Document:

Sublease Agreement

 Exhibit 10.40 
  
 SUBLEASE AGREEMENT 
  
 BASIC SUBLEASE INFORMATION 
  
 DEFINED TERMS 
  

	 Building:
	  	5005 Wateridge Vista Drive, 2nd Floor, San Diego, CA 92121
		
	 Project:
	  	Sorrento Gateway
		
	 Effective Date:
	  	November 24, 1999
		
	 Commencement Date:
	  	Upon Sublandlord’s delivery of possession of the Premises to Subtenant. The scheduled Commencement Date is January 1, 2000.
		
	 Master Landlord:
	  	 KR-Gateway Partners, LLC,
 a
Delaware limited liability company

		
	 Master Landlord’s
 Address:
	  	 c/o Kilroy Realty, L.P.
 4365
Executive Drive, Suite 850
 San Diego, California 92121-2130
 Attention: Stephen Stock

		
	 Master Lease:
	  	Single Tenant Lease (Triple-Net) dated August 14, 1998 by and between ADI Research Partners, L.P., a California limited partnership corporation, as landlord, and
Dataworks Corporation, a California corporation, as tenant, as amended by that First Amendment to Lease dated February 1, 1999, and the Second Amendment to Lease dated September 10, 1999.
		
	 Permitted Use:
	  	General office, research and development and any other lawful use consistent with Section 1.9 of the Summary of the Master Lease.
		
	 Premises:
	  	The entire second (2nd) floor of
the two (2) story building designated as “Building 2” as more particularly described in the Master Lease, containing approximately 30,730 rentable square feet with a street address of 5005 Wateridge Vista Drive, San Diego,
CA.
				
	Monthly Rent:	  	 Month of Term

	  	 Monthly Rent Per
 Rentable Square Ft

	  	 Monthly Rent

	 	  	1-12	  	$1.84	  	$56,543.00
				
	 	  	13-24	  	$1.90	  	$58,387.00
				
	 	  	25-36	  	$1.96	  	$60,231.00
				
	 	  	37-48	  	$2.02	  	$62,075.00
				
	 	  	49-60	  	$2.08	  	$63,918.00
		
	 Security Deposit:
	  	$56,543.00

	Subtenant:	  	Proflowers.com, a Delaware corporation
		
	Subtenant’s Address:	  	 Proflowers.com, a Delaware corporation
 5005 Wateridge Vista Drive
 San Diego, CA 92121
 Attn:
Chief Financial Officer

		
	Subtenant’s Share of Common Area Operating Expenses:	  	17.79%
		
	Subtenant’s Share of Building Operating Expenses:	  	50%
		
	Sublandlord:	  	 Epicor Software Corporation,
 a California
corporation, formerly known as Dataworks Corporation.

		
	Sublandlord’s Address:	  	 Epicor Software Corporation
 5010
Wateridge Vista Drive
 San Diego, CA 92121
 Attn: John Ireland,
Assistant General Counsel

		
	 	  	 With a copy to:
 Epicor Software
Corporation
 195 Technology
 Irvine, CA 92618
 Attn: Jon Johnson

		
	Term:	  	The initial term (“Initial Term”) of this Sublease shall be for five (5) years commencing on the Commencement Date. Subject to the conditions set forth in Section 2.3,
Subtenant may extend the Initial Term, in which event, the Initial Term, as so extended, shall be referred to collectively herein as the “Term.”
		
	Brokers:	  	CB Richard Ellis (Kim Josephson and Dick Balestri) representing Sublandlord The Irving Hughes Group (Andy LaDow) representing Subtenant
		
	Exhibits:	  	 Exhibit 1 - Master Lease
 Exhibit 2 - Premises Floor Plan
 Exhibit 3 - Site Plan and Subtenant’s Parking Field
 Exhibit 4 - Master Landlord Consent

  
  

 ii 

 SUBLEASE AGREEMENT 
  
 THIS SUBLEASE AGREEMENT (“Sublease”) is entered as of the Effective Date (defined below) by and between
Sublandlord and Subtenant. 
  
 THE PARTIES ENTER this Sublease on
the basis of the following facts, understandings and intentions: 
  
 A. Sublandlord is presently the lessee of the Building designated as Building 2 (hereinafter the “Building”) pursuant to the Master Lease entered into by and between Master Landlord and Sublandlord. A copy of the Master Lease,
with all amendments, exhibits and addenda thereto, is attached hereto as Exhibit 1. 
  
 B. Sublandlord desires to sublease the Premises to Subtenant and Subtenant desires to sublease the Premises from Sublandlord on all of the terms,
covenants and conditions set forth herein. 
  
 C. All of the terms
and definitions in the Defined Terms of the Basic Sublease Information of this Sublease are incorporated herein by this reference. Unless otherwise defined herein or the context otherwise requires, all capitalized terms shall have the meanings given
them in the Master Lease. 
  
 NOW, THEREFORE, IN
CONSIDERATION of the mutual covenants and promises of the parties, the parties hereto agree as follows: 
  
 ARTICLE 1 
 PREMISES 
  
 1.1 Lease of Premises. Sublandlord hereby subleases to Subtenant and
Subtenant hereby subleases from Sublandlord the Premises, as designated in Exhibit 2, for the Term and upon all of the terms and conditions herein set forth. The Premises shall be used by Subtenant for the Permitted Use as set forth in
the Basic Sublease Information. In addition, Sublandlord shall lease to Subtenant, and Subtenant shall lease from Sublandlord, any and all existing permanent improvements (“Improvements”) in the Premises upon all of the terms, covenants
and conditions herein contained. As used herein, “Premises” shall include the Premises and the Improvements. 
  
 1.2 Subordinate Right of First Refusal for First Floor Space. Subject to Sublandlord’s right to lease all or any portion of the first
(1st) Floor of the Building (“First Floor Space”) for use by Sublandlord or any Affiliate of Sublandlord,
if at any time after June 1 2000, all or any portion of the First Floor Space becomes available for sublease, provided there is no continuing and uncured event of default by Subtenant under this Sublease, Subtenant shall have a right of first
refusal (“Refusal Right”) to lease all or any such portion of the First Floor Space on the following terms and conditions: If Sublandlord receives a bona fide offer from any third party (“Third Party Offer”) to lease all or any
portion of the First Floor Space on terms and conditions which Sublandlord desires to accept, Sublandlord shall, before accepting such Third Party Offer, provide Subtenant with written notice of the terms and conditions of the Third Party Offer and
shall first offer to Subtenant the right to lease such space on the terms and conditions set forth in the Third Party Offer. Subtenant shall have five (5) business days from Subtenant’s receipt of any such notice from Sublandlord within which
to notify Sublandlord of Subtenant’s election to exercise the Refusal Right for such space. If Subtenant provides Sublandlord with notice of election not to exercise the Refusal Right within such five (5) business day period or fails to notify
Sublandlord of its election with respect to the exercise of the Refusal Right within such five (5) business day period, then Sublandlord shall be free to lease that portion of the First Floor Space described 

 
in the Third Party Offer without further notice to Subtenant. Upon the proper and timely exercise of this Refusal Right, Sublandlord and Subtenant shall
enter into a written amendment to this Sublease specifying that the portion of the First Floor Space subject to the Refusal Right is a part of the Premises under this Sublease and containing other appropriate terms and provisions relating to the
such space including, without limitation, any increase in Monthly Rent and Subtenant’s Share of Operating Expenses. Should Sublandlord, after having given notice to Subtenant of the Third Party Offer, fail to lease that portion of the First
Floor Space on the terms and conditions set forth in the Third Party Offer, Sublandlord shall give Subtenant notice in the same manner set forth above of any subsequent Third Party Offers received by Sublandlord and the provisions of this section
shall again be applicable to any such subsequent Third Party Offer. Despite the foregoing, if the Third Party Offer is received by Sublandlord at any time prior to December 31, 2001 and the term of the sublease set forth in such Third
Party Offer is for a term (excluding options) which expires on or before August 30, 2005, then Subtenant shall be permitted to exercise Subtenant’s Refusal Right for a term which is coterminous with the initial five (5) year Term of this
Sublease and, in such an event, the Third Party Offer shall be modified to reflect the fair market rent for such term. Notwithstanding anything to the contrary herein, if the Third Party Offer for the First Floor Space is received by Sublandlord
after the date on which Subtenant’s Extension Option (as described in Section 2.3 below) has either expired without effective exercise thereof by Subtenant or has been terminated in accordance with Section 2.3.1 of this Sublease, Subtenant
shall have no Refusal Right with respect to such Third Party Offer. 
  
 1.3 Right to Measure. Sublandlord represents that the rentable and usable areas of the Premises, the Building and the Project have been determined in accordance with the standards set forth in ANSI Z65.1-1996, as promulgated by the
Building Owners and Managers Association (“BOMA Standard”). Subtenant shall have the right, exercisable within fifteen (15) days after the Commencement Date, to remeasure the Premises, the Building and the Project within such fifteen (15)
day period. In the event that subsequent remeasurement of the Premises, the Building and/or the Project by Subtenant, within the time period specified above, indicates that the square footage measurement prepared by Sublandlord produces a square
footage number in excess of or lower than the square footage number which would have resulted had the BOMA Standard been properly utilized, any payments due to Sublandlord (including the number of parking spaces, the TI Allowance and Monthly Rent)
from Subtenant based upon the amount of square feet contained in the Premises shall be proportionally, retroactively and prospectively reduced or increased, as appropriate, to reflect the actual number of square feet as properly remeasured under the
BOMA Standard. Despite the foregoing, Sublandlord and Subtenant agree that any such measurements determined pursuant to this Section 1.2 shall be effective only as between Sublandlord and Subtenant and shall not affect the amounts payable by
Sublandlord to Master Landlord under the Master Lease. 
  
 1.4
Use of Outdoor Seating Area. Subtenant shall have the non-exclusive right to use the outdoor patio area (“Patio”) adjacent to the Building for seating and dining purposes. The type and style of any furniture, umbrellas or any other
items placed in the Patio by Subtenant, if any, shall be subject to the prior written approval of Sublandlord and Master Landlord. Subtenant acknowledges that Sublandlord may establish reasonable and non-discriminatory rules and regulations for the
use of the Patio by Subtenant and the other occupants of the Building. Subtenant shall use commercially reasonable efforts to monitor the use of the Patio by Subtenant’s employees and invitees. 
  
 ARTICLE 2 
 TERM 
  
 2.1 Term. The term of this Sublease shall be for the Term set forth in the Basic Sublease Information commencing upon the date Sublandlord delivers possession of the Premises to Subtenant (“Commencement Date”). The
scheduled Commencement Date is January 1, 2000. Within ten (10) 

  

 2 

 
business days after Sublandlord’s written request, Subtenant shall execute and deliver a written confirmation of the Commencement Date to Sublandlord
which shall be substantially in the form of the Notice of Lease Term Dates attached to the Master Lease as Exhibit C. 
  
 2.2 Early Possession. With prior written consent of Sublandlord and Master Landlord, Subtenant may, prior to the Commencement Date, enter upon the
Premises to commence Subtenant’s improvements to the Premises and to install such trade fixtures and equipment in the Premises as Sublandlord may approve in accordance with any and all related requirements in the Master Lease and to locate up
to twenty (20) of Subtenant’s employees in the Premises commencing December 1, 1999, subject to Subtenant’s obligation to pay to Sublandlord the amount of $10,000.00 plus all Operating Expenses arising from such early occupancy by
Subtenant’s employees; provided, however, that (i) Subtenant shall have previously provided Sublandlord and Master Landlord with proof of Subtenant’s insurance coverage as set forth in Section 20 of the Master Lease; and (ii) prior to any
such early entry Subtenant shall cause its contractors and subcontractors to obtain workers compensation insurance in compliance with Section 20 of the Master Lease and commercial general liability insurance in a commercially reasonable amount given
the scope of the work to be performed by such contractor or subcontractor All materials, work, installations and decorations of any nature brought upon or installed in the Premises prior to the Commencement Date shall be at the risk of Subtenant.
Neither Master Landlord nor Sublandlord nor any party acting on their behalf shall be responsible for any damage or loss or destruction of such items brought to or installed in the Premises by Subtenant prior to the Commencement Date other than
arising from the gross negligence or intentional misconduct of such parties. Subtenant’s access to the Premises prior to the Commencement Date, as provided herein, shall be subject to such reasonable safety, security and insurance (including,
without limitation, builder’s risk insurance for any alterations to the Premises) requirements and procedures as may be established by Master Landlord or Sublandlord from time to time. If Subtenant occupies the Premises, or any portion thereof,
prior to the Commencement Date, such occupancy shall be subject to all provisions of this Sublease and, as specifically incorporated into this Sublease, the applicable provisions of the Master Lease, including, without limitation, Sections 17 (as to
Subtenant’s activities on the Premises only), 20 (excluding flood or earthquake insurance) 21 and 22 of the Master Lease. Such occupancy shall not alter the termination date of the this Sublease. Except as specifically provided herein,
Subtenant shall not be obligated to pay Rent (including any Operating Expenses) for such early occupancy period. Except as specifically provided herein, under no circumstances may Subtenant commence business operations from the Premises prior to the
Commencement Date. 
  
 2.3 Option to Extend. Subtenant
shall have the option to extend (“Extension Option”) the Term of this Sublease for one (1) additional term for a period equal to the then remaining balance of the initial ten (10) year term of the Master Lease (“Renewal Term”),
following the expiration date of the initial five (5) year Term, all upon the terms and conditions set forth herein. The Extension Option may be exercised by Subtenant, or by any “Affiliate” (as defined in Section 14.5 of the Master Lease)
of Subtenant or any assignee of Subtenant approved by Sublandlord and Master Landlord as provided below. Subtenant can only exercise the Extension Option if Subtenant is not in default of its monetary obligations under this Sublease, with all
notices provided and cure periods having expired, at the time of the exercise thereof or at the commencement of the Renewal Term. For purposes of this Section, Subtenant shall not be deemed to be in default of its monetary obligations under this
Sublease if at the time of any exercise notice, or at the commencement of the Renewal Term , Subtenant has cured any nonpayment within the applicable notice and cure periods set forth in this Sublease. 
  
 2.3.1 Exercise Notice. As a condition precedent to the exercise of the
Extension Option, Subtenant shall deliver to Landlord written notice (“Exercise Notice”) of Subtenant’s exercise of the Extension Option not more than twelve (12) months, nor less than nine (9) months, prior to the expiration of the
initial five (5) year Term. Time is of the essence of with respect to the exercise of the 

  

 3 

 
Extension Option and written notice of exercise not delivered in compliance with the terms hereof shall be of no force or effect. Upon the proper and timely
exercise of the Extension Option by Subtenant, all references in this Sublease to “Lease Term” or “Term” shall be considered to mean the Term as extended, and all references in this Lease to the expiration date or to the end of
the Term shall be considered to mean the termination or end of the Renewal Term. Despite anything in this Section 2.3 to the contrary, Sublandlord may, at any time within ten (10) business days of receipt of Subtenant’s Exercise Notice, provide
Subtenant with written notice that Sublandlord intends to occupy all or any portion of the Premises at the expiration of the initial five (5) year Term, in which case Subtenant’s extension Option shall be void and of no further effect.

  
 2.3.2 Terms and Conditions. The Renewal Term shall
commence immediately upon the expiration of the initial five (5) year Term, subject to and conditioned upon all of the same terms, conditions and covenants as provided for herein (except that there shall be no further Extension Option following the
expiration of the Renewal Term), except that the Monthly Rent shall be adjusted as set forth below. 
  
 2.3.3 Monthly Rent at the Commencement of Renewal Term. Upon the Commencement Date of the Renewal Term, the Monthly Rent shall be increased to the
then current Fair Market Rental for the Premises. For purposes of this Section 2.4.3, “Fair Market Rental” shall have the meaning as set forth in second full paragraph of Section 2.3 of the Master Lease. 
  
 2.3.4 Determination of Fair Market Rental. If Sublandlord has not
previously noticed Subtenant of Sublandlord’s intention to Lease the Premises upon the expiration of the initial five (5) year Term, then Sublandlord shall, within ten (10) business days after receipt of Subtenant’s Exercise Notice, notify
Subtenant in writing of the proposed Fair Market Rental to be charged by Sublandlord for the applicable Renewal Term (“Sublandlord’s Determination”). Subtenant shall have one (1) month (“Subtenant’s Review Period”)
after receipt of Sublandlord’s Determination within which to accept Sublandlord’s Determination or to object thereto in writing. In the event Subtenant fails to object to Sublandlord’s Determination in writing within Subtenant’s
Review Period, Sublandlord’s Determination of the Fair Market Rental shall be deemed accepted. If Subtenant objects to Sublandlord’s Determination within Subtenant’s Review Period, the parties shall then have ten (10) business days
(the “Negotiating Period”) after the expiration of Subtenant’s Review Period within which to agree on the Fair Market Rental for the Renewal Term. If the parties agree on the Fair Market Rental for the Renewal Term within the
Negotiating Period, they shall immediately execute an amendment to this Lease setting forth the new Monthly Rent. If the parties are unable to agree on the Fair Market Rental for the Renewal Term within the Negotiating Period then each party shall
place in a separate sealed envelope their final proposal as to such Fair Market Rental and such determination shall be submitted to arbitration in accordance with the procedures set forth in the last three (3) paragraphs of Section 2.3 of the Master
Lease. The cost of the arbitration shall be shared equally by Sublandlord and Subtenant. 
  
 2.3.5 Delivery of Premises. In the event Sublandlord is unable to tender possession of the Premises to Subtenant within thirty (30) days of the scheduled Commencement Date for any reason other than Master
Landlord’s failure or refusal to consent to this Sublease, Subtenant shall have an option at anytime within thirty (30) days thereafter, to terminate this Sublease without liability by written notice thereof to Sublandlord. Without limitation
of the foregoing, in the event Sublandlord is unable to tender possession of the Premises to Subtenant within sixty (60) days of the scheduled Commencement Date as a result of Master Landlord’s failure or refusal to consent to this Sublease,
Subtenant shall have an option at anytime within thirty (30) days thereafter, to terminate this Sublease without liability by written notice thereof to Sublandlord. In the event of any such termination of this Sublease pursuant to this Section
2.3.5, all amounts paid or deposited by Subtenant with or to Sublandlord shall be promptly returned to Subtenant. 
  

 4 

 2.4 Sublandlord’s Early Termination Right. Despite anything in this Sublease to the contrary,
if between September 1, 1999 and June 1, 2000, Subtenant has not provided Sublandlord with reasonable documentation which evidences that Subtenant has secured additional financing during such period for Subtenant’s ongoing business operations
in an amount not less than Twenty Million and 00/100 Dollars ($20,000,000.00)(hereinafter the “Financing”), Sublandlord shall have the right at any time thereafter (but prior to the time Subtenant has secured the Financing), to terminate
this Sublease upon at least sixty (60) days prior written notice (“Early Termination Notice”) to Subtenant. If Sublandlord provides Subtenant with an Early Termination Notice, such notice shall specify a date for termination of this
Sublease (“Early Termination Date”) which Early Termination Date shall be at least sixty (60) days from the date of the Early Termination Notice. Sublandlord shall, upon reasonable notice to Subtenant as provided in this Sublease, have the
right to enter upon and show the Premises to prospective subtenants after the date of the Early Termination Notice. If Subtenant has satisfied all monetary and non-monetary obligations under this Lease which have accrued through the Early
Termination Date (including, without limitation, Subtenant’s indemnity obligations as set forth in this Sublease), then on the Early Termination Date, Sublandlord and Subtenant shall each be relieved of their respective obligations pursuant to
this Sublease, except for obligations which by the terms of this Sublease expressly survive such early termination. On the Early Termination Date, Subtenant shall relinquish all rights in the Security Deposit to Sublandlord and shall deliver
possession of the Premises to Sublandlord in accordance with the provisions of this Sublease as if the Early Termination Date were the expiration date of this Sublease. 
  
 ARTICLE 3 
 RENT 
  
 3.1 Monthly Rent. The
Monthly Rent shall be payable in monthly installments in the amounts set forth in the Basic Sublease Information, in advance on or before the first day of each month, beginning on the Commencement Date. Rent shall be payable to Sublandlord, without
further notice or demand and without deduction or offset, in lawful money of the United States of America at the address specified in the Basic Sublease information or at such other address as Sublandlord may from time to time designate in writing.
Monthly Rent for any partial month shall be prorated on a per diem basis, with respect to the portion of the fractional calendar month included in the Term. Subtenant shall pay the first installment of Monthly Rent due under this Sublease in the
amount of $56,543.00 to Sublandlord concurrently with Subtenant’s execution of this Sublease. 
  
 3.2 Operating Expenses. In addition to the Monthly Rent to be paid by Subtenant, commencing January 1, 2001, Subtenant shall be responsible for (i)
Subtenant’s Share of Common Area Operating Expenses allocated to the premises leased by Sublandlord pursuant to the Master Lease, which exceed Subtenant’s applicable share of such operating expenses for the Base Year ; and (ii)
Subtenant’s Share of Building Operating Expenses which exceed Subtenant’s applicable share of such operating expenses for the “Base Year”. 
  

3.2.1 Definitions. For purposes of this Sublease, the “Base Year” for purposes of computing increases in Common Area Operating
Expenses and Building Operating Expenses is calendar year 2000. 
  
 “Subtenant’s Share of Common Area Operating Expenses” is a fraction, the numerator of which is the rentable area of the Premises (30,730 RSF) and the denominator of which is the total rentable area of Building 1 and Building
2 leased by Sublandlord pursuant to the Master Lease (172,778 RSF). 
  
 “Common Area Operating Expenses” means all costs and expenses for the operation, maintenance, repair and replacement of the Common Areas as more particularly described in Section 4.4 

  

 5 

 
of the Master Lease plus the management fee required to be paid by Sublandlord pursuant to Section 3.3 of the Master Lease. 
  
 “Building Operating Expenses” as used in this Sublease shall mean:
all direct costs and expenses incurred by Sublandlord in connection with the operation, maintenance, repair and replacement of the Premises (which obligations of Sublandlord are more particularly described in Section 11.1 of the Master Lease), and
including the following costs by way of illustration but not limitation: (1) Real Property Taxes (as defined in Section 10 of the Master Lease; (2) any and all assessments imposed with respect to the Premises pursuant to any covenants, conditions
and restrictions affecting the Building; (3) water and sewer charges and the costs of electricity, heating, ventilating, air conditioning and other utilities which are not paid directly to the servicing utility; (4) utilities surcharges and any
other costs, levies or assessments resulting from statutes or regulations promulgated by any government authority in connection with the use or occupancy of the Premises or the parking facilities serving the Premises; (5) costs of insurance obtained
by Sublandlord and Master Landlord pursuant to Section 20 of the Master Lease; (6) waste disposal and janitorial services for the Common Areas of the Building (it being acknowledged that Subtenant shall contract directly for janitorial service to be
provided to the Premises); (7) security service (if applicable); (8) labor; (9) costs incurred in the management of the Premises, including, without limitation: (i) supplies, ( ii) wages and salaries (and payroll taxes and similar governmental
charges related thereto) of employees used in the management, operation and maintenance of the Premises; and (iii) Intentionally Omitted; (10) supplies, materials, equipment and tools including rental of personal property used for
maintenance; (11) repair and maintenance of the elevators and the structural portions of the Premises, including, without limitation, the plumbing, HVAC systems, electric and lighting systems installed or furnished by Master Landlord; (12)
maintenance, costs and upkeep of all parking and Common Areas (other than those portions of the Common Areas to be maintained by Master Landlord); (13) depreciation on a straight line basis and rental of personal property used in maintenance; (14)
amortization on a straight line basis over the useful life not to exceed ten (10) years (together with interest at the Interest Rate) on the unamortized balance] of all capitalized expenditures: (i) reasonably intended to produce a reduction in
operating charges or energy consumption; or (ii) required after the Effective Date of this Sublease under any governmental law or regulation that was not applicable to the Premises on the Commencement Date; or (iii) for replacement of any equipment
needed to operate the Premises at the same quality levels as prior to the replacement; (15) costs and expenses of gardening and landscaping; (16) maintenance of signs (other than signs of tenants of the Project); (17) personal property taxes levied
on or attributable to personal property used in connection with the Building; (18) reasonable accounting, audit, verification, legal and other consulting fees; and (19) costs and expenses of repairs, resurfacing, repairing, maintenance, painting,
lighting, cleaning, refuse removal, and similar items, including appropriate reserves. If at any time during the Term of this Sublease (including the Base Year) less than ninety five percent (95%) of the rentable area of the Building is occupied
during a calendar year, the Building Operating Expenses shall be reasonably adjusted by Sublandlord to approximate the amount of Building Operating Expenses which would have been incurred had the Building been at least ninety five percent (95%)
occupied during such calendar year, with all tenants in Building 2 paying full rent and Building 2 being fully assessed for Real Property Tax purposes. Any repair or maintenance costs which are covered by a warranty or maintenance contract shall be
imputed into Operating Expenses for the Base Year. 
  
 3.2.2
Subtenant’s Monthly Charge. Beginning on January 1, 2001, and on the first day of each calendar month for the remainder of the Term, Subtenant shall pay as additional rent, Subtenant’s applicable share of all increases in such
Common Area Operating Expenses and Building Operating Expenses over such expenses for the Base Year as more particularly described in Section 3.2.3 below. Subtenant shall pay to Sublandlord all of Subtenant’s applicable share of Common Area
Operating Expenses and Building Operating Expenses at the same time and in the same manner as Sublandlord is 

  

 6 

 
otherwise required to pay “Operating Expenses” (as defined in Section 4.4 of the Master Lease) to Master Landlord pursuant to Section 4.5 of the
Master Lease. 
  
 3.2.3 Estimate and Actual Statement.
Sublandlord shall give Subtenant written notice of Sublandlord’s reasonable estimate of Subtenant’s Share of Common Area Operating Expenses and Building Operating Expenses Operating Expenses within thirty (30) days after Sublandlord’s
receipt of Master Landlord’s estimate of Operating Expenses pursuant to Section 4.6 of the Master Lease. Beginning on January 1, 2001, and on the first day of each calendar month for the remainder of the Term, Subtenant shall pay as additional
Rent one-twelfth (1/12) of such estimated amount concurrently with each installment payment of Monthly Rent. Within thirty (30) days after Sublandlord’s receipt of Master Landlord’s Actual Statement of Operating Expenses pursuant to
Section 4.7 of the Master Lease, Sublandlord shall deliver to Subtenant a statement (“Subtenant’s Actual Statement”) which states in reasonable detail (i) the total of the Common Area Operating Expenses and Building Operating Expenses
for the preceding year ; and (ii) Sublandlord’s calculation of Subtenant’s applicable share of the increases in the actual Common Area Operating Expenses and Building Operating Expenses for the preceding calendar year. If Subtenant’s
Actual Statement reveals that Subtenant’s applicable share of the actual Common Area Operating Expenses and Building Operating Expenses is more than the total estimate of such expenses paid by Subtenant on account of the preceding calendar
year, Subtenant agrees to pay Sublandlord the difference in a lump sum within thirty (30) days of receipt of Subtenant’s Actual Statement. If the Subtenant’s Actual Statement reveals that Subtenant’s applicable share of the actual
Common Area Operating Expenses and Building Operating Expenses is less than the estimated amounts paid by Subtenant for such operating expenses on account of the preceding calendar year, Sublandlord will reimburse such amount to Subtenant within
thirty (30) days of the expiration or earlier termination of this Sublease. In the event Sublandlord fails to reimburse Subtenant as provided herein, Sublandlord shall, following an additional five (5) business days prior written notice to
Sublandlord, be permitted to credit any overpayment toward the next monthly installment(s) of Subtenant’s applicable share of such Operating Expenses due under this Sublease. Such obligation will be a continuing one which will survive the
expiration or earlier termination of this Sublease. 
  
 3.2.4
Operating Expense Cap. Despite anything in this Section 3.2 to the contrary, Sublandlord agrees that on an annual basis (commencing January 1, 2002) Subtenant’s Share of Common Area Operating Expenses and Subtenant’s Share of
Building Operating Expenses (sometimes hereinafter collectively referred to as “Operating Expenses”) exclusive of any increases in Real Property Taxes (as defined in Section 10.1 of the Master Lease) shall not increase by
more than six percent (6%) per annum over Subtenant’s share of such Operating Expenses payable by Subtenant for the immediately preceding calendar year. 
  
 3.2.5 Operating Expense Exclusions. “Operating Expenses” applicable to the Project or the Building in which the Premises are situated, as
the case may be, shall exclude the following: 
  
 (a)
depreciation, interest, fees, and/or amortization on mortgages, ground lease payments or other financing arrangements affecting the Building or the Project; 
 (b) legal fees incurred in negotiating and enforcing tenant leases or other contracts affecting the Building or the Project; 
 (c) real estate broker commissions; 
 (d) initial improvements or alterations to tenant spaces; 

(e) the cost of providing any service directly to and paid directly by any tenant; 
 (f) Intentionally Omitted; 
 (g) costs of any
items for which Sublandlord or Master Landlord is entitled to receives reimbursement from insurance proceeds or from any third party or for which Sublandlord or Master Landlord would be entitled to receive insurance proceeds if Sublandlord or Master
Landlord had 

  

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complied with their respective insurance obligations under this Sublease and the Master Lease, respectively; 
 (h) costs of items considered capital improvements, capital repairs or capital expenditures under generally accepted accounting principles, consistently
applied; 
  
 (i) costs related to advertising, promotional and/or
marketing activities; 
  
 (j) association dues or fees except as
permitted pursuant to the Master Lease; 
 (k) costs and expenses incurred with respect to the removal of Hazardous Materials; 
 (1) costs and expenses (including penalties) incurred with respect to compliance with applicable laws in effect prior to the Commencement Date;

 (m) Intentionally Omitted); 
 (n) costs related to the operation of the business of the entity which constitutes Sublandlord as the same are distinguished from the costs of operating the Building or the Project; 
 (o) any other expenses which, in accordance with generally accepted accounting principles, consistently applied, would not normally be treated as
operating expenses by landlords of comparable office projects; 
 (p) any excess profits taxes, franchise taxes, gift taxes, capital stock
taxes, inheritance and succession taxes, estate taxes, federal and state income taxes, and other taxes applied or measured by Sublandlord’s general or net income (as opposed to rents, receipts, or income directly attributable to operation of
the Building or the Project); and 
 (q) costs, fees or penalties arising from Sublandlord’s breach of the Master Lease or any violation
by Sublandlord of laws or restrictions of record (including, without limitation, association bylaws) affecting the Project or the Building. 
  
 3.3 Payment for Utilities/Excess Usage. Subtenant shall arrange for and pay, directly to the appropriate supplier, the cost of telephone services
and janitorial services supplied to the Premises. With respect to all other utilities which are separately metered to the Premises (natural gas, water, sewer, power and other utilities), Subtenant shall pay, directly to the appropriate supplier for
all such utilities to be supplied to the Premises. Subtenant acknowledges that Sublandlord will provide heating, ventilating and air-conditioning for the Premises during normal first-class office building operating hours (which for the purposes of
this Sublease are 7:00 AM to 6:00 PM Monday through Friday and 9:00 AM to 1:00 PM on Saturdays) or such shorter hours as may be required by any applicable governmental agency. To the extent Subtenant requires the use of the HVAC system in excess of
normal first-class office building operating hours, then Subtenant shall pay to Sublandlord, as additional Rent, the charge for such additional HVAC service at the actual cost to Sublandlord (without profit or overhead to Sublandlord) as reasonably
determined by a licensed and qualified mechanical engineer, with Sublandlord reserving the right to adjust such rate from time to time during the Term of this Sublease, provided that such rate is the actual cost to Sublandlord (without profit or
overhead to Sublandlord) and is consistent with the rates then being charged by landlords of similar Class ”A” office/research and development buildings in the market area of the Building. In addition, Subtenant shall pay to Sublandlord,
as additional Rent, the charge for any additional maintenance to the HVAC system serving the Premises to the extent such maintenance is reasonably required as a result of any such excess usage by Subtenant. 
  
 3.4 Rent. As used in this Sublease, “Rent” shall include
Monthly Rent and all additional rent and other charges to be paid by Subtenant pursuant to this Sublease. 
  
 3.5 Late Payment Charges and Interest. If any installment of Rent is not paid promptly on the first of the month or otherwise when due, the unpaid
amounts shall bear interest at the Interest Rate specified in Section 1.11 of the Summary of the Master Lease from the date due to the date of payment. In addition, Subtenant acknowledges that the late payment of any installment of Rent will cause

  

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Sublandlord to incur certain costs and expenses not contemplated under this Sublease, the exact amount of which are extremely difficult or impractical to
fix. These costs and expenses will include, without limitation, administrative and collection costs and processing and accounting expenses. Therefore, if any installment of rent is not received by Sublandlord from Subtenant within five (5) days of
the date when the installment is due, Subtenant shall pay to Sublandlord a charge for administration collection and accounting expenses in an amount equal to five percent (5%) of the amount of such delinquent amounts due for the first late charge in
any calendar year following a five (5) day cure period after notice from Sublandlord that such amount was not received when due, and ten percent (10%) of the amount of such delinquent amounts due for the second and any subsequent late charge in any
calendar year (without notice for any subsequent late charge) in addition to the installment of Rent then owing with interest at the Interest Rate, regardless of whether or not a notice of default or notice of termination has been given by
Sublandlord. Sublandlord and Subtenant agree that the late payment charge represents a reasonable estimate of Sublandlord’s costs and expenses and is fair compensation to Sublandlord for its loss suffered by Subtenant’s nonpayment of any
amounts when due and payable pursuant to this Sublease. This provision shall not relieve Subtenant from payment of Rent at the time and in the manner herein specified. 
  
 3.6 Security Deposit. Upon the execution of this Sublease, Subtenant shall deposit with Sublandlord a Security
Deposit in the amount set forth in Basic Sublease Information as security for the full and faithful performance of every provision of this Sublease to be performed by Subtenant. If Subtenant defaults (with all applicable cure periods having expired)
with respect to any provision of this Sublease, including, but not limited to, the provisions relating to the payment of Rent, Sublandlord may, upon giving an additional five (5) business days written notice to Subtenant, use, apply, or retain all
or any part of the Security Deposit for the payment of any Rent and any other sum in default, or for the payment of any other amount which Sublandlord spends or becomes obligated to spend by reason of Subtenant’s default, including legal fees
and other costs of collection, or to compensate Sublandlord for any other loss or damage which Sublandlord may suffer by reason of Subtenant’s default. If any portion of the Security Deposit is so used or applied, Subtenant shall, within ten
(10) days of written demand therefor, deposit cash with Sublandlord in an amount sufficient to restore the Security Deposit to its original amount, and Subtenant’s failure to do so shall be a breach of this Sublease. No interest shall be paid
on the Security Deposit. Sublandlord shall not be required to keep the Security Deposit separate from its general funds, and no trust relationship is created with respect to the Security Deposit. If Subtenant is not in default at the expiration or
termination of this Sublease, and subject to Sublandlord’s inspection of the Premises following such expiration or termination, the Security Deposit or any balance thereof shall be returned to Subtenant (or, at Landlord’s option, to the
last assignee of Subtenant’s interest hereunder) within twenty one (21) days following the expiration or termination of the Term and upon Subtenant’s vacation of the Premises, subject to the Premises being returned to the Sublandlord in
the condition required by this Sublease. Subtenant may not credit the Security Deposit to the last month’s Monthly Rent hereunder. 
  
 ARTICLE 4 
 SUBTENANT
IMPROVEMENTS/CONDITION OF PREMISES 
  
 4.1 Alterations
and Improvements. Subtenant agrees to accept possession of the Premises upon the Commencement Date substantially as depicted on the floor plans for the Premises attached to this Sublease as Exhibit 2. Subtenant shall not make or
cause to be made any alterations or improvements (“Subtenant Alterations”) to the Premises without the prior written consent of Sublandlord and Master Landlord, which consent, except as specifically provided herein, shall not be
unreasonably withheld, conditioned or delayed, but shall otherwise be subject to the terms and conditions set forth in Sections 12.1.2, 12.1.3, and 12.1.4 of the Master Lease. If Subtenant obtains the written consent of Sublandlord to a proposed
Subtenant Alteration, Subtenant shall also obtain Master Landlord’s approval for such Subtenant Alteration made or contractor services used in the Premises in accordance with the 

  

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provisions of the Master Lease. Subtenant will defend, indemnify and hold harmless Sublandlord from all liabilities, including reasonable attorney’s
fees and costs, which may be imposed by Master Landlord or other parties due to any Subtenant Alterations. 
  
 4.1.1 Removal of Subtenant Alterations. All Subtenant Alterations and the initial improvements in the Premises shall become the property of
Sublandlord and shall remain upon and be surrendered with the Premises at the end of the Term of this Sublease; provided, however, Sublandlord or Master Landlord may, by written notice delivered to Subtenant concurrently with approving such
Subtenant Alterations, identify those Subtenant Alterations which Sublandlord or Master Landlord shall require Subtenant to remove at the end of the Term of this Sublease. If Sublandlord or Master Landlord requires Subtenant to remove any such items
as described above, Subtenant shall, at its sole cost, remove the identified items on or before the expiration or sooner termination of this Sublease and repair any damage to the Premises to the extent caused by such removal (or, at
Sublandlord’s option, and provided Sublandlord has given Subtenant at least ten (10) business days written notice prior to taking any action, shall pay to Sublandlord all of Sublandlord’s actual and documented costs of such removal and
repair). 
  
 4.2 Subtenant Improvement Allowance. Subject
to the terms and conditions set forth below, Sublandlord agrees to provide Subtenant an allowance in an amount not to exceed One Hundred Fifty Three Thousand Six Hundred Fifty and 00/100 Dollars ($153,650.00) (30,730 rentable square feet x
$5.00)(the “ TI Allowance”) to be used solely for the design and construction of improvements to the Premises requested by Subtenant (“ Subtenant Improvements”). The TI Allowance shall include, without limitation, any and all
costs of construction, city permits, space planning, and engineering costs incurred by Subtenant, Sublandlord or Master Landlord related to the design, permitting and construction of the Subtenant Improvements. Any and all costs of the Subtenant
Improvements in excess of the TI Allowance shall be the sole responsibility of Subtenant. Despite the foregoing, Subtenant specifically acknowledges and agrees that no portion of the TI Allowance may be used for the purchase and/or installation of
telecommunications cabling or for the purchase of furniture systems or other Subtenant trade fixtures and equipment. The TI Allowance will be paid to Subtenant within thirty (30) days of the date Subtenant delivers to Sublandlord each of the
following: (i) written confirmation that Subtenant has received the Financing (net of costs to raise the Financing); and (ii) a reasonably detailed statement of the costs incurred by Subtenant for the Subtenant Improvements together with a final
conditional lien waiver from Subtenant’s tenant improvement contractor for the Subtenant Improvements. In addition, no later than thirty (30) days after the date of Sublandlord’s payment of the TI Allowance to Subtenant, Subtenant shall
provide Sublandlord with a final unconditional lien waiver from Subtenant’s tenant improvement contractor for the Subtenant Improvements. Subtenant further agrees that, subject to the prior approval of Sublandlord and Master Landlord,
Subtenant may use its own architect and tenant improvement contractor, in connection with any Subtenant Improvements to the Premises. In order to obtain the approval of Sublandlord and Master Landlord, Subtenant’s tenant improvement contractor
must be licensed, bondable and experienced in the performance of tenant improvements in first class office/ research and development buildings comparable to the Building. Any portion of the TI Allowance not used by Subtenant toward the cost of the
Subtenant Improvements may be used by Subtenant at the expiration of the Term for the cost of the restoration of the Premises in accordance with the surrender obligations of this Sublease. 
  
 4.3 Back-up Generator/Supplemental HVAC. As a part of Subtenant’s
initial improvements to the Premises, Sublandlord agrees, that Subtenant may install, at Subtenant’s sole cost and expense and not as a part of the Subtenant Improvement Allowance (defined below) a back-up generator and a supplemental HVAC
system (for 24 hour control of Subtenant’s telecommunications and computer rooms), at locations adjacent to the Building and/or on the roof of the Building to be approved by Sublandlord and Master Landlord in their sole and
absolute discretion. The method of installation and removal of such equipment shall also be subject to the prior written approval of Sublandlord and Master 

  

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Landlord. Any such equipment placed on the roof of the Building shall be subject to Subtenant’s compliance with all applicable governmental rules and
regulations and the covenants, conditions and restrictions encumbering the Project of which the Premises are a part. Subtenant shall have the right to remove and retain such equipment, at Subtenant’s sole cost and expense, at any time during,
or upon expiration of, the Term, provided Subtenant promptly repairs all damage to the Building and/or Project caused by any such removal. Despite anything in this Sublease to the contrary, Subtenant specifically acknowledges and agrees that
Subtenant may only use the back-up generator during (i) testing and regular maintenance, and (ii) any period of electrical power outage. Subtenant further agrees that Subtenant shall be entitled to operate the back-up generator for testing and
regular maintenance only upon reasonable advance notice to Sublandlord and Master Landlord and at times reasonably approved by Master Landlord. 
  
 4.4 Condition of Premises. 
  
 4.4.1 Subtenant Inspection. Subtenant represents and warrants to Sublandlord that, as of the Effective Date, Subtenant shall have examined and
inspected all matters with respect to taxes, income and expense data, insurance costs, permissible uses, the Master Lease, zoning, covenants, conditions and restrictions and all other matters which in Subtenant’s judgment bear upon the value
and suitability of the Premises for Subtenant’s purposes. Subtenant has and will rely solely on Subtenant’s own inspection and examination of such items and not on any representations of Sublandlord, express or implied. By entering the
Premises, Subtenant shall be deemed to accept the same in its condition existing as of the date of such entry and subject to all applicable municipal, county, state and federal statutes, laws, ordinances, including zoning ordinances, and regulations
governing and relating to the use, occupancy or possession of the Premises, subject, however, to Section 4.4.4 below. 
  
 4.4.2 Acceptance of Premises. Subject to Section 4.4.4 below, by taking possession of the Premises, Subtenant shall be deemed to have acknowledged
that (i) it has inspected the Premises, (ii) it accepts the Premises, and (iii) the Premises is in good and sanitary order. Subtenant acknowledges that Subtenant has conducted Subtenant’s own investigation of the Premises and the physical
condition thereof including, without limitation, accessibility and location of utilities, which in Subtenant’s judgment affect or influence Subtenant’s use of the Premises and Subtenant’s willingness to enter this Sublease.

  
 4.4.3 No Representations. Except as specifically
provided in Section 4.4.4 below, Subtenant recognizes that Sublandlord is subleasing the Premises on an “as is” basis, and that Sublandlord has made no representations of any kind in connection with the Improvements to or physical
conditions of, or bearing on, the use of the Premises. Subtenant shall rely solely on Subtenant’s own inspection and examination of such items and not on any representations of Sublandlord, express or implied. 
  
 4.4.4 Sublandlord Representation. Despite anything in this Sublease to
the contrary, Sublandlord agrees that on the Commencement Date, the Premises shall be in substantial compliance with all applicable building codes and regulations and applicable laws, including, those relating to Hazardous Materials and the
Americans with Disabilities Act (“ADA”) and Title 24 requirements of the State of California. 
  
 4.5 Communications/Fiber Optic Facilities. Sublandlord has advised Subtenant that fiber optic service to the Building is presently provided by Time
Warner, MCI and ICG and that the Building is serviced by two (2), four inch (4”) conduits for telephone, two (2), four inch (4”) conduits for data, and two (2), three inch (3”) conduits for telephone, existing between the adjacent
public street and the Building. Sublandlord agrees, that Subtenant shall be permitted, at its sole cost and expense to install and thereafter maintain, fiber optic/ communications cabling to the Building using fifty percent (50%) of one 

  

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(1) of the empty four inch (4”) conduits for telephone, one (1) of the empty four inch (4”) conduits for data, and one (1) of the empty three inch
(3”) conduits for other communications facilities such as cable. Subtenant shall be responsible for the repair to any damage to the Building or the Project (including the Common Areas) caused by Subtenant and/or its contractors in connection
with the installation, maintenance, repair and removal of such fiber optic/communications cabling and shall, if requested by Sublandlord or Master Landlord, upon the expiration or earlier termination of the Term, remove all such fiber optic and
communications cabling from the conduits installed by Subtenant and remove all data voice communications cabling throughout the Building installed by Subtenant, such request to be delivered to Subtenant not less than thirty (30) days prior to the
required date for such removal. The obligations of Subtenant as set forth in the preceding sentence shall survive the expiration or earlier termination of this Sublease. 
  
 4.6 Sign Rights. Subject to Subtenant’s compliance with the terms and conditions of Section 6.2 of the Master
Lease, including compliance with Master Landlord’s Signage Specifications (as defined in Section 6.2 of the Master Lease), Subtenant shall have the right, at its sole cost and expense, shall be permitted to install signage on the exterior of
the Building and on a portion of the monument sign for the Building subject to the following conditions: Subtenant shall be permitted to use up to fifty percent (50%) of the area allocated for building top signage on the Building (which building top
signage shall face the 805 Freeway) and up to fifty percent (50%) of the area allocated for signage on the monument sign for the addresses of the tenants of the Building. Subtenant shall be solely responsible, at its sole cost and expense, for the
maintenance, repair of such signs and for the removal of all such signs upon the expiration or earlier termination of this Sublease as more particulary described in Section 6.2 of the Master Lease. Despite anything in this Sublease or the Master
Lease to the contrary, the rights to the signage shall be personal to Subtenant and may not be transferred except in connection with Subtenant’s assignment or sublease of its entire interest in this Lease to an Affiliate of Subtenant.

  
 4.7 Communications Equipment. Subtenant shall have the
non-exclusive use of a portion of the exterior of the roof of the Building for the installation of Communications Equipment (as defined in Article 5 of the Master Lease) and shall have the non-exclusive right to install connector cables within the
Building as necessary to connect the Communications Equipment to the equipment in the Premises subject to all of the terms and conditions of Article 5 of the Master Lease and the following conditions: (a) prior to submission to the City of San
Diego, Subtenant shall provide to Sublandlord for review and approval, complete plans and specifications for the Communications Equipment which shall include a list of all such equipment and the proposed location for the installation of the same;
(b) Subtenant shall, at Subtenant’s sole cost and expense, obtain any and all required permits for any such installation and operation of such Communications Equipment, including, without limitation all building permits and shall provide Master
Landlord and Sublandlord with copies of the same; (c) Subtenant shall not be permitted to make any penetrations of the roof without the prior written consent of Master Landlord and Sublandlord, which consent may be withheld by such parties in their
sole and absolute discretion if it is determined that such penetrations will invalidate any existing roof warranty; and (d) Subtenant shall comply with all applicable covenants, conditions and restrictions and all governmental rules and regulations
applicable to the installation and operation of such Communications Equipment, including without limitation, any requirements for screening of the same and FCC requirements. Subtenant further acknowledges and agrees that Subtenant may not be
permitted to transfer its rights to install and operate any Communications equipment to any unrelated third party (other than as a part of a permitted sublease or assignment of Subtenant’s interest under this Sublease) and that such
Communications Equipment may not be used to provide services to other occupants of the Project. 
  

 12 

 ARTICLE 5 
 RIGHTS AND DUTIES OF SUBTENANT 
  
 5.1 Sublease Subject to Master Lease. It is expressly understood, acknowledged and agreed by Subtenant that this Sublease shall incorporate by reference the terms, conditions and covenants of the Master Lease,
except as excluded in Section 5.2 herein, modified as appropriate in the circumstances so as to make such Articles, and any Sections contained therein, applicable only to the subleasing hereunder by Sublandlord of the Premises covered hereby.
Subtenant shall be subject to, bound by and comply with all of said Articles and Sections of the Master Lease with respect to the Premises and shall satisfy all applicable terms and conditions of the Master Lease for the benefit of both Sublandlord
and Master Landlord, it being understood and agreed that wherever in the Master Lease the word “Tenant” appears, for the purposes of this Sublease, the word “Subtenant” shall be substituted, and wherever the word
“Landlord” appears, for the purposes of this Sublease, the word “Sublandlord” shall be substituted; and that upon the breach of any of said terms, conditions or covenants of the Master Lease by Subtenant or upon the failure of
Subtenant to pay Rent or comply with any of the provisions of this Sublease, Sublandlord may exercise any and all rights and remedies granted to Master Landlord by the Master Lease with respect to such breach; and Subtenant shall reciprocally be
entitled to all rights and services afforded to Sublandlord under the Master Lease, in each case, as the same relate to the Premises. Subtenant expressly acknowledges, notwithstanding anything to the contrary in this Sublease, that Subtenant’s
duty to indemnify, protect, defend and hold Sublandlord harmless from and against any and all claims, liabilities, penalties, losses or expenses (including attorneys fees and costs) pursuant to this Sublease, and as more specifically set forth in
Section 17 of the Master Lease, shall include Sublandlord’s duty to indemnify, defend, protect and hold Master Landlord harmless from and against any and all claims, liabilities, penalties, forfeitures, losses or expenses (including
attorneys’ fees and costs) arising in connection with Subtenant’s use and occupancy of the Premises. It is further understood and agreed that Sublandlord has no duty or obligation to Subtenant under the Master Lease other than to maintain
the Master Lease in full force and effect during the term of this Sublease; provided, however, that Sublandlord shall not be liable to Subtenant for any earlier termination of the Master Lease which is not due to the fault of Sublandlord. In the
event of any conflict between this Sublease and the Master Lease, as between Sublandlord and Subtenant only, the terms of this Sublease shall control. Whenever the provisions of the Master Lease incorporated as provisions of this Sublease require
the written consent of Landlord, said provisions shall be construed to require the written consent of both Master Landlord and Sublandlord. Subtenant hereby acknowledges that it has read and is familiar with all the terms of the Master Lease, and
agrees that this Sublease is subordinate and subject to the Master Lease and that any termination thereof without the fault of Sublandlord shall likewise terminate this Sublease. 
  
 5.2 Exclusions. The terms and provisions of the following Sections of the Master Lease are not
incorporated into this Sublease: Sections 1.1, 1.2, 1.4, 1.5, 1.6, 1.7, 1.8, 1.10 and 1.12 of the Summary; Master Lease Sections 1.2, 2.1, 2.2, 2.3 , 2.5, 3.1, 3.4, 3.5, 4.5. 4.6. 4.7, 6.3.2,6.5, 7, 8, 9.3, 10 (only to the extent it provides for
payment of Real Property Taxes directly to the applicable taxing authority), 11.1, 11.4, 12.1.1, 12.2, 14.7, 16.1, 20.1(a), 20.3, 20.5, 31.10, 33, 34 and Exhibit B. Sublandlord specifically acknowledges and agrees that the terms and provisions of
the Sections of the Master Lease which are not incorporated into this Sublease remain as obligations between Master Landlord and Sublandlord and Master Landlord does not waive any rights to require Sublandlord to comply with the terms and provisions
of such Sections of the Master Lease. 
  
 5.3 Time for
Notice. The time limits provided for in the provisions of the Master Lease for the giving of notice, making of demands, performance of any act, condition or covenant, or the exercise of any right, remedy or option, are amended for the purposes
of this Sublease by lengthening or shortening the same in each instance by five (5) days, as appropriate, so that notices may be given, demands made, or any act, condition or covenant performed, or any right, remedy or option hereunder 

  

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exercised, by Sublandlord or Subtenant, as the case may be, within the time limit relating thereto contained in the Master Lease. If the Master Lease allows
only five (5) days or less for Sublandlord to perform any act or to undertake to perform such act or to correct any failure relating to the Premises or this Sublease, then Subtenant shall nevertheless be allowed three (3) days to perform such act,
undertake such act and/or correct such failure. 
  
 5.4
Compliance with Master Lease. Sublandlord and Subtenant shall not do or permit to be done anything which would constitute a violation or breach of any of the terms, conditions or provisions of the Master Lease or which would cause the Master
Lease to be terminated or forfeited by virtue of any risks of termination or forfeiture reserved by or vested in Master Landlord and Sublandlord shall not exercise any right of termination of the Master Lease with respect to the Premises without the
prior written consent of Subtenant, which consent shall not be unreasonably withheld, conditioned or delayed. 
  
 5.5 Master Landlord’s Obligations. Despite anything in this Sublease to the contrary, it shall be the obligation of Master Landlord (i) to
provide or cause to be provided all services to be provided by Landlord under the terms of the Master Lease and (ii) to satisfy all obligations and covenants of Master Landlord made in the Master Lease. Except as specifically provided in this
Sublease, Subtenant acknowledges that Sublandlord shall be under no obligation to provide any such services or satisfy any such obligations or covenants of Master Landlord. With respect to the performance by Master Landlord of its obligations under
the Master Lease, Sublandlord’s sole obligation with respect thereto will be to request the same, on request in writing by Subtenant, and to use commercially reasonable efforts to obtain the same from Landlord; provided however, Sublandlord
will have no obligation to institute legal action against Landlord. 
  
 5.6 Performance Directly to Master Landlord. Intentionally Omitted. 
  
 5.7 Master Landlord Default; Consents. Notwithstanding any provision of this Sublease to the contrary, (a) Sublandlord will not be liable or responsible in any way for any loss, damage, cost, expense or
obligation or liability suffered by Subtenant by reason or as a result of the breach, default or failure to perform by the Master Landlord under the Master Lease, except and to the extent resulting from Sublandlord’s gross negligence or
intentional misconduct, and (b) whenever the consent or approval of Sublandlord and Master Landlord is required for a particular act, event or transaction, (i) any such consent or approval by Sublandlord will be subject to the consent or approval of
Master Landlord, and (ii) should Master Landlord refuse to grant such consent or approval, under all circumstances, Sublandlord will be released from any obligation to grant its consent or approval, unless and until such consent from Master Landlord
is obtained by Sublandlord. 
  
 5.8 Termination of Master
Lease. If the Master Lease Terminates under the specific provisions of the Master Lease, this Sublease shall terminate, unless Master Landlord elects to accept this Sublease as a direct lease between Master Landlord and Subtenant, and the
parties will be relieved from all liabilities and obligations under this Sublease excepting obligations accrued as of the date of termination or those which survive such termination. 
  
 5.9 Compliance with Laws. Subtenant will comply with all laws and regulations relating to the use and occupation of
the Premises and the Common Areas. Subtenant further agrees that all telephone, data transmission and other communication installation and use requirements will be compatible with the Premises and that Subtenant will be solely responsible for all of
its telephone, cabling, and other communication installation and usage costs. 
  
 5.10 Access. Subject to Subtenant’s compliance with the security, access and other rules and regulations of the Building and subject to causes beyond the control of Sublandlord, Subtenant shall have

  

 14 

 
access to the Premises, 24 hours per day, seven (7) days per week, provided however, Subtenant acknowledges and agrees that such access may be regulated
through the use of electronic access cards or other similar access mechanisms. 
  
 ARTICLE 6 
 INSURANCE 
  
 6.1 Insurance. Subtenant covenants to name Master Landlord, any lender designated by Master Landlord and Sublandlord
as additional insured parties as their interests may appear in the insurance policies required under Section 20 of the Master Lease, to the same extent that under the Master Lease, Master Landlord (or its lender) is to be an additional insured
party; to provide Sublandlord with an affidavit of delivery of such required insurance policies or certificates to Master Landlord; and not to merit cancellation or termination of such required insurance policies without giving at least the (10)
days prior written notice to Sublandlord and Master Landlord. Subtenant shall deliver to Sublandlord, prior to Subtenant’s first entry onto the Premises (and in no event later than the Commencement Date) and from time to time, certificates of
insurance indicating that the required policies of insurance are in full force and effect throughout the entire term of this Sublease. All insurance policies required to be carried by Sublandlord, pursuant to the Master Lease, shall be carried by
Subtenant covering the Improvements to the Premises and covering Subtenant’s liability and all such policies shall be written in accordance with the requirements for such insurance set forth in Section 20 of the Master Lease. 
  
 6.2 Waiver of Subrogation. In consenting to this Sublease, Master
Landlord confirms that the provisions of Section 21 of the Master Lease (Waiver of Subrogation) shall be extended to and apply in all respects to Subtenant. 
  
 ARTICLE 7 
 INDEMNITY

  
 Subtenant and Sublandlord further covenant to indemnify,
hold harmless and waive rights of recovery against the other to the same extent that Sublandlord and Master Landlord agreed to under Sections 17.2 and 17.3 of the Master Lease. 
  
 ARTICLE 8 
 DEFAULTS AND REMEDIES 
  
 8.1 Subtenant
Default. Subject to the time for notice provisions of Section 5.3 above, in the event of a default by Subtenant, Sublandlord shall have all of the rights and remedies against Subtenant as are set forth in Section 22 of the Master Lease as though
Sublandlord were the landlord named therein and Subtenant, was the tenant named therein. 
  
 8.2 Sublandlord Default. If Sublandlord breaches any covenant or obligation of Sublandlord under this Sublease and if Sublandlord fails to commence to cure such breach within thirty (30) days after receipt of
written notice from Subtenant specifying the violation (or if Sublandlord fails thereafter to diligently prosecute the cure to completion), then Subtenant may enforce any and all of its rights and/or remedies provided under this Sublease or by law
or it may (although it shall not be obligated to) cure Sublandlord’s breach and/or perform Sublandlord’s obligations (on Sublandlord’s behalf and at Sublandlord’s expense) and require Sublandlord to reimburse Subtenant all of its
reasonable and actual and documented out-of pocket costs and expenses incurred in connection with such cure and/or performance plus interest (from the date that such costs and expenses are incurred until reimbursement) at the Interest Rate specified
in Section 1.11 of the Master Lease. 
  

 15 

 ARTICLE 9 
 NOTICES 
  
 All
notices or correspondence provided for herein shall be in writing and shall be (i) personally delivered, in which event they shall be deemed received on the date of delivery, (ii) sent by certified mail, postage prepaid, return receipt requested, or
by a professional courier or overnight delivery service which provides a receipt evidencing delivery, in which event they shall be deemed received on the date of delivery as evidenced by the receipt; or (iii) sent by telecopy. Any notice, request,
demand, direction or other communication sent by cable, telex or telecopy must be confirmed within forty-eight (48) hours by letter mailed or delivered in accordance with the foregoing. The Master Landlord’s, Sublandlord’s and
Subtenant’s addresses for written notices required to be given hereunder shall be the addresses set forth in the Basic Lease Information, or at such other place designated by advance written notice delivered in accordance with the foregoing.

  
 ARTICLE 10 
 COVENANT OF QUIET ENJOYMENT 
  
 Sublandlord represents that the Master Lease is in full force and effect and that on the Commencement Date, there shall be no defaults on
Sublandlord’s part under it or any events or conditions are then continuing that, with the passage of time, will become a default. Subject to this Sublease terminating in the event the Master Lease is terminated, if Subtenant performs all the
provisions in this Sublease to be performed by Subtenant, Subtenant will have and enjoy throughout the Term of this Sublease, the quiet and undisturbed possession of the Premises. Sublandlord will have the right at any time, in the case of an
emergency, and otherwise at reasonable times upon at least forty eight (48) hours advance notice to Subtenant during Subtenant’s normal business hours and when accompanied by a representative of Subtenant (who shall be reasonably made available
for such purpose), for the purpose of inspecting the condition of the Premises and for verifying compliance by Subtenant with this Sublease and the Master Lease and permitting Sublandlord to perform its obligations under this Sublease and the Master
Lease. 
  
 ARTICLE 11 
 PARKING 
  
 The Premises includes for Subtenant’s use, at no additional cost to the Subtenant, vehicle parking spaces at the ratio of four (4) parking spaces per
one thousand (1,000) rentable square feet of the Premises which shall be located in the area designated as “Subtenant’s Parking Field” on the Site Plan of the Project attached hereto as Exhibit 3. Except as
specifically provided herein, Subtenant’s parking shall be non-exclusive and non-reserved and shall be limited to vehicles no larger than standard size automobiles or utility vehicles. Subtenant and Subtenant’s employees shall not park in
any portion of the Common Areas of the Project other than Subtenant’s Parking Field. Without Sublandlord’s consent, (which consent shall may be withheld by Sublandlord in its sole and absolute discretion)), (a) Subtenant shall not cause
large trucks or other large vehicles to be parked within the Project or on the adjacent public streets and (b) Subtenant shall not, without Master Landlord’s prior written consent, leave vehicles in the parking areas for more than twenty-four
(24) hours. Vehicles shall be parked only in marked parking spaces and not in driveways, loading areas, along curbs or other locations not specifically designated for parking. Despite the foregoing, provided Subtenant occupies the entire Premises,
Subtenant shall have the exclusive right to the use of up to four (4) parking spaces which shall be located in the area designated on Exhibit 3. 
  

 16 

 ARTICLE 12 
 ASSIGNMENT AND SUBLETTING 
  
 12.1 Consent Required. Except for an Affiliate Transfer permitted by Section 12.2 below, Subtenant shall not Transfer this Sublease or the Sublandlord’s interest in and to the Premises without first procuring the written consent
of the Sublandlord and Master Landlord, which consent shall not be unreasonably withheld, conditioned or delayed, except as provided in Section 14 of the Master Lease. Any such Transfer in violation of the terms of this Sublease shall be void and
shall be of no force or effect. In the event Subtenant desires to effect a Transfer, Subtenant shall first provide Sublandlord and Master Landlord with a Transfer Notice containing the information specified in Section 14.2 of the Master Lease.
Within ten (10) business days of Sublandlord’s receipt of any Transfer Notice, and any additional information requested by Sublandlord and/or Master Landlord concerning the proposed transferee’s financial responsibility, Sublandlord will
notify Subtenant of the election by Master Landlord and Sublandlord to do one of the following: (i) consent to the proposed Transfer subject to such reasonable conditions as Sublandlord and/or Master Landlord may impose in providing such consent; or
(ii) refuse such consent, which refusal shall be on reasonable grounds which shall be set forth in a detailed written statement to Subtenant; or (iii) except in the case a Transfer to an Affiliate of Subtenant, and only for any other Transfer of a
portion of the Premises in excess of 10,000 rentable square feet or for any Transfer for a term equal to the duration of the Sublease Term, terminate this Sublease as to the portion of the Premises which is proposed to be sublet or assigned by
delivering notice (“Sublandlord’s Recapture Notice”) and recapture all or such portion of the Premises for reletting by Sublandlord. In the event Sublandlord elects to terminate this Sublease by delivering Sublandlord’s Recapture
Notice, then within five (5) business days of receipt of such notice by Subtenant, Subtenant may withdraw its Transfer Notice and continue this Sublease on all the terms and conditions contained herein. In the event Sublandlord and Master Landlord
consent to such a Transfer, despite anything in the Master Lease to the contrary, Subtenant shall remain fully liable for the Sublease. If for any Transfer, Subtenant receives rent or other consideration, either initially or over the term of the
Transfer, in excess of the Rent called for hereunder, or in case of a sublease of a portion of the sublet space, in excess of such Rent fairly allocable to such portion, after appropriate adjustments (as more particularly described in Section 14.4
of the Master Lease) to assure that all other payments called for hereunder are appropriately taken into account, Subtenant shall pay to Sublandlord, as additional Rent hereunder, fifty percent (50%) of the excess of each such payment of Rent or
other consideration received by Subtenant promptly after its receipt and any such receipts by Sublandlord shall be subject to Sublandlord’s obligation to split such proceeds with Master Landlord as provided in, and subject to, Section 14.4 of
the Master Lease. If Subtenant fails to make such payment to Sublandlord within five (5) days of its receipt, Sublandlord may charge Subtenant a late payment charge and interest pursuant to the provisions of Section 3.3 of this Sublease. 

 
 12.2 Affiliate Transfer. Despite anything in this Article 12 to the
contrary, Subtenant may without Sublandlord’s written consent, and without triggering Sublandlord’s recapture right under Section 12.1 above, but otherwise subject to the provisions of Section 14.5 of the Master Lease, Transfer all or part
of its interest in this Sublease to an “Affiliate” (as defined in Section 14.5 of the Master Lease). 
  
 ARTICLE 13 
 REPAIRS AND MAINTENANCE 
  
 Except for (i) Master Landlord’s obligations to maintain those Common
Areas as provided in Section 4.2 of the Master Lease; and (ii) Sublandlord’s obligations to maintain, the Premises as more particularly described in Section 11.1 of the Master Lease (the cost of which shall be subject to reimbursement by
Subtenant to Sublandlord as provided in this Sublease) Subtenant shall, at Subtenant’s sole expense, keep the Premises in good order and sanitary condition, and repair any damage thereto caused by Subtenant or Subtenant’s agents, employees
or contractors. In addition, Subtenant shall, at its 

  

 17 

 
sole cost and expense be responsible for the installation, maintenance and repair of any back-up generator and supplemental air conditioning system installed
at the Premises by or at the direction of Subtenant. Subtenant shall also be solely responsible for costs and expenses of installation, maintenance and repair of any security access systems installed in the Premises by Subtenant. If requested by
Sublandlord at the time of Sublandlord’s consent to such alterations, Subtenant shall, at its sole cost, remove the security access system upon the expiration or sooner termination of this Sublease and repair any damage to the Premises caused
by such removal (or, at Sublandlord’s option, and provided Sublandlord has given Subtenant at least ten (10) business days written notice prior to taking any action, shall pay to Sublandlord all of Sublandlord’s actual and documented costs
of such removal and repair). Except as specifically provided in this Sublease, Subtenant acknowledges that Sublandlord is under no duty to make repairs or improvements to the Premises, and Subtenant hereby waives any right it may have at law or in
equity to enforce the same. Notwithstanding the foregoing, to the extent Master Landlord is obligated under the Master Lease to make any repairs in or to the Premises or the Common Areas, Sublandlord, upon written notice by Subtenant, shall use
commercially reasonable efforts to enforce such obligation of Master Landlord. 
  
 ARTICLE 14 
 HAZARDOUS MATERIALS 
  
 14.1 Compliance with Master Lease Requirements. Subtenant shall
strictly comply with all sections in Section 6.3 (Hazardous Materials) of the Master Lease. Subtenant, at its sole expense, shall be fully responsible for the storage and disposal of all Hazardous Materials used in or on the Premises by the
Subtenant. If requested by Master Landlord, Subtenant shall complete and deliver to Master Landlord (any provide a copy to Sublandlord) an Environmental Questionnaire substantially in the form of Exhibit D attached to the Master Lease. 

 
 14.2 Compliance With Insurance Requirements. Subtenant shall comply
with the requirements of Sublandlord’s and Subtenant’s insurers regarding the use of Hazardous Materials within the Premises and the Project and with such insurers’ recommendations based upon prudent industry practices’ regarding
management of Hazardous Materials. 
  
 14.3 Subtenant’s
Indemnity. Subtenant shall indemnify, protect, defend and hold Sublandlord (and its partners and their respective officers, directors, employees and agents), the Premises, Building, and Common Areas, and all other areas of the Project harmless
from and against any and all liabilities, demands, penalties, fines, claims, suits, judgments, actions, investigations, proceedings, costs and expenses (including attorneys’ fees and court costs) arising out of or in connection with any breach
of any provisions of this Article 14, directly or indirectly arising out of the use, generation, storage, release, disposal or transportation of Hazardous Materials by Subtenant, or any successor or sublessee of Subtenant, or their respective
agents, contractors, employees, licensees, or invitees, on, under or about the Premises during the Term in the manner required by Section 6.3.1 of the Master Lease. The consent by Sublandlord to the use, generation, storage, release, disposal or
transportation of Hazardous Materials by Subtenant shall not excuse Subtenant from Subtenant’s indemnification obligations pursuant to this Article 14. The foregoing indemnity shall be in addition to and not a limitation of the indemnification
provisions of Section 17.2 of the Master Lease. Subtenant’s obligations pursuant to this Section 14.3 shall survive the termination or expiration of this Sublease. 
  
 14.4 Sublandlord’s Indemnity. Sublandlord shall indemnify, protect, defend and hold Subtenant (and its partners
and their respective officers, directors, employees and agents), the Premises, Building, and Common Areas, and all other areas of the Project harmless from and against any and all liabilities, demands, penalties, fines, claims, suits, judgments,
actions, investigations, proceedings, costs and expenses (including attorneys’ fees and court costs) arising out of or in connection with any breach of 

  

 18 

 
any provisions of this Article 14, directly or indirectly arising out of the use, generation, storage, release, disposal or transportation of Hazardous
Materials by Sublandlord, or any successor or sublessee of Sublandlord, or their respective agents, contractors, employees, licensees, or invitees, on, under or about the Premises during the Term in the manner required by Section 63.1 of the Master
Lease. The foregoing indemnity shall be in addition to and not a limitation of the indemnification provisions of Section 17.2 of the Master Lease. Sublandlord’s obligations pursuant to this Section 14.4 shall survive the termination or
expiration of this Sublease. 
  
 14.5 Default. The release
or discharge of any Hazardous Material by Subtenant or any successor or subtenant of Subtenant in violation of applicable laws shall be a default by Subtenant under the Sublease. In addition to or in lieu of the remedies available under the Master
Lease as a result of such default, Sublandlord shall have the right without terminating the Sublease, to require Subtenant to suspend its operations and activities on the Premises (to the extent such operations or activities result in the release or
discharge of any Hazardous Material) until Sublandlord is satisfied that appropriate remedial work has been or is being adequately performed; Sublandlord’s election of this remedy shall not constitute a waiver of Sublandlord’s right
thereafter to declare a default and pursue other remedies set forth in the Sublease. 
  
 14.6 Permitted Use of Hazardous Materials. Subject to the provisions of Section 6.3 of the Master Lease, Subtenant shall be permitted to use, store and/or generate reasonable quantities of Hazardous Materials
in quantities and types which are customarily used by tenants for normal office uses, such as copy toner, glue and common cleaning and janitorial supplies. 
  
 ARTICLE 15 
 SURRENDER OF
PREMISES 
  
 Subtenant shall peaceably surrender the
Premises to Sublandlord upon expiration or earlier termination of this Sublease, in broom-clean condition and in as good condition as when Subtenant took possession, except for (i) reasonable wear and tear, (ii) loss by fire or other casualty, (iii)
loss by condemnation, and (iv) any other loss to the extent caused by the gross negligence or intentional misconduct of Sublandlord. Subtenant shall, on Sublandlord’s request, remove Subtenant’s personal property, trade fixtures,
equipment, and movable partitions (if any), upon the expiration or earlier termination of this Sublease and promptly repair all damage to the Premises or Building caused by such removal, which obligations shall survive the expiration or earlier
termination of this Sublease. If Subtenant abandons the Premises, any of Subtenant’s personal property, trade fixtures or equipment left on the Premises shall be deemed to be abandoned, and, upon giving ten (10) days prior written notice to
Subtenant, at Sublandlord’s option, title shall pass to Sublandlord under this Sublease as by a bill of sale. If Subtenant abandons the Premises and Sublandlord elects to remove all or any part of Subtenant’s personal property, the
reasonable cost of removal, including repairing any damage to the Premises or Building caused by such removal, shall be paid by Subtenant. Upon the expiration of the Term or earlier termination of the Sublease, Subtenant shall surrender all keys and
security access cards for the security system for the Premises installed by Subtenant (if any) to Sublandlord. 
  
 ARTICLE 16 
 SUBLANDLORD’S OBLIGATIONS 
  
 16.1 Sublandlord’s Obligations. Sublandlord covenants and agrees
with Subtenant that Sublandlord will pay all fixed rent and Subtenant’s share of Operating Expenses payable by Sublandlord pursuant to the Master Lease to the extent that failure to perform the same would adversely affect Subtenant’s use
or occupancy of the Premises and (b) perform all other obligations of Sublandlord as “Tenant” under the Master Lease to the extent such performance by Sublandlord is necessary to ensure no 

  

 19 

 
default shall occur under the Master Lease. Notwithstanding the foregoing, Sublandlord shall cooperate with Subtenant, at no cost to Sublandlord, in seeking
to obtain the performance of Master Landlord under the Master Lease. Upon Subtenant’s written request, Sublandlord shall use commercially reasonable efforts to enforce its rights under the Master Lease for Subtenants’s benefit, including,
but not limited to, giving notices, claims and demands to and on Master Landlord. 
  
 16.2 Right to Maintain Action. Subtenant shall have the right to maintain any action against the Master Landlord in its own name, and for such purpose and only to such extent, all of the rights of Sublandlord
under the Master Lease shall be and they hereby are conferred upon and assigned to Subtenant and Subtenant shall be subrogated to such rights to the extent that the same shall apply to the Premises. If any such action against Master Landlord in
Subtenant’s name shall be barred by reason of lack of privity, non-assignability or otherwise, Sublandlord shall permit Subtenant to take such action in Sublandlord’s name; provided, however, that copies of all papers and notices of all
proceedings shall be promptly given to Sublandlord so that Sublandlord may be kept fully informed in respect thereof. In connection with the foregoing, Sublandlord will review and sign, to the extent Sublandlord’s signature is legally required
or is required under the provisions of the Master Lease, such demands, pleadings, and other papers that may be reasonable required in form reasonably acceptable to Sublandlord, and otherwise necessary to enable Subtenant to enforce, in
Sublandlord’s name, but at no cost or expense to Sublandlord, Master Landlord’s obligations under the Master Lease. 
  
 ARTICLE 17 
 MISCELLANEOUS

  
 17.1 Entire Agreement. This Sublease and the
applicable portions of the Master Lease contained by reference herein, contain all of the covenants, conditions and agreements between the parties concerning the Premises, and shall supersede any and all prior correspondence, agreements and
understandings concerning the Premises, both oral and written. No addition or modification of any term or provision of this Sublease shall be effective unless set forth in writing and signed by both Sublandlord and Subtenant. 
  
 17.2 No Encumbrance. Subtenant shall not voluntarily or by operation
of law mortgage or otherwise encumber all or any part of Subtenant’s interest in the Sublease or the Premises. 
  
 17.3 Captions. All captions and headings in this Sublease are for the purposes of reference and convenience and shall not limit or expand the
provisions of this Sublease. 
  
 17.4 Master Landlord’s
Consent. This Sublease is conditioned upon Master Landlord’s written approval of this Sublease in the form of Exhibit 4 attached hereto. Sublandlord shall solicit Master Landlord’s consent to this Sublease promptly
following the execution and delivery of this Sublease by Sublandlord and Subtenant. In the event Master Landlord’s written consent to this Sublease has not been obtained within fifteen (15) days after the execution hereof by Subtenant and
Sublandlord, then this Sublease may be terminated by either party hereto upon notice to the other (subject to Subtenant’s rights under Article 16 above). If Master Landlord refuses to consent to this Sublease, this Sublease shall terminate and
neither party shall have any continuing obligation to the other with respect to the Premises; provided, however, that. In the event this Sublease is terminated pursuant to this Section 17.4, Sublandlord shall return the Security Deposit, if
previously delivered to Sublandlord, to Subtenant and neither party shall have any further rights against or obligations to the other party. Master Landlord’s consent shall include the waiver of subrogation set forth above in favor of
Subtenant. 
  

 20 

 17.5 Authority. Each person executing this Sublease on behalf of a party hereto represents and
warrants that he or she is authorized and empowered to do so and to thereby bind the party on whose behalf he or she is signing. 
  
 17.6 Attorneys’ Fees. In the event either party shall bring any action or proceeding for damages or for an alleged breach of any provision of
this Sublease to recover rents, or to enforce, protect or establish any right or remedy hereunder, the prevailing party shall be entitled to recover reasonable attorneys’ fees and court costs as part of such action or proceeding. 
  
 17.7 Brokers. Sublandlord and Subtenant warrant that they have had no
dealings with any real estate broker, agent or finder, other than the Brokers set forth in the Basic Sublease Information, in connection with the negotiation of this Sublease, and that it knows of no other real estate broker or agent who is entitled
to any commission or finder’s fee in connection with the Premises or this Sublease. Sublandlord and Subtenant shall indemnify and hold each other harmless from and against any and all claims, demands, losses, liabilities, lawsuits, judgments,
costs and expenses (including without limitation attorneys’ fees and costs) arising from any claim for a leasing commission or equivalent compensation alleged to be owing on account of the other’s dealings with any real estate broker or
agent other than Brokers in connection with the Premises or this Sublease whose commissions shall be paid by Sublandlord in accordance with a separate agreement between Sublandlord and Brokers. 
  
 17.8 Employee Solicitation. Neither Sublandlord nor Subtenant shall
directly or indirectly solicit, persuade or attempt to persuade any employee of the other party to leave such party ‘s employ or to become employed by, or a consultant to , or contract labor for, Sublandlord or Subtenant, respectively .
Subtenant hereby acknowledges and agrees that breach of this Section 16.8 shall be deemed a breach of this Sublease by Subtenant. 
  
 17.9 Business Days. For purposes of this Sublease a “business day” shall mean any day other than a Saturday, Sunday, legal holiday or
other day on which commercial banks in California are authorized or required by law to close. All references in this Sublease to a “day” or a “date” shall be to a calendar day unless specifically referenced as a business day.

  
 17.10 Counterparts. This Sublease may be executed in
any number of counterparts, each of which shall be deemed to be an original and all of which taken together shall comprise but a single instrument. 
  
 17.11 Effective Date. This Sublease shall become effective and binding upon both parties upon the last date (“Effective Date”) set forth
below signifying execution by the parties to this Sublease. 
  
 Balance of Page Intentionally Left Blank 
  

 21 

 IN WITNESS WHEREOF, the parties hereto have executed one (1) or more copies of this Sublease, effective
as of the Effective Date. 
  

	 SUBLANDLORD:
	  	 SUBTENANT:

		
	 Epicor Software Corporation, a California
 corporation
	  	 Proflowers.com, a Delaware corporation

				
	 By:
	 	 /s/ Lee Kim

	  	 By:
	  	 /s/ William Strauss

	 Name:
	 	 Lee Kim

	  	 Name:
	  	 William Strauss

	 Title:
	 	 CFO

	  	 Title:
	  	 CEO & President

	 Dated:
	 	 11/30/99

	  	 Dated:
	  	 11/24/99

				
	 By:
	 	 /s/ Perry Tarnofsky

	  	 By:
	  	 /s/ Steven Kemper

	 Name:
	 	 Perry Tarnofsky

	  	 Name:
	  	 Steven Kemper

	 Title:
	 	 VP

	  	 Title:
	  	 CFO & Treas.

	 Dated:
	 	 12-10-99

	  	 Dated:
	  	 12-9-99

  

 22 

 EXHIBIT 2 
  

PREMISES FLOOR PLAN 
  
 [To Be Attached] 

 [GRAPHIC] 

 [GRAPHIC]Industrial Lease

 Exhibit 10.42 
  
 LEASE AGREEMENT 
  
 BETWEEN 
  
 MAYA PLANTATION, INC. 
 (“LANDLORD”) 
  
 AND 
  
 FLOWER FARM DIRECT / PROFLOWERS INC. 
 (“TENANT”) 
  

	*	 	Material has been omitted pursuant to a request for confidential treatment. 

 INDUSTRIAL LEASE 
  
 THIS LEASE AGREEMENT dated as of 1st day of October, 1999, by and between MAYA PLANTATION, INC., 1351 N.W.
78th Ave., Miami Florida 33126, hereinafter referred to as “LANDLORD”, and FLOWER FARM DIRECT / PROFLOWERS
Inc., located at 3066 N.W. 30th Way, Boca Raton, Florida 33431, hereinafter referred to as “TENANT”.

  
 RECITALS 
  
 A. LANDLORD for and in consideration of the covenants and agreements
hereinafter set forth does hereby lease to TENANT and TENANT does hereby hire from LANDLORD that portion of a certain parcel of real estate and all improvements thereon located in and/or around such real estate (hereinafter called the
“Premises” or “Demised Premises”) lying, being and situated in Dade County, Florida, with a street address at 1351 NW 78th Avenue, Miami, Dade County, Florida 33126, for the term hereinafter stated, for the rents hereinafter reserved. 
  
 B. Subject to the terms and provision of this Lease, Landlord hereby leases to Tenant and Tenant hereby leases from Landlord, a portion of those certain
Premises (the Premises), located at 1351 NW 78th Avenue, Miami, Dade County, Florida 33126 containing certain
warehouse space, more particularly described in Exhibit “B”, attached hereto; and certain office space, more particularly described is Exhibit “D”, attached hereto, and the use of certain furniture and office equipment, more
particularly described in Exhibit “E”; and which includes a pro-rata portion of the lobby, a pro rata portion of the automobile parking areas, driveways, truck and service courts, walks and other facilities as may be attached to the
building. LANDLORD hereby Demises unto TENANT, and TENANT hereby leases from LANDLORD, for the term and specifically upon the terms and conditions set forth in this Lease, the Demised Premises (as defined in the attached exhibits, including the
use of coolers which shall remain the property of the Landlord but shall be serviced and maintained by the TENANT. The use and occupation by the TENANT of the Demised Premises shall include a pro rata usage of the automobile parking areas,
driveways, truck and service courts, walks and other facilities as may be attached to the building. 
  
 AGREEMENT 
  
 1. Term: 
  
 The term of this
lease shall be of a period of 24 months, commencing on January 15, 2000, and ending on December 31, 2001. Tenant to have a two (2) year option exercisable in writing 90 pays prior to the end of current leases. 
  
 2. Rent: 
  
 The rent reserved under this Lease for the term, hereof shall be and consist
of: 
  
 A. The TENANT shall begin paying rent on October 15,
1999, at a rate of $533.00 per month for months of October, November and December for the temporary use of two office spaces for this three month period in the north west wing of the Demised Premises, more particularly described in Exhibit
“C”, attached hereto. On January 15, 2000, hereinafter the “Effective Date”, the TENANT shall begin paying rent based on the full square footage, as described below. 
  
 B. The space designated as warehouse (Exhibit B), comprises approximately of 12,700 usable square feet (15,200 rentable
square feet). Space designated as offices (Exhibit D), comprises approximately of 1,250 usable square feet (1,500 rentable square feet). Base Rental beginning January 15, 2000, shall be $152,400.00 per annum for the designated warehouse space,
$19,500.00 per annum for office space, which shall be payable in advance, in equal monthly installments $14,325.00 plus Florida sales tax, without deduction or set-off and without prior demand therefore, on the first day of each and every calendar
month during the term of this Lease beginning on February 1, 2000. The TENANT shall commence paying rent as of the Effective Date but shall pro-rate the month of January with the January 2000 rent payable in the amount of $7162.50. The Base Rental
per Square Foot shall be increased 
  

 2 

 
annually following the 24th month of the lease term as follows: During the renewal period, the Base Rent shall be adjusted by increasing the Base Rent of the Last Year of the lease term by 4 % percentage. 
  
 C. All taxes in the nature of sales, use, or similar taxes, now or
hereinafter assessed or levied by any taxing authority upon the payment of fixed rent, and which the LANDLORD is required or permitted to collect from TENANT, shall be payable simultaneously with the payment of Base Rent. The current Florida State
Sales Tax is 6.5% and will be adjusted in the event of change of said Florida sales tax. 
  
 D. TENANT covenants and agrees to pay a late charge for any payment of Base Rent not received by LANDLORD on or before the 5th day of each month and for any other payment not received by LANDLORD on or before the date
when same is due. Said late charge shall be computed from the first day of the month in the case of Rent and from the date when same is due in case of any other payment. The amount of the late charge shall be an amount equal to the interest
commencing on the dates aforesaid, ending on the date of receipt of the sum(s) by LANDLORD and having a rate equal to Twelve percent (12%) per annum. In the event any late charge is due to LANDLORD, LANDLORD shall advise TENANT in writing and TENANT
shall pay said late charge to LANDLORD not later than the date when the next payment of Rent is due. 
  
 E. Rent shall be payable to: 
  
 MAYA PLANTATION, INC. 
 1351 N.W. 78th Ave 
 Miami,
Florida 33126 
  
 F. Common Area Operating Expenses. Upon written
notice, Landlord reserves the right to arrange and charge Tenant for the reasonable cost of any extraordinary trash or garbage removal created by Tenant, including such removal as may be required in connection with the commencement or termination of
Tenant’s business in the Demised Premises. Furthermore, Landlord specifically reserves the right to require Tenant, or any other Tenant in the center, to pay for trash removal services directly to the company or entity supplying same, and/or to
contract directly for trash removal services with a company or entity selected or approved by Landlord provided that such contract does nor impede operations of Tenant, or require an unreasonable expense to Tenant. 
  
 i) The term Common Areas refers to all areas within the Premises which are
now or hereafter made available for general use, convenience and benefit of Tenant and other persons entitled to occupy floor area in the Premises, including, without limiting the generality of the foregoing, automobile parking areas, including any
parking structures, entrances and exits thereto, employee parking areas, truck ways, service courts, cafeterias, loading docks, stairways, driveways, open or enclosed hallways, rest room facilities, reception areas, sidewalks, landscaped and planted
areas. Landlord shall have the right, from time to time, upon written notice, to change the area, level, location, amount and arrangement of such parking areas and all other facilities referred to above, to restrict parking by Tenants and their
employees to employee parking areas, and to make all rules and regulations pertaining to and necessary for, in Landlord’s sole judgement, the proper operation and maintenance of said Common Areas, provided such change does not unreasonable
impede or interfere with Tenant’s operations or affect a pro-rata allocation of parking spaces. Nothing contained herein shall be deemed to create any liability upon Landlord for any damage to motor vehicles of customers or employees or for
loss of properly from within such motor vehicles. 
  
 G. Tenant
shall promptly pay all Base Rents, additional rents, and other charges and render all statements herein prescribed at Landlord’s Address, as set forth above, or to such other person or corporation, and at such other place as may be designated
from time to time by Landlord in writing. If Landlord shall pay any monies or incur any reasonable expenses in correction of an uncured violation of any covenant, undertaking or agreement of Tenant as is set forth in this Lease, the amounts so paid
or incurred shall be at Landlord’s option and on notice to Tenant, be considered additional rent payable by Tenant with the next installment of rent thereafter to become due and payable and may be collected or enforced as by law provided in
respect to payment of rent. All checks shall be received subject to clearance. 
  
 H. Anything contained in this Lease to the contrary notwithstanding, it is specifically agreed that Landlord shall in no event be construed or deemed to be a partner or engaged in a joint venture with, or an associate

  

 3 

 
of, Tenant in the conduct of its business and the Landlord shall absolutely not be liable for any debts or other liabilities of any kind or sort whatsoever
incurred by Tenant in the conduct of its business or otherwise. Nothing contained in this Lease shall be deemed or construed to confer upon Landlord any interest in the business of the Tenant. The relationship of the Parties during the term of this
Lease shall at all times be solely that of Landlord and Tenant. 
  
 I. In the event any payments to Landlord are returned for insufficient funds or otherwise not paid by Tenant’s bank, this Lease shall, at Landlord’s option, be in default, provided Tenant fails to cure within 5 days following the
notice of default, in addition to the remedies provided hereof with respect to late rent Tenant shall pay an overhead charge of $40.00 if the face value of the check exceeds $300.00. Provided any three (3) payments are returned for insufficient
funds or otherwise not paid by Tenant’s bank, all payments due under this Lease shall be made at Landlord’s option, in cash or by cashier’s check. 
  
 3. Security: 
  
 Upon execution and delivery of this lease, TENANT of this Lease agrees to pay LANDLORD the sum of $28,650.00. This sum shall be retained by LANDLORD as
security for the payment by TENANT of the rents herein agreed to be paid by TENANT and for the faithful performance by TENANT of the terms, conditions, and covenants of this Lease. Provided that TENANT shall timely make all payments of the Base Rent
due hereunder, within the applicable grace period, the aforesaid payment shall be applied to the payment of the Base Rent for the final month of the Lease Term (or the final month of an extended Lease Term, if any option to extend the Lease Term
shall be executed). Otherwise, such amount shall constitute a security deposit. Should TENANT faithfully comply with the terms and conditions of the Lease, such amounts shall be returned to the TENANT, without interest, at the end of the term. It
shall not be necessary for the Landlord to maintain the security deposit in a separate account, and Landlord shall be entitled to co-mingle the security deposit with other funds. Promptly upon written demand by Landlord, Tenant shall deposit with
Landlord such additional sum as may be necessary to replace any amounts expended therefrom by Landlord pursuant to the provisions hereof, so that there shall always be a security deposit in the sum set forth above. 
  
 4. Use: 
  
 The TENANT will use and occupy the premises solely for the conduct of
TENANT’S business for office and warehouse use and for no other use or purpose. The TENANT will not create nor allow to be created any form of pollution whether noise, smoke, or otherwise within or without the Demised Premises. The TENANT shall
as its own cost and expenses obtain any and all licenses and permits necessary for any such use. 
  
 4.1 Tenant’s Covenants as to Use and Occupancy. Tenant shall exercise reasonable care in its use of the Premises or Building and shall not do or
permit anything to be done in or about the Premises or Building and shall not do or permit anything to be done in or about the Premises or Building, nor bring nor keep anything in the Premises or Building which will in any way affect the fire or
other insurance upon the Building, or any of its contents, or which all in any way conflict with any statute, ordinance, rule, regulation, order, law or other requirement (collectively the Law’s) affecting the occupancy and use of the Promises
or Building, which is now, or may hereafter be, enacted or promulgated by any public authority. Tenant shall not obstruct or interfere with the rights of other Tenants of the Building, or injure or annoy them. Tenant shall not use, or allow the
Premises to be used, for any illegal purpose or purpose constituting a public or private nuisance or for sleeping purposes, and nothing shall be prepared, manufactured, or mixed in the Premises which would emit an odor and/or fumes of any type into
or around any part of the Building (other than odors reasonably and ordinarily emitted as a result of Tenancy, permit any noise levels to emanate from the Premises that will interfere with any other occupant of the Building. Tenant shall promptly
comply with and execute all of the aforesaid, any Laws and all rules, orders and reasonable regulations of the Southeastern Underwriters Association for the prevention of fires, at Tenant’s own cost and expense. At all times during the term of
this Lease and any extensions or renewals thereof, Tenant shall, at its expense, obtain and maintain all permits, licenses and other governmental authorizations which are necessary for the operation of its business and pay all impact fees and
special assessments resulting from Tenant’s use of the Premises. In the event any of Landlord’s insurance premiums shall be increased as a result of Tenant’s use and/or occupancy, the increased premiums shall be paid by Tenant on
demand from Landlord. 
  

 4 

 4.2 Noise Control. Tenant shall take such action as is necessary to ensure that the noise emission level
at the Premises does not (i) exceed the decibels level set by any applicable regulatory ordinance or (ii) create a nuisance or disturbance for the other occupants of the Building. The Tenant recognizes that noise control and abatement is critical to
the operation of the Building. In no event may Tenant’s use interfere with the other occupant’s use of the Building. Tenant shall install, at Tenant’s expense, any soundproofing material, including windows, deemed necessary in
Landlord’s sole discretion. 
  
 4.3. Affirmative covenants of
Tenant. 
  
 TENANT AGREES: 
  
 A. To comply with any and all requirements of any of the constituted public
authorities having, or purporting to have jurisdiction and with the terms of any State, Federal, or local statute, ordinance, or regulation applicable to Tenant or its use of the Demised Premises and to save and hold Landlord harmless from, and by
these terms to indemnify Landlord for all penalties, fines, costs, expenses or damages, including, without limitation, Landlord’s reasonable attorney’s fees resulting from Tenant’s failure to do so, and 
  
 B. To give Landlord prompt written, full, complete, and specific notice of
any accident, fire damage, or injury whatsoever occurring in, on or to the Demised Premises, and 
  
 C. That all loading and unloading of goods shall be done only at reasonable times and in the areas and through such entrances as may be designated for
such purposes by Landlord and that trailers or trucks shall not be permitted to remain parked overnight in any area of the Office parking area whether loaded or unloaded, and 
  
 D. To keep all garbage and refuse in the kind of container reasonably specified by Landlord or garbage service designated by
Landlord, and to place the same outside of the Demised Premises prepared for collection in the manner and at the times and places specified by Landlord or garbage service in accordance with all regulations of the public authorities having, or
purporting to have, jurisdiction, and 
  
 E. To keep outside areas
adjoining the Demised Premises clean and not to bum, place or permit any rubbish, obstruction, tables, chairs or merchandise in such areas, and 
  
 F. To keep the Demised Premises clean, orderly, sanitary and free from objectionable odors, and from insects, vermin and other pests and, with affirmative
action, not to permit any usage or possession of any illegal substance in, on or upon the Demised Premises, and 
  
 G. To require Tenant’s principals and Tenant’s employees to park their cars only in those portions of the parking areas that may be designated
for that purpose by Landlord and that, if Tenant or Tenant’s principals or employees violate this provision two (2) or more times in any twelve (12) month period during the term of this Lease, Landlord shall give Tenant written notice of
Tenant’s violation of this provision. If in the sole opinion of Landlord, unauthorized persons are using any of said areas by reason of the presence of Tenant in the Demised Premises, Tenant, upon demand of Landlord, shall enforce such rights
against all such unauthorized persons by appropriate proceedings, and 
  
 H. To keep Tenant’s windows, including window or office partitions, in or on the Demised Premises dressed, clean and illuminated and its signs and exterior lights well lighted and clean at all times during the term of this Lease during
the normal hours of operation (“Hours of Operation”) and to keep the Demised Premises open for business during Hours of Operation and for such additional hours as Tenant may desire, and 
  
 I. To conduct its business in the Demised Premises in all respects in a
dignified manner and in accordance with high standards of operation, and 
  
 J. To comply with all reasonable rules and regulations of Landlord in effect at the time of the execution of this Lease and at any time or times and from tine to time promulgated by Landlord, which Landlord in

  

 5 

 
its reasonable sole discretion shall deem necessary or appropriate in connection with the Demised Premises, or the building(s) provided that the rules do not
unreasonably impede or interfere with the operations of the Tenant, and 
  
 K. The Tenant shall forthwith pay all liens of contractors, subcontractors, subcontractors, mechanics, laborers, and materialmen and all other items of like character and that Tenant does hereby indemnify Landlord against all legal costs
and charges, bond premiums for release of liens, including all attorney’s fees of Landlord incurred in and about the prosecution or defense of any suit in discharging the Demised Premises and, alternatively, the Premises or any part or portion
thereof from any liens, charges, judgments, or encumbrances caused or suffered to be caused, directly or indirectly, by Tenant, and that all the costs and charges above referred to shall be considered as rent due and shall be included in any lien
for rent, and 
  
 L. Neither Tenant nor anyone claiming by,
through or under Tenant shall place any mechanic’s lien of any kind or character on the Demised Premises and notice is hereby given that no contractor, subcontractor or anyone else that may furnish any material, service or labor to the Demised
Premises, at any time, shall be, or become, entitled to any lien thereon whatsoever. Tenant shall provide notice of this restriction in advance to any and all contractors, subcontractors, or other persons, firms or corporations that may furnish any
such material, service or labor to the Demised Premises. Landlord shall have the right to record a notice of the following provision in the public records of the county in which the Demised Premises is located, to wit: 
  
 “All persons to whom these presents may come are put upon notice of the
fact that Tenant shall never, under any circumstances, have the power to subject the interest of Landlord in the Premises or any portion of the Premises to any mechanics’ or materialmen’s lien or liens of any kind. All persons who may
hereafter, during the continuance of this Lease, furnish work, labor, services or materials to the Demised Premises, or any portion of the Premises upon the request or order of Tenant, or any person claiming under, by or through Tenant, must look
wholly to the interest of Tenant and not to that of Landlord. 
  
 Tenant shall not permit or suffer to be filed or claimed against the Demised Premises or any portion of the during the continuance of this Lease any lien or liens of any kind arising out of the action of Tenant; and if any such lien be
claimed or filed, Tenant covenants, within the time now about to be limited, to cause the Demised Premises and the Premises to be released from such claim or lien (“Claim”), either through the deposit into court pursuant to statute of the
necessary sums of money, or in any other way which is competent legally to effect the release (‘Release’) of the Demised Premises and the Premises from the Claim. The time within which Tenant must effect such Release of the Demised
Premises and/or the Premises, as aforesaid, is as follows: 
  
 (i) If the Claim shall have been evidenced through the giving of a written notice of lien claim, and if such notice be filed amongst the Public Records of Broward County, Florida, then Tenant shall effect such Release
from such Claim within thirty (30) days after the time when such Claim shall have been filed amongst the Public Records. 
  
 (ii) If the Claim be evidenced, without notice having been given as aforesaid, through the filing of a suit in any court having
jurisdiction of the subject matter, in which suit the Claim is asserted and sought to be enforced, then Tenant must effect the Release within ten (10) days after the time when service of process shall have been completed against Tenant or Landlord
in the suit. 
  
 In the event that the Tenant shall violate the
terms and provisions of this paragraph, such violations shall constitute an immediate Default under this Lease, and 
  
 M. To be responsible for and to pay before delinquency all municipal, county or state taxes, assessments, license fees assessed or imposed during the term
of this Lease against any leasehold interest, trade fixtures, merchandise or personal property of any kind, owned or placed in, upon or about Demised Premises by Tenant, and 
  
 N. To comply fully with all fire, safety and handicap codes, rules, and regulations, in effect from time to time during the
term of this Lease, of the public authorities having or purporting to have jurisdiction and to install, 
  

 6 

 
keep, and maintain at Tenant’s cost and expense any and all systems, equipment and the like or differing required by any of the same, including without
limitation, the installation of such fire extinguishers and other safety equipment as Landlord may reasonably require. Notwithstanding the foregoing, the Landlord shall be liable for any such compliance regarding the Americans with Disabilities Act
with regard to all aspects of the Premises outside of the Demised Premises, and similarly, Tenant shall be responsible for such compliance within the Demised Premises, and 
  
 O. That upon the sale or exchange of the Premises, not to look to the original Landlord for accountability for or return of
any security deposit, unless said sums were not turned over to new owner of Premises, and 
  
 P. That it shall, and hereby does by these terms fully absolutely and unconditionally subordinate its rights hereunder to the lien of a mortgage(s), now or hereafter placed against Landlord’s or its
successor’s interest and alternatively, any or all the buildings now or hereafter built in the Premises by Landlord and to any and all advances without limitation, made or to be made thereunder and to the interest thereon and to all renewals,
modifications, substitutions, replacements, consolidations and extensions thereof and future advances thereunder and that Tenant will, in the event of the sale, transfer or assignment of Landlord’s interest in the Demised Premises, or all or
any portion of the Premises, or in the event any proceedings arc brought for the foreclosure of or for the exercise of any power of sale under any mortgage on the Demised Premises or the Premises, at the option of the mortgagee the Tenant shall
attorn to the respective transferee, assignee or purchaser and recognize such party, who must recognize Tenant’s rights prior to any transfer, as Landlord under this Lease (to the extent applicable). Tenant further agrees that upon demand by
Landlord that it shall enter into and execute a subordination and attornment agreement. Further, Tenant will from time to time promptly execute upon demand and without charge such documents and instruments in such form and substance as Landlord or
its mortgagees or its other lenders may require implementing further, the foregoing subordination and attornment agreement. If Tenant fails to execute and deliver any such documents or instruments within ten (10) days after written request therefor,
at Landlord’s option, Tenant shall be in default of this Lease. Further, in the event Tenant fails to timely execute and deliver same to Landlord, then, in that event, Tenant irrevocably constitutes and appoints Landlord with an irrevocable
power as Tenant’s special attorney in fact to execute and deliver any such documents or instruments, with such power coupled with an interest. 
  
 4.4 The parties agree that the provisions of paragraphs 4.3 and 17 are subject to TENANT’S receiving from a prospective mortgagee a non disturbance
agreement which will provide that if TENANT performs its obligations under this lease it may continue to lease the premises on the terms and conditions set forth herein. 
  
 5. Assignment: 
  
 TENANT may not assign, transfer, or dispose of this Lease during the term hereof without the written consent of the LANDLORD, or underlet the Demised
Premises or any part thereof or permit the premises to be occupied by any other persons without the written consent of the LANDLORD, which may not be unreasonable withheld. If this Lease be assigned, or if the Demised Premises or any part thereof be
underlet or occupied by anybody other than the TENANT, the LANDLORD may, at LANDLORD’S option, after default by the TENANT, collect rent from the assignee, under TENANT, or occupant, and apply the net amount collected to the rent herein
reserved, but, no such collection shall be deemed a waiver of this covenant, or the acceptance of the assignee, under TENANT or occupant as TENANT or a release of the TENANT from the further observance and performance by the TENANT of the covenants
herein contained. 
  
 5.1 In the event of the transfer and
assignment by LANDLORD of its interest in this Lease and/or in the building containing the Leased Premises to a person expressly assuming LANDLORD’S obligations under this Lease, LANDLORD herein agrees to obtain an acceptance of this lease
prior to a transfer or assignment. LANDLORD shall thereby be released from any further obligations thereunder, and TENANT agrees to look solely to such successor in interest of the LANDLORD for performance of such obligations. 
  

 7 

 6. Subletting 
  
 The TENANT may sublease but shall nevertheless remain unconditionally liable for the performance and financial obligations
of all terms and conditions of this lease. The TENANT shall also be solely liable for the performance and financial obligations of all terms and conditions of this lease. The TENANT shall also be solely liable in the event that any sublessee
violates the terms and conditions of this lease. 
  
 7. Construction, Applicable Law: 
  
 The words
“LANDLORD” and “TENANT” as used herein shall include plural as well as the singular. Words used in masculine gender include the feminine and neuter. If there be more than one LANDLORD or TENANT, the obligations imposed hereunder
upon the LANDLORD and TENANT shall be joint or several. The section headings or titles in this Lease are not a part hereof shall have no effect upon the construction of interpretation of any part hereof. This Lease shall be construed and enforced
under the laws of the State of Florida. Should any provisions of this Lease be illegal or unenforceable under such laws, it or they shall be considered severable and this Lease and its conditions shall remain in force and be binding upon the parties
hereto just as though the illegal or unenforceable provisions had never been included herein. 
  
 8. Condition of the Premises: 
  
 TENANT expressly acknowledges that it has agreed to accept the Premises in the aforementioned condition. 
  
 9. Acceptance of the Premises: 
  
 TENANT’s execution of this Lease shall he conclusive evidence that the
Demised Premises were in good order and satisfactory condition on the day TENANT took possession. No promise of the LANDLORD to alter, remodel, or improve the Demised Premises and no representation respecting the condition of the Demised Premises
have been made by the LANDLORD to the TENANT unless the same is contained herein or made a part thereof, and the TENANT will make no claim on account of any representations whatsoever, whether made by any renting agent, broker, officer, or other
representatives of LANDLORD or which may be contained in any circular, prospectus, or advertisement relating to the Demised Premises, unless, the same is specifically set forth or referenced in this Lease with the exception as to any latent defects
or latent omissions, if any, in the condition of the Demised Premises and violations of the Dade County Building Code. 
  
 10. Repairs and Maintenance: 
  
 The TENANT will, at Tenant’s sole cost and expense keep the Demised Premises in good repair and Tenantable condition during the term of this Lease
(or during the extended Lease Term, if any of the options to extend the Lease Term shall be executed). The repair and maintenance of the exterior of the Demised Premises, including without limitation, structural interior portions of the Demised
Premises; including storefronts, exterior windows, heating and air conditioning systems, shall be the sole responsibility of the LANDLORD and the LANDLORD’S expense. 
  
 10.1 The TENANT will, at the termination of this Lease, by lapse of time or otherwise, surrender the Premises in good
working order and shall surrender all keys for the Premises to LANLORD. TENANT shall remove all its trade fixtures, leased equipment and any alterations or improvements which LANDLORD requests to be removed before surrendering the Premises as
aforesaid and shall repair any damage to the Premises caused thereby. TENANT’s obligation to observe or perform this covenant shall survive the expiration or other termination of the term of the Lease. 
  
 10.2 The TENANT agrees to enter into, at its own cost and expense, an annual
contract for regularly scheduled preventative maintenance and repair, with a licensed maintenance contractor approved by the conditioning systems and equipment serving the Premises, provided, that such contract may be terminated by TENANT at the end
of the Lease Term at no cost to the TENANT, or alternatively, that the LANDLORD shall 
  

 8 

 
agree to pay the balance of such contract as of the expiration of the Lease Term. Not later than thirty (30) days following the commencement of this Lease
and annually thereafter, TENANT shall furnish to LANDLORD a copy of the air conditioning maintenance contract described above and proof that the annual premium for the maintenance has been paid. 
  
 10.3 The service contract must include all services suggested by the
equipment manufacturer. The maintenance contractor shall keep a detailed record of all services performed on the Premises and prepare a yearly service report to be furnished to the TENANT and the LANDLORD at the end of each calendar year. The
LANDLORD may, but shall not be required to, upon notice to the TENANT, elect to enter into such maintenance/service contract on behalf of the TENANT or perform the work itself, and in either case, charge TENANT therefore, together with reasonable
charge of overhead. 
  
 11. Alterations:

  
 TENANT shall make no alterations, additions, installments,
improvements, or decorations in or to the Premises without the written consent of the LANDLORD, which consent shall not be unreasonably withheld and shall be subject to the foregoing and upon such terms and conditions as LANDLORD may require and
stipulate such consent, including without limitations, (a) physical and spatial limitations, (b) governmental approvals, (c) payment, (d) bonding to guarantee the payment of contractor’s fees, (e) indemnification, (f) liens, (g) designation of
approved contractors and subcontractors, and (h) Landlord’s insurer’s requirements. This clause shall not be construed to mean that the LANDLORD shall allow any mechanic’s liens upon the Premises based upon the work ordered by the
TENANT. 
  
 12. Destruction or Damage:

  
 A. In the event that the Demised Premises shall be destroyed
or damaged or injured by fire or casualty during the term of this Lease, whereby all or a part thereof shall be rendered untenatable, then the LANDLORD shall have the right, to be exercised by notice to TENANT within ten (10) days after casualty, to
render such premises tenatable by repairs within 90 days therefrom subject to extension for delays faced by LANDLORD due to adjustment of insurance proceeds, labor trouble, governmental controls, so-called acts of God, or any other cause beyond
LANDLORD’s reasonable control. If said Premises are not rendered tenatable within said time, it shall, be optionable with either party hereto cancel this lease, by written notice to the other, and in the event of such cancellation the rent
shall be paid only to the date of such fire or casualty and paid rent refunded. 
  
 B. No damages, compensation, or claim shall be payable by the LANDLORD for inconvenience, loss of business, or annoyance arising from any repair or restoration of any portion of the Demised Premises or of the building
pursuant to this paragraph. If the LANDLORD exercises its rights to restore the Premises, then LANDLORD shall use its best efforts not to unreasonably interfere with the TENANT’s use and occupancy. Notwithstanding anything to the contrary, the
LANDLORD shall not be liable for damages or claims if it is unable to obtain insurance. 
  
 C. Notwithstanding any of the provisions of the foregoing, if the LANDLORD or the holder of any superior mortgage, as defined hereafter is unable to collect all of the insurance proceeds, if any, applicable to the
damage or destruction of the Demised Premises or of the building by fire or some other casualty or cause, by reason of some action or inaction on the part of the TENANT, its agents, employees, or contractors then without prejudice to any other of
LANDLORD’s remedies available against TENANT, there shall be no abatement of the rent due for TENANT to the extent of the uncollected insurance proceeds, if any. 
  
 D. LANDLORD will not carry separate insurance of any kind covering TENANT’s property. The LANDLORD shall not be liable
for the repair of any damage or the replacement of TENANT’s property. 
  
 13. Default: LANDLORD’s Remedies: 
  
 All rights and remedies of the LANDLORD herein enumerated shall be cumulative, and none shall exclude another or any other right or remedy provided by law. 
  

 9 

 A. If TENANT or any guarantor of this Lease shall become bankrupt or insolvent or unable to pay its debts
as such become due, or file any debtor proceedings or if TENANT or any guarantor shall take or have taken against either party in any court pursuant to any statute either of the United States or of any State, a petition in bankruptcy or insolvency
or for reorganization or for the appointment of a receiver or trustee of all or a portion of TENANT’s or any such guarantor makes an assignment for the benefit of creditors, or petition for or enters into an arrangement, then this Lease shall
terminate and LANDLORD, in addition to any other rights or remedies it may have, shall have the immediate right of re-entry and may remove all persons and property from the leased Premises and such property may be removed and stored in a public
warehouse or elsewhere at the cost of and for the account of TENANT, all without service of notice or resort to legal process and without being deemed guilty of trespass, or becoming liable for any loss or damage which may be occasioned thereby.

  
 B. If the TENANT defaults in the payment of rent or in the
prompt and full performance of any provisions of this Lease, or if the leasehold interest or the TENANT’s business or Fixtures of the TENANT are levied upon under execution of attached by process of law or the TENANT abandons the Premises, then
and in any such event the LANDLORD may, if the LANDLORD so elects, but not otherwise, and after three (10) days written notice thereof to TENANT, forthwith terminate this Lease and the TENANT’s right to possession of the Demised Premises, or
terminate only TENANT’s right to possession hereunder. 
  
 C.
Upon any termination of this Lease, whether by lapse of time or otherwise, the TENANT shall surrender the possession and vacate the Premises immediately, and deliver possession thereof to the LANDLORD, and hereby grants to the LANDLORD full and free
license to enter into and upon the Premises in such event with or without process of law and to expel or remove the TENANT and any others who may be occupying or within the Premises and to remove any and all property therefrom, using such force as
may be necessary, without being deemed in any manner guilty of trespass, eviction, or forcible entry or detainer, and without relinquishing the LANDLORD’s rights to rent or any other right given to LANDLORD hereunder or by operation of law. The
TENANT expressly waives the service of any demand for the payment of rent or for possession and the service of any notice of the LANDLORD’s election to terminate this Lease or to re-enter the Premises, except as provided for in subparagraph (b)
of this paragraph, and agree that the simple breach of any covenants or provisions of this Lease by the TENANT shall, of itself, without the service of any notice or demand whatsoever, constitute an unlawful detainer by TENANT of the Premises within
the meeting of the Statutes of the State of Florida. 
  
 D. If the
TENANT abandons the Premises or otherwise entitles the LANDLORD so to elect and the LANDLORD does elect to terminate the TENANT’s right to possession only, without terminating the Lease, the LANDLORD may, at the LANDLORD’s option, enter
into the Premises, remove the TENANT’s signs and other evidence of tenancy, and take and hold possession thereof without such entry and possession terminating the Lease and releasing the TENANT, in whole or in part from the TENANT’s
obligation to pay the rent hereunder for the full term, and in any such case the TENANT shall pay forthwith to the LANDLORD, a sum equal to the entire amount of the rent reserved under Paragraph 2 of this Lease for the residue of the stated term
plus any other sums then due hereunder. Upon and after entry into possession without termination of the Lease, the LANDLORD may, but need not, relet the Premises or any part thereof for the account of the TENANT to any person, firm, or corporation
other than the TENANT for such rent, for such time, and upon such terms as the LANDLORD in the LANDLORD’s sole discretion shall determine; and the LANDLORD shall not be required to accept any Tenant offered by the TENANT. In any such case, the
LANDLORD may make repairs, alterations, and additions in or to the Premises and redecorate the same to the extent deemed by the LANDLORD necessary or desirable, and the TENANT shall, upon demand, pay to the LANDLORD the amount of each monthly
deficiency upon demand; if the consideration so collected from any such relating is more than sufficient to pay the full amount of the rent reserved herein, together with the costs and expenses of the LANDLORD, the LANDLORD shall not be required to
account for the surplus to the TENANT. 
  
 E. TENANT hereby
irrevocably appoints LANDLORD as agent and attorney-in-fact of TENANT, to enter upon the Premises in the event of default by TENANT, and to remove any all furniture and personal property owned or lease by the TENANT situated upon the Premises. Any
and all property which may be removed from the Premises by the LANDLORD pursuant to the authority of this Lease or of law, to which the TENANT is or may be entitled, may be handled, removed, or stored by LANDLORD at the risk, cost, and expense of
TENANT, and LANDLORD shall in no event be responsible for the value, preservation, or safekeeping thereof, TENANT shall pay to LANDLORD, upon demand, all expenses incurred in such removal and all storage charges against such 
  

 10 

 
property so long as the same shall be in the LANDLORD’s possession or under LANDLORD’s control. After it has been stored for a period of ninety
(90) days or more, LANDLORD may sell any or all of such property in such manner and at such times and places as LANDLORD in its sole discretion may deem proper, without notice to or demand upon TENANT for the payment of any part of such charges or
the removal of any such property and shall apply the proceeds of such sale first to the cost of expenses of such sale, including reasonable attorneys’ fees; second, to the payment of the costs and charges of storing any property; third, to the
payment of any other sum of money which may then or thereafter be due to LANDLORD from TENANT under any of the terms hereof; and fourth, the balance, if any to TENANT. The removal and storage of TENANT’s property as above provided shall not
constitute a waiver of LANDLORD’s lien thereon. 
  
 F. TENANT
shall pay upon demand all of LANDLORD’s costs, charges, and expenses, including fees of counsel, agents; and others retained by LANDLORD, incurred in enforcing TENANT’s obligations hereunder or incurred by LANDLORD in any litigation,
negotiations, or transaction in which TENANT causes LANDLORD, without LANDLORD’s fault, to become involved or concerned. Attorneys’ fees shall be awardable for all phases of litigation, trial, as well as appellate. To perfect and assist in
the implementation of certain of LANDLORD’s rights in and to the TENANT’s personal property, TENANT hereby pledges and assigns to LANDLORD and grants unto LANDLORD a lien upon all furniture, fixtures, goods, and chattels of TENANT which
shall or may be brought or put on Premises as further security for the faithful performance of the terms, provisions, conditions, and covenants of this Lease, and TENANT specifically agrees that said lien may be enforced by distress, foreclosure, or
otherwise at the election of the LANDLORD. LANDLORD agrees that it will not file nor cause to be filed by any UCC-1 Financing Statement in connection with any lien granted unto LANDLORD by TENANT hereunder. TENANT hereby expressly waives and
renounces for himself and family, any and all homestead and exemption right he may have now or hereafter, under or by virtue of the Constitution or laws of the State of Florida, or of any other State, or of the United States, as against the payment
of rent or any other charges payable by TENANT hereunder or any other obligation or damage that may accrue under the terms of the Agreement. 
  
 14. Utilities. 
  
 The TENANT shall be solely responsible for and agrees to promptly pay a pro rata share of all utilities used and consumed on the Premises, including but
not limited to power, water, sewer, landscaping, and trash removal. 
  
 15. Taxes: 
  
 LANDLORD shall be
responsible for the payment of real property taxes and general and special assessments during the Term of the Lease; provided, however, that in the event the Lease Term shall extend into the following calendar year, TENANT shall be responsible for
any increase in real property taxes and general and special assessments and shall pay the amount of any such increase to the LANDLORD as additional rent within ten (10) days of said notification. 
  
 16. Insurance: 
  
 Throughout the Term of the Lease, LANDLORD agrees to insure, at its sole
expense, the Demised Premises against fire and other causes by policies which shall include standard extended coverage; provided, however, that TENANT shall be responsible for any increase in insurance premiums, resulting from any use and enjoyment
of the TENANT, and shall pay the amount of any such increase to LANDLORD as additional rent. 
  
 TENANT shall carry public liability insurance, in amounts of [*] in respect of injuries to any one person, and [*] in respect of any one accident or disaster, with parties insured, thereby insuring the parties against
any such claim. All such policies of insurance shall provide for not less than thirty (30) days notice to LANDLORD as a condition precedent to cancellation. Such policy shall be delivered to LANDLORD. 
  

	*	 	Material has been omitted pursuant to a request for confidential treatment. 

  

 11 

 TENANT shall provide LANDLORD with evidence of payment of renewal premiums or replacement of policy not
later than thirty (30) days prior to the expiration of any such policy. The public liability policy shall include Premises and operations. 
  
 17. Subordination 
  
 This Lease, and all rights of TENANT hereunder, are and shall be subject and subordinate to all ground leases, overriding leases, and underlying leases
affecting the Demised Premises now or hereafter existing and to all mortgages which may now or hereafter affect the Demised Premises and to each and every advance made or hereafter to be made under such mortgages, and to all renewals, modifications,
replacements, and extensions of such leases and mortgages and spreaders, and consolidations of such mortgages (which leases and mortgages are sometimes collectively referred to herein for convenience is the “Superior Lease” and
“Superior Mortgage”). This Paragraph shall be self-operative and no further instrument of subordination shall be required to make it effective; however, TENANT shall promptly execute and deliver any instrument reasonably requested to
evidence such subordination. 
  
 A. TENANT agrees that in the
event of any act or omission by the LANDLORD which would give that TENANT the right to terminate this Lease, or to claim a partial or total eviction, TENANT shall not exercise any such right until he has notified in writing the holder of any such
mortgage which at the time shall be a lien on the Demised Premises or the underlying lessor, if any, of such act or omission. 
  
 B. If the lessor of any such Lease or the holder of any such mortgage shall succeed to the rights of LANDLORD under this Lease, then at the request of
such party of succeeding to LANDLORD’s right and upon such successor written agreement to accept TENANT’s attornment, TENANT shall attorn to such successor LANDLORD and execute such instruments as may be necessary or appropriate to
evidence such attornment. Upon such attornment, this Lease shall continue in full force and effect as, of as if it were a direct Lease between the successor LANDLORD and TENANT upon all the terms, conditions, and covenants as are set forth in this
Lease and shall be applicable after such attornment except that the successor LANDLORD shall not (1) be liable for any previous act or omission of LANDLORD under this Lease (2) be subject to any offset, not expressly provided for in this Lease,
which shall have theretofore accrued to TENANT against LANDLORD; and (3) be bound by any previous modification of this Lease, not expressly provided for in this Lease, or by any previous prepayment of more than one month’s fixed rent unless
such modification or prepayment shall have been expressly approved in writing by such LANDLORD or such holder through reason of which the successor LANDLORD shall have succeeded to the rights of LANDLORD under this lease. 
  
 C. TENANT shall deliver to LANDLORD or to its mortgagee or auditors, or
prospective purchaser of the owner of the fee, when requested by LANDLORD, a certificate to the effect that this Lease is in full force and the Lessor is not in default therein, or stating specifically any exceptions thereto. Failure to give such a
certificate within ten (10) business days after written request shall be conclusive evidence that the Lease is in full force and effect and LANDLORD is not in default and in such even, TENANT shall be estopped from asserting any defaults known to
TENANT at that time. 
  
 18. Indemnification:

  
 Neither LANDLORD nor any agent or employee of LANDLORD shall
be liable to TENANT for injury or damage to, or loss (by other person, irrespective of the cause of such injury, damage, or loss), unless caused by or due to the negligence of LANDLORD, its agents, or employees without contributory negligence of
TENANT, its agents or employees, subject to the comparative negligence of LANDLORD, its agents, or employees without contributory negligence of TENANT, its agents or employees, subject to the comparative negligence doctrine, it being understood that
no property, other than such as might normally be brought upon or kept in Premises as an incident to the reasonable use of the Premises for the purposes herein permitted, will be brought upon or be kept in the Premises. 
  

 12 

 TENANT shall indemnify and save harmless LANDLORD and its agents against and from (a) any and all claims
arising from the conduct or management of the Demised Premises or of any business therein or (b) any work or thing whatsoever done, or any condition created or permitted to exist (other than by LANDLORD for LANDLORD or TENANT’s account) in or
about the Demised Premises during the term of this Lease, or during the period of time, if any, prior to the commencement of the term hereof that TENANT may have been given access to the Demised Premises or (c) arising from any negligent or
otherwise wrongful act or omission of TENANT or any of its subTenants or its or their employees, agents, or contractors; and (d) all costs, expenses, and liabilities incurred in or in connection with each such claim or action or proceeding brought
thereon. In case any action or proceeding be brought against LANDLORD, TENANT shall resist and defend such action or proceeding. 
  
 19. Waiver: 
  
 The failure of either the LANDLORD or the TENANT to insist in any one or more instances upon the strict performance of any one or more of the obligations
of this lease, or to exercise any right or election herein contained, shall not be construed as a waiver or relinquishment for the future of the performance of such or more obligations of this Lease or of the right to exercise such election, but the
same shall both continue and remain in full force and effect with respect to any subsequent breach, act, or omission. 
  
 20. Notices: 
  
 Any notice, statement, demand, or other communication required or permitted to be given or made by either party to the other, pursuant to this Lease or
pursuant to any applicable law, shall be deemed to have been properly given and made if sent by registered or certified mail, return receipt requested, addressed to the other party at the address hereinabove set forth or at such other address as may
hereafter be designated by either party by notice to the other and shall be deemed to have been given or made on the day so mailed. Either party may, by notice given as aforesaid, designate a different address or addresses for notices, statements,
demands, or other communications intended for it. 
  

	 FOR TENANT
	 	 FOR LANDLORD

		
	 FLOWER FARM DIRECT
	 	 MAYA PLANTATION, INC.

	 Attention: Abe Wynperle
	 	 Attention: Ralph Milman

	 3066 N.W. 30th Way
	 	 1351 N.W. 78th Ave.

	 Boca Raton, Florida 33431
	 	 Miami, Florida 33126

  
 21.
Liens: 
  
 TENANT further agrees that TENANT will pay all of
TENANT’s contractors, subcontractors, laborers, materialmen, and all others, and will indemnify LANDLORD against all legal costs and charges, bond premiums for release of liens, and counsel fees reasonably incurred in the commencement of
defense of any suit by the LANDLORD to discharge any liens, judgements, or encumbrances against the Premises caused or suffered by TENANT. It is understood and agreed between the parties hereto that the costs and charges above referred to shall be
considered as rent due under this Lease payable upon demand. 
  
 The TENANT herein shall not have the authority to create an liens for labor or material on the LANDLORD’s interest in the above described property, and all persons contracting with the TENANT for the ding of any work or the furnishing
of any materials on or to the Premises, and all materialmen, contractors, mechanics, and laborers, are hereby charged with notice that they must look to the TENANT only to secure the payments of any bill or work done or material furnished during the
Term of this Lease. 
  
 22. Transfer by the
LANDLORD: 
  
 In the event that the interest or estate of
LANDLORD in the Premises shall terminate by operation of law or by bona fide sale of the Premises or by execution or foreclosure sale, or for any other reason, then and in any such 
  

 13 

 
event LANDLORD shall be released and relieved from all future liability and responsibility as to obligations to be performed by LANDLORD hereunder or
otherwise. A voluntary conveyance of the Demised Premises shall not terminate this Lease and LANDLORD’s successor, by TENANT tendering payment of rent hereunder to such successor, shall become liable and responsible to TENANT in respect to all
such obligations of LANDLORD under this Lease. 
  
 This Lease may
be assigned by the LANDLORD, in which case, the TENANT, upon request by the LANDLORD, shall issue a letter stating that the Lease is in full force and effect and that there are no set-offs or claims or other defenses to rent. 
  
 23. Condemnation: 
  
 In the event any portion of the Demised Premises is taken by any
condemnation or eminent domain proceeding or should the Demised Premises by conveyed in lieu of such a taking and this Lease continues in force as to any part of the Demised Premises, as hereinafter provided, the base monthly rental herein specified
to be paid shall be ratably reduced according to the area of the Demised Premises which is actually taken, as of the date of such taking, and TENANT shall be entitled to no other consideration by reason of such a taking and any dangers whatsoever
suffered by TENANT and occasioned by such taking shall not entitle TENANT to share to any extent in any and all income, rent, awards, or any interest therein whatsoever which may be made in connection with such a taking and TENANT does hereby
relinquish and assign to LANDLORD all TENANT’s rights and equities in and to any such income, rent, awards, or any interest therein provided TENANT may retain any award compensating it for such taking. 
  
 In the event of a partial taking of the building, either by condemnation,
eminent domain, or conveyance in lieu thereof, either LANDLORD or TENANT may elect to terminate this lease if the remaining area of the building shall not be reasonably sufficient for LANDLORD or TENANT to continue feasible and economical operation
of the remaining portion of the building, in the LANDLORD’s or TENANT’s sole discretion. Upon the giving of such notice, this Lease shall terminate on the date of service of such notice, and the rents apportioned to the part of the Demised
Premises so taken shall be prorated and adjusted as of the date of the taking and the rents apportioned to the remainder of the Demised Premises shall be prorated and adjusted as of such termination date. 
  
 Should all the Demised Premises be so taken, this Lease shall terminate as of
the date of such taking and in the event TENANT shall be entitled to no damages or any consideration by reason of such taking from LANDLORD, except the cancellation and termination of this Lease as of the date of said taking. 
  
 24. Peaceful Possession: 
  
 LANDLORD warrants and represents that it is the lessee of the Demised
Premises and has full right, power, and authority to enter into this Lease Agreement. So long as TENANT pays all of the fixed rent and other charges due hereunder and performs all of TENANT’s other obligations hereunder, TENANT shall peaceably
and quietly have, hold, and enjoy the Demised Premises throughout the Term of this Lease, without interference or hindrance by LANDLORD or any person claiming by, through, or under LANDLORD, except that LANDLORD shall have the right to use that
portion of the Premises which is vacant and is more particularly described in Exhibit C hereto (“Vacant Land”). LANDLORD and TENANT agree that each will use best efforts to accommodate the other in connection with the use of the Vacant
Land, provided, however, that use of the Vacant Land shall be limited to those purposes for which the Vacant Land was used prior to the Effective Date. 
  
 25. Access, Changes in Building Facilities Name: 
  
 LANDLORD or LANDLORD’s agents shall have the right, upon request, to enter and/or pass through the Demised Premises or
any part thereof, at reasonable times during reasonable hours to (1) examine the Demised Premises and to show them to the fee owners, holders of superior mortgages, or prospective purchasers, mortgagees of lessees of the building as an entirety, and
(2) for the purpose of making such repairs or changes or doing such repainting in or to the Demised Premises or in or to the building or its facilities as may be provided for by this Lease or as may be mutually agreed upon by the parties or as
LANDLORD may be required to make by law or in order to 
  

 14 

 
repair and maintain the building or its fixtures or facilities. LANDLORD shall be allowed to take all materials into and upon the Demised Premises that may
be required for such repairs, changes, repainting, or maintenance. LANDLORD shall also have the right to enter on and/or pass through the Demised Premises, or any part thereof, at such times as such entry shall be required by circumstances of
emergency affecting the Demised Premises of the building. 
  
 During the Term of this Lease, LANDLORD may exhibit the Demised Premises to prospective Tenants at reasonable times and during reasonable times and during reasonable hours upon advance and proper notification to TENANT at any time during
the 90 days prior to the end of the lease. 
  
 LANDLORD reserves
the right, at any time, to make such reasonable changes in or to the building and the fixtures and equipment thereof as it may deem necessary or desirable. 
  
 LANDLORD may adopt any name for the building. LANDLORD reserves the right to change the name of address of the building at any time. 
  
 26. Surrender, Holding Over: 
  
 On the last day of the term of this Lease, or upon any earlier termination
of this Lease, or upon any re-entry by LANDLORD upon the Demised Premises, TENANT shall peaceably and without notice of any so, quit and surrender the Demised Premises to LANDLORD in good order, condition, and repair, except for ordinary wear and
tear and such damage or destruction as LANDLORD is required to repair or restore under the terms of this Lease, and TENANT shall remove all of TENANT’s property therefrom. TENANT specifically agrees that in the event TENANT retains possession
and does not so quit and Surrender the Demised Premises to LANDLORD, then TENANT shall pay LANDLORD (1) all damages that LANDLORD may suffer on account of TENANT’s failure to so surrender and quit the Demised Premises, including but not limited
to any and all claims made by succeeding Tenant of the Demised Premises against LANDLORD based on delay of LANDLORD in delivering possession of the Demised Premises to said succeeding Tenant to the extent such delay is occasioned by the failure of
TENANT to so quit and surrender said Premises, and (2) rent for each month or any applicable portion of a month of such holding over at twice the amount payable for the month immediately preceding the termination of this Lease, during the time the
TENANT thus remains in possession. The provisions of this paragraph do not waiver any of the LANDLORD’s right of re-entry or any other right under the terms of this lease or the laws of Florida. If TENANT shall fail to surrender the Premises as
herein provided, no new tenancy shall be created and TENANT shall be guilty of unlawful detainer. No surrender of this Lease or of the Premises shall be binding on the LANDLORD unless acknowledged by LANDLORD in writing. 
  
 27. Signs: 
  
 The TENANT must, prior to installing a sign, receive LANDLORD’s prior
written approval of the proposed sign, which may not be unreasonably withheld. The TENANT will submit a “permit ready” set of sign plans for LANDLORD’s approval. Notwithstanding the fact that LANDLORD shall have approved the plans the
TENANT must comply with all applicable governmental rules and laws concerning signs and their installations. 
  
 28. Hazardous Waste. 
  
 The TENANT agrees not to store in, on, or outside of the Premises any hazardous materials of any type, as defined by any local, state, or federal agency,
or any other toxic, corrosive, reactive, or ignitable material. 
  
 The TENANT agrees to document all hazardous waste disposal, if any, and to keep the same on file for five years and to document the same by one of the following types of documentation: A hazardous waste manifest; a bill of lading from a
bonded hazardous waste substance transporter showing shipment of a licensed hazardous waste facility; or a confirmation of receipt of materials from a recycler, a waste exchange operation, or other permitted hazardous waste management facility.

  
 TENANT agrees not to generate hazard effluents. 
  

 15 

 TENANT agrees to allow reasonable access to facilities for monitoring of the above by LANDLORD, Dade
County, ERM, and the Florida DER to assure compliance with the above as well as any other condition relating to the use of the subject property. 
  
 Violation of any of the above shall be deemed to be a default on the part of the TENANT of the terms of the Lease at the opinion of the LANDLORD.

  
 29. Radon Gas: 
  
 Radon is a naturally occurring radioactive gas that, when it has accumulated
in a building in sufficient quantities, may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Florida. Additional information regarding radon and
radon testing may be obtained from your county public health unit. 
  
 30. Entire Agreement: 
  
 This
Lease, along with the attached Exhibits, contains the entire agreement between the parties hereto and all previous negotiations leading hereto and it may be modified only by an agreement in writing signed and sealed by the LANDLORD and the TENANT.

  
 IN WITNESS WHEREOF, the LANDLORD and TENANT have duly signed
and executed these presents at Dade County on this 28 day of December, 1999. 
  

	 Signed, Sealed and Delivered
 in the Presence of:
	 	 LANDLORD

		
	 	 	MAYA PLANTATION, INC.
		
	 	 	                 /s/ Ronen Koubi

	 	 	 By:          /s/ J Bravo

		
	 As to LANDLORD:
	 	                 /s/

	 	 	 Witness:

		
	 	 	                 /s/

	 	 	 Witness:

		
	 	 	 TENANT

		
	 	 	FLOWER FARM DIRECT
		
	 	 	 By:           /s/ Abe J.
Wynperle

		
	 As to TENANT
	 	                 /s/ Yuval Moed

	 	 	 Witness

		
	 	 	                 /s/ A Pilush

	 	 	 Witness

  

 16 

 Maya Plantation 
  

[GRAPHIC] 

 [GRAPHIC] 
  
 EXHIBIT B 

 [GRAPHIC] 
  
 EXHIBIT C 

 South East Wing 
  

[GRAPHIC] 
  
 EXHIBIT D 

 MayaPlantation 
 1351 NW 78 Avenue 
 Miami, FL 331256 
  
 INVENTORY 
 OFFICE EQUIPMENT 
 LEASED CHAMBER 
 FLOWER FARM DIRECT 
  

	 CHAMBER E–1:
	 	2 DRAWERS DESK (5x2.5)	 	1 UNIT
	 	 	4 DRAWERS DESK (5x1.5)	 	1 UNIT
	 	 	2 DRAWERS FILE CABINET (2.5x2.5)	 	1 UNIT
	 	 	CHAIRS	 	2 UNITS
			
	 CHAMBER E–2:
	 	WORKING TABKE “L” (8x2+5x2)	 	1 UNIT
	 	 	2 DRAWERS FILE CABINET	 	2 UNITS
	 	 	CHAIRS	 	2 UNITS
			
	 CHAMBER E–3:
	 	2 DRAWERS DESK “L” (6x2+4x2)	 	6 UNITS
	 	 	2 DRAWERS FILE CABINET	 	5 UNITS
	 	 	HANGING CABINET (4x1.5)	 	6 UNITS
	 	 	CHAIRS	 	8 UNITS
	 	 	OFFICE DIVIDERS	 	5 UNITS
			
	 CHAMBER E–7:
	 	5 DRAWERS DESK (7x3)	 	1 UNIT
	 	 	CHAIRS	 	4 UNITS
			
	 CHAMBER E–8:
	 	4 DRAWERS DESK (5x2.5)	 	1 UNIT
	 	 	2 DRAWERS DESK (4x2)	 	2 UNITS
	 	 	2 DRAWERS FILE CABINET	 	1 UNIT
	 	 	4 DRAWERS FILE CABINET	 	1 UNIT
	 	 	CHAIRS	 	2 UNITS

  
 INVENTORY

 WAREHOUSE 
 WORKING
AREA 
  

	 TABLES WITH OR WITHOUT CUTTERS
	 	 20 UNITS

	 ROLLER CONVEYORS (UNITS 12 FEET EACH)
	 	 6 UNITS

  
 EXHIBIT E

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