Document:

Exhibit 10.9

FIRST AMENDMENT TO LEASE

     THIS FIRST AMENDMENT TO LEASE (“Amendment”) is made as of December 5, 2003, by and between WB AIRPORT TECHNOLOGY, L.L.C., a Delaware limited liability company
(“Landlord”), and MACROVISION CORPORATION, a Delaware corporation (“Tenant”).

RECITALS

     A.     Landlord and Tenant have entered into a Lease, dated as of August 2, 2001 (the “Original Lease”), pursuant to which Landlord leased to Tenant
and Tenant leased from Landlord that certain office building located at 2830 De La Cruz Boulevard, Santa Clara, California (the “Premises”), as more particularly described in the Original Lease.

     B.     Tenant has requested permission to have OnFiber Communications, Inc., a Delaware corporation (the “Provider”) Install (as hereinafter
defined) the Equipment (as hereinafter defined) for the benefit of the Premises.

     C.     Landlord agrees to permit the Installation of the Equipment, upon the terms and conditions set forth herein.  The Original Lease together with this
Amendment are collectively referred to herein as the “Lease.”

     NOW THEREFORE, for good and valuable consideration the receipt and adequacy of which is hereby acknowledged, the parties agree as follows:

1.     Definitions and Incorporation by Reference. Except as otherwise defined in this Amendment, all terms used in this Amendment will have the same meaning as the terms
defined in the Original Lease.  All of the provisions of the Original Lease are incorporated in this Amendment by reference.

2.     Equipment. Upon the execution and delivery of this Amendment by Landlord and Tenant and reimbursement by Tenant of all of Landlord’s costs and expenses
incurred in connection herewith, including, without limitation, reasonable attorneys’ fees incurred by Landlord in connection with this Amendment, Tenant shall have the right to install, operate, pull, repair, replace, upgrade, maintain and remove (collectively, “Install” or
“Installation”) the following: a fiber optic cable within an existing conduit in the Premises’ existing point of entry, connecting such point of entry to the telecommunications room located within the portion of the Premises (such fiber optic cable and such innerduct being referred
to as, the “Equipment”) to provide telecommunications services to the Premises.  The Equipment shall be installed in a mutually agreed to by Landlord and Tenant, in their reasonable discretion.  Tenant shall not be permitted to dig or otherwise excavate any portion of the parking
lot(s) used in connection with the Premises and/or Project, without Landlord’s prior written consent, in its sole and absolute discretion.  Tenant shall not be permitted to install any additional conduits, without Landlord’s prior written consent, in its sole and absolute discretion.

3.     Construction and Installation.  Prior to the installation of the Equipment: (a) Tenant shall coordinate with Landlord as to which of the feasible locations and the type
of Equipment and

manner of installation are conceptually acceptable to Landlord (in Landlord’s reasonable discretion) prior to the preparation of plans and specifications for Landlord’s review and approval, such
Landlord’s consent not to be unreasonably withheld, conditioned or delayed and (b) Tenant shall submit reasonably detailed plans and specifications for the Equipment and all work to be performed by or for Tenant to Landlord for review and approval, such Landlord’s consent not to be
unreasonably withheld, conditioned or delayed.  Tenant shall pay all of Landlord’s costs and expenses incurred in connection with Landlord’s review of any plans and specifications and Landlord’s reasonable attorneys’ fees for reviewing and drafting of this Amendment.  Tenant
shall install or shall cause the installation of the Equipment in such manner that the Equipment is not visible from the street or any common areas of the Premises.  The installation of the Equipment shall be performed in accordance with the provisions of the Lease.  Tenant shall be solely
responsible for the cost of installation, operation, maintenance and repair of the Equipment and Tenant shall keep the Equipment (or shall cause the Equipment to be kept) in good condition and make all necessary or appropriate repairs and replacements thereto, subject to the appropriate provisions
of the Lease. Tenant shall repair, at its expense, any and all damage caused by Tenant and/or Provider or Tenant’s and/or Provider’s employees, agents, contractors or subcontractors to the Premises, including, without limitation, equipment within and serving the Premises.

4.     Compliance with Applicable Laws. Tenant shall install and operate (or cause the installation and operation of) the Equipment in accordance with all Applicable
Laws, and such commercially reasonable rules and regulations as Landlord may establish from time to time.  In addition, Tenant shall (or shall cause Provider to) be responsible for obtaining any permits and licenses required to install and operate the Equipment.

5.     Interference.  Tenant agrees that the Equipment shall be of a type and frequency which will not cause interference to any other party or any equipment of any other party
including, without limitation, Landlord, any other tenants, licensees or occupants of the Project, or any equipment utilized in the Project.  In the event that the Equipment causes any such interference, upon receipt of written notice from Landlord of such interference, Tenant will take all steps
necessary to correct and eliminate the interference. If the interference is not eliminated within five (5) business day then, upon request from Landlord, Tenant shall (or shall cause Provider to) shut down the Equipment pending resolution of the interference.

6.     Use of Equipment.  The Equipment shall only be utilized by Tenant and only to provide services to the Premises in connection with the operation of Tenant’s normal
business in the Premises as expressly permitted under the Lease and as conducted on the date hereof.  Tenant acknowledges that Landlord shall in no way be liable for any failure of the Equipment or an interruption or failure of telecommunications services to the Premises.  Neither Tenant nor
Provider may market or provide services utilizing the Equipment to other tenants of the Project. Upon the expiration or earlier termination of the Lease, Tenant shall remove (or cause to be removed) all of the Equipment (except for conduits and risers installed in the Premises, which will become
Landlord’s property at termination) and repair (or caused to be repaired) all damage caused thereby and otherwise restore the Premises to the condition existing prior to the installation.

7.     Electricity.  Tenant shall provide, at the expense of Tenant, any electric power required to allow Tenant to utilize the Equipment.

8.     Indemnity and Insurance.  Supplementing the provisions of the Lease: (a) Tenant agrees to indemnify, protect, defend and hold Landlord, and its partners, officers,
directors, employees and agents harmless from and against any and all damages, costs, claims, loss, liabilities, costs and expenses (including reasonable attorneys’ fees) arising by reason of any occurrence attributable to or arising out of the operation of the Equipment or the installation,
maintenance, upgrade, operation or removal of any of the Equipment, and any default under this Amendment, any act or omission at the Premises by Tenant, Provider or the employees, contractors or agents of Tenant or Provider attributable to or arising out of the operation of the Equipment or the
installation, maintenance, upgrade, operation or renewal of any of the Equipment or any claim for a fee or commission by any broker or any other party in connection with this Amendment and (b) Tenant shall cause Provider to carry commercial general liability insurance insuring against claims,
demands or actions for bodily injury, death, personal injury, and loss or damage to property arising out of or in connection with: (i) use of the Equipment; (ii) the condition of the Equipment; (iii) Tenant’s and/or Provider’s operations in, and maintenance and use of the Equipment; and
(iv) Tenant’s contractual liability assumed under this Amendment, which policy shall be in all other respects reasonably satisfactory to Landlord.  The amount of such insurance for bodily injury and property damage liability shall not be less than a combined single limit of One Million and
00/100 Dollars ($1,000,000.00) for each occurrence and a Five Million and 00/100 Dollars ($5,000,000.00) aggregate limit. Tenant shall (or shall cause Provider to) promptly deliver to Landlord evidence of such insurance.

9.     Express Changes Only.  Except as set forth in this Amendment, all of the terms and provisions of the Original Lease shall remain unmodified and in full force and effect.

10.     Brokers.  Tenant warrants that it has had no dealings with any real estate broker or agent in connection with the negotiation of this Amendment and that it knows of no
real estate broker or agent who is or might be entitled to a commission in connection with the Lease.  If Tenant has dealt with any other person or real estate broker with respect to leasing or renting space in the Project, Tenant shall be solely responsible for the payment of any fee due said
person or firm and Tenant shall hold Landlord free and harmless against any liability in respect thereto, including attorneys’ fees and costs.

11.     Counterparts.  This Amendment may be executed in any number of counterparts, each of which when executed and delivered shall be deemed to be an original and all such
counterparts together, shall constitute one and the same instrument.  The execution of facsimiles of this Amendment shall be binding on the parties hereto.

12.     Governing Law. The validity and effect of this Amendment shall be governed by and construed in accordance with the laws of the State of California.

13.     Entire Agreement.  There are and were no oral or written representations, warranties, understandings, stipulations, agreements, or promises made by either party, or by
any agent, employee, or other representative of either party, pertaining to the subject matter of this Amendment which have not been incorporated into this Amendment.  This Amendment shall not be modified, changed, terminated, amended, superseded, waived, or extended except by a written instrument
executed by the parties hereto.

     IN WITNESS WHEREOF, the parties have executed this First Amendment to Lease as of the date first written above.

LANDLORD:

WB AIRPORT TECHNOLOGY, L.L.C.,
a Delaware limited liability company

	By:  
	/s/ Patrick K. Fox

Name: Patrick K. Fox

Its: Vice President

TENANT:

MACROVISION CORPORATION, 
a Delaware corporation

	By:  
	/s/ William A. Krepick

Name: William A. Krepick

Its: CEOExhibit 10.10

SECOND AMENDMENT TO LEASE

     This SECOND AMENDMENT TO LEASE (this “Amendment
”) is made and entered into as of December 17, 2004, by and between WB AIRPORT TECHNOLOGY, L.L.C., a Delaware limited liability company (“Landlord”), and
MACROVISION CORPORATION, a Delaware corporation (“Tenant”), for the premises located at 2830 De La Cruz Boulevard, Santa Clara, California.

RECITALS

      A.      Landlord and Tenant entered into that certain Lease dated
August 2, 2001 (as amended by that certain First Amendment To Lease, dated as of December 5, 2003, by and between Landlord and Tenant, and as amended hereby, the “Lease
”);

      B.      Landlord and Tenant now desire to amend the Lease in accordance
with the terms hereof.

AGREEMENTS

     NOW, THEREFORE, in consideration of the foregoing recitals and the
mutual covenants contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto hereby agree as
follows:

     1.      Recitals.  The foregoing recitals are incorporated herein
by this reference.

     2.      Defined Terms.  Capitalized terms not otherwise defined
herein shall have the meaning given such terms in the Lease.

     3.      Effective Date.  The effective date of this Amendment
shall be February 1, 2005 (the “Effective Date”).

     4.      Modification of Lease.  As of the Effective Date, the
Lease is hereby modified and amended as follows:

          (a)      Section 1.1 is hereby deleted in
its entirety and replaced with the following:

          “1.1      Commencement Date.
The term of this Lease shall commence on the Commencement Date and shall expire on January 31, 2017, unless sooner terminated as hereinafter provided or extended as provided in
Article 52.”

          (b)      The second sentence of Section
3.1 is hereby deleted in its entirety and replaced with the following:

          “Tenant shall pay the first
month’s Base Rent on the date Tenant executes this Lease and shall continue to pay the Base Rent on the first day of each month thereafter (subject to adjustment as
hereinafter provided) as follows:

	 	 	 	 	 
	Months of Term
	 	Base Rent/Per Month

	1-12
	 	$	195,266.25	 
	13-24
	 	$	203,076.90	 
	25-36
	 	$	211,199.98	 
	37-48
	 	$	219,647.98	 
	49-60
	 	$	228,433.89	 
	61-72
	 	$	237,571.25	 
	73-84
	 	$	247,074.10	 
	85-96
	 	$	256,957.06	 
	97-108
	 	$	267,235.35	 
	109-120
	 	$	277,924.76	 
	121-181
	 	The greater of FMV (as hereinafter defined) or $69,428.00

          Landlord shall,
during the 116th and/or 117th month of the Lease Term, (y) make its
determination of FMV for months 121-181 above and (z) deliver notice of such
determination to Tenant. For purposes of this Section 3.1, the “FMV”
shall be the fair market rental value for comparable properties in the Santa
Clara area, as determined by Landlord in its reasonable discretion. Tenant may
object to Landlord’s determination of FMV only by providing written notice
of such objection to Landlord within ten (10) days of Tenant’s receipt of
notice of Landlord’s determination of FMV. If Tenant fails to object to
Landlord’s determination of FMV within such ten (10) day period,
Landlord’s determination of FMV shall be conclusive and binding and Tenant
shall have waived any right to object to same. In the event that Tenant objects
to Landlord’ determination of FMV, the FMV shall be determined by arbitration before a panel of three (3) arbitrators in Santa
Clara County, California, in accordance with the then existing Rules for
Commercial Arbitration of the American Arbitration Association, or its
successor. The arbitrators shall be commercial real estate brokers with at least
ten (10) years experience in the commercial real estate market. The Landlord and
Tenant shall each select one broker. The two brokers selected by Landlord and
Tenant shall agree upon a third broker. Judgment by the panel shall be final and
binding on the parties. If the actual FMV of the Premises as determined by the
panel is greater than Landlord’s determination or differs from
Landlord’s determination of FMV by five percent (5%) or less, the costs of
arbitration pursuant to this Article shall be paid by Tenant. If the actual FMV
of the Premises as determined by the panel differs from Landlord’s
determination of FMV by greater than five (5%), the costs of arbitration shall
be paid by Landlord. Notwithstanding the foregoing, in no event shall the Base Rent during the Extension Term be less than the Base Rent during the Lease Term.
Landlord and Tenant intend this arbitration procedure to be a valid, enforceable and irrevocable agreement.”

     5.      Cross-Default.  If Tenant occupies any other space in the
Project (the “Other Premises”, provided that the Premises and the Other Premises are both owned by Landlord at the time of the default), whether by lease, sublease
or assignment (in any case, an “Occupancy Agreement”), the occurrence of an Event of Default under the Lease shall also be a default or event of default under the
Occupancy Agreement and a default or event of default under such Occupancy Agreement shall be an Event of Default under the Lease.

     6.      Express Changes Only.  Except as set forth in this
Amendment, all of the terms and provisions of the Lease shall remain unmodified and in full force and effect.

     7.      Brokers.  (a) Tenant warrants that it has had no dealings
with any real estate broker or agent in connection with the negotiation of this Amendment or the Lease, except Edward Grammens, David Polatnick, and Jay Seiden of Newmark Pacific,
Inc. (“Tenant’s Broker”), whose commission shall be payable by Landlord pursuant to a separate written agreement and as set forth in Section 7(b) below.  If
at any time during the Lease Term the Premises are sold, then upon such sale and upon purchaser’s assumption of Landlord’s obligations under this Lease, such purchaser
shall be automatically deemed to have assumed the obligations set forth in this Section 7 to pay to Tenant’s Broker and Landlord’s Broker any commissions due to
Tenant’s Broker or Landlord’s Broker under this Section 7, and upon such sale and assumption WB Airport Technology, L.L.C.,

 purchaser of the Premises), shall be released from any and all liability to pay such commissions.  Landlord warrants that it has had no dealings with any real estate broker or
agent in connection with the negotiation of this Amendment or the Lease, except Craig Fordyce and Michael Rosendin of Colliers International (“Landlord’s Broker
”), whose commission shall be payable by Landlord.  Tenant and Landlord warrant to each other that neither party knows of any other real estate broker or agent who is or
might be entitled to a commission in connection with this Amendment or the Lease.  If Tenant has dealt with any other person or real estate broker with respect to leasing or
renting space in the Project, Tenant shall be solely responsible for the payment of any fee due said person or firm and Tenant shall hold Landlord free and harmless against any
liability in respect thereto, including reasonable attorneys’ fees and costs.  If Landlord has dealt with any other person or real estate

to leasing or renting space in the Project, Landlord shall be solely responsible for the payment of any fee due said person or firm and Landlord shall hold Tenant free and harmless
against any liability in respect thereto, including reasonable attorneys’ fees and costs.

     (b)      If, in connection with the determination of the FMV Base Rent
pursuant to Section 3.1 of the Lease (as amended by Section 4(b) hereinabove), for months 121-181 of the Lease Term, the final determination of FMV Base Rent is greater than
$69,428.00 per month, Landlord and Tenant agree that Landlord shall pay to Tenant’s Broker on or before the 1st day of month 122 of the Lease Term an amount equal to the
product of (i) three percent (.03) multiplied by (ii) the positive difference between (y) $4,165,680 and (z) the cumulative FMV Base Rent for months 121-181 of the Lease Term.
Notwithstanding the foregoing, Landlord shall not be required to pay any such amount to Tenant’s Broker if, at the time such payment is due, an uncured Event of Default has
occurred or is occurring under the Lease, provided that if the Event of Default is cured pursuant to any right to cure, if any, provided for

hen Tenant’s Broker shall be paid the commission then due and owing.  Landlord and Tenant hereby acknowledge and agree that Tenant’s Broker shall be an intended third
party beneficiary of this Section 7.

     (c)      If, in connection with the determination of the FMV Base Rent
pursuant to Section 3.1 of the Lease (as amended by Section 4(b) hereinabove), for months 121-181 of the Lease Term, the final determination of FMV Base Rent is greater than
$69,428.00 per month, Landlord and Tenant agree that Landlord shall pay to Landlord’s Broker on or before the 1st day of month 122 of the Lease Term an amount equal to the
product of (i) two and one-half percent (.025) multiplied by (ii) the positive difference between (y) $4,165,680 and (z) the cumulative FMV Base Rent for months 121-181 of the
Lease Term.  Notwithstanding the foregoing, Landlord shall not be required to pay any such amount to Landlord’s Broker if, at the time such payment is due, an uncured Event of
Default has occurred or is occurring under the Lease, provided that if the Event of Default is cured pursuant to any right to cure, if a

ed for herein, then Landlord’s Broker shall be paid the commission then due and owing.  Landlord and Tenant hereby acknowledge and agree that Landlord’s Broker shall be
an intended third party beneficiary of this Section 7.

     8.      Counterparts.  This Amendment may be executed in any
number of counterparts, each of which when executed and delivered shall be deemed to be an original and all such counterparts together,

shall constitute one and the same instrument.  The execution of facsimiles of this  Amendment shall be binding on the parties hereto.

     9.      Governing Law.  The validity and effect of this Amendment
shall be governed by and construed in accordance with the laws of the State of California.

     10.      Entire Agreement.  There are and were no oral or written
representations, warranties, understandings, stipulations, agreements, or promises made by either party, or by any agent, employee, or other representative of either party,
pertaining to the subject matter of this Amendment which have not been incorporated into this Amendment.  This Amendment shall not be modified, changed, terminated, amended,
superseded, waived, or extended except by a written instrument executed by the parties hereto.

     11.      Attorneys’ Fees.  In the event that either party
hereto brings any action or files any proceedings in connection with the enforcement of its respective rights under this Amendment or as a consequence of any breach by the other
party hereto of its obligations hereunder, the prevailing party in such action or proceeding shall be entitled to have all of its attorneys’ fees and out-of-pocket
expenditures paid by the losing party.

     12.      WAIVER OF RIGHT TO TRIAL BY JURY.
EACH PARTY TO THIS AMENDMENT HEREBY EXPRESSLY WAIVES ANY RIGHT TO TRIAL BY JURY OF ANY CLAIM, DEMAND, ACTION OR CAUSE OF
ACTION ARISING HEREUNDER WHETHER SUCH CLAIM, DEMAND, ACTION OR CAUSE OF ACTION IS NOW EXISTING OR HEREAFTER ARISING, AND WHETHER SOUNDING IN CONTRACT OR TORT OR OTHERWISE; AND EACH
PARTY HEREBY AGREES AND CONSENTS THAT ANY SUCH CLAIM, DEMAND, ACTION OR CAUSE OF ACTION SHALL BE DECIDED BY COURT TRIAL WITHOUT A JURY, AND THAT ANY PARTY TO THIS AMENDMENT MAY
FILE AN ORIGINAL COUNTERPART OR A COPY OF THIS SECTION WITH ANY COURT AS WRITTEN EVIDENCE OF THE CONSENT OF THE PARTIES HERETO TO THE WAIVER OF ANY RIGHT THEY MIGHT OTHERWISE HAVE
TO TRIAL BY JURY.

[Signature Page Follows]

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

LANDLORD:

	 	 	 
	WB AIRPORT TECHNOLOGY, L.L.C., a
 Delaware limited liability company	 
	 
	By:
	/s/ Scott R. Fitzgerald
	 
	Name: 
	Scott R. Fitzgerald	 
	Its:      
	Vice-President	 

TENANT:

	 	 	 
	MACROVISION CORPORATION, a Delaware corporation
	 
	 
	By:
	/s/ William A. Krepick
	 
	Name: 
	William A. Krepick
	Its:      
	CEO	 

NEWMARK PACIFIC, INC.

hereby executes this Amendment to acknowledge and

agree that it is an intended third party beneficiary

of Section 7 only of this Amendment.

	 	 	 
	By:
	/s/ Monica Finnegan
	 
	Name: 
	Monica Finnegan	 
	Its:
	Managing Principal	 

COLLIERS INTERNATIONAL

hereby executes this Amendment to acknowledge and

agree that it is an intended third party beneficiary 

of Section 7 only of this Amendment.

	 	 	 
	By:
	/s/ Craig L. Fordyce
	 
	Name:
	Craig L. Fordyce
	Its:
	Senior Vice President

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