/or amortization of the Building, except as set forth in subsection 4.2.d, (vi) the cost of repairs or other
work incurred by reason of fire, windstorm or other casualty, but only to the extent reimbursed by insurance, (vii) personal and corporate taxes, inheritance and estate taxes, franchise, gift or transfer taxes, (viii) the cost of preparing
any space for any tenant or prospective tenant of the Project or costs associated with any space presently deemed to be rentable space; (ix) costs incurred in leasing or obtaining new tenants or retaining existing tenants, including leasing
commissions, attorneys’ fees, or the cost of advertising and promotion; (x) attorneys’ fees incurred in enforcing the terms of any lease; and (xi) any amount paid to an entity or individual affiliated with Landlord which exceeds
the amount which would be paid for similar goods or services on an arms-length basis between unrelated parties. 
 Landlord
shall have the right, from time to time, to allocate some or all of the Operating Expenses for the Building/Project to a tenant’s premises, (on a non-discriminatory pro rata basis, using either an acreage
or square foot formula), as may be determined, by Landlord, in a commercially reasonable manner. 
  

	 	d.	Special Improvements 

 During the term of the Lease, Tenant shall pay as
Additional Rent an amount equal to the product of (i) the Special Improvement Amortization per square foot of Rentable Area in the Building, multiplied by (ii) the square feet of Rentable Area in the Premises. 

“Special Improvements” shall mean any equipment, device or other improvement acquired or installed subsequent
to the commencement of the construction of the Building or other relevant portion of the Project which benefits all tenants of the Building and is necessary (i) to achieve direct cost savings in the operation, maintenance and repair of the
Building or such relevant portion of the Project, or (ii) to comply with any government mandated statute, ordinance, code, controls or guidelines enacted subsequent to the commencement of the construction of the Building or other relevant
portion of the Project, if the cost thereof is capitalized on the books of Landlord in accordance with generally accepted accounting standards. 

  
 9 

 “Special Improvement Amortization” shall mean the actual cost,
including reasonable financing costs, of each Special Improvement acquired by Landlord multiplied by the constant annual percentage required to fully amortize such cost over the useful life of the Special Improvement. The Special Improvement
Amortization shall be allocated to the Operating Expenses in accordance with generally accepted accounting standards and as an amount per square foot of rentable area. 
  

	 	e.	Real Property Taxes 

 Tenant shall pay as an Operating Expense the product of
(i) the Real Property Taxes per square foot of Rentable Area in the Building for each lease year, multiplied by (ii) the number of square feet of Rentable Area in the Premises, 

“Real Property Taxes” shall mean all taxes, assessments (special or otherwise) and charges levied upon or with
respect to the Project and Building Area as explained in Exhibit E. Real Property Taxes shall include, without limitation, any tax, fee or excise on the act of entering into this Lease, on the occupancy of Tenant, the Base Rent hereunder or in
connection with the business of owning and/or renting space in the Project which are now or hereafter levied or assessed against Landlord by the United States of America, the State of Nevada or any political subdivision, public corporation, district
or other political or public entity, and shall also include any other tax, assessment, fee or excise, however described (whether general or special, ordinary or extraordinary, foreseen or unforeseen), which may be levied or assessed in lieu of, as a
substitute for, or as an addition to, any other Real Property Taxes, Landlord may pay any such special assessments in installments when allowed by law, in which case Real Property Taxes shall include any interest charged thereon. Real Property Taxes
shall also include reasonable legal fees, costs and disbursements incurred in connection with proceedings to contest, determine or reduce Real Property Taxes. Real Property Taxes shall not include income, franchise, transfer, inheritance or capital
stock taxes, unless, due to a change in the method of taxation, any of such taxes are levied or assessed against Landlord in lieu of, or as a substitute for, or as an addition to, any other tax which would otherwise constitute a Real Property Tax.

  

	 	f.	Annual Statement: Project Operating Expenses 

 Following the conclusion of each
calendar year, but no later than April 1st, Landlord shall furnish to Tenant a statement showing the actual Operating Expenses for the previous calendar year, and any charge or credit to Tenant necessary to reflect the actual Operating Expenses. If
the statement reveals an underpayment, Tenant shall pay Landlord the amount of the underpayment (whether or not the Lease has expired or been terminated) within thirty (30) days of written notice. If the statement shows an overpayment, Landlord
shall credit the next monthly rent payment of Tenant, or, if the term of the Lease has expired, refund the overpayment to Tenant within thirty (30) days of this determination. 

  
 10 

 To the extent that Tenant is not in default under the terms of this Lease and in
the event Tenant’s pro rata share of Operating Expenses increases by more than seven (7) percent in any Lease Year, Tenant shall be entitled, not later than sixty (60) days following the receipt of the Operating Expense statement in
question and upon ten (10) days notice, to retain an independent certified public accountant or other competent real estate professional applying generally accepted industry practices, who is not contracted or compensated on a contingency
fee basis, to audit Landlord’s Operating Expense records for the calendar year in question at Landlord’s business office and during regular business hours. The Operating Expenses of any calendar year shall be subject to audit not more than
once with such audit occurring not more than two (2) years after the expiration of such calendar year. Tenant shall deliver to Landlord a copy of the results of such audit within ten (10) days of its receipt by Tenant. Should the audit
determine, to the reasonable satisfaction of Landlord, that Tenant was over-charged, then, within fifteen (15) days of Landlord’s inspection of the audit, Landlord shall credit Tenant the amount of such overcharge toward the payments of
Base Rent and Additional Rent next coming due under the Lease. Should the audit determine that Tenant has been undercharged, Tenant shall reimburse Landlord for such amount as Additional Rent next coming due under the Lease. Tenant agrees to pay the
cost of the audit, unless the audit determines that Landlord’s calculation of all Operating Expenses was in error by more than four percent (4%), in which case Landlord shall pay for the audit. Subtenants shall not be permitted to conduct an
audit and Landlord approved assignees may only conduct audits for their specific period of possession. 
  

	4.3.	Intentionally Omitted. 

  

	4.4.	Security Deposit: 

 Concurrent with Tenant’s execution of the
Lease, Tenant shall deposit with Landlord, as a security deposit, the sum shown in Section 1.15. Said sum shall be held by Landlord as security for Tenant’s faithful performance of all the terms, covenants and conditions of this Lease.
Subject to Landlord’s right hereunder to apply the Security Deposit in accordance with this Section, the parties acknowledge that the Security Deposit does not cover any rent or Operating Expenses hereunder. The retention or application of such
Security Deposit by Landlord pursuant to this Section does not constitute a limitation on or waiver of Landlord’s right to seek further remedy under law or equity. If Tenant defaults with respect to any provision of this Lease, Landlord may
(but shall not be required to) use, apply or retain all or any part of the security deposit for the payment of rent, or other charges or sums due under this Lease, including, without limitation, any loss, damage, cost or expense (including
reasonable attorneys’ fees) which Landlord may suffer or incur by reason of Tenant’s default. If any portion of said security deposit is so used or applied, Tenant shall, within five (5) days after written demand therefore, deposit a
certified or cashier’s check with Landlord in an amount sufficient to restore the security deposit to its original amount and Tenant’s failure to do so shall be a 

  
 11 

 
default under this Lease, Landlord shall not be required to keep the security deposit separate from its general funds and Tenant shall not be entitled to interest on such deposit. If Tenant shall
fully and faithfully perform every provision of this Lease to be performed by it, the security deposit or any balance thereof after deduction hereunder by Landlord shall be returned to Tenant (or, at Landlord’s option, to the last assignee of
Tenant’s interest hereunder) within a reasonable time following expiration of the Lease Term; provided, that in the event this Lease shall be terminated by, or upon the default of, Tenant, the security deposit shall be retained by Landlord and
all of Tenant’s interest therein shall terminate. In the event of termination of Landlord’s interest in this Lease, Landlord shall transfer said deposit to Landlord’s successor in interest. 

5. Use 
  

	5.1.	Use: 

 Tenant shall use the Premises for light industrial and
commercial office purposes only or such other purposes as stated in Section 1.16. Tenant shall not use or occupy the Premises in violation of the rules and regulations set forth in Exhibit D. Tenant shall not do or permit anything within the
Premises that will cause the cancellation of or increase the existing rate of fire or other insurance upon the Premises or Building. Tenant shall not obstruct or interfere with the reasonable rights of other tenants or occupants of the Building or
Project. Tenant shall prevent odors, emissions, fumes, liquids or other substances or excessive noise from extending beyond the Premises. Tenant shall refrain from using or permitting the use of the Premises or any portion thereof as living
quarters, sleeping quarters or for lodging purposes. Tenant shall, at its sole cost and expense, comply in all material respects with all applicable laws, ordinances, and regulations related to its occupancy and use of the Premises now or hereafter
in force. The judgment of any court of competent jurisdiction or the admission of Tenant in any action against Tenant, whether Landlord is a party thereto or not, that Tenant has violated such applicable laws, ordinances and regulations shall be
conclusive of that fact as between Landlord and Tenant. Tenant shall indemnify and hold Landlord harmless from and against, all reasonable expenses (including reasonable attorneys’ fees), fines and damages incurred or arising from Tenant’s
failure to promptly comply with its obligations under this Section. 
  

	5.2.	Hazardous Materials: 

 Neither party to this Lease shall cause or
knowingly permit any Hazardous Materials (as defined below) to be brought upon, kept or used in or about the Building, Project or Premises unless such Hazardous Materials (i) are necessary for that parties business or for the maintenance,
repair or cleaning of the Project and Buildings situated therein, and (ii) will be used, kept and stored in a manner that complies with all Hazardous Material Laws (as defined below). Should a party fail to fulfill its obligations as stated
herein with regard to Hazardous Materials, then such party shall indemnify, defend and hold harmless the other party, including its partners, affiliates, employees, contractors, representatives, lenders, successors and assigns (collectively, the
“Indemnified Parties”), from any and all claims, judgments, penalties, fines, and losses including reasonable attorneys’ fees, consultant and expert fees. This indemnification 

  
 12 

 
includes, without limitation, the costs incurred in connection with any investigation of site conditions or any cleanup, remedial, removal or restoration work required by any federal, state or
local governmental agency or political subdivision or required to return the property to the condition existing prior to the introduction of any such Hazardous Materials. The obligations of the parties hereunder shall survive the expiration or
earlier termination of the Lease. 
 Tenant and Landlord shall comply in all material respects with all applicable federal,
state and local laws, ordinances and regulations (“Hazardous Materials Laws”) relating to industrial hygiene, environmental protection or the use, analysis, generation, manufacture, storage, disposal or transportation of any oil or
petrochemical products, PCS, flammable materials, explosives, asbestos, urea formaldehyde, radioactive materials or waste, or other hazardous, toxic, contaminated or polluting materials, substances or wastes, including, without limitation, any
substances defined as or included in the definition of “Hazardous Materials”, “toxic substances” or “chemicals known to the State to cause cancer or reproductive toxicity” under any such Hazardous Materials Laws
(collectively, “Hazardous Materials”). 
  

	5.3.	Signs: 

 Tenant may place a Building standard/ADA acceptable sign
at the main entrance of the Premises (“Premises Signage”). Except that Tenant shall be permitted to place a Building standard/ADA acceptable sign on the Building exterior, at Tenant’s sole cost and expense, with Landlord’s
prior written consent as to location and nature, Tenant shall not place any signs, awnings or advertising matter on the exterior walls, exterior doors/windows, or roof of the Building (“Building Signage”) without Landlord’s
prior written consent. Tenant’s right to locate signage, antennas, or satellite dishes on the Building (if granted) is exclusive to Tenant, non-transferable and may only be used for Tenant’s
operations within the Building. Building Signage shall conform to the “Master Sign Plan” set forth in Exhibit E, (subject to government amendment). The cost of Premises Signage and Building Signage shall be Tenant’s sole
responsibility, including: (i) the cost of installation and electrical connections thereto, (ii) the cost of reasonable periodic maintenance, (iii) the cost of removal upon the termination of the Lease, and (iv) the cost of
repairing or repainting any visible impairment to the Building resulting from the installation or removal of Tenant’s Building Signage. Landlord hereby reserves the exclusive right to control the use of the roof and exterior walls of the
Building. Landlord reserves the right to remove any Building Signage not in compliance with the Master Sign Plan, All reasonable costs and expenses incurred by Landlord due to such removal shall be paid by Tenant in the next month’s Additional
Rent. Landlord reserves the right to remove Building Signage during any period of Building repair, restoration or construction, provided that Landlord immediately restores such signage upon completion of Landlord’s work. 

  
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 6. Premises Facilities and Building Common Areas 

 

	6.1.	Operation and Maintenance: 

 During the Initial Term and any
renewals thereof, Tenant shall, at Tenant’s expense, maintain and operate the Premises Facilities in a commercially reasonable manner. The term “Premises Facilities” shall mean the plumbing, heating, air conditioning,
ventilating, electrical, lighting facilities, interior and exterior entry/exit doors, plate glass and interior glass, and Tenant’s fixtures and equipment within the Premises. Tenant’s maintenance of the heating and air conditioning units
serving the Premises shall be under a full service maintenance program reasonably acceptable to Landlord, unless Tenant elects to have Landlord maintain such service program and bill the costs thereof as Additional Rent. Landlord shall operate and
maintain all of the Building Common Areas within the Project as an Operating Expense. The term “Building Common Areas” shall mean all areas outside of the exterior walls, exterior glass or partitions of the Building and other
buildings in the Project which are not held for the exclusive use of entities entitled to occupy space, and all other appurtenant areas and improvements provided by Landlord for the common use of Landlord and tenants and their respective employees
and invitees, including, without limitation, parking areas and covered parking structures, exterior lighting, driveways, sidewalks, landscaped and planted areas and common entrances not located within the premises of any tenant. 

 

	6.2.	Use of Building Common Area: 

 Tenant’s right of occupancy of
the Premises shall include the non-exclusive use of the Building Common Areas in common with Landlord and other tenants, subject to compliance with the rules and regulations set forth in Exhibit D or as
otherwise modified in the reasonable discretion of Landlord. Landlord shall operate and maintain the Building Common Areas in a commercially reasonable manner consistent with other similar master planned parks in Clark County, Nevada. Landlord shall
have exclusive control over the Building Common Areas, and may restrain any unreasonable use or occupancy thereof, except as authorized herein. Tenant shall keep the Building Common Areas clear of any obstruction or unauthorized use related to
Tenant’s operations. Tenant, its employees, customers and invitees utilize the Building Common Areas at their own risk. Except in the event of Landlord’s negligence or willful misconduct, Landlord is not responsible for any damage or
injury to or loss of the property of, Tenant, its employees, customers or invitees. Provided the Tenant’s access to the Premises and use of the Building’s parking area is not unreasonably denied or hindered, Landlord may temporarily close
any portion of the Building Common Areas for repairs or alterations, or to prevent a public dedication or the accrual of prescriptive rights. Under no circumstances shall the right herein granted to use the Building Common Areas be deemed to include
the right to store any property, temporarily or permanently, on the Building Common Areas which includes the installation or storage of any tenant system, equipment, including but not limited to HVAC or telephone systems, in any common electric,
telephone, or mechanical room without the prior written consent of Landlord and pre-payment of storage fees. In the event of any unauthorized storage, Landlord shall have the right, without notice, in addition
to any other rights and remedies, to remove the property and charge the reasonable cost to Tenant, which cost shall be immediately payable upon demand by Landlord. 

  
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	6.3.	Project and Complex Common Areas: 

 The Premises and Building
share in certain repair, maintenance, management and related expenses for areas in common with other buildings within the Project commonly referred to as the Beltway Business Park (“Project Common Areas”) and with other buildings
within the Complex (“Complex Common Areas”). The Project Common Areas are generally comprised of the shrubbery, trees, walkways, pavement, fencing, Project monument signs and streetscape lighting within the set backs (typically 20
feet) along the public roadways serving or bordering those areas of the Project in common with the Building. As an Operating Expense, the Building will be allocated its prorata share of the expenses. Landlord shall determine the allocation of
Project acreage to Building Acreage based upon the commonality of improvements and services enjoyed by the Building and other buildings serviced thereby. The Complex Common Areas are generally comprised of block of buildings which incur expenses
shared by the multiple buildings within the Complex, such as shared utilities, parking lot sweeping etc. As an Operating Expense, the Complex will be allocated its prorata share of the expenses. The calculations made pursuant to this Section shall
be in accordance with Sections 1.14 and 4.2. 
  

	6.4.	Parking & Security: 

 Subject
to Landlord’s right to adopt reasonable, nondiscriminatory modifications and additions to the rules and regulations set forth in Exhibit D, Tenant shall have the parking rights set forth in Exhibit F and this subsection. 

 

	 	a.	Parking Maintenance 

 Landlord shall maintain, as an Operating Expense, an
automobile parking area (“Parking Area”) within the Project for the benefit and use of the visitors, customers and employees of Tenant, and other tenants and occupants of the Project. The Parking Area shall include the parking
stalls, driveways, sidewalks, pedestrian passageways and other areas designated for parking and access thereto. Provided that Tenant’s reasonable and adjacent access and use of the Parking Allocation set forth in Section 1.9 is not denied
or unreasonably hindered, Landlord reserves the right to make changes to the Parking Area from time to time. Landlord shall not be responsible for any damage to motor vehicles or the property contained therein of Tenant’s visitors, customers or
employees, unless such damage was directly caused by the negligence or willful misconduct of Landlord, its agents or employees. Landlord shall also have the right to establish, amend and enforce reasonable rules and regulations, as Landlord may deem
necessary for the proper operation and maintenance of the Parking Area. 

  
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	 	b.	Security Personnel 

 The Landlord may, as an Operating Expense, contract for
security personnel to monitor the Building Common Areas of the Project. The scope and frequency of the use of security personnel shall be based upon reasonable commercial standards and under Landlord’s sole control. The use of security
personnel shall be for the general protection of the Building Common Areas and shall not impose upon Landlord or its agents an obligation or duty to protect or defend the property or personal well being of Tenant, its employees, customers or agents.

  

	6.5.	Changes and Additions by Landlord: 

 Landlord reserves the right
to make alterations or additions to the Project, Complex, Building, Building Common Areas Complex Common Areas and/or Project Common Areas, or to the fixtures and equipment within the Project/Complex/Building. Landlord may relocate or remove any of
the various buildings (other than the Building), Parking Area and other Project/Complex/Building Common Areas, and may add buildings, land and amenities to the Project/Complex. Except for those portions of the Premises physically affected by a
change or alteration, no change shall entitle Tenant to any abatement of rent or other claim against Landlord, provided that the change does not deprive Tenant of reasonable access to or the use and quiet enjoyment of the Premises and Tenant’s
Parking Allocation. All such alterations or additions made available to Tenant under this Lease shall be in conformance with applicable local codes and regulations and Federal law. 

7. Maintenance, Repairs and Alterations 
  

	7.1.	Landlord’s Obligations: 

  

	 	a.	Project Common Areas, Building Common Areas and Complex Common Areas 

 Except
for damage caused by any negligent or wrongful act or omission of Tenant, Tenant’s employees, suppliers, shippers, customers or invitees, (in which event Tenant shall repair the damage), Landlord shall keep in good condition and repair the
foundations, exterior walls, structural condition of interior bearing walls, the roof structure, and the utility main connections (plumbing, sewer, gas and electrical) to the Building (“Utility Mains”), as well as providing the
other services for which there is an Operating Expense pursuant to Section 4. Landlord shall not be obligated to paint the Premise’s interior walls, repair or replace windows damaged or broken by Tenant, Tenant’s signs, the exterior
entry/exit doors or interior plate glass of the Premises. Should the exterior plate glass of the Premises be damaged and such damage (i) occurs on more than one occasion within a sixty (60) day period, and (ii) only affects the plate
glass of the Tenant’s Premises, then Tenant shall be responsible for the payment of all insurance deductibles associated with such plate glass damage occurring within sixty (60) days of any prior occurrence of damage against the Premises.
Landlord shall have no obligation to begin repairs under this Section 7.1 until ten (10) days after receipt of written notice from the Tenant, except for the operations of the HVAC and Utility Mains, which shall be repaired on an emergency
basis. If Landlord has not performed or undertaken to perform the maintenance or repair services required under this Lease within ten (10) days of such notice from Tenant and 

  
 16 

 
such failure has a materially adverse affect upon Tenant’s business operations within the Premises, Tenant may take reasonable action as necessary to make repairs or perform such services
and thereafter invoice Landlord for the reasonable cost of such repairs. In case of emergencies, the ten (10) day notice period shall be reduced to such period as is reasonable under the circumstances and Tenant shall only be required to
provide oral notice to Landlord. Landlord shall not be liable for damage or loss of any kind or nature by reason of Landlord’s failure to furnish any such service when such failure is caused by governmental mandate, strikes, lockout, Tenant
interference or other disturbances beyond the reasonable control of Landlord. 
  

	 	b.	ADA and Health Laws 

 Landlord warrants that upon the Commencement Date, the
Premises and Building Common Areas shall be in compliance with the requirements of the Americans with Disabilities Act as of 1994 (“ADA”) and other Federal, State or local laws relating to environmental and health matters
(“Health Laws”). Landlord further warrants that all future construction, repairs or alterations to the Building or Project performed by Landlord shall be in compliance with the requirements of the ADA and Health Laws, as then
recognized and applied, if alterations to the Premises, Building, or Project are required due to Landlord’s failure to comply with the ADA, as it was applied at the time of the Commencement Date or later alteration, then Landlord shall be
responsible for compliance at Landlord’s sole cost and expense. However, should Federal, State or Local Authorities enact changes to the ADA or Health Laws such that alterations to the Building or Project are required to accommodate Tenant, its
employees and/or visitors, those necessary and required alterations shall be made by Landlord and amortized as an Operating Expense under commercially reasonable accounting practices. Any modifications to the interior of the Premises which are
required under the ADA or Health Laws due to Tenant’s Space Plan or specific use thereof shall be charged against the Tenant improvement Allowance, if any, or made by Tenant, at Tenant’s sole cost and expense, in an expeditious and
commercially reasonable manner. 
  

	7.2.	Tenant’s Obligations: 

  

	 	a.	Premises Repair and Maintenance 

 At Tenant’s expense, Tenant shall keep in
good order, condition and repair the Premises and every part thereof, including, without limitation, all window treatments, plumbing fixtures, electrical and lighting facilities and equipment within the Premises, fixtures, ductwork, interior walls
and interior surfaces of exterior walls, ceiling tiles and grid, windows and doors, both interior and exterior (including glass and casings) and plate glass located within the Premises, together with any supplemental HVAC equipment servicing only
the Premises. Tenant shall not be responsible for structural repairs to the Premises or for replacement of the Utility Mains unless such repairs or replacements are necessitated by the negligent acts or willful misconduct of Tenant, its agents or
employees. Tenant 

  
 17 

 
shall not make any alterations to the Premises affecting fire/life safety systems without: (i) submitting plans from a qualified engineer certifying the systems, and (ii) written
notification to, and written consent from, Landlord. Tenant shall immediately notify Landlord in case of fire or accident in the Premises, Building or the Project, and of defects in any of the improvements or equipment. Tenant shall do all acts
required to comply with all applicable laws, ordinances, and rules of any public authority relating to its maintenance obligations as set forth herein. 
  

	 	b.	Remedy for Failure to Perform 

 If Tenant fails to perform its obligations under
this Section 7.2, Landlord may enter upon the Premises, after ten (10) days’ prior written notice to Tenant (except in the case of emergency, in which event, no notice shall be required), perform such obligations on Tenant’s
behalf and put the Premises in good order, condition and repair, and the cost thereof shall be due and payable as additional rent together with Tenant’s next Base Rent installment plus an administrative fee equal to five percent (5%) of the
cost incurred by Landlord. 
  

	7.3.	Alterations and Additions: 

  

	 	a.	Landlord’s Consent 

 Without Landlord’s prior written consent, which
shall not be unreasonably withheld or delayed, Tenant shall not make any alterations, improvements or additions to the Premises except for nonstructural alterations to the interior of the Premises not exceeding Fifty Thousand Dollars ($50,000)
annually during the term. Without Landlord’s prior written consent, Tenant shall not make any alterations or improvements to the Building, the Utility Mains, Utility Installations, the Premises Facilities or Building Common Areas. As used in
this Lease, the term “Utility Installations” shall mean air fines, power panels, Building electrical distribution systems, lighting fixtures, space heaters, air conditioning and plumbing within the Building, if Tenant makes any
Tenant alterations or commences Tenant’s Work without the prior written approval of Landlord, Landlord shall have the right to require that Tenant remove any or all of such Tenant alterations or Tenant’s Work and repair and restore any
damage to the Premises caused by such removal at Tenant’s sole expense. Provided that notice is given at the time of Landlord’s consent, if necessary, Landlord may require that Tenant remove any Tenant installed alterations or improvements
at the expiration of the term, and restore the Premises and the Building to their prior condition, normal wear and tear excepted. Tenant shall comply with the requirements and procedures for Tenant’s construction of improvements set forth in
Exhibit C. Landlord may require that Tenant provide a lien and completion bond in an amount equal to the estimated cost of such improvements. At Landlord’s discretion, Tenant’s failure under this subsection to obtain Landlord’s prior
written approval, if necessary, may result in the removal of the alteration or improvement at Tenant’s sole expense. During the Lease term, should either Landlord or Tenant be required by court order, governmental authority or a newly enacted
law, code or ordinance, to alter or improve any part of the Premises due 

  
 18 

 
to Tenant’s specific use, interior space plan or alteration of the Premises, then Tenant shall make or permit Landlord to make such alterations or improvements at Tenant’s sole cost and
expense, and Tenant hereby waives all claims for damages or abatement of rent because of such mandated alteration or improvement. Under no circumstances shall Tenant enter upon the Project/Building roof or make any roof penetrations without the
prior written consent of Landlord. Any consent of Landlord shall be conditioned upon Landlord’s review and approval of plans satisfactory to Landlord for the repair of the roof. At Landlord’s option, any roof penetrations shall be
performed by Landlord’s roofing contractor, and Tenant shall reimburse Landlord for the cost thereof and any necessary repair work within ten (10) days after Tenant’s receipt of an invoice therefore. 

Tenant shall have the right to install a new data and voice cabling system and jacks and outlets at Tenant’s sole cost and
expense. Upon vacating the Premises Tenant, at Tenant’s sole cost and expense, shall remove all data and voice cabling and jacks and outlets and reinstall pull strings in the conduits to each point of termination within the Premises. Should
Tenant elect to leave the data and/or voice cabling and terminations in the Premises: (i) such system shall be deemed abandoned and Landlord shall have the right to use/dispose of the same without liability there from, (ii) the cable
installation shall be complete and intact from one terminated end of the cabling system to the other, (not cut off short or incomplete); provided, if Tenant does leave the cabling and termination system cut short or incomplete Landlord shall have
the right to contract to remove the cabling system and install new pull strings at Tenant’s expense. 
  

	 	b.	Plans and Procedures 

 All alterations, improvements or additions in or about
the Premises or the Building shall be performed in compliance with Exhibit C. Tenant shall comply with all local requirements and codes for construction and provide Landlord with a complete set of “as built” drawings upon completion. 

 

	 	c.	Payment of Labor 

 Tenant shall pay, when due, all claims for labor or materials
associated with Tenant’s alterations or improvements. Tenant shall give Landlord not less than ten (10) days’ notice prior to the commencement of any work in the Premises, and Landlord shall have the right to post and record notices
of non-responsibility on the Premises or the Building as provided by law. If Tenant shall in good faith contest the validity of any lien, claim or demand, then Tenant shall, at its sole expense, defend itself
and Landlord against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon, before the enforcement thereof, against Landlord, the Premises, Building or Project. Should Landlord require, Tenant shall furnish a
surety bond reasonably satisfactory to Landlord in an amount equal to such contested lien or claim, indemnifying Landlord against liability and holding the Premises and the Project free from the effect of such lien or claim. 

  
 19 

 Tenant acknowledges, with respect to any Tenant’s Work, alterations,
improvements or additions, that it shall record a notice of posted security in compliance with the requirements of Nevada Revised Statutes Chapter 108 (NRS Chapter 108). Tenant agrees to comply with the notice of posted security requirement and any
other requirement of NRS Chapter 108 or its successor Statutes as such statutes govern the construction of the Tenant Improvements, alterations, improvements or additions. As a condition of, and prior to, Landlord’s obligation to commence
construction of the Tenant Improvements or provide any Tenant Improvement funds, Tenant shall furnish Landlord with evidence, reasonably acceptable to Landlord that: (i) the escrows or bonding required by NRS Chapter 108 are in
place/established and (ii) Landlord shall be notified by the bonding agent/escrow officer, in writing, thirty (30) days prior to cancellation, material change, or nonrenewal of such escrow/bonding. 

 

	 	d.	Alterations Property of Landlord 

 All alterations, improvements or additions to
the Premises shall be surrendered with the Premises at the expiration of the Term, unless Landlord required their removal at the time of consent. Notwithstanding the provisions of this paragraph, Tenant’s furniture, equipment and trade
fixtures, other than that which is affixed to the Premises, shall remain the property of Tenant and may be removed by Tenant subject to the provisions of Section 7.2. 
  

	7.4.	Utility Additions: 

 Landlord reserves the right to install new or
additional utility facilities throughout the Building and the Premises for the benefit of Landlord or Tenant, or any other tenant of the Project, including, but not limited to, such utilities as plumbing, electrical systems, security systems,
communication systems and fire protection and detection systems, so long as such installations do not unreasonably interfere with Tenant’s use of the Premises or Building Common Areas. 

 

	7.5.	Entry and Inspection: 

 Landlord shall have the right, provided
reasonable notice is given to Tenant, except where Landlord determines an emergency exists, (i) to enter the Premises to inspect, repair and supply services in accordance with this Lease, (ii) during the last one hundred eighty
(180) days of the term to show the Premises 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 Tenant abandons the Premises and
fails to pay rent for a period of fifteen (15) consecutive days after the rent due date, Landlord may enter the Premises and take such action as reasonably necessary to mitigate damages, without the abatement of rent and without liability to
Tenant. Landlord shall be provided keys or codes which unlock all of the doors in the Premises, excluding Tenant’s vaults and safes, and Landlord shall have the right to use any means reasonably necessary in an emergency to obtain entry to the
Premises. Any entry to the Premises properly obtained by Landlord herein shall not be deemed an unlawful entry, a detainer, or an eviction of Tenant from the Premises. 

  
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	7.6.	Improvements Installed by Tenant: 

 Tenant shall undertake the
installation of Tenant’s furniture, fixtures and equipment (“Tenant’s Work”) at Tenant’s sole cost and expense and carried out in a commercially reasonable manner. Tenant shall keep the Premises and Building Common
Area free of all construction debris and in a broom clean condition. Tenant shall provide trash containers as and if needed, in a location reasonably designated by Landlord and shall remove such trash containers immediately following the completion
of Tenant’s Work. Tenant’s contractors shall name Landlord as an additional insured on contractor’s insurance policies and provide evidence of such insurance coverage prior to the commencement of any construction. Tenant’s Work
shall comply with all governmental statutes, ordinances, rules and regulations pertaining thereto. Tenant covenants that no work by Tenant’s employees, agents or contractors, shall disrupt or cause a slowdown or stoppage of any work conducted
by Landlord on the Premises or Project of which it is a part except in cases of “Force Majeure” as set forth in Section 20.12. 

8. Taxes and Assessments on Tenant’s Property 

Taxes on Tenant’s Property: 

Tenant shall be liable for and shall pay all taxes and assessments levied against all personal property of Tenant located in
the Premises. If any taxes on Tenant’s personal property are levied against Landlord or Landlord’s property is increased by the inclusion of a value placed upon the personal property of Tenant, and if Landlord pays the taxes based upon the
increased assessment, Tenant shall pay to Landlord the taxes so levied against Landlord or the proportion of the taxes resulting from the increase in the assessment. 

9. Utilities and Services 
  

	9.1.	Utility Services: 

 Landlord shall use commercially reasonable
efforts during the term of the Lease to cause public utilities to furnish, as appropriate, electricity, gas, water and sewage (“Building Systems”) utilized in operating the Premises. Notwithstanding the foregoing, Tenant’s
Premises are individually metered for electrical service and Tenant shall be responsible for contracting directly with the electrical utility provider for such service. The cost of “stepping down” or transforming the power from the power
panel to the Premises (if required by Tenant’s use), is a Tenant Improvement expense. Tenant shall pay, prior to any delinquency, for all water, gas, electricity, telephone and other utilities and services supplied directly to the Premises, if
any such services are not separately metered to the Premises, Tenant shall pay, prior to any delinquency, Tenant’s prorata portion of those charges jointly metered with other premises. Landlord makes no warranty or representation as to the
compatibility of the Premises electrical distribution system with Tenant’s modular furniture systems. 

  
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	9.2.	Liability of Landlord: 

 Except in the event of Landlord’s
negligence or willful misconduct, Landlord shall not be liable for failure to furnish, or for suspension or delays in furnishing, Building Systems caused by breakdown, maintenance or repair work, strike, civil commotion, governmental regulations,
the limitation, curtailment or rationing of, or restrictions on, use of water, electricity, gas or any other form of energy serving the Premises, Building or Project, or any other cause beyond the reasonable control of Landlord. Suspension or
interruption of services shall not result in the abatement of rent, be deemed an eviction, or release Tenant from performance of Tenant’s obligations under this Lease except as set forth herein. 

In the event there is an interruption of Building Systems solely by reason of Landlord’s negligence, or due to
Landlord’s performance of repairs or replacements, which interruption prevents Tenant from using all of the Premises for the conduct of its business for a period in excess of two (2) business days, and provided Tenant does not utilize the
Premises during such period, except for such limited times and purposes as do not invoke any exclusion in Landlord’s applicable insurance policy, then Tenant shall be entitled to abate the payment of rent routinely due pursuant to the terms and
provisions of this Lease for the period commencing on the third (3rd) business day of the interruption of such essential services and ending on the earlier of (i) the date Tenant reoccupies the Premises for the conduct of its business therein
or (ii) the date Landlord shall have restored the essential services so interrupted. 
 10. Subletting and Assignment 

 

	10.1.	Transfers: 

 Except for any lease to a sub-tenant pursuant to the Landlord approved form of the “Suite License Agreement” attached hereto as Exhibit G and subject to Section 10.7 below, Tenant shall not, without the
prior written consent of Landlord, assign, mortgage, pledge, encumber or otherwise transfer, this Lease or any Interest hereunder, permit any assignment or other such foregoing transfer of this Lease or any interest hereunder by operation of law, or
sublet the Premises or any part thereof (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as
a “Transferee”). To request Landlord’s consent to any Transfer requiring such consent under the provisions of this Section 10, Tenant shall notify Landlord in writing, which notice (the “Transfer Notice”)
shall include (i) the proposed effective date of the Transfer, which shall not be less than forty-five (45) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Premises to be transferred
(the “Subject Space”), (iii) all of the terms of the proposed Transfer and the consideration therefor, including a calculation of the “Transfer Premium,” as that term is defined in Section 10.3 below, in
connection with such Transfer, the name and address of the proposed Transferee, and a copy of all existing and/or proposed documentation pertaining to the proposed Transfer, including all existing operative documents to be executed to evidence such
Transfer or the agreements incidental or related to such Transfer, and (iv) current financial statements of the proposed Transferee certified by an officer, 

  
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partner or owner thereof, and any other information reasonably required by Landlord, which will enable Landlord to determine the financial capacity, character, and reputation of the proposed
Transferee, nature of such Transferee’s business and proposed use of the Subject Space. Any Transfer requiring but made without Landlord’s prior written consent shall, at Landlord’s option, be null, void and of no effect, and shall,
at Landlord’s option, constitute a material default by Tenant under this Lease. Whether or not Landlord shall grant consent, Tenant shall pay Landlord’s review and processing fees, as well as any reasonable legal fees incurred by Landlord
in connection with such review, within thirty (30) days after written request by Landlord, which fees shall not exceed $1,000. 
  

	10.2.	Landlord’s Consent: 

 Landlord shall not unreasonably
withhold its consent to any proposed Transfer of the Subject Space to the Transferee on the terms specified in the Transfer Notice. The parties hereby agree that it shall be reasonable under this Lease and under any applicable law for Landlord to
withhold consent to any proposed Transfer where one or more of the following apply, without limitation as to other reasonable grounds for withholding consent: 

i. The Transferee’s character or reputation is significantly less prestigious than that of the Tenant: 

ii. The Transferee’s business or use of the Subject Space is not permitted under this Lease; 

iii. The Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities involved under
this Lease on the date consent is requested; 
 iv. The proposed Transfer would cause Landlord to be in violation of another lease or
agreement to which Landlord is a party; or 
 v. The terms of the proposed Transfer will allow the Transferee to exercise a right of
renewal, right of expansion, right of first offer, signage rights, or other similar “personal” right held by Tenant (or will allow the Transferee to occupy space leased by Tenant pursuant to any such right). 

If Landlord consents to any Transfer pursuant to the terms of this subsection (and does not exercise any recapture rights
Landlord may have under Section 10.4 of this Lease), Tenant may within one hundred eighty (180) days after Landlord’s consent, but not later than the expiration of such 180-day period, enter
into such Transfer of the Premises or portion thereof, upon substantially the same terms and conditions as are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to Section 10.1 of this Lease. 

  
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	10.3.	Transfer Premium: 

 In the event of a Transfer requiring
Landlord’s consent, if Landlord consents to such a Transfer, as a condition thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord fifty percent (50%) of any “Transfer Premium,” as that term is
defined in this Section 10.3, received by Tenant from such Transferee. “Transfer Premium” shall mean all rent, additional rent or other consideration payable by such Transferee in excess of the Rent and Additional Rent payable by
Tenant under this Lease on a per rentable square foot basis if less than all of the Premises is transferred after Tenant’s recoupment of any expenses incurred in marketing the Premises including commissions paid. “Transfer Premium”
shall also include, but not be limited to, key money and bonus money paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for the use of Tenant
Improvements, generators, fiber optics or communications facilities in the Premises in connection with such Transfer. 
  

	10.4.	Landlord’s Option as to Subject Space: 

 Notwithstanding
anything to the contrary contained in this Section 10, Landlord shall have the option, by giving written notice to Tenant within ten (10) days after approving any Transfer Notice, to request that Tenant permit Landlord to recapture the
Subject Space. Upon acceptance by Tenant, such recapture notice shall cancel and terminate this Lease with respect to the Subject Space as of the effective date of the proposed Transfer until the last day of the term of the Transfer as set forth in
the Transfer Notice. In the event of a recapture by Landlord, if this Lease shall be canceled with respect to less than the entire Premises, the Rent reserved herein shall be prorated on the basis of the number of rentable square feet retained by
Tenant in proportion to the number of rentable square feet contained in the Premises, and this Lease as so amended shall continue thereafter in full force and effect, and upon request of either party, the parties shall execute written confirmation
of the same. In the event of a recapture, Landlord may, if it elects, enter into a new lease covering the Subject Space with the intended Transferee on such terms as Landlord and such person or entity may agree or enter into a new lease covering the
Subject Space with any other person or entity; in such event, Tenant shall not be entitled to any portion of the Transfer Premium, if any, which Landlord may realize on account of such termination and reletting. 

 

	10.5.	Effect of Transfer: 

 If Landlord consents to a Transfer,
(i) the terms and conditions of this Lease shall in no way be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver
to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, (iv) Tenant shall furnish upon Landlord’s request a complete statement, certified
by an independent certified public accountant, or Tenant’s chief financial officer, setting forth in detail the computation of any Transfer Premium Tenant has derived and shall derive from such Transfer, and (v) no Transfer relating to
this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent shall relieve Tenant or any guarantor of Tenant’s obligations under this Lease from liability under this Lease. Landlord or its
authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall have the right to make copies thereof. If the Transfer Premium respecting any Transfer shall
be 

  
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found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency and Landlord’s costs of such audit, and if understated by more than ten percent (10%).
Tenant shall pay a deficiency premium of fifteen percent (15%) of the total Transfer Premium owed during the period of such deficiency. 
  

	10.6.	Additional Transfers: 

 For purposes of this Lease, the term
“Transfer” shall also include: (i) if Tenant is a partnership, the withdrawal or change, voluntary, involuntary or by operation of law, of thirty-three percent (33%) or more of the
partners, or transfer of thirty-three percent (33%) or more of partnership interests, within a twelve (12)-month period, or the dissolution of the partnership without immediate reconstitution thereof;
(ii) if Tenant is a closely held corporation (i.e., whose stock is not publicly held and not traded through an exchange or over the counter), (A) the dissolution, merger, consolidation or other reorganization of Tenant, (B) the sale or
other transfer of more than an aggregate of twenty-five percent (25%) of the voting shares of Tenant (other than to immediate family members by reason of gift, transfer or death), within a twelve (12)-month period, or (C) the sale, mortgage, hypothecation or pledge of more than an aggregate of twenty-five percent (25%) of the value of the unencumbered assets of Tenant within a twelve (12) month
period; and (iii) if Tenant is a limited liability company, any cumulative transfer of more than fifty percent (50%) of the membership interests, in addition to those types of Transfers specified above in this Section 10, any change to the
form of tenant entity or any use of the Premises by an individual or entity other than Tenant, whether pursuant to a license or concession, or otherwise, shall be deemed a Transfer requiring Landlord’s consent. 

 

	10.7.	Tenant Affiliate: 

 Notwithstanding anything to the contrary
contained in Section 10.1 of this Lease, a Transfer of all or a portion of the Premises to an affiliate of Tenant (an entity which is controlled by, controls, or is under common control with, Tenant) or to any corporation or other entity
resulting from a merger of, acquisition, or consolidation with Tenant (collectively, “Tenant Affiliate”), shall not be deemed a Transfer under Section 10 for which (a) consent is required, or (b) any Transfer Premium
is payable, provided that: (i) Tenant immediately notifies Landlord of any such Transfer; (ii) promptly supplies Landlord with any documents or information reasonably requested by Landlord regarding such Transfer; (iii) if requested
by Landlord, have an affiliate of the Tenant Affiliate guarantee this Lease using standard mutually acceptable guaranty form; (iv) if such Transfer is an assignment, Tenant Affiliate assumes in writing all of Tenant’s obligations under
this Lease; and (v) such Transfer is not a subterfuge by Tenant to avoid its obligations under this Lease. “Control” as used herein, shall mean the ownership, directly or indirectly, of at least
fifty-one percent (51%) of the voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, of at least fifty-one percent (51%) of
the voting interest in, any person or entity. 

  
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	10.8.	Transfer Involving Sublease: 

 Except for any transactions
utilizing the Suite License Agreement (Exhibit G), every approved sublease transaction shall be evidenced by a written sublease (the “Sublease”) between Tenant and Subtenant (the “Subtenant”). The Sublease or, where
applicable, Landlord’s written consent required under Section 10.1 above, to which Tenant and Subtenant shall be parties (the “Consent”), shall comply with the following requirements: 

i. The Sublease shall be subject to, and shall incorporate by reference, all of the terms and conditions of this Lease,
except those terms and conditions relating to Base Rent, Additional Rent, and any other amount due under this Lease. Subtenant shall acknowledge in the Sublease or Consent that it has reviewed and agreed to all of the terms and conditions of this
Lease. Subtenant shall agree in the Sublease or Consent not to do, or fail to do, anything that would cause Tenant to violate any of its obligations under this Lease. 

ii. The Sublease or Consent shall require that: (1) Subtenant shall have no right to exercise any option to extend the
Lease Term, utilize Tenant’s signage rights, or any right of first refusal (or similar right) granted to Tenant in this Lease; and (2) the Sublease shall require Tenant to agree that it shall neither exercise on behalf of, nor assign to,
Subtenant any such option or right. 
 iii. The Sublease or Consent shall contain, in full, any use restrictions or
other provisions of this Lease that affect the use of the Premises, and any other provisions that Landlord otherwise requires be contained in the Sublease. 

iv. The Sublease or Consent shall contain a waiver of subrogation against Landlord and shall require Subtenant’s
insurance policies to acknowledge such a waiver of subrogation. 
 v. The Sublease or Consent shall prohibit a sub-subletting of the Premises or the assignment of the Sublease by Subtenant, without first obtaining Landlord’s consent, which consent may be granted or withheld in Landlord’s sole and absolute
discretion. 
 vi. The Sublease or Consent shall require Subtenant, acting through Tenant, to obtain Landlord’s
prior written consent to any alterations to the Premises, to the extent Tenant is required by this Lease to obtain such consent. 

vii. The Sublease or Consent shall require: (1) Subtenant to send Landlord copies of any and all notices concerning
the Premises that Subtenant is obligated to provide to Tenant; and (2) Tenant to send Landlord copies of any and all notices concerning the Premises that Tenant is obligated to provide to Subtenant. 

  
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 viii. The Sublease or Consent shall provide that Subtenant shall have no
right (and shall waive any rights it may have) to hold Landlord responsible for any liability in connection with the Premises, including, without limitation, any liability arising from the noncompliance with any federal, state, or local laws
applicable to the Premises. 
 ix. The Sublease or Consent shall provide that: (1) Nothing in the Sublease shall
amend or shall be construed or deemed to amend this Lease; and (2) Tenant and Subtenant shall not amend the Sublease, without Landlord’s prior written consent. 

x. The Sublease or Consent shall contain such other terms as Landlord may reasonably require to maintain the use of the
Premises as contemplated in the Lease. 
  

	10.9.	No Merger: 

 No merger shall result from Tenant’s sublease of
the Premises under this Section 10. Tenant’s surrender of this Lease or the termination of this Lease in any other manner. In any such event Landlord may terminate any or all subtenancies or succeed to the interest of
Tenant as sublandlord under any or all subtenancies. 
 11. Insurance and Indemnity 

 

	11.1.	Tenant’s Insurance: 

 Beginning on the date Tenant is given
access to the Premises for any purpose and continuing until the expiration of the Lease term, including extensions or holdovers thereof, Tenant shall maintain policies of insurance covering loss or damage to Tenant’s trade fixtures,
merchandise, equipment and improvements installed by Tenant and not covered by a Tenant Improvement Allowance, and other personal property in or about the Premises, in commercially reasonable amounts relative to the value of the property insured and
providing protection against any peril included within the classification “Causes of Loss-Special Form” (or comparable coverage), together with insurance against sprinkler damage, vandalism and malicious mischief. As an Operating Expense,
Tenant shall be liable for its prorata share of any deductible amount under Landlord’s insurance policies required to be maintained pursuant to Section 11.2 (in an amount not to exceed $10,000 per occurrence), provided that if the loss or
damage results directly from the act or omission of Tenant, its employees, contractors or agents, then Tenant shall be solely responsible for the payment of such deductible. 

Beginning on the date Tenant is given access to the Premises for any purpose, and continuing until expiration of the Term (and
any Extensions thereto), Tenant shall provide, pay for and maintain in effect during Tenant’s occupancy of the Premises, worker’s compensation insurance as required by law and commercial general liability

  
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insurance on the Premises and the operations of Tenant in, on or about the Premises, providing personal injury and broad form property damage coverage for not less than Two Million Dollars
($2,000,000) combined single limit for bodily injury, death and property damage liability. The deductibles or self-insurance portion under any such insurance policies to be carried by Tenant shall not exceed Five Thousand Dollars ($5,000). The
commercial general liability insurance policy shall name Landlord, and, upon Landlord’s request, Landlord’s mortgagee, as an additional insured and Tenant shall submit proof of such insurance to Landlord in the form of an industry standard
“Additional Insured Endorsement” not less than five (5) business days prior to Tenant’s occupancy of the Premises for business operations and not less than fifteen (15) days prior to the expiration of any operative
endorsement. Tenant shall also procure adequate insurance to cover all of Tenant’s obligations under this Lease, including, but not limited to, Tenant’s obligations to indemnify Landlord as set forth in Section 11.5 below. If Tenant
carries any of the insurance required hereunder in the form of a blanket policy, any certificate required hereunder shall make specific reference to the Premises, provided, however, the blanket policy carried with respect to the insurance required
by Tenant hereunder shall contain a “per location” endorsement assuring that any aggregate limit under such blanket policy shall apply separately to the Premises and that the insurer thereunder shall provide written notice to Landlord if
the available portion of such aggregate is reduced to less than the minimum amounts required under this Article by either payment of claims or the establishment of reserves for claims, (whereupon Tenant shall be obligated to take immediate steps to
increase the amount of its insurance coverage in order to satisfy the minimum requirements set forth in Section 11.2). The policy evidencing insurance required to be carried by Tenant pursuant to this Article shall provide coverage on an
occurrence basis. The limits of the insurance coverage required by Landlord or the unavailability of certain types of coverage shall not limit or release Tenant from any of its obligations under this Lease and the existence of such insurance in no
way changes Tenant’s obligations to Landlord. 
 Tenant shall not use, or allow the Premises to be used for any purpose
which may be prohibited by the form of fire insurance policy required to be carried under this Lease. Tenant shall pay any increase in premiums for liability and property (including all risk coverage) insurance that may be charged during the Term of
this Lease on the amount of such insurance which may be carried by Landlord on the Premises, the Building or the Project resulting from Tenant’s occupancy whether or not Landlord has consented thereto. In such event, Tenant shall also pay any
additional premium on the insurance policy that Landlord may carry for its protection against rent loss through fire or casualty. In determining whether increased premiums are the result of Tenant’s use of the Premises, a schedule, issued by
the organization setting the insurance rate on the Premises, showing the various components of such rate, shall be conclusive evidence of the several items and charges which make up the casualty and fire insurance rate on the Premises. Landlord
shall deliver invoices for such additional premiums to Tenant at such times as Landlord may elect, and Tenant shall immediately reimburse Landlord therefore. 

  
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	11.2.	Landlord’s Insurance: 

 At all times during Tenant’s
occupancy of the Premises, Landlord shall maintain commercial general liability and “all risk” property insurance, subject to standard exclusions, covering the Project, Building, the Tenant Improvements covered by a Tenant Improvement
Allowance, and such other risks as Landlord or its mortgagees may from time to time reasonably deem appropriate. Such insurance shall be reasonable in relation to the value of the property and the common practice of Landlord’s of comparable
properties in the County and utilizing commercially reasonable deductibles. Landlord shall have the right to obtain terrorism, flood and earthquake insurance and other forms of insurance required by any lender holding a security interest in the
Building or any ground lessor. Landlord shall not be required to carry insurance of any kind on (i) leasehold improvements paid for by Tenant, (ii) Tenant’s trade fixtures, furnishings, and equipment, (iii) Tenant’s signs,
whether attached to the Premises or Building, (iv) and any other items of Tenant’s personal property, hereafter “Tenant’s Property”, and shall not be obligated to repair or replace Tenant’s Property should damage
occur, except to the extent caused by the negligent acts of Landlord or its agents. All proceeds of insurance maintained by Landlord upon the Premises (including the Tenant Improvements) and Project shall be the property of Landlord. 

 

	11.3.	Waiver of Subrogation: 

 Landlord and Tenant hereby waive any
rights each may have against the other on account of any loss or damage occasioned to Landlord or Tenant, as the case may be, or to the Premises or its contents, and which may arise out of or incident to the perils insured against under Sections
11.1 and 11.2, which perils occur in or about the Premises, whether due to the negligence of Landlord or Tenant or their agents, contractors and/or invitees to the extent of such insurance (including deductibles). The parties shall obtain from their
respective insurance companies insuring the property a waiver of any right of subrogation which said insurance companies may have against Landlord or Tenant, as the case may be. 

 

	11.4.	Policies: 

 All insurance to be maintained by Tenant and Landlord
under this Lease shall be procured from an insurance company or companies rated at least “A-/VII” or better in “Best’s Insurance Guide” and admitted in the State of Nevada, and Tenant
shall deliver to Landlord, prior to taking occupancy of the Premises, Certificates of Insurance required to be maintained by Tenant hereunder. The certificates evidencing such insurance shall provide that the insurance shall not be canceled except
after thirty (30) days prior written notice of intention to modify or cancel has been given to Landlord and any encumbrancer named as beneficiary thereunder. Tenant shall deliver to Landlord evidence of renewal at least fifteen (15) days
prior to the expiration date of any policy to be maintained by Tenant hereunder. If Tenant fails to deliver evidence of insurance required hereunder within the prescribed period or if such policy is canceled during the operative term of the Lease
without Landlord’s consent, Landlord may (but is not required to) obtain such insurance and the costs thereof shall be reimbursed by Tenant within fifteen (15) days of receipt of invoice, together with a $1,000.00 handling charge. 

  
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	11.5.	Tenant’s Indemnity: 

 Tenant shall defend, indemnify and hold
harmless Landlord, its agents, affiliates, partners, or other entities controlling, controlled by or under common control with Landlord, from and against any third party claims or liabilities arising either before or after the Commencement Date
from; (i) Tenant’s use or occupancy of the Premises, the Building or the Project, including those arising from accident, injury, or damage, however and by whomsoever caused (except to the extent of any claim arising out of Landlord’s
negligence or willful misconduct), (ii) the conduct of Tenant’s business or anything else permitted by Tenant, (ii) a breach or default in the performance of Tenant’s obligations under the Lease, or (iv) from any negligent
act or willful misconduct of Tenant, its agents, employees, contractors, invitees or licensees. In case Landlord, its agents or affiliates are made a party to any litigation commenced by or against Tenant, then Tenant shall protect and hold Landlord
harmless and shall pay all reasonable costs, expenses and attorneys’ fees assessed against Landlord in connection with settlement of the litigation or any judgment issued thereon. 

 

	11.6.	Landlord’s Indemnity: 

 Landlord shall defend, indemnify and
hold harmless Tenant, its agents, affiliates, partners, or other entities controlling, controlled by or under common control with Tenant, from and against any and all third party claims or liabilities arising either before or after the Commencement
Date from (i) a breach or default in the performance of Landlord’s obligations under the Lease; or (ii) the negligent acts or willful misconduct of Landlord, its agents or affiliates. In case Tenant. its agents or affiliates are made
a party to any litigation commenced by or against Landlord, then Landlord shall protect and hold Tenant harmless and shall pay all reasonable costs, expenses and attorneys’ fees assessed against Tenant in connection with settlement of the
litigation or any judgment issued thereon. 
 12. Damage or Destruction 

 

	12.1.	Restoration: 

  

	 	a.	Damage Repair 

 If the Building is damaged, through no fault of Tenant, or its
employees, suppliers, customers or invitees, Landlord shall repair that damage as soon as reasonably possible, unless: (i) Landlord reasonably determines that the cost of repair would exceed ten percent (10%) of the full replacement cost of the
Building (“Replacement Cost”) and the damage is not covered by Landlord’s property insurance or (ii) Landlord reasonably determines that the cost of repair would exceed fifty percent (50%) of the Replacement Cost; or
(iii) Landlord reasonably determines that the cost of repair would exceed twenty percent (20%) of the Replacement Cost and the damage occurs during the final twelve (12) months of the term. 

  
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 Should Landlord elect not to repair the damage for one of the preceding reasons,
Landlord shall so notify Tenant in writing within sixty (60) days after the damage occurs and this Lease shall terminate ninety (90) days after the date of that notice (or such earlier date as Tenant may elect) and the obligations of the
parties shall terminate as if the Lease term had naturally expired. 
  

	 	b.	Rent Abatement 

 Commencing on the date that damage renders the Premises
unusable for Tenant’s business operations, and ending on the date the damage is repaired or this Lease is terminated, whichever occurs first, 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 bears to the total floor area of the Premises. 
  

	 	c.	Cost of Repair 

 Notwithstanding the provisions of the above subsections of this
Section, if the damage is due to the negligent or willful misconduct of Tenant or its employees, subtenants, invitees or representatives, the cost of any repairs not covered by Landlord’s insurance on the Building shall be borne by the Tenant,
and Tenant shall not be entitled to rental abatement or termination rights. In addition, the provisions of this Section shall not be deemed to require Landlord to repair any improvements or fixtures installed by Tenant or that Tenant is obligated to
repair or insure pursuant to any other provision of this Lease. 
 13. Eminent Domain 

 

	13.1.	Total or Partial Taking: 

 If all or a material portion of the
Premises is taken by any lawful authority by exercise of the right of eminent domain, or sold to prevent a taking, either Tenant or Landlord may terminate this Lease effective as of the date possession is required to be surrendered to the authority.
In the event title to a portion of the Building or Project, other than the Premises, is taken or sold in lieu of taking, and if Landlord elects to restore the Building in such a way as to materially alter the Premises or Tenant’s reasonable use
thereof, Landlord or Tenant may terminate this Lease, by written notice to the other, effective on the date of vesting of title. In the event neither party has elected to terminate this Lease as provided above, then Landlord shall promptly, after
receipt of a sufficient condemnation award, proceed to restore the Premises to substantially their condition prior to the taking, and a proportionate allowance shall be made to Tenant for the rent corresponding to the time during which, and to the
part of the Premises of which, Tenant is deprived on account of the taking and restoration. In the event of a taking, Landlord shall be entitled to the entire amount of the condemnation award without deduction for any estate or interest of Tenant;
provided that nothing in this Section shall be deemed to give Landlord any interest in, or prevent Tenant from seeking any award against the taking authority for the taking of personal property and fixtures belonging to Tenant or for relocation or
business interruption expenses recoverable from the taking authority, so long as Landlord’s award is not diminished thereby. 

  
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	13.2.	Temporary Taking: 

 No temporary taking of the Premises shall
terminate this Lease or give Tenant any right to abatement of rent, and any award specifically attributable to a temporary taking of the Premises shall belong entirely to Landlord. A temporary taking shall be deemed to be a taking of the use or
occupancy of the Premises for a period not to exceed fifteen (15) days. 
  

	13.3.	Taking of Parking Area: 

 In the event there shall be a taking of
Tenant’s Parking Area such that Tenant’s allocation falls below that set forth in Section 1.9, Landlord shall substitute reasonably equivalent parking in a location adjacent to the Parking Area or Building; provided that if Landlord
fails to make that substitution within fifteen (15) days following the taking and if the taking materially impairs Tenant’s use and enjoyment of the Premises, Tenant may, at its option, terminate this Lease by notice to Landlord. If this
Lease is not so terminated by Tenant, there shall be no abatement of rent and this Lease shall continue in effect. 
 14. Subordination;
Estoppel Certificate 
  

	14.1.	Subordination: 

  

	 	a.	Subordinate to Underlying Encumbrances 

 At the option of Landlord, this Lease
shall be either superior or subordinate to all ground or underlying Leases, mortgages, deeds of trust and conditions, covenants and restrictions, reciprocal easements and rights of way, if any, which may hereafter affect the Premises or Project, and
to all renewals, modifications, consolidations, replacements and extensions thereof; provided, that so long as Tenant is not in default under this Lease, this Lease shall not be terminated nor shall Tenant’s quiet enjoyment of the Premises be
disturbed. Tenant shall also, upon written request of Landlord, execute and deliver all instruments as may be required from time to time to subordinate the rights of Tenant under this Lease to any ground or underlying Lease or to the lien of any
mortgage or deed of trust (using a document materially similar as to form and substance as Exhibit L, attached hereto), provided the holder of such lease, mortgage or deed of trust agrees not to disturb Tenant’s quiet enjoyment, so long as
Tenant is not in default of this Lease, or if requested by Landlord, to subordinate, in whole or in part, any ground or underlying Lease or the lien of any mortgage or deed of trust to this Lease. Should Tenant wrongfully fail to reasonably provide
the instruments set forth in this subsection 14.1(a), Tenant appoints Landlord as its special attorney-in-fact to execute such instruments. 

  
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	 	b.	Attornment 

 Tenant covenants and agrees to attorn to any successor to
Landlord’s interest in any ground or underlying lease, and in the event, this Lease shall continue as a direct lease between Tenant herein and such landlord or its successor. 

 

	 	c.	Failure to Perform 

 Failure of Tenant to execute any statements or instruments
prepared by Landlord materially true in form and fact as to the provisions of the Lease and necessary or desirable to effectuate the provisions of this Section within fifteen (15) days after written request by Landlord shall constitute a
default under this Lease. In that event, Landlord shall have the right, by written notice to Tenant, to terminate this Lease as of a date not less than fifteen (15) days after the date of Landlord’s notice provided Tenant has not cured
said default within the fifteen (15) day additional notice period. Landlord’s election to terminate shall not release Tenant of any liability for its default. 
  

	14.2.	Estoppel Certificate: 

  

	 	a.	Time Limits 

 Tenant shall, within fifteen (15) days after prior written
notice from Landlord, execute and deliver to Landlord, a statement, in writing, to the extent accurate; (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of the modification and
certifying that this Lease is otherwise unmodified and in full force and effect) and the dates to which the rental, additional rent and other charges have been paid in advance, if any, and (ii) acknowledging that, to Tenant’s knowledge,
there are no uncured defaults on the part of Landlord, or specifying each default if any are claimed, and (iii) setting forth such other information that Landlord may reasonably require. Tenant’s statement may be relied upon by a
prospective purchaser or encumbrancer of all or any portion of the Building or Project. 
  

	 	b.	Failure to Perform 

 Tenant’s failure to deliver any Landlord estoppel
statement within the provided time shall be conclusive upon Tenant that: (i) this Lease is in full force and effect without modification except as may be represented by Landlord, and (ii) there are no uncured defaults in Landlord’s
performance. 

  
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 15. Defaults and Remedies 

 

	15.1.	Tenant’s Default: 

 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.	Abandonment 

 The abandonment of the Premises by Tenant—Abandonment is
defined to include, but not limited to, any absence by Tenant from the Premises for thirty (30) consecutive calendar days (or longer) or sixty (60) business days (whether consecutive or not) in any calendar year accompanied by
Tenant’s failure to pay rent during the abandonment period. 
  

	 	b.	Failure to Pay Rent 

 The failure by Tenant to make any payment of Base Rent or
Additional Rent required to be made by Tenant, where the failure continues for a period of ten (10) days after notice thereof by Landlord. [Note: to be consistent with Section 17.] 

 

	 	c.	Assignment 

 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, if necessary. 

 

	 	d.	Materially False Financial Statements 

 The discovery by Landlord that any
financial statement provided by Tenant, or by any affiliate, successor or guarantor of Tenant was materially false. 
  

	 	e.	Failure to Observe Covenants 

 The failure or inability by Tenant to observe or
perform any of Tenant’s express or implied covenants or provisions of this Lease, other than as specified in any other subsection of this Section, where the failure continues for a period of thirty (30) days after written notice from
Landlord to Tenant. However, if the nature of the failure is such that more than thirty (30) days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant commences the cure within thirty (30) days
and thereafter diligently pursues the cure to completion. 
  

	 	f.	Assignment to Creditors/Bankruptcy 

 The making by Tenant of any general
assignment for the benefit of creditors; the filing by Tenant of a petition to have Tenant adjudged a debtor under the Bankruptcy Code or to have debts discharged or a petition for reorganization or arrangement under any law relating to bankruptcy;
the appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets or of Tenant’s interest in this Lease, if possession is not restored to Tenant within sixty (60) days; the attachment, execution or
other judicial seizure of substantially all of Tenant’s assets located at the Premises or of Tenant’s interests in this Lease where the seizure is not discharged within sixty (60) days; or Tenant’s convening of a meeting of its
creditors for the purpose of effecting a moratorium upon or consolidation of its debts. 

  
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 Landlord shall not be deemed to have knowledge of any event described in this
subsection unless notification in writing is received by Landlord, nor shall there be any presumption attributable to Landlord of Tenant’s insolvency. In the event that any provision of this subsection is contrary to applicable law, the
provision shall be of no force or effect. 
  

	15.2.	Landlord’s Remedies: 

  

	 	a.	Landlord Declares Breach: 

 Should Landlord declare a breach of this Lease,
Landlord may, at its option, give Tenant notice of the intention to terminate this Lease and, after such cure period as may be applicable, the operative term shall expire as if it were the day herein established for the expiration of the Lease and
Tenant shall quit and surrender the Premises to Landlord, but Tenant shall remain liable as hereinafter provided. If Tenant fails to quit and surrender the Premises, Landlord may exercise its legal rights to evict the Tenant and all other occupants
of the Premises by unlawful detainer or other summary proceedings, and remove their effects and regain possession of the Premises. 
  

	 	b.	Breach by Tenant: 

 Notwithstanding Tenant’s breach, this Lease shall not
terminate unless Landlord elects, at any time during the period of breach, to terminate Tenant’s right to possession. For so long as this Lease continues in effect, Landlord may enforce all of Landlord’s rights and remedies hereunder,
including the right to recover all rent as it becomes due. The following shall not constitute a termination of Tenant’s right to possession (i) reasonable acts of maintenance or repair to the Premises, Building or Project,
(ii) commercially reasonable efforts to relet the Premises, or (iii) the appointment of a receiver upon initiative of Landlord to protect Landlord’s interest under this Lease. 

 

	 	c.	Termination of Lease: 

 Upon the termination of this Lease, or the termination
of Tenant’s right to possession as the result of Tenant’s breach of this Lease, Landlord may exercise any or all of the following rights: 

i. To relet the Premises for such rent and terms as are commercially reasonable under the circumstances. If the rent and additional rent
reserved under this Lease (and any of the costs, expenses or damages indicated below) shall not be realized by Landlord, Tenant shall be liable for the damages sustained by Landlord, including without limitation, deficiency in rent, reasonable
attorneys’ fees and collection costs, brokerage fees, and expenses of placing the Premises in good order. Landlord’s putting the Premises in good order or preparing the same for 

  
 35 

 
rental shall not release Tenant from this Lease. Landlord shall not be required to relet the Premises in advance of or for more favorable terms than available space within the Building or
Project. Tenant shall not be entitled to receive any excess of net rent collected over the sums due hereunder. Any damage or loss of rent sustained by Landlord may be recovered by Landlord, at Landlord’s option, at the time of the first
reletting, in separate actions thereafter, or deferred until the expiration of the term of this Lease. All rights and remedies of Landlord under this Lease shall be cumulative and shall not be exclusive of any other rights and remedies provided to
Landlord under applicable law. 
 ii. To remove any and all persons and property from the Premises pursuant to such rights and remedies as
the laws of the State of Nevada shall then provide. Said property may, at Landlord’s option, be stored or otherwise dealt with as such laws may then provide or permit, including but not limited to the right of Landlord to store the same, or any
part thereof, in a warehouse or elsewhere at the expense and risk of and for the account of Tenant. Landlord shall not be liable for damage to or the loss of such property. 

iii. To enforce any other rights or remedies set forth in this Lease or otherwise applicable hereto by operation of law or contract. 

 

	 	d.	Right of Injunction: 

 Upon Tenant’s breach of the Lease, Landlord shall
have the right of injunction, which right shall not preclude Landlord from any other remedy, at law or in equity. 
  

	 	e.	Tenant Abandons Premises: 

 Upon Tenant’s abandonment of the Premises, any
property of Tenant left behind may either be retained as Landlord’s property or disposed of at public or private sale in accordance with applicable law. The proceeds of any sale of Tenant’s property, or the then current fair market value
of any property retained by Landlord shall be applied by Landlord against (i) the expenses of Landlord for removal, storage or sale of the property; (ii) the arrears of rent or future rent payable under this Lease; and (iii) any other
damages to which Landlord may be entitled hereunder. Landlord may, upon presentation of a third party ownership claim or security interest in abandoned property, turn over such property to the claimant with no liability to Landlord. 

 

	 	f.	Bankruptcy of Tenant: 

 The following shall be Events of Bankruptcy under this
Lease: (i) Tenant’s becoming insolvent, as that term is defined in Title 11 of the United States Code, entitled Bankruptcy, 11 U.S.C. Sec 101 et seq. (the “Bankruptcy Code”), or under the insolvency laws of any State,
District, Commonwealth or 

  
 36 

 
territory of the United States (“Insolvency Laws”): (ii) the appointment of a receiver or custodian for any or all of Tenant’s property or assets, or the institution of
a foreclosure action upon any of Tenant’s real or personal property which is not dismissed within sixty (60) days; (iii) the filing of a voluntary petition under the provisions of the Bankruptcy Code or Insolvency Laws which is either
not dismissed within sixty (60) days of filing, or results in issuance of an order for relief against the debtor, whichever is later; (iv) the filing of an involuntary petition against Tenant as the subject debtor under the Bankruptcy Code
or Insolvency Laws, which is either not dismissed within sixty (60) days of filing, or results in the issuance of an order for relief against the debtor, whichever is later; or (v) Tenant’s making or consenting to an assignment for
the benefit of creditors or a common law composition of creditors. 
 Upon occurrence of an Event of Bankruptcy, Landlord
shall have the right to terminate this Lease by giving written notice to Tenant, provided, however, that this section shall have no effect while a case in which Tenant is the subject debtor under the Bankruptcy Code is pending, unless Tenant or its
Trustee is unable to comply with the provisions below. At all other times this Lease shall automatically cease and terminate, and Tenant shall be immediately obligated to quit the Premises upon the giving of notice pursuant to this section. Any
other notice to quit, or notice of Landlord’s intention to re-enter is hereby expressly waived. 

If Landlord elects to terminate this Lease, everything contained in this Lease on the part of Landlord to be done and performed
shall cease without prejudice, subject, however, to the rights of Landlord to recover from Tenant all rent and any other sums accrued up to the time of termination or recovery of possession by Landlord, whichever is later, and any other monetary
damages or loss of reserved rent sustained by Landlord. 
 Without regard to any action by Landlord as authorized above,
Landlord may at its discretion exercise all the additional provisions set forth below. 
 In the event Tenant becomes the
subject debtor in a case pending under the Bankruptcy Code, Landlord’s right to terminate this Lease pursuant to this section shall be subject to the rights of the Trustee in Bankruptcy to assume or assign this Lease. The Trustee shall not have
the right to assume or assign this Lease unless the Trustee (i) promptly cures all defaults under this Lease, (ii) properly compensates Landlord for monetary damages incurred as a result of such default, and (iii) provides adequate
assurance of future performance on the part of Tenant as debtor in possession or on the part of the assignee Tenant. 
  

	 	g.	Adequate Performance: 

 Landlord and Tenant hereby agree in advance that
adequate assurance of future performance, as used in the preceding subsection, shall mean that all of the following minimum criteria must be met; (i) Tenant must pay its estimated pro rata share of Operating Expenses in advance of the
performance such services, 

  
 37 

 
(ii) the Trustee must agree that Tenant’s business shall be conducted in a first class manner, and that no liquidating sales, auctions, or other
non-first class business operations shall be conducted in the Premises; (iii) the Trustee must agree that the use of the Premises as stated in this Lease will remain unchanged and that no prohibited use
shall be permitted; and (iv) the Trustee must agree that the assumption of this Lease will not violate or affect the right of other tenants in the Project. 

In the event Tenant is unable to (i) cure its defaults, (ii) reimburse Landlord for its monetary damages,
(iii) pay the rent due under this Lease, and all other payments required by Tenant under this Lease on time, or (iv) meet the criteria and obligations imposed above, Tenant agrees in advance that it has not met its burden to provide
adequate assurance of future performance and this Lease may be terminated by Landlord. 
  

	15.3.	Expenses and Legal Fees: 

 If Tenant or Landlord shall be in
breach or default under this Lease, such party (the “Defaulting Party”) shall reimburse the other party (the “Non-defaulting Party”) upon demand for any costs or expenses that
the Non-defaulting Party incurs in connection with any breach or default of the Defaulting Party under this Lease, whether or not suit is commenced or judgment entered. Such costs shall include legal fees and
costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. 
  

	15.4.	Default by Landlord: 

 Landlord shall be in default in the
performance of any obligation required to be performed by Landlord under this Lease if Landlord has failed to perform such obligation within thirty (30) days after the receipt of notice from Tenant specifying in detail Landlord’s failure
to perform; provided, however, that if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, Landlord shall not be deemed in default if it shall commence such performance within
thirty (30) days and thereafter diligently pursues the same to completion. Tenant shall have no rights as a result of any default by Landlord until Tenant gives thirty (30) days notice to any person who has a recorded interest pertaining
to the Building, specifying the nature of the default. Such person shall then have the right to cure such default, and Landlord shall not be deemed in default if such person cures such default within thirty (30) days after receipt of notice of
the default, or within such longer period of time as may reasonably be necessary to cure the default. Tenant shall have no right to any deduction or offset of any kind nor any right to terminate this Lease based upon an uncured default by Landlord
in the performance of Landlord’s obligations under this Lease; provided, however, that Tenant may seek to recover from Landlord an amount representing appropriate actual, compensatory damages for breach of contract based on any such uncured
default by Landlord, but not otherwise. Consistent with Section 18 below, in no event shall either party be permitted to recover consequential, punitive, or exemplary damages from Landlord based on any such uncured default of Landlord, or
otherwise. 

  
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 16. End of Term 
  

	16.1.	Holding Over: 

 This Lease shall terminate without further notice
upon the Expiration Date and any holding over by Tenant after such date shall not constitute a renewal or extension of this Lease or give Tenant any rights under this Lease, except when signed in writing, by both parties. Upon Tenant’s holding
over, Landlord may treat Tenant as a tenant at sufferance only, commencing on the first (1st) day following the termination or expiration of this Lease and subject to all of the terms of this Lease, except that the monthly Base Rent during the hold
over period shall be one hundred fifty percent (150%) of the last monthly rent installment paid prior to such hold over period. 

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 reasonable claims made by any succeeding tenant relating to such failure to surrender. Acceptance by Landlord of rent after the termination shall not
constitute consent to a holdover or result in a renewal of this Lease. 
  

	16.2.	Merger on Termination: 

 The voluntary or other surrender of this
Lease by Tenant, or mutual termination of this Lease, shall terminate any or all existing subleases unless Landlord, at its option, elects in writing to treat the surrender or termination as an assignment to it of any or all subleases affecting the
Premises. 
  

	16.3.	Surrender of Premises and Removal of Property: 

 Upon the
Expiration Date or upon an earlier termination of the Lease, Tenant shall surrender possession of the Premises in the same condition as received or as hereafter may be improved by Landlord or Tenant, reasonable wear and tear excepted, and shall
remove all personal property and debris. Tenant shall repair all damage to the Premises resulting from the removal, which repair shall include the patching and filling of holes and repair of structural damage, leaving the Premises in a broom clean
condition. If Tenant shall fall to comply with the provisions of this Section, Landlord may effect the removal and/or make any repairs, and the reasonable cost shall be additional rent payable by Tenant upon demand. If requested by Landlord, upon
Tenant’s vacation, abandonment or the expiration of this Lease, Tenant shall execute an instrument in writing releasing and quitclaiming to Landlord, all right, title and interest of Tenant in the Premises. 

 

	16.4.	Termination; Advance Payments: 

 Upon termination of this Lease
under Section 12 (Damage or Destruction), Section 13 (Eminent Domain) or any other termination not resulting from Tenant’s default, and after Tenant has vacated the Premises in the manner required by this Lease, an equitable
adjustment shall be made concerning advance rent, and any other advance payments made by Tenant or Landlord. 

  
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 17. 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 Section 1.18. Unless this Lease expressly provides otherwise, as for example in the payment of rent, all payments shall be due and payable within ten (10) days after demand. All payments requiring proration shall be
prorated on the basis of a thirty (30) day month and a three hundred sixty (360) day year. 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 in person to an officer or duly authorized representative of the other party, or may be sent by certified mail or with a nationally recognized overnight carrier to the address set forth in Section 1.18. Either party may, by
written notice to the other, designate a different address. If any notice or other document is sent by mail, it shall be deemed served or delivered when received. 

18. Limitation of Liability 

In the event of any actual or alleged failure, breach or default of this Lease by Landlord, except with respect to indemnity obligations and
to the extent of any insurance policies required hereunder, Tenant’s sole remedy shall be against the Project, its rents, and other assets, it being intended that Landlord shall not be personally liable for any judgment or deficiency. Tenant
agrees that the foregoing provision shall be applicable to any covenant or agreement either expressly contained in this Lease or imposed by statute or at common law. Notwithstanding anything to the contrary contained in this Lease, nothing in this
Lease shall impose any obligations on Tenant or Landlord to be responsible or liable for, and each hereby releases the other from all liability for, consequential damages other than those direct consequential damages incurred by Landlord in
connection with a (a) holdover of the Premises by Tenant after the expiration or earlier termination of this Lease, (b) the contamination of the Premises or Building Common Areas resulting from the presence or use of Hazardous Materials
caused or permitted by Tenant or its employees, agents, contractors or invitees, or (c) any repair, physical construction or improvement work performed by or on behalf of Tenant in the Premises which were in violation of the terms of this Lease
or not approved, in writing, by Landlord. 
 19. Transfer of Landlord’s Interest 

In the event of a transfer of Landlord’s interest in the Premises, including a
“sale-leaseback”, 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 any funds
held by the transferor in which Tenant has an interest, shall be turned over to the transferee, subject to that interest and Tenant shall be notified of the transfer as required by law. No holder of a mortgage and/or deed of trust to which this
Lease is, or may be, subordinate, and no landlord under a “sale-leaseback” shall be responsible in connection with the security deposit, unless the mortgagee or holder of the deed of trust or the
landlord actually receives the security deposit. It is intended that the covenants and obligations contained in this Lease on the part of the Landlord shall be binding on the Landlord, its successors and assigns, only during, and in respect to,
their respective periods of ownership. 

  
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 20. Miscellaneous 

 

	20.1.	Gender and Number: 

 Whenever the context of this Lease requires,
the words “Landlord” and “Tenant” shall include the plural as well as the singular, and words used in neuter, masculine or feminine genders shall include the others. 

 

	20.2.	Headings: 

 The captions and headings of the Sections of this
Lease are for convenience only, and are not a part of this Lease and shall have no effect upon its construction or interpretation. 
  

	20.3.	Joint and Several Liability: 

 If there is more than one Tenant,
the obligations imposed upon Tenant shall be joint and several, and the act of, notice from, or notice or refund to any one or more of them shall be binding on all of them with respect to the tenancy of this Lease, including without limitation, any
renewal, extension, termination, or modification of this Lease. 
  

	20.4.	Successors: 

 Subject to Sections 10 and 19, 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 is intended to grant to any entity other than Landlord and
Tenant and their successors and assigns any rights or remedies under this Lease. 
  

	20.5.	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. 
  

	20.6.	Waiver of Trial by Jury: 

 The respective parties hereby waive
trial by jury in any action, proceeding or counterclaim brought by either of the parties hereto against the other on any matter whatsoever arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant, Tenant’s
use or occupancy of the Premises, or any claim of injury or damage, or the enforcement of any remedy under any statute, emergency or otherwise. 

  
 41 

	20.7.	Recording: 

 Tenant shall not record or file this Lease or any
form of Memorandum of Lease, or any assignment or security document pertaining to this Lease or all or any part of Tenant’s interest therein without the prior written consent of Landlord, which consent may be subject to such conditions as
Landlord shall reasonably deem appropriate. If such consent is granted Tenant will pay all recording fees, costs, taxes and other expenses for the recording. However, upon the request of Landlord, both parties shall execute a memorandum or
“short form” of this Lease for the purposes of recordation in a form customarily used for such purposes. Said memorandum or short form of this Lease shall describe the parties, the Premises and the Lease Term and shall incorporate this
Lease by reference. 
  

	20.8.	Waiver: 

 No waiver of any default or breach of any covenant by
either party hereunder shall be implied from any omission by either party to take action on account of such default if such default persists or is repeated. Landlord’s acceptance of any payment which is less than that required to be paid by
Tenant shall be deemed to have been received only on account of the obligation for which it is paid and shall not be deemed an accord and satisfaction, notwithstanding any provisions to the contrary asserted by Tenant, written on any check or
contained in any transmittal letter. The subsequent acceptance of rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term or covenant hereof, other than the failure of Tenant to pay the particular
rent so accepted, regardless of Landlord’s knowledge of such preceding breach at the time of acceptance of such rent. An express waiver must be in writing and signed by a person with the power to contractually bind Tenant or Landlord. An
express waiver shall affect only the default specified in the waiver, and only for the time and to the extent expressly stated. Waivers by either party of any covenant, term, or condition contained herein shall not be construed as a waiver of any
subsequent breach of the same covenant, term, or condition. 
  

	20.9.	Late Charges: 

 If any installment of rent or any sum due from
Tenant shall not be received by Landlord or Landlord’s designee within three (3) days of when such sum is due then Tenant shall pay to Landlord a late charge equivalent to five percent (5%) of the amount past due, but in no event more than
the legal maximum on such past due amount, plus any reasonable attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay rent and/or other charges when due hereunder. Any late charges shall be added to the next installment
of Base Rent due under the Lease. The parties hereby agree that such late charges represent a fair and reasonable estimate of the cost that Landlord will incur by reason of the late payment by Tenant. 

 

	20.10.	Choice of Law: 

 This Lease shall be construed in accordance with
and governed by the statutes, decisions, and other laws of the State of Nevada. Tenant hereby consents to the personal jurisdiction and venue of any State court of competent jurisdiction located in Clark County, Nevada or Federal court located in
Las Vegas, Nevada and the service of process by any means authorized by any such State or Federal court. 

  
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	20.11.	Independently Provided Services: 

 This Lease is entirely separate
and distinct from and independent of any and all agreements that Tenant may at any time enter into with any third party for the provision of services, which include, but are not limited to, telecommunications, office automation, repair, maintenance
services, computer and photocopying (“Independent Services”) Tenant acknowledges that Landlord has no obligation of any type concerning the provision of Independent Services, and agrees that any cessation or interruption of
Independent Services or any other act or neglect by the third party providing the Independent Services shall not constitute a default or constructive eviction by Landlord. In no event shall Landlord be liable to Tenant for incidental, consequential,
indirect or special damages (including lost profits), which may arise in any way out of a claim concerning Independent Services. 
  

	20.12.	Force Majeure: 

 Landlord shall not be liable for any failure to
comply or delay in complying with its obligations hereunder if such failure or delay is due to acts of God, inability to obtain labor, strikes, lockouts, lack of materials, governmental restrictions, enemy actions, civil commotion, fire, unavoidable
casualty or other similar causes beyond Landlord’s reasonable control (all of which events are herein referred to as force majeure events). It is expressly agreed that Landlord shall not be obliged to settle any strike to avoid a force majeure
event from continuing. 
  

	20.13.	Reimbursement of Expenses: 

 The party which has committed a
breach or default of this Lease shall reimburse the other party, upon demand, for any reasonable expenses incurred by the non-defaulting party in connection with such breach or default. Such expenses shall
include reasonable legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. 
  

	20.14.	Prior Agreements: 

 THIS LEASE CONTAINS THE ENTIRE AGREEMENT OF
THE PARTIES HERETO AND ANY AND ALL ORAL AND WRITTEN AGREEMENTS, UNDERSTANDINGS, REPRESENTATIONS, WARRANTIES, PROMISES AND STATEMENTS OF THE PARTIES HERETO AND THEIR RESPECTIVE OFFICERS, DIRECTORS, PARTNERS, AGENTS AND BROKERS WITH RESPECT TO THE
SUBJECT MATTER OF THIS LEASE AND ANY MATTER COVERED OR MENTIONED IN THIS LEASE SHALL BE MERGED IN THIS LEASE AND NO SUCH PRIOR ORAL OR WRITTEN AGREEMENT, UNDERSTANDING, REPRESENTATION, WARRANTY, PROMISE OR STATEMENT SHALL BE EFFECTIVE OR BINDING FOR
ANY REASON OR PURPOSE UNLESS SPECIFICALLY SET FORTH IN THIS LEASE. NO PROVISION OF THIS LEASE MAY BE AMENDED OR ADDED TO EXCEPT BY AN AGREEMENT IN WRITING SIGNED BY THE PARTIES HERETO OR THEIR RESPECTIVE SUCCESSORS IN INTEREST. THIS LEASE SHALL NOT
BE EFFECTIVE OR BINDING ON ANY PARTY UNTIL FULLY EXECUTED BY BOTH PARTIES HERETO. 

  
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	20.15.	Attorneys’ Fees: 

 If either Landlord or Tenant commences or
engages in, or threatens to commence or engage in, any action or litigation against the other party arising out of or in connection with the Lease, the Premises, the Building, or the Project, including but not limited to, any action for recovery of
any payment owed by either party under the Lease, or to recover possession of the Premises, or for damages for breach of the Lease, the prevailing party shall be entitled to have and recover from the losing party reasonable attorneys’ fees and
other costs incurred in connection with the action and in preparation for said action. This provision shall survive the termination of the Lease. 
  

	20.16.	Consent/Duty to Act Reasonably: 

 Regardless of any references to
the terms “sole” or “absolute” (but except for matters which (i) could have an adverse effect on the structural integrity of the Building Structure, (ii) could have an adverse effect on the Building Systems, or
(iii) could have an effect on the exterior appearance of the Building, whereupon in each such case Landlord’s duty is to act in good faith and in compliance with the Lease), any time the consent of Landlord or Tenant is required, such
consent shall not be unreasonably withheld, conditioned or delayed. Whenever this Lease grants Landlord or Tenant the right to take action, exercise discretion, establish rules and regulations or make allocations or other determinations (other than
decisions to exercise expansion, contraction, cancellation, termination or renewal options), Landlord and Tenant shall act reasonably and in good faith and take no action which might result in the frustration of the reasonable expectations of a
sophisticated tenant or landlord concerning the benefits to be enjoyed under this Lease. 
  

	20.17.	Interest Rate: 

 Any time either Landlord or Tenant is required to
pay interest to the other, the Following shall be the interest rate: the lesser of (i) the rate publicly announced from time to time, by the largest (as measured by deposits) state chartered bank operating in Nevada, as its Prime Rate or its
Reference Rate or other similar benchmark, plus five percent (5%), or (ii) the maximum rate permitted by law. 
  

	20.18.	No Partnership: 

 It is agreed that nothing contained in this
Lease shall be deemed or construed as creating a partnership or joint venture between Landlord and Tenant or between Landlord and any other party, or cause Landlord to be responsible in any way for the debts or obligations of Tenant or any other
party. 
  

	20.19.	Exhibits: 

 The Exhibits, if any, and any schedules or riders
attached to this Lease are incorporated herein by this reference and made a part hereof, and any reference in the body of the Lease or in the Exhibits, schedules, or riders to the Lease shall mean the Lease together with all Exhibits, schedules and
riders. 

  
 44 

	20.20.	Mortgagee Protection: 

 Tenant agrees to send by certified or
registered mall to any first mortgagee or first deed of trust beneficiary of Landlord whose address has been furnished to Tenant, a copy of any notice of default served by Tenant on Landlord. If Landlord fails to cure such default within the time
provided for in this Lease, such mortgagee or beneficiary shall have thirty (30) days, from the date of receipt of such notice, to cure such default; provided that if such default cannot reasonably be cured within that thirty (30) day
period, then such mortgagee or beneficiary shall have such additional time to cure the default as is reasonably necessary under the circumstances. 
  

	20.21.	Master Lease: 

 (a) This Lease is subject and subordinate to a
ground lease (the “Master Lease”), by and between Landlord, as tenant, and County of Clark, a political subdivision of the State of Nevada, as landlord (the “Master Landlord”), and to any renewal, amendment or modification
thereof, and to any mortgage or other encumbrance to which the Master Lease is subject or subordinate, and to all renewals, modifications, consolidations, replacements and extensions thereof. A copy of the Master Lease is attached as Exhibit
“M” to this Lease. Except as specifically modified in this Lease, during the Lease Term Tenant shall be bound by and observe all of the terms and conditions to be observed by Landlord under the Master Lease. Any event resulting in
termination of the Master Lease by its terms or otherwise shall also automatically result in termination of this Lease, except as otherwise provided or contemplated in Section 2.3 (Attornment) of the Master Lease. 

(b) Without limiting the generality of (a) above, Tenant expressly agrees to comply with and be bound by (i) the
Master Landlord’s Airport Rules and Regulations and Operating Directives; (ii) the non-discrimination provisions of Article III of the Master Lease, and (iii) the provisions of the Master Lease
governing operations and conduct at the Premises, which are hereby incorporated into this Lease by this reference. 
 (c)
Without limiting the generality of (a) above, Tenant acknowledges and agrees that this Lease is subject to the attornment provisions of Section 2.3 of the Master Lease. Pursuant to the provisions of such section of the Master Lease,
Section 14.1(b) of this Lease is supplemented by adding the following thereto: 
 If by reason of a default on the part of Landlord as
tenant in the performance of the terms of the provisions of the Master Lease, the Master Lease and the leasehold estate of Landlord as lessee thereunder is terminated by summary proceedings or otherwise in accordance with the terms of the Master
Lease, all sublessees will attorn to Master Landlord and recognize Master Landlord as lessor; provided, however, Master Landlord agrees that so long as such sublessees are not in default, Master Landlord agrees to provide quiet enjoyment to the
sublessees and to be bound by all the terms and conditions of such sublease. 

  
 45 

 (d) Without limiting the generality of (a) above, Tenant further
acknowledges and agrees that Master Landlord must be named as an additional insured on all liability insurance policies maintained by Tenant under the terms of this Lease (per Section 2.12.2.7.4 of the Master Lease). 

(e) As required by the terms of Section 2.9 of the Master Lease, should Tenant cause any improvements to be made to the
Property, Tenant shall cause any contract with any contractor, designer, or other person providing work, labor, or materials to the Property to include the following clause: 

Contractor agrees on behalf of itself, its subcontractors, suppliers and consultants and their employees that there is no legal right to
file a lien upon County-owned property and will not file a mechanic’s lien or otherwise assert any claim against County’s real estate or any County’s leasehold interest on account of any work
done, labor performed or materials furnished under this contract. Contractor agrees to indemnify, defend and hold the County and Landlord harmless from any liens filed upon the County’s property and County’s leasehold interest and shall
promptly take all necessary legal action to ensure the removal of any such lien at Contractor’s sole cost. 
  

	20.22.	Counterparts. 

 This Agreement may be executed in multiple
counterparts, each of which shall be deemed an original, but all of which, together, shall constitute but one and the same instrument. 
 IN WITNESS
WHEREOF, the parties have executed this Agreement as of the date first above written. 
 [Signatures on Following Page] 

  
 46 

									
	LANDLORD:	 		 	TENANT:
			
	 BELTWAY BUSINESS PARK OFFICE NO. I, LLC

a Nevada limited liability company
	 		 	 SWITCH COMMUNICATION GROUP L.L.C.,

a Nevada limited liability company

			
	MANAGER:	 		 	
	 Majestic Beltway Office Buildings, LLC,

a Delaware limited liability company
	 		 	By:	 	/s/ Rob Roy
				
		 		 	Its:	 	Chief Executive Officer
	 Majestic Realty Co., a California corporation,

Manager’s Agent
	 		 		 	
					
	By:      	 	/s/ [Illegible]	 		 		 	
					
	Its:	 	 	 		 		 	
					
	By:	 	 	 		 		 	
					
	Its:	 	 	 		 		 	
				
	 MANAGER:
	 		 		 	
	 Thomas & Mack Beltway, LLC a Nevada

limited liability company
	 		 		 	
					
	By:	 	/s/ Thomas A. Thomas	 		 		 	
	Its:	 	Thomas A. Thomas, Manager	 		 		 	

  
 47 

 Lease Exhibits 
  

			
	EXHIBIT A-1	  	PROJECT
		
	EXHIBIT A-2	  	COMPLEX
		
	EXHIBIT A-3	  	BUILDING
		
	EXHIBIT B	  	PREMISES
		
	EXHIBIT C	  	TENANT IMPROVEMENT PROCESS AND PROCEDURE
		
	EXHIBIT D	  	RULES AND REGULATIONS
		
	EXHIBIT E	  	MASTER SIGN PLAN
		
	EXHIBIT F	  	PARKING
		
	EXHIBIT G	  	SUITE LICENSE AGREEMENT
		
	EXHIBIT H	  	INTENTIONALL OMITTED
		
	EXHIBIT I	  	RENEWAL OPTIONS
		
	EXHIBIT J	  	INTENTIONALL OMITTED
		
	EXHIBIT K	  	INTENTIONALL OMITTED
		
	EXHIBIT L	  	SUBORDINATION AND NON-DISTURBANCE AGREEMENT
		
	EXHIBIT M	  	MASTER LEASE

 Exhibit A-1 

PROJECT 
 (See attached)

 

 

  
 2 

 Exhibit A-2 

COMPLEX 
 (See attached)

  
 3 

 EXHIBIT A-2 

COMPLEX 
  

 

 EXHIBIT A-3 

BUILDING 
 (See
attached) 

  
 5 

 EXHIBIT A-3 BUILDING 

 
 

 

  
 7 

 EXHIBIT B 

PREMISES FLOOR PLAN 

(TO BE INSERTED) 

  
 8 

 EXHIBIT B – PREMISES 

 
 

 

  
 9 

 EXHIBIT C 

TENANT IMPROVEMENT PROCESS AND PROCEDURE 

Should Tenant make any alterations, improvements or additions to the Premises, Tenant shall comply with the following: 

 

	1.	General 

  

	 	1.1	Notice of Non-Responsibility/Notice of Posted Security. 

Landlord, at its option, may prepare, in a manner required by law, a Notice of Non-Responsibility.
Landlord shall be allowed to post, in a conspicuous location on the Premises, a Notice of Non-Responsibility for the benefit of Landlord. Tenant’s Contractor shall maintain the posted notice throughout
the construction. 
 Tenant shall (and shall cause Tenant’s Contractor) also fully comply with Nevada Revised Statutes Section 108.
Any failure to comply with such Statute shall constitute a material breach of the Lease. 
  

	 	1.3	Tenant’s Selection of Contractors 

 Tenant’s Contractor (“Tenant’s
Contractor”) shall provide evidence that: (i) it/he/she is licensed with the State of Nevada, (ii) it/he/she is bonded, to the satisfaction of the Landlord, and (iii) it/he/she has at least 5 years previous experience in the
construction of commercial improvements. Any contractor (including Tenant’s Contractor) must be agreed upon by both the Tenant and Landlord and said agreement shall not be unreasonably withheld by Landlord. 

Tenant’ Contractors and sub-contractors need not be members of any trade unions. 

 

	 	1.5	Right to Inspect 

 Landlord shall have the right, upon reasonable notice to Tenant, to
inspect the Tenant’s Work. Landlord’s inspection of the Tenant’s Work shall be for its sole purpose and shall not imply Landlord’s review of the same for quality, design, code compliance or other like matters and Landlord shall
have no liability in connection therewith nor shall Landlord be responsible for omissions or errors. 
  

	 	1.6	Substantial Completion 

 The term “Substantially Complete” or
“Substantial Completion” as used in the Lease, the attached Exhibits or this Exhibit C shall mean: (i) Tenant has performed all of Tenant’s Work as required in this Exhibit C (Punch List items excepted), and (ii) if
applicable/required, Tenant has obtained a Certificate of Occupancy or its equivalent. 

	2.	Improvement Design and Construction 

 Tenant’s architect (“Architect”) and
engineers (“Engineer(s)”) shall provide evidence that: (i) it/he/she/they are licensed with the State of Nevada, (ii) it/he/she/they are bonded, to the satisfaction of the Landlord, and (iii) it/he/she/they have at
least 5 years previous experience in the construction of commercial improvements. Landlord and Tenant must mutually agree upon the Engineer(s) and Architect designated to prepare the Space Plan and the Construction Drawings. 

Tenant’s representatives for the Tenant Improvement construction process shall be designated in writing, including a primary and a secondary contact.
Tenant’s representatives shall have the authority to make binding commitments on behalf of the Tenant. 
  

	 	2.1	Scheduling 

 Tenant’s Contractor shall prepare a schedule in a day/week and month format that will
identify the start and completion dates for each of the trades and phases of work in the tenant improvement process. 
  

	 	2.2	Construction Drawings 

 Tenant shall be responsible for the drafting, permitting and completion of all
plans and drawings associated with the construction of the Tenant Improvements. The plans and drawings to be prepared by the Architect and Engineers, including without limitation the architectural, mechanical, plumbing and electrical drawings shall
be collectively known as the “Construction Drawings”. All Construction Drawings shall be subject to Landlord’s approval provided, however, that Landlord may withhold its approval in its sole discretion (including but not
limited to Landlord’s determination that that the proposed improvements: (i) do not comply with Landlord’s Building standards for materials, design parameters for MEP systems and compatibility with the fire life safety systems,
(ii) adversely affect the structural elements of the Building, (iii) do not match well with Common Area finishes, or (iv) tax the Building’s systems beyond the specifications allowed by Landlord. If Landlord so objects, then
Tenant shall submit revised Design intent Drawings to Landlord as soon as reasonably possible after objection and Landlord shall approve or disapprove in accordance with the same procedures. Tenant shall obtain all necessary permits and licenses
required in connection with Tenant’s Work, and shall cause all Tenant’s Work to be completed in accordance with applicable laws. Tenant shall pay all cost of Tenant’s Work (subject to reimbursement in accordance with Section 1.1
hereof) and shall otherwise comply with those provisions of the Lease pertaining to mechanics’ liens. The reviews and revisions of the Construction Drawings shall be performed in good faith by both parties. Landlord’s review of the
Construction Drawings shall be for its sole purpose and shall not imply Landlord’s review of the same for quality, design, code compliance or other like matters and Landlord shall have no liability in connection therewith nor shall Landlord be
responsible for omissions or errors contained within such drawings or documents. Upon completion of the Construction Drawings, application should be made to the appropriate building department for a building permit by Tenant. 

  
 2 

	 	2.3	Construction Drawing Details 

 The Construction Drawings shall be prepared as required by: (i) all
government agencies having jurisdiction over the Tenant improvement construction, and (ii) Landlord’s building standards as prepared by Landlord, from time to time. 
  

	 	2.4	Architecture & Engineering 

 The Architect, Engineers, and Tenant’s Contractor for the
construction of the Tenant improvements shall be under contract with the Tenant. Landlord’s execution of the Lease authorizes the Tenant to proceed with the design and engineering of the Tenant Improvements. Landlord’s approval of the
Construction Drawings authorizes Tenant to commence with the construction of the Tenant improvements. 
  

	 	2.5	Construction & Change Orders 

 Tenant may authorize changes to the Construction Documents
without Landlord’s consent or approval unless the change: (i) materially adversely affects the structural elements of the Building or the Building systems; (ii) describes a floor plan substantially different from that previously
approved by Landlord; (iii) does not comply with applicable laws, (iv) changes Building standard materials, or (v) affects the mechanical or electrical plan of the Premises/Building. If Landlord’s approval or consent is required
under this Section, such approval or consent will not be unreasonably withheld, delayed or conditioned, and is deemed given if not refused by Landlord within five (5) days after receipt of Tenant’ request for the same. (“Change
Orders”) Tenant shall submit to Landlord’s representative the plans and specifications for such Changes Orders. 
  

	 	2.6	Close-out & Punch List 

 Prior to the completion of
Tenant’s Work, the Landlord’s representative and the Tenant will jointly inspect such work prior to Tenant’s occupancy. Based on this inspection, Landlord’s representative and the Tenant will jointly prepare a formal list of
construction deficiencies (“Punchlist”). Tenant’s contractor shall have thirty (30) days after Substantial Completion to complete the Punchlist (or such longer time if reasonably necessary to complete any applicable
Punchlist item). Once the work itemized in the Punchlist has been performed in a commercially acceptable manner and all lien releases have been received by Landlord, Tenant’s Work and its contractor’s work shall be complete. Landlord shall
have the right to correct Punchlist items not corrected by the Tenant within 30 days and receive immediate payment from Tenant therefore. 
  

	3.	Work Rules 

 Tenant shall be responsible for compliance with Landlord’s commercially reasonable
rules and regulations regarding Tenant improvement construction (Including but not limited to Landlord’s Requirements for Tenant-Managed Alteration or Tenant Improvement Projects, Tenant Improvements Construction Rules and Regulations,
Indemnification and Hold Harmless Agreement and Right of Entry). 
 All terms used herein and not otherwise defined shall have the same
meaning as given to them in the Lease. 

  
 3 

 EXHIBIT D 

RULES AND REGULATIONS 
  

	1.00	BUILDING & PREMISES 

 1.01 Industrial and Commercial Use:
The Premises shall be used for commercial purposes permitted under the applicable government laws, statutes and ordinances and for no other use. 

1.02 Offensive Conduct - Nuisance: Tenants, contractors, agents and guests accessing the Project or Premises shall
conform to all applicable laws, statutes and ordinances, and no noxious or offensive activities shall be carried on, upon or within the Project. Any obstruction of common access areas is hereby deemed to be a nuisance and is prohibited except for
reasonable periods in connection with repairs to the driveway, parking, walkway and common access areas. Objects which create or emit loud noise, vibrations or obnoxious odors shall not be located, used or placed on any portion of the Project other
than temporarily for landscape, driveway, parking, walkway or building maintenance. No Tenant shall permit or cause anything to be done or kept on its Premises which may increase the rate or cause the cancellation of insurance because of the
dangerous or volatile nature of such activity or substance. The Landlord shall be entitled, but shall not be obligated, to take any action to abate an unlawful nuisance, including without limitation the right to enter into a Premises or Building to
exercise the abatement of the unlawful nuisance. 
 1.03 Vehicular Maintenance: No person shall conduct repairs,
restorations, or painting of any motor vehicle, boat, trailer, aircraft or other vehicle upon any portion of the parking areas except wholly within an enclosed building. 

1.04 Antenna, External Fixtures, Etc.: No television or radio poles, antennae, flag poles, clotheslines or other external
fixtures other than those originally installed by Landlord or approved by the Landlord and any replacements thereof, shall be constructed, erected or maintained on or within the Premises or Building. 

1.05 Animals: No animals, reptiles, rodents, livestock or poultry shall be kept in any Premises or elsewhere within the
Building, without the express written consent of the Landlord. 
 1.06 No Storage or Living Use of Recreational
Vehicles: No boat, truck, trailer, camper, recreational vehicle or tent shall be stored on the parking area or used as a living area. 

1.07 Trash Disposal: Trash, garbage, or other waste shall be kept only in sanitary containers in the enclosures provided.
No Tenant shall permit or cause any trash or refuse to be kept on any portion of the Building other than in the receptacles customarily used therefor, and placed or maintained as required by Landlord. 

1.08 Exterior Alterations: No Tenant shall, at its expense or otherwise, make any alterations or modifications to the
exterior of the buildings, parking areas, drainage, fences, railings or walls situated within the Project without the prior written consent of the Landlord and approval by the County. 

  
 1 

 1.09 Parking Restrictions: No parking shall be permitted which may obstruct
free traffic flow within the Project, constitute a nuisance, or otherwise create a safety hazard. Provided the requirements are not violated, construction activity shall be exempt from this section where applicable. The Landlord is hereby empowered
to established “no parking” areas within the Project as well as to enforce parking limitations through its officers and agents by all means lawful for such enforcement on private drives, including the removal of any violating vehicle. 

1.10 Building Maintenance: Each Tenant shall be responsible for maintaining its Premises, including the equipment and
fixtures therein and the interior walls, ceiling, private restrooms contained within the Premises (if any), windows and doors thereof, in a first class, clean, sanitary, workable and attractive condition. Tenant shall have complete discretion as to
the choice of furniture, furnishings, and interior decorating; provided that: 
 a) Windows may only be covered by Building Standard blinds,
unless otherwise approved by Landlord and may not be painted or covered by foil, cardboard, or other similar materials. Each Tenant shall be responsible for repair, replacement and cleaning of the interior windows and glass of its Premises. 

b) Decoration of the exterior of the doors to the Premises shall be of uniform design to be adopted and approved by the Landlord. 

1.11 Signs: The Landlord shall have the right to reasonably approve all signs posted within the Project, including signs
on the Building as set forth in Exhibit E. Tenant shall not permit or cause any sign advertising a person, firm, company, or corporation which does not operate, conduct a business, or sell products on such Premises to be constructed, installed, or
maintained on such Premises. Landlord, its agents, or contractors may use signs of a size, design and location as determined by the Landlord for the purposes of developing, constructing, marketing and improving the Building Area. 

1.12 Storage and Loading Areas: No materials, trash, supplies or equipment shall be stored on the Premises
except inside a closed building, or behind a visual barrier screening such areas from the view of adjoining properties and/or private streets subject to the approval of the Landlord; provided, however, that this provision shall not apply during the
course of construction of a building. 
 1.13 Soliciting: Canvassing, soliciting and peddling in the Building
Area are prohibited. 
  

	2.00	RECIPROCAL EASEMENTS 

 2.01 Premises Included: Certain Premises,
located within the Building, because of unique characteristics regarding the relationship of each of these Premises to the other shall provide for reciprocal surface access and reciprocal subsurface utility access on and under the affected Premises.

 2.02 Reciprocal Surface Access Easements: Each Tenant of the affected Premises, does covenant for itself and its
successors, a nonexclusive reciprocal surface access easement through the Premises for the purpose of providing on-going maintenance and utility maintenance and repair. 

  
 2 

 2.03 Reciprocal Subsurface Utility Easements: Each Tenant of the affected
Premise does covenant for itself and its successors, a nonexclusive reciprocal subsurface easement beneath Premises for the placement and repair of subsurface utility lines (“Utilities”) servicing all or some of the Building. Utilities may
include, without limitation: water, sanitary sewer, and storm drainage lines; electrical, gas, fiber optic, telephone or cable TV lines or conduit. Subsurface access for repair, replacement and modification of Utilities is reciprocal from one
Premise to another and permits continuous access to authorized personnel serving such Utilities. 
  

	3.00	BUILDING 

 3.01 Except for normal wall hangings and office decorations, Tenant
shall not mark, paint, drill into, cut, string wires within, or in any way deface any part of the Building or Premises, without the prior written consent of Landlord. Upon removal of any wall decorations or installments or floor coverings by Tenant,
any damage to the walls or floors shall be repaired by Tenant at Tenant’s sole cost and expense. Tenant shall not lay linoleum or similar floor coverings so that the same shall come into direct contact with the concrete floor of the Premises
and , if linoleum or other similar floor covering is to be used, an interlining of builder’s deadening felt shall be first affixed to the floor with a water soluble paste or glue. The use of cement or other similar adhesive material is
expressly prohibited. Floor distribution boxes for electric and telephone wires must remain accessible at all times. 
 3.02 Tenant
shall not install or permit the installation of any awnings, shades, mylar films or sunfilters on windows. Tenant shall not obstruct, alter or in any way impair the efficient operation of Landlord’s heating, ventilating, air conditioning,
electrical, fire, safety or lighting systems. 
 3.03 Tenant shall, upon the termination of its tenancy, provide Landlord with the
combinations to all combination locks on safes, safe cabinets and vaults and deliver to Landlord all keys to the Building and all interior doors, cabinets, and other key-controlled mechanisms therein, whether
or not such keys were furnished to Tenant by Landlord. 
 3.04 These Rules and Regulations are in addition to, and shall not be
construed to in any way modify or amend, in whole or in part, the agreements, covenants, conditions and provisions of any lease of Premises in the Building. 

  
 3 

 EXHIBIT E 

MASTER SIGN PLAN 
 SIGNAGE STANDARDS

 A. GENERAL REQUIREMENTS: 
  

	1.	All sign plans and installation permits shall be reviewed and approved in writing by the Landlord for conformity with this Master Sign Plan and the Building’s architecture prior to installation. All signs are to be
installed under the direction of the Landlord’s superintendent or representative. 

  

	2.	All signage costs, including without limitation, the design, permitting, fabrication and the installation shall be the sole responsibility of the Tenant. 

 

	3.	No projections beyond the “Signage Area” will be permitted. The Signage Area is established by the Building’s architect and approved by Landlord on a building-by-building basis. 

  

	4.	Except as provided herein, no advertising placards, banners, pennants, name insignia, trademarks or other identification or advertising material shall be affixed or maintained upon the Building’s glass, exterior
panels, parapets, doors or parking structures. 

  

	5.	All signage design, manufacture and installation shall comply with all applicable codes and ordinances. 

  

	6.	Signs shall be composed of individual lettering. Logos will be considered on a case by case basis. 

 B.
GENERAL CONSTRUCTION REQUIREMENTS: 
  

	1.	Tenant shall be solely responsible for Tenant’s sign contractor. 

  

	2.	Tenant’s sign contractor shall execute Landlord’s Right of Entry Agreement prior to installation of signage. 

  

	3.	Tenant’s sign contractor shall repair any damage to any portion of the Building or Project caused by its work. 

  

	4.	All penetrations of the Building required for sign installation shall be sealed in a water tight condition and shall be patched to match the surrounding Building. 

 

	5.	No sign maker’s label or other identification will be permitted on an exposed surface of the sign, except for those required by ordinance, which shall be placed in an inconspicuous location. 

  
 1 

 C. SIGN CONTRACTOR GENERAL REQUIREMENTS: 

 

	1.	Tenant shall use a Landlord approved and Nevada licensed contractor to manufacture and install signage. 

  

	2.	After approval, no substitutes will be accepted unless indicated in the specifications and approved by the Landlord. 

  

	3.	Prior to acceptance each sign unit will be inspected for conformity with approved plans. Any signs found not in conformity will be rejected and removed at the Tenant’s expense. 

 

	4.	Signs shall be guaranteed for 90 days against defects in material and workmanship. Defective parts shall be replaced without charge by contractor. 

 

	5.	Sign company shall carry workman’s compensation and public liability insurance against all damage suffered or done to any and all persons and/or property while engaged in the construction or erection of signs in
the amount of $2,000,000 per occurrence. 

  
 2 

 EXHIBIT F 

PARKING 
 During the term of the Lease,
Landlord shall provide the parking spaces set for in Section 1.9 of the Lease, for use by Tenant’s employees and customers. The rules and regulations governing the use of these spaces are contained in Exhibit D. 

Tenant shall not use more parking spaces than said number, or any spaces (a) which have been specifically assigned by Landlord to other tenants or for
such other uses as visitor parking or, (b) which have been designated by governmental entities of competent jurisdiction as being restricted to certain uses. Landlord reserves the right to erect such security and access and egress control
devices as it may reasonably deem to be appropriate (including, without limitation card controlled gates) and Tenant agrees to cooperate fully with Landlord in such matters. 

Tenant shall not knowingly permit or allow any vehicles that belong to or are controlled by Tenant or Tenant’s employees, suppliers, shippers, customers,
or invitees to be loaded, unloaded, or parked in areas other than those designated by Landlord for such activities. If Tenant permits or allows any of such prohibited activities, then Landlord shall have the right, without notice, in addition to
such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Tenant, which cost shall be immediately payable upon demand by Landlord. 

  
 1 

 EXHIBIT G 

SUITE LICENSE AGREEMENT 

(See Attached) 

 EXHIBIT H 

INTENTIONALLY OMITTED 

 EXHIBIT I 

RENEWAL OPTIONS 
 Tenant
shall have the right to extend the Initial Term of the Lease for two (2) additional terms of thirty-six (36) months each (“Renewal Option”). If immediately prior to the expiration of the
operative term this Lease shall be in full force and effect, and if written notice of Tenant’s intent to exercise a Renewal Option is given to Landlord not more than one hundred and fifty (150) days nor less than one hundred and twenty
(120) days prior to the expiration of the then operative term, the giving of such notice by Tenant shall be effective to extend the term of the Lease for the applicable Renewal Option without the necessity for execution of any further
instrument by either party. If Tenant fails to deliver written notice of its intent to exercise a Renewal Option within the proscribed time period, such Renewal Option and any succeeding Renewal Option(s) shall lapse, and there shall be no further
right to extend the term of the Lease. Each Renewal Option shall be exercisable by Tenant on the condition that (a) at the time of the exercise, and at all times prior to the commencement of such Renewal Option, Tenant shall not be in default
under any provision of the Lease, and (b) Tenant has not been ten (10) or more days late in the payment of rent more than a total of three (3) times during its prior tenancy. Tenant’s occupancy during a Renewal Option shall be
under the same covenants, agreements, terms, provisions and conditions as are contained herein for the Initial Term, except the Base Rent shall be adjusted as follows. On the first day of the Renewal Option and on each twelve-month anniversary
thereafter, the Base Rent shall be increased by the Base Rent Adjustment set forth in Section 1.12 of the Lease. 
 The Renewal
Option(s) are personal to Tenant or to a Tenant Affiliate (see Section 10.1.a.). If Tenant subleases any portion of the Premises or assigns or otherwise transfers any interest under this Lease to an entity other than a Tenant Affiliate
(a) prior to the exercise of a Renewal Option (whether with or without Landlord’s consent), or (b) after Tenant’s notice to Landlord of its intent to exercise a Renewal Option but prior to the commencement of such Option, then
such Renewal Option and any succeeding Renewal Options shall lapse. 

  
 1 

 EXHIBIT J 

INTENTIONALLY OMITTED 

EXHIBIT K 
 INTENTIONALLY
OMITTED 

 EXHIBIT L 
  

									
	WHEN RECORDED, RETURN TO:	  		  		  		  	
	 	  		  		  		  	
	 	  		  		  		  	
	 	  		  		  		  	
	 	  		  		  		  	

 SUBORDINATION, NON-DISTURBANCE 

AND ATTORNMENT AGREEMENT 

THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT (this “Agreement”) is made and entered into as of
                    , 20        , by and between
                                        ,
a(n)
                                        
(“Lender”) and
                                        ,
a(n)                                  (“Tenant”). 

Recitals 
 This Agreement
is made with respect to the following facts: 
 A. Pursuant to a Loan Agreement dated as of
                    , 20         (the “Loan Agreement”) entered into among
                    , a
                    ,
and                        , a
                    , the Lenders made a loan to Landlord (the “Loan”). 

B. The loan is secured by a Deed of Trust, Security Agreement, Assignment of Leases, Rents and Profits, Financing Statement and Fixture Filing
(the “Deed of Trust”) which was recorded in the Official Records of Clark County, Nevada, as Instrument No.                     ,
encumbers certain real property owned by Landlord located in Clark County, Nevada, and more particularly described in the Deed of Trust (the “Property”). 

C. Lender is the holder of 100% of the rights or has purchased the Loan and succeeded to 100% of the rights of the Landlord under the Loan
Agreement, the Deed of Trust and the other documents evidenced the Loan pursuant to, (i) an Assignment of Loan Documents dated
                    , and (ii) and Assignment of Beneficial Interest under Deed of Trust and under Assignment of Leases and Rents
recorded in the Official Records of Clark County, Nevada, on                     , as Instrument No
                    . 
 D.
Pursuant to a Lease Agreement dated
                                        
between
                                         
                       , (“Landlord”), and Tenant (the “Lease”), Landlord leased to Tenant [a portion of] the
Property consisting of approximately                      rentable square feet of office space commonly known as
                                        ,
as more particularly described in the Lease as the “Premises”. 
 E. Lender and Tenant now desire to clarify their respective
rights with respect to the Premises, to confirm the right of Tenant to quiet and peaceable possession of the Premises under the Lease, and to further define the terms, covenants and conditions precedent to such right of quiet and peaceable
possession. 

  
 1 

 Agreement 

NOW, THEREFORE, in consideration of the mutual covenants and undertakings contained herein, and for other good and valuable consideration, the
receipt and adequacy of which are hereby acknowledged, and intending to be legally bound hereby, the parties hereto hereby agree as follows: 

1. The recitals set forth above are incorporated herein by reference. 

2. Tenant covenants and agrees that the Lease now is and at all times shall continue to be subject and subordinate in each and every respect
to the lien of the Deed of Trust, to the full extent of the principal, interest and other sums secured thereby. Tenant, upon request, shall execute and deliver any certificate or other instrument whether or not in recordable form which Lender
reasonably may request to confirm such subordination. 
 3. As long as Tenant is in compliance with the terms of this Agreement and is not
in default in the performance of its obligations under the Lease, which default remains uncured beyond the expiration of any applicable grace or cure periods, (i) Lender shall not name Tenant as a party defendant in any action for foreclosure
or other enforcement of the Deed of Trust (unless required by law), nor shall the Lease be terminated by Lender in connection with, or by reason of, foreclosure or other proceedings for the enforcement of the Deed of Trust, or by reason of a
transfer of the Landlord’s interest under the Lease pursuant to the taking of a deed or assignment in lieu of foreclosure (or similar device), and in such event the Lease shall remain in full force and effect as a direct lease between Tenant
and any person, including without limitation Lender, acquiring or succeeded to the interests of Landlord as a result of any such action or proceeding (hereinafter referred to as a “Successor”) and (ii) Tenant’s use or possession
of the Premises shall not be interfered with by Lender or anyone acting by or through Lender. 
 4. If any portion of the Property affected
by the Lease is damaged by an insured casualty or if any portion of the Property affected by the Lease is taken under the power of eminent domain, or sold under the threat of the exercise of said power, then Lender agrees that insurance or
condemnation proceeds otherwise payable to Lender as a result thereof shall be made available to Landlord to repair and/or restore the Property. 

5. If the interest of Landlord under the lease shall be transferred by reason of foreclosure or other proceedings for enforcement of the Deed
of Trust or the obligations which it secures or pursuant to a taking of a deed or assignment in lieu of foreclosure (or similar device), Tenant shall be bound to the Successor and the Successor shall be bound to Tenant under all terms, covenants and
conditions of the Lease for the unexpired balance of the term thereof remaining (and any extensions, if exercised), with the same force and effect as if the Successor were the landlord, and Tenant does hereby (i) agree to attorn to the
Successor, including lender if it be the Successor, as its landlord, (ii) affirm its obligation under the Lease and (iii) agree to make payments of all sums due under the Lease to the Successor, said attornment, affirmation and agreement
to be effective and self-operative without the execution of any further instruments, upon the Successor succeeding to the interest of Landlord under the Lease. 

6. Tenant agrees that this Agreement satisfies any condition or requirement in the Lease relating to the granting of a non-disturbance agreement with respect to the Deed of Trust. Tenant further agrees that in the event there is any inconsistency between the terms and provisions hereof and the terms and provisions of the Lease
dealing with non-disturbance, the terms and provisions hereof shall be controlling. 

  
 2 

 7. This Agreement may not be modified except by an agreement in writing signed by the parties or
their respective successors-in-interest. This Agreement shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assigns.

 8. Nothing contained in this Agreement shall in any way impair or affect the lien created by the Deed of Trust, except as specifically
set forth herein. 
 9. If either party hereto shall bring suit to enforce the terms and provisions hereof or to recover damages for breach,
the prevailing party shall be entitled to recover from the other party all reasonable costs, expenses and attorneys’ fees incurred in connection with the exercise by the prevailing party of its rights and remedies hereunder. The amount of the
attorneys’ fees is to be affixed by the court without a jury. For the purpose of this paragraph, the term “prevailing party” shall mean, in the case of the claimant, one who is successful in obtaining substantially all of the relief
sought, and in the case of the defendant or respondent, one who is successful in denying substantially all of the relief sought by the claimant. 

10. This Agreement may be executed in one or more counterparts, each of which when taken together shall constitute one and the same
instrument. This Agreement has been executed in the State of Nevada, and the laws of the State of Nevada shall govern its construction, performance and terms. This Agreement shall be construed according to its plain meaning and shall not be strictly
construed either for or against any party hereto. Either party hereto may record this document in the official records of the county in which the Property is located. 

 

					
	LENDER:	 		 	
	 	 	 	 	,
	a(n)	 	 	 	
	By:	 	 	 	
	Name:	 	 	 	
	Title:	 	 	 	
		
	TENANT:	 	
	 	 	,
	a(n)	 	 	 	
	By:	 	 	 	
	Name:	 	 	 	
	Title:	 	 	 	

  
 3 

							
	STATE OF NEVADA	  	)	  		  	
		  	)ss.	  		  	
	County of Clark	  	)	  		  	

 The foregoing instrument was acknowledged before me this
                 day of                    ,
20        , by
                                         
               
the                                        
     of
                                         
                   , on behalf of such
                                         
       . 
  

			
	Notary Public

  

									
	My Commission Expires:	  		  		  		  	
	 	  		  		  		  	

  

							
	STATE OF NEVADA	  	)	  		  	
		  	)ss.	  		  	
	County of Clark	  	)	  		  	

 The foregoing instrument was acknowledged before me
this                 day of                     ,
20        , by
                                         
                the
                                         
    of
                                         
                   , on behalf of such
                                         
       . 
  

			
	Notary Public

  

									
	My Commission Expires:	  		  		  		  	
	 	  		  		  		  	

  
 4 

 EXHIBIT M 

MASTER LEASE 
 (See
attached) 

 LEASE AGREEMENT 

THIS LEASE AGREEMENT (hereinafter referred to as “Agreement”) entered into this
18th day of November 2003, by and between the COUNTY OF CLARK, a political subdivision of the State of Nevada (hereinafter referred to as “County”) and BELTWAY BUSINESS PARK OFFICE
NO. 1, LLC, a Nevada limited liability company authorized to do business in the State of Nevada (hereinafter referred to as “Company”). 

W I T N E S S E T H: 

WHEREAS, County is the owner and operator of McCarran International Airport (hereinafter referred to as “Airport”) and wishes to
develop and construct retail/office/warehouse facilities (hereinafter referred to as “Commercial Facilities”) on property owned by Clark County within the Cooperative Management Area (CMA) and controlled by the Airport to ensure that
development of the property is compatible with Airport uses; and 
 WHEREAS, it is for the benefit of the County to more efficiently and
economically manage its Airport-controlled property to include such Commercial Facilities; and 
 WHEREAS, Company is engaged in the
business of developing, constructing, maintaining, leasing and operating such Commercial Facilities; and 
 WHEREAS, County is willing and
Company desires to enter a Lease Agreement for such Commercial Facilities operation: 
 NOW, THEREFORE, for and in consideration of the
agreements, covenants and conditions herein, County and Company agree as follows: 
 ARTICLE I 

 

	1.1	DEFINITIONS 

  

	 	1.1.1	The term “Airport,” whenever used herein, means the McCarran International Airport and all property located within its general environs at the date of execution of this Agreement or at any future date during
the term hereof. 

  

	 	1.1.2	The term “Airport Environs Map,” means the McCarran International Airport Environs Overlay District map, prepared by the Department of Aviation and dated April 16, 1998, or any subsequent version of such
maps as may be updated from time to time by the Department of Aviation. 

  

	 	1.1.3	The term “Approval Date” means the date upon which this Agreement is approved by the Board of County Commissioners. 

  

	 	1.1.4	The term “Approved Budget,” whenever used herein, means the annual written budget prepared by Company and approved by the County’s Designated Representative (“CDR”) pursuant to the procedure set
forth in Section 1.6 entitled BUDGET APPROVAL. 

  
 1 

	 	1.1.5	The term “Assignee,” whenever used herein, means the purchaser or any heir, successor, or assign of Lender, approved by the County subsequent to a sale or assignment as defined in Section 2.19 entitled
FINANCING. 

  

	 	1.1.6	The term “Capital Improvement Expenditures,” whenever used herein, means the expenses of a capital nature associated with the Commercial Facilities which exceed those set forth in the Approved Budget. Such
expenses will require prior written approval of the County’s Designated Representative. 

  

	 	1.1.7	The term “County’s Designated Representative (hereinafter referred to as ‘CDR’),” whenever used herein, means the Director of the Clark County Department of Aviation of the Clark County Airport
System, or designee, acting on behalf of the County. 

  

	 	1.1.8	The term “Commence Construction”, whenever used herein, means commencing construction of the Commercial Facilities on the Premises by Company causing its construction contractor to obtain occupancy and control
the area and to begin actual construction of the Commercial Facilities. The term shall not include any site preparation or off-site work related to the Premises. 

 

	 	1.1.9	The term “Commercial Facilities,” whenever used herein, means the retail/office/warehouse improvements owned by Company and constructed on the Premises in accordance with the terms and conditions of this
Agreement. 

  

	 	1.1.10	The term “Company,” whenever used herein, means BELTWAY BUSINESS PARK OFFICE NO. 1, LLC, a Nevada limited liability company, entering into this Agreement as the developer and operator of the Commercial
Facilities on the Premises as described herein. 

  

	 	1.1.11	The term “Cooperative Management Area” or “CMA,” whenever used herein, means the land area included within the Airport 60 and above day-night average decibel
level (“LDN”) noise contours, as defined in The 1992 Interim Cooperative Management Agreement (“CMA Agreement”) between the U.S. Department of Interior’s Bureau of Land Management (“BLM”) and County (attached
hereto as Exhibit “A” and incorporated herein). Only land uses defined in the CMA Agreement as compatible with aircraft operations will be permitted on County-owned parcels within the CMA that were
acquired by County under the terms of Southern Nevada Public Land Management Act of 1998 (attached hereto as Exhibit “B” and incorporated herein). 

  

	 	1.1.12	The term “County,” whenever used herein, means Clark County, Nevada, as represented by the Clark County Board of Commissioners and where this Agreement speaks of “Approval by County,” such approval
means action by the Clark County Board of Commissioners. 

  

	 	1.1.13	The term “CC&Rs,” whenever used herein, means the Covenants, Conditions and Restrictions developed by the Company and approved by the CDR for Sublessees and Tenants which will include, but not be limited
to, specific guidelines for uses of the Premises. 

  
 2 

	 	1.1.14	The term “Debt Service,” whenever used herein, means the Company’s payment of principal and interest for construction and/or permanent financing for Commercial Facilities. 

All financing for Commercial Facilities shall include any fees, including loan points, fees, closing costs, and other loan charges (monthly or
otherwise) to any Lender, including without limitation, lending institutions or shareholders, officers, directors, members, and managers of the Company for construction and/or permanent financing for Commercial Facilities. The principal loan amounts
of such financing shall not exceed 100% of the “Pro Forma Development Costs” (as set forth in as Exhibit “C” attached hereto and incorporated herein) and shall not be amortized over more than thirty (30) years. Any such
financing must be approved by the CDR as outlined in Section 2.19.1 and shall be at commercially reasonable interest rates, points, fees, closing costs, and other terms and conditions for the same type of loan from a bank or commercial lender.

  

	 	1.1.15	The term, “Effective Date,” whenever used herein, means the date set forth in Section 1.2.2. The distribution of Net Revenues will commence on that date. All other terms and conditions of this Agreement
will commence upon approval by the Board of County Commissioners. 

  

	 	1.1.16	The term “Environmental Laws,” whenever used herein, means any one or all of the laws and/or regulations of the Environmental Protection Agency or any other federal, state or local agencies, including, but not
limited to the following as the same are amended from time to time: 

 COMPREHENSIVE ENVIRONMENTAL RESPONSE, COMPENSATION AND
LIABILITY ACT (42 U.S.C. Section 9601 et seq.) 
 RESOURCE CONSERVATION AND RECOVERY ACT (42 U.S.C. Section 6901
et seq.) 
 TOXIC SUBSTANCES CONTROL ACT (15 U.S.C. Section 2601 et seq.) 

SAFE DRINKING WATER ACT (42 U.S.C. Section 300h et seq.) 

CLEAN WATER ACT (33 U.S.C. Section 1251 et seq.) 

CLEAN AIR ACT (42 U.S.C Section 7401 et seq.) 

NEVADA SANITATION LAWS (Nevada Revised Statutes, Chapter 444) 

NEVADA WATER CONTROL LAWS (Nevada Revised Statutes Chapter 445A) 

  
 3 

 NEVADA AIR POLLUTION LAWS (Nevada Revised Statutes Chapter 445B) 

HAZARDOUS MATERIALS, INCLUDING UNDERGROUND STORAGE TANK REGULATIONS (Nevada Revised Statutes, Chapter 459) 

NEVADA OCCUPATIONAL SAFETY AND HEALTH ACT (Nevada Revised Statutes, Chapter 618) 

and the regulations promulgated thereunder and any other laws, regulations and ordinances (whether enacted by the Federal, State or local
government) now in effect or hereinafter enacted that deal with the regulation or protection of the environment (including, but not limited to, the ambient air procedures and records detailing chlorofluorocarbons [CFC]), ambient air, ground water,
surface water and land use, including sub-strata land. 
  

	 	1.1.17	The term “Hazardous Material,” whenever used herein, means the definitions of hazardous substance, hazardous material, toxic substance, regulated substance or solid waste as defined within the following:

 COMPREHENSIVE ENVIRONMENTAL RESPONSE, COMPENSATION AND LIABILITY ACT (42 U.S.C. Section 9601 et seq.) 

RESOURCE CONSERVATION AND RECOVERY ACT (42 U.S.C. Section 6901 et seq.) 

HAZARDOUS MATERIALS TRANSPORTATION ACT (49 U.S.C. Section 5101 et seq.) and all present or future regulations promulgated thereto 

DEPARTMENT OF TRANSPORTATION HAZARDOUS MATERIALS TABLE (49 C.F.R. Part 172) and amendments thereto. 

ENVIRONMENTAL PROTECTION AGENCY (40 C.F.R. Part 300 and amendments thereto–including Appendices thereto) 

HANDLING OF HAZARDOUS MATERIALS (including transportation of Hazardous Materials by Motor Carriers) (Nevada Revised Statutes 459.700 through
459.780) 
 All substances, materials and wastes that are, or that become, regulated under, or that are classified as hazardous or toxic
under any environmental law, whether such laws are Federal, State or local. 
  

	 	1.1.18	The term “Initial Improvements” shall mean completion of the site work and building shell for (i) one hundred percent (100%) of the Commercial Facilities on a Premises planned for two (2) commercial
buildings or less, or (ii) not less than fifty percent (50%) of the Commercial Facilities on a Premises planned for more than two (2) buildings. 

  
 4 

	 	1.1.19	The term “Lender” or “lender,” whenever used herein, shall mean the provider of construction or permanent financing (or any refinancing) to Company in connection with the construction of the
Commercial Facilities, which financing arrangements are to be approved by the CDR to the extent required under Section 2.19 entitled FINANCING of this Agreement. 

 

	 	1.1.20	The term “Management Fee,” whenever used herein, means a fee to be deducted from Total Revenue in consideration of the expenses incurred by Company or its property manager for the project administration of the
Commercial Facilities. It is understood and agreed that during the term of this Agreement such fee is four and one half percent (4.5%) of Total Revenue received by Company from Sublessees. Such Management Fee shall include all compensation and
property management administration expenses of all Commercial Facilities personnel. Such Management Fee may be adjusted as necessary by mutual agreement of Company and the CDR and as set forth in an Approved Budget to be competitive with other fees
that are standard in the industry in the metropolitan area. 

  

	 	1.1.21	The term “Maintenance and Operations” whenever used herein, means the expense for maintenance, operation, administration and repair of the Commercial Facilities. 

 

	 	1.1.22	The term “Net Revenue,” whenever used herein, means the amount of available cash after allowable deductions have been made from Total Revenue which is available for an equal fifty percent (50%) distribution
between the Participating Parties of this Agreement. Allowable deductions are defined as follows: 

  

	 	i.	Debt Service 

  

	 	ii.	Actual expenses authorized in the Approved Budget, including the cost of any Maintenance and Operations, or other Project Costs approved by the CDR, which approval will not be unreasonably withheld. 

 

	 	iii.	Capital Improvement Expenditures 

  

	 	iv.	Management Fee 

  

	 	v.	A reasonable reserve for maintenance and operations or any reserve required by any Lender under any approved financing 

  

	 	vi.	Repayment of equity contribution plus return on equity contribution (if applicable), as per Section 1.7 

  

	 	1.1.23	The term “Participating Parties” or “Parties,” whenever used herein, means Company as Lessee and County as Lessor (hereinafter jointly referred to as “Parties”) to a participating leasing
arrangement for the sharing of Net Revenues as consideration for the development and operation of the commercial facilities at the Premises. 

  
 5 

	 	1.1.24	The term “Premises,” whenever used herein, means that area depicted on Exhibit “D”. Final legal descriptions of the Premises will be attached to the Memorandum of Lease described in
Section 1.2.3. 

  

	 	1.1.25	The term “Project Cost,” whenever used herein, means all costs of Company actually incurred and paid by Company in designing, developing, constructing, owning, leasing, and managing the Commercial Facilities.

  

	 	1.1.26	The term “Sublease”, whenever used herein, means the documents signed by a Sublessee or Tenant for the leasing of space in the Commercial Facilities. The CDR must approve any materially adverse change to the
standard form of Sublease(s) (attached hereto as Exhibit “E” and incorporated herein), which approval shall not be unreasonably withheld or delayed. For purposes of this Section 1.1.2.6, the term “materially adverse change”
shall mean any change to the form of sublease attached hereto that would amend those provisions (a) dealing with the obligations of a Sublessee to comply with the pertinent provisions of this Agreement, or (b) which incorporate by
reference any of the terms and provisions of this Agreement. 

  

	 	1.1.27	The term “Sublessee” or ‘Tenant,” whenever used herein, means any business firm or individual who leases office, retail, industrial or warehouse space for a valid, legal commercial activity in the
Commercial Facilities. Subject to the terms of Section 1.4.1 below, the CDR will retain the right to reasonably approve the uses of such Sublessee or Tenant. These terms may be used interchangeably. 

 

	 	1.1.28	The term “Release,” whenever used herein, means any releasing, spilling, leaking, pumping, pouring, emitting, emptying, discharging, injecting, escaping, leaching, disposing or dumping of any Hazardous
Material in violation of Environmental Laws. 

  

	 	1.1.29	The term “Total Revenue,” whenever used herein, means the total amount of all rents, charges, fees and/or other income collected by Company from any use of the Commercial Facilities. Any space occupied by
Company or any related entity which is not exclusively used for the necessary construction on and/ or management of the Premises must be charged at a similar rental rate to that being charged for a similar type of rental property in the Las Vegas
Valley. Such rental value shall be included in the Total Revenue, whether or not a cash payment is made. 

  

	1.2	TERM 

  

	 	1.2.1	The term of this Agreement will expire fifty (50) years from the Approval Date. 

  

	 	1.2.2	Except for Section 1.7 entitled RENTALS AND FEES, all other provisions of this Agreement will be in force and effect upon the Approval Date. 

 

	 	1.2.3	As soon as practicable following the Approval Date, County and Company agree to execute a Memorandum of Lease evidencing the existence of this Agreement, the ownership of the Commercial Facilities by Company, the rights
of Company in the Premises and setting forth the Effective Date and Termination Date of this Agreement. 

  
 6 

	 	1.2.4	As soon as practicable following the Approval Date, Company will be entitled to receive, as a Project Cost, an ALTA leasehold policy of title insurance, together with those endorsements reasonably deemed necessary by
the Company, all issued by a title company selected by Company, with liability in an amount reasonably determined by Company and insuring Company’s interests hereunder. Such leasehold policy will be subject only to exceptions permitted by
Company. 

  

	 	1.2.5	Any amendments to this Agreement will not be effective unless Company has obtained the written consent of any Lender approved by CDR as defined in Section 2.19 of this Agreement. 

 

	 	1.2.6	Subject to Section 1.7 entitled RENTALS AND FEES, the Effective Date to commence rentals will be the first of the following dates. 

 

	 	1.2.6.1	The date of completion of the Initial Improvements for the Commercial Facilities, as evidenced by County’s issuance of a Certificate of Completion. 

 

	 	1.2.6.2	The date that any portion of the Premises generates any revenue or has a Temporary Certificate of Occupancy with actual occupancy and use. 

 

	 	1.2.6.3	Upon the first day of the twenty-fifth (25th) month following the Approval Date as may be extended as follows. In the event the Initial Improvements described in Section 1.2.6.1 are not completed within such 24
months because of circumstances beyond the control of Company, County, through its CDR, may extend the commencement of rental for a period not to exceed six (6) months. In no event, however, will the extension period be longer than the
commensurate time affected by the circumstances beyond the control of Company. 

  

	1.3	PREMISES 

  

	 	1.3.1	County does hereby demise and let unto Company and Company does hereby take from County that certain real property (hereinafter referred to as “Premises”) as follows: 

The leasehold area as depicted on Exhibit “D,” which is attached hereto and made a part hereof. 

Company shall be responsible to provide County with a final legal description of the entire Premises under this Agreement, which includes the
depiction of all current and proposed easements and/or rights-of-way that County has or may wish to retain. Company will submit a draft description, both narrative and
graphic formats, to County for its review and County has the right to modify the documents to retain County’s interests in any easements and/or rights of way necessary for roads, utilities, and flood control. Once a final description is agreed
by both parties, such legal description will be incorporated into this Agreement by mutual correspondence between the parties. 

  
 7 

	 	1.3.2	Company acknowledges that it has inspected the Premises and accepts the Premises “as is,” including, but not limited to, grades, soil conditions, and drainage with no further responsibility to Company by
County for any present or further improvements or maintenance thereof, including, but not limited to, the existence of any utilities and public roadways and the potential need to cap off or otherwise abandon such utilities and/or roadways.

  

	 	1.3.3	All improvements constructed on the Premises by Company (including, without limitation, the Commercial Facilities) at any time and from time to time during the term will be owned by Company during the term of this
Agreement. 

  

	1.4	USE OF PREMISES 

  

	 	1.4.1	Upon performance of the agreements, provisions and conditions contained in this Agreement, Company will have the use of the Premises for the construction and operation of Commercial Facilities and for other business
activities directly related thereto and for no other purposes, unless approved in writing by the CDR. Such Commercial Facilities uses will be for purposes similar to other commercial developments in the Las Vegas metropolitan area and if such uses
are Compatible Uses (defined below) and not Incompatible Uses (defined below), they are deemed approved by the CDR. The CDR, however, retains the sole right to determine if a use is compatible with Airport operations. Notwithstanding the above to
the contrary, the uses set forth in Exhibit “F” attached hereto and incorporated herein shall be deemed approved by the CDR as Compatible Uses. 

  

	 	1.4.2	At the sole discretion of the CDR, and subject to compliance with all applicable legal requirements, applicable fees, and any other requirements that may be described by the CDR, Company’s use of the Premises may
include the ability to erect or to grant to a third party the ability (whether pursuant to a license, Sublease, or easement) to erect commercial billboards on the Premises. The income derived from such use shall not be a part of the Total Revenue of
the Premises, unless otherwise approved by CDR and shall be subject to no less than a straight 50/50 split, with no exclusions, between County and Company. 

  

	 	1.4.3	Company also agrees that use of the Premises is conditioned upon Company’s agreement that it will not develop the Premises and/or adjoining or surrounding properties in a manner that the County may find
objectionable to Airport and/or aircraft operations. The CDR, however retains the sole right to determine, in its reasonable discretion, if the uses are Incompatible Uses or Compatible Uses, as defined below: 

 

	 	1.4.3.1	 Incompatible Uses: The term “Incompatible Uses” means uses which potentially expose persons to
elevated levels of aircraft generated noise or to areas identified as necessary to protect the safe passage of aircraft, or which have been determined by the FAA, the Director of the

  
 8 

	 	
Department of Aviation, and/or the Airport Height Hazard Board of Adjustment to be hazardous to or incompatible with air navigation. Incompatible Uses include, but are not limited to rural estate
uses, residential uses, single family homes, mobile homes, low density, medium density and high density housing, apartments, group quarters, condominiums, time-sharing apartments, condominium hotels or motels, townhouses, churches, hospitals, care
centers, nursing homes, schools, auditoriums and concert halls, fraternity and sorority housing, recreational vehicle parks, places of public assembly, amusement parks, outdoor sports arenas, zoos, uses that may in the future be accessory to or
enhance any of the uses described above on adjacent parcels, and uses intended to fulfill development and/or zoning requirements for any of the uses described above on an adjacent parcel (including, without limitation, open space, parking and
landscaping requirements). The fact that any of the foregoing uses is permitted under the Clark County Code shall have no bearing on whether they constitute an Incompatible Use under this Restriction. 

No “sexually oriented” business or “adult use,” as defined in the Clark County Code (e.g. CCC 6.110, 6.140, 6.160, 6.170,
7.54, 29.02.030, and 29.17.100 and as amended from time to time), or other laws, regulations and ordinances now in effect or hereinafter enacted that deal with such businesses and uses, shall be allowed upon any part of the Premises. No use for
which a liquor or gaming license is required shall be allowed upon any part of the Premises without the written consent of the County (refusal to consent to these uses is solely within the discretion of the Board of County Commissioners and does not
need to be reasonable). Should County consent to a use involving a liquor or gaming license, Company shall pay all costs, including the cost of background investigations and attorney fees, relating to the licensing process. Notwithstanding the
foregoing, CDR consents to liquor uses, subject to all normal and customary licensing procedures, in such restaurants as may be developed on the Premises. 
  

	 	1.4.3.2	Compatible Uses: The term “Compatible Uses,” means land uses which are appropriate given the area’s exposure to aircraft overflight and noise, and the limitations on development necessary to
preclude potential hazards to air navigation. Compatible Uses which may conform with the preceding definition include, but are not limited to, commercial uses such as office, warehousing, manufacturing, business, professional, and wholesale and
retail, provided any occupied structure is constructed using noise attenuation construction techniques in compliance with FAA regulations as further outlined in Section 1.4.3.3, 1.4.3.4 and 3.18; communication uses; transportation uses such as
railroad, motor vehicle, rapid transit and street railway transportation; street and highway rights-of-way; utility rights-of-way; parking; general dispersed recreation; golf courses; and drainage facilities. 

  
 9 

	 	1.4.3.3	Aviation Easement: Company hereby grants and conveys to County a perpetual and assignable right-of-way and easement for the
free and unobstructed passage of all Aircraft, regardless of the owner or operator of such, in, through, and across all of the airspace above the Premises subject to such rights, terms, and conditions as contained herein. (For purposes of this
instrument, “Aircraft” is defined as any contrivance now known or hereafter invented, used, or designed for navigation of or flight in the air or space regardless of the form of propulsion which powers said Aircraft in flight.)

 County, its successors in interest and assigns, for the use and benefit of Aircraft owners, operators and the general
public, shall have the continuing right to cause or allow in all of the airspace above the surface of the Premises such noise, fumes, vibrations, dust, fuel, particles and all other effects that may be caused by or result from the operation of
Aircraft, whether or not said Aircraft over fly or intrude into the airspace above the Premises. 
 County reserves unto itself, its
successors and assigns, for the use and benefit of Aircraft owners, operators and the general public, a right of flight for the passage of Aircraft in the airspace above the surface of the Premises, together with the right to cause in said airspace
such noise as may be inherent in the operation of Aircraft, now known or hereafter used, for navigation of or flight in said airspace, and for use of said airspace for landing at, taking off from or operating at the facilities now known as, or any
future name or common reference that may be promulgated, adopted or referred to, McCarran International Airport, Nellis Air Force Base, North Las Vegas Airport, Overton Airport, Indian Springs Air Force Base, Henderson Executive Airport,
Laughlin/Bullhead Airport, Searchlight Airport, Mesquite Airport, Boulder City Airport, and Jean Airport; or any and all future facility or facilities developed in the Ivanpah Valley, Pahrump Valley, and in the vicinity of the City of Mesquite (the
“Airports”). 
 Company covenants and agrees not to allow any improvement to become constructed on the Premises which is, will be
or has been erected to a height and does extend into the airspace where, upon making application of a FAA form 7460-1 if required, the Federal Aviation Administration (“FAA”) determines such
Improvement to be an obstruction and/or hazard to air navigation pursuant to the rules and regulations of the FAA under Code of Federal Regulations (“CFR”) Title 14, Chapter I, Part 77 (“Part 77”). Should FAA determine such
proposed, erected, or grown improvement to be an obstruction and/or hazard to air navigation, the improvement is to be removed, demolished, and/or lowered to a height which FAA determines not to be an obstruction and/or hazard to air navigation and
until such compliance is determined by the FAA, Company not be granted a permit under Clark County Code Chapter 20 and Chapter 30, including but not limited to 

  
 10 

 
20.13 and 30.48 Part B “Airport Airspace Overlay District” as amended; or any similar federal state, or local regulation which may hereinafter be enacted in total or in part. 

Company covenants and agrees not to allow any vegetation to be planted or grown on the Premises which is, will be or has been grown to a
height and does extend into the airspace where, upon making application of a FAA form 7460-1 if required, the FAA determines such vegetation to be an obstruction and/or hazard to air navigation pursuant to the
rules and regulations of the FAA under Part 77. Should FAA determine such proposed or grown vegetation to be an obstruction and/or hazard to air navigation, the vegetation is to be removed, trimmed, and/or lowered to a height which FAA determines
not to be an obstruction and/or hazard to air navigation and until such compliance is determined by the FAA, Company not be granted a permit under Clark County Code Chapter 20 and Chapter 30, including but not limited to 20.13 and 30.48 Part B
“Airport Airspace Overlay District” as amended; or any similar federal state, or local regulation which may hereinafter be enacted in total or in part. 

Company shall, prior to 1) construction of any applicable improvement; 2) planting any applicable vegetation; or 3) at such time as any
vegetation is grown to a height on the Premises that needs or exceeds the notification requirements of Part 77; file notice with the FAA in accordance with the requirements of Part 77 as applied to the Airports via FAA form 7460-1, as amended, or any similar regulations which may hereinafter be enacted and, where required by the Clark County Code, receive either a Director’s Permit from the Department of Aviation or a
Director’s Permit Variance from the County’s Airport Hazard Area Board of Adjustment. 
 Company, in addition to all rights,
terms, and conditions contained herein, expressly acknowledges and consents to the right of Aircraft flight set forth in Title 49 United States Code (“USC”) §40102(a)(30), 49 USC§40103(a)(2), Title 14 CFR, Chapter I, Part 91,
Part 101, and Part 103 as amended, including but not limited to 14 CFR Part 91.119, or any similar statute or regulation which may hereinafter be enacted in total or in part; and Nevada Revised Statute (“NRS”) Chapters including but not
limited to NRS 493.030; NRS 493.040 and NRS 493.050 as amended, or any similar regulation or statute which may hereinafter be enacted in total or in part; as may be undertaken by Aircraft arriving to or departing from the Airports. 

 

	 	1.4.3.4	 Waiver: Company, its successors, assigns, licensees, invitees, and tenants, hereby waive, remise, and
release any right, claim, or cause of action which they may now have or may have in the future against County, and its officers and employees, or operators or users, and their officers, directors, employees, and agents, of the above described

  
 11 

	 	
Airports, for losses or psychological or physical effects on account of or arising out of noise, vibrations, fumes, dust, fuel, particles and all other effects that may be caused or may have been
caused by the operation of Aircraft landing at, taking off from, or operating at or on the Airports, or in or near the airspace above the Property/Premises. Company, its successors, assigns, licensees, invitees, and tenants specifically waives any
and all claims, including a claim that the easement is burdened by increases in noise, fumes, vibrations, dust, fuel, particles, or any other effects that may be caused by or result from the operation of Aircraft; changes in the type or frequency of
Aircraft operations, the airport layout, or flight patterns; or increases in nighttime operations. 

 Further, Company, its
successors, assigns, licensees, invitees, and tenants, hereby waive, remise, and release any right, claim, or cause of action as to use and/or regulation of all airspace more than 50 feet above the finished grade of the Premises except as may be
granted by the County. 
 This Grant of Easement and Waiver does not require the removal of an improvement or vegetation existing on the
Premises at the time this Grant of Easement and Waiver is conveyed. 
 Company expressly agrees for itself, its successors and assigns, to:

  

	 	(a)	Submit to the County plans showing exterior building finishes, including but not limited to glass surfaces and exterior lighting which potentially may make it difficult for aircraft pilots to distinguish between airport
lights and other lights; produce glare or reflection which would impair aircraft pilots landing or taking off at the Airport, impair visibility in the vicinity of the Airport, or otherwise endanger the landing, take off, or maneuvering of aircraft;
and shall not install the same without receiving a Director’s Permit from the Department of Aviation or a variance from the County’s Airport Height Hazard Board of Adjustment Company shall not use, permit, or suffer the use of the Premises
in such manner as to create electrical interference with radio communication to or from any aircraft or between any airport installation or navigational aid (NAVAID) and any aircraft. 

 

	 	(b)	Not authorize the construction of any facility or improvement on the Premises, which attracts or results in the concentration of birds or other wildlife which would interfere with the safe operation of aircraft in
flight. 

  

	 	(c)	 Use construction practices and materials to achieve an exterior to interior noise level reduction sufficient to
achieve a maximum 40 decibel Day-Night Level (DNL 40 dB) interior noise level in any permanent structures, based on aircraft noise contours 

  
 12 

	 	
shown on the McCarran International Airport Environs Overlay District Map, prepared by the Department of Aviation and Dated April 16, 1998, or on a subsequent version of said map(s) as may
be updated from time to time by the Department of Aviation (Airport Environs Map). Land, buildings, and structures shall be deemed to be impacted by the specific noise contours that cross them as shown on the Airport Environs Maps. Where a building
is or would be impacted by one or more noise contours, the entire building shall be considered to be within the most restrictive noise contour. 

  

	1.5	STANDARDS OF OPERATION 

  

	 	1.5.1	Company will develop and cause to be constructed Commercial Facilities in accordance with plans and specifications prepared by Company and approved by the CDR in order to provide a first-class commercial
retail/office/warehouse operation for use by its Sublessees or Tenants. 

  

	 	1.5.2	Company may enter into a standard form Sublease, which has been approved by the CDR, with Sublessees or Tenants. 

  

	 	1.5.2.1	in the event there are any substantive changes or exceptions to the standard form of Sublease arrangements; the Company must obtain the written approval of CDR. 

 

	 	1.5.2.2	All Subleases must be for those uses permitted in Section 1.4 above, and must incorporate and make reference to all applicable provisions of this Agreement (as reasonably determined by the Company) to ensure every
Sublessee’s operations and conduct are in compliance with such applicable provisions of this Agreement. 

  

	 	1.5.2.3	Company will provide County with a copy of any rules, regulations or other standards of operation developed by Company and distributed to Sublessees and Tenants. 

 

	1.6	BUDGET APPROVAL 

  

	 	1.6.1	A written budget for each calendar year during the term of this Agreement will be prepared for all expenses related to the use, maintenance and operation of the Premises, including, without limitation, maintenance,
operation, administration, leasing and other fees and expenses of any nature as follows: 

  

	 	1.6.1.1	On or within thirty (30) days of the Approval Date of this Agreement, Company and CDR will agree upon an initial budget to cover the period from the Effective Date until December 31 of the year in which the
Effective Date falls. 

  

	 	1.6.1.2	By October 15, annually, Company will prepare and submit a written budget for the following calendar year to the CDR. 

  
 13 

	 	1.6.1.3	Within fourteen (14) days of receipt of the proposed budget, the CDR will review and approve or disapprove the proposed budget submitted by the Company. 

 

	 	1.6.1.3.1	If disapproved on reasonable grounds, the CDR will inform Company in writing of its disapproval, describing the disapproved provisions of the proposed budget, and requesting further clarification of the budget elements.
Company will respond within fourteen (14) days with verification of the budget elements or with a modified written budget, which is reasonably satisfactory to the CDR. The Participating Parties agree to negotiate in good faith to resolve any
conflicting issues that may arise. If the CDR fails to timely respond, the proposed budget will be deemed approved and will become an Approved Budget. 

  

	 	1.6.1.3.2	If, however, the Participating Parties cannot agree upon the elements contained in the proposed budget or if, during the term of the following year, the parties cannot agree upon the interpretation of the intent of the
Approved Budget, a neutral third party will be selected by the CDR to arbitrate the disputed terms. 

  

	 	1.6.1.3.2.1	If, however, the Company does not accept the neutral third party selected by the CDR, Company will be allowed to select a second neutral party. The two selected parties will them select a third neutral party and the
three together will arbitrate the disputed terms. County agrees that Company may operate under the prior year Approved Budget until the dispute is resolved. All neutral parties shall have at least five (5) years experience in commercial real
estate matters and must be attorney(s) certified by the Nevada Court Annexed Arbitration Program. 

  

	 	1.6.1.3.2.2	The CDR and Company agree to be bound by the decisions reached by the selected arbitrator. The Participating Parties will cause the arbitrator to make a determination within fourteen (14) days following submittal.

  

	 	1.6.1.3.2.3	The Participating Parties agree that each party will bear its own costs and expenses incurred for attorney’s fees, preparation and presentation costs for the arbitration process. The Participating Parties will
share the cost of any third arbitrator. 

  
 14 

	 	1.6.1.4	The agreed upon budget will be deemed the Approved Budget for the applicable calendar year. Until a budget has been approved, the prior year’s budget will be used. 

 

	 	1.6.2	Company will be entitled to expend funds in accordance with the Approved Budget during the applicable calendar year. In the event Company is over-budget on a particular line item, Company may reallocate excess funds
from one line item to another line item, except that any salary line item reallocations must be approved by the CDR. Any expenses not covered by the Approved Budget are subject to the reasonable written approval of CDR. In the event of emergency,
Company may immediately take action necessary to complete repair and any expenses incurred by Company will be shared in accordance with the provisions of Section 1.7 entitled RENTALS AND FEES. 

 

	1.7	RENTALS AND FEES 

 Rentals and fees for the operation of the Commercial Facilities will
be as follows: 
  

	 	1.7.1	On or after the date this Agreement is approved by the Board of County Commissioners, the Company, at its election, will obtain financing for the Commercial Facilities in accordance with the terms and conditions of
Section 2.19 entitled FINANCING of this Agreement Rentals and fees will be subject to such financing as follows: 

  

	 	1.7.1.1	The Participating Parties acknowledge that the Company may be required to make an equity contribution to fund the difference between total Project Costs and the amount of financing obtained by Company.

  

	 	1.7.1.2	Commencing upon the Effective Date as further defined in Section 1.2.2 of this Agreement, the Net Revenue from the Commercial Facilities will be applied to the Company’s equity contribution or County’s
equity contribution, as required under the Lease Option Agreement dated August 21, 2001, until such time as the amount is repaid in full together with interest at the rate of eleven percent (11%) per annum. Company will furnish documentation
satisfactory to the CDR showing the Total Revenues received from the Commercial Facilities and the payments applied to the equity contribution amount. Company shall not finance more than thirty percent (30%) of Pro Forma Development Costs with its
equity. Notwithstanding the prior sentence to the contrary, if, following Company’s reasonable efforts to obtain loans requiring not more than thirty percent (30%) equity, Company is unable to obtain such loans (on reasonable and customary
terms), then, Company will be allowed to increase its equity contribution to such amounts required by its Lenders. Except as otherwise agreed by the County, any amount in excess of thirty percent (30%) that is self-financed will be repaid with
interest at a rate equal to the applicable loan rate (whether construction or permanent loan) plus 150 basis points per annum, not to exceed eleven percent (11%) per annum. 

  
 15 

	 	1.7.1.3	The Participating Parties will acknowledge the date the equity contribution is paid in full by written notice from the Company and acknowledgement by the CDR. 

 

	 	1.7.1.4	In the event of default by Company and the subsequent foreclosure and sale of the leasehold interest to another party as provided in Section 2.19 entitled FINANCING, the above defined rentals will be abated as
described in Section 2.19.9.2.1. Following satisfaction of the loan repayment by an Assignee of the Lender, rentals and fees as described in this Section 1.7 will resume. 

 

	 	1.7.1.5	Any additional capital required to be contributed for operation of the Property, following completion of construction of the initial improvements shall be contributed by Company, as an additional equity contribution,
provided such capital is required to pay obligations arising under an Approved Budget, an approved Sublease or reasonably required to remedy an unforeseen situation. Any such equity contribution shall be repaid as described in Section 1.7.1.2.

  

	 	1.7.1.6	Company recognizes that the Premises are within the boundary of the Cooperative Management Area (“CMA”) and that this Agreement is subject to the provisions of the Southern Nevada Public Land Management Act of
1998, and that County is required by such Act to receive “fair market value” for all leases on CMA land. The Parties agree and acknowledge that they have negotiated this Agreement to be a fair market lease. If it is determined by a court
of competent jurisdiction that any of the terms and conditions of this Agreement violate the Act, then Company agrees to renegotiate in good faith the applicable terms of this Agreement with County. 

 

	 	1.7.2	Upon the date the Company’s and the County’s equity (if applicable) contributions are paid in full, with interest, as described in Section 1.7.1.2 above, the rental for the Premises will consist of the
County’s share of Net Revenue as defined in Section 1.1.22 of this Agreement. 

  

					
		 	Example:	  	Total Revenue
			
		 	 Less:
	  	Debt Service
			
		 		  	Actual expenses authorized in the Approved Budget or other Project Costs approved by CDR
			
		 		  	Capital Improvement Expenditures and approved reserves
			
		 		  	Management Fees
			
		 		  	Repayment of equity contribution plus return on equity contribution (if applicable), as per Section 1.7
		
		 	 Equals: Net Revenue (available cash)

		
		 	 Distribution:     50% to County

		 		  	 50% to Company

  
 16 

	 	1.7.3	On or before the twenty-fifth (25th) of each month, Company will submit a statement depicting Total Revenue received for the preceding month and allowable deductions
for the Net Revenue calculation. A check for the County’s fifty percent (50%) share of Net Revenue will be submitted with such report. 

  

	 	1.7.4	Company will make all payments by check made payable to the Clark County Department of Aviation and deliver or mail said payments to the Clark County Department of Aviation, McCarran International Airport, P.O. Box
11005, Las Vegas, NV 89111-1005 or to such other place as County may direct Company in writing. 

  

	 	1.7.5	In the event any required payment is not made by Company to County as required and remains unpaid for a period of thirty (30) days or more, the County will be entitled to, and Company will pay to the County,
interest at the rate of eleven percent (11%) per annum on all amounts unpaid and which remain unpaid thirty (30) days past the due date. However, the County will not be prevented from terminating this Agreement for default of payments of rents,
fees, or charges or from enforcing any other provisions contained herein or implied by law. 

  

	 	1.7.6	On or prior to April 30, annually, during the term of this Agreement or any extension thereof and within ninety (90) days after the expiration of the term of this Agreement, Company will provide County with a
statement showing the entire preceding year’s business operations, including revenue and expenses, which will be prepared in accordance with sound accounting principles. Such statement is to be prepared by the Company’s Certified Public
Accountant and contain a written opinion as to whether the gross revenues and distribution of Net Revenue has been made in accordance with the provisions of this Agreement. Should such statements show that the amount paid during the period of review
was less than that which was due, Company will immediately remit the additional amount to County. Should such statement show that Company paid County more than was due, after review and verification by CDR a credit will be issued to be applied
against future Net Revenue, except that if such should be the case at the end of the last month of this Agreement, County will refund the overpayment to Company. 

  

	 	1.7.7	Subject to the extension rights set forth in Section 1.10.3 below, if the Initial Improvements are not completed by the twenty-fifth (25th) month following the
Approval Date, then Company will pay flat ground rent equal to the then fair market ground rent for unimproved real estate which is: (i) subject to the same rights and interests attached to the Premises, and (ii) at this location. Such
payment of flat ground rent shall continue only until the completion of the Initial Improvements. 

  
 17 

	1.8	RECORDS AND AUDIT 

  

	 	1.8.1	Within forty-eight (48) hours of request by County, Company agrees to provide at a location in the metropolitan area of Las Vegas, Nevada, accurate books, records, and accountants of all revenues received from
Company’s business authorized under this Agreement. Company further agrees to make such books, records and accounts available at any time, Monday through Friday, 9:00 AM to 5:00 PM for the inspection of CDR, or such agents, employees or
accountants as he/she may designate for at least a six (6) year period following the end of each annual period of this Agreement. In the event that the County detects error(s) in fees in favor of the County by a greater margin of one percent
(1%) during such inspection, the cost of the inspection shall be borne by the Company. 

  

	 	1.8.2	County will, at any time, have the right to cause an audit of the business of Company to be made by a Certified Public Accountant of County’s selection and if the financial statements previously made to County by
Company will be found to be intentionally understated in any respect or to be understated (either intentionally or unintentionally) by a greater margin of one percent (1%) of Company’s Total Revenue for the period of review, then Company will
immediately pay to County the reasonable cost of such audit, as well as the additional payments shown to be payable to County by Company. Otherwise, the cost of the audit will be paid by County. 

 

	1.9	IMPROVEMENTS, MAINTENANCE AND REPAIR BY COUNTY 

  

	 	1.9.1	County has no direct responsibility or obligation for any maintenance, repair or replacement of the leased Premises or improvements. 

 

	 	1.9.2	In connection with the Commercial Facilities, at any time and from time to time during the term of this Agreement, County agrees to, upon the written request of Company, assist Company in delivering such instruments as
may be appropriate, necessary, required or desired by Company for the purpose of (i) the grant or dedication of any easement, right of way or other property right to any public entity or service corporation or for the development of the
Premises, so long as such grant or dedication does not substantially impair the value of the County’s fee interest in the real property underlying the Premises, or (ii) the application to any governmental authority for, or the obtaining
of, approvals, consents, zoning changes, conditional uses, variances, subdivision maps or the like, in each instance for the purpose of providing adequate utility services to the Premises or of permitting Company to construct the Commercial
Facilities on the Premises or make any alteration or addition to the Commercial Facilities, or (iii) obtaining institutional construction and permanent financing, including such Subordination,
Non-Disturbance & Attornment Agreement, in customary form, as may be reasonably required by such Lenders. 

  
 18 

	1.10	IMPROVEMENTS, MAINTENANCE AND REPAIR BY COMPANY 

  

	 	1.10.1	In the operations of Company’s activities within the Premises, Company will design, develop, construct, manage and maintain and repair the following: 

 

	 	1.10.1.1	All leasehold improvements, including but not limited to grading, fencing, paving, lighting, roadways, parking lots, drainage, structures, all applicable permits, zoning requirements as required by Company for the
operation of the Commercial Facilities in the conduct of the business as authorized by Section 1.4 of this Agreement. Notwithstanding the assumption of any of these responsibilities by a Sublessee, Company shall remain responsible to ensure all
leasehold improvements are completed in accordance with this Agreement. 

  

	 	1.10.2	Commencement of construction of the Initial Improvements will be as soon as all approvals are obtained following the Approval Date of this Agreement as defined in Section 1.2.1 of this Agreement. 

 

	 	1.10.2.1	If Company has not commenced construction by the 19th month after the Approval Date, it will be a material breach of this Agreement and County will have the right of
termination as defined in Section 2.15 entitled TERMINATION BY COUNTY of this Agreement. County agrees to give Company ninety (90) days prior written notice before executing its right to terminate this Agreement. County agrees not to
exercise its right to terminate until any Lender has been given its rights to cure or foreclose on Company as provided in Section 2.19 of this Agreement. 

  

	 	1.10.3	The date of completion of the Initial Improvements will be on or before the first day of the 25th month following the Approval Date, as defined in Section 1.2.1
of this Agreement. 

  

	 	1.10.3.1	In the event improvements are not completed within such 24 months due to circumstances beyond the control of Company, County, through its CDR, may extend the completion of the Initial Improvements deadline for a period
not to exceed six (6) months. In no event, however, will the extension period be longer than the commensurate time affected by the circumstances beyond the control of Company. 

 

	 	1.10.3.2	Should the deadline for completion of the Initial Improvements not be extended as provided above or if the Initial Improvements are not completed by the time frame allowed in such extension, the County may declare this
failure to perform a material breach of this Agreement and County will have the right to terminate as defined in Section 2.15 entitled TERMINATION BY COUNTY of this Agreement. County agrees to give Company ninety (90) days prior written
notice before executing its right to terminate this Agreement. County agrees not to exercise its right to terminate until any Lender has been given its rights to cure or foreclose on Company as provided in Section 2.19. 

  
 19 

	 	1.10.3.3	At the end of such 24 months, in the event Company has not completed the Initial Improvements, on the area defined in Exhibit “D,” Company forfeits any rights to lease and develop that portion of the area
defined in Exhibit “D” not developed (the “Undeveloped Portion”). Upon ninety (90) days written notice to Company of its intent, County will have the right to enter and occupy the Undeveloped Portion. County agrees not to
exercise this right until any Lender has been given its rights to cure or foreclose on Company (pertaining to this Agreement and the Premises), as provided in Section 2.19 of this Agreement. A modified Exhibit “D,” excluding the
Undeveloped Portion, will then be prepared by Airport Engineering and verified by an exchange of correspondence. Such modified Exhibit “D” will be attached hereto and made a part hereof. 

 

	 	1.10.4	Company will construct and install the following, each of which will be considered a Project Cost: 

  

	 	1.10.4.1	Underground utility lines and connections. Company’s expense will include all connection fees or all other fees. 

  

	 	1.10.4.2	All leasehold improvements including, but not limited to, grading, fencing, paving, lighting, roadways, parking lots, drainage and structures which are required by Company in its conduct of business as authorized under
Section 1.4 hereof entitled USE OF PREMISES. 

  

	 	1.10.5	Maintenance is understood and agreed to include all janitorial services and requirements and daily routine Premises cleanup, and all dust mitigation requirements. 

 

	 	1.10.6	All improvements or alterations by Company will be in accordance with Clark County Code, Airport Rules and Regulations and Operating Directives, and all other applicable governmental rules and regulations and are
subject to the prior written approval of the CDR as to plans, specifications and methods of construction or installation. In the event of a default hereunder by Company, Company will provide County copies of all the following documents which are in
Seller’s possession: as-built drawings of all improvements, along with a certification of construction costs for all permanent improvements. 

 

	 	1.10.7	During the term or any extension of this Agreement, Company may, as a Project Cost with prior written approval of the CDR, add to or alter the Initial Improvements at any time subject to all conditions set forth in
Section 1.10.3 above. Any such addition or alteration will be performed in a workmanlike manner in accordance with all applicable governmental regulations and requirements and will not weaken or impair the structural strength or reduce the
value of the Premises or improvements thereon. 

  
 20 

	 	1.10.8	Company will be responsible as a Maintenance and Operation expense for the removal and disposal of garbage, debris, contaminants and any other waste material (whether solid or liquid) arising out of its occupancy of the
leased Premises or out of its operation. Such removal will conform with all governmental requirements and regulations as more fully described hereinafter in Section 3.20 entitled ENVIRONMENTAL POLICY. 

 

	 	1.10.9	Should Company fail to perform its maintenance and repair responsibilities, County may, but is not obligated to, provide maintenance and make repairs thereon and thereto, upon thirty (30) days prior written notice
of its intent to do so; except in case of emergency for which no notice is necessary. Company shall reimburse County for any such reasonable amounts as billed. Company may then charge such costs to the project as a maintenance expense.

  

	 	1.10.10	In addition to this Agreement, County may enter into other ground lease agreements on substantially similar terms with affiliates of Company (the “Company Affiliates”) for the development of other real
property owned or controlled by County on or in the vicinity of the Airport (the “Related Lease Agreements”). Notwithstanding any language to the contrary contained in this Agreement, Company may, with the CDR’s prior written consent,
alter the boundary lines of the Premises under this Agreement, and under the Related Lease Agreements, and reorder the sequence and timing of the commencement of construction of the Commercial Facilities under this Agreement and under the Related
Lease Agreements; provided, however, that in no event shall such altering and/or reordering excuse Company or any of the Company Affiliates from fulfilling their obligations under this Agreement or under the Related Lease Agreements.

  

	1.11	CONSTRUCTION STANDARDS, RULES AND REGULATIONS 

 All Initial Improvements by Company will
be subject to the McCarran International Airport Tenant Improvement Manual and other Airport Rules and Regulations and Operating Directives. Design and construction specifications and documents must be reviewed and approved by the Department of
Aviation’s Construction/Engineering Division prior to commencement of construction of improvements. 
 Further, design and construction
specifications and documents must be reviewed by County Department of Building and Zoning prior to the issuance of a building permit and will be subject to any statute, ordinance, rule or regulation of any other applicable governmental agency,
department or authority whether Federal, State or local. 
  

	1.12	APPROVALS TO BE REASONABLY GIVEN 

 It is understood and agreed that all provisions of
this Agreement which require approval by the County or the CDR, except those that are specifically noted as “sole” discretion (which still require responses in a timely manner), will receive timely response and such approvals will not be
unreasonably withheld. Any dispute shall be resolved in the same manner as any inability to approve a proposed annual budget under Section 1.6.1.3. 

  
 21 

 ARTICLE II 
  

	2.1	ASSIGNMENT 

  

	 	2.1.1	Company will not assign its rights or duties hereunder or any estate created hereunder, in whole or in part, except with the prior written consent of County, which consent will not be withheld unreasonably or delayed,
but will be given in the event that the Assignee presented is a proper and fit person or entity with demonstrated experience in the management of comparable commercial facilities and financial resources (e.g. a net worth of at least $2,000,000 as
increased annually according to the percentage increase during the preceding year in the Consumer Price index for all urban wage earners and clerical workers [CPI-W] U.S average all items prepared by the
Bureau of Labor Statistics of the United States Department of Labor with such increase not to exceed four percent (4%)) sufficient in County’s reasonable business judgement to be financially secure to perform the obligations hereunder. Further,
any such assignment will be specifically subject to all provisions of this Agreement. Any assignment without County’s consent is void. 

  

	 	2.1.1.1	Any voluntary transfer of fifty percent (50%) or more of Company’s equity interest will be deemed an assignment. 

  

	 	2.1.1.2	Before any assignment will become effective, the Assignee will, by written instrument, assume and agree to be bound by the terms and conditions of this Agreement during the remainder of the term thereafter. When seeking
consent to an assignment hereunder, Company will submit a copy of the document or instrument of assignment to County. Any assignment will not release Company from its obligations under this Agreement arising prior to the date of assignment.

  

	 	2.1.1.3	Any transfers by the equity owners of Company or the equity owners of the equity owners of Company to each other or to other related parties for estate planning purposes will not be considered an assignment hereunder.
For purposes of this Section 2.1, “related parties” shall mean, in the case of individuals, any persons related by blood or marriage within the second degree of consanguinity, and in the case of legal entities, entities that control,
are controlled by or are under common control with each other. Company shall notify CDR, in writing, or any such actions. 

  
 22 

	2.2	SUBLEASING 

 Company will not sublease, rent to, or permit any persons, firms or
corporations to occupy any part of the leased Premises without having first received consent therefor as follows: 
  

	 	2.2.1	Any arrangements must be in the form of a written instrument and must be specifically for purposes and uses of the Premises as authorized under this Agreement and subject to the provisions of this Agreement. Company
will submit a copy of such writing at the time of requesting County’s consent therefor, which shall not be unreasonably withheld or delayed. 

  

	 	2.2.1.1	All Subleases which comply with the standard form agreement as approved in accordance with Section 1.5 entitled STANDARDS OF OPERATION will be reviewed for compliance by the CDR. 

 

	 	2.2.1.2	Any arrangements for the leasing of space which are not in conformance with the standard form agreement as approved in accordance with Section 1.5 entitled STANDARDS OF OPERATION must receive the prior written
approval of the County. 

  

	2.3	ATTORNMENT 

  

	 	2.3.1	All Subleases of Company will be subject to all terms and conditions of this Agreement. In the event Company ceases to be a party to this Agreement and perform its obligations hereunder to County, other than by a
transfer of interest and novation approved in writing by County, all Sublessees will recognize County as the successor to the Company, and render performance hereunder to County as if the Sublease
were executed directly between County and the Sublessees; provided, however, County agrees that so long as Sublessees are not in default, County agrees to provide quiet enjoyment to the Sublessees and County agrees to be bound by all of the terms
and conditions of such Sublease. County shall execute a separate Subordination, Non-Disturbance and Attornment Agreement if so required by any Sublessee. 

 

	 	2.3.2	All Subleases of Company will provide that: 

 If by reason of a default on the part of Company
as lessee in the performance of the terms of the provisions of the underlying Agreement, the underlying Agreement and the leasehold estate of Company as lessee thereunder is terminated by summary proceedings or otherwise in accordance with the terms
of the underlying Agreement, all Sublessees will attorn to County and recognize County as lessor; provided, however, County agrees that so long as such Sublessees are not in default, County agrees to provide quiet enjoyment to the Sublessees and to
be bound by all the terms and conditions of such Sublease. 
  

	 	2.3.3	In the event this Agreement is terminated for any reason, all Sublessees will be liable to County for their payment of rents and fees. 

 

	2.4	SUCCESSORS AND ASSIGNS 

 All covenants and conditions of this Agreement will extend to
and bind the legal representatives, successors and assigns of the respective parties hereto and all agreements with Assignees will include all provisions contained in this Agreement. 

  
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	2.5	CONTROL OF PERSONNEL 

 Company will, in and about the leased Premises, exercise
reasonable control over the conduct, demeanor and appearance of its employees, agents and representatives and the conduct of its contractors and suppliers. Upon objection from the CDR to Company concerning the conduct, demeanor or appearance of such
persons, Company will, within a reasonable time, remedy the cause of the objection. 
  

	2.6	SIGNS AND/OR WORKS OF ART 

  

	 	2.6.1	Company will not erect, install, operate, nor cause or permit to be erected, installed, or operated upon Airport property (other than the Premises), any signs or other similar advertising devices for its own business.

  

	 	2.6.2	Any identifying signs erected, installed, operated or attached to the leased Premises will require the prior written approval of the CDR, which will not be unreasonably withheld. Such approval may consider and provide
conditions concerning factors including, but not limited to, size, type, content, and method of installation. 

  

	 	2.6.3	Company will not commission, install or display any work of art without the prior written approval of the CDR and without a full written waiver by the artist of all rights under the Visual Arts Rights Act of 1990, 17
U.S.C. (Sections 106A and 113). 

  

	2.7	ENTRY AND INSPECTION OF PREMISES 

 County, its authorized officers, employees, agents,
contractors, subcontractors or other representatives will have the right to enter upon the Premises for the following reasons by providing at least two (2) business days prior written notice and while accompanied by a representative of Company
(except in an emergency, in which case County will provide concurrent or reasonable subsequent notice specifying the nature of the emergency and the need for immediate entry). 
  

	 	2.7.1	To inspect at reasonable intervals during regular business hours (or any time in case of emergency) to determine whether Company has complied and is complying with the terms and conditions of this Agreement.

  

	 	2.7.2	For the purpose of inspecting the Premises and for fulfilling County’s obligations hereunder, provided however, that such entry will be at such times and in such manner as to not unreasonably interfere with the
operations of Company or its Sublessees. County may, however, enter at any time for emergency repairs or maintenance without responsibility to Company for loss of business. 

No such entry by or on behalf of County upon the Premises will cause or constitute a termination of this Agreement nor be deemed to constitute
an interference with the possession thereof nor constitute a revocation of or interference with any of Company’s rights in respect thereof for exclusive use of the leased Premises. 

The inspections contemplated by the parties to this Agreement, pursuant to this Section, are for the sole benefit of the parties. No benefit to
any third party is contemplated nor intended. 

  
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	2.8	INTENTION OF PARTIES 

 This Agreement is intended solely for the benefit of County and
Company and is not intended to benefit, either directly or indirectly, any third party or member(s) of the public at large. Any work done or inspection of the Premises by County is solely for the benefit of County and Company. 

 

	2.9	LIENS 

 Company shall prepare for County, in a manner required by law, a Notice of Non-Responsibility. Company shall post in a conspicuous location on the project a Notice of Non Responsibility for the benefit of County Company will cause to be removed any and all liens of any nature including,
but not limited to, tax liens and liens arising out of or because of any construction or installation performed by or on behalf of Company or any of its contractors or subcontractors upon Company’s leased Premises or arising out of or because
of the performance of any work or labor to it or them at said Premises or the furnishing of any materials to it or them for use at said Premises. Should any such lien be made or filed, Company will bond against or discharge the same within thirty
(30) days after written request by CDR. The cost of bonding against or discharging any Liens relating to construction or installation of Commercial Facilities shall be a Project Cost. 

 

	2.10	TAXES, LICENSES AND PERMITS 

 Company will promptly, as a Project Cost, pay all taxes,
excises, license fees and permit fees of whatever nature applicable to its operation and lease of Premises hereunder, including any real property taxes Company shall not be responsible for any of County’s franchise, inheritance, income or other
tax levied on the County or County’s right to receive income from the Premises. Company may elect, however, at its own cost and expense to contest any such tax, excise, levy or assessment Company will keep current municipal, state or local
licenses or permits required for the conduct of its business. 
  

	2.11	INDEMNITY 

 Company agrees to indemnify and hold County forever harmless from and against
ail liability; loss, demand, judgments or other expense (including, but not limited to, defense costs, expenses and reasonable attorney fees) imposed upon County by reason of injuries or death of persons (including wrongful death) and damages to
property caused during and because of Company’s use or occupancy of Airport property or the leased Premises or any actions or non-actions of Company, its officers, employees, agents, or other
representatives, including movement of vehicles, provided, however, that such indemnify will not apply as to any negligent act or omission of County, its employees, agents or representatives. 

  
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	2.12	INSURANCE AND BONDS 

  

	 	2.12.1	Bonds 

  

	 	2.12.1.1	The County shall waive the requirement for the Company’s general contractor to furnish Bonds unless the County provides reasonable evidence that such general contractor(s) does not possess the financial ability or
experience/reputation to complete the faithful performance of the construction of the tenant improvements or installation of equipment. Otherwise, Company will require its general contractor to furnish. Bonds covering the faithful performance of the
construction of the tenant improvements or installation of equipment, payment of all obligations arising thereunder to take effect upon completion of the project, in such a form and amount as CDR may approve. Bonds may be secured through the
Contractor’s usual sources provided the Surety is authorized and licensed to do business in the State of Nevada. Company will be allowed to name any Lender as an additional obligee under any such bond. 

 

	 	2.12.1.2	Prior to execution of a construction contract, and not later than ten (10) calendar days after notification of award, Company will require its contractor to furnish Contract Bonds to CDR as follows:

  

	 	(a)	Labor and Material Payment Bond in the amount of one hundred percent (100%) of the contract price. 

  

	 	(b)	Payment and Performance Bond in the amount of one hundred percent (100%) of the contract price. 

CDR may waive, or modify the requirements of this Section. 2.12.1 upon written request by Company. 

 

	 	2.12.1.3	The Bonds referred to in Section 2.12.1.1 and 2.12.1.2 above will be written on the Payment and Performance Bond and Labor and Material Payment Bond forms approved by CDR. 

 

	 	2.12.1.4	Company will require its contractor to require the attorney-in-fact who executes the required Bonds on behalf of the Surety to affix
thereto a certified and current copy of his power of attorney 

  

	 	2.12.1.5	Any Labor and Material Payment Bond, Performance Bond, or Guaranty Bond prepared by a licensed nonresident agent must be countersigned by a resident agent as per the provisions of N.R.S 680A.300 

  
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	 	2.12.2	Insurance 

  

	 	2.12.2.1	Prior to the commencement of any improvement or equipment installation on or about the Premises, Company will require that its construction contractor procure and maintain insurance for such construction and
installation protecting both Company and County as well as the construction contractor. Such insurance will provide coverage and limits as are determined customary in the industry by CDR and Company. Such insurance will include, but is not limited
to: 

  

	 	•	 	General liability on an “occurrence” basis only 

  

	 	•	 	Automobile Liability 

  

	 	•	 	Builder’s Risk equal to the maximum probable loss covering the project and all materials and equipment. 

  

	 	2.12.2.2	Company’s (or its Contractor’s) insurance will be primary as respects County and Company, their officers, employees and volunteers acting as agents of the Comity (hereinafter referred to as
“volunteers”). Any other coverage available to County, its officers, employees and volunteers will be excess over the insurance required by the contract and shall not contribute with it. 

 

	 	2.12.2.3	Company will maintain worker’s compensation in the amounts and form as required by the Nevada Industrial Insurance Act and the Nevada Occupational Diseases Act Certificates evidencing the valid, effective insurance
policies will be provided to and kept on file with CDR. 

  

	 	2.12.2.4	Company will keep insured with responsible insurance underwriters any improvements constructed by it upon and within the leased Premises to the extent of not less than one hundred percent (100%) of such improvements
full insurable value using the all risk form of protection as acceptable to the CDR. Company will be responsible for insuring against any rental protection resulting in loss of income or extra expense to Company. 

 

	 	2.12.2.5	Company will obtain and keep in full force and effect a policy(s) of general liability on an “occurrence” basis only and not “claims made,” The coverage must be provided either on ISO Commercial
General Liability form, an ISO Broad Form Comprehensive General Liability form, or equivalent, approved by the CDR and Company. Any exceptions to coverage must be fully disclosed on the required Certificate. If other than these forms are submitted
as evidence of compliance, complete copies of such policy forms will be submitted to CDR within ten (10) days after notice to Company. Policies must include, but need not be limited to, coverages for bodily injury, property damage, personal
injury, Broad Form property damage, premises and operations, severability of interest, products and completed operations, contractual and independent contractors, with no exclusions of coverage for liability resulting from the hazards of explosion,
collapse, and underground property damage. 

  
 27 

 Company will maintain limits of no less than one million dollars ($1,000,000) combined single
limit per occurrence for bodily injury (including death), personal injury and property damage. 
  

	 	2.12.2.6	Company will furnish Automobile Liability coverage for claims for damage because of bodily injury or death of any person, or property damage arising out of the ownership, maintenance or use of any motor vehicles whether
owned, hired or non-owned. Company will maintain limits of no less than one million dollars ($1,000,000) combined single limit “per accident” for bodily injury and property damage. 

 

	 	2.12.2.7	All required insurance coverage as stated in Section 2.12.2 will be evidenced by a current Certificate(s) of Insurance. County shall have the right from time to time, on not less than ten (10) days notice, to
require Company to increase the amount or type of coverage required to be maintained under this Agreement. Such Certificates will include, but will not be limited to, the following: 

 

	 	2.12.2.7.1	All Certificates for each insurance policy are to be signed by a person authorized by that insurer and licensed by the State of Nevada. 

 

	 	2.12.2.7.2	Each insurance company’s rating as shown in the latest Best’s Key Rating Guide will be fully disclosed and entered on the required Certificates of Insurance. If the insurance company providing the coverage has
a Best rating of less than A-8, the adequacy of the insurance supplied by Company (or its contractor), including the rating and financial health of each insurance company providing coverage, is subject to the
approval by the CDR. Such approval will not be unreasonably withheld. 

  

	 	2.12.2.7.3	Company (or its contractor) will furnish renewal Certificates for the required insurance during the period of coverage required by this Agreement. Company (or its contractor) will furnish renewal Certificates for the
same minimum coverages as required in this Agreement. If such certificate(s) are not provided in a timely manner, the CDR may declare the Company (or its contractor) in default of its obligation under this paragraph, subject to Section 2.15.
(Subsection 2.15.2 CURE) entitled TERMINATION BY COUNTY 

  

	 	2.12.2.7.4	County, its officers, employees and volunteers must be covered as additional insureds with respect to liability arising out of the activities by or on behalf of the named insured in connection with this Agreement. All
property insurance policies will contain a waiver of subrogation clause in favor of Clark County. 

  
 28 

	 	2.12.2.7.5	Each insurance policy supplied by the Company (or its contractor) must be endorsed to provide that the amount of coverage afforded to the County by the terms of this Agreement will not be suspended, voided, canceled or
reduced in coverage or in limits except after thirty (30) days’ prior written notice by mail. 

  

	 	2.12.2.7.6	Any deductible, as it relates to coverage provided under this Agreement, will be fully disclosed on the Certificates of Insurance. Any deductible provided will be reasonable and customary for this type of risk.

  

	 	2.12.2.7.7	If aggregate limits are imposed on the insurance coverage, then the amounts of such limits must be not less than two million dollars ($2,000,000) per occurrence or per accident. All aggregates must be fully disclosed
and the amount entered on the required certificate of insurance. Company’s insurer must notify the CDR of any erosion of the aggregate limits. The “per occurrence” limits of insurance required herein must be maintained in full,
irrespective of any erosion of aggregate. A modification of the aggregation limitation may be permitted if it is deemed necessary and approved by the CDR and Company. 

 

	 	2.12.2.8	If the Company fails to maintain any of the insurance coverages required herein, then the County will have the option to declare the Company in breach subject to Section 2.15 entitled TERMINATION BY COUNTY
(subsection 2.15.2 CURE) or the CDR may purchase replacement insurance or pay the premiums that are due on existing policies in order that the required coverages may be maintained. The Company is responsible for any expenses paid by the County to
maintain such insurance and County may collect the same from the Company. 

  

	 	2.12.2.9	The insurance requirements specified herein do not relieve the Company (or its contractor) of its responsibility or limit the amount of its liability to the County or other persons and the Company is encouraged to
purchase such additional insurance as it deems necessary. 

  

	 	2.12.2.10	Company (or its contractor) is responsible for and must remedy all damage or loss to any property, including property of County, caused in whole or in part by the Company or its contractor, any subcontractor or anyone
employed, directed or supervised by the Company. Company is responsible for initiating, maintaining, and supervising all safety precautions and programs in connection with this Agreement. 

  
 29 

	 	2.12.2.11	These minimum insurance limits are sufficient as of the anticipated Approval Date. It is understood that due to the effect of inflation and/or other factors, it may be necessary for County to raise the minimum insurance
limits to protect its interests. Company hereby agrees to maintain such insurance as may be reasonably required by County under the terms of this Agreement. Any increases in limits will not exceed the average increase within the insurance industry
in the State of Nevada for comparable insurance coverage. 

  

	2.13	FIRE PROTECTION 

 From time to time and as often as reasonably required by County,
Company will conduct appropriate tests of any fire extinguishing apparatus located on the Premises, Company or its Sublessees will keep in proper functioning order all fire fighting equipment located on the Premises. 

 

	2.14	DAMAGE AND DESTRUCTION 

 In the event of damage, destruction, or substantial loss which
materially impairs Company’s ability to operate or loss to any improvements constructed upon the Premises, by any cause, which damage, destruction or loss is not capable of being repaired within sixty (60) days, Company will have the
option to terminate this Agreement which option will be exercisable by written notice to County within ninety (90) days after the occurrence of such event. Any such termination by Company shall require the prior written consent of any Lender.
In the event the Company elects to terminate this Agreement based upon such damage, destruction, or substantial loss and the Company or its employees or agents cause such damage, destruction or substantial loss to occur, the Company will be liable
for and will pay for all cleanup or demolition of the Premises necessary to make the Premises ready for repair, replacement, restoration or rebuilding which is not otherwise covered by insurance. In the event Company does not exercise such option,
or in the event said damage, destruction or loss is capable of being repaired within sixty (60) days, then Company will promptly repair, replace, restore or rebuild said improvements. 

 

	2.15	TERMINATION BY COUNTY 

  

	 	2.15.1	Default by Company 

 Company will be considered in default as Lessee under this Agreement in
the event of any one or more of the following occurrences: 
  

	 	2.15.1.1	The liquidation under federal bankruptcy statutes which causes the discontinuance of the fulfillment of any required provision, of this Agreement by Company. 

 

	 	2.15.1.2	Company fails to pay the rental charges or other money payments required by this Agreement when the same are due and the continuance of such failure for a period of ten (10) days after written notice thereof from
the CDR to Company. 

  
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	 	2.15.1.3	Company voluntarily abandons any of the Premises leased or assigned to it or discontinues the conduct and operation of its business at the Premises. 

 

	 	2.15.1.4	Company will be considered in default of this Agreement if Company fails to fulfill any of the other terms, covenants, or conditions set forth in this Agreement if such failure continues for a period of more than thirty
(30) days unless cured as provided below. 

  

	 	2.15.2	Cure 

 Company will be considered in default of this Agreement if Company fails to fulfill any
of the terms, covenants, or conditions set forth in this Agreement if such failure continues for a period of more than thirty (30) days (except failure to pay rental charges as described in 2.15.12 hereinabove) after delivery by the CDR of a
written notice of such breach or default, except if the fulfillment of its obligation requires activity over a period of time, and Company will have commenced in good faith to perform whatever may be required for fulfillment within ten
(10) days after receipt of notice and continues such performance without interruption except for causes beyond its control. 
  

	 	2.15.3	Termination For Default By Company 

 Subject to the lender protection provisions of
Section 2.19, if default is made by Company as described in Section 2.15.1 or 2.15.2 hereinabove, and such default is not cured as provided in such sections, County may elect to terminate this Agreement with thirty (30) days’
written notice to Company. 
  

	 	2.15.3.1	If County elects to terminate this Agreement, it will in no way prejudice the right of action for rental arrearages owed by Company. 

 

	 	2.15.3.2	In the event of any termination, for default by Company, County will have the right to enter upon the Premises and take possession of same. Redelivery and disposal of improvements will be as described in
Section 2.18 entitled REDELIVERY AND DISPOSAL OF IMPROVEMENTS AT TERMINATION, of this Agreement. 

  

	2.16	TERMINATION BY COMPANY 

  

	 	2.16.1	Default By County 

 County will be considered in default as Lessor of this Agreement if County
fails to fulfill any of the terms, covenants or conditions set forth in this Agreement if such failure shall continue for a period of more than thirty (30) days after delivery by Company of a written notice of such breach or default. 

  
 31 

	 	2.16.2	Cure 

 County will not, however, be considered in breach of this Agreement if the fulfillment
of its obligation requires activity over a period of time and County has commenced in good faith to perform whatever may be required for fulfillment within ten (10) days after receipt of notice and continues such performance without
interruption except for causes beyond its control. 
  

	 	2.16.3	Termination For Default By County 

 If default is made by County as described in
Section 2.16.1 hereinabove, Company may elect to terminate this Agreement with thirty (30) days’ written notice to County. 
  

	 	2.16.3.1	In the event of the termination for default by County, redelivery and disposal of improvements will be as described in Section 2.18, entitled REDELIVERY AND DISPOSAL OF IMPROVEMENTS AT TERMINATION, of this
Agreement. 

  

	 	2.16.3.2	In the event of any termination for default by County, it will in no way prejudice the right of action for rental arrearages owed by Company. 

 

	 	2.16.3.3	Company reserves the rights to any remedies it may have at law or in equity arising from County’s breach of this Agreement. 

  

	2.17	WAIVERS AND ACCEPTANCE OF FEES 

  

	 	2.17.1	No waiver of default by either party hereto of any of the terms, covenants or conditions hereof to be performed, kept or observed will be construed to be or act as a waiver of any subsequent default of any of the terms,
covenants, conditions herein contained to be performed, kept and observed. 

  

	 	2.17.2	No acceptance of fees or other money payments in whole or in part for any period or periods during or after default of any of the terms, conditions or covenants to be performed, kept or observed by the Company will be
deemed a waiver on the part of the County of its right to terminate this Agreement on account of such default. 

  

	 	2.17.3	No acceptance of fees or other money payments in whole or in part for any period, or periods during or after default of any of the terms, conditions or covenants to be performed, kept or observed by the County will be
deemed a waiver on the part of the Company of its right to terminate this Agreement on account of such default. 

  

	2.18	REDELIVERY AND DISPOSAL OF IMPROVEMENTS AT TERMINATION 

  

	 	2.18.1	Company covenants that at the termination of this Agreement, howsoever caused, it will quit and surrender such leased Premises in good repair and condition, excepting reasonable wear and tear, acts of God, the public
enemy or the action of the elements. 

  
 32 

	 	2.18.2	Upon termination of this Agreement howsoever caused, County will require Company to remove from the leased Premises, within thirty (30) days of termination, all equipment, trade fixtures and personal property
belonging to Company. 

 For purposes of this Subsection 2.18.2, the words “equipment, trade fixtures and personal
property” will include, but not be limited to, signs (electrical or otherwise) used to advertise or identify Company’s business, all equipment used in connection with the conduct of its business whether or not such equipment is attached to
said Premises; any other mechanical device; and all other miscellaneous equipment furnishings and fixtures installed on or placed on or about the leased Premises and used in connection with Company’s business thereon. 

 

	 	2.18.3	Upon termination of this Agreement, howsoever caused, County will have option to require either of the following by giving written notice prior to the date of termination: 

 

	 	2.18.3.1	Company will, commencing within thirty (30) days following the termination date, remove all or part (as determined by CDR) of the permanent improvements made to or placed upon the Premises by Company. Company
agrees that it will use due diligence in completing the removal as may be required herein. 

  

	 	2.18.3.2	Company will leave in place all or part, as determined by the CDS, of the permanent improvements whereupon title and ownership will pass from Company and vest in County without any further consideration required from
County. Company agrees that it will immediately provide any transfers of title to the County as may be required. 

  

	 	2.18.3.3	If no written notice is received by Company from County prior to termination of this Agreement pursuant to this Section 2.18.3, Section 2.18.3.2 will apply. 

For purposes of this Section 2.18.3 the words “permanent improvements” means all property of the Company upon the Premises
which will include, but not be limited to, paving, buildings, structures and related appurtenances, wall coverings, carpeting, draperies and light fixtures. 
  

	2.19	FINANCING 

  

	 	2.19.1	 Notwithstanding anything to the contrary contained in this Agreement, Company will have the right at any time
during the term hereof to execute and deliver to any or all of its Lenders any documents which will operate as collateral security for any loan or loans made, even if such document or documents result in a form or type of conveyance or assignment of
the leasehold interest demised hereunder. It 

  
 33 

	 	
is hereby agreed that Company or any such Lender(s) will have the right to immediately record such document or document(s) with an appropriate public official or officials. Company agrees that
copies of all such documents of conveyance or assignment as contained in this Section 2.19 will be provided to the CDR forthwith. Any financing arrangement which hypothecates any interest of Company in or under this Agreement or any conveyance
or assignment to be made by Company of any interest in or under this Agreement must have the prior written approval of CDR which consent shall not be unreasonably withheld or delayed. Notwithstanding the foregoing, Company will have the right to
refinance the outstanding principal balance of any previously approved loan with any institutional lender at prevailing market interest rates without County’s consent, provided such refinancing does not exceed the remaining original
amortization period of the previously approved loan. Such approval or consent of the initial or subsequent assignments to a Lender or purchaser will be in accordance with Section 2.1 entitled ASSIGNMENT of this Agreement. Any Lender which will
succeed to Company’s interest hereunder, will so succeed subject to all the terms and conditions of this Agreement. 

  

	 	2.19.2	County will deliver to any such Lender written notice of any default of Company under the terms of this Agreement and said notice will specify the nature of the default Before terminating this Agreement, County will
allow such Lender to cure or commence to cure any default of Comp any in accordance with Sections 2.15.2, 2.16.2 and 2.19 of this Agreement. The time period to cure any default of Company will commence when said notice is delivered to Lender. Lender
and any person designated by Lender shall have and are hereby granted the right to enter upon the Premises at any time and from time to time for the purpose of taking any cure action as described herein. In the event Company fails to timely cure a
default after receipt of written notice and expiration of any applicable cure period, County agrees to provide any Lender with a second written notice and provide such Lender with an additional thirty (30) day cure period, County will not have
the right to exercise any remedies under this Agreement so long as a Lender is diligently prosecuting to complete a cure of any default. If such default is of a nature which is incapable of being cured by Lender, County agrees not to exercise its
remedies arising from such default if (i) Lender notifies County in writing within such thirty (30) day cure period that Lender intends to foreclose its mortgage and Lender commences and diligently pursues such foreclosure; and
(ii) Lender makes all payments due by Company under this Agreement through the date of foreclosure. 

  

	 	2.19.3	Any default by the Company in the payment of money as required under the terms of this Agreement may be cured by the Lender in accordance with the terms of Sections 2.15.2 of this Agreement (and subject to the
notification and cure provisions of 2.19.22), and County will accept any such payment or cure from such Lender during the term of the Lender’s loan to Company. 

  
 34 

	 	2.19.3.1	Should the Company default under the terms of this Agreement and should the default be such that it cannot be cured by the payment of money, County will accept payments of rent from such Lender and this Agreement will
not terminate, but will remain in full force and effect, pending Lender’s cure of such default within the time periods described herein or resort to foreclosure or sale proceedings under its deed of trust or other security instruments.

  

	 	2.19.4	Notwithstanding the provisions of Section 2.19.3.1 above, should the Company default under the terms of this Agreement and should the default be such that it cannot be cured by the payment of money and the default
(in the sole judgment of the County’s Designated Representative) affects the security or safety of the Premises and if Company’s Lender does not wish this Agreement to terminate, then upon written notice from the County such Lender will
have the option to cure immediately or to commence to cure the default in accordance with Section 2.15.2 of this Agreement. However, if the nature of the default requires action before the cure time specified in Section 2.15.2, the
County’s Designated Representative may elect to cure the default. County will then present for payment to Company and Lender a detailed and itemized invoice of County’s reasonable expenses incurred in curing the default. 

 

	 	2.19.5	Subject to the rights of a Lender as otherwise set forth in this Section 2.19 (including, without limitation, Section 2.19.13), this Agreement will not terminate sooner than one (1) year from the date of
County’s notice of default to Company and Lender, pending such Lender’s resort to any foreclosure or sale proceedings under its deed of trust or other security instrument unless Company or Lender fails to pay County the amount of the
invoice referenced in Section 2.19.4 above within thirty (30) days from receipt. 

	 	

	 	2.19.6	If any default has been cured by a Lender or Assignee, County agrees that upon completion of any foreclosure proceedings or sale under the deed of trust or other security securing the loan, or upon, delivery of a deed
in lieu of foreclosure, the Lender or Assignee at such sale or any heir, successor, Assignee subsequent to such sale will be recognized by County as the lessee under the terms of this Agreement for all purposes for the remaining term hereof subject
to the County’s approval of such Assignee as required in Section 2.19.11.1 hereinafter. The leasehold interest of the Lender or such Assignee will not be adversely affected or terminated by reason of any
non-monetary default occurring prior to the completion of such proceedings or sale, provided such default has been promptly remedied, or if such default requires possession to cure, provided such Lender
promptly commences to cure upon taking possession of the Premises. 

  

	 	2.19.7	Such Lender will not become personally liable under the terms and obligations of this Agreement unless and until it assumes the obligations and is recognized by County as lessee under this Agreement and will be liable
only so long as such Lender maintains ownership of the leasehold interest or estate and recourse to such Lender shall be limited solely to Lender’s interest in the Premises. 

  
 35 

	 	2.19.8	Not more frequently than once in each calendar year within thirty (30) days after a written request by the Camp any or any Lender, County, through its Designated Representative, will execute, acknowledge and
deliver to the Company or such person or entity as the Company designates a certificate stating: 

  

	 	(a)	that this Agreement is the only Agreement between County and Company concerning the leased Premises and is unmodified and in full force and effect in accordance with the terms (or if there have been modifications, that
this Agreement is in force and effect as modified, and identifying the modification agreements, or if this Agreement is not in full force and effect, that it is not); 

 

	 	(b)	the commencement and expiration dates of this Agreement and the date to which rental has been paid to County under this Agreement; 

  

	 	(c)	whether or not there is an existing default by Company in the payment of rental or any other sum of money under this Agreement, and whether or not there is any other existing default by either party under this Agreement
with respect to which a notice of default has been served, and if there is such a default specifying its nature and extent; 

  

	 	(d)	whether or not there are any set-offs, defenses or counterclaims against enforcement of the obligations to be performed by County under this Agreement; and, 

 

	 	(e)	such other information that a Lender or Assignee may reasonably require. 

  

	 	2.19.9	The bankruptcy or insolvency of Company will not operate or permit the County to terminate this Agreement as long as all rent or other monetary payments required to be paid by Company continue and other required
obligations are performed in accordance with the terms of this Agreement. In the event that County or Company terminates this Agreement, whether as a result of the rejection of the Agreement pursuant to the Federal Bankruptcy Code or otherwise,
then, provided that Lender has cored any monetary defaults under this Agreement, and provided further that County has not elected to assume any approved financing, as provided in Section 2.19.11 Lender shall have the right within thirty
(30) days after termination of the Agreement to request and County shall execute a new lease covering the premises for the remaining term under same terms and conditions as set forth herein. 

 

	 	2.19.9.1	 The rejection of this Agreement by a
trustee-in-bankruptcy of any landlord under this Agreement shall not affect or impair the lien of any mortgage or deed of trust in favor of Lender or Lender’s
rights with respect to this Agreement. In addition to the leasehold estate created hereunder in favor of the Company and all other interest specified in any mortgage or deed of trust in favor of Lender, the lien of such mortgage or deed of trust
shall attach to, and shall encumber the Company’s right to use and possession of the Premises if a trustee-in- bankruptcy of any landlord under this Agreement
rejects this Agreement. This Agreement shall not be treated as terminated by reason 

  
 36 

	 	
of the bankruptcy of any landlord hereunder or under Subsection 365(h)(1) of the Bankruptcy Code without the Lender’s prior written consent, and any such termination without Lender’s
prior written consent shall be null, void and of no force and effect. 

  

	 	2.19.10	To the extent any of the terms of this .Agreement are inconsistent with the terms of this Section 2.19, this Section 2.19 will control. 

 

	 	2.19.11	Any uncured material default by Company under any approved financing will be deemed a default under this Agreement. Such default, however, will be deemed and treated by the County as a default not curable by Lender in
accordance with Section 2.19.2 of this Agreement. In the event of any default by Company under any approved financing, the County reserves the right to assume the financing obligation of the Company to the Lender before the Lender resorts to
any foreclosure or sale proceedings under its deed of trust or other security instrument. 

  

	 	2.19.11.1	Following any foreclosure, should the lender desire to sell the leasehold interest or estate to another party, the County retains the right to reasonably approve any competent Assignee of the lender who demonstrates the
financial capability (e.g. a net worth of at least $2,000,000 as increased annually according to the percentage increase during the preceding year in the Consumer Price index for all urban wage earners and clerical workers [CPI-W] U.S. average all items prepared by the Bureau of Labor Statistics of the United States Department of Labor with such increase not to exceed four percent (4%)), and past experience in the management of
comparable commercial facilities to the satisfaction of the CDR. Notwithstanding the foregoing, County’s consent shall not be required for an assignment by a lender under any approved financing to a corporation, limited liability company or
other entity which controls, is controlled by or is under common control with such lender provided such entity has a net worth of at least $20 trillion. 

  

	 	2.19.11.2	In the event Lender gives County forty-five (45) days notice of a default by Company under any approved financing and County declines the right to assume the financial obligation of Company, the parties agree that
the Lender or Assignee will be permitted to consider the total unpaid balance of the loan on the date of either, (i) the Lender’s assumption of the lease or assignment to an Assignee through foreclosure sale, or (ii) if through a deed
in lieu of foreclosure, on the date of the recording of such deed, as an equity contribution to be repaid as described in Section 1.7.2 until such time as the total unpaid balance of the loan is fully recovered by such Lender or Assignee.

  

	 	2.19.11.3	 Subject to the County’s right to assume the financing obligations of the Company to Lender before Lender
resorts to any foreclosure or sale under this Section, in the event of a default under Lender’s mortgage or 

  
 37 

 
deed of trust, Lender or Lender’s wholly owned, subsidiary-shall have the right, after giving notice to the County, to oust the Company and take possession of the Premises in accordance with
the terms of Lender’s mortgage or deed of trust. Such ouster shall not constitute a termination of this Agreement, but shall be deemed an exercise of the assignment of this Agreement to Lender, which shall not require County approval. 

 

	 	2.19.11.4	Notwithstanding the above provisions of this Section 2.19 to the contrary, the following shall apply: (1) In the event any Lender forecloses and either a purchaser at the foreclosure sale or a subsequent
assignee of such Lender acquires the leasehold estate under this Lease, then, subject to any right by County to approve such, purchaser or assignee as provided in this Lease, such purchaser or assignee shall pay the same rental amount that would
have been payable by the Lender; (2) any Lender shall have the right to commence, but not complete foreclosure during the 45-day period available to County to notify Lender that County shall assume the
loan; and (3) if County assumes the loan, County shall not take or permit any action to terminate this Lease or merge the ground leasehold estate into the fee estate prior to payment of all obligations owing in connection with the loan. For
purposes of this Section, “ground leasehold estate” shall mean the leasehold estate granted to Company by County pursuant to this Agreement. 

  

	 	2.19.12	Any mortgage, lien, encumbrance or deed of trust placed by the County on the fee title to the Premises shall be subordinate to this Agreement (and any replacement to this Agreement), any mortgage or deed, of trust
encumbering the leasehold estate in favor of Lender, and all Subleases. 

  

	 	2.19.13	In connection with Lender’s cure rights hereunder, any Lender shall be allowed sufficient time necessary to complete any foreclosure action, including delay’s due to official restraint (including by law,
process or injunction issued by a court), so long as such Lender is paying payments required by this Agreement which can be reasonably determined prior to acquiring the Company’s interest under this Agreement, Lender shall have the light to
terminate foreclosure proceedings at any time if Company has cured all defaults under any loan from Lender. 

  

	 	2.19.14	So long as the mortgage or deed of trust in favor of a Lender is in effect, there shall be no merger of the leasehold estate created by this Agreement into the fee simple estate in the Premises without the prior written
consent of such Lender. 

  

	 	2.19.15	Any Lender shall have the right to participate in any settlement or adjustment of losses under insurance policies maintained by Company under this Agreement. Such Lender shall be named as a loss payee or additional
insured, as applicable, in accordance with any loan documents executed by Company, under the insurance policies required under this Agreement. In the event any proceeds of such insurance policies are to be distributed, County and Lender agree to be
bound by the provisions of the loan documents executed by the Company in favor offender and approved by CDR concerning distribution of insurance proceeds. 

  
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	 	2.19.16	In the event of partial taking of the Premises by condemnation, if, in the opinion of County and Lender, the remainder of the Premises are suitable for continued operation, this Lease shall not terminate in regard to
the portion not taken. In the event of a partial or total taking of the Premises by condemnation, County and Lender agree (i) to be bound by the provisions of the loan documents executed by the Company in favor of Lender concerning condemnation
process and proceeds, including the right of Lender to recover from such condemnation proceeds an amount up to the then unpaid balance of its loan, and (ii) that Lender shall have the right to participate in any condemnation proceedings as set
forth in Section 2.20. 

  

	 	2.19.17	Whenever in this Agreement, the Company shall have the right to request any information, statements, documents, or anything else whatsoever from the County, Lender shall have the right to request the same from the
County, and such information, statements, documents and other requested material shall thereafter be given to Lender as if Lender had requested the same. In addition, the County shall furnish Lender with copies of all notices of default and notices
of intent served on the Company under this Agreement concurrently with any delivery to the Company. 

  

	 	2.19.18	In the event Lender succeeds to title to the Company’s leasehold estate through foreclosure, or otherwise, all subleases of the Premises shall run directly to the Lender and all such subtenants shall attorn and be
permitted to attorn to Lender as successor landlord and perform their obligations to Lender as successor to the Company under this Agreement as if the sublease was executed directly between the Lender and the sublessee. Provided County has elected
not to assume the obligations of Ground Lessee as provided in Section 2.19.11 of this Agreement, County hereby agrees to subordinate County’s own attornment rights with respect any such subtenant as contained in this Agreement to the
rights of the Lender. 

  

	 	2.19.19	The County agrees to notify Lender and the Company of any assignment, transfer, conveyance or sale of the County’s interest in this Agreement and/or the fee interest in the Premises and will furnish Lender and the
Company with the name and address of such assignee, transferee, grantee or buyer. 

  

	 	2.19.20	Lender shall have the right to participate in any arbitration proceedings in connection with any matter under this Agreement materially affecting the Lender’s interest. Lender shall not participate in an
arbitration related to the annual operating budget. 

  

	2.20	RECOVERY OF PREMISES 

  

	 	2.20.1	County may, in its unlimited discretion, at any time during the term of this Agreement or any extensions thereof, recover all or any part of the Premises for other Airport or public uses (except for commercial
facilities purposes). Prior to the exercise of this power of recovery, County agrees to give Company one (1) year’s prior written notice of its intention to exercise this power. 

  
 39 

	 	2.20.1.1	In the event of such recovery of the Premises by County (or other condemnation or recovery of all or substantially all of the Premises) during the first thirty (30) years of this Agreement. County will pay to
Company an amount equal to the greater of either (i) all amounts outstanding under any loan or under loan documents approved by County pursuant to Section 2.19, or (ii) the sum of all unreimbursed equity contribution and related
interest due to the Company plus fifty percent (50%) of the value of the improvements (excluding land, Company unreimbursed equity, the existing approved loan balance, if any, and any amounts paid by County pursuant to Section 2.20.1.1.1) as
determined by a competent real estate appraiser acceptable to Company and CDR. 

  

	 	2.20.1.1.1	Upon notice from the Company, or, in the event of a total recovery, upon notice from Company’s Lender, the County will pay to the Company’s Lender all sums due to the Lender under the approved loan documents
evidencing and securing the loss secured by the improvements on the Premises Notwithstanding and in replacement of the foregoing, if Lender or approved Assignee of Lender has succeeded to the interest of Company, and the outstanding loan has been,
repaid, County shall pay Lender the amount which was due Lender on the date of foreclosure or transfer of title (or to such approved Assignee the amount Assignee paid Lender to assume this Agreement), less any amount of equity contributions or
accrued interest (in accordance with Section 2.19.11.2) that has previously been repaid from Total Revenue. 

  

	 	2.20.1.2	In the event of such recovery of the Premises by County (or any other condemnation or recovery of all or substantially all of the Premises) during the last twenty (20) years of this Agreement, the County will pay
to Company fifty percent (50%) of the residual leasehold value of the improvements on the Premises based on the remaining term of this Agreement minus any outstanding loan balance. Such leasehold value shall exclude the value of the land after
deducting any amounts paid by County pursuant to Section 2.20.1.2.1. The residual leasehold value will be as determined by a competent real estate appraiser acceptable to Company and CDR. 

 

	 	2.20.1.2.1	 Upon notice from Company, or, in the event of a total recovery, upon notice from Company’s Lender, the
County will pay to Company’s Lender all sums due to the Lender under the approved loan documents evidencing and securing the loan, and any subsequent financing that has been 

  
 40 

 
approved by file CDR secured by the improvements on the Premises. Notwithstanding the foregoing, if Lender or approved Assignee of Lender has succeeded to the interest of Company, and the
outstanding loan has been repaid, County shall pay Lender the amount which was due Lender on the date of foreclosure or transfer of title (or to such approved Assignee the amount Assignee paid Lender to assume this Agreement), less any amount or
equity contributions or accrued interest (in accordance with Section 2.19.11.2) that has previously been repaid from Total Revenue to Lender or its assigns. 
  

	 	2.20.1.3	The County will have no obligation for any encumbrance of the improvements, which has not received County written approval as defined in Section 2.19. 

 

	 	2.20.1.4	In the event of any partial condemnation or recovery by any agency other than County, or in the event of any such condemnation or recovery, Company will be entitled to file an action to receive condemnation proceeds for
recovery of its leasehold improvements and its leasehold interest. 

  

	 	2.20.1.5	In the event of a partial recovery by another agency, this Agreement shall remain in full force and effect as to the portion of the Premises remaining. 

On a partial recovery, all sums, including damages and interest, awarded for the fee or the leasehold or both shall (i) be delivered to
County and Company (or to any Lender), respectively, if such award has been apportioned between County and Company by such condemning authority, or (ii) be deposited promptly with an escrow agent selected by Company in the reasonable exercise
of its discretion if there is only a single award, to be distributed and disbursed as follows: 
  

	 	a.	First, to taxes constituting a superior lien on the portion of the Premises taken; 

  

	 	b.	Second, to County an amount equal to the then present value of County’s interest in the income stream from rental payments attributable to the portion of the Premises being taken, measured by the diminution in
rental payments, plus an amount equal to the then present value of the reversionary interest of County at the expiration of this Agreement in that portion of the real property underlying the Premises that is taken in such partial recovery; and

  
 41 

	 	c.	Third, subject to the rights of any Lender of record, the balance of the award to Company. 

Sums being held by an approved escrow agent pending disbursement shall be deposited in a federally insured interest-bearing account and, upon
disbursement, each party having a right to any of the sums being disbursed shall be entitled to receive the interest attributable to its share of said sums. 

ARTICLE III 
  

	3.1	MAINTENANCE AND OPERATION NONDISCRIMINATION COMPLIANCE 

 The Company, for itself, its
heirs, personal representatives, successors in interest, and assigns, as a part of the consideration hereof, does hereby covenant and agree as a covenant running with the land that in the event facilities are constructed, maintained, or otherwise
operated on the said property described in this Agreement for a purpose for which a U.S. Department of Transportation program or activity is extended or for another purpose involving the provision of similar services or benefits, Company will
maintain and operate such facilities and services in compliance with all other requirements imposed pursuant to 49 CPR Part 21, Nondiscrimination in Federally Assisted. Programs of the Department of Transportation and as said Regulation maybe
amended. 
  

	3.2	NONDISCRIMINATION IN PARTICIPATION, CONSTRUCTION AND USE OF PREMISES 

 Company, for
itself, its personal representatives, successors in interest and assigns and as a part of the consideration hereof, does hereby covenant and agree as a covenant running with the land that: 

 

	 	3.2.1	No person on the grounds of race, color, or national origin will be excluded from participation in, denied the benefits of, or be otherwise subjected to discrimination in the use of said facilities. 

 

	 	3.2.2	That in the construction of any improvements on, over, or under such land and the furnishing of services thereon, no person on the grounds of race, color or national origin will be excluded from participation, in,
denied the benefits of, or otherwise be subject to discrimination. 

  

	 	3.2.3	That the Company will use the Premises in compliance with all other requirements imposed by or pursuant to 49 CFR Part 21, Nondiscrimination in Federally Assisted Programs of the Department of Transportation and as said
Regulations maybe amended. 

  

	3.3	TERMINATION RIGHTS FOR BREACH OF SECTIONS 3.1 AND 3.2 ABOVE 

 In the event of breach of
any of the nondiscrimination covenants described in Sections 3.1 and 3.2 above, County will have the right to terminate this Agreement and to reenter and repossess said land and the facilities thereon, and hold the same as if said Agreement

  
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had never been made or issued. This provision, however, does not become effective until the procedures of 49 CFR Part 21 are followed and completed including expiration of appeal rights. Promptly
upon the receipt of any complaint or other notice alleging violation of the covenants in Sections 3.1 and 3.2, County will notify Company and will provide Company the opportunity to defend the same. Unless disapproved by the US. Department of
Transportation, any such termination and reentry rights shall not be exercised by County so long as the current Lender elects to exercise its rights and. remedies and acquire the Company’s interest under this Agreement. Such Lender will not be
required to cure any breach by Company of any covenants in Section 3.1 through 3.5, provided, however, such Lender shall be obligated to comply with such Sections upon any acquisition of Company’s interest under this Agreement. 

 

	3.4	NONDISCRIMINATION IN FURNISHING ACCOMMODATIONS AND/OR SERVICES 

 Company will furnish its
accommodations and/or services on a fair, equal and not unjustly discriminatory basis to all users thereof and it will charge, fair, reasonable and not unjustly discriminatory prices for each unit or service; provided that Company may be allowed to
make reasonable and nondiscriminatory discounts, rebates or other similar type of price reductions to volume purchasers. 
  

	3.5	RIGHTS FOR NONCOMPLIANCE WITH SECTION 3.4 

 Noncompliance with Section 3.4 above
will constitute a material breach of this Agreement and in the event of such noncompliance, County will have the right to terminate this Agreement and the estate hereby created without liability therefor or at the election of County or the United
States of America either or both said Governments will have the right to judicially enforce the provision. Unless disapproved by the U.S. Department of Transportation, any such termination and reentry rights shall not be exercised by County so long
as the current Lender elects to exercise its rights and remedies and acquire the Company’s interest under this Agreement. Such Lender will not be required to cure any breach by Company of any covenants in Section 3.1 through 3.5, provided,
however, such Lender shall be obligated to comply with such Sections upon any acquisition of Company’s interest under this Agreement. 
  

	3.6	COMPANY’S OBLIGATION 49 CFR PART 23, SUBPART F 

  

	 	3.6.1	This Agreement is subject to the requirements of the U.S. Department of Transportation’s regulations, 49 CFR Part 23, Subpart F. Company agrees that it will not discriminate against any business owner because of
the owner’s race, color, national origin or sex in connection with the award or performance of any agreement covered by 49 CFR Part 23, Subpart F. 

  

	 	3.6.2	Company agrees to include the language in Sections 3.1 through 3.6.1 in any subsequent Sublease, professional services and/or construction agreements that it enters and cause those businesses to similarly include the
statements in further agreements, provided however, that the foregoing is neither intended to nor shall require any Sublessee to include any such provisions in any contracts or agreements relative to the operations of its business. Such inclusion
may be made by way of reference to such sections (as opposed to restatement of such sections in any such agreement). 

  
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	3.7	SUBAGREEMENT NONDISCRIMINATION COMPLIANCE 

 Company hereby assures it will include
Sections 3.1 through 3.6.1 in all Subleases and cause Sublessees to similarly include such sections in further Subleases, provided however, that the foregoing is neither intended to nor shall require any Sublessee to include any such provisions in
any contracts or agreements relative to the operations of its business. Such inclusion may be made by way of reference to such sections (as opposed to restatement of such sections in any such Sublease). 

 

	3.8	COMPANY OBLIGATION 

 Company hereby assures that no person shall be excluded from
participation in, denied the benefits of or otherwise be discriminated against in connection with the award and performance of any contract, including, leases, covered by 49 CFR Part 23 on the grounds of race, color, national origin or sex. 

 

	3.9	APPENDIX 9, GENERAL CIVIL RIGHTS PROVISION 

 Company assures that it will comply with
pertinent statutes, Executive Orders and such rules as are promulgated to assure that no person shall, on the grounds of race, creed, color, national origin, sex, age or handicap be excluded from participating in any activity conducted with or
benefiting from Federal assistance. This Provision obligates the Company or its transferee for the period during which Federal assistance is extended to the Airport program, except where Federal assistance is to provide, or is in the form of,
personal property or real property or interest therein or structures or improvements thereon. In these cases, the Provision obligates the party or any transferee for the longer of the following periods: (a) the period during which the property
is used by the sponsor or any transferee for a purpose for which Federal assistance is extended, or for another purpose involving the provision of similar services or benefits; or (b) the period during which the Airport sponsor or any
transferee retains ownership or possession of the property. In the case of contractors, this Provision binds the contractors from the bid solicitation period through the completion of the contract. Compliance with the Americans With Disabilities
Act, Public Law 101-336, as amended, by the Company, shall be considered compliance with the Company’s duty to assure that no person shall, on the grounds of handicap be excluded from participating in any
activity conducted with or benefiting from Federal assistance. 
  

	3.10	AFFIRMATIVE ACTION EMPLOYMENT PROGRAMS 

  

	 	3.10.1	 Company assures that it will undertake an Affirmative Action Program as required by 14 CFR. Part 152, Subpart E,
to ensure that no person shall on the grounds of race, creed, color, national origin, or sex, be excluded from participating in any employment activities covered in 14 CFR Part 152, Subpart E. The Company assures that no person will be excluded on
these grounds firm 

  
 44 

	 	
participating in or receiving the services or benefits of any program or activity covered by this subpart. The Company assures that it will require that its covered
sub-organizations provide assurances to Company that they similarly will undertake Affirmative Action Programs and that they will require assurances from their
sub-organizations, as required by 14 CFR Part 152, Subpart E to the same effect. 

  

	 	3.10.2	The Company agrees to comply with any affirmative action plan or steps for equal employment opportunity required by 14 CFR Part 152, Subpart E, as part of the Affirmative Action Program, and by any Federal, State, or
local agency or court, including those resulting from a conciliation agreement, a consent decree, court order or similar mechanism. The Company agrees that State or local affirmative action plans will be used in lieu of any affirmative action plan
or steps required by 14 CFR Part 152, Subpart E, only when they fully meet the standards set forth in 14CFR, Subpart 152.409. Company agrees to obtain a similar assurance from its covered organizations, and to cause them to require a similar
assurance of their covered sub-organizations, as required by 14 CFR Part 152, Subpart E. 

  

	 	3.10.3	In the event the Company employs fifty (50) or more employees on the Airport, it agrees to prepare and keep on file for review by the FAA Office of Civil Rights, an affirmative action plan developed in accordance
with standards in 14 CFR, Subpart 152.409. Such program will be updated on an annual basis. Should Company employ less than fifty (50) employees on the Airport, it will annually send written correspondence confirming the exemption.

  

	 	3.10.4	This Section 3.10 is not intended to apply to any Sublessee of Company. 

  

	3.11	AIRPORT MAINTENANCE, REPAIR, DEVELOPMENT AND EXPANSION 

 County reserves the right to
further develop or improve, the landing area or any other area, building or other improvement within the present or future boundaries of the Airport as it sees fit in its sole judgment regardless of fee desires or view of Company and without
interference or hindrance by the Company. Further, County retains the absolute right to maintain, repair, develop and expand fee terminal building, any other Airport facility, Airport improvement or Airport property free from any and all liability
to fee Company for loss of business or damage of any nature whatsoever as may be occasioned during or because of the performance of such maintenance, repair, development or expansion. 

 

	3.12	MAINTENANCE, REPAIR, DIRECTION AND CONTROL 

 The County reserves the right, but is not
obligated to exercise the right, to maintain and keep in repair the landing area of the Airport and all publicly owned facilities of the Airport, together with the right to direct and control all activities of Company in this regard. These areas
will include, but are not limited to, those areas which are not necessary to serve the aeronautical users of the Airport, except that County will not be obligated to maintain and keep in repair such areas of the Airport as may be leased to or under
the control of Airport tenants whether such area serves aeronautical users or otherwise. 

  
 45 

	3.13	AGREEMENTS WITH THE UNITED STATES OF AMERICA 

 This Agreement will be subject and
subordinate to the provisions and requirements of any existing or future agreement between the County and the United States of America relative to the development, operation or maintenance of the Airport. Notwithstanding the foregoing, the County
agrees that no existing agreements between the County and the United States of America relating to the same (i) currently prohibit or materially affect the use and/or operation of the Premises as contemplated under this Agreement, or
(ii) defeat the lien of the mortgage or deed of trust in favor of a Lender and/or the leasehold estate in favor of the Company created by this Agreement. Should any future agreements between the County and the United States of America
materially impair the use of the Premises or Lender’s interest therein, such agreements shall be considered an action to recover the Premises under Section 2.20. 
  

	3.14	OPERATION OF AIRPORT BY THE UNITED STATES OF AMERICA 

 This Agreement and all the
provisions hereof will be subject to whatever right the United States of America now has or in the future may have or acquire, affecting the control, operation, regulation and taking over of said Airport or the exclusive or nonexclusive use of the
Airport by the United States during the time of war or national emergency. 
  

	3.15	PART 77 OF FEDERAL AVIATION REGULATIONS 

 Company agrees to comply with the notification
and review requirements covered in Part 77 of the Federal Aviation Regulations in the event future construction of a building is planned for the Premises, or in the event of any planned modification or alteration of any present or future building or
structure situated on the Premises. 
  

	3.16	NONEXCLUSIVE 

 It is understood and agreed that nothing herein contained will be
construed to grant or authorize the granting of an exclusive right within the meaning of Section 49 U.S.C 40103(e) [formally known as Section 308 of the Federal Aviation Act of 1958. (49 USC 1349a)] 

 

	3.17	AIRSPACE 

 There is hereby reserved to the County, its successors and assigns, for the
use and benefit of the public, a right of flight for the passage of aircraft in the airspace above the surface of the Premises herein leased. This public right of flight will include the right to cause or allow in said airspace, any noise inherent
in the operation of any aircraft used for navigation or flight through the said airspace or landing at, taking off from or operation on the Airport. No liability on the part of the County will result from the exercise of this right. 

  
 46 

	3.18	AIRPORT OBSTRUCTIONS 

 The Company by accepting this Agreement expressly agrees for
itself, its successors and assigns, that it will not erect nor permit the erection, of any structure or object nor permit the growth of any tree on the land leased hereunder which will exceed such maximum height as may be stipulated by the County.
It is understood and agreed that applicable laws, codes, regulations or agreements concerning height restrictions will govern the maximum height to be stipulated by County. In the event the aforesaid covenants are breached, County reserves the right
to enter upon the land leased hereunder and to remove the offending structure or object and cut down the offending tree all of which will be at the expense of Company and without liability to County. 

 

	3.19	AIRPORT HAZARDS 

 The Company by accepting this Agreement agrees for itself, its
successors and assigns, that it will not make use of the Premises in any manner which might interfere with the landing and taking off of aircraft from the Airport or otherwise constitute a hazard or obstruction. In the event the aforesaid covenant
is breached, County reserves the right to enter upon the Premises hereby leased and cause the abatement of such interference at the expense of the Company and without liability of any kind. 

 

	3.20	AIRPORT RULES AND REGULATIONS AND AIRPORT OPERATING DIRECTIVES 

 The County, through its
Designated Representative, will have the right to adopt, amend and enforce reasonable rules and regulations and operating directives with respect to use of and the conduct and operation of the Airport, its terminal buildings or any improvements
within the present or future boundaries of the Airport which Company agrees to observe and obey. 
  

	3.21	COMPLIANCE WITH PUBLIC AUTHORITIES 

  

	 	3.21.1	Company will not use or permit the use of the demised Premises or any other portion of the Airport for any purpose or use other than authorized by this Agreement or as may be authorized by other, separate, written
agreement with County. 

  

	 	3.21.2	Company, its employees, representatives or agents will comply with all present or future laws, rules and regulations and amendments or supplements thereto governing or related to the use of the Airport or the demised
Premises as may from time to time be promulgated by Federal, State or local governments and their authorized agencies. 

  
 47 

	3.22	ENVIRONMENTAL POLICY 

  

	 	3.22.1	Violation Of Environmental Laws 

 Company will not cause or permit any hazardous material to be
used, generated, manufactured, produced, stored, brought upon, transported to or from, or otherwise released on, under or about the Premises or transported to and from the Premises by Company, its Sublessees, their agents, employees, contractors,
invitees, or a third party in violation of the Environmental Laws as defined in Section 1.1, DEFINITIONS. 
  

	 	3.22.1.1	CDR will have access to the Premises to inspect same to insure that Company is using the Premises in accordance with environmental requirements. 

 

	 	3.22.1.2	Company, at the CDR’s reasonable request, at Company’s expense, will conduct such testing and analysis as necessary to ascertain whether Company is using the Premises in compliance with environmental
requirements. Any such tests will be conducted by qualified independent experts chosen by Company and subject to CDR’s reasonable written approval. Copies of such reports from any such testing will be provided to CDR. 

 

	 	3.22.1.3	Company will provide copies of all notices, reports, claims, demands or actions concerning any environmental concern or release or threatened release of hazardous materials or special wastes to the environment.

  

	 	3.22.2	Contamination Of Premises 

 If the presence of any Hazardous Material on, under or about the
Premises caused or permitted by Company results in any contamination of the Premises, in violation of an Environmental Law, Company will promptly take all actions, at its sole cast and expense, as are necessary to return the Premises to the
condition existing prior to the introduction of any such Hazardous Material to the Premises, Company will take all steps necessary to remedy and remove any such hazardous materials and special wastes and any other environmental contamination as is
presently or subsequently discovered on or under the Premises as are necessary to protect the public health and safety and the environment from actual or potential harm and to bring the Premises into compliance with all environmental requirements;
provided, however, County will be solely responsible for any environmental condition existing on or about the Premises prior to the Approval Date or any environmental conditions caused by County during the term or arising in any way and at any time
from the Airport. Such procedures are subject to: 
  

	 	3.22.2.1	Prior written approval of CDR, which approval will not be unreasonably withheld, Company will submit to CDR a written plan for completing all remediation work. CDR retains the right to review and inspect all such work
at any time using consultants and/or representatives of his/her choice. 

  

	 	3.22.2.2	Such actions of remediation by Company will not potentially have any material adverse long-term effect on the Premises in the reasonable judgment of CDR. 

  
 48 

	 	3.22.3	Compliance With All Governmental Authorities 

 Company will promptly make all submission to,
provide all information to, and comply with all requirements of the appropriate governmental authority under all Environmental Laws as defined in Section 1.1, entitled DEFINITIONS, of this Agreement. 

 

	 	3.22.3.1	Should the Government determine that a site characterization, site assessment, and/or cleanup plan be prepared or that a cleanup should be undertaken because of any spills or discharges of hazardous materials at the
Premises which occur during the term of this Agreement then Company shall prepare and submit required plans and financial assurances, and carry out the approved plans. Company will promptly provide all information requested by CDR to determine the
applicability of the Environmental Laws to the Premises, or to respond to any governmental investigation or to respond to any claim of liability by third parties which is related to environmental contamination. 

 

	 	3.22.3.2	Company’s obligations and liabilities under this provision will continue so long as County bears any responsibility under the Environmental Laws for any action that occurred on the Premises during the term of this
Agreement. 

  

	 	3.22.3.3	This indemnification of County by Company includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup, remedial, removal restoration, any fines or penalties issued
to Company, or any other work required by any Federal, State or local governmental agency or political subdivision because of hazardous material located on the Premises or present in the soil or ground water on, under or about the Premises.

  

	 	3.22.3.4	The parties agree that County’s right to enforce Company’s promise to indemnify is not an adequate remedy at law for Company’s violation of any provision of this Agreement. County will also have the
rights set forth in Section 3.22.4, entitled County’s Termination Rights for Violation of Environmental Laws, or Section 2.15, entitled TERMINATION BY COUNTY, or this Agreement in addition to all other rights and remedies provided by
law or otherwise provided in this Agreement. 

  

	 	3.22.4	County’s Termination Rights for Violation of Environmental Laws 

  

	 	3.22.4.1	Company’s failure or its Sublessees, their agents, employees, contractors, invitees, or the failure of a third party to comply with any of the remediation requirements of this Agreement or applicable Environmental
Laws will constitute a material default under this Agreement and will permit County to pursue the following remedies, in addition to all other rights and remedies provided by law or otherwise provided in this Agreement, to which County may resort
cumulatively, or singularly, in the alternative 

  
 49 

	 	3.22.4.1.1	County may, at County’s election, keep this Agreement in effect and enforce all of its rights and remedies under this Agreement, including (i) the right to recover rent and other sums as they become due by the
appropriate legal action and/or (ii) the right, upon ten (10) days’ written, notice to Company, to make payments required of Company or perform Company’s obligations and be reimbursed, by Company for the cost thereof, unless such
payment is made or obligation performed by Company within such ten (10) day period 

  

	 	3.22.4.1.2	County may, at County’s election, subject to the Lender’s right to cure, terminate this Agreement upon written notice to Company as provided in Section 2.15, entitled TERMINATION BY COUNTY, If this
Agreement is terminated under this provision, Company waives all rights against County, including, but not limited to, breach of contract, costs of design, installation or construction of improvements and/or interruption of business.

  

	 	3.22.4.1.3	Notwithstanding any other provision in this Agreement to the contrary, County will have the right of “self-help” or similar remedy in order to minimize any damages, expenses, penalties and related fees or
costs, arising from or related to a violation, of Environmental Law on, under or about the Premises. 

  

	3.23	AMERICANS WITH DISABILITIES ACT 

 Company will throughout the term of this Agreement be
in compliance with all applicable provisions of the Americans With Disabilities Act, Public Law 101-336. 

ARTICLE IV 
  

	4.1	FORCE MAJEURE 

 Neither County nor Company will be deemed to be m breach of this
Agreement by reason of failure to perform any of its obligations hereunder if while and to the extent that such failure is due to strikes, boycotts, labor disputes, embargoes, shortages of materials, acts of God, acts of the public enemy, acts of
governmental authority, unusual weather conditions, floods, riots, rebellion or sabotage. However, the provisions of this Section will not apply to failure by Company to pay rents, fees or any other money payments required under’ other
provisions, covenants or agreements contained in this Agreement. 

  
 50 

	4.2	QUIET ENJOYMENT 

 County agrees that, on payment of the rentals and fees and performance
of the covenants, conditions and agreements on the part of Company to be performed hereunder, Company will have the right to peaceably occupy and enjoy the Premises. 
  

	4.3	NONLIABILITY OF INDIVIDUALS 

 No officer, member, manager, agent or employee of either
party to this agreement will be charged personally or held contractually liable by or to the other party under any term or provision of this Agreement or because of any breach thereof, or because of its or their execution or attempted execution.

  

	4.4	NOTICES 

 Any notice or communication to be given under the terms of this Agreement
(“Notice”) shall be in writing and shall be personally delivered or sent by facsimile, overnight delivery, or registered or certified mail, return receipt requested. 

Notices shall be addressed as follows: 
  

			
		
	 If to County;
	  	 Clark County, Nevada
 Director of Aviation

P O. Box 11005, Airport Station
 Las Vegas, Nevada 89111-1005

FAX (702) 597-9553

		
	 If to the Company:
	  	 Beltway Business Park Office No 1, LLC
 c/o
Thomas & Mack Co
 2300 West Sahara Avenue, Suite 530

Las Vegas, NV 89102
 Attn: Thomas A. Thomas

FAX: (702) 364-6416

		
	 AND
	  	 Beltway Business Park Office No 1, LLC
 c/o
Majestic Realty Co.
 13191 Crossroads Parkway North; Sixth Floor

City of Industry, CA 91746
 Attn: Edward P. Roski, Jr.

FAX: (562) 692-1553

  

	4.5	HEADINGS, TITLES OR CAPTIONS 

 Article, section or paragraph, headings, titles or
captions are inserted only as a matter of convenience and for reference, and in no way define, limit or describe the scope or extent of any provision of this Agreement. 

  
 51 

	4.6	INVALID PROVISIONS 

 It is expressly understood and agreed by and between the parties
hereto that in the event any covenant, condition or provision herein contained is held to be invalid by any court of competent jurisdiction, the invalidity of such covenant, condition or provision will in no way affect any other covenant, condition
or provision herein contained; provided, however, that the invalidity of any such, covenant, condition or provision does not materially prejudice either County or Company in their respective rights and obligations contained in the valid covenants,
conditions or provisions of this Agreement. 
 Should any portion of this Agreement be determined by any court of competent jurisdiction to
be in violation of the Southern Nevada Public Lands Management Act of 1998 it is expressly agreed that Company and County will negotiate in good faith to modify such terms or portions of this Agreement in order to comply with such. Act County and
Company agree that they will negotiate in good faith to resolve any issue regarding compliance with the Act for a period of one hundred eighty (180) days. If the parties cannot agree on a resolution during such period, either party may
terminate this Agreement with ninety (90) days written notice to the other party. Notwithstanding the above to the contrary, no termination shall be effective without the prior written consent of all current Lenders. 

 

	4.7	STATE OF NEVADA LAW 

 This Agreement will be interpreted under and governed by the Law of
the State of Nevada. 
  

	4.8	FULL AUTHORITY 

 in the event that the Federal Aviation Administration or its successors
require, modifications or changes in this Agreement as a condition precedent to the granting of funds for the improvement of the Airport, or otherwise, the Company agrees to consent to such amendments, modifications, revisions, supplements, or
deletions of any of the terms, conditions, or requirements of this Agreement as may be reasonably required. Any expenses resulting from such amendments, modifications, revisions, supplements or deletions, shall be born solely by the Company. 

 

	4.9	ADVERSE TENANCY 

 Any unauthorized bolding over by the Company for more than one hundred
eighty (180) days after the termination of this Agreement or the expiration of its terms without the written consent of the County, except for the period authorized for removal of Company’s property upon the expiration or termination
hereof, shall entitle the County to collect from the Company as liquidated damages for such holding over, one hundred twenty percent (125%) of the then rent. The County may perfect a lien on the property of Company as security for the payment of any
damages or unpaid rentals, fees, and/or revenues and shall be entitled to collect the same by foreclosure of such Hen and sale of such property. Any such lien shall be subordinate to the lien of a Lender. Nothing herein shall limit the County’s
rights to seek immediate eviction. 

  
 52 

	4.10	DISPUTES 

 Any and all disputes arising under this Agreement, which cannot be
administratively resolved, shall be determined according to the laws of the State of Nevada, and the Company agrees that the venue of any such dispute, shall be in the State of Nevada. Company agrees as a condition of tills Agreement that
notwithstanding the existence of any dispute between the parties, insofar as is possible under the terms of this Agreement, each party shall continue to perform the obligations required of it during the continuation of any such dispute, unless
enjoined or prohibited by a court of competent jurisdiction. 
  

	4.11	AGENT FOR SERVICE OF PROCESS 

 The parties hereto expressly understand and agree that if
the Company is not a resident of the Stare of Nevada, or is an association or partnership without a member or partner resident of said State, or is a foreign corporation, and then in any such event the Company does designate its State of Nevada
registered agent as its agent for the purpose of service of process in any court action between it and the County arising out of or based upon this Agreement, and the service shall be made as provided by the laws of the State of Nevada by serving
also the Company’s registered agent. The parties hereto expressly agree, covenant, and stipulate that Company shall also personally be served with such process out of this State by the registered mailing of such complaint and process to the
Company at the address set forth herein. Any such service out of this State shall constitute valid service upon the Company as of the date of receipt thereof. The parties hereto further expressly agree that the Company is amenable to and hereby
agrees to the process so served, submits to the jurisdiction, waives any and all obligations and protests thereto, any laws to the contrary notwithstanding. 
  

	4.12	GENDER 

 Words of any gender used in this Agreement shall be held and construed to
include any other gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires. 
  

	4.13	ENTIRE AGREEMENT 

  

	 	4.13.1	This document represents the entire Agreement between the parties hereto and will not be modified or canceled by mutual Agreement or in any manner except by instrument in writing, executed by the parties or their
respective successors in interest, The parties further understand and agree that the other party and its agents have made no representations or promises with respect to this Agreement or the making or entry into this Agreement, except as in this
Agreement expressly set forth, and that no claim or liability for cause for termination shall be asserted by either party against the other, and such party shall not be liable by reason of, the making of any representations or promises not expressly
stated in this agreement any other written or oral agreement with the other party being expressly waived. 

  
 53 

	 	4.13.2	The individuals executing this Agreement personally warrant that they have full authority to execute this Agreement on behalf of the entity for whom they are acting herein. 

 

	 	4.13.3	The parties hereto acknowledge that they thoroughly read this Agreement, including any exhibits or attachments hereto, and have sought and received whatever competent advice and counsel was necessary for them to form a
full and complete understanding of all rights and obligations herein. 

  

	4.14	SUCCESSORS AND ASSIGNS 

 This Agreement shall be binding upon and shall inure to the
benefit of the parties hereto and their respective heirs, personal representatives, successors, or assigns, as the case may be. 
  

	4.15	COUNTERPARTS 

 This Agreement may be executed in any number of counterparts, each of
which when so executed shall constitute m the aggregate but one and the same document. 
  

	4.16	SUSPENSION AND ABATEMENT 

 In the event that County’s operation of the Airport or
Company’s operation from the Premises should be restricted substantially by action of the federal government or agency thereof or by any judicial or legislative body, then either party hereto will have the right, upon written notice to the
other, to a suspension of this Agreement and an abatement of an equitable proportion of the payments to become due hereunder, from the time of such notice until such restrictions will have been remedied and normal operations restored. 

 

	4.17	INDEPENDENT CONTRACT 

 Company is deemed to be an independent contractor for all purposes
regarding its operations at the Airport and no agency, expressed or implied, exists. 
 [Signature page to follow] 

  
 54 

 IN WITNESS WHEREOF, County and Company have executed these presents the day and year first above
written: 
  

															
	ATTEST:	 		 	COUNTY:
			
		 		 	CLARK COUNTY, NEVADA

  

															
					
	By	 	 	 		 	By	 	/s/ Randall H. Walker

															
		 		 		 	  Randall H. Walker
		 		 		 	  Director of Aviation
			
	WITNESS:	 		 	COMPANY:
			
	 	 		 	 BELTWAY BUSINESS PARK OFFICE NO. 1, LLC

a Nevada limited liability company

				
	APPROVED AS TO FORM	 		 	By:	 	Thomas & Mack Beltway LLC
		 		 		 	 a Nevada limited liability company,

its manager

	/s/ Lee Thomson	 		 		 	
	David Roger, District Attorney	 		 		 	
		 		 		 		 	By:	 	/s/ Thomas A. Thomas
		 		 		 		 		 	Thomas A. Thomas, Manager
					
		 		 		 	By:	 	MAJESTIC BELTAWAY OFFICE NO. 1, LLC
		 		 		 		 	a Delaware limited liability company, its manager
						
		 		 		 		 	By:	 	MAJESTIC REALTY CO,
		 		 		 		 		 	a California corporation, manager’s agent
							
		 		 		 		 		 	By:	 	 
		 		 		 		 		 		 	Edward P Roski, Jr., Chairman

  
 55 

 Exhibit “A” 

to 
 Lease Agreement

 CMA AGREEMENT 
 (See
Attached) 

  
 56 

 Exhibit “B” 

to 
 Lease Agreement

 SOUTHERN NEVADA PUBLIC LAND MANAGEMENT ACT OF 1998 

(See Attached) 

  
 57 

 PUBLIC LAW 105-263 

105th Congress 
 An Act 

To provide for the orderly disposal of certain Federal lands in Clark County, Nevada, and to provide for the acquisition of environmentally
sensitive lands in the State of Nevada. 
 Be it enacted by the Senate and House of Representatives of the United States of America in Congress
assembled, 
 SECTION 1. SHORT TITLE. 

This Act may be cited as the “Southern Nevada Public Land Management Act of 1998”. 

SEC. 2. FINDINGS AND PURPOSE. 
 (a)
Findings.–The Congress finds the following: 
 (1) The Bureau of Land Management has extensive land ownership in small and large parcels
interspersed with or adjacent to private land in the Las Vegas Valley, Nevada, making many of these parcels difficult to manage and more appropriate for disposal. 

(2) In order to promote responsible and orderly development in the Las Vegas Valley, certain of those Federal lands should be sold by the
Federal Government based on recommendations made by local government and the public. 
 (3) The Las Vegas metropolitan area is the fastest
growing urban area in the United States, which is causing significant impacts upon the Lake Mead National Recreation Area, the Red Rock Canyon National Conservation Area, and the Spring Mountains National Recreation Area, which surround the Las
Vegas Valley 
 (b) Purpose. – The purpose of this Act is to provide for the orderly disposal of certain Federal lands in Clark County,
Nevada, and to provide for the acquisition of environmentally sensitive lands in the State of Nevada. 
 SEC. 3. DEFINITIONS. 

As used in this Act: 
 (1) The
term “Secretary” means the Secretary of the Interior 
 (2) The term “unit of local government” means Clark
County, the City of Las Vegas, the City of North Las Vegas, or the City of Henderson; all in the State of Nevada 

  
 58 

 (3) The term “Agreement” means the agreement entitled “The Interim
Cooperative, Management Agreement Between The United States Department of the Interior-Bureau of Land Management and Clark County” dated November 4, 1992. 

(4) The term “special account” means the account in the Treasury of the United States established under section 4(e)(1)(C).

 (5) The term “Recreation and Public Purposes Act” means the Act entitled “An Act to authorize acquisition or
use of public lands by States, counties, or municipalities fox recreational purposes”, approved June 14, 1926 (43 U.S.C. S69 et seq.) 

(6) The term “regional governmental entity” means the Southern Nevada Water Authority, the Regional Flood Control District,
and the Clark County Sanitation District. 
 SEC. 4. DISPOSAL AND EXCHANGE. 

(a) Disposal. – Notwithstanding the land use planning requirements contained in sections 202 and 203 of the Federal Land Policy and
Management Act of 1976 (43 U.S C. 1711 and 1712), the Secretary, in accordance with this Act, the Federal Land Policy and Management Act of 1976, and other applicable law, and subject to valid existing rights, is authorized to dispose of lands
within the boundary of the area under the jurisdiction, of the Director of the Bureau of Land Management in Clark County, Nevada, as generally depicted on the map entitled “Las Vegas Valley, Nevada, Land Disposal Map”, dated April 10,
1997 Such map shall be on file and available for public inspection in the offices of the Director and the Las Vegas District of the Bureau of Land Management 

(b) Reservation for Local Public Purposes. – 

(1) Recreation, and public purpose act conveyances. –Not less than 30 days before the offering of lands for sale or exchange
pursuant to subsection (a), the Stats of Nevada or the unit of local government in whose jurisdiction the lands are located may elect to obtain any such lands for local public purposes pursuant to the provisions of the Recreation and Public Purposes
Act Pursuant to any such election, the Secretary shall retain the elected lands for conveyance to the State of Nevada or such unit of the local government in accordance with the provisions of the Recreation and Public Purposes Act. 

(2) Rights-of-way. – 

(A) Issuance. –Upon application, by a unit of local government or regional governmental entity, the Secretary, in accordance with this
Act and the Federal Land Policy and Management Act of 1976, and other applicable provisions of law, shall issue right-of-way grants on Federal lands in Clark County,
Nevada, for all reservoirs, canals, channels, ditches, pipes, pipelines, runnels, and other facilities and systems needed for– 

  
 59 

 (i) the impoundment, storage, treatment, transportation, or distribution of water (other than
water from the Virgin River) or wastewater; or 
 (ii) flood control management. 

(B) Duration. –Right-of-way grants issued under this
paragraph shall be valid in perpetuity. 
 (C) Waiver of fees.
–Right-of-way grants issued under this paragraph shall not require the payment of rental or cost recovery fees. 

SEC. 4. DISPOSAL AND EXCHANGE (continued) 

(b) Reservation for Local Public Purposes.(continued) 

(3) Youth activity facilities.–Within 30 days after a request by Clark County, Nevada, the Secretary shall offer to Clark County,
Nevada, the land depicted on the map entitled “Vicinity Map Parcel 177-28-101-020 dated August 14, 1996, in accordance
with, the Recreation and Public Purposes Act for the construction of youth activity facilities. 
 (c) Withdrawal.- Subject to valid
existing rights, all Federal lands identified in subsection (a) for disposal are withdrawn from location and entry, under the mining laws and from operation under the mineral leasing and geothermal leasing laws until such time as the Secretary
terminates the withdrawal or the lands are patented. 
 (d) Selection.– 

(1) Joint selection required–The Secretary and the unit of local government in whose jurisdiction lands referred to in subsection
(a) are located shall jointly select lands to be offered for sale or exchange under this section. The Secretary shall coordinate land disposal activities with, the unit of local government in whose jurisdiction such lands are located. Land
disposal activities of the Secretary shall he consistent with local land use planning and zoning requirements and recommendations. 
 (2)
Offering.–After land has been selected in accordance with this subsection, the Secretary shall make the first offering of land as soon as practicable after the date of the enactment of this Act 

(e) Disposition of Proceeds.– 

(1) Land sales.–Of the gross proceeds of sales of land under this subsection in a fiscal year– 

  
 60 

 (A) 5 percent shall be paid directly to the State of Nevada for use in the general
education program of the State; 
 (B) 10 percent shall be paid directly to the Southern Nevada Water Authority for water treatment and
transmission, facility infrastructure in Clark County, Nevada; and 
 (C) the remainder shall be deposited in a special account in the
Treasury of the United States for use pursuant to the provisions of paragraph (3) Amounts in the special account shall be available to the Secretary without further appropriation and shall remain available until expended. 

SEC. 4. DISPOSAL AND EXCHANGE (continued) 

(e) Disposition of Proceeds, (continued) 

(2) Land exchanges.– 

(A) Payments–In the case of a land exchange under this section, the non-Federal party
shall provide direct payments to the State of Nevada and the Southern Nevada Water Authority in accordance with paragraphs (1)(A) and 
 (B)
The payments shall be based on the fair market value of the Federal lands to be conveyed in the exchange and shall be considered a cost incurred by the non-Federal party that shall be compensated by the
Secretary if so provided by any agreement to initiate exchange. 
 (B) Pending exchanges.–The provisions of this Act,
except this subsection and subsections (a) and (b), shall not apply to any land exchange for which an initial agreement to initiate an exchange was signed by an authorized representative of the exchange proponent and an authorized officer of
the Bureau of Land Management prior to February 29, 1996. 
 SEC. 4. DISPOSAL AND EXCHANGE (continued) 

(e) Disposition of Proceeds, (continued) 

(3) Availability of special account.– 

(A) In general–Amounts deposited in the special account may be expended by the Secretary for– 

(i) the acquisition of environmentally sensitive land in the State of Nevada in accordance with subsection (h), with priority given to lands
located within Clark County; 
 (ii) capital improvements at the Lake Mead National Recreation Area, the Desert National Wildlife Refuge,
the Red Rock Canyon National Conservation Area and other areas administered by the Bureau of Land Management in Clark County, and the Spring Mountains National Recreation Area; 

  
 61 

 (iii) development of a multi-species habitat conservation plan in Clark County, Nevada; 

(iv) development of parks, trails, and natural areas in Clark County, Nevada, pursuant to a cooperative agreement with a unit of local
government; and 
 (v) reimbursement of costs incurred by the local offices of the Bureau of land Management in arranging sales or exchanges
under this Act. 
 (B) Procedures.–The Secretary shall coordinate the use of the special account with the Secretary of
Agriculture, the State of Nevada, local governments, and other interested persons, to ensure accountability and demonstrated results. 
 (C)
Limitation.–Not more than 25 percent of the amounts available to the Secretary from the special account in any fiscal year (determined without taking into account amounts deposited under subsection (g)(4)) may be used in any fiscal
year for the purposes described in subparagraph (A)(ii). 
 (f) Investment of Special Account-All funds deposited as principal in the
special account shall cam interest in the amount determined by the Secretary of the Treasury on the basis of the current average market yield on outstanding marketable obligations of the United States of comparable maturities. Such interest shall be
added to the principal of the account and expended according to the provisions of subsection (e)(3). 
 SEC. 4. DISPOSAL AND EXCHANGE (continued)

 (g) Airport Environs Overlay District Land Transfer.–Upon request of Clark County, Nevada, the Secretary shall transfer to
Clark County, Nevada, without consideration, all right, title, and interest of the United States in and to the lands identified in the Agreement, subject to the following: 

(1) Valid existing rights. 
 (2)
Clark County agrees to manage such lands in accordance with the Agreement and with section 47504 of title 49, United States Code (relating to airport noise compatibility planning), and regulations promulgated pursuant to that section. 

(3) Clark County agrees that if any of such lands are sold, leased, or otherwise conveyed or leased by Clark County, such sale, lease, or other
conveyance shall contain a limitation which requires uses compatible with the Agreement and such Airport Noise Compatibility Planning provisions. 

  
 62 

 (4) Clark County agrees that if any of such lands are sold, leased, or otherwise conveyed by
Clark County, such lands shall be sold, leased, or otherwise conveyed for fair market value Clark County shall contribute 85 percent of the gross proceeds from the sale, lease, or other conveyance of such lands directly to the special account.
If any of such lands sold, leased, or otherwise conveyed by Clark County are identified on the map referenced in section 2(a) of the Act entitled “An Act to provide for the orderly disposal of certain Federal lands in Nevada and for the
acquisition of certain other lands in the Lake Tahoe Basin, and for other purposes”, approved December 23, 1980 (94 Stat. 3381: commonly known as the “Santini-Button Act”), the proceeds contributed to the special account by Clark
County from the sale, lease, or other conveyance of such lands shall be used by the Secretary of Agriculture to acquire environmentally sensitive land in the Lake Tahoe Basin pursuant to section 3 of the Santini-Burton Act Clark County shall
contribute 5 percent of the gross proceeds from the sale, lease, or other conveyance of such lands directly to the State of Nevada for use in the general education program of the State, and the remainder shall be available for use by the Clark
County Department of Aviation for the benefit of airport development and the Noise Compatibility Program. 
 SEC. 5. ACQUISITIONS. 

(a) Acquisitions.– 

(1) Definition.–For purposes of this subsection, the term “environmentally sensitive land” means land or an interest in
land, the acquisition of which the United States would, in the judgment of the Secretary or the Secretary of Agriculture– 
 (A)
promote the preservation of natural, scientific, aesthetic, historical, cultural, watershed, wildlife, and other values contributing to public enjoyment and biological diversity; 

(B) enhance recreational opportunities and public access; 

(C) provide the opportunity to achieve better management of public land through consolidation of Federal ownership; or 

(D) otherwise serve the public interest. 

(2) In general.–After the consultation process has been completed in accordance with paragraph (3), the Secretary may acquire with
the proceeds of the special account environmentally sensitive land and interests in environmentally sensitive land. Lands may not be acquired under this section without the consent of the owner thereof Funds made available from the special account
may be used with any other funds made available under any other provision of law. 
 (3) Consultation.–Before initiating efforts
to acquire land under this subsection, the Secretary or the Secretary of Agriculture shall consult with the State of Nevada and with local government within whose jurisdiction the lands are 

  
 63 

 
located, including appropriate planning and regulatory agencies, and with other interested persons, concerning the necessity of making the acquisition, the potential impacts on State and local
government, and other appropriate aspects of the acquisition. Consultation under this paragraph is in addition to any other consultation required by law. 

SEC. 5. ACQUISITIONS (continued) 
 (b)
Administration.–On acceptance of title by the United States, land and interests in land acquired under this section that is within the boundaries of a unit of the National Forest System, National Park System, National Wildlife Refuge
System, National Wild and Scenic Rivers System, National Trails System, National Wilderness Preservation System, any other system established by Act of Congress, or any national conservation or national recreation area established by Act of
Congress– 
 (1) shall become part of the unit or area without further action by the Secretary or Secretary of Agriculture; and 

(2) shall be managed in accordance with all laws and regulations and land use plans applicable to the unit or area. 

(c) Determination of Fair Market Value.–The fair market value of land or an interest in land to be acquired by the Secretary or the
Secretary of Agriculture under this section shall be determined pursuant to section 206 of the Federal Land Policy and Management Act of 1976 and shall be consistent with other applicable requirements and standards. Fair market value shall be
determined without regard to the presence of a species listed as threatened or endangered under the Endangered Species Act of 1973 (16 U.S.C. 1531 et seq.). 

(d) Payments In Lieu of Taxes.–Section 6901(1) of title 31, United States Code, is amended as follows: 

(1) By striking “or” at the end of subparagraph (F). 

(2) By striking the period at the end of subparagraph (G) and inserting “; or”. 

(3) By adding at the end the following: 

“(H) acquired by the Secretary of the Interior or the Secretary of Agriculture under section 5 of the Southern Nevada Public Land
Management Act of 1998 that is not otherwise described in subparagraphs (A) through (G)” 
 SEC. 6. REPORT. 

The Secretary, in cooperation with the Secretary of Agriculture, shall submit to the Committee on Energy and Natural Resources of the Senate
and the Committee on Resources of the House of Representatives an annual report on all transactions under this Act. 

  
 64 

 SEC. 7. RE-CREATION AND PUBLIC PURPOSES ACT. 

(a) Transfer of Reversionary Interest– 

(1) In general.–Upon request by a grantee of lands within Clark County, Nevada, that are subject to a lease or patent issued under
the Recreation and Public Purposes Act, the Secretary may transfer the reversionary interest in such lands to other non-Federal lands. The transfer of the reversionary interest shall only be made to lands of
equal value, except that with respect to the Stats of Nevada or a unit of local government an amount equal to the excess (if any) of the fair market value of lands received by the unit of local government over the fair market value of lands
transferred by the unit of local government shall be paid to the Secretary and shall be treated under subsection (e)(1) of section 4 as proceeds from the sale of land. For purposes of this subsection, the fair market value of lands to be transferred
by the State of Nevada or a unit of local government may be based upon a statement of value prepared by a qualified appraiser. 
 (2)
Terms and conditions applicable to lands acquired.–Land selected under this subsection by a grantee described in paragraph (1) shall be subject to the terms and conditions, uses, and acreage limitations of the lease or patent to
which the lands transferred by the grantee were subject, including the reverted provisions, under the Recreation and Public Purposes Act. 

(b) Affordable Housing.–The Secretary, in consultation with the Secretary of Housing and Urban Development, may make
available, in, accordance with section 203 of the Federal Land Planning and Management Act of 1976, land in the State of Nevada at less than fair market value and under other such terms and conditions as he may determine for affordable housing
purposes. Such lands shall be made available only to State or local governmental entities, including local public housing authorities. For the purposes of this subsection, housing shall be considered to be affordable housing if the housing serves low-income families as defined in section 104 of the Cranston-Gonzalez National Affordable Housing Act (42 U.S.C. 12704). 

SEC. 8. BOUNDARY MODIFICATION OF RED ROCK CANYON NATIONAL CONSERVATION AREA. 

Section 3(a)(2) of the Red Rock Canyon National Conservation Area Establishment Act of 1990 (16 U.S.C.
460ccc-1 (a)(2)) is amended to read as follows: 
 “(2) The conservation area shall consist of
approximately 195,780 acres as generally depicted on the map entitled ‘Red Rock Canyon National Conservation Area Administrative Boundary Modification’, dated August 8, 1996” 

  
 65 

 Exhibit C 

to 
 Lease Agreement

 PRO FORMA DEVELOPMENT COSTS 

INTENTIONALLY OMITTED 

  
 66 

 Exhibit D 

to 
 Lease Agreement

 PREMISES 
 (See
Attached) 

  
 67 

 EXHIBIT “D” 

EXPLANATION 
 THIS DESCRIBES A
PARCEL OF LAND AT TEE SOUTHWEST CORNER OF BADURA AVENUE AND LINDELL ROAD 
 LEGAL DESCRIPTION 

A PARCEL OF LAND IN THE NORTHEAST QUARTER (ME A) OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 1, TOWNSHIP 22 SOUTH. RANGE 60 EAST, MDM, CLARK COUNTY, NEVADA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: 

COMMENCING AT THE CENTER QUARTER CORNER OF S AID SECTION. I AS SHOWN BY MAP THEREOF ON FILE IN FILE 120, PAGE 88 OF SURVEYS IN THE CLARK COUNTY, NEVADA
RECORDER’S OFFICE; 
 THENCE SOUTH 87°09’35” WEST, ALONG THE EAST-WEST
CENTER-OP-SECTION LINE IN SAID SECTION 1, A DISTANCE OF 123.39 FEET TO THE CENTERLINE OF LINDELL ROAD AS DESCRIBED IN INSTRUMENT RECORDED IN BOOK 20020314 AS DOCUMENT
NO. 00744 IN THE CLARK COUNTY, NEVADA RECORDER’S OFFICE; 
 THENCE SOUTH 01°09’08” WEST, ALONG SAID CENTERLINE OF LINDELL ROAD, A DISTANCE
OF 116.14 FEET; 
 THENCE NORTH 88°50’52” WEST, A DISTANCE OF 45.00 FEET TO THE WEST RIGHT-OF- WAY LINE OF LINDELL ROAD AND THE POINT OF BEGINNING; 
 THENCE THE NEXT SEVEN COURSES ALONG SAID WEST RIGHT-OF-WAY LINE OF LINDELL ROAD; SOUTH 01°09’08” WEST, A DISTANCE OF 30 00 FEET; 

THENCE SOUTH 10°36’52” WEST, A DISTANCE OF 60.83 FEET; 

THENCE SOUTH 01°09’08” WEST, A DISTANCE OF 80.00 FEET; 

THENCE SOUTH 12°53’03” EAST, A DISTANCE OF 41.23 FEET; 

THENCE SOUTH 01°09’08” WEST, A DISTANCE OF 53.86 FEET; 

THENCE SOUTH 00°07’15” EAST, A DISTANCE OF 225.06 FEET; 

THENCE SOUTH 01°09’08” WEST, A DISTANCE OF 106 62 FEET; 

THENCE DEPARTING SAID WEST RIGHT-OF-WAY LINE; SOUTH 87°20’55”
WEST, A DISTANCE OF 777.98 FEET; 
 THENCE NORTH 02°02’31” WEST, A DISTANCE OF 27.11 FEET; 

THENCE NORTH 86°44’26” EAST, A DISTANCE OF 4.26 FEET; 

THENCE NORTH 02°48’03” WEST, A DISTANCE OF 200.78 FEET; 

THENCE NORTH 87°16’18” EAST, A DISTANCE OF 68.20 FEET; 

THENCE NORTH 02°48’03” WEST, A DISTANCE OF 155 00 FEET; 

THENCE SOUTH 87°16’18” WEST, A DISTANCE OF 75.00 FEET; 

THENCE NORTH 02°43’42” WEST, A DISTANCE OF 115.71 FEET; 

THENCE NORTH 26°22’27’! WEST, A DISTANCE OF 48 00 FEET TO THE SOUTH RIGHT-OF- WAY LINE OF BADURA AVENUE AS DESCRIBED IN SAID INSTRUMENT RECORDED IN BOOK 20020314 AS DOCUMENT NO. 00744, ALSO THE BEGINNING OF A
NON-TANGENT CURVE, CONCAVE SOUTHERLY HAVING A RADIUS OF 760,00 FEET AND A CENTRAL ANGLE OF 19°08’22”; 

THENCE THE NEXT FOUR COURSES ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE OF BADURA
AVENUE: EASTERLY ALONG THE ARC OF SAID CURVE TO THE RIGHT, FROM WHICH A TANGENT LINE BEARS NORTH 62°54’08” EAST, A DISTANCE OF 253 88 FEET, TO A POINT OF TANGENCY; 

THENCE NORTH 82°02’30” EAST, A DISTANCE OF 45.00 FEET; 

  
 68 

 THENCE NORTH 83°18’83” EAST, A DISTANCE OF 225.06 FEET; 

THENCE NORTH 82°02’30” EAST, A DISTANCE OF 263.86 FEET TO THE BEGINNING OF A CURVE, CONCAVE SOUTHWESTERLY, HAVING A RADIUS OF 54.00 FEET AND A
CENTRAL ANGLE OF 99°06’38”; 
 THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE TO THE RIGHT, A DISTANCE OF 93 41 FEET TO THE POINT OF
BEGINNING. 
 CONTAINING 10.9992 ACRES OF LAND, MORE OR LESS. 
  

	
	/s/ JAMES C. FIVASH 10/28/03
	EXP 6-30-05
	PROFESSIONAL LAND SURVEYOR
	STATE OF NEVADA NO. 11429

  
 69 

 

 

  
 70 

 Exhibit “E” 

to 
 Lease Agreement 

SUBLEASE 
 (See Attached)

  
 71 

 Interim Cooperative Management Agreement 

between 
 The United States
Department of the Interior 
 Bureau of Land Management 

and 
 Clark County 

The Bureau of Land Management (BLM) administers slightly less than 5,000 acres of vacant land that He underneath the primary airspace used for aircraft
departing from McCarran International Airport in Las Vegas, Nevada. Whereas the BLM regularly sells federal land in southern Nevada under the Santini-Burton Act of December 23.1980 (94 Start. 3382) to the general public who could develop said land
in uses that would be incompatible with high levels of aircraft noise, and since Clark County, through the Department of Aviation (DOA) has the resources to cooperate with the BLM in the management of the affected lands, there is an opportunity to
create a mutually beneficial relationship. 
  

	I.	Background 

 Incompatible development in areas adjacent to McCarran Airport in the past several years has
accentuated the need for additional noise mitigation measures. Effective measures that have been implemented thus far by the DO A include the following: 

In 1986, the Clark County Board of Commissioners adopted the Airport Environs Overlay District, which was incorporated as Chapter 28.51 in the
County’s Zoning Ordinance and as Chapter 22.22, “Noise Attenuation Construction Standards”, in the. County’s Building Code. The overlay district includes: 1) specifications for land uses appropriate in areas exposed to various
levels of aircraft noise, 2) requirements for soundproofing of structures that would contain noise sensitive activities, and 3). requirements for the granting of aviation easements to the County. 

In addition, in March, 1989, the Board of County Commissioners approved a Noise Compatibility Program for McCarran International Airport. The
program was developed under the Federal Aviation Administration (FAA) Federal Aviation Regulation (FAR) Part 150, Airport Noise Compatibility Planning guidelines. Am FAR Part 150 Noise Study consists, of two major products: 1) airport noise exposure
maps for the most recent calendar year and far five years In the future, and 2) a noise compatibility program with recommendations to redu.ee the effects of airport noise on people living and working in the airport environs. Many of these
recommendations have been implemented. 
 Planning projections indicate that air traffic activity at McCarran Airport will continue to
increase, and by the year 2005, McCarran is expected to be the eleventh busiest airport in the nation. Some important goals of McCarran Airport in light of these projections are to continue to mitigate aircraft noise to the extent possible, maintain
a good neighbor posture with the community, and maintain airport capacity. The most effective method to accomplish these goals is to prevent future incompatible development in noise impacted areas. 

  
 72 

	II.	Purpose 

 This agreement sets forth the responsibilities of Clark County, through the Department of
Aviation and the Las Vegas District, Bureau of Land Management, United States Department of the Interior, in their cooperative management of the lands underneath the departure Sight tracks from Runways 25R, 25L, 19R, and 19L at McCarran
International Airport, as depicted in Exhibit 1. The objectives of this agreement are as follows: 
  

	 	A.	To provide proper land use planning arid management to protect against the encroachment of incompatible land uses on federal land under the airspace used for aircraft departing to the west and southwest of McCarran
International Airport. 

  

	 	B.	To facilitate the efficient management and protect against unlawful use of public land in these areas. 

  

	 	C.	To ensure that the affected areas are regularly patrolled and monitored to reduce unlawful disposal of trash, litter and hazardous materials, 

 

	 	D.	To prevent the transfer of public lands to private ownership without the concurrence of Clark County, 

  

	III.	Authority 

  

	 	A.	The Bureau of Land Management enters into this cooperative agreement under the authority contained in: Sec. 307(b), Federal Land Policy and Management Act (FLPMA) of October 21, 1976, P.L. 94-579 (90 STAT. 2763, 43 USC1733), and Section 202(c)(9) of FLPMA as delegated in BLM Manual 1203 and Nevada Supplement. 

  

	 	B.	Clark County enters into this cooperative agreement under the authority contained in; Nevada Revised Statutes Section 277.180. 

 

	IV.	Definitions 

  

	 	A.	BLM: means the Bureau of Land Management. 

  

	 	B.	DOA: means the Clark County Department of Aviation. 

  

	 	C.	District Manager, means the Bureau of Land Management’s District Manager, Las Vegas, N. 

  

	 	D.	Director of Aviation: means the Director of Aviation for Clark County. 

  

	 	E.	Board means the Clark County Board of Commissioners. 

  

	 	F.	Project Site: means all the existing public laud with individual areas to be omitted from the operation of this agreement as additional public land in the future, is conveyed into
non-Federal ownership, with the concurrence of Clark County, located in the 60 and above day-night average decibel level (LDN) as depicted by the yellow line on Exhibit
3. 

  
 73 

	 	G.	Compatible Use: means land uses including but not limited to: mining, sand and gravel extraction, utility rights-of-way, commercial uses
such as office, business, professional, wholesale and retail, building materials, hardware, contract construction, manufacturing and production, communication, transportation, railroad, motor vehicle, rapid transit and street railway transportation,
street and highway right-of-way. parking, general dispersed recreation, golf courses, and drainage facilities H Incompatible Use: means land uses including but not
limited to: rural estates, residential, single family homes, mobile homes, low density, medium density and high density housing, transient lodging, apartments, group quarters, condominiums, townhouses, churches, hospitals, carecenters, nursing
homes, schools, auditoriums, concert halls, fraternity and sorority housing, recreational vehicle parks, public assembly, amusement parks, outdoor sports arenas, zoos, and resorts. 

 

	V.	Provisions 

 This Agreement shall begin on the day of signing by both the above mentioned parties to this
Agreement and shall continue indefinitely until terminated in writing upon thirty days notice by either of the parties to the Agreement. Both parties agree to meet thirty days prior to termination of this Agreement to discuss the reasons for
termination. For purposes of modifying this Agreement, both parties snail meet once a year to discuss land use objectives, opportunities and concerns, and prepare an annual operating agreement. The annual operating agreement shall detail specific
objectives, needs, operational plans, evaluate each party’s roles, and work out any difficulties. However, should immediate modifications to the Agreement be required by either party, at any time, both parties may meet and upon written
agreement, the modifications shall be incorporated into the Agreement subject to concurrence of both parties. 
 Both parties recognize that this Agreement
shall not be used to grant any use, without the appropriate authority’, to Clark County. In addition, it k recognized that neither agency may enter into other cooperative management agreements with other entities concerning management of
the Project Site without written agreement from both parties. 
  

	VI.	Responsibilities 

  

	 	A.	Clark County through the DOA shall: 

  

	 	1.	Designate Mr. Thomas JL Nash, Senior Management Analyst, as the primary DOA contact and Mr. Jacob L Snow, Principal Airport Planner, as the alternate DOA contact, authorized to act as a liaison to the
Bureau. The primary and alternate contact may be re-authorized by DOA as needed. 

  

	 	2.	Share data, maps, planning documents and other information necessary for decision making and coordinated planning of facilities. 

  
 74 

	 	3.	Provide recommendations to BLM on the types of activities and compatible land uses that could be allowed on the site and how those activities would be managed. In addition, Clark County recognizes that the area will not
be •withdrawn from the 1872 Mining Law. 

  

	 	4.	Provide a random/routine patrol to identify and report hazardous waste, refuse dumping, and other unauthorized use of the area. With BLM concurrence, NO DUMPING signs will also be posted at strategic locations on the
Project Site. The DOA assumes no additional liability for hazardous waste other than that which is required by law. 

  

	 	5.	If required, prepare an Environmental Assessment (EA) of the Project Site in a manner meeting BLM’s regulatory requirements, within twelve months from the enactment of this agreement- 6 Examine the feasibility of
the ultimate purchase or otherwise attempt to provide for the permanent management of the lands contained in the Project Site by Clark County. 

  

	 	B.	BLM shall: 

  

	 	1.	Designate in writing one contact and one alternate contact authorized to act as a liaison to the DOA. 

  

	 	2.	Share data, maps, planning documents and other information necessary for decision making and coordinated planning of facilities. 

  

	 	3.	Receive recommendations from the DOA on types of activities and compatible land uses that could be allowed on the site and how those activities would be managed. 

 

	 	4.	Provide Clark County with notification of proposed actions for all development proposals, on the Project Site and also provide the DOA with the opportunity to review and comment on all such proposals. DOA review and
comment on proposed design and construction of BLM facilities on Project Site lands is not required: 

  

	 	5.	The BLM will continue to exercise its responsibilities in the project sits far the resource management activities including but not limited to; lands, minerals, forestry, watershed, wild horses and burros, wildlife
habitat, cultural resources, fire protection and livestock grazing, paleontological resources, vegetation management, and recreation. 

  

	 	6.	Work with the DOA to make every reasonable effort to ensure that the Project Site either remains vacant and unimproved or is developed in a compatible use. 

  
 75 

	VII.	Signatures: 

  

					
			
	/s/ Jay Bingham	 		 	November 4, 1992
	JAY BINGHAM	 		 	Date
	Chairman	 		 	
	Clark County Board of Commissioners	 		 	
			
	/s/ Ben Collins	 		 	10/16/92
	BEN COLLINS	 		 	Date
	Las Vegas District Manager	 		 	
	Bureau of Land Management	 		 	

  
 76 

 Exhibit “F” 

to 
 Lease Agreement

 COMPATIBLE USES 

(See Attached) 

  
 77 

 FIRST AMENDMENT TO LEASE 

BELT BUSINESS PARK OFFICE NO. 1 

THIS FIRST LEASE AMENDMENT (“Amendment”) is entered into as of this
1st day of April, 2011 (“Effective Date”), by and between Beltway Business Park Office No. 1, LLC (“Landlord”) and Switch Communications Group, LLC
(“Tenant”) and amends the Lease Agreement between Landlord and Tenant dated November 4, 2010, (the “Lease”) pursuant to which Tenant leased from Landlord 19,013 rentable square feet in Building C-3 at 5655 Badura Avenue, Suite 150, Las Vegas, Nevada (“Existing Premises”). 
 For
good and valuable consideration, receipt of which is hereby acknowledged, Landlord and Tenant hereby agree as follows: 
 1. Rental
Area. Commencing on April 1, 2011, Section 1.2 of the Lease shall be deleted and shall be replaced by the following: 

Premises Rentable Sq. Ft.: 18,799 RSF 

2. Premises Floor Plan. Commencing on April 1, 2011, Exhibit B to the Lease shall be deleted and shall be replaced by the Exhibit
B attached hereto and incorporated herein. 
 3. Commencement Date: Section 1.8 of the Lease shall be deleted and replaced with
the following: 
 Tenant shall have the right to occupy the Premises for the construction of tenant improvements on December 1, 2010.
The Commencement Date of the Initial Term is April 1, 2011. 
 4. Renewal Options: Exhibit I shall be replaced with the attached
Exhibit I and Tenant shall have Two (2) Renewal terms of twenty-four (24) months each. 
 5. Base Rent. Section 1.11
of the Lease shall be deleted and replaced with the following: 
 The NNN Base Rent shall be $1.10 per rentable sq. ft. per month during the
first twelve months of the Initial Term commencing with occupancy on April 1, 2011, under the following staggered occupancy and rent schedule (See Exhibit A for detail): 

Staggered Base Rent Schedule: 
  

			
	 Commencing Day 1 to April 1, 2011
	  	Construction Period
	 Commencing April 1, 2011
	  	$11,931 per month
	 Commencing May 1, 2011
	  	$13,585 per month
	 Commencing June 1,2011
	  	$15,715 per month

 The remaining 4,513 sq. ft. of the 18,799 sq. ft. Premises (“Expansion Space”) shall be
occupied in not less than 500 sq. ft. increments prior to October 1, 2012. The increase in the Base Rent for the occupancy of the Expansion Space shall be the Base Rent set forth in the Lease, as modified by annual escalations, multiplied by
the incremental increase in the square feet occupied. The Base Rent shall be modified by amendment to reflect the additional Expansion Space occupancy. 

6. Operating Expenses. Commencing on April 1, 2011, Tenant shall be responsible for Complex and Building Operating Expenses equal
to: 
 Project: 2.717% 

Complex: 6.75% 
 Building: 34.64%

 7. Landlord’s Improvements. Section 1.19 of the Lease shall be modified as follows: 

Landlord shall reimburse Tenant for the cost of electrical repairs, the construction of a demising wall within the Premises and an operating
expense credit for the Expansion Space totaling: $ 48,349.46. 
 8. Except to the extent that terms are defined herein to the contrary, all
terms used in this Amendment shall have the same meaning as the defined terms set forth in the Lease. 
 9. Except as expressly provided
herein, this Amendment shall not alter, amend or otherwise modify the terms and provisions of the Lease Agreement. 
 10. Except as modified
by this Amendment, the Lease shall remain in full force and affect. As amended hereby, the Lease is hereby ratified and confirmed in its entirety. This Amendment and the Lease embodies the entire agreement between the parties relating to the subject
matter contained herein. 
 11. The parties hereto may execute this Amendment simultaneously, in any number of counterparts, or in facsimile
copies, each of which shall be deemed an original, but all of which together shall constitute one and the same Amendment. 
 12. The parties
acknowledge that no broker/agent was used in connection with the execution of this Amendment. Landlord and Tenant covenant to pay, hold harmless and indemnify each other from and against any and all cost, expense or liability for and compensation,
commissions or charges claimed by any other broker or agent utilized by the indemnitor with respect to this Amendment or the negotiation hereof. 

IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the date first above written. 

[Signatures on Following Page] 

  
 2 

									
	LANDLORD:	 		 	TENANT:
			
	 BELTWAY BUSINESS PARK OFFICE

NO. 1, LLC,
 a Nevada limited liability company
	 		 	 SWITCH COMMUNICATION GROUP

L.L.C.,
 a Nevada limited liability company

			
	MANAGER:	 		 	
					
		 		 		 	By:    	 	/s/ Darren Adair
	Majestic Beltway Office Buildings, LLC,	 		 	Its:    	 	Chief Financial Officer
	a Delaware limited liability company	 		 		 	
				
	 Majestic Realty Co.,
 a California
corporation,
 Manager’s Agent
	 		 		 	
					
	By:    	 	/s/ Edward P. Roski, Jr.	 		 		 	
	Its:    	 	Edward P. Roski, Jr.	 		 		 	
		 	President and Chairman of the Board	 		 		 	
					
	By:    	 	 	 		 		 	
	Its:    	 	 	 		 		 	
				
	MANAGER:	 		 		 	
				
	 Thomas & Mack Beltway, LLC

a Nevada limited liability company
	 		 		 	
					
	By:    	 	/s/ Thomas A. Thomas	 		 		 	
	Its:    	 	Thomas A. Thomas, Manager	 		 		 	

 EXHIBIT A 

Occupancy & Rent Schedule 

Beltway Business Park 

C-3: 5655 Badura, Suite 150 
  

																	
	 C-3
Total: 18,799
	  	 	 	 	Sq. Ft.	 	  	Date	 	  	Rent	 
	 Section A-1
	  	 	41	% 	 	 	7,707	 	  	 	April 1	 	  	$	8,478	 
	 Section A-2
	  	 	16.7	% 	 	 	3,139	 	  	 	April 1	 	  	$	3,453	 
	 Section B
	  	 	8.0	% 	 	 	1,504	 	  	 	May 1	 	  	$	1,654	 
	 Section C
	  	 	10.3	% 	 	 	1,936	 	  	 	June 1	 	  	$	2,130	 
	 Expansion-Section E
	  	 	24.0	% 	 	 	4,513	 	  	 	Future	 	  	 	TBD	 

  

	*	Expansion Space shall be taken in 500 sq. ft. minimum increments prior to October 1, 2012. 

 EXHIBIT B 

Premises Floor Plan 
 (See
Attached) 

 

 

 EXHIBIT I 

Renewal Options 
 Tenant
shall have the right to extend the Initial Term of the Lease for two (2) additional terms of twenty-four (24) months each (“Renewal Option”). If immediately prior to the expiration of the operative term this Lease shall be
in full force and effect, and if written notice of Tenant’s intent to exercise a Renewal Option is given to Landlord not more than one hundred and fifty (150) days nor less than one hundred and twenty (120) days prior to the
expiration of the then operative term, the giving of such notice by Tenant shall be effective to extend the term of the Lease for the applicable Renewal Option without the necessity for execution of any further instrument by either party. If Tenant
fails to deliver written notice of its intent to exercise a Renewal Option within the proscribed time period, such Renewal Option and any succeeding Renewal Option(s) shall lapse, and there shall be no further right to extend the term of the Lease.
Each Renewal Option shall be exercisable by Tenant on the condition that (a) at the time of the exercise, and at all times prior to the commencement of such Renewal Option, Tenant shall not be in default under any provision of the Lease, and
(b) Tenant has not been ten (10) or more days late in the payment of rent more than a total of three (3) times during its prior tenancy. Tenant’s occupancy during a Renewal Option shall be under the same covenants, agreements,
terms, provisions and conditions as are contained herein for the Initial Term, except the Base Rent shall be adjusted as follows. On the first day of the Renewal Option and on each twelve-month anniversary thereafter, the Base Rent shall be
increased by the Base Rent Adjustment set forth in Section 1.12 of the Lease. 
 The Renewal Option(s) are persona, to Tenant or to a
Tenant Affiliate (see Section 10.1.a.). If Tenant subleases any portion of the Premises or assigns or otherwise transfers any interest under this Lease to an entity other than a Tenant Affiliate (a) prior to the exercise of a Renewal
Option (whether with or without Landlord’s consent), or (b) after Tenant’s notice to Landlord of its intent to exercise a Renewal Option but prior to the commencement of such Option, then such Renewal Option and any succeeding Renewal
Options shall lapse. 

 SECOND AMENDMENT TO LEASE 

Beltway Business Park Office No. 1 

THIS SECOND LEASE AMENDMENT (“Amendment”) is entered into as of this
25th day of September, 2012 (“Effective Date”), by and between Beltway Business Park Office No. 1, LLC (“Landlord”) and Switch Communications Group, LLC
(“Tenant”) and amends the Lease Agreement between Landlord and Tenant dated November 4, 2010, (the “Lease”). 
 For
good and valuable consideration, receipt of which is hereby acknowledged, Landlord and Tenant hereby agree as follows: 
  

	 	1.	Base Rent. 

 The remaining 4,513 sq. ft. of the 18,799 sq. ft. Premises (“Expansion
Space”) shall be occupied in not less than 500 sq. ft. increments prior to October 1, 2013. The increase in the Base Rent for the occupancy of the Expansion Space shall be the Base Rent set forth in the Lease, as modified by annual
escalations, multiplied by the incremental increase in the square feet occupied. The Base Rent shall be modified by amendment to reflect the additional Expansion Space occupancy. 

 

	 	2.	Except to the extent that terms are defined herein to the contrary, all terms used in this Amendment shall have the same meaning as the defined terms set forth in the Lease. 

 

	 	3.	Except as expressly provided herein, this Amendment shall not alter, amend or otherwise modify the terms and provisions of the Lease Agreement. 

 

	 	4.	Except as modified by this Amendment, the Lease shall remain in full force and affect. As amended hereby, the Lease is hereby ratified and confirmed in its entirety. This Amendment and the Lease embodies the entire
agreement between the parties relating to the subject matter contained herein. 

  

	 	5.	The parties hereto may execute this Amendment simultaneously, in any number of counterparts, or in facsimile copies, each of which shall be deemed an original, but all of which together shall constitute one and the same
Amendment. 

  

	 	6.	The parties acknowledge that no broker/agent was used in connection with the execution of this Amendment. Landlord and Tenant covenant to pay, hold harmless and indemnify each other from and against any and all cost,
expense or liability for and compensation, commissions or charges claimed by any other broker or agent utilized by the indemnitor with respect to this Amendment or the negotiation hereof. 

IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the date first above written. 

[Signatures on Following Page] 

  
 - 1 - 

									
	LANDLORD:	 		 	TENANT:
			
	 Beltway Business Park Office No. 1, LLC

a Nevada limited liability company
	 		 	 Switch Communications Group, LLC
 a
Nevada limited liability company

			
	Manager:	 		 	
			
	Majestic Beltway Office Buildings, LLC	 		 	By: /s/ Rob Roy                              
          
	a Delaware limited liability company	 		 	Name: Rob Roy
		 		 	Its: Chief Executive Officer
	 Majestic Realty Co., a California corporation,

Manager’s Agent
	 		 	
				
	By: /s/ Edward P. Roski,
Jr.                                	 		 		 	
	Printed Name: Edward P. Roski, Jr.	 		 		 	
	Its: President and Chairman of the Board	 		 		 	
				
	By:                                   
                                     	 		 		 	
				
	Its:                                   
                                      	 		 		 	
		 		 		 		 	
				
	Manager:	 		 		 	
				
	 Thomas & Mack Beltway, LLC

a Nevada limited liability company
	 		 		 	
				
	By: /s/ Thomas A.
Thomas                                      	 		 		 	
	Its: Manager	 		 		 	

  
 - 2 - 

 THIRD AMENDMENT TO LEASE 

BELTWAY BUSINESS PARK OFFICE NO. 1 

THIS THIRD LEASE AMENDMENT (“Amendment”) is entered into as of this 1st day of February, 2014 (“Effective
Date”), by and between Beltway Business Park Office No. 1, LLC (“Landlord”) and Switch, Ltd. (fka Switch Communications Group, LLC) (‘Tenant”), and amends the Lease Agreement between Landlord and Tenant
dated November 4, 2010, as first amended on April 1, 2011, (the “Lease”) pursuant to which Tenant leased from Landlord 18,799 rentable square feet in Building C-3 at 5655 Badura
Avenue, Suite 150, Las Vegas, Nevada (“Existing Premises”), and thereafter amended on September 25, 2012. 
 For good
and valuable consideration, receipt of which is hereby acknowledged, Landlord and Tenant hereby agree as follows: 
 Tenant vacated the
majority of the Existing Premises on January 31, 2014. Certain subtenants (“Subtenants”) remain at the Existing Premises who are likely to remain in place through the conclusion of the Lease on March 31, 2014, and at the
mutual discretion of Landlord and Tenant these subtenants may remain in the Existing Premises on a month to month basis until required to vacate at the request of either Landlord or Tenant. 

During the period from February 1, 2014 until such date as all of the Subtenants have vacated the Existing Premises the Base Rent is
hereby modified to an amount equal to the payments received from sub tenants at the Existing Premises plus utilities and pest control expenses. 

WHEREFORE, intending to be bound, the parties have executed this Third Amendment To Lease through their authorized representative as of the
dates set forth below. 

									
	LANDLORD:	 		 	TENANT:
			
	 BELTWAY BUSINESS PARK OFFICE

NO. 1, LLC,
 a Nevada limited liability company
	 		 	 Switch, Ltd. (fka Switch Communications

Group L.L.C.),
 a Nevada limited liability company

			
	MANAGER:	 		 	
		 		 	By:	 	/s/ Rob Roy
	Majestic Beltway Office Buildings, LLC	 		 	Name:	 	Rob Roy
	a Delaware limited liability company	 		 	Title:	 	CEO
		 		 	Date:	 	12/18/2014
	 Majestic Realty Co.,
 a California
corporation,
 Manager’s Agent
	 		 		 	
					
	By:	 	/s/ Edward P. Roski, Jr.	 		 		 	
	Name:	 	Edward P. Roski, Jr.	 		 		 	
	Title:	 	President and Chairman of the Board	 		 		 	
	Date:	 	 	 		 		 	
					
	By:	 	 	 		 		 	
	Its:	 	 	 		 		 	
				
	MANAGER	 		 		 	
				
	 Thomas & Mack Beltway, LLC,

a Nevada limited liability company
	 		 		 	
					
	By:	 	/s/ Thomas A. Thomas	 		 		 	
	Name:	 	Thomas A. Thomas	 		 		 	
	Title:	 	Manager	 		 		 	
	Date:	 	 	 		 		 	

  
 2

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