Document:

Office Lease

 Exhibit 10.16 
 OFFICE LEASE 
 LAKE MERRITT PLAZA 

OAKLAND PROPERTY LLC, 
 a Delaware limited liability company, 
 as Landlord, 

and 

BRIGHTSOURCE ENERGY, INC., 
 a Delaware corporation, 
 as Tenant. 

  

					
	 621575.04/WLA

B0452-039/11-6-07/sb/sb
	  		  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 TABLE OF CONTENTS 

 

							
	 	  	 	  	Page	 
	 ARTICLE 1
	  	 PREMISES, BUILDING, PROJECT, AND COMMON AREAS; TEMPORARY PREMISES
	  	 	3	  
	 ARTICLE 2
	  	 LEASE TERM
	  	 	5	  
	 ARTICLE 3
	  	 BASE RENT
	  	 	5	  
	 ARTICLE 4
	  	 ADDITIONAL RENT
	  	 	6	  
	 ARTICLE 5
	  	 USE OF PREMISES
	  	 	10	  
	 ARTICLE 6
	  	 SERVICES AND UTILITIES
	  	 	10	  
	 ARTICLE 7
	  	 REPAIRS
	  	 	11	  
	 ARTICLE 8
	  	 ADDITIONS AND ALTERATIONS
	  	 	12	  
	 ARTICLE 9
	  	 COVENANT AGAINST LIENS
	  	 	13	  
	 ARTICLE 10
	  	 INSURANCE
	  	 	13	  
	 ARTICLE 11
	  	 DAMAGE AND DESTRUCTION
	  	 	14	  
	 ARTICLE 12
	  	 NONWAIVER
	  	 	15	  
	 ARTICLE 13
	  	 CONDEMNATION
	  	 	15	  
	 ARTICLE 14
	  	 ASSIGNMENT AND SUBLETTING
	  	 	16	  
	 ARTICLE 15
	  	 SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES
	  	 	18	  
	 ARTICLE 16
	  	 HOLDING OVER
	  	 	18	  
	 ARTICLE 17
	  	 ESTOPPEL CERTIFICATES
	  	 	19	  
	 ARTICLE 18
	  	 SUBORDINATION
	  	 	19	  
	 ARTICLE 19
	  	 DEFAULTS; REMEDIES
	  	 	19	  
	 ARTICLE 20
	  	 COVENANT OF QUIET ENJOYMENT
	  	 	20	  
	 ARTICLE 21
	  	 LETTER OF CREDIT
	  	 	21	  
	 ARTICLE 22
	  	 SUBSTITUTION OF OTHER PREMISES
	  	 	22	  
	 ARTICLE 23
	  	 SIGNS
	  	 	22	  
	 ARTICLE 24
	  	 COMPLIANCE WITH LAW
	  	 	23	  
	 ARTICLE 25
	  	 LATE CHARGES
	  	 	23	  
	 ARTICLE 26
	  	 LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT
	  	 	23	  
	 ARTICLE 27
	  	 ENTRY BY LANDLORD
	  	 	24	  
	 ARTICLE 28
	  	 TENANT PARKING
	  	 	24	  
	 ARTICLE 29
	  	 MISCELLANEOUS PROVISIONS
	  	 	24	  

 EXHIBITS 

 

			
	A	  	OUTLINE OF PREMISES
	B	  	TENANT WORK LETTER
	C	  	FORM OF NOTICE OF LEASE TERM DATES
	D	  	RULES AND REGULATIONS
	E	  	FORM OF TENANT’S ESTOPPEL CERTIFICATE
	F	  	FORM OF LETTER OF CREDIT

  

					
	 621575.04/WLA

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	  	(i)	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 INDEX 

 

					
	 	  	Page(s)	 
	 Additional Rent
	  	 	6	  
	 Alterations
	  	 	12	  
	 Base Rent
	  	 	5	  
	 Base Taxes
	  	 	8	  
	 Base Year
	  	 	6	  
	 Brokers
	  	 	27	  
	 Building
	  	 	3	  
	 Building Common Areas
	  	 	3	  
	 Building Direct Expenses
	  	 	6	  
	 Building Hours
	  	 	10	  
	 Building Operating Expenses
	  	 	6	  
	 Building Tax Expenses
	  	 	6	  
	 Common Areas
	  	 	3	  
	 Comparable Buildings
	  	 	3	  
	 Contemplated Effective Date
	  	 	17	  
	 Contemplated Transfer Space
	  	 	17	  
	 Control
	  	 	18	  
	 Cost Pools
	  	 	9	  
	 Direct Expenses
	  	 	6	  
	 Estimate
	  	 	9	  
	 Estimate Statement
	  	 	9	  
	 Estimated Excess
	  	 	9	  
	 Excess
	  	 	9	  
	 Expense Year
	  	 	6	  
	 Force Majeure
	  	 	26	  
	 Holidays
	  	 	10	  
	 HVAC
	  	 	10	  
	 Identification Requirements
	  	 	28	  
	 Intention to Transfer Notice
	  	 	17	  
	 Landlord
	  	 	1	  
	 Landlord Parties
	  	 	13	  
	 Landlord Repair Notice
	  	 	14	  
	 Lease
	  	 	1	  
	 Lease Commencement Date
	  	 	5	  
	 Lease Expiration Date
	  	 	5	  
	 Lease Term
	  	 	5	  
	 Lease Year
	  	 	5	  
	 Lines
	  	 	27	  
	 Mail
	  	 	26	  
	 Nine Month Period
	  	 	17	  
	 Notices
	  	 	26	  
	 Operating Expenses
	  	 	6	  
	 Original Improvements
	  	 	14	  
	 Premises
	  	 	3	  
	 Project
	  	 	3	  
	 Proposition 13
	  	 	8	  
	 Renovations
	  	 	27	  
	 Rent
	  	 	6	  
	 Statement
	  	 	9	  
	 Subject Space
	  	 	16	  
	 Summary
	  	 	1	  
	 Tax Expenses
	  	 	8	  
	 Tenant
	  	 	1	  
	 Tenant Work Letter
	  	 	3	  
	 Tenant’s Share
	  	 	8	  
	 Transfer Notice
	  	 	16	  
	 Transfer Premium
	  	 	17	  
	 Transferee
	  	 	16	  
	 Underlying Documents
	  	 	7	  

  

					
	 621575.04/WLA

B0452-039/11-6-07/sb/sb
	  	(ii)	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 LAKE MERRITT PLAZA 

OFFICE LEASE 
 This Office Lease (the “Lease”), dated as of the date set forth in Section 1 of the Summary of Basic Lease Information (the “Summary”), below, is made by and
between OAKLAND PROPERTY LLC, a Delaware limited liability company (“Landlord”), and BRIGHTSOURCE ENERGY, INC., a Delaware corporation (“Tenant”). 

SUMMARY OF BASIC LEASE INFORMATION 
  

							
	TERMS OF LEASE	  	DESCRIPTION
				
	1.	  	Date:	  		  	November 7, 2007
			
	2.	  	Premises (Article 1):	  	
				
		  	2.1	  	Building:	  	1999 Harrison Street Oakland, California 94612
				
		  	2.2	  	Premises:	  	Approximately 9,727 rentable square feet of space located on the twenty-first (21st) floor of the Building and commonly known as Suite 2150, as further set forth in Exhibit
A to the Office Lease.
			
	3.	  	Lease Term (Article 2):	  	
				
		  	3.1	  	Length of Term:	  	Five (5) years and four (4) months.
				
		  	3.2	  	Lease Commencement Date:	  	The earlier to occur of (i) the date upon which Tenant first commences to conduct business in the Premises and (ii) the date upon which the Premises are Ready for Occupancy, which
is anticipated to be February 1, 2008. Notwithstanding the foregoing, provided that Tenant has not commenced to conduct business in the Premises, the Lease Commencement Date shall in no event be earlier than February 1, 2008.
				
		  	3.3	  	Lease Expiration Date:	  	If the Lease Commencement Date shall be the first day of a calendar month, then the day immediately preceding the sixty-fourth (64th) month anniversary of the Lease Commencement Date; or, if the Lease
Commencement Date shall be other than the first day of a calendar month, then the last day of the month in which the sixty-fourth (64th) month anniversary of the Lease Commencement Date occurs.
			
	4.	  	Base Rent (Article 3):	  	

  

													
	 Lease Month
	  	Annual Base Rent	 	  	Monthly Installment of
Base Rent	 	  	Approximate Monthly
Rental Rate per Rentable
Square Foot	 
	1-12	  	$	361,844.40	  	  	$	30,153.70	  	  	$	3.10	  
	13-24	  	$	372,699.73	  	  	$	31,058.31	  	  	$	3.19	  
	25-36	  	$	383,880.72	  	  	$	31,990.06	  	  	$	3.29	  
	37-48	  	$	395,397.15	  	  	$	32,949.76	  	  	$	3.39	  
	49-60	  	$	407,259.06	  	  	$	33,938.26	  	  	$	3.49	  
	61-Last	  	$	419,476.83	  	  	$	34,956.40	  	  	$	3.59	  

  

	*	Base Rent for the initial four (4) months of the Lease Term shall be abated, subject to the terms of Section 3.2 of the Lease. 

 

					
	 5.
	  	Base Year (Article 4):	  	Calendar year 2008.
			
	 6.
	  	Tenant’s Share (Article 4):	  	Approximately 2.0681%.
			
	 7.
	  	Permitted Use (Article 5):	  	General office use consistent with a first-class office
		  		  	building.

  

					
	 621575.04/WLA

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	  		  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

					
	 8.
	  	Letter of Credit (Article 21):	  	$243,175.00.
			
	 9.
	  	Parking Passes (Article 28):	  	Ten (10) unreserved parking passes.
			
	 10.
	  	Address of Tenant (Section 29.18):	  	 BrightSource Energy, Inc.
 1999
Harrison Street, Suite 500
 Oakland, California 94612
 Attention: Mr. Jack Jenkins-Stark, CFO

			
		  		  	(Prior to Lease Commencement Date)
			
		  		  	and
			
		  		  	 BrightSource Energy, Inc.
 1999
Harrison Street, Suite 2150
 Oakland, California 94612
 Attention: Mr. Jack Jenkins-Stark, CFO

			
		  		  	(After Lease Commencement Date)
			
	 11.
	  	Address of Landlord (Section 29.18):	  	See Section 29.18 of the Lease.
			
	 12.
	  	Broker(s) (Section 29.24):	  	 Colliers Parrish International, Inc.
 1999 Harrison Street
 Suite 1750
 Oakland, California 94612

			
		  		  	and
			
		  		  	 California Commercial Investments
 300 Frank Ogawa Plaza
 Suite 340
 Oakland, California 94612

			
	 13.
	  	Tenant Improvement Allowance (Exhibit B):	  	$218,857.50.

  

					
	 621575.04/WLA

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	  	-2-	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 ARTICLE 1 

PREMISES, BUILDING, PROJECT, AND COMMON AREAS; TEMPORARY PREMISES 

1.1 Premises, Building, Project and Common Areas. 

1.1.1 The Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set
forth in Section 2.2 of the Summary (the “Premises”). The outline of the Premises is set forth in Exhibit A attached hereto and each floor or floors of the Premises has the number of rentable square feet as
set forth in Section 2.2 of the Summary. The parties hereto agree that the lease of the Premises is upon and subject to the terms, covenants and conditions herein set forth, and Tenant covenants as a material part of the consideration
for this Lease to keep and perform each and all of such terms; covenants and conditions by it to be kept and performed and that this Lease is made upon the condition of such performance. The parties hereto hereby acknowledge that the purpose of
Exhibit A is to show the approximate location of the Premises in the “Building,” as that term is defined in Section 1.1.2, below, only, and such Exhibit is not meant to constitute an agreement, representation or
warranty as to the construction of the Premises, the precise area thereof or the specific location of the “Common Areas,” as that term is defined in Section 1.1.3, below, or the elements thereof or of the accessways to the Premises
or the “Project,” as that term is defined in Section 1.1.2, below. Except as specifically set forth in this Lease and in the Tenant Work Letter attached hereto as Exhibit B (the “Tenant Work Letter”),
Landlord shall not be obligated to provide or pay for any improvement work or services related to the improvement of the Premises. Tenant also acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty
regarding the condition of the Premises, the Building or the Project or with respect to the suitability of any of the foregoing for the conduct of Tenant’s business, except as specifically set forth in this Lease and the Tenant Work Letter. The
taking of possession of the Premises by Tenant shall conclusively establish that the Premises and the Building were at such time in good and sanitary order, condition and repair, subject only to punchlist items relating to the “Tenant
Improvements,” as that term is defined in Section 2.1 of the Tenant Work Letter, and Landlord’s repair obligations set forth in Article 7 of this Lease. 

1.1.2 The Building and The Project. The Premises are a part of the building set forth in Section 2.1
of the Summary (the “Building”). The Building is part of an office project currently known as “Lake Merritt Plaza.” The term “Project,” as used in this Lease, shall mean (i) the Building and the
Common Areas, (ii) the land (which is improved with landscaping, parking facilities and other improvements) upon which the Building and the Common Areas are located, (iii) the office building located adjacent to the Building at 1956
Webster Street, Oakland, California 94612, and the land (which is improved with landscaping, parking facilities and other improvements) upon which such adjacent office building is located, and (iv) at Landlord’s discretion, any additional
real property, areas, land, buildings or other improvements added thereto outside of the Project. 
 1.1.3
Common Areas. Tenant shall have the non-exclusive right to use in common with other ten ants in the Project, and subject to the rules and regulations referred to in Article 5 of this Lease, those portions of the Project which
are provided, from time to time, for use in common by Landlord, Tenant and any other tenants of the Project (such areas, together with such other portions of the Project designated by Landlord, in its discretion, including certain areas designated
for the exclusive use of certain tenants, or to be shared by Landlord and certain tenants, are collectively referred to herein as the “Common Areas”). The Common Areas shall consist of the “Project Common Areas” and the
“Building Common Areas.” The term “Project Common Areas,” as used in this Lease, shall mean the portion of the Project designated as such by Landlord. The term “Building Common Areas,” as used in this
Lease, shall mean the portions of the Common Areas located within the Building designated as such by Landlord. The manner in which the Common Areas are maintained and operated shall be at the sole discretion of Landlord and the use thereof shall be
subject to such rules, regulations and restrictions as Landlord may make from time to time. Landlord reserves the right to close temporarily, make alterations or additions to, or change the location of elements of the Project and the Common Areas.
Except when and where Tenant’s right of access is specifically excluded as the result of (i) an emergency, (ii) a requirement of applicable laws, or (iii) a specific provision set forth in this Lease, Tenant shall have the right
of access to the Premises, the Building, and the Project parking facility twenty-four (24) hours per day, seven (7) days per week during the “Lease Term,” as that term is defined in Article 2 of this Lease. 

1.2 Right of First Offer. Landlord hereby grants to the originally named Tenant herein
(“Original Tenant”), a one-time right of first offer with respect to that portion of the space located on the twenty-first (21st) floor of the Building that first becomes available for lease to third parties (the “First Offer
Space”) following the date of this Lease. Notwithstanding any provision to the contrary contained in this Section 1.2, such first offer right of Tenant shall commence only following the expiration or earlier termination of the
existing leases (including renewals (and irrespective of whether any such renewal is pursuant to an express written provision in such tenant’s lease or whether such renewal is effectuated by a lease amendment or a new lease)) of the First Offer
Space, if any, and such right of first offer shall be subordinate to all rights with respect to such First Offer Space which are set forth in leases of space in the Building as of the date hereof, including any expansion rights (including, but not
limited to, must-take, right of first offer, right of first negotiation, right of first refusal, expansion option and other similar rights), regardless of whether such rights are executed strictly in accordance with their terms, or pursuant to a
lease amendment or a new lease (all such tenants under such leases are collectively referred to herein as the “Superior Right Holders”). Tenant’s right of first offer shall be on the terms and conditions set forth in this
Section 1.2. 
 1.2.1 Procedure for Offer. Landlord shall notify Tenant (the
“First Offer Notice”) from time to time when the First Offer Space becomes available for lease to third parties, provided that no Superior Right Holder wishes to lease such space. Pursuant to such First Offer Notice, Landlord shall
offer to lease to Tenant the then available First Offer Space. The First Offer Notice shall describe the space so offered to Tenant and shall set forth the “First Offer Rent,” as that term is defined in Section 1.2.3, below,
and the other economic terms upon which Landlord is willing to lease such space to Tenant. 

  

					
	 621575.04/WLA

B0452-039/11-6-07/sb/sb
	  	-3-	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 1.2.2 Procedure for Acceptance. If Tenant wishes to exercise
Tenant’s right of first offer with respect to the space described in the First Offer Notice, then within ten (10) days of delivery of the First Offer Notice to Tenant, Tenant shall deliver written notice to Landlord (the “First
Offer Exercise Notice”) irrevocably exercising its right of first offer with respect to the entire space described in the First Offer Notice on the terms contained in such notice. If Landlord does not receive the First Offer Exercise Notice
within such ten (10) day period, then Landlord shall be free to lease the space described in the First Offer Notice to anyone to whom Landlord desires on any terms Landlord desires. Notwithstanding any provision to the contrary contained
herein, Tenant must elect to exercise its right of first offer, if at all, with respect to all of the space offered by Landlord to Tenant in the First Offer Notice, and Tenant may not elect to lease only a portion thereof. 

1.2.3 First Offer Rent. The rent payable by Tenant for the applicable First Offer Space (the “First
Offer Rent”) shall be equal to the “Fair Market Rent,” as that term is defined in this Section 1.2.3, for the applicable First Offer Space. The “Fair Market Rent” shall be equal to the rent (including
additional rent and considering any “base year” or “expense stop” applicable thereto), including all escalations, at which tenants, as of the “First Offer Commencement Date,” as that term is defined in
Section 1.2.5, below, are leasing non-sublease, non-encumbered, non-equity, non-renewal, non-expansion space comparable in size, location and quality to the applicable First Offer Space, for a similar lease term, in an arms length
transaction, in transactions consummated within the six (6) month period preceding Landlord’s delivery of the First Offer Notice, and which comparable space is located in the Project (the “Comparable Transactions”), taking
into consideration only the following concessions (the “Concessions”): (i) rental abatement concessions, if any, being granted such tenants in connection with such comparable space, (ii) tenant improvements or allowances
provided or to be provided for such comparable space, taking into account, and deducting the value of, the existing improvements in the First Offer Space, such value to be based upon the age, condition, design, quality of finishes, and layout of the
improvements and the extent to which the same can be utilized by a general office user, and (iii) other reasonable monetary concessions, if any, being granted such tenants in connection with such comparable space, provided, however, that
notwithstanding anything to the contrary herein, no consideration shall be given to the fact that Landlord is or is not required to pay a real estate brokerage commission in connection with Tenant’s exercise of its right to lease the First
Offer Space or in connection with the Comparable Transactions. The Fair Market Rent shall additionally include a determination (the “Financial Security Determination”) as to whether, and if so to what extent, Tenant must provide
Landlord with financial security, such as a letter of credit or guaranty, for Tenant’s rent obligations in connection with Tenant’s lease of the Premises during the “First Offer Term,” as that term is defined in
Section 1.2.5, below. Such determination shall be made by reviewing the extent of financial security then generally being imposed in Comparable Transactions from tenants of comparable financial condition and credit history to the then
existing financial condition and credit history of Tenant (with appropriate adjustments to account for differences in the then-existing financial condition of Tenant and such other tenants). Notwithstanding any provision to the contrary contained in
this Section 1.2.3, if there are not a sufficient number of Comparable Transactions with a comparable lease term to the lease term for the applicable First Offer Space to determine the Fair Market Rent for a lease of such duration, then
the Fair Market Rent for purposes of this Section 1.2.3 shall be equal to that of Comparable Transactions with a term of five (5) years, provided that the Concessions shall be appropriately prorated on a fractional basis to account
for the shorter term of lease. 
 1.2.4 Construction In First Offer Space. Tenant shall take the
applicable First Offer Space in its then existing “as is” condition, and the construction of improvements in the applicable First Offer Space shall comply with the terms of Article 8 of this Lease. The terms of the Tenant Work
Letter attached to this Lease as Exhibit B shall not apply to the construction of any improvements in the First Offer Space. 
 1.2.5 Amendment to Lease. If Tenant timely exercises Tenant’s right to lease the applicable First Offer Space as set forth herein, Landlord and Tenant shall promptly thereafter execute
a lease amendment for such First Offer Space upon the terms and conditions as set forth in the First Offer Notice and this Section 1.2; provided, however, that an otherwise valid exercise of the such right of first offer shall be fully
effective whether or not a lease amendment is executed. Tenant shall commence payment of rent for such First Offer Space, and the term (the “First Offer Term”) of Tenant’s lease of such First Offer Space shall commence upon the
date of delivery of the First Offer Space to Tenant (the “First Offer Commencement Date”), and shall terminate coterminously with the expiration or earlier termination of this Lease. 

1.2.6 Termination of Right of First Offer. The rights contained in this Section 1.2 shall be
personal to the Original Tenant, and may only be exercised by the Original Tenant (and not any assignee, sublessee or other transferee of the Original Tenant’s interest in this Lease, unless Landlord consents, in Landlord’s sole
discretion, to the contrary in writing at the time of any such assignment, subletting or other transfer) if the Original Tenant occupies the entire Premises as of the date of the attempted exercise of the right of first offer by Tenant and, at
Landlord’s election, as of the scheduled date of delivery of such First Offer Space to Tenant. The right of first offer granted herein shall terminate as to all space on the twenty-first (21*) floor of the Building upon the failure by
Tenant to exercise its right of first offer with respect to the particular First Offer Space as offered by Landlord. Tenant shall not have the right to lease the First Offer Space, as provided in this Section 1.2, if, as of the date of
the attempted exercise of any right of first offer by Tenant, or at Landlord’s election, as of the scheduled date of delivery of the applicable First Offer Space to Tenant, Tenant is in default under this Lease beyond any applicable notice and
cure period set forth in this Lease. 
 1.3 Temporary Premises. Tenant is hereby granted the
right to lease that certain space consisting of approximately 4,646 rentable square feet commonly known as Suite 500 (“Temporary Premises”) and located on the fifth (5th) floor of the Building, commencing on February 1, 2008, and continuing through and including the date which
is five (5) business days following the “Lease Commencement Date,” as that term is defined in Article 2, below (the “Temporary Premises Term”), provided that the Premises are not “Substantially
Complete,” as that term is defined in Section 5.1 of the Tenant Work Letter, by February 1, 2008. Landlord and Tenant acknowledge that Tenant has been occupying the Temporary Premises pursuant to a sublease agreement. Tenant
shall have the right to lease the Temporary Premises from Landlord upon the terms and conditions set forth in this Section 1.3 and this Lease. Tenant shall pay 

  

					
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	  	-4-	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 
monthly installments of base rent for the Temporary Premises in an amount equal to Thirteen Thousand Four Hundred Seventy-Three and 40/100 Dollars ($13,473.40) (i.e., $2.90 per rentable square
foot of the Temporary Premises). Tenant’s lease of the Temporary Premises shall be upon all of the terms and conditions set forth in this Lease as though the Temporary Premises was the Premises, provided that (i) Tenant shall not make any
“Alterations,” as that term is defined in Section 8.1, below, to the Temporary Premises; (iv) the terms of Article 14 of this Lease shall be inapplicable to the Temporary Premises, and Tenant shall have no right to
Transfer all or any portion of the Temporary Premises to any “Transferee,” as that term is defined in Section 14.1, below; and (v) Tenant shall accept the Temporary Premises in its presently existing “as is”
condition, the terms of the Tenant Work Letter shall be inapplicable to the Temporary Premises, and Landlord shall have no obligation to provide or pay for improvements of any kind with respect to the Temporary Premises. Tenant hereby acknowledges
and agrees that notwithstanding any contrary provision of this Lease, Landlord shall have the right without prior notice to Tenant to show the Temporary Premises to prospective third parties interested in leasing the Temporary Premises. In no event
shall Tenant be entitled to any compensation or damages from Landlord for any inconvenience or annoyance occasioned by Landlord in connection with Landlord’s right to show the Temporary Premises to third parties. Tenant’s failure to
surrender the Temporary Premises to Landlord within five (5) business days following the Lease Commencement Date shall constitute a holding over by Tenant of the Temporary Premises and such tenancy shall be subject to the terms and conditions
set forth in Article 16 of this Lease. 
 ARTICLE 2 

LEASE TERM 
 The terms and provisions of this Lease shall be effective as of the date of this Lease. The term of this Lease (the “Lease Term”) shall be as set forth in Section 3.1 of the
Summary, shall commence on the date set forth in Section 3.2 of the Summary (the “Lease Commencement Date”), and shall terminate on the date set forth in Section 3.3 of the Summary (the “Lease
Expiration Date”) unless this Lease is sooner terminated as hereinafter provided. For purposes of this Lease, the term “Lease Year” shall mean each consecutive twelve (12) month period during the Lease Term. For
purposes of this Lease, the term “Lease Month” shall mean each calendar month during the Lease Term. At any time during the Lease Term, Landlord may deliver to Tenant a notice in the form as set forth in Exhibit C,
attached hereto, as a confirmation only of the information set forth therein, which Tenant shall execute and return to Landlord within five (5) days of receipt thereof. 
 ARTICLE 3 
 BASE RENT 

3.1 In General. Tenant shall pay, without prior notice or demand, to Landlord or Landlord’s agent at the
management office of the Project, or, at Landlord’s option, at such other place as Landlord may from time to time designate in writing, by a check for currency which, at the time of payment, is legal tender for private or public debts in the
United States of America, base rent (“Base Rent”) as set forth in Section 4 of the Summary, payable in equal monthly installments as set forth in Section 4 of the Summary in advance on or before the first day
of each and every calendar month during the Lease Term, without any setoff or deduction whatsoever. The Base Rent for the first full month of the Lease Term which occurs after the expiration of any free rent period shall be paid at the time of
Tenant’s execution of this Lease. If any Rent payment date (including the Lease Commencement Date) falls on a day of the month other than the first day of such month or if any payment of Rent is for a period which is shorter than one month, the
Rent for any fractional month shall accrue on a daily basis for the period from the date such payment is due to the end of such calendar month or to the end of the Lease Term at a rate per day which is equal to 1/365 of the applicable annual Rent.
All other payments or adjustments required to be made under the terms of this Lease that require proration on a time basis shall be prorated on the same basis. 
 3.2 Abated Base Rent. Notwithstanding the foregoing, Tenant shall not be required to pay monthly installments of Base Rent otherwise attributable to the Premises for the initial four
(4) full calendar months of the Lease Term (the “Base Rent Abatement Period”), which period shall be determined pursuant to the terms of this Section 3.2. If the Lease Commencement Date occurs on the first day of a
calendar month, then the Base Rent Abatement Period shall commence on the Lease Commencement Date and expire on the last day of the fourth (4th) month of the Lease Term. If, however, the Lease Commencement Date occurs on a day other than the
first day of a calendar month, then, the Base Rent Abatement Period shall commence on the first day of the first (1st) full calendar month of the Lease Term and expire on the last day of the fourth (4th) full calendar month of the Lease
Term. The amount of the Abated Monthly . Base Rent shall be Thirty Thousand One Hundred Fifty-Three and 70/100 Dollars ($30,153.70) per month for each of the four (4) months of the Base Rent Abatement Period and shall not exceed a total of One
Hundred twenty Thousand Six Hundred Fourteen and 80/100 Dollars ($120,614.80) in the aggregate. The foregoing Abated Monthly Base Rent has been granted to Tenant as additional consideration for entering into this Lease, and for agreeing to pay the
rent and performing the terms and conditions otherwise required under this Lease. If Tenant shall be in default of this Lease during the Base Abatement Period and shall fail to cure such default within the notice and cure period, if any, permitted
for such cure pursuant to this Lease, then Landlord may at its option, by notice to Tenant, elect, in addition to any other remedies Landlord may have under this Lease, one or both of the following remedies: (i) that Tenant shall immediately
become obligated to repay the Landlord all Base Rent abated hereunder to date, with interest as provided pursuant to this Lease from the date such Base Rent would have otherwise been due but for the abatement provided herein, or (ii) that the
dollar amount of the unapplied portion of such Abated Monthly Base Rent as of such default shall be converted to a credit to be applied to the Base Rent applicable to the Premises at the end of the Lease Term and Tenant shall immediately be
obligated to begin paying Base Rent for the Premises in full. 

  

					
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	  	-5-	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 ARTICLE 4 

ADDITIONAL RENT 
 4.1 General Terms. In addition to paying the Base Rent specified in Article 3 of this Lease, Tenant shall pay “Tenant’s Share” of the annual “Building Direct
Expenses,” as those teams are defined in Sections 4.2.9 and 4.2.2 of this Lease, respectively, which are in excess of the amount of Building Direct Expenses applicable to the “Base Year,” as that term is defined in
Section 4.2.1, below; provided, however, that in no event shall any decrease in Building Direct Expenses for any “Expense Year,” as that term is defined in Section 4.2.6 below, below Building Direct Expenses for the
Base Year entitle Tenant to any decrease in Base Rent or any credit against sums due under this Lease. Such payments by Tenant, together with any and all other amounts payable by Tenant to Landlord pursuant to the terms of this Lease, are
hereinafter collectively referred to as the “Additional Rent”, and the Base Rent and the Additional Rent are herein Collectvery referred to as “Rent.” All amounts due under this Article 4 as Additional Rent
shall be payable for the same periods and in the same manner as the Base Rent. Without limitation on other obligations of Tenant which survive the expiration of the Lease Term, the obligations of Tenant to pay the Additional Rent provided for in
this Article 4 shall survive the expiration of the Lease Term. 
 4.2 Definitions of Key Terms Relating to
Additional Rent. As used in this Article 4, the following term shall have the meanings hereinafter set forth: 
 4.2.1 “Base Year” shall mean the period set forth in Section 5 of the Summary. 
 4.2.2 “Building Direct Expenses” shall mean “Building Operating Expenses” and “Building Tax Expenses,” as those terms are defined in Sections 4.2.3 and 4.2.4,
respectively. below. 
 4.2.3 “Building Operating Expenses” shall mean the portion of
“Operating Expenses,” as that term is defined in Section 4.2.7 below, allocated to the tenants of the Building pursuant to the term of Section 4.3.1 below. 

4.2.4 “Building Tax Expenses” shall mean that portion of “Tax Expenses,” as that term is
defined in Section 4.2.8.1 below, allocated to the tenants of the Building pursuant to the terms of Section 4.3.1 below. 
 4.2.5 “Direct Expenses” shall mean “Operating Expenses” and “Tax Expenses.” 
 4.2.6 “Expense Year” shall mean each calendar year in which any portion of the Lease Term falls, through and including the calendar year in which the Lease Tenn expires, provided that
Landlord, upon notice to Tenant, may change the Expense Year from time to time to any other twelve (12) consecutive month period, and, in the event of any such change, Tenant’s Share of Building Direct Expenses shall be equitably adjusted
for any Expense Year involved in any such change. 
 4.2.7 “Operating Expenses” shall mean all
expenses, costs and amounts of every kind and nature which Landlord pays or accrues during any Expense Year because of or in connection with the ownership, management, maintenance, security, repair, replacement, restoration or operation of the
Project, or any portion thereof. Without limiting the generality of the foregoing, Operating Expenses shall specifically include any and all of the following: (i) the cost of supplying all utilities, the cost of operating, repairing,
maintaining, and renovating the utility, telephone, mechanical, sanitary, Storm drainage, and elevator systems, and the cost of maintenance and service contracts in connection therewith; (ii) the cost of licenses, certificates, permits and
inspections and the cost of contesting any governmental enactments which may affect Operating Expenses, and the costs incurred in connection with a governmentally mandated transportation system management program or similar program; (iii) the
cost of all insurance carried by Landlord in connection with the Project as reasonably determined by Landlord; (iv) the cost of landscaping, relamping, and all supplies, tools, equipment and materials used in the operation, repair and
maintenance of the Project, or any portion thereof; (v) the cost of parking area operation, repair, restoration, and maintenance; (vi) fees and other costs, including management and/or incentive fees, consulting fees, legal fees and
accounting fees, of all contractors and consultants in connection with the management, operation, maintenance and repair of the Project; (vii) payments under any equipment rental agreements and the fair rental value of any management office
space; (viii) subject to item (f), below, wages, salaries and other compensation and benefits, including taxes levied thereon, of all persons engaged in the operation, maintenance and security of the Project; (ix) costs under any
instrument pertaining to the sharing of costs by the Project; (x) operation, repair, maintenance and replacement of all systems and equipment and components thereof of the Project; (xi) the cost of janitorial, alarm, security and other
services, replacement of wall and floor coverings, ceiling tiles and fixtures in common areas, maintenance and replacement of curbs and walkways, repair to roofs and re-roofing; (xii) amortization (including interest on the unamortized cost)
over such period of time as Landlord shall reasonably determine, of the cost of acquiring or the rental expense of personal property used in the maintenance, operation and repair of the Project, or any portion thereof; (xiii) the cost of
capital improvements or other costs incurred in connection with the Project (A) which are intended to effect economies in the operation or maintenance of the Project, or any portion thereof, or to reduce current or future Operating Expenses or
to enhance the safety or security of the Project or its occupants, (B) that are required to comply with present or anticipated conservation programs, (C) which are replacements or modifications of nonstructural items located in the Common
Areas required to keep the Common Areas in good order or condition, or (D) that are required under any governmental law or regulation; provided, however, that any capital expenditure shall be amortized (including interest on the amortized cost)
over such period of time as Landlord shall reasonably determine; and (xiv) costs, fees, charges or assessments imposed by, or resulting from any mandate imposed on Landlord by, any federal, state or local government for fire and police
protection, trash removal, community services, or other services which do not constitute Tax Expenses, (xv) cost of tenant relation programs reasonably established by Landlord, and (xvi) payments under any easement, license, operating
agreement, declaration, restrictive covenant, or instrument pertaining to the sharing of costs by the Building, including, without limitation, any 

  

					
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 [BrightSource Energy, Inc.]

 
covenants, conditions and restrictions affecting the property, and reciprocal easement agreements affecting the property, any parking licenses, and any agreements with transit agencies affecting
the Property (collectively, “Underlying Documents”). Notwithstanding the foregoing, for purposes of this Lease, Operating Expenses shall not, however, include: 

(a) costs, including legal fees, space planners’ fees, advertising and promotional expenses (except as otherwise set
forth above), and brokerage fees incurred in connection with the original construction or development, or original or future leasing of the Project, and costs, including permit, license and inspection costs, incurred with respect to the installation
of tenant improvements made for new tenants initiaIly occupying space in the Project after the Lease Commencement Date or incurred in renovating or otherwise improving, decorating, painting or redecorating vacant space for tenants or other occupants
of the Project (excluding, however, such costs relating to any common areas of the Project or parking facilities); 
 (b) except as set forth in items (xii), (xiii), and (xiv) above, depreciation, interest and principal payments on mortgages and other debt costs, if any, penalties and interest, costs of capital
repairs and alterations, and costs of capital improvements and equipment; 
 (c) costs for which the Landlord is
reimbursed by any tenant or occupant of the Project or by insurance by its carrier or any tenant’s carrier or by anyone else, and electric power costs for which any tenant directly contracts with the local public service company; 

(d) any bad debt loss, rent loss, or reserves for bad debts or rent loss; 

(e) costs associated with the operation of the business of the partnership or entity which constitutes the Landlord, as
the same are distinguished from the costs of operation of the Project (which shall specificaIly include, but not be limited to, accounting costs associated with the operation of the Project). Costs associated with the operation of the business of
the partnership or entity which constitutes the Landlord include costs of partnership accounting and legal matters, costs of defending any lawsuits with any mortgagee (except as the actions of the Tenant may be in issue), costs of seIling,
syndicating, financing, mortgaging or hypothecating any of the Landlord’s interest in the Project, and costs incurred in connection with any disputes between Landlord and its employees, between Landlord and Project management, or between
Landlord and other tenants or occupants; 
 (f) the wages and benefits of any employee who does not devote
substantiaIly all of his or her employed time to the Project unless such wages and benefits are prorated to reflect time spent on operating and managing the Project vis-à-vis time spent on matters unrelated to operating and managing the
Project; provided, that in no event shall Operating Expenses for purposes of this Lease include wages and/or benefits attributable to personnel above the level of Project manager; 

(g) amount paid as ground rental for the Project by the Landlord; 

(h) except for a Project management fee, overhead and profit increment paid to the Landlord or to subsidiaries or
affiliates of the Landlord for services in the Project to the extent the same exceeds the costs of such services rendered by qualified, first-class unaffiliated third parties on a competitive basis; 

(i) any compensation paid to clerks, attendants or other persons in commercial concessions operated by the Landlord,
provided that any compensation paid to any concierge at the Project shall be includable as an Operating Expense; 

(j) rentals and other related expenses incurred in leasing air conditioning systems, elevators or other equipment which if
purchased the cost of which would be excluded from Operating Expenses as a capital cost, except equipment not affixed to the Project which is used in providing janitorial or similar services and, further excepting from this exclusion such equipment
rented or leased to remedy or ameliorate an emergency condition in the Project; 
 (k) all items and services for
which Tenant or any other tenant in the Project reimburses Landlord or which Landlord provides selectively to one or more tenants (other than Tenant) without reimbursement; 

(l) Intentionally omitted; 
 (m) any costs expressly excluded from Operating Expenses elsewhere in this Lease; 
 (n) rent for any office space occupied by Project management personnel to the extent the size or rental rate of such office space exceeds the size or fair market rental value of office space occupied by
management personnel of the comparable buildings in the vicinity of the Building, with adjustment where appropriate for the size of the applicable project; 
 (o) costs arising from the gross negligence or willful misconduct of Landlord or its agents, employees, vendors, contractors, or providers of materials or services; and 

(p) costs incurred to comply with laws relating to the removal of hazardous material (as defined under applicable law)
which was in existence in the Building or on the Project prior to the Lease Commencement Date, and was of such a nature that a federal, State or municipal governmental authority, if it had then had knowledge of the presence of such hazardous
material, in the state, and under the conditions that it then existed in the Building or on the Project, would have then required the removal of such hazardous material or other remedial or containment action with respect thereto; and costs incurred
to remove, remedy, contain, or treat hazardous material, which hazardous 

  

					
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	  	-7-	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 
material is brought into the Building or onto the Project after the date hereof by Landlord or any other tenant of the Project and is of such a nature, at that time, that a federal, State or
municipal governmental authority, if it had then had knowledge of the presence of such hazardous material, in the state, and under the conditions, that it then exists in the Building or on the Project, would have then required the removal of such
hazardous material or other remedial or containment action with respect thereto. 
 If Landlord is not furnishing any particular
work or service (the cost of which, if performed by Landlord, would be included in Operating Expenses) to a tenant who has undertaken to perform such work or service in lieu of the performance thereof by Landlord, Operating Expenses shall be deemed
to be increased by an amount equal to the additional Operating Expenses which would reasonably have been incurred during such period by Landlord if it had at its own expense furnished such work or service to such tenant. If the Project is not at
least ninety-five percent (95%) occupied during all or a portion of the Base Year or any Expense Year, Landlord shall make an appropriate adjustment to the components of Operating Expenses for such year to determine the amount of Operating
Expenses that would have been incurred had the Project been ninety-five percent (95%) occupied; and the amount so determined shall be deemed to have been the amount of Operating Expenses for such year. Operating Expenses for the Base Year shall
not include market-wide cost increases due to extraordinary circumstances, including, but not limited to, “Force Majeure,” as that term is defined in Section 29.16, below, boycotts, strikes, conservation surcharges, embargoes
or shortages, or amortized costs relating to capital improvements. In no event shall the components of Direct Expenses for any Expense Year related to Project insurance, security or utility costs be less than the components of Direct Expenses
related to Project insurance, security or utility costs, respectively, in the Base Year. 
 4.2.8
Taxes. 
 4.2.8.1 “Tax Expenses” shall mean all federal, state, county, or local
governmental or municipal taxes, fees, charges or other impositions of every kind and nature, whether general, special, ordinary or extraordinary, (including, without limitation, real estate taxes, general and special assessments, transit taxes,
leasehold taxes or taxes based upon the receipt of rent, including gross receipts or sales taxes applicable to the receipt of rent, unless required to be paid by Tenant, personal property taxes imposed upon the fixtures, machinery, equipment,
apparatus, systems and equipment, appurtenances, furniture and other personal property used in connection with the Project, or any portion thereof), which shall be paid or accrued during any Expense Year (without regard to any different fiscal year
used by such governmental or municipal authority) because of or in connection with the ownership, leasing and operation of the Project, or any portion thereof. 
 4.2.8.2 Tax Expenses shall include, without limitation: (i) Any tax on the rent, right to rent or other income from the Project, or any portion thereof, or as against the business of leasing the
Project, or any portion thereof; (ii) Any assessment, tax, fee, levy or charge in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge previously included within the definition of real property tax,
it being acknowledged by Tenant and Landlord that Proposition 13 was adopted by the voters of the State of California in the June 1978 election (“Proposition 13”) and that assessments, taxes, fees, levies and charges may be imposed
by governmental agencies for such services as fire protection, street, sidewalk and road maintenance, refuse removal and for other governmental services formerly provided without charge to property owners or occupants, and, in further recognition of
the decrease in the level and quality of governmental services and amenities as a result of Proposition 13, Tax Expenses shall also include any governmental or private assessments or the Project’s contribution towards a governmental or private
cost-sharing agreement for the purpose of augmenting or improving the quality of services and amenities normally provided by governmental agencies; (iii) Any assessment, tax, fee, levy, or charge allocable to or measured by the area of the
Premises or the Rent payable hereunder, including, without limitation, any business or gross income tax or excise tax with respect to the receipt of such rent, or upon or with respect to the possession, leasing, operating, management, maintenance,
alteration, repair, use or occupancy by Tenant of the Premises, or any portion thereof; and (iv) Any assessment, tax, fee, levy or charge, upon this transaction or any document to which Tenant is a party, creating or transferring an interest or
an estate in the Premises. 
 4.2.8.3 Any costs and expenses (including, without limitation, reasonable
attorneys’ and consultants’ fees) incurred in attempting to protest, reduce or minimize Tax Expenses shall be included in Tax Expenses in the Expense Year such expenses are incurred. Tax refunds shall be credited against Tax Expenses and
refunded to Tenant regardless of when received, based on the Expense Year to which the refund is applicable, provided that in no event shall the amount to be refunded to Tenant for any such Expense Year exceed the total amount paid by Tenant as
Additional Rent under this Article 4 for such Expense Year. If Tax Expenses for any period during the Lease Term or any extension thereof are increased after payment thereof for any reason, including, without limitation, error or reassessment by
applicable governmental or municipal authorities, Tenant shall pay Landlord upon demand Tenant’s Share of any such increased Tax Expenses included by Landlord as Building Tax Expenses pursuant to the terms of this Lease. Notwithstanding
anything to the contrary contained in this Section 4.2.8 (except as set forth in Section 4.2.8.1, above), there shall be excluded from Tax Expenses (i) all excess profits taxes, franchise taxes, gift taxes, capital stock
taxes, inheritance and succession taxes, estate taxes, federal and state income taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts or income attributable to operations at the
Project), (ii) any items included as Operating Expenses, and (iii) any items paid by Tenant under Section 4.5 of this Lease. 
 4.2.8.4 The amount of Tax Expenses for the Base Year attributable to the valuation of the Project, inclusive of tenant improvements, shall be known as the “Base Taxes”. If in any
comparison year subsequent to the Base Year, the amount of Tax Expenses decreases below the amount of Base Taxes, then for purposes of all subsequent comparison years, including the comparison year in which such decrease in Tax Expenses occurred,
the Base Taxes, and therefore the Base Year, shall be decreased by an amount equal to the decrease in Tax Expenses. 
 4.2.9 “Tenant’s Share” shall mean the percentage set forth in Section 6 of the Summary. 

  

					
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	  	-8-	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 4.3 Allocation of Direct Expenses. 

4.3.1 Method of Allocation. The parties acknowledge that the Building is a part of a multi-building project
and that the costs and expenses incurred in connection with the Project (i.e. the Direct Expenses) should be shared between the tenants of the Building and the tenants of any other building in the Project. Accordingly, as set forth in
Section 4.2 above, Direct Expenses (which consist of Operating Expenses and Tax Expenses) are determined annually for the Project as a whole, and a portion of the Direct Expenses, which portion shall be determined by Landlord on an
equitable basis, shall be allocated to the tenants of the Building (as opposed to the tenants of any other building in the Project) and such portion shall be the Building Direct Expenses for purposes of this Lease. Such portion of Direct Expenses
allocated to the tenants of the Building shall include all Direct Expenses attributable solely to the Building and an equitable portion of the Direct Expenses attributable to the Project as a whole. 

4.3.2 Cost Pool. Landlord shall have the right, from time to time, to equitably allocate some or all of the
Direct Expenses for the Project among different portions or occupants of the Project (the “Cost Pools”), in Landlord’s reasonable discretion. Such Cost Pools may include, but shall not be limited to, the office space tenants of
a building of the Project or of the Project, and the retail space tenants of a building of the Project or of the Project. The Direct Expenses within each such Cost Pool shall be allocated and charged to the tenants within such Cost Pool in an
equitable manner. 
 4.4 Calculation and Payment of Additional Rent. If for any Expense Year ending or commencing
with in the Lease Term, Tenant’s Share of Building Direct Expenses for such Expense Year exceeds Tenant’s Share of Building Direct Expenses applicable to the Base Year, then Tenant shall pay to Landlord, in the manner set forth in
Section 4.4.1, below, and as Additional Rent, an amount equal to the excess (the “Excess”). 
 4.4.1 Statement of Actual Direct Expenses and Payment by Tenant. Landlord shall endeavor to give to Tenant following the end of each Expense Year, a statement (the
“Statement”) which shall state the Building Direct Expenses incurred or accrued for such preceding Expense Year, and which shall indicate the amount of the Excess. Upon receipt of the Statement for each Expense Year
commencing or ending during the Lease Term, if an Excess is present, Tenant shall pay, with its next installment of Base Rent due, the full amount of the Excess for such Expense Year, less the amounts, if any, paid during such Expense Year as
“Estimated Excess,” as that term is defined in Section 4.4.2, below, and if Tenant paid more as Estimated Excess than the actual Excess, Tenant shall receive a credit in the amount of Tenant’s overpayment against Rent next
due under this Lease. The failure of Landlord to timely furnish the Statement for any Expense Year shall not prejudice Landlord or Tenant from enforcing its rights under this Article 4. Even though the Lease Term has expired and Tenant has vacated
the Premises, when the final determination is made of Tenant’s Share of Building Direct Expenses for the Expense Year in which this Lease terminates, if an Excess if present, Tenant shall immediately pay to Landlord such amount, and if Tenant
paid more as Estimated Excess than the actual Excess, Landlord shall, within thirty (30) days, deliver a check payable to Tenant in the amount of the overpayment. The provisions of this Section 4.4.1 shall survive the expiration or
earlier termination of the Lease Term. 
 4.4.2 Statement of Estimated Building Direct Expenses. In
addition, Landlord shall endeavor to give Tenant a yearly expense estimate statement (the “Estimate Statement”) which shall set forth Landlord’s reasonable estimate (the “Estimate”) of what the total
amount of Building Direct Expenses for the then-current Expense Year shall be and the estimated excess (the “Estimated Excess”) as calculated by comparing the Building Direct Expenses for such Expense Year, which shall be based upon
the Estimate, to the amount of Building Direct Expenses for the Base Year. The failure of Landlord to timely furnish the Estimate Statement for any Expense Year shall not preclude Landlord from enforcing its rights to collect any Estimated Excess
under this Article 4, nor shall Landlord be prohibited from revising any Estimate Statement or Estimated Excess theretofore delivered to the extent necessary. Thereafter, Tenant shall pay, with its next installment of Base Rent due, a
fraction of the Estimated Excess for the then-current Expense Year (reduced by any amounts paid pursuant to the last sentence of this Section 4.4.2). Such fraction shall have as its numerator the number of months which have elapsed in
such current Expense Year, including the month of such payment, and twelve (12) as its denominator. Until a new Estimate Statement is furnished (which Landlord shall have the right to deliver to Tenant at any time), Tenant shall pay monthly,
with the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the total Estimated Excess set forth in the previous Estimate Statement delivered by Landlord to Tenant. 

4.5 Taxes and Other Charges for Which Tenant Is Directly Responsible. 

4.5.1 Tenant shall be liable for and shall pay ten (10) days before delinquency, taxes levied against Tenant’s
equipment, furniture, fixtures and any other personal property located in or about the Premises. If any such taxes on Tenant’s equipment, furniture, fixtures and any other personal property are levied against Landlord or Landlord’s
property or if the assessed value of Landlord’s property is increased by the inclusion therein of a value placed upon such equipment, furniture, fixtures or any other personal property and if Landlord pays the taxes based upon such increased
assessment, which Landlord shall have the right to do regardless of the validity thereof but only under proper protest if requested by Tenant, Tenant shall upon demand repay to Landlord the taxes so levied against Landlord or the proportion of such
taxes resulting from such increase in the assessment, as the case may be. 
 4.5.2 If the tenant improvements in
the Premises, whether installed and/or paid for by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, are assessed for real property tax purposes at a valuation higher than the valuation at which
tenant improvements conforming to Landlord’s “building standard” in other space in the Building are assessed, then the Tax Expenses levied against Landlord or the property by reason of such excess assessed valuation shall be deemed to
be taxes levied against personal property of Tenant and shall be governed by the provisions of Section 4.5.1, above. 
 4.5.3 Notwithstanding any contrary provision herein, Tenant shall pay prior to delinquency any (i) rent tax or sales tax, service tax, transfer tax or value added tax, or any other applicable tax on
the rent or services 

  

					
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	  	-9-	  	 LAKE MERRITT PLAZA
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herein or otherwise respecting this Lease, (ii) taxes assessed upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by
Tenant of the Premises or any portion of the Project, including the Project parking facility; or (iii) taxes assessed upon this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the
Premises. 
 4.6 Landlord’s Books and Records. Within ninety (90) days after receipt of a Statement by
Tenant, if Tenant disputes the amount of Additional Rent set forth in the Statement, an independent certified public accountant (which accountant is a member of a nationally recognized accounting firm and is not working on a contingency fee basis)
(“Tenant’s Accountant”), designated and paid for by Tenant, may, after reasonable notice to Landlord and at reasonable times, inspect Landlord’s records with respect to the Statement at Landlord’s offices,
provided that Tenant is not then in default under this Lease and Tenant has paid all amounts required to be paid under the applicable Estimate Statement and Statement, as the case may be. In connection with such inspection, Tenant and Tenant’s
agents must agree in advance to follow Landlord’s reasonable rules and procedures regarding inspections of Landlord’s records, and shall execute a commercially reasonable confidentiality agreement regarding such inspection. Tenant’s
failure to dispute the amount of Additional Rent set forth in any Statement within ninety (90) days of Tenant’s receipt of such Statement shall be deemed to be Tenant’s approval of such Statement and Tenant, thereafter, waives the
right or ability to dispute the amounts set forth in such Statement. If after such inspection, Tenant still disputes such Additional Rent, a determination as to the proper amount shall be made, at Tenant’s expense, by an independent certified
public accountant (the “Accountant”) selected by Landlord and subject to Tenant’s reasonable approval; provided that if such determination by the Accountant proves that Direct Expenses were overstated by more than five
percent (5%), then the cost of the Accountant and the cost of such determination shall be paid for by Landlord. Tenant hereby acknowledges that Tenant’s sole right to inspect Landlord’s books and records and to contest the amount of Direct
Expenses payable by Tenant shall be as set forth in this Section 4.6, and Tenant hereby waives any and all other rights pursuant to applicable law to inspect such books and records and/or to contest the amount of Direct Expenses payable
by Tenant. The rights set forth in this Section 4.6 may not be exercised by any subtenant of Tenant. 
 ARTICLE
5 
 USE OF PREMISES 
 5.1 Permitted Use. Tenant shall use the Premises solely for the Permitted Use set forth in Section 7 of the Summary and Tenant shall not use or permit the Premises or the Project
to be used for any other purpose or purposes whatsoever without the prior written consent of Landlord, which may be withheld in Landlord’s sole discretion. 
 5.2 Prohibited Uses. Tenant further covenants and agrees that Tenant shall not use, or suffer or permit any person or persons to use, the Premises or any part thereof for any use or purpose
contrary to the provisions of the Rules and Regulations set forth in Exhibit D, attached hereto, or in violation of the laws of the United States of America, the State of California, the ordinances, regulations or requirements of the
local municipal or county governing body or other lawful authorities having jurisdiction over the Project) including, without limitation, any such laws, ordinances, regulations or requirements relating to hazardous materials or substances, as those
terms are defined by applicable laws now or hereafter in effect, or any Underlying Documents. Tenant shall not do or permit anything to be done in or about the Premises which will in any way damage the reputation of the Project or obstruct or
interfere with the rights of other tenants or occupants of the Building, or injure or annoy them or use or allow the Premises to be used for any improper, unlawful or objectionable purpose, nor shall Tenant cause, maintain or permit any nuisance in,
on or about the Premises. Tenant shall comply with, and Tenant’s rights and obligations under the Lease and Tenant’s use of the Premises shall be subject and subordinate to, all recorded easements, covenants, conditions, and restrictions
now or hereafter affecting the Project. 
 ARTICLE 6 

SERVICES AND UTILITIES 
 6.1 Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 

6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord
shall provide heating and air conditioning (“HVAC”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday (collectively, the “Building Hours”),
except for the date of observation of New Year’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at Landlord’s discretion, other locally or nationally recognized holidays which are observed by other
buildings comparable to and in the vicinity of the Building (collectively, the “Holidays”). 
 6.1.2 Landlord shall provide adequate electrical wiring, facilities, and power for normal general office use as determined by Landlord. Tenant shall bear the cost of replacement of lamps, starters and
ballasts for non-Building standard lighting fixtures within the Premises. 
 6.1.3 Landlord shall provide city
water from the regular Building outlets for drinking, lavatory and toilet purposes in the Building Common Areas. 

6.1.4 Landlord shall provide janitorial services to the Premises, except on weekends and on the date of observation of the
Holidays, in and about the Premises and window washing services in a manner consistent with other comparable buildings in the vicinity of the Building. 

  

					
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 6.1.5 Landlord shall provide nonexclusive, non-attended automatic passenger
elevator service during the Building Hours, shall have one elevator available at all other times, including on the Holidays, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 

6.1.6 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. 

Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably
prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. 
 6.2
Overstandard Tenant Use. Tenant shall not, without Landlord’s prior written consent, use heat-generating machines, machines other than normal fractional horsepower office machines, or equipment or lighting other than Building
standard lights in the Premises, which may affect the temperature otherwise maintained by the air conditioning system or increase the water normally furnished for the Premises by Landlord pursuant to the terms of Section 6.1 of this
Lease. If Tenant uses water, electricity, heat or air conditioning in excess of that supplied by Landlord pursuant to Section 6.1 of this Lease, Tenant shall pay to Landlord, upon billing, the actual cost of such excess consumption, the cost
of the installation, operation, and maintenance of equipment which is installed in order to supply such excess consumption, and the cost of the increased wear and tear on existing equipment caused by such excess consumption; and Landlord may install
devices to separately meter any increased use and in such event Tenant shall pay the increased cost directly to Landlord, on demand, at the rates charged by the public utility company furnishing the same, including the cost of installing, testing
and maintaining of such additional metering devices. Tenant’s use of electricity shall never exceed the capacity of the feeders to the Project or the risers or wiring installation, and subject to the terms of Section 29.31, below,
Tenant shall not install or use or permit the installation or use of any computer or electronic data processing equipment in the Premises, without the prior written consent of Landlord. If Tenant desires to use heat, ventilation or air conditioning
during hours other than those for which Landlord is obligated to supply such utilities pursuant to the terms of Section 6.1 of this Lease, Tenant shall give Landlord such prior notice, if any, as Landlord shall from time to time
establish as appropriate, of Tenant’s desired use in order to supply such utilities, and Landlord shall supply such utilities to Tenant at such hourly cost per zone to Tenant (which shall be treated as Additional Rent) as Landlord shall from
time to time establish. 
 6.3 Interruption of Use. Tenant agrees that Landlord shall not be liable for damages,
by abatement of Rent or otherwise, for failure to furnish or delay in furnishing any service (including telephone and telecommunication services), or for any diminution in the quality or quantity thereof, when such failure or delay or diminution is
occasioned, in whole or in part, by breakage, repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability to secure electricity, gas, water, or other fuel at the Building or Project after reasonable effort to
do so, by any riot or other dangerous condition, emergency, accident or casualty whatsoever, by act or default of Tenant or other parties, or by any other cause beyond Landlord’s reasonable control; and such failures or delays or diminution
shall never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the Premises or relieve Tenant from paying Rent or performing any of its obligations under this Lease. Furthermore, Landlord shall not be liable
under any circumstances for a loss of, or injury to, property or for injury to, or interference with, Tenant’s business, including, without limitation, loss of profits, however occurring, through or in connection with or incidental to a failure
to furnish any of the services or utilities as set forth in this Article 6. 
 ARTICLE 7 

REPAIRS 
 Tenant shall, at Tenant’s own expense, keep the Premises, including all improvements, fixtures, furnishings and systems and equipment therein (including, without limitation, plumbing fixtures and
equipment such as dishwashers, garbage disposals, and insta-hot dispensers), and the floor or floors of the Building on which the Premises are located, in good order, repair and condition at all times during the Lease Term. In addition, Tenant
shall, at Tenant’s own expense, but under the supervision and subject to the prior approval of Landlord, and within any reasonable period of time specified by Landlord, promptly and adequately repair all damage to the Premises and replace or
repair all damaged, broken, or worn fixtures and appurtenances, except for damage caused by ordinary wear and tear or beyond the reasonable control of Tenant; provided however, that, at Landlord’s option, or if Tenant fails to make such
repairs, Landlord may, but need not, make such repairs and replacements, and Tenant shall pay Landlord the cost thereof, including a percentage of the cost thereof (to be uniformly established for the Building and/or the Project) sufficient to
reimburse Landlord for all overhead, general conditions, fees and other costs or expenses arising from Landlord’s involvement with such repairs and replacements forthwith upon being billed for same. Notwithstanding the foregoing, Landlord shall
be responsible for repairs to the exterior walls, foundation and roof of the Building, the structural portions of the floors of the Building, and the base building systems and equipment of the Building, except to the extent that such repairs are
required due to the negligence or willful misconduct of Tenant; provided, however, that if such repairs are due to the negligence or willful misconduct of Tenant, Landlord shall nevertheless make such repairs at Tenant’s expense, or, if covered
by Landlord’s insurance, Tenant shall only be obligated to pay any deductible in connection therewith. Landlord may, but shall not be required to, enter the Premises at all reasonable times to make such repairs, alterations, improvements or
additions to the Premises or to the Project or to any equipment located in the Project as Landlord shall desire or deem necessary or as Landlord may be required to do by governmental or quasi-governmental authority or court order or decree. Tenant
hereby waives any and all rights under and benefits of subsection 1 of Section 1932 and Sections 1941 and 1942 of the California Civil Code or under any similar law, statute, or ordinance now or hereafter in effect. 

  

					
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 ARTICLE 8 

ADDITIONS AND ALTERATIONS 
 8.1 Landlord’s Consent to Alterations. Tenant may not make any improvements, alterations, additions or changes to the Premises or any mechanical, plumbing or HVAC facilities or systems
pertaining to the Premises (collectively, the “Alterations”) without first procuring the prior written consent of Landlord to such Alterations, which consent shall be requested by Tenant not less than thirty (30) days
prior to the commencement thereof, and which consent shall not be unreasonably withheld or delayed by Landlord, provided it shall be deemed reasonable for Landlord to withhold its consent to any Alteration which adversely affects the structural
portions or the systems or equipment of the Building or is visible from the exterior of the Building. Notwithstanding the foregoing, Tenant shall be permitted to make Alterations following ten (10) business days notice to Landlord, but without
Landlord’s prior consent, to the extent that such Alterations are decorative only (i. e., installation of carpeting or painting of the Premises). The construction of the initial improvements to the Premises shall be governed by
the terms of the Tenant Work Letter and not the terms of this Article 8. 
 8.2 Manner of Construction.
Landlord may impose, as a condition of its consent to any and all Alterations or repairs of the Premises or about the Premises, such requirements as Landlord in its reasonable discretion may deem desirable, including, but not limited to, the
requirement that Tenant utilize for such purposes only contractors, subcontractors, materials, mechanics and materialmen selected by Tenant from a list provided and approved by Landlord, the requirement that upon Landlord’s request, Tenant
shall, at Tenant’s expense, remove such Alterations upon the expiration or any early termination of the Lease Term. Tenant shall construct such Alterations and perform such repairs in a good and workmanlike manner, in conformance with any and
all applicable federal, state, county or municipal laws, rules and regulations and pursuant to a valid building permit, issued by the City of Oakland, all in conformance with Landlord’s construction rules and regulations; provided, however,
that prior to commencing to construct any Alteration, Tenant shall meet with Landlord to discuss Landlord’s design parameters and code compliance issues. In the event Tenant performs any Alterations in the Premises which require or give rise to
governmentally required changes to the “Base Building,” as that term is defined below, then Landlord shall, at Tenant’s expense, make such changes to the Base Building. The “Base Building” shall include the structural
portions of the Building, and the public restrooms, elevators, exit stairwells and the systems and equipment located in the internal core of the Building on the floor or floors on which the Premises are located. In performing the work of any such
Alterations, Tenant shall have the work performed in such manner so as not to obstruct access to the Project or any portion thereof, by any other tenant of the Project, and so as not to obstruct the business of Landlord or other tenants in the
Project. Tenant shall not use (and upon notice from Landlord shall cease using) contractors, services, workmen, labor, materials or equipment that, in Landlord’s reasonable judgment, would disturb labor harmony with the workforce or trades
engaged in performing other work, labor or services in or about the Building or the Common Areas. In addition to Tenant’s obligations under Article 9 of this Lease, upon completion of any Alterations, Tenant agrees to cause a Notice of
Completion to be recorded in the office of the Recorder of the County of Alameda in accordance with Section 3093 of the Civil Code of the State of California or any successor statute, and Tenant shall deliver to the Project construction manager
a reproducible copy of the “as built” drawings of the Alterations as well as all permits, approvals and other documents issued by any governmental agency in connection with the Alterations. 

8.3 Payment for Improvements. If payment is made by Tenant directly to contractors, Tenant shall (i) comply with
Landlord’s requirements for final lien releases and waivers in connection with Tenant’s payment for work to contractors, and (ii) sign Landlord’s standard contractor’s rules and regulations. If Tenant orders any work
directly from Landlord, Tenant shall pay to Landlord an amount equal to five percent (5%) of the cost of such work to compensate Landlord for all overhead, general conditions, fees and other costs and expenses arising from Landlord’s
involvement with such work. If Tenant does not order any work directly from Landlord, Tenant shall reimburse Landlord for Landlord’s reasonable, actual, out-of-pocket costs and expenses actually incurred in connection with Landlord’s
review of such work. At Landlord’s option, prior to the commencement of construction of any Alteration, Tenant shall provide Landlord with the reasonably anticipated cost thereof, which Landlord shall disburse during construction pursuant to
Landlord’s standard, commercially reasonable disbursement procedure. 
 8.4 Construction Insurance. In
addition to the requirements of Article 10 of this Lease, in the event that Tenant makes any Alterations, prior to the commencement of such Alterations, Tenant shall provide Landlord with evidence that Tenant carries “Builder’s All
Risk” insurance in an amount approved by Landlord covering the construction of such Alterations, and such other insurance as Landlord may reasonably require, it being understood and agreed that all of such Alterations shall be insured by Tenant
pursuant to Article 10 of this Lease immediately upon completion thereof. In addition, Landlord may, in its discretion, require Tenant to obtain a lien and completion bond or some alternate form of security satisfactory to Landlord in an
amount sufficient to ensure the lien-free completion of such Alterations and naming Landlord as a co-obligee. 
 8.5
Landlord’s Property. All Alterations, improvements, fixtures, equipment and/or appurtenances which may be installed or placed in or about the Premises, from time to time, shall be at the sole cost of Tenant and shall be and become
the property of Landlord, except that Tenant may remove any Alterations, improvements, fixtures and/or equipment which Tenant can substantiate to Landlord have not been paid for with any Tenant improvement allowance funds provided to Tenant by
Landlord, provided Tenant repairs any damage to the Premises and Building caused by such removal and returns the affected portion of the Premises to a building standard tenant improved condition as determined by Landlord. Furthermore, Landlord may,
by written notice to Tenant prior to the end of the Lease Term, or given following any earlier termination of this Lease, require Tenant, at Tenant’s expense, to remove any Alterations and/or improvements and/or systems and equipment within the
Premises and to repair any damage to the Premises and Building caused by such removal and return the affected portion of the Premises to a building standard tenant improved condition as determined by Landlord. If Tenant fails to complete such
removal and/or to repair any damage caused by the removal of any Alterations and/or improvements and/or systems and equipment in the Premises and return the affected portion of 

  

					
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the Premises to a building standard tenant improved condition as reasonably determined by Landlord, Landlord may do so and may charge the cost thereof to Tenant. Tenant hereby protects, defends,
indemnifies and holds Landlord harmless from any liability, cost, obligation, expense or claim of lien in any manner relating to the installation, placement, removal or financing of any such Alterations, improvements, fixtures and/or equipment in,
on or about the Premises, which obligations of Tenant shall survive the expiration or earlier termination of this Lease. 

ARTICLE 9 
 COVENANT AGAINST LIENS 
 Tenant shall keep the Project and Premises
free from any liens or encumbrances arising out of the work performed, materials furnished or obligations incurred by or on behalf of Tenant, and shall protect, defend, indemnify and hold Landlord harmless from and against any claims, liabilities,
judgments or costs (including, without limitation, reasonable attorneys’ fees and costs) arising out of same or in connection therewith. Tenant shall give Landlord notice at least twenty (20) days prior to the commencement of any such work
on the Premises (or such additional time as may be necessary under applicable laws) to afford Landlord the opportunity of posting and recording appropriate notices of non-responsibility. Tenant shall remove any such lien or encumbrance by bond or
otherwise within ten (10) business days after notice by Landlord, and if Tenant shall fail to do so, Landlord may pay the amount necessary to remove such lien or encumbrance, without being responsible for investigating the validity thereof. The
amount so paid shall be deemed Additional Rent under this Lease payable upon demand, without limitation as to other remedies available to Landlord under this Lease. Nothing contained in this Lease shall authorize Tenant to do any act which shall
subject Landlord’s title to the Building or Premises to any liens or encumbrances whether claimed by operation of law or express or implied contract. Any claim to a lien or encumbrance upon the Building or Premises arising in connection with
any such work or respecting the Premises not performed by or at the request of Landlord shall be null and void, or at Landlord’s option shall attach only against Tenant’s interest in the Premises and shall in all respects be subordinate to
Landlord’s title to the Project, Building and Premises. 
 ARTICLE 10 

INSURANCE 
 10.1 Indemnification and Waiver. Tenant hereby assumes all risk of damage to property or injury to persons in, upon or about the Premises from any cause whatsoever (including, but not
limited to, any personal injuries resulting from a slip and fall in, upon or about the Premises) and agrees that Landlord, its partners, subpartners and their respective officers, agents, servants, employees, and independent contractors
(collectively, “Landlord Parties”) shall not be liable for, and are hereby released from any responsibility for, any damage either to person or property or resulting from the loss of use thereof, which damage is sustained by
Tenant or by other persons claiming through Tenant. Tenant shall indemnify, defend, protect, and hold harmless the Landlord Parties from any and all loss, cost, damage, expense and liability (including without limitation court costs and reasonable
attorneys’ fees) incurred in connection with or arising from any cause in, on or about the Premises (including, but not limited to, a slip and fall), any acts, omissions or negligence of Tenant or of any person claiming by, through or under
Tenant, or of the contractors, agents, servants, employees, invitees, guests or licensees of Tenant or any such person, in, on or about the Project or any breach of the terms of this Lease, either prior to, during, or after the expiration of the
Lease Term, provided that the terms of the foregoing indemnity shall not apply to the negligence or willful misconduct of Landlord. Should Landlord be named as a defendant in any suit brought against Tenant in connection with or arising out of
Tenant’s occupancy of the Premises, Tenant shall pay to Landlord its costs and expenses incurred in such suit, including without limitation, its actual professional fees such as reasonable appraisers’, accountants’ and attorneys’
fees. The provisions of this Section 10.1 shall survive the expiration or sooner termination of this Lease with respect to any claims or liability arising in connection with any event occurring prior to such expiration or termination.

 10.2 Tenant’s Compliance With Landlord’s Fire and Casualty Insurance. Tenant shall, at Tenant’s
expense, comply with all insurance company requirements pertaining to the use of the Premises. If Tenant’s conduct or use of the Premises causes any increase in the premium for such insurance policies then Tenant shall reimburse Landlord for
any such increase. Tenant, at Tenant’s expense, shall comply with all rules, orders, regulations or requirements of the American Insurance Association (formerly the National Board of Fire Underwriters) and with any similar body. 

10.3 Tenant’s Insurance. Tenant shall maintain the following coverages in the following amounts. 

10.3.1 Commercial General Liability Insurance covering the insured against claims of bodily injury, personal injury and
property damage (including loss of use thereof) arising out of Tenant’s operations, and contractual liabilities (covering the performance by Tenant of its indemnity agreements) including a Broad Form endorsement covering the insuring provisions
of this Lease and the performance by Tenant of the indemnity agreements set forth in Section 10.1 of this Lease, for limits of liability not less than: 
  

					
		 	 Bodily Injury and

Property Damage Liability
	  	 $3,000,000 each occurrence

$4,000,000 annual aggregate

			
		 	 Personal Injury Liability
	  	 $3,000,000 each occurrence

$4,000,000 annual aggregate
 0%
Insured’s participation

 10.3.2 Physical Damage Insurance covering (i) all office
furniture, business and trade fixtures, office equipment, free-standing cabinet work, movable partitions, merchandise and all other items of Tenant’s property on the Premises installed by, for, or at the expense of Tenant, (ii) the Tenant
Improvements and any other improvements which 

  

					
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exist in the Premises as of the Lease Commencement Date (excluding the Base Building) (the “Original Improvements”), and (iii) all other improvements, alterations and
additions to the Premises. Such insurance shall be written on an “all risks” of physical loss or damage basis, for the full replacement cost value (subject to reasonable deductible amounts) new without deduction for depreciation of the
covered items and in amounts that meet any co-insurance clauses of the policies of insurance and shall include coverage for damage or other loss caused by fire or other peril including, but not limited to, vandalism and malicious mischief, theft,
water damage of any type, including sprinkler leakage, bursting or stoppage of pipes, and explosion, and providing business interruption coverage for a period of one year. 

10.3.3 Worker’s Compensation and Employer’s Liability or other similar insurance pursuant to all applicable
state and local statutes and regulations. 
 10.4 Form of Policies. The minimum limits of policies of insurance
required of Tenant under this Lease shall in no event limit the liability of Tenant under this Lease. Such insurance shall (i) name Landlord, and any other party the Landlord so specifies, as an additional insured, including Landlord’s
managing agent, if any; (ii) specifically cover the liability assumed by Tenant under this Lease, including, but not limited to, Tenant’s obligations under Section 10.1 of this Lease; (iii) be issued by an insurance company
having a rating of not less than A-X in Best’s Insurance Guide or which is otherwise acceptable to Landlord and licensed to do business in the State of California; (iv) be primary insurance as to all claims thereunder and provide that any
insurance carried by Landlord is excess and is non-contributing with any insurance requirement of Tenant; (v) be in form and content reasonably acceptable to Landlord; and (vi) provide that said insurance shall not be canceled or coverage
changed unless thirty (30) days’ prior written notice shall have been given to Landlord and any mortgagee of Landlord. Tenant shall deliver said policy or policies or certificates thereof to Landlord on or before the Lease Commencement
Date and at least thirty (30) days before the expiration dates thereof. In the event Tenant shall fail to procure such insurance, or to deliver such policies or certificate, Landlord may, at its option, procure such policies for the account of
Tenant, and the cost thereof shall be paid to Landlord within five (5) days after delivery to Tenant of bills therefor. 

10.5 Subrogation. Landlord and Tenant intend that their respective property loss risks shall be borne by reasonable
insurance carriers to the extent above provided, and Landlord and Tenant hereby agree to look solely to, and seek recovery only from, their respective insurance carriers in the event of a property loss to the extent that such coverage is agreed to
be provided hereunder. The parties each hereby waive all rights and claims against each other for such losses, and waive all rights of subrogation of their respective insurers, provided such waiver of subrogation shall not affect the right to the
insured to recover thereunder. The parties agree that their respective insurance policies are now or shall be, endorsed such that the waiver of subrogation shall not affect the right of the insured to recover thereunder so long as no material
additional premium is charged therefor. 
 10.6 Additional Insurance Obligations. Tenant shall carry and maintain
during the entire Lease Term, at Tenant’s sole cost and expense, increased amounts of the insurance required to be carried by Tenant pursuant to this Article 10 and such other reasonable types of insurance coverage and in such reasonable
amounts covering the Premises and Tenant’s operations therein, as may be reasonably requested by Landlord, but in no event in excess of the amounts and types of insurance then being required by landlords of buildings comparable to and in the
vicinity of the Building. 
 ARTICLE 11 
 DAMAGE AND DESTRUCTION 
 11.1 Repair of Damage to Premises by
Landlord. Tenant shall promptly notify Landlord of any damage to the Premises resulting from fire or any other casualty. If the Premises or any Common Areas serving or providing access to the Premises shall be damaged by fire or other
casualty, Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond Landlord’s reasonable control, and subject to all other terms of this Article 11, restore the Base Building
and such Common Areas. Such restoration shall be to substantially the same condition of the Base Building and the Common Areas prior to the casualty, except for modifications required by zoning and building codes and other laws or by the holder of a
mortgage on the Building or Project or any other modifications to the Common Areas deemed desirable by Landlord, which are consistent with the character of the Project, provided that access to the Premises and any common restrooms serving the
Premises shall not be materially impaired. Upon the occurrence of any damage to the Premises, upon notice (the “Landlord Repair Notice”) to Tenant from Landlord, Tenant shall assign to Landlord (or to any party designated by
Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under Section 10.3 of this Lease, and Landlord shall repair any injury or damage to the Tenant Improvements and the Original Improvements installed in
the Premises and shall return such Tenant Improvements and Original Improvements to their original condition; provided that if the cost of such repair by Landlord exceeds the amount of insurance proceeds received by Landlord from Tenant’s
insurance carries, as assigned by Tenant, the cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s commencement of repair of the damage. In the event that Landlord does not deliver the Landlord Repair Notice within sixty
(60) days following the date the casualty becomes known to Landlord, Tenant shall, at its sole cost and expense, repair any injury or damage to the Tenant Improvements and the Original Improvements installed in the Premises and shall return
such Tenant Improvements and Original Improvements to their original condition. Whether or not Landlord delivers a Landlord Repair Notice, prior to the commencement of construction, Tenant shall submit to Landlord, for Landlord’s review and
approval, all plans, specifications and working drawings relating thereto, and Landlord shall select the contractors to perform such improvement work. Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or
injury to Tenant’s business resulting in any way from such damage or the repair thereof; provided however, that if such fire or other casualty shall have damaged the Premises or Common Areas necessary to Tenant’s occupancy, and the
Premises are not occupied by Tenant as a result thereof, then during the time and to the extent the Premises are unfit for occupancy, the Rent shall be abated in proportion to the ratio that the amount of rentable square feet of the Premises which
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rentable square feet of the Premises. In the event that Landlord shall not deliver the Landlord Repair Notice, Tenant’s right to rent abatement pursuant to the preceding sentence shall
terminate as of the date which is reasonably determined by Landlord to be the date Tenant should have completed repairs to the Premises assuming Tenant used reasonable due diligence in connection therewith. 

11.2 Landlord’s Option to Repair. Notwithstanding the terms of Section 11.1 of this Lease, Landlord may
elect not to rebuild and/or restore the Premises, Building and/or Project, and instead terminate this Lease, by notifying Tenant in writing of such termination within sixty (60) days after the date of discovery of the damage, such notice to
include a termination date giving Tenant sixty (60) days to vacate the Premises, but Landlord may so elect only if the Building or Project shall be damaged by fire or other casualty or cause, whether or not the Premises are affected, and one or
more of the following conditions is present: (i) in Landlord’s reasonable judgment, repairs cannot reasonably be completed within one hundred eighty (180) days after the date of discovery of the damage (when such repairs are made
without the payment of overtime or other premiums); (ii) the holder of any mortgage on the Building or Project or ground lessor with respect to the Building or Project shall require that the insurance proceeds or any portion thereof be used to
retire the mortgage debt, or shall terminate the ground lease, as the case may be; (iii) the damage is not fully covered by Landlord’s insurance policies; (iv) Landlord decides to rebuild the Building or Common Areas so that they will
be substantially different structurally or architecturally; (v) the damage occurs during the last twelve (12) months of the Lease Term; or (vi) any owner of any other portion of the Project, other than Landlord, does not intend to
repair the damage to such portion of the Project; provided, however, that if Landlord does not elect to terminate this Lease pursuant to Landlord’s termination right as provided above, and more than twenty-five (25%) of the rentable square
footage of the Premises is rendered unfit for the Permitted Use and the repairs cannot, in the reasonable opinion of Landlord, be completed within one hundred eighty (180) days after being commenced, Tenant may elect, no earlier than sixty
(60) days after the date of the damage and not later than ninety (90) days after the date of such damage, to terminate this Lease by written notice to Landlord effective as of the date specified in the notice, which date shall not be less
than thirty (30) days nor more than sixty (60) days after the date such notice is given by Tenant. 
 11.3
Waiver of Statutory Provisions. The provisions of this Lease, including this Article 11, constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of
the Premises, the Building or the Project, and any statute or regulation of the State of California, including, without limitation, Sections 1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning
damage or destruction in the absence of an express agreement between the parties, and any other statute or regulation, now or hereafter in effect, shall have no application to this Lease or any damage or destruction to all or any part of the
Premises, the Building or the Project. 
 ARTICLE 12 

NONWAIVER 
 No provision of this Lease shall be deemed waived by either party hereto unless expressly waived in a writing signed thereby. The waiver by either party hereto of any breach of any term, covenant or
condition herein contained shall not be deemed to be a waiver of any subsequent breach of same or any other term, covenant or condition herein contained. The subsequent acceptance of Rent hereunder by Landlord shall not be deemed to be a waiver of
any preceding breach by Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay the particular Rent so accepted, regardless of Landlord’s knowledge of such preceding breach at the time of acceptance of
such Rent. No acceptance of a lesser amount than the Rent herein stipulated shall be deemed a waiver of Landlord’s right to receive the full amount due, nor shall any endorsement or statement on any check or payment or any letter accompanying
such check or payment be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the full amount due. No receipt of monies by Landlord from Tenant after the termination
of this Lease shall in any way alter the length of the Lease Term or of Tenant’s right of possession hereunder, or after the giving of any notice shall reinstate, continue or extend the Lease Term or affect any notice given Tenant prior to the
receipt of such monies, it being agreed that after the service of notice or the commencement of a suit, or after final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of said Rent shall not
waive or affect said notice, suit or judgment. 
 ARTICLE 13 

CONDEMNATION 
 If the whole or any part of the Premises, Building or Project shall be taken by power of eminent domain or condemned by any competent authority for any public or quasi-public use or purpose, or if any
adjacent property or street shall be so taken or condemned, or reconfigured or vacated by such authority in such manner as to require the use, reconstruction or remodeling of any part of the Premises, Building or Project, or if Landlord shall grant
a deed or other instrument in lieu of such taking by eminent domain or condemnation, Landlord shall have the option to terminate this Lease effective as of the date possession is required to be surrendered to the authority. If more than twenty-five
percent (25%) of the rentable square feet of the Premises is taken, or if access to the Premises is substantially impaired, in each case for a period in excess of one hundred eighty (180) days, Tenant shall have the option to terminate
this Lease effective as of the date possession is required to be surrendered to the authority. Tenant shall not because of such taking assert any claim against Landlord or the authority for any compensation because of such taking and Landlord shall
be entitled to the entire award or payment in connection therewith, except that Tenant shall have the right to file any separate claim available to Tenant for any taking of Tenant’s personal property and fixtures belonging to Tenant and
removable by Tenant upon expiration of the Lease Term pursuant to the terms of this Lease, and for moving expenses, so long as such claims do not diminish the award available to Landlord, its ground lessor with respect to the Building or Project or
its mortgagee, and such claim is payable separately to Tenant. All Rent shall be apportioned as of the date of such termination. If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Rent shall be

  

					
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proportionately abated. Tenant hereby waives any and all rights it might otherwise have pursuant to Section 1265.130, of The California Code of Civil Procedure. Notwithstanding anything to
the contrary contained in this Article 13, in the event of a temporary taking of all or any portion of the Premises for a period of one hundred and eighty (180) days or less, then this Lease shall not terminate but the Base Rent and the
Additional Rent shall be abated for the period of such taking in proportion to the ratio that the amount of rentable square feet of the Premises taken bears to the total rentable square feet of the Premises. Landlord shall be entitled to receive the
entire award made in connection with any such temporary taking. 
 ARTICLE 14 

ASSIGNMENT AND SUBLETTING 
 14.1 Transfers. Tenant shall not, without the prior written consent of Landlord, assign, mortgage, pledge, hypothecate, encumber, or permit any lien to attach to, or otherwise transfer, this
Lease or any interest hereunder, permit any assignment, or other transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any part thereof, or enter into any license or concession agreements or otherwise permit
the occupancy or use of the Premises or any part thereof by any persons other than Tenant and its employees and contractors (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any person to
whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a “Transferee”). If Tenant desires Landlord’s consent to any Transfer, Tenant shall notify Landlord in writing, which notice (the
“Transfer Notice”) shall include (i) the proposed effective date of the Transfer, which shall not be less than thirty (30) days nor more than one hundred eighty (180) days after the date of delivery of the Transfer
Notice, (ii) a description of the portion of the Premises to be transferred (the “Subject Space”), (iii) all of the terms of the proposed Transfer and the consideration therefor, including calculation of the “Transfer
Premium”, as that term is defined in Section 14.3 below, in connection with such Transfer, the name and address of the proposed Transferee, and a copy of all existing executed and/or proposed documentation pertaining to the proposed
Transfer, including all existing operative documents to be executed to evidence such Transfer or the agreements incidental or related to such Transfer, provided that Landlord shall have the right to require Tenant to utilize Landlord’s standard
Transfer documents in connection with the documentation of such Transfer, (iv) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof, business credit and personal references and history of the
proposed Transferee and any other information reasonably required by Landlord which will enable Landlord to determine the financial responsibility, character, and reputation of the proposed Transferee, nature of such Transferee’s business and
proposed use of the Subject Space, and (v) an executed estoppel certificate from Tenant in the form attached hereto as Exhibit E. Any Transfer made without Landlord’s prior written consent shall, at Landlord’s option, be
null, void and of no effect, and shall, at Landlord’s option, constitute a default by Tenant under this Lease. Whether or not Landlord consents to any proposed Transfer, Tenant shall pay Landlord’s reasonable review and processing fees, as
well as any reasonable professional fees (including, without limitation, attorneys’, accountants’, architects’, engineers’ and consultants’ fees) incurred by Landlord, within thirty (30) days after written request by
Landlord. 
 14.2 Landlord’s Consent. Landlord shall not unreasonably withhold or delay its consent to any
proposed Transfer of the Subject Space to the Transferee on the terms specified in the Transfer Notice. Without limitation as to other reasonable grounds for withholding consent, the parties hereby agree that it shall be reasonable under this Lease
and under any applicable law for Landlord to withhold consent to any proposed Transfer where one or more of the following apply: 
 14.2.1 The Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of the Building or the Project; 

14.2.2 The Transferee intends to use the Subject Space for purposes which are not permitted under this Lease; 

14.2.3 The Transferee is either a governmental agency or instrumentality thereof; 

14.2.4 The rent charged by Tenant to such Transferee during the term of such Transfer, calculated using a present value
analysis, is less than seventy-five percent (75%) of the rent being quoted by Landlord at the time of such Transfer for comparable space in the Project for a comparable term, calculated using a present value analysis, and Landlord then has such
comparable space in the Project available or coming available for lease to third parties; 
 14.2.5 The
Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities to be undertaken in connection with the Transfer on the date consent is requested; 

14.2.6 The proposed Transfer would cause a violation of another lease for space in the Project, or would give an occupant
of the Project a right to cancel its lease; or 
 14.2.7 Either the proposed Transferee, or any person or entity
which directly or indirectly, controls, is controlled by, or is under common control with, the proposed Transferee, (i) occupies space in the Project at the time of the request for consent, or (ii) is negotiating with Landlord or has
negotiated with Landlord during the six (6) month period immediately preceding the date Landlord receives the Transfer Notice, to lease space in the Project. 
 If Landlord consents to any Transfer pursuant to the terms of this Section 14.2 (and does not exercise any recapture rights Landlord may have under Section 14.4 of this Lease),
Tenant may within six (6) months after Landlord’s consent, but not later than the expiration of said six-month period, enter into such Transfer of the Premises or portion thereof, upon substantially the same terms and conditions as are set
forth in the Transfer Notice furnished by Tenant to Landlord pursuant to Section 14.1 of this Lease, provided that if there are any changes in the terms and conditions from 

  

					
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 those specified in the Transfer Notice (i) such that Landlord would initially have been entitled to
refuse its consent to such Transfer under this Section 14.2, or (ii) which would cause the proposed Transfer to be more favorable to the Transferee than the terms set forth in Tenant’s original Transfer Notice, Tenant shall
again submit the Transfer to Landlord for its approval and other action under this Article 14 (including Landlord’s right of recapture, if any, under Section 14.4 of this Lease). Notwithstanding anything to the contrary in
this Lease, if Tenant or any proposed Transferee claims that Landlord has unreasonably withheld or delayed its consent under Section 14.2 or otherwise has breached or acted unreasonably under this Article 14, their sole remedies
shall be a suit for contract damages (other than damages for injury to, or interference with, Tenant’s business including, without limitation, loss of profits, however occurring) or declaratory judgment and an injunction for the relief sought,
and Tenant hereby waives all other remedies, including, without limitation, any right at law or equity to terminate this Lease, on its own behalf and, to the extent permitted under all applicable laws, on behalf of the proposed Transferee.

 14.3 Transfer Premium. If Landlord consents to a Transfer, as a condition thereto which the parties here by
agree is reasonable, Tenant shall pay to Landlord fifty percent (50%) of any “Transfer Premium,” as that term is defined in this Section 14.3, received by Tenant from such Transferee. “Transfer Premium”
shall mean all rent, additional rent or other consideration payable by such Transferee in connection with the Transfer in excess of the Rent and Additional Rent payable by Tenant under this Lease during the term of the Transfer on a per rentable
square foot basis if less than all of the Premises is transferred. “Transfer Premium” shall also include, but not be limited to, key money, bonus money or other cash consideration paid by Transferee to Tenant in connection with such
Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee in connection with such Transfer. The
determination of the amount of Landlord’s applicable share of the Transfer Premium shall be made on a monthly basis as rent or other consideration is received by Tenant under the Transfer. 

14.4 Landlord’s Option as to Subject Space. Notwithstanding anything to the contrary contained in this Article
14, in the event Tenant contemplates a Transfer of all or a portion of the Premises, Tenant shall give Landlord notice (the “Intention to Transfer Notice”) of such contemplated Transfer (whether or not the contemplated
Transferee or the terms of such contemplated Transfer have been determined). The Intention to Transfer Notice shall specify the portion of and amount of rentable square feet of the Premises which Tenant intends to Transfer (the “Contemplated
Transfer Space”), the contemplated date of commencement of the Contemplated Transfer (the “Contemplated Effective Date”), and the contemplated length of the term of such contemplated Transfer, and shall specify that such
Intention to Transfer Notice is delivered to Landlord pursuant to this Section 14.4 in order to allow Landlord to elect to recapture the Contemplated Transfer Space. Thereafter, Landlord shall have the option, by giving written notice to
Tenant within thirty (30) days after receipt of any Intention to Transfer Notice, to recapture the Contemplated Transfer Space. Such recapture shall cancel and terminate this Lease with respect to such Contemplated Transfer Space as of the
Contemplated Effective Date. In the event of a recapture by Landlord, if this Lease shall be canceled with respect to less than the entire Premises, the Rent reserved herein shall be prorated on the basis of the number of rentable square feet
retained by Tenant in proportion to the number of rentable square feet contained in the Premises, and this Lease as so amended shall continue thereafter in full force and effect, and upon request of either party, the parties shall execute written
confirmation of the same. If Landlord declines, or fails to elect in a timely manner, to recapture such Contemplated Transfer Space under this Section 14.4, then, subject to the other terms of this Article 14, for a period of nine
(9) months (the “Nine Month Period”) commencing on the last day of such thirty (30) day period, Landlord shall not have any right to recapture the Contemplated Transfer Space with respect to any Transfer made during the
Nine Month Period, provided that any such Transfer is substantially on the terms set forth in the Intention to Transfer Notice, and provided further that any such Transfer shall be subject to the remaining terms of this Article 14. If such a
Transfer is not so consummated within the Nine Month Period (or if a Transfer is so consummated, then upon the expiration of the term of any Transfer of such Contemplated Transfer Space consummated within such Nine Month Period), Tenant shall again
be required to submit a new Intention to Transfer Notice to Landlord with respect any contemplated Transfer, as provided above in this Section 14.4. 
 14.5 Effect of Transfer. If Landlord consents to a Transfer, (i) the terms and conditions of this Lease shall in no way be deemed to have been waived or modified, (ii) such consent
shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably
acceptable to Landlord, (iv) Tenant shall furnish upon Landlord’s request a complete statement, certified by an independent certified public accountant, or Tenant’s chief financial officer, setting forth in detail the computation of
any Transfer Premium Tenant has derived and shall derive from such Transfer, and (v) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall relieve Tenant or any
guarantor of the Lease from any liability under this Lease, including, without limitation, in connection with the Subject Space. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and
papers of Tenant relating to any Transfer, and shall have the right to make copies thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency, and
if understated by more than two percent (2%), Tenant shall pay Landlord’s costs of such audit. 
 14.6 Additional
Transfers. For purposes of this Lease, the term “Transfer” shall also include (i) if Tenant is a partnership, the withdrawal or change, voluntary, involuntary or by operation of law, of fifty percent (50%) or more
of the partners, or transfer of fifty percent (50%) or more of partnership interests, within a twelve (12)-month period, or the dissolution of the partnership without immediate reconstitution thereof, and (ii) if Tenant is a closely held
corporation (i.e., whose stock is not publicly held and not traded through an exchange or over the counter), (A) the dissolution, merger, consolidation or other reorganization of Tenant or (B) the sale or other transfer of an
aggregate of fifty percent (50%) or more of the voting shares of Tenant (other than to immediate family members by reason of gift or death), within a twelve (12)-month period, or (C) the sale, mortgage, hypothecation or pledge of an
aggregate of fifty percent (50%) or more of the value of the unencumbered assets of Tenant within a twelve (12)-month period. 

  

					
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 14.7 Occurrence of Default. Any Transfer hereunder shall be subordinate and
subject to the provisions of this Lease, and if this Lease shall be terminated during the term of any Transfer, Landlord shall have the right to: (i) treat such Transfer as cancelled and repossess the Subject Space by any lawful means, or
(ii) require that such Transferee attorn to and recognize Landlord as its landlord under any such Transfer. If Tenant shall be in default under this Lease, Landlord is hereby irrevocably authorized, as Tenant’s agent and attorney-in-fact,
to direct any Transferee to make all payments under or in connection with the Transfer directly to Landlord (which Landlord shall apply towards Tenant’s obligations under this Lease) until such default is cured. Such Transferee shall rely on
any representation by Landlord that Tenant is in default hereunder, without any need for confirmation thereof by Tenant. Upon any assignment, the assignee shall assume in writing all obligations and covenants of Tenant thereafter to be performed or
observed under this Lease. No collection or acceptance of rent by Landlord from any Transferee shall be deemed a waiver of any provision of this Article 14 or the approval of any Transferee or a release of Tenant from any obligation under
this Lease, whether theretofore or thereafter accruing. In no event shall Landlord’s enforcement of any provision of this Lease against any Transferee be deemed a waiver of Landlord’s right to enforce any term of this Lease against Tenant
or any other person. If Tenant’s obligations hereunder have been guaranteed, Landlord’s consent to any Transfer shall not be effective unless the guarantor also consents to such Transfer. 

14.8 Non-Transfers. Notwithstanding anything to the contrary contained in this Article 14, an assignment or
subletting of all or a portion of the Premises to an affiliate of Tenant (an entity which is controlled by, controls, or is under common control with, Tenant), shall not be deemed a Transfer under this Article 14, provided that Tenant
notifies Landlord of any such assignment or sublease and promptly supplies Landlord with any documents or information requested by Landlord regarding such assignment or sublease or such affiliate, and further provided that such assignment or
sublease is not a subterfuge by Tenant to avoid its obligations under this Lease. “Control,” as used in this Section 14.8, shall mean the ownership, directly or indirectly, of at least fifty-one percent (51%) of the
voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, of at least fifty-one percent (51%) of the voting interest in, any person or entity. 

ARTICLE 15 
 SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES 

15.1 Surrender of Premises. No act or thing done by Landlord or any agent or employee of Landlord during the Lease Term
shall be deemed to constitute an acceptance by Landlord of a surrender of the Premises unless such intent is specifically acknowledged in writing by Landlord. The delivery of keys to the Premises to Landlord or any agent or employee of Landlord
shall not constitute a surrender of the Premises or effect a termination of this Lease, whether or not the keys are thereafter retained by Landlord, and notwithstanding such delivery Tenant shall be entitled to the return of such keys at any
reasonable time upon request until this Lease shall have been properly terminated. The voluntary or other surrender of this Lease by Tenant, whether accepted by Landlord or not, or a mutual termination hereof, shall not work a merger, and at the
option of Landlord shall operate as an assignment to Landlord of all subleases or subtenancies affecting the Premises or terminate any or all such sublessees or subtenancies. 
 15.2 Removal of Tenant Property by Tenant. Upon the expiration of the Lease Term, or upon any earlier termination of this Lease, Tenant shall, subject to the provisions of this Article
15, quit and surrender possession of the Premises to Landlord in as good order and condition as when Tenant took possession and as thereafter improved by Landlord and/or Tenant, reasonable wear and tear and repairs which are specifically made
the responsibility of Landlord hereunder excepted. Upon such expiration or termination, Tenant shall, without expense to Landlord, remove or cause to be removed from the Premises all debris and rubbish, and such items of furniture, equipment,
business and trade fixtures, free-standing cabinet work, movable partitions and other articles of personal property owned by Tenant or installed or placed by Tenant at its expense in the Premises, and such similar articles of any other persons
claiming under Tenant, as Landlord may, in its sole discretion, require to be removed, and Tenant shall repair at its own expense all damage to the Premises and Building resulting from such removal. 

ARTICLE 16 
 HOLDING OVER 
 If Tenant holds over after the expiration of the
Lease Term or earlier termination thereof, with or without the express or implied consent of Landlord, such tenancy shall be from month-to-month only, and shall not constitute a renewal hereof or an extension for any further term, and in such case
Rent shall be payable at a monthly rate equal to the product of (i) the Rent applicable during the last rental period of the Lease Term under this Lease, and (ii) a percentage equal to 150% during the first two (2) months immediately
following the expiration or earlier termination of the Lease Term, and 200% thereafter. Such month-to-month tenancy shall be subject to every other applicable term, covenant and agreement contained herein. Nothing contained in this Article 16
shall be construed as consent by Landlord to any holding over by Tenant, and Landlord expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or other
termination of this Lease. The provisions of this Article 16 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant fails to surrender the Premises upon the
termination or expiration of this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys’ fees) and
liability resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant founded upon such failure to surrender and any lost profits to Landlord resulting therefrom. 

  

					
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 ARTICLE 17 

ESTOPPEL CERTIFICATES 
 Within ten (10) business days following a request in writing by Landlord, Tenant shall execute, acknowledge and deliver to Landlord an estoppel certificate, which, as submitted by Landlord, shall be
substantially in the form of Exhibit E, attached hereto (or such other form as may be required by any prospective mortgagee or purchaser of the Project, or any portion thereof), indicating therein any exceptions thereto that may exist
at that time, and shall also contain any other information reasonably requested by Landlord or Landlord’s mortgagee or prospective mortgagee. Any such certificate may be relied upon by any prospective mortgagee or purchaser of all or any
portion of the Project. Tenant shall execute and deliver whatever other instruments may be reasonably required for such purposes. At any time during the Lease Term, Landlord may require Tenant to provide Landlord with a current financial statement
and financial statements of the two (2) years prior to the current financial statement year. Such statements shall be prepared in accordance with generally accepted accounting principles and, if such is the normal practice of Tenant, shall be
audited by an independent certified public accountant. Failure of Tenant to timely execute, acknowledge and deliver such estoppel certificate or other instruments shall constitute an acceptance of the Premises and an acknowledgment by Tenant that
statements included in the estoppel certificate are true and correct, without exception. 
 ARTICLE 18 

SUBORDINATION 
 This Lease shall be subject and subordinate to all present and future ground or underlying leases of the Building or Project and to the lien of any mortgage, trust deed or other encumbrances now or
hereafter in force against the Building or Project or any part thereof, if any, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances made or hereafter to be made upon the security of such
mortgages or trust deeds, unless the holders of such mortgages, trust deeds or other encumbrances, or the lessors under such ground lease or underlying leases, require in writing that this Lease be superior thereto. Tenant covenants and agrees in
the event any proceedings are brought for the foreclosure of any such mortgage or deed in lieu thereof (or if any ground lease is terminated), to attorn, without any deductions or set-offs whatsoever, to the lienholder or purchaser or any successors
thereto upon any such foreclosure sale or deed in lieu thereof (or to the ground lessor), if so requested to do so by such purchaser or lienholder or ground lessor, and to recognize such purchaser or lienholder or ground lessor as the lessor under
this Lease, provided such lienholder or purchaser or ground lessor shall agree to accept this Lease and not disturb Tenant’s occupancy, so long as Tenant timely pays the rent and observes and performs the terms, covenants and conditions of this
Lease to be observed and performed by Tenant. Landlord’s interest herein may be assigned as security at any time to any lienholder. Tenant shall, within ten (10) days of request by Landlord, execute such further instruments or assurances
as Landlord may reasonably deem necessary to evidence or confirm the subordination or superiority of this Lease to any such mortgages, trust deeds, ground leases or underlying leases. Tenant waives the provisions of any current or future statute,
rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease and the obligations of the Tenant hereunder in the event of any foreclosure proceeding or sale. 

ARTICLE 19 
 DEFAULTS; REMEDIES 
 19.1 Events of Default. The
occurrence of any of the following shall constitute a default of this Lease by Tenant: 
 19.1.1 Any failure by
Tenant to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, when due unless such failure is cured within five (5) business days after notice; or 

19.1.2 Except where a specific time period is otherwise set forth for Tenant’s performance in this Lease, in which
event the failure to perform by Tenant within such time period shall be a default by Tenant under this Section 19.1.2, any failure by Tenant to observe or perform any other provision, covenant or condition of this Lease to be observed or
performed by Tenant where such failure continues for thirty (30) days after written notice thereof from Landlord to Tenant; provided that if the nature of such default is such that the same cannot reasonably be cured within a thirty
(30) day period, Tenant shall not be deemed to be in default if it diligently commences such cure within such period and thereafter diligently proceeds to rectify and cure such default; or 

19.1.3 Abandonment or vacation of all or a substantial portion of the Premises by Tenant; or 

19.1.4 The failure by Tenant to observe or perform according to the provisions of Articles 5, 14,
17 or 18 of this Lease where such failure continues for more than two (2) business days after notice from Landlord; or 
 19.1.5 Tenant’s failure to occupy the Premises within ten (10) business days after the Lease Commencement Date. 
 The notice periods provided herein are in lieu of, and not in addition to, any notice periods provided by law. 

  

					
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 19.2 Remedies Upon Default. Upon the occurrence of any event of default by
Tenant, Landlord shall have, in addition to any other remedies available to Landlord at law or in equity (all of which remedies shall be distinct, separate and cumulative), the option to pursue any one or more of the following remedies, each and all
of which shall be cumulative and nonexclusive, without any notice or demand whatsoever. 
 19.2.1 Terminate this
Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take
possession of the Premises and expel or remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim or damages therefor; and Landlord may recover from Tenant the
following: 
 (i) The worth at the time of award of the unpaid rent which has been earned at the time of such
termination; plus 
 (ii) The worth at the time of award of the amount by which the unpaid rent which would have
been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 
 (iii) The worth at the time of award of the amount by which the unpaid rent for the balance of the Lease Term after the time of award exceeds the amount of such rental loss that Tenant proves could have
been reasonably avoided; plus 
 (iv) Any other amount necessary to compensate Landlord for all the detriment
proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, specifically including but not limited to, brokerage commissions and advertising
expenses incurred, expenses of remodeling the Premises or any portion thereof for a new tenant, whether for the same or a different use, and any special concessions made to obtain a new tenant; and 

(v) At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from
time to time by applicable law. 
 The term “rent” as used in this Section 19.2 shall be deemed to be and
to mean all sums of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Sections 19.2.1(i) and (ii), above, the “worth at the time of award” shall be
computed by allowing interest at the rate set forth in Article 25 of this Lease, but in no case greater than the maximum amount of such interest permitted by law. As used in Section 19.2.1 (iii) above, the “worth at the
time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). 

19.2.2 Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in
effect after lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease on account of
any default by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all rent as it becomes due. 

19.2.3 Landlord shall at all times have the rights and remedies (which shall be cumulative with each other and cumulative
and in addition to those rights and remedies available under Sections 19.2.1 and 19.2.2, above, or any law or other provision of this Lease), without prior demand or notice except as required by applicable law, to seek any declaratory,
injunctive or other equitable relief, and specifically enforce this Lease, or restrain or enjoin a violation or breach of any provision hereof. 
 19.3 Subleases of Tenant. Whether or not Landlord elects to terminate this Lease on account of any default by Tenant, as set forth in this Article 19, Landlord shall have the right to
terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in Landlord’s sole discretion, succeed to Tenant’s interest in such subleases,
licenses, concessions or arrangements. In the event of Landlord’s election to succeed to Tenant’s interest in any such subleases, licenses, concessions or arrangements, Tenant shall, as of the date of notice by Landlord of such election,
have no further right to or interest in the rent or other consideration receivable thereunder. 
 19.4 Efforts to
Relet. No re-entry or repossession, repairs, maintenance, changes, alterations and additions, reletting, appointment of a receiver to protect Landlord’s interests hereunder, or any other action or omission by Landlord shall be construed
as an election by Landlord to terminate this Lease or Tenant’s right to possession, or to accept a surrender of the Premises, nor shall same operate to release Tenant in whole or in part from any of Tenant’s obligations hereunder, unless
express written notice of such intention is sent by Landlord to Tenant. Tenant hereby irrevocably waives any right otherwise available under any law to redeem or reinstate this Lease. 

ARTICLE 20 
 COVENANT OF QUIET ENJOYMENT 
 Landlord covenants that Tenant, on
paying the Rent, charges for services and other payments herein reserved and on keeping, observing and performing all the other terms, covenants, conditions, provisions and agreements herein contained on the part of Tenant to be kept, observed and
performed, shall, during the Lease Term, peaceably and quietly have, hold and enjoy the Premises subject to the terms, covenants, conditions, provisions and agreements hereof without 

  

					
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interference by any persons lawfully claiming by or through Landlord. The foregoing covenant is in lieu of any other covenant express or implied. 

ARTICLE 21 
 LETTER OF CREDIT 
 The following provisions shall apply to the
letter of credit to be maintained by Tenant: 
 21.1 Delivery of Letter of Credit. Concurrently with Tenant’s
execution and delivery of this Lease to Landlord, Tenant shall deliver to Landlord, as protection for the full and faithful performance by Tenant of all of its obligations under this Lease and for all losses and damages Landlord may suffer (or which
Landlord reasonably estimates that it may suffer) as a result of any breach or default by Tenant under this Lease, an irrevocable and unconditional negotiable standby letter of credit (the “Letter of Credit”), in the form attached
hereto as Exhibit F and containing the terms required herein, payable in the City of Oakland, California, running in favor of Landlord and issued by a solvent, nationally recognized bank with a long term rating of BBB or higher, under
the supervision of the Superintendent of Banks of the State of California, or a national banking association, in the amount set forth in Section 8 of the Summary (the “Letter of Credit Amount”). The Letter of
Credit shall (i) be “callable” at sight, irrevocable and unconditional, (ii) be maintained in effect, whether through renewal or extension, for the period from the date of the full execution and delivery of this Lease and
continuing until the date (the “LC Expiration Date”) that is one hundred twenty (120) days after the expiration of the Lease Term, and Tenant shall deliver a new Letter of Credit or certificate of renewal or extension to
Landlord at least sixty (60) days prior to the expiration of the Letter of Credit then held by Landlord, without any action whatsoever on the part of Landlord, (iii) be fully assignable by Landlord, its successors and assigns,
(iv) permit partial draws and multiple presentations and drawings, and (v) be otherwise subject to the Uniform Customs and Practices for Documentary Credits (1993-Rev), International Chamber of Commerce Publication #500, or the
International Standby Practices-ISP 98, International Chamber of Commerce Publication #590. In addition to the foregoing, the form and terms of the Letter of Credit (and the bank issuing the same (the “Bank”)) shall be
acceptable to Landlord, in Landlord’s sole discretion. Landlord, or its then managing agent, shall have the right to draw down an amount up to the face amount of the Letter of Credit if any of the following shall have occurred or be applicable:
(A) an event of default has occurred under this Lease, beyond the applicable notice and cure period set forth in this Lease, or (B) Tenant has filed a voluntary petition under the U. S. Bankruptcy Code or any state bankruptcy code
(collectively, “Bankruptcy Code”), or (C) an involuntary petition has been filed against Tenant under the Bankruptcy Code, or (D) the Bank has notified Landlord that the Letter of Credit will not be renewed or
extended through the LC Expiration Date. The Letter of Credit will be honored by the Bank regardless of whether Tenant disputes Landlord’s right to draw upon the Letter of Credit. 

21.2 Transfer of Letter of Credit. The Letter of Credit shall also provide that Landlord, its successors and assigns, may,
at any time and without notice to Tenant and without first obtaining Tenant’s consent thereto, transfer (one or more times) all or any portion of its interest in and to the Letter of Credit to another party, person or entity, regardless of
whether or not such transfer is separate from or a part of the assignment by Landlord of its rights and interests in and to this Lease. In the event of a transfer of Landlord’s interest in the Building, Landlord shall transfer the Letter of
Credit, in whole or in part, to the transferee and thereupon Landlord shall, without any further agreement between the parties, be released by Tenant from all liability therefor, and it is agreed that the provisions hereof shall apply to every
transfer or assignment of the whole or any portion of said Letter of Credit to a new landlord. In connection with any such transfer of the Letter of Credit by Landlord, Tenant shall, at Tenant’s sole cost and expense, execute and submit to the
Bank such applications, documents and instruments as may be necessary to effectuate such transfer, and Tenant shall be responsible for paying the Bank’s transfer and processing fees in connection therewith. 

21.3 In General. If, as a result of any drawing by Landlord on the Letter of Credit, the amount of the Letter of Credit
shall be less than the Letter of Credit Amount, Tenant shall, within five (5) business days thereafter, provide Landlord with additional letter(s) of credit in an amount equal to the deficiency, and any such additional letter(s) of credit shall
comply with all of the provisions of this Article 21, and if Tenant fails to comply with the foregoing, notwithstanding anything to the contrary contained in Section 19.1 above, the same shall constitute an incurable default by
Tenant under this Lease (without the need for any additional notice and/or cure period). Tenant further covenants and warrants that it will neither assign nor encumber the Letter of Credit or any part thereof and that neither Landlord nor its
successors or assigns will be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance. Without limiting the generality of the foregoing, if the Letter of Credit expires earlier than the LC Expiration Date, Landlord
will accept a renewal thereof (such renewal letter of credit to be in effect and delivered to Landlord, as applicable, not later than sixty (60) days prior to the expiration of the Letter of Credit), which shall be irrevocable and automatically
renewable as above provided through the LC Expiration Date upon the same terms as the expiring Letter of Credit or such other terms as may be acceptable to Landlord in its sole discretion. However, if the Letter of Credit is not timely renewed, or
if Tenant fails to maintain the Letter of Credit in the amount and in accordance with the terms set forth in this Article 21, Landlord shall have the right to present the Letter of Credit to the Bank in accordance with the terms of this
Article 21, and the proceeds of the Letter of Credit may be applied by Landlord against any Rent payable by Tenant under this Lease that is not paid when due and/or to pay for all losses and damages that Landlord has suffered or that Landlord
reasonably estimates that it will suffer as a result of any breach or default by Tenant under this Lease. Any unused proceeds shall constitute the property of Landlord and need not be segregated from Landlord’s other assets. Landlord agrees to
pay to Tenant within thirty (30) days after the LC Expiration Date the amount of any proceeds of the Letter of Credit received by Landlord and not applied against any Rent payable by Tenant under this Lease that was not paid when due or used to
pay for any losses and/or damages suffered by Landlord (or reasonably estimated by Landlord that it will suffer) as a result of any breach or default by Tenant under this Lease; provided, however, that if prior to the LC Expiration Date a voluntary
petition is filed by Tenant, or an involuntary petition is filed against Tenant by any of Tenant’s creditors, under the Bankruptcy Code, then Landlord shall not be obligated to make such payment in the amount of the unused Letter of Credit
proceeds until either all preference issues 

  

					
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relating to payments under this Lease have been resolved in such bankruptcy or reorganization case or such bankruptcy or reorganization case has been dismissed. 

21.4 Application of Letter of Credit. Tenant hereby acknowledges and agrees that Landlord is entering into this Lease in
material reliance upon the ability of Landlord to draw upon the Letter of Credit upon the occurrence of any breach or default on the part of Tenant under this Lease. If Tenant shall breach any provision of this Lease or otherwise be in default
hereunder, Landlord may, but without obligation to do so, and without notice to Tenant, draw upon the Letter of Credit, in part or in whole, to cure any breach or default of Tenant and/or to compensate Landlord for any and all damages of any kind or
nature sustained or which Landlord reasonably estimates that it will sustain resulting from Tenant’s breach or default. The use, application or retention of the Letter of Credit, or any portion thereof, by Landlord shall not prevent Landlord
from exercising any other right or remedy provided by this Lease or by any applicable law, it being intended that Landlord shall not first be required to proceed against the Letter of Credit, and shall not operate as a limitation on any recovery to
which Landlord may otherwise be entitled. Tenant agrees not to interfere in any way with payment to Landlord of the proceeds of the Letter of Credit, either prior to or following a “draw” by Landlord of any portion of the Letter of Credit,
regardless of whether any dispute exists between Tenant and Landlord as to Landlord’s right to draw upon the Letter of Credit. No condition or term of this Lease shall be deemed to render the Letter of Credit conditional to justify the issuer
of the Letter of Credit in failing to honor a drawing upon such Letter of Credit in a timely manner. Tenant agrees and acknowledges that (i) the Letter of Credit constitutes a separate and independent contract between Landlord and the Bank,
(ii) Tenant is not a third party beneficiary of such contract, (iii) Tenant has no property interest whatsoever in the Letter of Credit or the proceeds thereof, and (iv) in the event Tenant becomes a debtor under any chapter of the
Bankruptcy Code, neither Tenant, any trustee, nor Tenant’s bankruptcy estate shall have any right to restrict or limit Landlord’s claim and/or rights to the Letter of Credit and/or the proceeds thereof by application of
Section 502(b)(6) of the U. S. Bankruptcy Code or otherwise. 
 21.5 Letter of Credit not a Security Deposit.
Landlord and Tenant acknowledge and agree that in no event or circumstance shall the Letter of Credit or any renewal thereof or any proceeds thereof be (i) deemed to be or treated as a “security deposit” within the meaning of
California Civil Code Section 1950.7, (ii) subject to the terms of such Section 1950.7, or (iii) intended to serve as a “security deposit” within the meaning of such Section 1950.7. The parties hereto
(A) agree that the Letter of Credit is not intended to serve as a security deposit and such Section 1950.7 and any and all other laws, rules and regulations applicable to security deposits in the commercial context (“Security
Deposit Laws”) shall have no applicability or relevancy thereto and (B) waive any and all rights, duties and obligations either party may now or, in the future, will have relating to or arising from the Security Deposit Laws.

 21.6 Reduction of Letter of Credit Amount. Provided that as of each “Reduction Date” set forth below,
Tenant has not previously been nor is Tenant then in breach of or in default under this Lease, and provided further that on or prior to the applicable Reduction Date, Tenant tenders to Landlord a replacement Letter of Credit or a certificate of
amendment to the existing Letter of Credit, conforming in all respects to the requirements of this Article 21, in the amount of the applicable Letter of Credit Amount as of such Reduction Date, the Letter of Credit Amount shall be reduced in
accordance with the following schedule: 
  

					
	 Reduction Date
	  	Letter of Credit Amount	 
	 Third (3rd) Anniversary of Lease Commencement Date
	  	$	199,889.85	  
	 Fourth (4th) Anniversary of Lease Commencement Date
	  	$	156,604.70	  
	 Fifth (5th) Anniversary of Lease Commencement Date
	  	$	129,928.40	  

 In the event the
Letter of Credit Amount is reduced pursuant to the foregoing, and provided that Tenant timely tenders the replacement or amended Letter of Credit to Landlord in the form required herein, Landlord shall exchange the Letter of Credit then held by
Landlord for the replacement or amended Letter of Credit tendered by Tenant. 
 ARTICLE 22 

SUBSTITUTION OF OTHER PREMISES 
 Landlord shall have the right to move Tenant to other space in the Project comparable to the Premises, and all terms hereof shall apply to the new space with equal force; provided that Tenant’s then
existing monetary obligations under this Lease shall not be increased as a result of such relocation of the Premises. In such event, Landlord shall give Tenant prior notice, shall provide Tenant, at Landlord’s sole cost and expense, with tenant
improvements at least equal in quality to those in the Premises and shall move Tenant’s effects to the new space at Landlord’s sole cost and expense at such time and in such manner as to inconvenience Tenant as little as reasonably
practicable. In addition, Landlord shall reimburse Tenant for the reasonable costs and expenses incurred by Tenant in connection with such relocation (including, but not limited to, the costs of reasonable supplies of replacement stationery and
telephone installations), within thirty (30) days of Landlord’s receipt of an invoice therefor. Simultaneously with such relocation of the Premises, the parties shall immediately execute an amendment to this Lease stating the relocation of
the Premises. 
 ARTICLE 23 
 SIGNS 
 23.1 Full Floors. Subject to Landlord’s
prior written approval, in its sole discretion, and provided all signs are in keeping with the quality, design and style of the Building and Project, Tenant, if the Premises comprise an entire

  

					
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floor of the Building, at its sole cost and expense, may install identification signage anywhere in the Premises including in the elevator lobby of the Premises, provided that such signs must not
be visible from the exterior of the Building. 
 23.2 Multi-Tenant Floors. If other tenants occupy space on the
floor on which the Premises is located, Tenant’s identifying signage shall be provided by Landlord, at Tenant’s cost, and such signage shall be comparable to that used by Landlord for other similar floors in the Building and shall comply
with Landlord’s then-current Building standard signage program. 
 23.3 Prohibited Signage and Other Items.
Any signs, notices, logos, pictures, names or advertisements which are installed and that have not been separately approved by Landlord may be removed without notice by Landlord at the sole expense of Tenant. Tenant may not install any signs on
the exterior or roof of the Project or the Common Areas. Any signs, window coverings, or blinds (even if the same are located behind the Landlord-approved window coverings for the Building), or other items visible from the exterior of the Premises
or Building, shall be subject to the prior approval of Landlord, in its sole discretion. 
 23.4 Building Directory.
A building directory will be located in the lobby of the Building. Tenant shall have the right, at Tenant’s sole cost and expense, to designate one (l) name strip to be displayed as Tenant’s entry in such directory. 

ARTICLE 24 
 COMPLIANCE WITH LAW 
 Tenant shall not do anything or suffer
anything to be done in or about the Premises or the Project which will in any way conflict with any law, statute, ordinance or other governmental rule, regulation or requirement now in force or which may hereafter be enacted or promulgated. At its
sole cost and expense, Tenant shall promptly comply with all such governmental measures. Should any standard or regulation now or hereafter be imposed on Landlord or Tenant by a state, federal or local governmental body charged with the
establishment, regulation and enforcement of occupational, health or safety standards for employers, employees, landlords or tenants, then Tenant agrees, at its sole cost and expense, to comply promptly with such standards or regulations. Tenant
shall be responsible, at its sole cost and expense, to make all alterations to the Premises as are required to comply with the governmental rules, regulations, requirements or standards described in this Article 24. The judgment of any court
of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any of said governmental measures, shall be conclusive of that fact as between Landlord and
Tenant. 
 ARTICLE 25 
 LATE CHARGES 
 If any installment of Rent or any other sum due from
Tenant shall not be received by Landlord or Landlord’s designee within five (5) business days after Tenant’s receipt of written notice from Landlord that said amount is due, then Tenant shall pay to Landlord a late charge equal to
five percent (5%) of the overdue amount plus any reasonable attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges when due hereunder. The late charge shall be deemed Additional Rent and
the right to require it shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed as liquidated damages or as limiting Landlord’s remedies in any manner. In addition to the late
charge described above, any Rent or other amounts owing hereunder which are not paid within ten (l0) days after the date they are due shall bear interest from the date when due until paid at a rate per annum equal to the lesser of (i) the
annual “Bank Prime Loan” rate cited in the Federal Reserve Statistical Release Publication G. 13(415), published on the first Tuesday of each calendar month (or such other comparable index as Landlord and Tenant shall reasonably agree upon
if such rate ceases to be published) plus two (2) percentage points, and (ii) the highest rate permitted by applicable law. 
 ARTICLE 26 
 LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY
TENANT 
 26.1 Landlord’s Cure. All covenants and agreements to be kept or performed by Tenant
under this Lease shall be performed by Tenant at Tenant’s sole cost and expense and without any reduction of Rent, except to the extent, if any, otherwise expressly provided herein. If Tenant shall fail to perform any obligation under this
Lease, and such failure shall continue in excess of the time allowed under Section 19.1.2, above, unless a specific time period is otherwise stated in this Lease, Landlord may, but shall not be obligated to, make any such payment or
perform any such act on Tenant’s part without waiving its rights based upon any default of Tenant and without releasing Tenant from any obligations hereunder. 
 26.2 Tenant’s Reimbursement. Except as may be specifically provided to the contrary in this Lease, Ten ant shall pay to Landlord, upon delivery by Landlord to Tenant of statements
therefor: (i) sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with the remedying by Landlord of Tenant’s defaults pursuant to the provisions of Section 26.1; (ii) sums equal to
all losses, costs, liabilities, damages and expenses referred to in Article 10 of this Lease; and (iii) sums equal to all expenditures made and obligations incurred by Landlord in collecting or attempting to collect the Rent or in
enforcing or attempting to enforce any rights of Landlord under this Lease or pursuant to law, including, without limitation, all reasonable legal fees and other amounts so expended. Tenant’s obligations under this Section 26.2
shall survive the expiration or sooner termination of the Lease Term. 

  

					
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 ARTICLE 27 

ENTRY BY LANDLORD 
 Landlord reserves the right at all reasonable times and upon reasonable notice to Tenant (except in the case of an emergency) to enter the Premises to (i) inspect them; (ii) show the Premises to
prospective purchasers, or to current or prospective mortgagees, ground or underlying lessors or insurers or, during the last twelve (12) months of the Lease Term, to prospective tenants; (iii) post notices of nonresponsibility; or
(iv) alter, improve or repair the Premises or the Building, or for structural alterations, repairs or improvements to the Building or the Building’s systems and equipment. Notwithstanding anything to the contrary contained in this
Article 27, Landlord may enter the Premises at any time to (A) perform services required of Landlord, including janitorial service; (B) take possession due to any breach of this Lease in the manner provided herein; and
(C) perform any covenants of Tenant which Tenant fails to perform. Landlord may make any such entries without the abatement of Rent, except as otherwise provided in this Lease, and may take such reasonable steps as required to accomplish the
stated purposes. Tenant hereby waives any claims for damages or for any injuries or inconvenience to or interference with Tenant’s business, lost profits, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned
thereby. For each of the above purposes, Landlord shall at all times have a key with which to unlock all the doors in the Premises, excluding Tenant’s vaults, safes and special security areas designated in advance by Tenant. In an emergency,
Landlord shall have the right to use any means that Landlord may deem proper to open the doors in and to the Premises. Any entry into the Premises by Landlord in the manner hereinbefore described shall not be deemed to be a forcible or unlawful
entry into, or a detainer of, the Premises, or an actual or constructive eviction of Tenant from any portion of the Premises. No provision of this Lease shall be construed as obligating Landlord to perform any repairs, alterations or decorations
except as otherwise expressly agreed to be performed by Landlord herein. 
 ARTICLE 28 

TENANT PARKING 
 Tenant shall have the right to rent from Landlord, commencing on the Lease Commencement Date, the amount of unreserved parking passes set forth in Section 9 of the Summary, on a monthly basis
throughout the Lease Term, which parking passes shall pertain to the Project parking facility. Tenant may change the number of unreserved parking passes rented pursuant to this Article 28 upon at least thirty (30) days prior written
notice to Landlord, provided that in no event shall Tenant be entitled to rent more than the number of unreserved parking passes set forth in Section 9 of the Summary. Tenant shall pay to Landlord for automobile parking passes on a
monthly basis the prevailing rate charged from time to time at the location of such parking passes. In addition, Tenant shall be responsible for the full amount of any taxes imposed by any governmental authority in connection with the renting of
such parking passes by Tenant or the use of the parking facility by Tenant. Tenant’s continued right to use the parking passes is conditioned upon Tenant abiding by all rules and regulations which are prescribed from time to time for the
orderly operation and use of the parking facility where the parking passes are located (including any sticker or other identification system established by Landlord and the prohibition of vehicle repair and maintenance activities in the
Project’s parking facilities), Tenant’s cooperation in seeing that Tenant’s employees and visitors also comply with such rules and regulations and Tenant not being in default under this Lease. Tenant’s use of the Project parking
facility shall be at Tenant’s sole risk and Tenant acknowledges and agrees that Landlord shall have no liability whatsoever for damage to the vehicles of Tenant, its employees and/or visitors, or for other personal injury or property damage or
theft relating to or connected with the parking rights granted herein or any of Tenant’s, its employees’ and/or visitors’ use of the parking facilities. Tenant’s rights hereunder are subject to the terms of any Underlying
Documents. Landlord specifically reserves the right to change the size, configuration, design, layout and all other aspects of the Project parking facility at any time and Tenant acknowledges and agrees that Landlord may, without incurring any
liability to Tenant and without any abatement of Rent under this Lease, from time to time, close-off or restrict access to the Project parking facility for purposes of permitting or facilitating any such construction, alteration or improvements.
Landlord may delegate its responsibilities hereunder to a parking operator in which case such parking operator shall have all the rights of control attributed hereby to the Landlord. The parking passes rented by Tenant pursuant to this Article
28 are provided to Tenant solely for use by Tenant’s own personnel and such passes may not be transferred, assigned, subleased or otherwise alienated by Tenant without Landlord’s prior approval. Tenant may validate visitor parking by
such method or methods as the Landlord may establish, at the validation rate from time to time generally applicable to visitor parking. 
 ARTICLE 29 
 MISCELLANEOUS PROVISIONS 

29.1 Terms; Captions. The words “Landlord” and “Tenant” as used herein shall include the
plural as well as the singular. The necessary grammatical changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men or women, as the case may require, shall in all cases be assumed as though in
each case fully expressed. The captions of Articles and Sections are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning of such Articles and Sections. 

29.2 Binding Effect. Subject to all other provisions of this Lease, each of the covenants, conditions and provisions of
this Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective heirs, personal representatives, successors or assigns, provided this clause shall not
permit any assignment by Tenant contrary to the provisions of Article 14 of this Lease. 
 29.3 No Air Rights.
No rights to any view or to light or air over any property, whether belonging to Land lord or any other person, are granted to Tenant by this Lease. If at any time any windows of the Premises are temporarily darkened or the light or view
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or about the Project, the same shall be without liability to Landlord and without any reduction or diminution of Tenant’s obligations under this Lease. 

29.4 Modification of Lease. Should any current or prospective mortgagee or ground lessor for the Building or Project
require a modification of this Lease, which modification will not cause an increased cost or expense to Tenant or in any other way materially and adversely change the rights and obligations of Tenant hereunder, then and in such event, Tenant agrees
that this Lease may be so modified and agrees to execute whatever documents are reasonably required therefor and to deliver the same to Landlord within ten (10) business days following a request therefor. At the request of Landlord or any
mortgagee or ground lessor, Tenant agrees to execute a short form of Lease and deliver the same to Landlord within ten (10) business days following the request therefor. 
 29.5 Transfer of Landlord’s Interest. Tenant acknowledges that Landlord has the right to transfer all or any portion of its interest in the Project or Building and in this Lease, and
Tenant agrees that in the event of any such transfer, Landlord shall automatically be released from all liability under this Lease and Tenant agrees to look solely to such transferee for the performance of Landlord’s obligations hereunder after
the date of transfer and such transferee shall be deemed to have fully assumed and be liable for all obligations of this Lease to be performed by Landlord, including the return of any Security Deposit, and Tenant shall attorn to such transferee.

 29.6 Prohibition Against Recording. Except as provided in Section 29.4 of this Lease, neither this
Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant. 
 29.7 Landlord’s Title. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein contained shall empower Tenant to do any act which can, shall or may
encumber the title of Landlord. 
 29.8 Relationship of Parties. Nothing contained in this Lease shall be deemed
or construed by the parties hereto or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant. 

29.9 Application of Payments. Landlord shall have the right to apply payments received from Tenant pursuant to this Lease,
regardless of Tenant’s designation of such payments, to satisfy any obligations of Tenant hereunder, in such order and amounts as Landlord, in its sole discretion, may elect. 

29.10 Time of Essence. Time is of the essence with respect to the performance of every provision of this Lease in which
time of performance is a factor. 
 29.11 Partial Invalidity. If any term, provision or condition contained in
this Lease shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, provision or condition to persons or circumstances other than those with respect to which it is invalid or unenforceable,
shall not be affected thereby, and each and every other term, provision and condition of this Lease shall be valid and enforceable to the fullest extent possible permitted by law. 

29.12 No Warranty. In executing and delivering this Lease, Tenant has not relied on any representations, including, but not
limited to, any representation as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on the same
basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the exhibits attached hereto. 
 29.13 Landlord Exculpation. The liability of Landlord or the Landlord Parties to Tenant for any default by Landlord under this Lease or arising in connection herewith or with Landlord’s
operation, management, leasing, repair, renovation, alteration or any other matter relating to the Project or the Premises shall be limited solely and exclusively to an amount which is equal to the lesser of (a) the interest of Landlord in the
Building or (b) the equity interest Landlord would have in the Building if the Building were encumbered by third-party debt in an amount equal to eighty percent (80%) of the value of the Building (as such value is determined by Landlord),
provided that in no event shall such liability extend to any sales or insurance proceeds received by Landlord or the Landlord Parties in connection with the Project, Building or Premises. Neither Landlord, nor any of the Landlord Parties shall have
any personal liability therefor, and Tenant hereby expressly waives and releases such personal liability on behalf of itself and all persons claiming by, through or under Tenant. The limitations of liability contained in this
Section 29.13 shall inure to the benefit of Landlord’s and the Landlord Parties’ present and future partners, beneficiaries, officers, directors, trustees, shareholders, agents and employees, and their respective partners,
heirs, successors and assigns. Under no circumstances shall any present or future partner of Landlord (if Landlord is a partnership), or trustee or beneficiary (if Landlord or any partner of Landlord is a trust), have any liability for the
performance of Landlord’s obligations under this Lease. Notwithstanding any contrary provision herein, neither Landlord nor the Landlord Parties shall be liable under any circumstances for injury or damage to, or interference with,
Tenant’s business, including but not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, in each case, however occurring. 

29.14 Entire Agreement. It is understood and acknowledged that there are no oral agreements between the parties hereto
affecting this Lease and this Lease constitutes the parties’ entire agreement with respect to the leasing of the Premises and supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if
any, between the parties hereto or displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof shall be used to interpret or construe this Lease. None of the terms, covenants, conditions or provisions of this Lease
can be modified, deleted or added to except in writing signed by the parties hereto. 

  

					
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 29.15 Right to Lease. Landlord reserves the absolute right to effect such
other tenancies in the Project as Landlord in the exercise of its sole business judgment shall determine to best promote the interests of the Building or Project. Tenant does not rely on the fact, nor does Landlord represent, that any specific
tenant or type or number of tenants shall, during the Lease Term, occupy any space in the Building or Project. 
 29.16 Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, acts of war, terrorist acts, inability to obtain services, labor, or
materials or reasonable substitutes therefor, governmental actions, civil commotions, fire or other casualty, and other causes beyond the reasonable control of the party obligated to perform, except with respect to the obligations imposed with
regard to Rent and other charges to be paid by Tenant pursuant to this Lease (collectively, a “Force Majeure”), notwithstanding anything to the contrary contained in this Lease, shall excuse the performance of such party for a
period equal to any such prevention; delay or stoppage and,
therefore, if this Lease specifies a time period for performance of an obligation of either party, that time period shall be extended by the period of any delay in such party’s performance caused by a Force Majeure. 

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

29.18 Notices. All notices, demands, statements, designations, approvals or other communications (collectively,
“Notices”) given or required to be given by either party to the other hereunder or by law shall be in writing, shall be (A) sent by United States certified or registered mail, postage prepaid, return receipt requested
(“Mail”), (B) transmitted by telecopy, if such telecopy is promptly followed by a Notice sent by Mail, (C) delivered by a nationally recognized overnight courier, or (D) delivered personally. Any Notice shall be sent,
transmitted, or delivered, as the case may be, to Tenant at the appropriate address set forth in Section 10 of the Summary, or to such other place as Tenant may from time to time designate in a Notice to Landlord, or to Landlord at the
addresses set forth below, or to such other places as Landlord may from time to time designate in a Notice to Tenant. Any Notice will be deemed given (i) three (3) days after the date it is posted if sent by Mail, (ii) the date the
telecopy is transmitted, (iii) the date the overnight courier delivery is made, or (iv) the date personal delivery is made. As of the date of this Lease, any Notices to Landlord must be sent, transmitted, or delivered, as the case may be,
to the following addresses: 
 % Beacon Capital Partners, LLC 

11755 Wilshire Boulevard 
 Suite 1770 
 Los Angeles, California 90025 

Attention: Mr. Jeremy B. Fletcher 
 and 
 % Beacon Capital Partners, LLC 

200 State Street, 5th Floor 
 Boston, Massachusetts 02109 
 Attention: General Counsel 

and 
 Allen
Matkins Leck Gamble Mallory & Natsis LLP 
 1901 Avenue of the Stars 

Suite 1800 

Los Angeles, California 90067 
 Attention: Anton N. Natsis, Esq. 
 29.19 Joint and Several. If there
is more than one Tenant, the obligations imposed upon Tenant under this Lease shall be joint and several. 
 29.20
Authority. If Tenant is a corporation, trust or partnership, each individual executing this Lease on behalf of Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in
California and that Tenant has full right and authority to execute and deliver this Lease and that each person signing on behalf of Tenant is authorized to do so. In such event, Tenant shall, within ten (10) days after execution of this Lease,
deliver to Landlord satisfactory evidence of such authority and, if a corporation, upon demand by Landlord, also deliver to Landlord satisfactory evidence of (i) good standing in Tenant’s state of incorporation and (ii) qualification
to do business in California. 
 29.21 Attorneys’ Fees. In the event that either Landlord or Tenant should
bring suit for the possession of the Premises, for the recovery of any sum due under this Lease, or because of the breah of any provision of this Lease or for any other relief against the other, then all costs and expenses, including reasonable
attorneys’ fees, incurred by the prevailing party therein shall be paid by the other party, which obligation on the part of the other party shall be deemed to have accrued on the date of the commencement of such action and shall be enforceable
whether or not the action is prosecuted to judgment. 
 29.22 Governing Law; WAIVER OF TRIAL BY JURY. This Lease
shall be construed and enforced in accordance with the laws of the State of California. IN ANY ACTION OR PROCEEDING ARISING HEREFROM, LANDLORD AND TENANT HEREBY CONSENT TO (I) THE JURISDICTION OF ANY COMPETENT COURT WITHIN THE STATE OF
CALIFORNIA, (II) SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY CALIFORNIA LAW, AND (III) IN THE INTEREST OF SAVING TIME AND EXPENSE, TRIAL WITHOUT A JURY IN 

  

					
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	  	-26-	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 
ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER OR THEIR SUCCESSORS IN RESPECT OF ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE, THE
RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE, OR ANY EMERGENCY OR STATUTORY REMEDY. IN THE EVENT LANDLORD COMMENCES ANY SUMMARY PROCEEDINGS OR ACTION FOR NONPAYMENT OF
BASE RENT OR ADDITIONAL RENT, TENANT SHALL NOT INTERPOSE ANY COUNTERCLAIM OF ANY NATURE OR DESCRIPTION (UNLESS SUCH COUNTERCLAIM SHALL BE MANDATORY) IN ANY SUCH PROCEEDING OR ACTION, BUT SHALL BE RELEGATED TO AN INDEPENDENT ACTION AT LAW.

 29.23 Submission of Lease. Submission of this instrument for examination or signature by Tenant does not
constitute a reservation of, option for or option to lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant. 
 29.24 Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or agent in connection with the negotiation of this Lease,
excepting only the real estate brokers or agents specified in Section 12 of the Summary (the “Brokers”), and that they know of no other real estate broker or agent who is entitled to a commission in connection with this
Lease. Landlord shall pay the brokerage commissions owing to the Brokers in connection with this Lease. Pursuant to that certain agreement between Colliers Parrish International, Inc. (“Colliers”) and Landlord, Colliers shall pay to
California Commercial Investments (“CCI”) a brokerage commission owing to CCI in connection with this Lease in the following amounts: (i) Thirty Thousand Three Hundred Ninety-Six and 87/100 Dollars ($30,396.87) upon
Tenant’s and Landlord’s execution and delivery of this Lease; and (ii) Thirty Thousand Three Hundred Ninety-Six and 88/100 Dollars ($30,396.88) upon the Lease Commencement Date. Each party agrees to indemnify and defend the other
party against and hold the other party harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, costs and expenses (including without limitation reasonable attorneys’ fees) with respect to any leasing commission or
equivalent compensation alleged to be owing on account of any dealings with any real estate broker or agent, other than the Brokers, occurring by, through, or under the indemnifying party. The terms of this Section 29.24 shall survive
the expiration or earlier termination of the Lease Term. 
 29.25 Independent Covenants. This Lease shall be
construed as though the covenants herein between Landlord and Tenant are independent and not dependent and Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its obligations set
forth herein, Tenant shall not be entitled to make any repairs or perform any acts hereunder at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord. 

29.26 Project or Building Name and Signage. Landlord shall have the right at any time to change the name of the Project or
Building and to install, affix and maintain any and all signs on the exterior and on the interior of the Project or Building as Landlord may, in Landlord’s sole discretion, desire. Tenant shall not use the name of the Project or Building or use
pictures or illustrations of the Project or Building in advertising or other publicity or for any purpose other than as the address of the business to be conducted by Tenant in the Premises, without the prior written consent of Landlord. 

29.27 Counterparts. This Lease may be executed in counterparts with the same effect as if both parties hereto had executed
the same document. Both counterparts shall be construed together and shall constitute a single lease. 
 29.28
Confidentiality. Tenant acknowledges that the content of this Lease and any related documents are confidential information. Tenant shall keep such confidential information strictly confidential and shall not disclose such confidential
information to any person or entity other than Tenant’s financial, legal, and space planning consultants. 
 29.29
Building Renovations. It is specifically understood and agreed that Landlord has no obligation and has made no promises to alter, remodel, improve, renovate, repair or decorate the Premises, Building, or any part thereof and that no
representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant except as specifically set forth herein or in the Tenant Work Letter. However, Tenant hereby acknowledges that Landlord is currently
renovating or may during the Lease Term renovate, improve, alter, or modify (collectively, the “Renovations”) the Project, the Building and/or the Premises. In the course of constructing any such Renovations, Landlord shall use
commercially reasonable efforts to minimize interference with Tenant’s use of and access to the Premises. Tenant hereby agrees that any such Renovations shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any
abatement of Rent. Landlord shall have no responsibility and shall not be liable to Tenant for any injury to or interference with Tenant’s business arising from the Renovations, nor shall Tenant be entitled to any compensation or damages from
Landlord for loss of the use of the whole or any part of the Premises or of Tenant’s personal property or improvements resulting from the Renovations, or for any inconvenience or annoyance occasioned by such Renovations. 

29.30 No Violation. Tenant hereby warrants and represents that neither its execution of nor performance under this Lease
shall cause Tenant to be in violation of any agreement, instrument, contract, law, rule or regulation by which Tenant is bound, and Tenant shall protect, defend, indemnify and hold Landlord harmless against any claims, demands, losses, damages,
liabilities, costs and expenses, including, without limitation, reasonable attorneys’ fees and costs, arising from Tenant’s breach of this warranty and representation. 

29.31 Communications and Computer Lines. Tenant may install, maintain, replace, remove or use any communications or
computer wires and cables serving the Premises (collectively, the “Lines”), provided that (i) Tenant shall obtain Landlord’s prior written consent, use an experienced and qualified contractor approved in writing by

  

					
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	  	-27-	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 
Landlord, and comply with all of the other provisions of Articles 7 and 8 of this Lease, (ii) an acceptable number of spare Lines and space for additional Lines shall be
maintained for existing and future occupants of the Project, as determined in Landlord’s reasonable opinion, (iii) the Lines therefor (including riser cables) shall be appropriately insulated to prevent excessive electromagnetic fields or
radiation, shall be surrounded by a protective conduit reasonably acceptable to Landlord, and shall be identified in accordance with the “Identification Requirements,” as that term is set forth hereinbelow, (iv) any new or existing
Lines servicing the Premises shall comply with all applicable governmental laws and regulations, (v) as a condition to permitting the installation of new Lines, Landlord may require that Tenant remove existing Lines located in or serving the
Premises and repair any damage in connection with such removal, and (vi) Tenant shall pay all costs in connection therewith. All Lines shall be clearly marked with adhesive plastic labels (or plastic tags attached to such Lines with wire) to
show Tenant’s name, suite number, telephone number and the name of the person to contact in the case of an emergency (A) every four feet (4’) outside the Premises (specifically including, but not limited to, the electrical room
risers and other Common Areas), and (B) at the Lines’ termination point(s) (collectively, the “Identification Requirements”). Landlord reserves the right (by notice to Tenant at any time prior to the expiration or earlier
termination of this Lease) to require that Tenant, at Tenant’s sole cost, prior to the expiration or earlier termination of this Lease, remove any Lines located in or serving the Premises. 

29.32 Transportation Management. Tenant shall fully comply with all governmentally mandated present or future programs
intended to manage parking, transportation or traffic in and around the Project and/or the Building, and in connection therewith, Tenant shall take responsible action for the transportation planning and management of all employees located at the
Premises by working directly with Landlord, any governmental transportation management organization or any other transportation-related committees or entities. Such programs may include, without limitation: (i) restrictions on the number of
peak-hour vehicle trips generated by Tenant; (ii) increased vehicle occupancy; (iii) implementation of an in-house ridesharing program and an employee transportation coordinator; (iv) working with employees and any Project, Building
or area-wide ridesharing program manager; (v) instituting employer-sponsored incentives (financial or in-kind) to encourage employees to rideshare; and (vi) utilizing flexible work shifts for employees. 

IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed the day and date first above written. 

 

													
	LANDLORD:	 		 	TENANT:
			
	 OAKLAND PROPERTY LLC,
 a Delaware limited liability company
	 		 	 BRIGHTSOURCE ENERGY, INC.,
 a Delaware Corporation

					
	By:	 	 BCSP IV U.S. Investments, L.P.,
 a Delaware limited partnership
	 		 	By:	 	/s/ John Woolard
		 	Its: Sole Member	 		 		 	Its:	 	CEO
					
	By:	 	 BCSP REIT IV, Inc.,

a Maryland corporation
	 		 	By:	 	/s/ JF Jenkins-Stark
		 	Its:	 	Sole General Partner	 		 		 	Its:	 	CFO

													
						
	        By:	 	/s/ Jeremy B. Fletcher	 		 		 		 	
		 	Name:	 	Jeremy B. Fletcher	 		 		 		 	
		 	Title:	 	Senior Managing Director	 		 		 		 	

  

					
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	  	-28-	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 EXHIBIT A 

LAKE MERRITT PLAZA 
 OUTLINE OF PREMISES 

 

 

  

					
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	  	 EXHIBIT A
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	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 EXHIBIT B 

LAKE MERRITT PLAZA 
 TENANT WORK LETTER 
 This Tenant Work Letter shall set forth the
terms and conditions relating to the construction of the tenant improvements in the Premises. This Tenant Work Letter is essentially organized chronologically and addresses the issues of the construction of the Premises, in sequence, as such issues
will arise during the actual construction of the Premises. All references in this Tenant Work Letter to Articles or Sections of “this Lease” shall mean the relevant portion of Articles 1 through 29 of the Office Lease to which this Tenant
Work Letter is attached as Exhibit B and of which this Tenant Work Letter forms a part, and all references in this Tenant Work Letter to Sections of “this Tenant Work Letter” shall mean the relevant portion of Sections 1 through 6 of this
Tenant Work Letter. 
 SECTION 1 
 DELIVERY OF THE PREMISES 
 Landlord has constructed, at its sole
cost and expense, the base, shell, and core (i) of the Premises and (ii) of the floor of the Building on which the Premises is located (collectively, the “Base, Shell, and Core”). The Base, Shell and Core shall consist of those
portions of the Premises which were in existence prior to the construction of the tenant improvements in the Premises for the prior tenant of the Premises. Subject to the terms of this Lease and this Tenant Work Letter, Tenant shall accept the
Premises and Base, Shell and Core in their presently existing, “as is” condition. 
 SECTION 2

 TENANT IMPROVEMENTS 
 2.1 Tenant Improvement Allowance. Tenant shall be entitled to a one-time tenant improvement allowance (the “Tenant Improvement Allowance”) in the amount of Two Hundred Eighteen Thousand
Eight Hundred Fifty-Seven and 50/100 Dollars ($218,857.50) (i.e., $22.50 per rentable square foot of the Premises) for the costs relating to the initial design and construction of Tenant’s improvements which are permanently affixed to the
Premises (the “Tenant Improvements”). In no event shall Landlord be obligated to make disbursements pursuant to this Tenant Work Letter in a total amount which exceeds the Tenant Improvement Allowance. All Tenant Improvements for which the
Tenant Improvement Allowance has been made available shall be deemed Landlord’s property under the terms of the Lease. 

2.2 Disbursement of the Tenant Improvement Allowance. Except as otherwise set forth in this Tenant Work Letter, the Tenant
Improvement Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord’s disbursement process) for costs related to the construction of the Tenant Improvements and for the following items and costs
(collectively, the “Tenant Improvement Allowance Items”): (i) payment of the reasonable and customary fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant Work
Letter, and payment of the reasonable and customary fees incurred by, and the reasonable and customary cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the
“Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter; (ii) the reasonable and customary costs of any changes in the Base, Shell and Core when such changes are required by the Construction
Drawings; (iii) the cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable building codes (the “Code”); and (iv) the “Landlord Supervision Fee”, as that term is defined in
Section 4.3.2 of this Tenant Work Letter. 
 2.3 Standard Tenant Improvement Package. Landlord has established
specifications (the “Specifications”) for the Building standard components to be used in the construction of the Tenant Improvements in the Premises (collectively, the “Standard Improvement Package”), which Specifications shall
be supplied to Tenant by Landlord. The quality of Tenant Improvements shall be equal to or of greater quality than the quality of the Specifications, provided that Landlord may, at Landlord’s option, require the Tenant Improvements to comply
with certain Specifications. Landlord may make changes to the Specifications for the Standard Improvement Package from time to time. 
 SECTION 3 
 CONSTRUCTION DRAWINGS 

3.1 Selection of Architect/Construction Drawings. Tenant shall retain the architect/space planner designated by Landlord (the
“Architect”) to prepare the “Construction Drawings,” as that term is defined in this Section 3.1. Tenant shall retain the engineering consultants designated by Landlord (the “Engineers”) to prepare all plans and
engineering working drawings relating to the structural, mechanical, electrical, plumbing, HVAC, lifesafety, and sprinkler work of the Tenant Improvements. The plans and drawings to be prepared by Architect and the Engineers hereunder shall be known
collectively as the “Construction Drawings.” All Construction Drawings shall comply with the drawing format and specifications as determined by Landlord, and shall be subject to Landlord’s approval. Tenant and Architect shall verify,
in the field, the dimensions and conditions as shown on the relevant portions of the base Building plans, and Tenant and Architect shall be solely responsible for the same, and Landlord shall have no responsibility in connection therewith.
Landlord’s review of the Construction Drawings as set forth in this Section 3, shall be for its sole purpose and shall not imply Landlord’s review of the same, or obligate Landlord to review the same,

  

					
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	  	 EXHIBIT B
 -1-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 
for quality, design, Code compliance or other like matters. Accordingly, notwithstanding that any Construction Drawings are reviewed by Landlord or its space planner, architect, engineers and
consultants, and notwithstanding any advice or assistance which may be rendered to Tenant by Landlord or Landlord’s space planner, architect, engineers, and consultants, Landlord shall have no liability whatsoever in connection therewith and
shall not be responsible for any omissions or errors contained in the Construction Drawings, and Tenant’s waiver and indemnity set forth in this Lease shall specifically apply to the Construction Drawings. 

3.2 Final Space Plan. On or before the date set forth in Schedule 1, attached hereto, Tenant and the Architect shall prepare the
final space plan for Tenant Improvements in the Premises (collectively, the “Final Space Plan”), which Final Space Plan shall include a layout and designation of all offices, rooms and other partitioning, their intended use, and equipment
to be contained therein, and shall deliver the Final Space Plan to Landlord for Landlord’s approval. 
 3.3 Final
Working Drawings. On or before the date set forth in Schedule 1, Tenant, the Architect and the Engineers shall complete the architectural and engineering drawings for the Premises, and the final architectural working drawings in a form which is
complete to allow subcontractors to bid on the work and to obtain all applicable permits (collectively, the “Final Working Drawings”) and shall submit the same to Landlord for Landlord’s approval. 

3.4 Permits. The Final Working Drawings shall be approved by Landlord (the “Approved Working Drawings”) prior to the
commencement of the construction of the Tenant Improvements. Landlord shall be responsible for obtaining all applicable building permits in connection with the construction of the Tenant Improvements (“Permits”), provided that to the
extent that Landlord shall be unable to obtain or is delayed in obtaining any Permits due to the proposed design of the Tenant Improvements, as set forth in the Construction Drawings, including, without limitation, due to the failure of the
Construction Drawings, or the improvements set forth therein, to comply with applicable laws (in any event, a “Tenant Caused Permit Failure”), such delay shall be considered a “Tenant Delay”, as that term is defined in
Section 5.2 of this Tenant Work Letter, and Landlord shall have the right to change the design of the Tenant Improvements, in its sole and absolute discretion, such that Landlord will be able to promptly thereafter obtain the Permits. Tenant
shall cooperate with all reasonable Landlord requests in connection with Landlord’s obtaining of the Permits and/or matters affecting Landlord’s ability to obtain the Permits. Notwithstanding anything to the contrary set forth in this
Section 3.4, Tenant hereby agrees that neither Landlord nor Landlord’s consultants shall be responsible for obtaining a certificate of occupancy for the Premises and that the obtaining of the same shall be Tenant’s responsibility;
provided however that Landlord shall, in any event, cooperate with Tenant in performing ministerial acts reasonably necessary to enable Tenant to obtain any such certificate of occupancy. No changes, modifications or alterations in the Approved
Working Drawings may be made without the prior written consent of Landlord, provided that Landlord may withhold its consent, in its sole discretion, to any change in the Approved Working Drawings if such change would directly or indirectly delay the
“Substantial Completion” of the Premises as that term is defined in Section 5.1 of this Tenant Work Letter. 

3.5 Time Deadlines. Tenant shall use its best, good faith, efforts and all due diligence to cooperate with the Architect, the
Engineers, and Landlord to complete all phases of the Construction Drawings and the permitting process and to receive the permits, and with Contractor for approval of the “Cost Proposal,” as that term is defined in Section 4.2 of this
Tenant Work Letter, as soon as possible after the execution of the Lease, and, in that regard, shall meet with Landlord on a scheduled basis to be determined by Landlord, to discuss Tenant’s progress in connection with the same. The applicable
dates for approval of items, plans and drawings as described in this Section 3, Section 4, below, and in this Tenant Work Letter are set forth and further elaborated upon in Schedule 1 (the “Time Deadlines”), attached hereto.
Tenant agrees to comply with the Time Deadlines. 
 SECTION 4 

CONSTRUCTION OF THE TENANT IMPROVEMENTS 
 4.1 Contractor. A contractor retained by Landlord (“Contractor”) shall construct the Tenant Improvements. 
 4.2 Cost Proposal. After the Approved Working Drawings are signed by Landlord and Tenant, Landlord shall provide Tenant with a cost proposal in accordance with the Approved Working Drawings, which
cost proposal shall include, as nearly as possible, the cost of all Tenant Improvement Allowance Items to be incurred by Tenant in connection with the design and construction of the Tenant Improvements (the “Cost Proposal”). Tenant shall
approve and deliver the Cost Proposal to Landlord within five (5) business days of the receipt of the same, and upon receipt of the same by Landlord, Landlord shall be released by Tenant to purchase the items set forth in the Cost Proposal and
to commence the construction relating to such items. The date by which Tenant must approve and deliver the Cost Proposal to Landlord shall be known hereafter as the “Cost Proposal Delivery Date”. 

4.3 Construction of Tenant Improvements by Contractor under the Supervision of Landlord. 

4.3.1 Over-Allowance Amount. On the Cost Proposal Delivery Date; Tenant shall deliver to Landlord cash in an amount (the
“Over-Allowance Amount”) equal to the difference between (i) the amount of the Cost Proposal and (ii) the amount of the Tenant Improvement Allowance. The Over-Allowance Amount shall be disbursed by Landlord prior to the
disbursement of any then remaining portion of the Tenant Improvement Allowance, and such disbursement shall be pursuant to the same procedure as the Tenant Improvement Allowance. In the event that, after the Cost Proposal Delivery Date, any
revisions, changes, or substitutions shall be made to the Construction Drawings or the Tenant Improvements, any additional costs which arise in connection with such revisions, changes or substitutions or any other additional costs shall be paid by
Tenant to Landlord immediately upon Landlord’s request as an addition to the Over-Allowance Amount. 

  

					
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	  	 EXHIBIT B
 -2-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 4.3.2 Landlord’s Retention of Contractor. Landlord shall
independently retain Contractor, on behalf of Tenant, to construct the Tenant Improvements in accordance with the Approved Working Drawings and the Cost Proposal and Landlord shall supervise the construction by Contractor, and Tenant shall pay a
construction supervision and management fee (the “Landlord Supervision Fee”) to Landlord in an amount equal to the product of (i) five percent (5%) and (ii) an amount equal to the Tenant Improvement Allowance plus the
Over-Allowance Amount (as such Over-Allowance Amount may increase pursuant to the terms of this Tenant Work Letter). 
 4.3.3 Contractor’s Warranties and Guaranties. Landlord hereby assigns to Tenant all warranties and guaranties by Contractor relating to the Tenant Improvements, and Tenant hereby waives all
claims against Landlord relating to, or arising out of the construction of, the Tenant Improvements. 
 SECTION 5

 COMPLETION OF THE TENANT IMPROVEMENTS; 

LEASE COMMENCEMENT DATE 
 5.1 Ready for Occupancy. The Premises shall be deemed “Ready for Occupancy” upon the Substantial Completion of the Premises. For purposes of this Lease, “Substantial Completion”
of the Premises shall occur upon the completion of construction of the Tenant Improvements in the Premises pursuant to the Approved Working Drawings, with the exception of any punch list items and any tenant fixtures, work-stations, built-in
furniture, or equipment to be installed by Tenant or under the supervision of Contractor. 
 5.2 Delay of the Substantial
Completion of the Premises. Except as provided in this Section 5.2, the Lease Commencement Date shall occur as set forth in the Lease and Section 5.1, above. If there shall be a delay or there are delays in the Substantial Completion
of the Premises or in the occurrence of any of the other conditions precedent to the Lease Commencement Date, as set forth in the Lease, as a direct, indirect, partial, or total result of: 

5.2.1 Tenant’s failure to comply with the Time Deadlines; 

5.2.2 Tenant’s failure to timely approve any matter requiring Tenant’s approval; 

5.2.3 A breach by Tenant of the terms of this Tenant Work Letter or the Lease; 

5.2.4 Changes in any of the Construction Drawings after disapproval of the same by Landlord or because the same do not
comply with Code or other applicable laws; 
 5.2.5 Tenant’s request for changes in the Approved Working
Drawings; 
 5.2.6 Tenant’s requirement for materials, components, finishes or improvements which are not
available in a commercially reasonable time given the anticipated date of Substantial Completion of the Premises, as set forth in the Lease, or which are different from, or not included in, the Standard Improvement Package; 

5.2.7 Changes to the Base, Shell and Core required by the Approved Working Drawings; or 

5.2.8 Any Tenant Caused Permit Failure; or 

5.2.9 Any other acts or omissions of Tenant, or its agents, or employees; 

(each, a “Tenant Delay”) then, notwithstanding anything to the contrary set forth in the Lease or this Tenant Work Letter and regardless of the
actual date of the Substantial Completion of the Premises, the date of Substantial Completion of the Premises shall be deemed to be the date the Substantial Completion of the Premises would have occurred if no Tenant delay or delays, as set forth
above, had occurred. 
 SECTION 6 
 MISCELLANEOUS 
 6.1 Tenant’s Entry Into the Premises Prior
to Substantial Completion. Provided that Tenant and its agents do not interfere with Contractor’s work in the Building and the Premises, Contractor shall allow Tenant access to the Premises prior to the Substantial Completion of the
Premises for the purpose of Tenant installing overstandard equipment or fixtures (including Tenant’s data and telephone equipment) in the Premises. Prior to Tenant’s entry into the Premises as permitted by the terms of this
Section 6.1, Tenant shall submit a schedule to Landlord and Contractor, for their approval, which schedule shall detail the timing and purpose of Tenant’s entry. Tenant shall hold Landlord harmless from and indemnify, protect and defend
Landlord against any loss or damage to the Building or Premises and against injury to any persons caused by Tenant’s actions pursuant to this Section 6.1. 
 6.2 Freight Elevators. Landlord shall, consistent with its obligations to other tenants of the Building, make the freight elevator reasonably available to Tenant in connection with initial
decorating, furnishing and moving into the Premises. 

  

					
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	  	 EXHIBIT B
 -3-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

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

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

6.5 Tenant’s Agents. All subcontractors, laborers, materialmen, and suppliers retained directly by Tenant shall all be union
labor in compliance with the then existing master labor agreements. 
 6.6 Time of the Essence in This Tenant Work
Letter. Unless otherwise indicated, all references herein to a “number of days” shall mean and refer to calendar days. In all instances where Tenant is required to approve or deliver an item, if no written notice of approval is given
or the item is not delivered within the stated time period, at Landlord’s sole option, at the end of such period the item shall automatically be deemed approved or delivered by Tenant and the next succeeding time period shall commence.

 6.7 Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in this Lease, if an event of
default as described in the Lease, or a default by Tenant under this Tenant Work Letter, has occurred at any time on or before the Substantial Completion of the Premises, then (i) in addition to all other rights and remedies granted to Landlord
pursuant to the Lease, Landlord shall have the right to withhold payment of all or any portion of the Tenant Improvement Allowance and/or Landlord may cause Contractor to cease the construction of the Premises (in which case, Tenant shall be
responsible for any delay in the Substantial Completion of the Premises caused by such work stoppage as set forth in Section 5 of this Tenant Work Letter), and (ii) all other obligations of Landlord under the terms of this Tenant Work
Letter shall be forgiven until such time as such default is cured pursuant to the terms of the Lease. 
 6.8 Punch List
Items. Upon the Substantial Completion of the Premises, Tenant and Landlord shall jointly conduct a walk-through of the Premises and shall jointly prepare a punch list (the “Punch List”) of Tenant Improvement items needing additional
work (the “Punch List Items”); provided, however, the Punch List shall be limited to items which are required to complete the Tenant Improvements. Landlord shall use commercially reasonably efforts to cause the Punch List Items to be
completed and/or corrected within the first fifteen (IS) days following the Lease Commencement Date. 

  

					
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	  	 EXHIBIT B
 -4-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 SCHEDULE 1 TO EXHIBIT B 

TIME DEADLINES 
  

					
	Dates	  	 Actions to be Performed

			
	A.	  	November 7,2007	  	Final Space Plan to be completed by Tenant and delivered to Landlord.
			
	B.	  	November 27, 2007	  	Tenant to deliver Final Working Drawings to Landlord.
			
	C.	  	Five (5) business days after the receipt of the Cost Proposal by Tenant	  	Tenant to approve Cost Proposal and deliver Cost Proposal to Landlord.

  

					
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B0452-039/11-6-07/sb/sb
	  	 SCHEDULE 1 TO
 EXHIBIT B
 -1-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 EXHIBIT C 

LAKE MERRITT PLAZA 
 NOTICE OF LEASE TERM DATES 
  

					
	 To:
	  	 	  	
		  	 	  	
		  	 	  	
		  	 	  	

  

	 	Re:	Office Lease dated                     ,
200     between                      , a
                     (“Landlord”), and
                    , a
                     (“Tenant”) concerning Suite
             on floor(s)              of the office building located at 1999 Harrison Street, Oakland, California.

 Gentlemen: 
 In accordance with the Office Lease (the “Lease”), we wish to advise you and/or confirm as follows: 
 1. The Lease Term shall commence on or has commenced on                      for a term of
                     ending on
                    . 
 2. Rent commenced to accrue on                     , in the amount of
                    . 

3. If the Lease Commencement Date is other than the first day of the month, the first billing will contain a pro rata adjustment. Each
billing thereafter, with the exception of the final billing, shall be for the full amount of the monthly installment as provided for in the Lease. 
 4. Your rent checks should be made payable to                      at
                    . 
 5. The exact number of rentable/usable square feet within the Premises is                     
square feet. 
 6. Tenant’s Share as adjusted based upon the exact number of usable square feet within the Premises is
             %. 
  

					
	“Landlord”:
	
	___________________________________________,
	a                          
                                         
                         
		
	By:	 	 
		 	Its:	 	 

 Agreed to and Accepted as 

of             , 200    . 

 

					
	“Tenant”:
	
	 
	a ______________________________________
		
	By:	 	 
		 	Its:	 	 

  

					
	 621575.04/WLA

B0452-039/11-6-07/sb/sb
	  	 EXHIBIT C
 -1-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 EXHIBIT D 

LAKE MERRITT PLAZA 
 RULES AND REGULATIONS 
 Tenant shall faithfully observe and comply
with the following Rules and Regulations. Landlord shall not be responsible to Tenant for the nonperformance of any of said Rules and Regulations by or otherwise with respect to the acts or omissions of any other tenants or occupants of the Project.
In the event of any conflict between the Rules and Regulations and the other provisions of this Lease, the latter shall control. 
 1. Tenant shall not alter any lock or install any new or additional locks or bolts on any doors or windows of the Premises without obtaining Landlord’s prior written consent. Tenant shall bear the
cost of any lock changes or repairs required by Tenant. Five keys will be furnished by Landlord for the Premises, and any additional keys required by Tenant must be obtained from Landlord at a reasonable cost to be established by Landlord. Upon the
termination of this Lease, Tenant shall restore to Landlord all keys of stores, offices, and toilet rooms, either furnished to, or otherwise procured by, Tenant and in the event of the loss of keys so furnished, Tenant shall pay to Landlord the cost
of replacing same or of changing the lock or locks opened by such lost key if Landlord shall deem it necessary to make such changes. 
 2. All doors opening to public corridors shall be kept closed at all times except for normal ingress and egress to the Premises. 
 3. Landlord reserves the right to close and keep locked all entrance and exit doors of the Building during such hours as are customary for comparable buildings in the downtown Oakland, California area.
Tenant, its employees and agents must be sure that the doors to the Building are securely closed and locked when leaving the Premises if it is after the normal hours of business for the Building. Any tenant, its employees, agents or any other
persons entering or leaving the Building at any time when it is so locked, or any time when it is considered to be after normal business hours for the Building, may be required to sign the Building register. Access to the Building may be refused
unless the person seeking access has proper identification or has a previously arranged pass for access to the Building. Landlord will furnish passes to persons for whom Tenant requests same in writing. Tenant shall be responsible for all persons
for whom Tenant requests passes and shall be liable to Landlord for all acts of such persons. The Landlord and his agents shall in no case be liable for damages for any error with regard to the admission to or exclusion from the Building of any
person. In case of invasion, mob, riot, public excitement, or other commotion, Landlord reserves the right to prevent access to the Building or the Project during the continuance thereof by any means it deems appropriate for the safety and
protection of life and property. 
 4. No furniture, freight or equipment of any kind shall be brought into the Building without
prior notice to Landlord. All moving activity into or out of the Building shall be scheduled with Landlord and done only at such time and in such manner as Landlord designates. Landlord shall have the right to prescribe the weight, size and position
of all safes and other heavy property brought into the Building and also the times and manner of moving the same in and out of the Building. Safes and other heavy objects shall, if considered necessary by Landlord, stand on supports of such
thickness as is necessary to properly distribute the weight. Landlord will not be responsible for loss of or damage to any such safe or property in any case. Any damage to any part of the Building, its contents, occupants or visitors by moving or
maintaining any such safe or other property shall be the sole responsibility and expense of Tenant. 
 5. No furniture,
packages, supplies, equipment or merchandise will be received in the Building or carried up or down in the elevators, except between such hours, in such specific elevator and by such personnel as shall be designated by Landlord. 

6. The requirements of Tenant will be attended to only upon application at the management office for the Project or at such office
location designated by Landlord. Employees of Landlord shall not perform any work or do anything outside their regular duties unless under special instructions from Landlord. 
 7. No sign, advertisement, notice or handbill shall be exhibited, distributed, painted or affixed by Tenant on any part of the Premises or the Building that is visible from the exterior of the Premises
without the prior written consent of the Landlord. Tenant shall not disturb, solicit, peddle, or canvass any occupant of the Project and shall cooperate with Landlord and its agents of Landlord to prevent same. 

8. The toilet rooms, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were
constructed, and no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the tenant who, or whose servants, employees, agents,
visitors or licensees shall have caused same. 
 9. Tenant shall not overload the floor of the Premises, nor mark, drive nails
or screws, or drill into the partitions, woodwork or drywall or in any way deface the Premises or any part thereof without Landlord’s prior written consent. Tenant shall not purchase spring water, ice, towel, linen, maintenance or other like
services from any person or persons not approved by Landlord. 
 10. Except for vending machines intended for the sole use of
Tenant’s employees and invitees, no vending machine or machines other than fractional horsepower office machines shall be installed, maintained or operated upon the Premises without the written consent of Landlord. 

  

					
	 621575.04/WLA

B0452-039/11-6-07/sb/sb
	  	 EXHIBIT D
 -1-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 11. Tenant shall not use or keep in or on the Premises, the Building, or the Project any
kerosene, gasoline or other inflammable or combustible fluid, chemical, substance or material. 
 12. Tenant shall not without
the prior written consent of Landlord use any method of heating or air conditioning other than that supplied by Landlord. 
 13.
Tenant shall not use, keep or permit to be used or kept, any foul or noxious gas or substance in or on the Premises, or permit or allow the Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the
Project by reason of noise, odors, or vibrations, or interfere with other tenants or those having business therein, whether by the use of any musical instrument, radio, phonograph, or in any other way. Tenant shall not throw anything out of doors,
windows or skylights or down passageways. 
 14. Tenant shall not bring into or keep within the Project, the Building or the
Premises any animals, birds, aquariums, or, except in areas designated by Landlord, bicycles or other vehicles. 
 15. No
cooking shall be done or permitted on the Premises, nor shall the Premises be used for the storage of merchandise, for lodging or for any improper, objectionable or immoral purposes. Notwithstanding the foregoing, Underwriters’
laboratory-approved equipment and microwave ovens may be used in the Premises for heating food and brewing coffee, tea, hot chocolate and similar beverages for employees and visitors, provided that such use is in accordance with all applicable
federal, state, county and city laws, codes, ordinances, rules and regulations. 
 16. The Premises shall not be used for
manufacturing or for the storage of merchandise except as such storage may be incidental to the use of the Premises provided for in the Summary. Tenant shall not occupy or permit any portion of the Premises to be occupied as an office for a
messenger-type operation or dispatch office, public stenographer or typist, or for the manufacture or sale of liquor, narcotics, or tobacco in any form, or as a medical office, or as a barber or manicure shop, or as an employment bureau without the
express prior written consent of Landlord. Tenant shall not engage or pay any employees on the Premises except those actually working for such tenant on the Premises nor advertise for laborers giving an address at the Premises. 

17. Landlord reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under
the influence of liquor or drugs, or who shall in any manner do any act in violation of any of these Rules and Regulations. 

18. Tenant, its employees and agents shall not loiter in or on the entrances, corridors, sidewalks, lobbies, courts, halls, stairways,
elevators, vestibules or any Common Areas for the purpose of smoking tobacco products or for any other purpose, nor in any way obstruct such areas, and shall use them only as a means of ingress and egress for the Premises. 

19. Tenant shall not waste electricity, water or air conditioning and agrees to cooperate fully with Landlord to ensure the most
effective operation of the Building’s heating and air conditioning system, and shall refrain from attempting to adjust any controls. 
 20. Tenant shall store all its trash and garbage within the interior of the Premises. No material shall be placed in the trash boxes or receptacles if such material is of such nature that it may not be
disposed of in the ordinary and customary manner of removing and disposing of trash and garbage in Oakland, California without violation of any law or ordinance governing such disposal. All trash, garbage and refuse disposal shall be made only
through entry-ways and elevators provided for such purposes at such times as Landlord shall designate. 
 21. Tenant shall
comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any governmental agency. 
 22. Any persons employed by Tenant to do janitorial work shall be subject to the prior written approval of Landlord, and while in the Building and outside of the Premises, shall be subject to and under
the control and direction of the Building manager (but not as an agent or servant of such manager or of Landlord), and Tenant shall be responsible for all acts of such persons. 

23. No awnings or other projection shall be attached to the outside walls of the Building without the prior written consent of Landlord,
and no curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord standard drapes. All electrical ceiling fixtures hung in the Premises or spaces along the
perimeter of the Building must be fluorescent and/or of a quality, type, design and a warm white bulb color approved in advance in writing by Landlord. Neither the interior nor exterior of any windows shall be coated or otherwise sunscreened without
the prior written consent of Landlord. Tenant shall abide by Landlord’s regulations concerning the opening and closing of window coverings which are attached to the windows in the Premises, if any, which have a view of any interior portion of
the Building or Building Common Areas. 
 24. The sashes, sash doors, skylights, windows, and doors that reflect or admit light
and air into the halls, passageways or other public places in the Building shall not be covered or obstructed by Tenant, nor shall any bottles, parcels or other articles be placed on the windowsills. 

25. Tenant must comply with reasonable requests by the Landlord concerning the informing of their employees of items of importance to the
Landlord. 

  

					
	 621575.04/WLA

B0452-039/11-6-07/sb/sb
	  	 EXHIBIT D
 -2-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 26. Tenant must comply with the State of California “No-Smoking” law set
forth in California Labor Code Section 6404.5, and any local “No-Smoking” ordinance which may be in effect from time to time and which is not superseded by such State law. 

27. Tenant hereby acknowledges that Landlord shall have no obligation to provide guard service or other security measures for the benefit
of the Premises, the Building or the Project. Tenant hereby assumes all responsibility for the protection of Tenant and its agents, employees, contractors, invitees and guests, and the property thereof, from acts of third parties, including keeping
doors locked and other means of entry to the Premises closed, whether or not Landlord, at its option, elects to provide security protection for the Project or any portion thereof. Tenant further assumes the risk that any safety and security devices,
services and programs which Landlord elects, in its sole discretion, to provide may not be effective, or may malfunction or be circumvented by an unauthorized third party, and Tenant shall, in addition to its other insurance obligations under this
Lease, obtain its own insurance coverage to the extent Tenant desires protection against losses related to such occurrences. Tenant shall cooperate in any reasonable safety or security program developed by Landlord or required by law. 

28. All office equipment of any electrical or mechanical nature shall be placed by Tenant in the Premises in settings approved by
Landlord, to absorb or prevent any vibration, noise and annoyance. 
 29. Tenant shall not use in any space or in the public
halls of the Building, any hand trucks except those equipped with rubber tires and rubber side guards. 
 30. No auction,
liquidation, fire sale, going-out-of-business or bankruptcy sale shall be conducted in the Premises without the prior written consent of Landlord. 
 31. No tenant shall use or permit the use of any portion of the Premises for living quarters, sleeping apartments or lodging rooms. 

Landlord reserves the right at any time to change or rescind any one or more of these Rules and Regulations, or to make such other and
further reasonable Rules and Regulations as in Landlord’s judgment may from time to time be necessary for the management, safety, care and cleanliness of the Premises, Building, the Common Areas and the Project, and for the preservation of good
order therein, as well as for the convenience of other occupants and tenants therein. Landlord may waive any one or more of these Rules and Regulations for the benefit of any particular tenants, but no such waiver by Landlord shall be construed as a
waiver of such Rules and Regulations in favor of any other tenant, nor prevent Landlord from thereafter enforcing any such Rules or Regulations against any or all tenants of the Project. Tenant shall be deemed to have read these Rules and
Regulations and to have agreed to abide by them as a condition of its occupancy of the Premises. 

  

					
	 621575.04/WLA

B0452-039/11-6-07/sb/sb
	  	 EXHIBIT D
 -3-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 EXHIBIT E 

LAKE MERRITT PLAZA 
 FORM OF TENANT’S ESTOPPEL CERTIFICATE 
 The undersigned as
Tenant under that certain Office Lease (the “Lease”) made and entered into as of                 , 200     by
and between                      as Landlord, and the undersigned as Tenant, for Premises on the
                     floor(s) of the office building located at 1999 Harrison Street, Oakland, California, certifies as follows: 

1. Attached hereto as Exhibit A is a true and correct copy of the Lease and all amendments and modifications thereto. The
documents contained in Exhibit A represent the entire agreement between the parties as to the Premises. 
 2. The
undersigned currently occupies the Premises described in the Lease, the Lease Term commenced, on                     , and the Lease Term
expires on                     , and the undersigned has no option to terminate or cancel the Lease or to purchase all or any part of the
Premises, the Building and/or the Project. 
 3. Base Rent became payable on
                    . 
 4. The Lease is in full force and effect and has not been modified, supplemented or amended in any way except as provided in Exhibit A. 

5. Tenant has not transferred, assigned, or sublet any portion of the Premises nor entered into any license or concession agreements with
respect thereto except as follows: 
 6. Tenant shall not modify the documents contained in Exhibit A without the
prior written consent of Landlord’s mortgagee. 
 7. All monthly installments of Base Rent, all Additional Rent and all
monthly installments of estimated Additional Rent have been paid when due through                     . The current monthly installment of
Base Rent is $                    . 
 8. All conditions of the Lease to be performed by Landlord necessary to the enforceability of the Lease have been satisfied and Landlord is not in default thereunder. In addition, the undersigned has not
delivered any notice to Landlord regarding a default by Landlord thereunder. The Lease does not require Landlord to provide any rental concessions or to pay any leasing brokerage commissions. 

9. No rental has been paid more than thirty (30) days in advance and no security has been deposited with Landlord except as provided
in the Lease. Neither Landlord, nor its successors or assigns, shall in any event be liable or responsible for, or with respect to, the retention, application and/or return to Tenant of any security deposit paid to any prior landlord of the
Premises, whether or not still held by any such prior landlord, unless and until the party from whom the security deposit is being sought, whether it be a lender, or any of its successors or assigns, has actually received for its own account, as
landlord, the full amount of such security deposit. 
 10. As of the date hereof, there are no existing defenses or offsets, or,
to the undersigned’s knowledge, claims or any basis for a claim, that the undersigned has against Landlord. 
 11. If
Tenant is a corporation or partnership, each individual executing this Estoppel Certificate on behalf of Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in California and that Tenant
has full right and authority to execute and deliver this Estoppel Certificate and that each person signing on behalf of Tenant is authorized to do so. 
 12. There are no actions pending against the undersigned under the bankruptcy or similar laws of the United States or any state. 
 13. Tenant is in full compliance with all federal, state and local laws, ordinances, rules and regulations affecting its use of the Premises, including, but not limited to, those laws, ordinances, rules
or regulations relating to hazardous or toxic materials. Tenant has never permitted or suffered, nor does Tenant have any knowledge of, the generation, manufacture, treatment, use, storage, disposal or discharge of any hazardous, toxic or dangerous
waste, substance or material in, on, under or about the Project or the Premises or any adjacent premises or property in violation of any federal, state or local law, ordinance, rule or regulation. 

14. To the undersigned’s knowledge, all tenant improvement work to be performed by Landlord under the Lease has been completed in
accordance with the Lease and has been accepted by the undersigned and all reimbursements and allowances due to the undersigned under the Lease in connection with any tenant improvement work have been paid in full. All work (if any) in the common
areas required by the Lease to be completed by Landlord 

  

					
	 621575.04/WLA

B0452-039/11-6-07/sb/sb
	  	 EXHIBIT E
 -1-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 
has been completed and all parking spaces required by the Lease have been furnished and/or all parking ratios required by the Lease have been met. 

The undersigned acknowledges that this Estoppel Certificate may be delivered to Landlord or to a prospective mortgagee or prospective
purchaser, and acknowledges that said prospective mortgagee or prospective purchaser will be relying upon the statements contained herein in making the loan or acquiring the property of which the Premises are a part and that receipt by it of this
certificate is a condition of making such loan or acquiring such property. 
 Executed at
                     on the      day of
             200    . 
  

					
	“Tenant”:
	
	___________________________________________,
	a                          
                                         
                         
		
	By:	 	 
		 	Its:	 	 
		
	By:	 	 
		 	Its:	 	 

  

					
	 621575.04/WLA

B0452-039/11-6-07/sb/sb
	  	 EXHIBIT E
 -2-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 EXHIBIT F 

LAKE MERRITT PLAZA 
 FORM OF LETTER OF CREDIT 
 (Letterhead of a money center bank

 acceptable to the Landlord) 
 [Insert Bank Name And Address] 
 FAX NO. [(    )
                    
-                    ] 
 DATE OF ISSUE:    
                                 

 

			
	 BENEFICIARY:

Oakland Property LLC

200 State Street, 5th Floor

Boston, MA 02109
 Attn: Kathleen Laubenthal
	  	 APPLICANT:
 [Insert Applicant
Name And Address]

		
		  	LETTER OF CREDIT
NO.                        
		
	 EXPIRATION DATE:

AT OUR COUNTERS
	  	AMOUNT AVAILABLE:
USD [Insert Dollar Amount]
(U.S. DOLLARS [Insert Dollar Amount])

 LADIES AND GENTLEMEN: 
 WE HEREBY ESTABLISH OUR IRREVOCABLE STANDBY LETTER OF CREDIT NO.
                     IN YOUR FAVOR FOR THE ACCOUNT OF [Insert Tenant’s Name], A [Insert Entity Type] (“TENANT”), UP TO THE
AGGREGATE AMOUNT OF USD [Insert Dollar Amount] ([Insert Dollar Amount] U.S. DOLLARS) EFFECTIVE IMMEDIATELY AND EXPIRING ON (Expiration Date) AVAILABLE BY PAYMENT UPON PRESENTATION OF YOUR DRAFT AT SIGHT DRAWN ON [Insert Bank Name] WHEN
ACCOMPANIED BY THE FOLLOWING DOCUMENT(S): 
 1. THE ORIGINAL OF THIS IRREVOCABLE STANDBY LETTER OF CREDIT AND AMENDMENT(S), IF
ANY. 
 2. BENEFICIARY’S SIGNED STATEMENT PURPORTEDLY SIGNED BY AN AUTHORIZED REPRESENTATIVE OF [Insert Landlord’s
Name], A [Insert Entity Type] (“LANDLORD”) STATING THE FOLLOWING: 
 “THE UNDERSIGNED HEREBY CERTIFIES THAT FUNDS
IN THE AMOUNT OF USD                      ARE NOW DUE AND OWING BY TENANT UNDER THAT CERTAIN OFFICE LEASE DATED [Insert Lease Date], BY AND
BETWEEN [Insert Landlord’s Name], A [Insert Entity Type] (“LANDLORD”), AND [Insert Tenant’s Name], A [Insert Entity Type] (“TENANT”), AS AMENDED (COLLECTIVELY, THE “LEASE”), OR CONSTITUTE DAMAGES OWING BY
TENANT TO BENEFICIARY RESULTING FROM TENANT’S BREACH OF THE LEASE, AND SUCH AMOUNT REMAINS UNPAID AT THE TIME OF THIS DRAWING.” 
 OR

 “THE UNDERSIGNED HEREBY CERTIFIES THAT WE HAVE RECEIVED A WRITTEN NOTICE OF [Insert Bank Name]’S ELECTION NOT TO
EXTEND ITS STANDBY LETTER OF CREDIT NO.                      AND HAVE NOT RECEIVED A REPLACEMENT LETTER OF CREDIT WITHIN AT LEAST SIXTY
(60) DAYS PRIOR TO THE PRESENT EXPIRATION DATE.” 
 OR 
 “THE UNDERSIGNED HEREBY CERTIFIES THAT BENEFICIARY IS ENTITLED TO DRAW DOWN THE FULL AMOUNT OF LETTER OF CREDIT NO.
                     AS THE RESULT OF TENANT’S FILING OF A VOLUNTARY PETITION UNDER THE U.S. BANKRUPTCY CODE OR A STATE BANKRUPTCY CODE,
WHICH FILING HAS NOT BEEN DISMISSED AT THE TIME OF THIS DRAWING.” 
 OR 

“THE UNDERSIGNED HEREBY CERTIFIES THAT BENEFICIARY IS ENTITLED TO DRAW DOWN THE FULL AMOUNT OF LETTER OF CREDIT NO.
                     AS THE RESULT OF AN INVOLUNTARY PETITION HAVING BEEN FILED AGAINST TENANT UNDER

  

					
	 621575.04/WLA

B0452-039/11-6-07/sb/sb
	  	 EXHIBIT F
 -1-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 
THE U.S. BANKRUPTCY CODE OR A STATE BANKRUPTCY CODE, WHICH FILING HAS NOT BEEN DISMISSED AT THE TIME OF THIS DRAWING.” 
 SPECIAL CONDITIONS: 
 PARTIAL DRAWINGS AND MULTIPLE PRESENTATIONS MAY BE MADE UNDER THIS STANDBY
LETTER OF CREDIT, PROVIDED, HOWEVER, THAT EACH SUCH DEMAND THAT IS PAID BY US SHALL REDUCE THE AMOUNT AVAILABLE UNDER THIS STANDBY LETTER OF CREDIT. 
 ALL INFORMATION REQUIRED WHETHER INDICATED BY BLANKS, BRACKETS OR OTHERWISE, MUST BE COMPLETED AT THE TIME OF DRAWING. [Please Provide The Required Forms For Review, And Attach As Schedules To The Letter
Of Credit.] 
 ALL SIGNATURES MUST BE MANUALLY EXECUTED IN ORIGINALS. 
 ALL BANKING CHARGES OTHER THAN ISSUING BANK’S ARE FOR THE APPLICANT’S ACCOUNT. 
 IT IS A
CONDITION OF THIS STANDBY LETTER OF CREDIT THAT IT SHALL BE DEEMED AUTOMATICALLY EXTENDED WITHOUT AMENDMENT FOR A PERIOD OF ONE YEAR FROM THE PRESENT OR ANY FUTURE EXPIRATION DATE, UNLESS AT LEAST SIXTY (60) DAYS PRIOR TO THE EXPIRATION DATE WE
SEND YOU NOTICE BY NATIONALLY RECOGNIZED OVERNIGHT COURIER SERVICE THAT WE ELECT NOT TO EXTEND THIS CREDIT FOR ANY SUCH ADDITIONAL PERIOD. SAID NOTICE WILL BE SENT TO THE ADDRESS INDICATED ABOVE, UNLESS A CHANGE OF ADDRESS IS OTHERWISE NOTIFIED BY
YOU TO US IN WRITING BY RECEIPTED MAIL OR COURIER. ANY NOTICE TO US WILL BE DEEMED EFFECTIVE ONLY UPON ACTUAL RECEIPT BY US AT OUR DESIGNATED OFFICE. IN NO EVENT, AND WITHOUT FURTHER NOTICE FROM OURSELVES, SHALL THE EXPIRATION DATE BE EXTENDED
BEYOND A FINAL EXPIRATION DATE OF (Expiration Date). [THIS DATE SHOULD BE 120 DAYS AFTER THE LEASE EXPIRATION DATE] 
 THIS LETTER
OF CREDIT MAY BE TRANSFERRED SUCCESSIVELY IN WHOLE OR IN PART ONLY UP TO THE THEN AVAILABLE AMOUNT IN FAVOR OF A NOMINATED TRANSFEREE (“TRANSFEREE”), ASSUMING SUCH TRANSFER TO SUCH TRANSFEREE IS IN COMPLIANCE WITH ALL APPLICABLE U.S. LAWS
AND REGULATIONS. AT THE TIME OF TRANSFER, THE ORIGINAL LETTER OF CREDIT AND ORIGINAL AMENDMENT(S) IF ANY, MUST BE SURRENDERED TO US TOGETHER WITH OUR TRANSFER FORM (AVAILABLE UPON REQUEST) AND PAYMENT OF OUR CUSTOMARY TRANSFER FEES BY BENEFICIARY.
IN CASE OF ANY TRANSFER UNDER THIS LETTER OF CREDIT, THE DRAFT AND ANY REQUIRED STATEMENT MUST BE EXECUTED BY THE TRANSFEREE AND WHERE THE BENEFICIARY’S NAME APPEARS WITHIN THIS STANDBY LETTER OF CREDIT, THE TRANSFEREE’S NAME IS
AUTOMATICALLY SUBSTITUTED THEREFOR. 
 ALL DRAFTS REQUIRED UNDER THIS STANDBY LETTER OF CREDIT MUST BE MARKED: “DRAWN UNDER [Insert Bank
Name] STANDBY LETTER OF CREDIT NO.                     .” 
 WE HEREBY AGREE WITH YOU THAT IF DRAFTS ARE PRESENTED TO [Insert Bank Name] UNDER THIS LETTER OF CREDIT AT OR PRIOR TO [Insert Time — (e.g., 11:00 AM)], ON A BUSINESS DAY, AND PROVIDED THAT
SUCH DRAFTS PRESENTED CONFORM TO THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT, PAYMENT SHALL BE INITIATED BY US IN IMMEDIATELY AVAILABLE FUNDS BY OUR CLOSE OF BUSINESS ON THE SUCCEEDING BUSINESS DAY. IF DRAFTS ARE PRESENTED TO [Insert Bank
Name] UNDER THIS LETTER OF CREDIT AFTER [Insert Time — (e.g. ,11:00 AM)], ON A BUSINESS DAY, AND PROVIDED THAT SUCH DRAFTS CONFORM WITH THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT, PAYMENT SHALL BE lNlTIATED BY US IN lMMEDIATELY
AVAILABLE FUNDS BY OUR CLOSE OF BUSINESS ON THE SECOND SUCCEEDING BUSINESS DAY. AS USED IN THIS LETTER OF CREDIT, “BUSINESS DAY” SHALL MEAN ANY DAY OTHER THAN A SATURDAY, SUNDAY OR A DAY ON WHICH BANKING INSTITUTIONS IN THE STATE OF
CALIFORNIA ARE AUTHORIZED OR REQUIRED BY LAW TO CLOSE. IF THE EXPIRATION DATE FOR THIS LETTER OF CREDIT SHALL EVER FALL ON A DAY WHICH IS NOT A BUSINESS DAY THEN SUCH EXPIRATION DATE SHALL AUTOMATICALLY BE EXTENDED TO THE DATE WHICH IS THE NEXT
BUSINESS DAY. 
 PRESENTATION OF A DRAWING UNDER THIS LETTER OF CREDIT MAY BE MADE ON OR PRIOR TO THE THEN CURRENT EXPIRATION DATE HEREOF BY
HAND DELIVERY, COURIER SERVICE, OVERNIGHT MAIL, OR FACSIMILE. PRESENTATION BY FACSIMILE TRANSMISSION SHALL BE BY TRANSMISSION OF THE ABOVE REQUIRED SIGHT DRAFT DRAWN ON US TOGETHER WITH THIS LETTER OF CREDIT TO OUR FACSIMILE NUMBER, [Insert Fax
Number – (    )          -            ], ATTENTION: [Insert Appropriate Recipient], WITH TELEPHONIC
CONFIRMATION OF OUR RECEIPT OF SUCH FACSIMILE TRANSMISSION AT OUR TELEPHONE NUMBER [Insert Telephone Number–(    )         
-            ] OR TO SUCH OTHER FACSIMILE OR TELEPHONE NUMBERS, AS TO WHICH YOU HAVE RECEIVED WRITTEN NOTICE FROM US AS BEING THE APPLICABLE SUCH NUMBER. WE AGREE TO NOTIFY YOU IN
WRITING, BY NATIONALLY RECOGNIZED OVERNIGHT COURIER SERVICE, OF ANY CHANGE IN SUCH DIRECTION. ANY FACSIMILE PRESENTATION PURSUANT TO THIS PARAGRAPH SHALL ALSO STATE THEREON THAT THE ORIGINAL OF SUCH SIGHT DRAFT AND LETTER OF CREDIT ARE BEING
REMITTED, FOR DELIVERY ON THE NEXT BUSINESS DAY, TO [Insert Bank Name] AT THE APPLICABLE ADDRESS FOR PRESENTMENT PURSUANT TO THE PARAGRAPH PRECEDING THIS ONE. 

  

					
	 621575.04/WLA

B0452-039/11-6-07/sb/sb
	  	 EXHIBIT F
 -2-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 WE HEREBY ENGAGE WITH YOU THAT ALL DOCUMENT(S) DRAWN UNDER AND IN COMPLIANCE WITH THE TERMS OF THIS STANDBY
LETTER OF CREDIT WILL BE DULY HONORED IF DRAWN AND PRESENTED FOR PAYMENT AT OUR OFFICE LOCATED AT [Insert Bank Name], [Insert Bank Address], ATTN: [Insert Appropriate Recipient], ON OR BEFORE THE EXPIRATION DATE OF THIS CREDIT, (Expiration
Date). 
 EXCEPT SO FAR AS OTHERWISE EXPRESSLY STATED HEREIN, THIS STANDBY LETTER OF CREDIT IS SUBJECT TO THE “INTERNATIONAL STANDBY
PRACTICES” (ISP 98) INTERNATIONAL CHAMBER OF COMMERCE (PUBLICATION NO. 590). 
  

			
	Very truly yours,
	
	(Name of Issuing Bank)
		
	By:	 	 

  

					
	 621575.04/WLA

B0452-039/11-6-07/sb/sb
	  	 EXHIBIT F
 -3-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]First Amendment to Office Lease

 Exhibit 10.17 
 FIRST AMENDMENT TO OFFICE LEASE 
 This FIRST
AMENDMENT TO OFFICE LEASE (this “First
Amendment”) is made and entered into as of the
24th day of May, 2010, by and between OAKLAND PROPERTY
LLC, a Delaware limited liability company (“Landlord”), and BRIGHTSOURCE ENERGY, INC., a Delaware corporation (“Tenant”). 

R E C I T A L S: 

A. Landlord and Tenant entered into that certain Office Lease dated November 7, 2007 {the
“Lease”), whereby Landlord leased to Tenant and Tenant leased from Landlord those certain premises (the “Existing Premises”) consisting of approximately 9,727 rentable square feet of space commonly known as Suite
2150 and located on the twenty-first (21st) floor of
that certain office building located at 1999 Harrison Street, Oakland, California (the “Building”). 
 B. Landlord and Tenant previously entered into that certain Temporary Space Agreement dated January 12, 2010 (the “Existing Temporary Space Agreement”), whereby Landlord leased to
Tenant and Tenant leased from Landlord approximately 3,250 rentable square feet of space comprising a portion of that certain space commonly known as 2125 and located on the twenty-first (21st) floor of the Building. Landlord and Tenant are concurrently entering into a New Temporary Space Agreement to,
among other things, terminate the Existing Temporary Space Agreement effective as of May 24, 2010. 

C. Tenant desires to expand the Existing Premises to include that certain space consisting of approximately 5,096
rentable square feet of space commonly known as Suite 2125 and located on the twenty-first (21st) floor of the Building (the “Expansion Premises”), as delineated on Exhibit A attached hereto and made a part hereof, and to make other modifications to the
Lease, and in connection therewith, Landlord and Tenant desire to amend the Lease as hereinafter provided. 
 A G
R E E M E N T: 
 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. Capitalized Terms. All capitalized terms when used herein shall have the same meaning as is given such terms in the
Lease unless expressly superseded by the terms of this First Amendment. 
 2. Modification of Premises. Effective
as of the date (the “Expansion Commencement Date”) which is the earlier to occur of (i) the date Tenant commences to conduct business in the Expansion Premises, and (ii) the date the Expansion Premises are “Ready

 
for Occupancy,” as that term is defined in Section 5,1 of the Tenant Work Letter attached hereto as Exhibit B (the “Tenant Work Letter”) (which
date is anticipated to be July 1, 2010), Tenant shall lease from Landlord and Landlord shall lease to Tenant the Expansion Premises. Consequently, effective upon the Expansion Commencement Date, the Existing Premises shall be increased to
include the Expansion Premises. Landlord and Tenant hereby acknowledge that such addition of the Expansion Premises to the Existing Premises shall, effective as of the Expansion Commencement Date, increase the rentable square footage of the Premises
to approximately 14,823. 
 3. Condition of Expansion Premises. The taking of possession of the Expansion Premises
by Tenant shall establish that the Expansion Premises were at such time in good order, condition and repair subject only to any punch list items relating to the “Tenant Improvements,” as that term is defined in Section 1 of the
Tenant Work Letter. Except as specifically set forth in the Tenant Work Letter, Landlord shall not be obligated to provide or pay for any improvement work or services related to the improvement of the Expansion Premises (other than Landlord’s
repair and maintenance obligations expressly set forth in the Lease). Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty regarding the condition of the Expansion Premises or the Building or
with respect to the suitability of the same for the conduct of Tenant’s business. 
 4. Extension of Lease Term.
Landlord and Tenant acknowledge that Tenant’s lease of the Existing Premises is scheduled to expire on June 30, 2013, pursuant to the terms of the Lease. Notwithstanding anything to the contrary in the Lease, the term of the Lease
(i.e., the term of Tenant’s lease of the Existing Premises and the Expansion Premises) shall expire on June 30, 2014 (the “New Lease Expiration Date”), unless sooner terminated as provided in the Lease, as
hereby amended. The period of time commencing on the Expansion Commencement Date and terminating on the New Lease Expiration Date shall be referred to herein as the “Expansion Term.” 

5. Base Rent. 
 5.1. Existing Premises. Notwithstanding anything to the contrary in the Lease, as hereby amended, prior to July 1, 2013, Tenant shall continue to pay Base Rent for the Existing Premises
in accordance with the terms of the Lease. Commencing on July 1, 2013, and continuing through the New Lease Expiration Date, Tenant shall pay to Landlord monthly installments of Base Rent for the Existing Premises in the amount of Twenty-Eight
Thousand Two Hundred Eight and 30/100 Dollars ($28,208.30) (i.e., $2.90 per rentable square foot of the Existing Premises), and otherwise in accordance with the terms of the Lease. 

5.2. Expansion Premises. Commencing on the Expansion Commencement Date and continuing throughout the
Expansion Term, Tenant shall pay to Landlord monthly installments of Base Rent for the Expansion Premises as set forth below, and otherwise in accordance with the terms of the Lease. 

  

					
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	  	-2-	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

													
	 Period During
 Expansion Term
	  	Annual
Base Rent	 	  	Monthly Installment of
Base
Rent	 	  	Approximate
Monthly
Rental Rate per
Rentable Square
Foot of the
Expansion Premises	 
	 Expansion Commencement Date - June 30,2011
	  	$	162,052.80	  	  	$	13,504.40	  	  	$	2.65	  
	 July 1,2011 - June 30, 2012
	  	$	166,914.38	  	  	$	13,909.53	  	  	$	2.73	  
	 July 1,2012 - June 30 - 2013
	  	$	171,921.82	  	  	$	14,326.82	  	  	$	2.81	  
	 July 1,2013 - June 30, 2014
	  	$	177,079.47	  	  	$	14,756.62	  	  	$	2.90	  

Concurrent with Tenant’s execution and delivery of this First Amendment to Landlord, Tenant shall pay to Landlord the
Base Rent payable for the Expansion Premises for the first full month of the Expansion Term which occurs after the expiration of the “Expansion Premises Base Rent Abatement Period” set forth in Section 5.3 below. 

5.3. Expansion Premises Abated Base Rent. Notwithstanding any provision to the contrary
contained in Section 5.2 above, provided that Tenant is not in default under the Lease, as amended, Tenant shall be entitled to an abatement of the Base Rent (the “Expansion Premises Base Rent Abatement”)
otherwise due for the Expansion Premises for the first (1st) full calendar month of the Expansion Term (the “Expansion Premises Base Rent Abatement Period”), for a Base Rent abatement amount equal to Thirteen Thousand Five Hundred Four and
40/100 Dollars ($13,504.40) in the aggregate. The Base Rent abatement right set forth in this Section 5.3 has been granted to Tenant as additional consideration for Tenant’s agreement to enter into this First Amendment and comply
with the terms and conditions otherwise required under the Lease, as amended. If Tenant shall be in default under the Lease, as amended, or if the Lease, as amended, is terminated for any reason other than Landlord’s breach of the Lease, as
amended, then the dollar amount of the unapplied portion of the Expansion Premises Base Rent Abatement as of the date of such default or termination, as the case may be, shall be converted to a credit to be applied to the Base Rent applicable at the
end of the Expansion Term and Tenant shall immediately be obligated to begin paying Base Rent for the Expansion Premises in full. 
 6. Tenant’s Share of Building Direct Expenses. 

6.1. Existing Premises. In connection with the Existing Premises, Tenant shall continue to pay Tenant’s
Share of Building Direct Expenses which arise or accrue prior to 

  

					
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 [BrightSource Energy, Inc.]

 
July 1, 2013 in accordance with the terms of the Lease based on a Base Year of calendar year 2008. Commencing on July 1, 2013, in connection with the Existing Premises, Tenant shall pay
Tenant’s Share of Building Direct Expenses which arise or accrue on or after July I, 2013 in accordance with the terms of the Lease, provided that the Base Year with respect to the Existing Premises shall be the calendar year 2013. 

6.2. Expansion Premises. Except as specifically set forth in this Section 6.2, commencing on the
Expansion Commencement Date, in connection with the Expansion Premises, Tenant shall pay Tenant’s Share of Building Direct Expenses which arise or accrue on or after the Expansion Commencement Date in accordance with the terms of the Lease,
provided that (i) Tenant’s Share in connection with the Expansion Premises shall equal 1,0835%, and (ii) the Base Year in connection with the Expansion Premises shall be the calendar year 2010. 

7. Parking. Tenant shall continue to have the parking rights set forth in Article 28 of the Lease during the
Expansion Term; provided, however, that effective as of the Expansion Commencement Date, Tenant shall have the right to rent from Landlord up to an additional five (5) unreserved parking passes in the Project parking facility. Tenant shall pay
to Landlord for such unreserved parking passes the prevailing rate charged from time to time at the location of such parking passes. In addition, Tenant shall be responsible for the full amount of any taxes imposed by any governmental authority in
connection with the renting of such parking passes by Tenant or the use of the Project parking facility by Tenant. 
 8.
Right of First Offer. Tenant shall continue to have the right of first offer set forth in Section 1.2 of the Lease; provided, however, that effective as of the date hereof: 

(i) Section 1.2 of the Lease is hereby deleted in its entirety and replaced with the following: 

“1.2 Right of First Offer. Landlord hereby grants to the Tenant originally named
herein (the ‘Original Tenant’) an ongoing right of first offer with respect to that certain space containing approximately 5,563 rentable square feet, commonly known as Suite 2100 and located on the twenty-first (21st) floor of the Building (the “First Offer
Space”), as more particularly described on Exhibit C attached hereto. Notwithstanding the foregoing, such right of first offer shall be subordinate to all lights with respect to such First Offer Space which are set
forth (A) in any “Intervening Lease,” as that term is defined in Section 1.2.2 below, of all or any portion of the First Offer Space (including renewals, and regardless of whether such renewals are expressly set forth in
such leases, or whether such renewals are effectuated by a lease amendment or a new lease), or (B) in any leases of space in the Building which are in existence as of the date of the Lease, including with respect to both items (A) and
(B) above, any expansion rights (including, but not limited to, must-take, right of first offer, right of first negotiation, right of first refusal, expansion option and other similar rights), and regardless of whether such rights are executed
strictly in accordance with their terms, or pursuant to a lease amendment or a new lease (all such tenants under such leases described in items (A) and (B) hereinabove are 

  

					
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	  	-4-	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 
collectively referred to herein as the ‘Superior Right Holders’). Tenant’s right of first offer shall be on the terms and conditions set forth in this
Section 1.2.”; 
 (ii) Section 1.2.1 of the Lease is hereby deleted in its entirety
and replaced with the following: 
 “1.2.1 Procedure for Offer. Landlord shall notify Tenant
(the ‘First Offer Notice’) if the First Offer Space (or any portion thereof) becomes available for lease to third parties (provided that the Superior Right Holders do not wish to lease such space and provided further that
Tenant’s lease of the applicable First Offer Space would be for one (1) year or more) and either (i) Landlord receives a “bona-fide offer” from a third party for all or a portion of the First Offer Space, and/or
(ii) Landlord intends to make a bona-fide offer to a third party for all or a portion of the First Offer Space. For purposes of this Section 1.2.1, a ‘bona-fide offer’ shall mean an offer sent or received by
Landlord or counter-offer sent or received by Landlord (which shall include the sending or receipt of a space plan, lease proposal or a letter of intent) to lease First Offer Space (or any portion thereof) to or from a qualified third party which
Landlord would otherwise be willing to accept. Pursuant to such First Offer Notice, Landlord shall offer to lease to Tenant the First Offer Space (or the applicable portion thereof). The First Offer Notice shall describe the space so offered to
Tenant and shall set forth the ‘First Offer Rent,’ as that term is defined in Section 1.2.3, below. In the event that the First Offer Space becomes available to lease to third parties (provided that the Superior Right Holders
do not wish to lease such space), and Tenant desires to lease the First Offer Space (or the applicable portion thereof) from Landlord pursuant to the terms of this Section 1.2, Tenant may elect to do so upon written notice thereof to
Landlord in accordance with Section 1.2.2 below. 
 (iii) Section 1.2.2 of the Lease is
hereby deleted in its entirety and replaced with the following: 
 “1.2.2
Procedure for Acceptance. If Tenant wishes to exercise Tenant’s right of first offer with respect to the space described in a First Offer Notice, then within ten (10) days of delivery of such First Offer Notice to Tenant (the
‘Exercise Period’), Tenant shall deliver notice (the ‘First Offer Exercise Notice’) to Landlord of Tenant’s irrevocable exercise of its right of first offer with respect to the entire space described in
such First Offer Notice on the terms contained therein. If Tenant does not so notify Landlord within the ten (10) day period, then notwithstanding any contrary provision of this Section 1.2.2, Landlord shall be free to lease the
space described in such First Offer Notice to anyone to whom Landlord desires on any terms Landlord desires (any lease of such space to a third party shall be referred to herein as an ‘Intervening Lease’).
Notwithstanding anything to the contrary contained herein, Tenant must clcct to exercise its right of first offer, if at all, with respect to all of the space offered by Landlord to
Tenant at any particular time, and Tenant may not elect to lease only a portion thereof. If Tenant does not exercise its right of first offer with respect to any space described in a First Offer Notice or if Tenant fails to respond to a First

  

					
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	  	-5-	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 
Offer Notice within ten (10) days of delivery thereof, then Landlord thereafter shall have the right to enter into Intervening Leases with respect to the space described in such First Offer
Notice and Tenant shall have no further right to lease such space pursuant to this Section 1.2 unless and until (A) Landlord does not enter into an Intervening Lease for such space prior to the date occurring nine (9) months
after Landlord’s delivery of the First Offer Notice for such space to Tenant, or (B) any such space becomes available for lease to third parties after the expiration or termination of any such Intervening Lease, and provided that no
Superior Right Holder then wishes to lease such space, in which event the terms of this Section 1.2 (specifically including Section 1.2.1 above) shall once again apply with respect to such space. The terms of the Tenant Work
Letter attached to this First Amendment as Exhibit B shall not apply to the construction of any improvements in the First Offer Space.”; 
 (iii) all references to the “entire Premises” set forth in Section 1.2 of the Lease shall be deemed to be references to the “entire then-existing Premises”; and 

(iv) the second (2nd) sentence of Section 1.2.6 of the Lease is hereby deleted and replaced with “Tenant shall not
have the right to lease the First Offer Space if the term of Tenant’s lease of the First Offer Space would be for a period of less than one (1) year.” 
 9. Broker. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or agent in connection with the negotiation of this First Amendment
other than Colliers International (the “Broker”), and that they know of no other real estate broker or agent who is entitled to a commission in connection with this First Amendment. Each party agrees to indemnify and defend the
other party against and hold the other party harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, and costs and expenses (including, without limitation, reasonable attorneys’ fees) with respect to any leasing
commission or equivalent compensation alleged to be owing on account of the indemnifying party’s dealings with any real estate broker or agent, other than the Broker, occurring by, through, or under the indemnifying party. The terms of this
Section 9 shall survive the expiration or earlier termination of the Lease, as amended. 
 10. No
Further Modification; Conflict. Except as specifically set forth in this First Amendment, all of the terms and provisions of the Lease shall remain unmodified and in full force and effect. In the event of any conflict between the terms
and conditions of the Lease and the terms and conditions of this First Amendment, the terms and conditions of this First Amendment shall prevail. 

  

					
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	  	-6-	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 IN WITNESS WHEREOF, this First Amendment has been executed as of the day and year first
above written. 
  

																	
	“LANDLORD”	 	“TENANT”
		
	OAKLAND PROPERTY LLC,
a Delaware limited liability company	 	BRIGHTSOURCE ENERGY, INC.,
a Delaware corporation
				
	By:	 	 BCSP IV U.S. Investments, L.P.,
 a Delaware limited partnership
Its: Sole Member
	 		 	
					
		 	By:	 	 BCSP REIT IV, Inc.,

a Maryland corporation
	 		 	
		 		 	Its: Sole General Partner	 		 	
							
		 		 	By:	 	/s/ Jeremy B. Fletcher	 		 	By:	 	/s/ John Woolard
		 		 		 	Name:	 	Jeremy B. Fletcher	 		 		 	Name:	 	John Woolard
		 		 		 	Title:	 	Senior Managing Director	 		 		 	Title:	 	President & CEO
								
		 		 		 		 		 		 	By:	 	/s/ Daniel T. Judge
		 		 		 		 		 		 		 	Name:	 	Daniel T. Judge
		 		 		 		 		 		 		 	Title:	 	Secretary

  

					
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	  	-7-	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 EXHIBIT A 

LAKE MERRITT PLAZA 
 OUTLINE OF EXPANSION PREMISES 

 

 

  

					
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	  	 EXHIBIT A
 -1-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 EXHIBIT B 

LAKE MERRITT PLAZA 
 TENANT WORK LETTER 
 This Tenant Work Letter shall set forth the
terms and conditions relating to the construction of the tenant improvements in the Expansion Premises, which Expansion Premises shall be referred to herein as the “Premises”. This Tenant Work Letter is essentially organized
chronologically and addresses the issues of the construction of the Premises (i.e., only the Expansion Premises), in sequence, as such issues will arise during the actual construction of the Premises. All references in this Tenant Work Letter to
Sections of “this Amendment” shall mean the relevant portion of Sections 1 through 10 of the First Amendment to which this Tenant Work Letter is attached as Exhibit B and of which this Tenant Work Letter forms a part, and all references in
this Tenant Work Letler to Sections of “this Tenant Work Letter” shall mean the relevant portions of Sections 1 through 6 of this Tenant Work Letter. 
 SECTION 1 
 CONSTRUCTION DRAWINGS FOR THE PREMISES

 Landlord shall construct the tenant improvements in the Premises (i.e., only the Expansion Premises) (the “Tenant
Improvements”) pursuant to that certain space plan and pricing plan prepared by RMW and dated February 24, 2010, a reduced copy of which is attached hereto as Schedule I (collectively, the “Approved Space Plan and Pricing Plan”).
Immediately following Tenant’s execution of this Amendment, Tenant shall cooperate in good faith with Landlord’s architects and engineers to supply such information necessary to allow the Landlord’s architects and engineers to
complete the architectural and engineering drawings for the Premises, and the final architectural working drawings in a form which is complete to allow subcontractors to bid on the work and to obtain all applicable permits. Following the full
execution and delivery of this Amendment by Landlord and Tenant, Landlord shall cause working drawings to be prepared for the Tenant Improvements, provided that such working drawings shall be consistent with, and a logical extension of, the Approved
Space Plan and Pricing Plan (the “Approved Working Drawings”). Notwithstanding any contrary provision of this Tenant Work Letter, the Tenant Improvements shall in any event be constructed using Building standard methods, materials and
finishes. Tenant shall make no changes or modifications to the (i) Approved Space Plan and Pricing Plan, (ii) the Tenant Improvements, or (iii) once completed, the Approved Working Drawings, without the prior written consent of
Landlord, which consent may be withheld in Landlord’s sole discretion if such change or modification would directly or indirectly delay the completion of the Tenant Improvements in the Premises or increase the cost of designing or constructing
the Tenant Improvements. 

  

					
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	  	 EXHIBIT B
 -1-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 SECTION 2 

OVER-ALLOWANCE AMOUNT 
 In the event that after Tenant’s execution of this Amendment, any revisions, changes, or substitutions shall be made to the Approved Space Plan and Pricing Plan, the Approved Working Drawings, or the
Tenant Improvements, then any additional costs which arise in connection with such revisions, changes or substitutions shall be paid by Tenant to Landlord immediately upon Landlord’s request as an over-allowance amount (the
“Over-Allowance Amount”). Landlord shall disburse the Over-Allowance Amount prior to the disbursement of any portion of Landlord’s contribution to the construction of the Tenant Improvements. 

SECTION 3 
 CONTRACTOR’S WARRANTIES AND GUARANTIES 
 Landlord hereby
assigns to Tenant all warranties and guaranties by the contractor who constructs the Tenant Improvements (the “Contractor”) relating to the Tenant Improvements, and Tenant hereby waives all claims against Landlord relating to, or arising
out of the construction of, the Tenant Improvements. 
 SECTION 4 

TENANT’S COVENANTS 
 Tenant hereby indemnifies Landlord for any loss, claims, damages or delays arising from the actions of Tenant’s space planner/architect on the Premises or in the Building. 

SECTION 5 
 COMPLETION OF THE TENANT IMPROVEMENTS; 
 EXPANSION COMMENCEMENT
DATE 
 5.1 Ready for Occupancy. The Premises (i.e., only the Expansion Premises) shall be deemed “Ready for
Occupancy” upon the Substantial Completion of the Premises. For purposes of this Amendment, “Substantial Completion” of the Premises shall occur upon the completion of construction of the Tenant Improvements in the Premises pursuant
to the Approved Working Drawings, with the exception of any punch list items and any tenant fixtures, work-stations, built-in furniture, or equipment to be installed by Tenant or under the supervision of Contractor. 

5.2 Delay of the Substantial Completion of the Premises. Except as provided in this Section 5.2, the Expansion
Commencement Date shall occur as set forth in this Amendment and Section 5.1, above. If there shall be a delay or there are delays in the Substantial Completion of the Premises or in the occurrence of any of the other conditions
precedent to the Expansion Commencement Date, as set forth in this Amendment, as a direct, indirect, partial, or total result of (each, a “Tenant Delay”): 

  

					
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	  	 EXHIBIT B
 -2-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 5.2.1 Tenant’s failure to timely approve any matter requiring
Tenant’s approval; 
 5.2.2 A breach by Tenant of the terms of this Tenant Work Letter or the Lease, as
amended; 
 5.2.3 Tenant’s request for changes in the Approved Space Plan and Pricing Plan, the Approved
Working Drawings, or the Tenant Improvements; 
 5.2.4 Changes in any of the Approved Space Plan and Pricing
Plan, the Approved Working Drawings, or the Tenant Improvements because the same do not comply with applicable laws; 
 5.2.5 Tenant’s requirement for materials, components, Finishes or improvements which are not available in a commercially reasonable time given the anticipated date of Substantial Completion of the
Premises, as set forth in this Amendment or which are different from, or not included in, Landlord’s standard improvement package items for the Building; 
 5.2.6 Changes to the base, shell and core work of the Building required by the Approved Space Plan and Pricing Plan, or the Approved Working Drawings; or 

5.2.7 Any other acts or omissions of Tenant, or its agents, or employees; 

then, notwithstanding anything to the contrary set forth in the Lease, as amended, or this Tenant Work Letter and regardless of the
actual date of the Substantial Completion of the Premises, the date of the Substantial Completion of the Premises shall be deemed to be the date the Substantial Completion of the Premises would have occurred if no Tenant Delay or Delays, as set
forth above, had occurred. 
 SECTION 6 
 MISCELLANEOUS 
 6.1 Tenant’s Entry Into the Premises Prior
to Substantial Completion. Provided that Tenant and its agents do not interfere with Contractor’s work in the Building and the Premises, Contractor shall allow Tenant access to the Premises prior to the Substantial Completion of the
Premises for the purpose of Tenant installing overstandard equipment or fixtures (including Tenant’s data and telephone equipment, work-stations and built-in furniture) in the Premises. Prior to Tenant’s entry into the Premises as
permitted by the terms of this Section 6.1, Tenant shall submit a schedule to Landlord and Contractor, for their approval, which schedule shall detail the timing and purpose of Tenant’s entry. Tenant shall hold Landlord harmless
from and indemnify, protect and defend Landlord against any loss or damage to the Building or Premises and against injury to any persons caused by Tenant’s actions pursuant to this Section 6.1. 

6.2 No Constructive Eviction. Tenant hereby acknowledges that, notwithstanding Tenant’s occupancy of the Existing Premises
during the construction of the Tenant Improvements therein, Landlord shall be permitted to construct the Tenant Improvements during 

  

					
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	  	 EXHIBIT B
 -3-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 
normal business hours, and Tenant shall provide a clear working area for such work, if necessary (including, but not limited to, the moving of furniture, fixtures and Tenant’s property away
from the area in which Landlord is constructing the Tenant Improvements). Tenant hereby agrees that the construction of the Tenant Improvements shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent.
Landlord shall have no responsibility or for any reason be liable to Tenant for any direct or indirect injury to or interference with Tenant’s business arising from the Tenant Improvements, nor shall Tenant be entitled to any compensation or
damages from Landlord for loss of the use of the whole or any part of the Existing Premises or of Tenant’s personal property or improvements resulting from the Tenant Improvements or Landlord’s actions in connection with the Tenant
Improvements, or for any inconvenience or annoyance occasioned by the Tenant Improvements or Landlord’s actions in connection therewith. 
 6.3 Freight Elevators. Landlord shall, consistent with its obligations to other tenants of the Building, make the freight elevator reasonably available to Tenant in connection with initial
decorating, furnishing and moving into the Premises. 
 6.4 Tenant’s Representative, Tenant has designated Kris
Courtney as its sole representative with respect to the matters set forth in this Tenant Work Letter, who, until further notice to Landlord, shall have full authority and responsibility to act on behalf of the Tenant as required in this Tenant Work
Letter. 
 6.5 Landlord’s Representative. Landlord has designated Mr. Gregory Johnson as its sole
representative with respect Lo the matters set forth in this Tenant Work Letter, who, until further notice to Tenant, shall have full authority and responsibility to act on behalf of the Landlord as required in this Tenant Work Letter. 

6.6 Tenant’s Agents. All subcontractors, laborers, materialmen, and suppliers retained directly by Tenant shall all be union
labor in compliance with the then existing master labor agreements. 
 6.7 Time of the Essence in This Tenant Work
Letter. Unless otherwise indicated, all references herein to a “number of days” shall mean and refer to calendar days. In all instances where Tenant is required to approve or deliver an item, if no written notice of approval is given
or the item is not delivered within the stated time period, at Landlord’s sole option, at the end of such period the item shall automatically be deemed approved or delivered by Tenant and the next succeeding time period shall commence.

 6.8 Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in the Lease, as amended, if
an event of default as described in the Lease, as amended, or a default by Tenant under this Tenant Work Letter, has occurred at any time on or before the completion of the Tenant Improvements in the Premises, then (i) in addition to all other
rights and remedies granted to Landlord pursuant to the Lease, as amended, Landlord shall have the right to cause Contractor to cease the construction of the Premises (in which case, Tenant shall be responsible for any delay in the completion of the
Tenant Improvements in the Premises caused by such work stoppage), and (ii) all other obligations of Landlord under the terms of this 

  

					
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	  	 EXHIBIT B
 -4-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 Tenant Work Letter shall be forgiven until such time as such default is cured pursuant to the terms of the
Lease, as amended. 

  

					
	 659835.03/WLA

888888-00374/5-24-10/jdk/jdk
	  	 EXHIBIT B
 -5-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 SCHEDULE 1 TO EXHIBIT B 

LAKE MERRITT PLAZA 
 APPROVED SPACE PLAN AND PRICING PLAN  
 [ATTACHED] 

  

					
	 659835.03/WLA

888888-00374/5-24-10/jdk/jdk
	  	 SCHEDULE 1 TO
 EXHIBIT B
 -1-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 

 

  

					
	 659835.03/WLA

888888-00374/5-24-10/jdk/jdk
	  	 SCHEDULE 1 TO
 EXHIBIT B
 -2-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 

 

  

					
	 659835.03/WLA

888888-00374/5-24-10/jdk/jdk
	  	 SCHEDULE 1 TO
 EXHIBIT B
 -3-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 

 

  

					
	 659835.03/WLA

888888-00374/5-24-10/jdk/jdk
	  	 SCHEDULE 1 TO
 EXHIBIT B
 -4-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 

 

  

					
	 659835.03/WLA

888888-00374/5-24-10/jdk/jdk
	  	 SCHEDULE 1 TO
 EXHIBIT B
 -5-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 

 

  

					
	 659835.03/WLA

888888-00374/5-24-10/jdk/jdk
	  	 SCHEDULE 1 TO
 EXHIBIT B
 -6-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

 EXHIBIT C 

LAKE MERRITT PLAZA 
 OUTLINE OF FIRST OFFER SPACE 

 

 

  

					
	 659835.03/WLA

888888-00374/5-24-10/jdk/jdk
	  	 EXHIBIT C
 -1-
	  	 LAKE MERRITT PLAZA
 [BrightSource Energy, Inc.]

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00188-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00188-of-00352.parquet"}]]