Document:

Change of Control Option Acceleration Agrmt btw Registrant and Doug Miller

 Exhibit 10.36 
  
 SYNPLICITY, INC. 
  
 CHANGE OF CONTROL OPTION ACCELERATION AGREEMENT 
  
 This Change of Control Option Acceleration Agreement (the “Agreement”) is made and entered into effective as of March 26, 2004 (the
“Effective Date”), by and between Doug Miller (the “Employee”) and Synplicity, Inc., a California corporation (the “Company”). Certain capitalized terms used in this Agreement are defined in Section 1 below.

  
 R E C I T A L S 
  
 A. It is expected that the Company from time to time may consider the
possibility of a Change of Control. The Board of Directors of the Company (the “Board”) recognizes that such consideration can be a distraction to the Employee and can cause the Employee to consider alternative employment opportunities.

  
 B. The Board believes that it is in the best interests of the
Company and its shareholders to provide the Employee with an incentive to continue his employment and to maximize the value of the Company upon a Change of Control for the benefit of its shareholders. 
  
 C. In order to provide the Employee with enhanced financial security and
sufficient encouragement to remain with the Company notwithstanding the possibility of a Change of Control, the Board believes that it is imperative to provide the Employee with option acceleration benefits upon certain conditions following a Change
of Control. 
  
 AGREEMENT 
  
 In consideration of the mutual covenants herein contained and the continued
employment of Employee by the Company, the parties agree as follows: 
  
 1. Definition of Terms. The following terms referred to in this Agreement shall have the following meanings: 
  
 (a) Cause. “Cause” shall mean (i) the determination by the CEO, board of directors or manager, as applicable, that the Employee continues
to violate CEO, board of directors or manager directives after there has been delivered to the Employee a written demand for performance from which describes the basis for the Company’s belief that the Employee has not substantially performed
his duties; (ii) the violation of the Employee’s non-disclosure agreement with the Company or the Employee’s duty of loyalty; (iii) the Employee’s commission of a felony, or any other act or omission which is materially injurious to
the financial condition or business reputation of the Company or any of its subsidiaries; or (iv) the engagement by the Employee in actions which involved gross negligence or willful misconduct in the performance of the Employee’s duties.

 (b) Change of Control. “Change of Control” shall mean the occurrence of any of the
following events: 
  
 (i) the consummation of a merger or
consolidation of the Company with any other corporation, other than a merger or consolidation which would result in the voting securities of the Company outstanding immediately prior thereto continuing to represent (either by remaining outstanding
or by being converted into voting securities of the surviving entity) more than fifty percent (50%) of the total voting power represented by the voting securities of the Company or such surviving entity outstanding immediately after such merger or
consolidation; or 
  
 (ii) any approval by the shareholders of
the Company of a plan of complete liquidation of the Company or an agreement for the sale or disposition by the Company of all or substantially all of the Company’s assets. 
  
 (c) Constructive Termination. “Constructive Termination” shall mean (i) the relocation of the Employee to a
facility or location outside the San Francisco Bay Area; (ii) a reduction of the Employee’s salary or target bonus, as applicable, as in effect immediately prior to such reduction; (iii) the assignment to the Employee of any position other than
that of a vice president or general manager of an organization of the surviving entity, provided that it is not Constructive Termination if such a vice president or general manager position is not an officer of the surviving entity or if the
responsibilities are different from the ones the Employee had prior to the Change of Control; or (iv) the failure of the Company to obtain the assumption of this Agreement by any successors contemplated in Section 5 below. 
  
 2. Term of Agreement. This Agreement shall terminate upon the date
that all obligations of the parties hereto under this Agreement have been satisfied. 
  
 3. At-Will Employment. The Company and the Employee acknowledge that the Employee’s employment is and shall continue to be at-will, as defined under applicable law. If the Employee’s employment
terminates for any reason, the Employee shall not be entitled to any compensation, benefits or payments other than as provided by this Agreement or that Offer Letter dated October 1, 1998 between the Company and the Employee (the “Offer
Letter”), as applicable, or as may otherwise be established under the Company’s then existing employee benefit plans or policies at the time of termination. 
  
 4. Change of Control Benefits. 
  
 (a) Termination Following A Change of Control. 
  
 (i) Option Acceleration. If, within twelve (12) months after a Change of Control, the Employee’s employment is
terminated by the Company without Cause or Constructively Terminated by the Company without Cause, then the vesting and exercisability of each option granted to the Employee by the Company (the “Options”) shall be automatically accelerated
in full. 
  
 (ii) Other Termination. If the
Employee’s employment with the Company is terminated other than as described in Section 4(a)(i) above, then the Employee shall not be entitled to receive the option acceleration benefits hereunder, but will be eligible for benefits (if any) as
may be established under the Company’s then existing severance and benefits plans and policies at the time of such termination and such applicable benefits set forth in the Offer Letter. 
  

 -2- 

 (b) Accrued Wages and Vacation; Expenses. Without regard to the reason for, or the timing of,
Employee’s termination of employment: (i) the Company shall pay the Employee any unpaid base salary or other cash compensation, as applicable, due for periods prior to the date of termination; (ii) the Company shall pay the Employee all of the
Employee’s accrued and unused vacation through the date of termination; and (iii) following submission of proper expense reports by the Employee, the Company shall reimburse the Employee for all expenses reasonably and necessarily incurred by
the Employee in connection with the business of the Company prior to the date of termination. These payments shall be made promptly upon termination and within the period of time mandated by law. 
  
 5. Successors. 
  
 (a) Company’s Successors. Any successor to the Company (whether
direct or indirect and whether by purchase, lease, merger, consolidation, liquidation or otherwise) to all or substantially all of the Company’s business and/or assets shall assume the Company’s obligations under this Agreement and agree
expressly to perform the Company’s obligations under this Agreement in the same manner and to the same extent as the Company would be required to perform such obligations in the absence of a succession. For all purposes under this Agreement,
the term “Company” shall include any successor to the Company’s business and/or assets which executes and delivers the assumption agreement described in this subsection (a) or which becomes bound by the terms of this Agreement by
operation of law. 
  
 (b) Employee’s Successors.
Without the written consent of the Company, Employee shall not assign or transfer this Agreement or any right or obligation under this Agreement to any other person or entity. Notwithstanding the foregoing, the terms of this Agreement and all rights
of Employee hereunder shall inure to the benefit of, and be enforceable by, Employee’s personal or legal representatives, executors, administrators, successors, heirs, distributees, devisees and legatees. 
  
 6. Notices. 
  
 (a) General. Notices and all other communications contemplated by
this Agreement shall be in writing and shall be deemed to have been duly given when personally delivered or when mailed by U.S. registered or certified mail, return receipt requested and postage prepaid. In the case of the Employee, mailed notices
shall be addressed to him at the home address that he most recently communicated to the Company in writing. In the case of the Company, mailed notices shall be addressed to its corporate headquarters, and all notices shall be directed to the
attention of its Secretary. 
  
 (b) Notice of Termination.
Any termination by the Company for Cause or by the Employee as a result of a voluntary resignation or a Constructive Termination shall be communicated by a notice of termination to the other party hereto given in accordance with this Section. Such
notice shall indicate the specific termination provision in this Agreement relied upon, shall set forth in reasonable detail the facts and circumstances claimed to provide a basis for termination under the provision so indicated. The failure by the
Employee to include in the notice any fact or circumstance which contributes to a showing of Constructive Termination shall not waive any right of the Employee hereunder or preclude the Employee from asserting such fact or circumstance in enforcing
his rights hereunder. 
  

 -3- 

 7. Arbitration. 
  
 (a) Except as provided in Section 7(d) below, any dispute or controversy arising out of, relating to, or in connection with
this Agreement, or the interpretation, validity, construction, performance, breach, or termination thereof, shall be settled by binding arbitration to be held in Palo Alto, California, in accordance with the National Rules for the Resolution of
Employment Disputes then in effect of the American Arbitration Association (the “Rules”). The arbitrator may grant injunctions or other relief in such dispute or controversy. The decision of the arbitrator shall be final, conclusive and
binding on the parties to the arbitration. Judgment may be entered on the arbitrator’s decision in any court having jurisdiction. 
  
 (b) The arbitrator(s) shall apply California law to the merits of any dispute or claim, without reference to conflicts of law rules. The arbitration
proceedings shall be governed by federal arbitration law and by the Rules, without reference to state arbitration law. Employee hereby consents to the personal jurisdiction of the state and federal courts located in California for any action or
proceeding arising from or relating to this Agreement or relating to any arbitration in which the parties are participants. 
  
 (c) Employee understands that nothing in this Section modifies Employee’s at-will employment status. Either Employee or the Company can terminate the
employment relationship at any time, with or without cause. 
  
 (d) EMPLOYEE HAS READ AND UNDERSTANDS THIS SECTION, WHICH DISCUSSES ARBITRATION. EMPLOYEE UNDERSTANDS THAT SUBMITTING ANY CLAIMS ARISING OUT OF, RELATING TO, OR IN CONNECTION WITH THIS AGREEMENT, OR THE INTERPRETATION, VALIDITY,
CONSTRUCTION, PERFORMANCE, BREACH OR TERMINATION THEREOF TO BINDING ARBITRATION TO THE EXTENT PERMITTED BY LAW, AND THAT THIS ARBITRATION CLAUSE CONSTITUTES A WAIVER OF EMPLOYEE’S RIGHT TO A JURY TRIAL AND RELATES TO THE RESOLUTION OF ALL
DISPUTES RELATING TO ALL ASPECTS OF THE EMPLOYER/EMPLOYEE RELATIONSHIP, INCLUDING BUT NOT LIMITED TO, THE FOLLOWING CLAIMS: 
  
 (i) ANY AND ALL CLAIMS FOR WRONGFUL DISCHARGE OF EMPLOYMENT; BREACH OF CONTRACT, BOTH EXPRESS AND IMPLIED; BREACH OF THE COVENANT OF GOOD FAITH AND FAIR
DEALING, BOTH EXPRESS AND IMPLIED; NEGLIGENT OR INTENTIONAL INFLICTION OF EMOTIONAL DISTRESS; NEGLIGENT OR INTENTIONAL MISREPRESENTATION; NEGLIGENT OR INTENTIONAL INTERFERENCE WITH CONTRACT OR PROSPECTIVE ECONOMIC ADVANTAGE; AND DEFAMATION.

  
 (ii) ANY AND ALL CLAIMS FOR VIOLATION OF ANY FEDERAL STATE OR
MUNICIPAL STATUTE, INCLUDING, BUT NOT LIMITED TO, TITLE VII OF THE CIVIL RIGHTS ACT OF 1964, THE CIVIL RIGHTS ACT OF 1991, THE AGE DISCRIMINATION IN EMPLOYMENT ACT OF 1967, THE AMERICANS WITH DISABILITIES ACT OF 1990, THE FAIR LABOR STANDARDS ACT,
THE CALIFORNIA FAIR EMPLOYMENT AND HOUSING ACT, AND LABOR CODE SECTION 201, et seq; 
  

 -4- 

 (iii) ANY AND ALL CLAIMS ARISING OUT OF ANY OTHER LAWS AND REGULATIONS RELATING TO EMPLOYMENT OR
EMPLOYMENT DISCRIMINATION. 
  
 8. Miscellaneous Provisions.

  
 (a) No Duty to Mitigate. The Employee shall not be
required to mitigate the amount of any payment contemplated by this Agreement, nor shall any such payment be reduced by any earnings that the Employee may receive from any other source. 
  
 (b) Waiver. No provision of this Agreement may be modified, waived or discharged unless the modification, waiver or
discharge is agreed to in writing and signed by the Employee and by an authorized officer of the Company (other than the Employee). No waiver by either party of any breach of, or of compliance with, any condition or provision of this Agreement by
the other party shall be considered a waiver of any other condition or provision or of the same condition or provision at another time. 
  
 (c) Integration. This Agreement and the stock option agreement representing the Option represent the entire agreement and understanding between the
parties as to the subject matter herein and supersede all prior or contemporaneous agreements, whether written or oral. To the extent that any provision in the Offer Letter contradicts or otherwise conflicts with any provision of this Agreement,
this Agreement shall supercede the Offer Letter. 
  
 (d) Choice
of Law. The validity, interpretation, construction and performance of this Agreement shall be governed by the internal substantive laws, but not the conflicts of law rules, of the State of California. 
  
 (e) Severability. The invalidity or unenforceability of any provision
or provisions of this Agreement shall not affect the validity or enforceability of any other provision hereof, which shall remain in full force and effect. 
  
 (f) Employment Taxes. All payments made pursuant to this Agreement shall be subject to withholding of applicable income and employment taxes.

  
 IN WITNESS WHEREOF, each of the parties has executed this
Agreement, in the case of the Company by its duly authorized officer, as of the day and year first above written. 
  

					
	 COMPANY:
	 	 SYNPLICITY, INC.

			
	 	 	 By:
	 	 /s/ Bernie Aronson

	 	 	 	 	 Bernie Aronson, President and CEO

			
	 EMPLOYEE:
	 	 	 	 /s/ Doug Miller

	 	 	 	 	 Doug Miller

  

 -5-Lease btw Registrant and Weston Holding Co., LLC

 EXHIBIT 10.37 
  
  

					
	

	  	AMERICAN PROPERTY MANAGEMENT CORP.	  	 
	  	2154 N.E. Broadway Portland, Oregon 97232	  
	  	Mailing Address: P.O. Box 12127, Portland, Oregon 97212	  
	  	Phone 503-281-7779 Fax 503-460-2616	  

  
 OFFICE LEASE

  
 This Lease (“LEASE”), dated for reference
purposes only, 
  
 April 22, 2004 
  
 is made by and between 
  
 AMERICAN PROPERTY MANAGEMENT CORP. as agent for and on behalf of

  
 WESTON HOLDING CO., L.L.C. (“LESSOR”), and

  
 SYNPLICITY, INC., a California corporation,
(“LESSEE”). 
  
 AMERICAN PROPERTY MANAGEMENT CORP.
Account #C-02/282/6677-06 
  
 LESSOR hereby leases to LESSEE
the following: 
  
 Suite #210 consisting of approximately
1,854 rentable square feet (“Premises”) 
  
 (See
Standard of Measurement Section 1.1) 
  
 (This measurement includes
a load factor for the Building of 10%) 
  
 in the
Beaverton Plaza Office Building 
  
 located at 3720 SW
141st Ave., Beaverton, OR 97005 (“Building”) 
  
 for
a term commencing July 1, 2004; (“Commencement Date”) 
  
 and continuing through June 30, 2007; (“Expiration Date”) 
  
 at an initial Base Rental of $2,163.00 (U.S.) per month (“Base Rent”) (see Section 37.1) 
  
 payable in advance on the first day of each month at 
  
 2154 N.E. Broadway, Suite #200, Portland, Oregon 97232-1561 
  
 commencing July 1, 2004. 
  

 (1) 
 LESSOR INITIAL             LESSEE INITIAL             

 LESSOR and LESSEE covenant and agree as follows: 
  
 1.1 STANDARD OF MEASUREMENT 
  

	 	a.)	Useable Square Footage 

  
 Is that area from the center of the tenant demising wall to the center of the opposite tenant demising wall which is established by the American National
Standard Method of Measurement of Office Floor Space (ANSI Z65.1-1980) and the Building Owners and Manager Association (BOMA). 
  

	 	b.)	Load Factor 

  
 Is a percentage of all the Building common areas such as Building lobby, elevator lobbies, common hallways, common restrooms, common utility service
closets, common conference room, common canteen/kitchen lounge areas and designated smoking areas. Not calculated is vertical floor penetrations such as stairways, elevator shafts or mechanical shafts. 
  

	 	c.)	Rentable Square Footage 

  
 Is the calculated useable square footage plus a percentage of the common area of the Building. The total of the two equal rentable square footage.

  
 Formula: 
 1,685 useable square feet + 10% Load Factor = 1,854 rentable square feet 
  
 Note:        The actual common area
square footage may exceed the Load Factor of this Lease. 
  

	 	d.)	These square footages are approximations only and may vary from the actual square footage. Prior to occupancy LESSEE may inspect and measure the Premises to confirm the square
footage. As of occupancy LESSEE shall be deemed to have accepted the Premises, and will be deemed to have waived any objection to the square footage approximations set forth herein. 

  
 2.1 DELIVERY OF POSSESSION 
  
 Should LESSOR be unable to deliver possession of the Premises on the date fixed for the
Commencement Date of the term, the Commencement Date will be deferred and LESSEE shall owe no rent until receiving notice from LESSOR tendering possession to LESSEE. If possession is not so tendered within 90 days following the Commencement Date of
the term, then LESSEE may elect to cancel this LEASE by providing written notice to LESSOR within 10 days following expiration of the 90 day period. LESSOR shall have no liability to LESSEE for delay in delivering possession, nor shall such delay
extend the term of this LEASE in any manner. 
  
 2.2 EARLY POSSESSION

  
 If LESSEE occupies the Premises prior to said Commencement Date, such
occupancy shall be subject to all provisions of this LEASE, such occupancy shall not advance the Expiration Date, and LESSEE shall pay rent for such period at the initial monthly rates set forth above. 
  

 (2) 
 LESSOR INITIAL             LESSEE INITIAL             

 2.3 ACCEPTANCE OF PREMISES 
  
 Except as may be provided for in any exhibit, appendix or rider hereto, occupancy shall be construed to mean that LESSEE expressly
acknowledges that it has fully inspected the Premises and accepts the Premises in their present condition. LESSEE further acknowledges LESSOR shall not be responsible for any alterations, improvements or repairs unless by written agreement of the
parties, attached to and made a part of this LEASE. 
  
 3.1 RENT PAYMENT

  
 Upon LESSEE’S execution of the LEASE, LESSEE shall pay the Base Rent
for the first calendar month of the LEASE term for which rent is payable. LESSEE shall pay the Base Rent for the Premises and any additional charges provided herein without deduction or offset. Rent for any partial month during the lease term shall
be prorated to reflect the number of days during the month that LESSEE occupies the Premises based on a thirty (30) day month/360 day year. Rent or any additional charges not paid when due shall bear interest at the rate of one-and-one-half percent
(1 1/2%) per month until paid in full. LESSOR may at its option impose a late charge of .10 for each $1 due or $50.00, whichever is greater, for rent or other additional charges paid made more than 10 days after its due date in lieu of interest for
the first month of delinquency, without waiving any other remedies available for default. 
  
 4.1 SECURITY DEPOSIT 
  
 Concurrently with
the execution of this LEASE by the LESSEE, LESSEE shall deliver to LESSOR two-thousand one-hundred sixty-three and no/100 dollars ($2,163.00) as security for the full, timely and faithful performance by LESSEE of every covenant and condition
of this LEASE. It is expressly understood and agreed the security deposit is not an advance of rental deposit or a measure of LESSOR’S damages in the case of a default. This deposit shall not bear interest. The security deposit shall not be
considered a trust fund. LESSOR does not represent that LESSOR is acting as a trustee or in any fiduciary capacity in controlling or using LESSEE’S security deposit as provided for herein. If LESSEE shall default with respect to any covenant or
condition of this LEASE, LESSOR may apply the whole or part of such security deposit to the payment of any sum in default or any other sum which LESSOR may be required to spend by reason of LESSEE’S default. In such event, LESSEE shall upon
demand immediately pay to LESSOR the amount necessary to restore the security deposit to its original amount. When the Base Rent is adjusted per the terms of this LEASE, an additional amount shall be paid to bring the security deposit amount equal
to the newly adjusted Base Rent amount. If LESSEE, complies with all of the covenants and conditions of this LEASE, the security deposit or any balance thereof shall be returned to the LESSEE within sixty (60) days after the Expiration Date of the
lease term. 
  
 5.1 USE 
  
 LESSEE shall use the Premises for professional business office use only with no retail sales
or manufacturing and for no other purpose without LESSOR’S consent. In connection with its use, LESSEE shall at its expense promptly comply with all applicable laws, ordinances, rules and regulations of any public authority and shall not annoy,
obstruct, or interfere with the rights of the other tenants of the Building. LESSEE shall create no nuisance nor allow any objectionable fumes, noise, or vibrations to be emitted from the Premises. LESSEE shall not conduct any activities that will
increase LESSOR’S insurance rates for any portion of the Building or that will in any manner degrade or damage the reputation of the Building. 
  

 (3) 
 LESSOR INITIAL             LESSEE INITIAL             

 6.1 EQUIPMENT 
  
 LESSEE shall install in the Premises only such office equipment as is customary for general office use and shall not overload the weight capacity of the floors or the
capacity of the electrical circuits of the Premises or Building or alter the plumbing or wiring of the Premises or Building. LESSOR must approve, in advance, the location and manner of installing any electrical, heat generating or communication
equipment or exceptionally heavy articles. Any additional air conditioning required because of heat generating equipment or special lighting installed by the LESSEE shall be installed and maintained at LESSEE’S expense. LESSOR shall have no
obligation to permit the installation of equipment by any telecommunications provider whose equipment is not then servicing the building. 
  
 7.1 SIGNS 
  
 No signs, awnings, antennas, or other apparatus shall be painted on or attached to the Building or anything placed on any glass or woodwork of the Premises or positioned so as to be visible from outside the Premises
without LESSOR’S written approval as to design, size, location and color. All signs installed by LESSEE shall comply with LESSOR’S standards for signs and all applicable codes and ordinances and all signs and sign hardware shall be removed
upon termination of this LEASE with the sign location restored to its former state unless LESSOR elects to retain all or any portion thereof. LESSOR shall provide and install building standard signage in the name of the LESSEE as it appears in this
LEASE for the Building lobby and suite entry. LESSEE shall be responsible for all signage expense if the LEASE term is twelve months or less. Any changes thereafter requested by LESSEE and approved by LESSOR shall be at LESSEE’S sole expense.

  
 8.1 UTILITIES AND SERVICES 
  
 LESSOR shall furnish heat, electricity, elevator service, and if the Premises are air
conditioned, air conditioning during the normal Buildings hours of 7:00 A.M. to 6:00 P.M., Monday through Friday, except holidays and 7:00 A.M. to 2:00 P.M. Saturdays, except holidays. The acceptable temperature range for the Premises, which will
not include the “Server” room described in Exhibit “B-1,” is between 67 degrees to 75 degrees Fahrenheit, as measured from the thermostat level which is approximately sixty inches (60”) above the floor, unless there are
extreme weather conditions which create an unusually hot or cold condition. The LESSOR will not be responsible for maintaining a temperature range in the “Server” room and LESSEE agrees to provide supplemental cooling to said
“Server” room, if necessary. Janitorial service will be provided in accordance with the regular schedule of the Building, which schedule and service may change from time to time. LESSEE shall comply with all government laws and
regulations regarding the use or reduction of use of utilities on the Premises. Interruption of services or utilities shall not be deemed an eviction or disturbance of LESSEE’S use and possession of the Premises, render LESSOR liable to LESSEE
for damages, or relieve LESSEE from performance of LESSEE’S obligations under this LEASE, but LESSOR shall take all reasonable steps to correct any interruptions in service. Electrical service furnished will be 110 volts unless different
service already exists in the Premises. The LESSOR shall only provide repair and maintenance to building standard florescent light fixtures. The LESSOR shall not be responsible for repair, maintenance (including light bulb replacement) for
non-building standard light fixtures. LESSEE shall provide its own surge protection for power furnished to the Premises. 
  
 8.2 EXTRA USAGE 
  
 If LESSEE uses excessive amounts of LESSOR provided utilities and/or services of any kind because of operation during normal Building hours and/or outside of normal Building hours, high demands from office machinery
and equipment, nonstandard lighting or any other cause, LESSOR may impose a reasonable charge for supplying such extra utilities and/or services, which charge shall be payable monthly by LESSEE in conjunction with rent payments. In case of dispute
over any extra charge under this paragraph, LESSOR shall designate a qualified independent engineer whose decision shall be conclusive on both parties. LESSOR and LESSEE shall each pay one-half of the cost of such determination. 

	

  

 (4) 
 LESSOR INITIAL             LESSEE INITIAL             

 8.3 REMOVAL OF DEBRIS 
  
 LESSEE shall be solely responsible for and promptly pay for the removal of all debris, cardboard, all and any other refuse generated in LESSEE’S moving into premises
including the replacement of office furniture and equipment during tenancy and in vacating the Premises. Upon request, LESSOR shall supply LESSEE the name of a recycling company to remove recyclable items. LESSEE shall pay such additional charge in
full upon receipt of statement. 
  
 9.1 MAINTENANCE AND REPAIRS 

 
 LESSOR shall have no liability for failure to perform required maintenance and repair
unless written notice of the needed maintenance or repair is given by LESSEE and LESSOR fails to commence efforts to remedy the problem in a reasonable time and manner. LESSOR shall have the right to erect scaffolding and other apparatus necessary
for the purpose of making repairs, and LESSOR shall have no liability for interference with LESSEE’S use because of repairs and installations, nor shall LESSOR be required to provide LESSEE with advance written notice of LESSOR’S access to
the Premises. LESSEE shall have no claim against LESSOR for any interruption or reduction of services or interference with LESSEE’S occupancy, and no such interruption or reduction shall be construed as a constructive or other eviction of
LESSEE. Repair of damage caused by negligent or intentional acts or breach of this LEASE by LESSEE, its employees, or invitees shall be at LESSEE’S expense. 
  
 The LESSOR shall only provide repair and maintenance to building standard florescent light fixtures. The LESSOR shall not be responsible for
repair, maintenance (including light bulb replacement) for non-building standard light fixtures. 
  
 10.1 ALTERATIONS 
  
 LESSEE shall not make
any alterations, additions, or improvements to the Premises, change the color or character of the interior, or install any wall or floor covering without LESSOR’S prior written consent. Any such additions, alterations, or improvements, except
for removable machinery and unattached moveable trade fixtures shall at once become part of the realty and belong to LESSOR. LESSOR may at its option require that LESSEE remove any alterations and restore the Premises to the original condition upon
termination of this LEASE. LESSOR shall have the right to approve the contractor used by LESSEE for any work in the Premises, and to post notices of nonresponsibility in connection with any work being performed by LESSEE in the Premises. LESSEE
agrees that any Building or fixture modifications within the LESSEE’S Premises that is required to accommodate the LESSEE, employees or invitees of the LESSEE, as required by the Americans with Disabilities Act (ADA), will be at the expense of
the LESSEE. 
  
 The LESSEE shall not alter any lock or install a new or additional
lock or any bolt on any door of the Premises without prior written consent of the LESSOR. In the event LESSEE desires to change or modify door locks on the Premises, LESSEE shall notify LESSOR in advance and shall use LESSOR’S authorized
locksmith and LESSEE shall bear such cost. 
  
 11.1 INDEMNITY 

 
 LESSEE shall not allow any liens to attach to the Building or LESSEE’S interest in
the Premises as a result of its activities. LESSEE shall indemnify and defend LESSOR from any claim, liability, damage, or loss occurring on the Premises, arising out of any activity by LESSEE, its agents, or invitees or resulting from LESSEE’S
failure to comply with any term or condition of this LEASE. LESSOR shall have no liability to LESSEE because of loss or damage caused by the acts or omissions of other tenants of the Building, or by third parties. 
  

 (5) 
 LESSOR INITIAL             LESSEE INITIAL             

 12.1 INSURANCE 
  
 LESSEE shall carry liability insurance in the amount of no less than $1,000,000.00 and which insurance shall have an endorsement naming LESSOR and LESSOR’S agent, if
any, as an additional insured and covering the liability insured under Paragraph 11.1 of this LEASE. LESSEE shall furnish a certificate evidencing such insurance which shall state that the coverage shall not be canceled or materially changed without
10 days advance written notice to LESSOR and LESSOR’S agent, if any, and a renewal certificate shall be furnished at least 10 days prior to expiration of any policy. LESSEE is responsible for their own fire insurance, see Section 14.1.

  
 13.1 FIRE OR CASUALTY 
  
 “Major Damage” means damage by fire or other casualty to the Building or the
Premises which causes the Premises or any substantial portion of the Building to be unusable, or which will cost more than 25 percent (25%) of pre-damage value of the Building to repair, or which is not covered by insurance. In case of Major Damage,
LESSOR may elect to terminate this LEASE by notice in writing to LESSEE within 60 days after such date. If this LEASE is not terminated following Major Damage, LESSOR shall promptly restore the Premises to the condition existing just prior to the
damage. LESSEE shall promptly restore all damage to tenant improvements or alterations installed or paid by LESSEE or pay the cost of such restoration to LESSOR if LESSOR elects to do the restoration of such improvements. Rent shall be reduced from
the date of damage until the date restoration work being performed by LESSOR is substantially complete, with the reduction to be in proportion to the area of the Premises not useable by LESSEE. 
  
 14.1 WAIVER OF SUBROGATION 
  
 LESSEE shall be responsible for insuring its personal property and trade fixtures located on
the Premises. Neither LESSOR nor LESSEE shall be liable to the other for any loss or damage caused by fire, water damage, sprinkler leakage, or any of the risks that are or could be covered by a standard all risk insurance policy with an extended
coverage endorsement, or for any business interruption, and there shall be no subrogated claim by one party’s insurance carrier against the other party arising out of any such loss. 
  
 15.1 EMINENT DOMAIN 
  
 If a condemning authority takes title by eminent domain or by agreement in lieu thereof to the entire Building or a portion sufficient to render the Premises unsuitable
for LESSEE’S use, then either party may elect to terminate this LEASE effective on the date that possession is taken by the condemning authority. Rent shall be reduced for the remainder of the term in an amount proportionate to the reduction in
the area of the Premises caused by the taking. All condemnation proceeds shall belong to LESSOR, and LESSEE shall have no claim against LESSOR or the condemnation award because of the taking. 
  
 16.1 ASSIGNMENT AND SUBLETTING 
  
 This LEASE shall bind and inure to the benefit of the parties, their respective heirs,
successors, and assigns, provided that LESSEE shall not assign its interest under this LEASE or sublet all or any portion of the Premises without first obtaining LESSOR’S consent in writing. This provision shall apply to all transfers by
operation of law including but not limited to mergers and changes in control of LESSEE. No assignment or subletting shall relieve LESSEE of its obligation to pay rent or perform other obligations required by this LEASE, and no consent to one
assignment or subletting shall be a consent to any further assignment or subletting. LESSOR shall not unreasonably withhold its consent to any assignment, or to subletting provided 
  

 (6) 
 LESSOR INITIAL             LESSEE INITIAL             

 the subrental rate or effective rental paid by the assignee is not less than the current scheduled rental rate of the
Building for comparable space and the proposed LESSEE is compatible with LESSOR’S normal standards for the Building. If LESSEE proposes a subletting or assignment to which LESSOR is required to consent under this paragraph, LESSOR shall have
the option of terminating this LEASE and dealing directly with the proposed sublessee or assignee, or any third party. If an assignment or subletting is permitted, any cash profit, or the net value of any other consideration received by LESSEE as a
result of such transaction shall be paid to LESSOR promptly following its receipt by LESSEE. LESSEE shall pay any costs incurred by LESSOR in connection with a request for assignment or subletting, including reasonable attorneys’ fees.

  
 17.1 DEFAULT 
  
 Any of the following shall constitute a default by LESSEE under this LEASE: 
  

	(a)	LESSEE’S failure to pay rent or any other charge under this LEASE within 10 days after it is due. 

  

	(b)	LESSEE’S failure to comply with any other term or condition within 10 days following written notice from LESSOR specifying the noncompliance. If such noncompliance cannot be
cured within this 10 day period, the provision shall be satisfied if LESSEE commences correction within such period and thereafter proceeds in good faith and with reasonable diligence to effect compliance as soon as possible. Time is of the essence
in the performance of this LEASE. 

  

	(c)	The making by LESSEE of any general assignment or general arrangement for the benefit of creditors; or the filing by or against LESSEE of a petition to have LESSEE adjudged a
bankrupt, or a petition or reorganization or arrangement under any law relating to bankruptcy (unless, in the case of a petition filed against LESSEE, the same is dismissed within sixty (60) days); or the appointment of a trustee or a receiver to
take possession of substantially of all LESSEE’S assets located at the Premises or of LESSEE’S interest in this LEASE, where possession is not restored to LESSEE within thirty (30) days; or the attachment, execution, or other judicial
seizure of substantially all of LESSEE’S assets located at the Premises or of LESSEE’S interest in this LEASE, where such seizure is not discharged within thirty (30) days. 

  

	(d)	Assignment or subletting by LESSEE in violation of Paragraph 16.1. 

  

	(e)	Vacation or abandonment of the Premises without the written consent of LESSOR. 

  

17.2 REMEDIES FOR DEFAULT 
  
 In case of default as described in Paragraph 17.1, LESSOR shall have the right to the following remedies which are intended to be cumulative and in addition to any other
remedies provided under applicable law: 
  

	(a)	LESSOR may terminate the LEASE and retake possession of the Premises. Following such retaking of possession, efforts by LESSOR to relet the Premises shall be sufficient if LESSOR
follows its usual procedure for finding tenants for the space at rates not less than the current rates for other comparable space in the Building. If LESSOR has other vacant space in the Building, prospective tenants may be placed in such other
space without prejudice to LESSOR’S claim to damages or loss of rental from LESSEE. 

  

	(b)	LESSOR may recover all damages caused by LESSEE’S default which shall include an amount equal to rentals lost because of the default, lease commissions paid for this LEASE, the
unamortized cost of any tenant improvements installed by LESSOR to meet LESSEE’S special requirements and the cost of any clean up, refurbishing, lock changes and removal of the LESSEE’S property and fixtures. LESSOR may sue periodically
to recover damages as they occur throughout the lease term, and no action for accrued damages shall bar a later action for damages subsequently accruing. LESSOR may elect in any one action to recover accrued damages plus damages attributable to the
remaining term of the LEASE. Such damages shall be measured based upon the rent due under this LEASE for the remainder of the term, discounted to the time of judgment at the prevailing interest rates on judgments. 

  

 (7) 
 LESSOR INITIAL             LESSEE INITIAL             

	 	(c)	LESSOR may make any payment or perform any obligation which LESSEE has failed to perform, in which case LESSOR shall be entitled to recover from LESSEE upon demand all amounts so
expended, plus interest from the date of the expenditure at the rate of one-and-one-half percent (1 1/2%) per month. Any such payment or performance by LESSOR shall not waive LESSEE’S default. 

  
 18.1 SURRENDER 
  
 On the Expiration Date or early termination of this LEASE, LESSEE shall deliver all keys to LESSOR to avoid a minimum lock change charge of
$125.00 per lock and surrender the Premises broom clean and in the same condition as at the commencement date of the term subject only to reasonable wear from ordinary use. LESSEE shall remove all of its furnishings and trade fixtures that remain
its property and restore all damage resulting from such removal. Failure to remove shall be an abandonment of the property and LESSOR may dispose of it in any manner without liability and LESSEE shall pay a reasonable charge for such removal and
disposal. If LESSEE fails to vacate the Premises when required, including failure to remove all its personal property, LESSOR may elect either: (1) to treat LESSEE as a tenant from month to month, subject to all the provisions of this LEASE except
that rent shall be one-and-one-half (1 1/2) times the total rent being charged when the lease term expired; or (2) to eject LESSEE from the Premises and recover damages caused by wrongful holdover. During the period of sixty (60) days prior to the
termination date of this LEASE, the LESSOR may post on said premises or in the windows thereof signs of appropriate size notifying the public that the premises are “For Lease.” 
  
 19.1 REGULATIONS 
  
 LESSOR shall have the right (but shall not be obligated) to make, revise and enforce regulations or policies consistent with this LEASE for the purpose of moving, use of
common areas, prohibiting smoking or promoting safety, health, order, economy, cleanliness, and good service to all tenants of the Building. All such regulations and policies shall be complied with as if part of this LEASE. 
  
 20.1 ACCESS 
  
 During times other than normal Building hours LESSEE’S officers and employees or those having business with LESSEE may be required to
identify themselves or show passes in order to gain access to the Building. LESSOR shall have no liability for permitting or refusing to permit access by anyone. LESSOR shall have the right to enter upon the Premises at any time by passkey or
otherwise to determine LESSEE’S compliance with this LEASE, to perform necessary repairs to the Building or the Premises, examine the condition of the Premises, to show the Premises to any prospective tenant or purchasers or for any other
lawful purpose. Except in the case of emergency, such entry shall be at such times and in such manner as to minimize interference with the reasonable business use of the Premises by LESSEE. 
  
 21.1 FURNITURE AND BULKY ARTICLES 
  
 LESSEE shall move furniture and bulky articles in and out of the Building or make
independent use of the elevators only at times approved by LESSOR following at least 24 hours’ advance written notice to LESSOR of the intended move. Items of 1,000 pounds or greater shall require LESSOR’S approval. 
  

 (8) 
 LESSOR INITIAL             LESSEE INITIAL             

 22.1 NOTICES 
  
 Notices between the parties relating to this LEASE shall be in writing, effective when delivered, or facsimile, or if mailed, effective on the second day following
mailing, postage prepaid, to the address for the party stated in this LEASE or to such other address as either party may specify by written notice to the other. Notice to LESSEE may always be delivered to the Premises. Rent shall be payable to
LESSOR at the LESSOR’S address and in the same manner, but shall be considered paid only when received. 
  
 23.1 SUBORDINATION 
  
 This LEASE shall be
subject and subordinate to any mortgages, deeds of trust, or land sale contracts (hereafter collectively referred to as encumbrances) now existing against the Building. At LESSOR’S option this LEASE shall be subject and subordinate to any
future encumbrance hereafter placed against the Building (including the underlying land) or any modifications of existing encumbrances, and LESSEE shall execute such documents as may reasonably be requested by LESSOR or the holder of the encumbrance
to evidence this subordination. 
  
 24.1 TRANSFER OF BUILDING 

 
 If the Building is sold or otherwise transferred by LESSOR or any successor, LESSEE shall
attorn to the purchaser or transferee and recognize it as the LESSOR under this LEASE, and, provided the purchaser assumes all obligations hereunder, the transferor shall have no further liability hereunder. 
  
 25.1 ESTOPPELS 
  
 Either party will within 20 days after written notice from the other execute, acknowledge and deliver to the other party a certificate
certifying whether or not this LEASE has been modified and is in full force and effect; whether there are any modifications or alleged breaches by any other party; the dates to which rent has been paid in advance, and the amount of any security
deposit, Lease Consideration, or prepaid rent; and any other facts that may reasonably be requested. Failure to deliver the certificate within the specified time shall be conclusive upon the party of whom the certificate was requested that the lease
is in full force and effect and has not been modified except as may be represented by the party requesting the certificate. If requested by the holder of any encumbrance, or any ground lessor, LESSEE will agree to give such holder or LESSOR notice
of and an opportunity to cure any default by LESSOR under this LEASE. 
  
 26.1
ATTORNEYS FEES 
  
 In any litigation arising out of this LEASE, the
prevailing party shall be entitled to recover, in addition to costs and disbursements, attorneys’ fees at trial and on any appeal. If LESSOR incurs attorneys’ fees because of a default by LESSEE, LESSEE shall pay all such fees whether or
not litigation is filed. 
  
 27.1 QUIET ENJOYMENT 
  
 LESSOR warrants that so long as LESSEE complies with all terms of this LEASE, it shall be
entitled to peaceable and undisturbed possession of the Premises free from any eviction or disturbance by LESSOR. Neither LESSOR nor its managing agent shall have any liability to LESSEE for loss or damages arising out of the acts, including
criminal acts, of other tenants of the Building or third parties, nor any liability for any reason which exceeds the value of its interest in the Building. 
  

 (9) 
 LESSOR INITIAL             LESSEE INITIAL             

 28.1 COMPLETE AGREEMENT 
  

This LEASE and the attached Exhibits and Schedules constitute the entire agreement of the parties and supersede all prior written and oral agreements and
representations. Neither LESSOR nor LESSEE is relying on any representations other than those expressly set forth herein. There are no implied covenants or other agreements between the parties except as expressly set forth in this LEASE. 

 
 29.1 CHAIR MATS 
  
 LESSEE shall provide, at LESSEE’S expense, chair mats for all desk rolling chairs within the leased space and will be responsible for
carpet wear caused by chairs which could have been avoided by the use of chair mats. 
  
 30.1 PARKING 
  
 LESSEE shall have the nonexclusive use of
seven (7) parking spaces for every 1,685 useable square feet of leased space for the use during normal business hours. LESSOR has sole control of parking and may designate areas for patrons of the property/Building and assign LESSEE
and employees of the LESSEE to designated parking areas. LESSEE and employees shall park their cars only in these areas designated for the purpose by the LESSOR. LESSEE shall furnish to LESSOR license numbers of vehicles used by the LESSEE and the
employees of the LESSEE, and notify LESSOR of any changes within five (5) days. If LESSEE or its employees fail to park their vehicles in designated parking areas, then LESSOR may charge LESSEE twenty dollars ($20.00) per day per vehicle for each or
partial day, in any area other than those designated, or if the area is signed as a towing area, to have the vehicle(s) towed at the LESSOR’S option and at the expense of the LESSEE and its employees. LESSEE acknowledges and agrees that LESSOR
shall not be responsible for the enforcement of any parking rules or regulations in connection with reserved parking spaces contained in this LEASE and/or in the Building rules. 
  
 There shall be no overnight storage of vehicles or trailers in the parking areas or outside of Premises. LESSOR may remove vehicle from
property and LESSEE shall bear the cost of such removal. 
  
 31.1 COMMON AREA

  
 Where the Building has a common entrance or meeting room, the LESSEE may
use these facilities at no cost on a first-come, first-serve basis by contacting the LESSOR and reserving the room in advance. Abusing the privilege of the rooms may result in the loss of said use. 
  
 32.1 NOTICE TO OWNERS, BUYERS, AND TENANTS REGARDING 
 HAZARDOUS WASTES OR SUBSTANCES UNDERGROUND STORAGE 
 TANKS

  
 Comprehensive Federal and State laws and regulations have been enacted in
the last few years in an effort to develop controls over the use, storage, handling, cleanup, removal and disposal of hazardous wastes or substances. Some of these laws and regulations, such as, for example, the so-called “Superfund Act”,
provide for broad liability schemes wherein an owner, tenant or other user of the property may be liable for cleanup costs and damages regardless of fault. Other laws and regulations set standards for the handling of asbestos or establish
requirements for the use, modification, abandonment or closing of underground storage tanks. 
  

 (10) 
 LESSOR INITIAL             LESSEE INITIAL             

 It is not practical or possible to list all such laws and regulations in this LEASE. Therefore, owners, buyers and
tenants are urged to consult legal counsel to determine their respective rights and liabilities with respect to the issues described in this notice as well as all other aspects of the proposed transaction. If hazardous wastes or substances have
been, or are going to be used, stored, handled or disposed of on the property, or if the property has or may have underground storage tanks, it is essential that legal and technical advice be obtained to determine, among other things, what permits
and approvals have been or may be required, if any, the estimated costs and expenses associated with the use, storage, handling, cleanup, removal or disposal of the hazardous wastes or substances and what contractual provisions and protections are
necessary or desirable. It may also be important to obtain expert assistance for site investigations as to the likelihood of hazardous wastes or substances, or underground storage tanks being on the property. 
  
 Although LESSOR will disclose any knowledge it actually possesses with respect to the
existence of hazardous wastes or substances, or underground storage tanks on the property, LESSOR has not made investigations or obtained reports regarding the subject matter of this notice, except as may be described in a separate written document
signed by LESSOR. LESSOR makes no representations regarding the existence or nonexistence of hazardous wastes or substances, or underground storage tanks on the property. You should contact a professional, such as a civil engineer, geologist,
industrial hygienist or other persons with experience in these matters to advise you concerning the property. 
  
 The term “hazardous wastes or substances” is used in this notice in its very broadest sense and includes, but is not limited to petroleum base products, paints and solvents, lead cyanide, DDT, printing inks,
acids, pesticides, ammonium compounds, asbestos, PCBs and other chemical products. Hazardous wastes or substances and underground storage tanks may be present on all types of real property. This notice is therefore meant to apply to any transaction
involving any type of real property, whether improved or unimproved. 
  
 33.1
MODIFICATION 
  
 This LEASE may not be modified except by endorsement in
writing attached to this LEASE, dated and signed by all the parties hereto, and LESSOR shall not be bound by any oral or written statement of any servant, agent, or employee modifying this LEASE. 
  
 34.1 PARTIES AFFECTED 
  
 The rights, liabilities and remedies provided for herein shall extend to the heirs, legal representatives, successors and, so far as the
terms of this LEASE permit, assigns of the parties hereto, and the words “LESSOR” and “LESSEE” and their accompanying verbs or pronouns, wherever used in this LEASE, shall apply equally to all persons, firms, or corporations
which may be or become parties hereto. 
  
 35.1 SECURITY 
  
 LESSEE and not LESSOR, is responsible for security of the Premises. Any breach in security
of the Premises, common areas, common access doors, and/or elevators shall not constitute an eviction of the LESSEE or relieve LESSEE from any of LESSEE’S obligations under this LEASE. All tenants shall have the responsibility for maintaining
the security to common access. LESSOR may modify the type or amount of security measures or services provided to the Building or the Premises at any time without notice. 
  

 (11) 
 LESSOR INITIAL             LESSEE INITIAL             

 36.1 RIGHT TO RELOCATE 
  

LESSOR hereby reserves the right at any time during the term hereof to change the location of the Premises in the Building or other acceptable property as may be
required. In the event LESSOR elects to exercise the foregoing option it shall advise LESSEE with sixty (60) days prior written notice of its intention. If LESSEE does not accept relocation space this LEASE will terminate at end of sixty (60) day
notice period. LESSEE hereby agrees to be bound by its election to relocate or terminate this LEASE and, further, to execute upon receipt from LESSOR, whatever amendments or other instruments may be required to correctly reflect the foregoing
changes and/or alterations. LESSOR shall relocate LESSEE at LESSOR’S sole expense. LESSEE shall be relocated to a premise of like kind and quality. 
  
 37.1 COST-OF-LIVING ADJUSTMENT (CPI) 
  
 The Base Rental will be adjusted on the rental adjustment dates described in Section 37.2 based on the following factors: 
  
 The percentage increase in the yearly Consumer Price Index for U.S. City average (all urban
consumers), as of March 2004 and the same Consumer Price Index as of March 2005, and on the same month of each year of the LEASE term. Such information will be secured from the U.S. Bureau of Labor Statistics. Said increase shall be
subject to a minimum annual increase of 3% and a maximum annual increase of 5%. 
  
 37.2 RENTAL ADJUSTMENT DATES 
  
 June 1, 2005 

June 1, 2006 
  
 37.3 UTILITY ADJUSTMENT 
  
 LESSEE shall
pay as Additional Rent, one (1) time per year, LESSEE’S proportionate share of any increase in basic utility costs for the Building. 
  
 The base period shall be March 2003 to February 2004, during which time the actual utility costs were $ to be determined (this amount shall be
provided to LESSEE after LEASE signing date). The comparison period shall be defined as the twelve calendar month period directly following the base period and every consecutive twelve calendar month period thereafter. The actual utility costs shall
be defined as all Building meter accounts paid by the Lessor. For the purposes of the utility adjustment, the Utility Building size shall be the actual useable square feet less any space separately metered or submetered or 16,930 square feet
and the LESSEE’S pro-rata share is 9.95% which is based on the actual Premises useable square feet divided by the Utility Building size. Since the useable square feet of the Building can change, the above Utility Building size and
LESSEE’S prorata share is subject to change. 
  
 The one (1) time per year
utility payment, if any, shall be paid by the LESSEE every June 1st starting June 1, 2005 and shall be calculated as follows: 
  
 First, before any comparison of utility costs is made, the adjusted actual entire Building base period utility cost paid by the Lessor shall be increased by the CPI
percentage change for the same period (see Section 37.1) to create an “adjusted” base amount. Next, the “adjusted” base period utility amount shall be subtracted from the comparison period adjusted actual entire Building utility
cost. Last, the difference shall be multiplied by the LESSEE’S pro-rata share. This amount will be due and payable as a one (1) time per year Additional Rent charge paid by the LESSEE every June 1st starting June 1, 2005. An example is
as follows: 
  

 (12) 
 LESSOR INITIAL             LESSEE INITIAL             

 Example 
  

							
	1.)	  	Actual Building Size	  	20,000 useable sq. ft.	 	 
	2.)	  	Building Tenants who pay their utilities direct on separate meters or separately read submeters	  	2,500 useable sq. ft.	 	 
	3.)	  	Adjusted Building Size	  	17,500 useable sq. ft.	 	 
				
	4.)	  	LESSEE’S Premises =	  	1,000 useable sq. ft.	 	 
	5.)	  	LESSEE’S pro-rata share =	  	5.7%	 	 
				
	6.)	  	Actual Utility Costs during Base Period for Entire Building	  	$17,500.00	 	($1.00/rsf/yr)
	7.)	  	CPI Increase	  	x            3%	 	 
	8.)	  	“Adjusted” Utility Costs Base Period	  	$18,025.00	 	 
	9.)	  	Actual Utility Costs during Comparison Period for Entire Building	  	$19,600.00	 	(12% increase)
	10.)	  	Difference between Comparison Period and “Adjusted” Base Period	  	$1,575.00	 	 
			
	11.)	  	Tenant’s annual Pro-rata Share 5.7% or $89.78, which is a one (1) time per year payment made by the LESSEE.	 	 

  
 38.1 SMOKING - ENTIRE

  
 NON-SMOKING BUILDING 
  
 The Building in which the Premises is located has been designated as an entire NON-SMOKING
Building. This includes all areas of the Building, both common areas as well as individual tenant spaces. Thus, smoking in the Premises is not permitted. Because of the fact that some tenants’ leases were in existence prior to the
adoption of the entire building non-smoking policy, these tenants have the right, if they choose, to smoke in their Premises only, but do have a LEASE obligation to provide smokeless ashtrays and/or an air purification system that will filter air
within the space to the extent that it is economically feasible. LEASES for all new tenants moving into the Building will incorporate the entire non-smoking Building policy and will prohibit these new tenants under their LEASE from smoking in all
areas of the Building. 
  
 39.1 WAIVER 
  
 Any waiver by the LESSOR of any breach of any covenant herein contained to be kept and
performed by the LESSEE shall not be deemed or considered as a continuing waiver, and shall not operate to bar or prevent the LESSOR from declaring a forfeiture for any succeeding breach, either of the same condition or covenant otherwise.

  
 40.1 PERSONAL GUARANTY 
  
 See Exhibit “A” 
  
     X     None Required 
  

 (13) 
 LESSOR INITIAL             LESSEE INITIAL             

 41.1 INTERIOR DESIGN & MODIFICATION 
  
 See Exhibit “B-1” and “B-2” Space Plan 
  
 42.1 LESSOR AGREED TENANT 
  
 IMPROVEMENTS 
  
 See Exhibit “C” Interior Space Work Agreement 
  
 If any provisions contained in this Exhibit “C” Interior Space Work Agreement are inconsistent with any other provisions contained in this LEASE (ie: Exhibit “B-1” or “B-2” Space Plan), the provisions contained
in this Exhibit “C” Interior Space Work Agreement shall control. 
  
 43.1 LESSEE AGREED IMPROVEMENTS 
  
 See Exhibit “D”

 X None Required 
  
 The LESSOR must review and approve any LESSEE Tenant Improvements to the Premises. The LESSOR requests a walk-through with LESSEE and LESSEE’S contractor prior to commencement of any improvements by LESSEE to the
Premises. 
  

	 	(a)	The LESSEE shall be responsible for all tenant improvements to the Premises not performed by the LESSOR and all costs associated with said LESSEE tenant improvements. Said tenant
improvements are to comply with applicable building (including Americans With Disabilities Act, or ADA) and fire codes and are to be performed by licensed and bonded contractor with a building permit from the City of Portland or the appropriate
governmental agency. Prior to the commencement of work, LESSEE’S general contractor shall provide LESSOR proof of insurance indemnifying LESSOR for claims that may arise during the course of tenant improvements. All tenant improvements
performed by LESSEE shall have prior written approval by LESSOR using materials of quality satisfactory to LESSOR. LESSEE shall provide construction drawings, which will be attached to the LEASE as Exhibit “D” and approved by LESSOR in
writing prior to commencement of LESSEE tenant improvements. 

  

	 	(b)	The LESSEE will be responsible for all costs associated with LESSEE Tenant Improvements. 

  

	 	(c)	LESSEE to appoint one (1) person as a LESSEE representative project manager regarding all LESSEE tenant improvement coordination. LESSOR will only interface with that person.

  

	 	(d)	Before commencing any tenant improvements using LESSEE outside contractors, LESSEE shall notify LESSOR of the expected commencement and completion dates of the LESSEE tenant
improvement work. LESSEE shall not permit any mechanics’ or materials’ liens to be levied against the Premises or the Building for any labor or materials furnished to LESSEE or its agents or contractors; provided, however, that LESSEE
shall not be required to pay or otherwise satisfy any claims or discharge such liens so long as LESSEE, in good faith and at its own expense, contests the same or the validity thereof by appropriated proceedings and posts a bond or takes other steps
acceptable to LESSOR that stay enforcement of such lien. 

  

	 	(e)	LESSEE agrees that there shall be no occupancy of the Premises by LESSEE until any/all notices of mechanics’ liens are removed from the property and LESSOR is in receipt of
lien waivers from all trades for LESSEE tenant improvements. 

  

	 	(f)	Prior to commencement of any LESSEE improvements to the Premises, LESSOR shall require LESSEE to have their General Contractor provide LESSOR with proof of Performance and Payment
bond acceptable to the LESSOR listing LESSOR as an Obligee. 

  

 (14) 
 LESSOR INITIAL             LESSEE INITIAL             

	 	(g)	LESSOR also requires LESSEE’S construction agreement with LESSEE’S general contractor for the Premises to include a waiver of any right to lien against the LESSOR’S
property and a statement that the General Contractor’s only resource is the LESSEE and not the LESSOR for any payments related tot he improvements of the Premises. 

  

	 	(h)	Upon completion of LESSEE’S tenant improvements per the construction documents (to be attached to LEASE prior to construction start) approved by LESSOR, LESSOR’S
inspection of the completed said tenant improvements, and LESSEE supplying a full set of lien releases. 

  

	 	(i)	All materials shall be installed in a good workmanship manner, and quality. 

  

	 	(j)	All LESSEE tenant improvements will need to be routed through the Facilities Permit Program with the City of Portland. All associated charges will be billed to the LESSOR and passed
through to the LESSEE for payment upon receipt. LESSEE is aware all inspections and associated fees generated by LESSEE or LESSEE’S contractor will be paid by the LESSEE. All reinspections associated with LESSEE’S tenant improvements will
be paid by LESSEE. 

  

	 	(k)	The LESSEE may not occupy the Premises until LESSOR is in receipt of a copy of a Certificate of Occupancy. 

  
 44.1 FLOOR PLAN 
  
 See Exhibit “E” Floor Plan 
  
 45.1 TELEPHONES 
  
 LESSEE agrees, at its expense, to provide voice and data wiring to the Premises and appropriate common areas. LESSEE agrees to put any equipment associated with LESSEE’S voice and data system in the Premises.
LESSEE agrees that LESSOR shall not be liable for any damages or other liability incurred by LESSEE or any other parties as a result of LESSEE’S wiring the Premises for voice and data or the existing condition of any voice and data wiring or
system. LESSEE further agrees to indemnify and hold harmless LESSOR from any and all liability or claims of LESSEE or others arising or resulting from LESSEE’S wiring of the Premises for voice and data communications. 
  
 The LESSOR will agree to remove all existing voice and data lines/wiring prior to
Commencement Date if LESSEE so requests in Exhibit “C” prior to LESSEE signing this LEASE. If LESSEE does not request in Exhibit “C” that LESSOR remove all existing voice and data lines/wiring, then LESSEE shall be
responsible for any removal required. 
  
 If LESSEE decides to use any of
the existing voice and data lines/wiring, the LESSOR will not be responsible for removing any existing voice and data lines/wiring. 
  
 46.1 TIME IS OF THE ESSENCE 
  
 LESSOR and LESSEE acknowledge that time is of the essence in the execution of this LEASE in order to allow LESSOR adequate time to complete the agreed upon Tenant
Improvements. Due to the extent of tenant improvements described in Exhibit “B-1” Space Plan and Exhibit “C” Interior Space Work Agreement, the LESSOR’S contractor may require up to thirty (30) days after a Lease is
executed by LESSOR in order to complete said improvements. If the LEASE is not signed, returned (with Security Deposit and prepaid rent) and accepted by the LESSOR before 12:00 noon April 29, 2004, then LESSEE understands that the Tenant
Improvements described in Exhibit “B-1” and “B-2” Space Plan and Exhibit “C” Interior Space Work Agreement may not be completed by the Lease Commencement date and LESSEE shall not take possession of Premises until said
Tenant Improvements are completed. 
  

 (15) 
 LESSOR INITIAL             LESSEE INITIAL             

 47.1 EXPIRATION OF OFFER 
  

This offer to lease shall be null and void at the sole option of the LESSOR if not returned to LESSOR signed by LESSEE in an acceptable form to LESSOR and accompanied
by appropriate funds by April 29, 2004. 
  
 48.1 SPECIAL PROVISION

  
 LESSEE’S Lease at Beaverton Plaza, 3720 SW 141st Ave., for Suite
204, Beaverton, OR 97005, shall be terminated upon LESSEE completely vacating said Suite. LESSEE’S current security deposit on file for Suite 204 (Account #C-02/282/6680-06) shall be applied as a credit to Suite 210 (Account #C-02/282/6677-06)
per the above terms and conditions. 
  

 (16) 
 LESSOR INITIAL             LESSEE INITIAL             

 CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT 
  

 (17) 
 LESSOR INITIAL             LESSEE INITIAL             

 In construing of this LEASE, it is understood that the LESSOR or the LESSEE may be more than one person; that if the
context so requires, the singular pronoun shall be taken to mean and include the plural, the masculine, the feminine, and the neuter, and that generally all grammatical changes shall be made, assumed and implied to make the provisions hereof apply
equally to corporations and to individuals. 
  
 IN WITNESS WHEREOF, the
respective parties have executed this instrument in duplicate on this, the day, the month, and year first hereinbelow written, any corporation signature being by authority of its Board of Directors. 
  

							
	 LESSOR:
 AMERICAN PROPERTY MANAGEMENT CORP.
 as agent for and on behalf of WESTON HOLDING CO., L.L.C.
 (Federal Tax ID# 93-1173413*)
 *Lessee need not supply Lessor a Federal 1099 Form
 Address for Notices:
	 	 	 	 By:
	 	 /s/ Douglas D. Lindholm

 Douglas D. Lindholm
 Vice President of Commercial Property

	 	 	 	 	 	 
	 P.O. Box 12127
 Portland, Oregon 97212-0127
	 	 DATE:
	 	 May 12, 2004

	 	 	 	 
				
	 LESSEE:
 SYNPLICITY, INC.,
 a California corporation
	 	 	 	 By:
	 	 /s/ Douglas S. Miller

	 	 	 	 Name:
	 	 Douglas S. Miller

	 	 	 	 Title:
	 	 Vice President Finance, CFO

	 	 	 	 	 DATE:
	 	 April 27, 2004

  
 Address for Notices: 
  
 600 West California Ave. 
 Sunnyvale, CA 94086 
  
 NOTARY: 
 STATE OF
                            ) 
 ) ss. 
 County of
                            ) 
  
 The foregoing instrument was acknowledged before me this          day of
                        , 200  , by the above-named
                                        
                 to be his/her voluntary act and deed. 
  

			
	
	 	 
	 Notary Public for
                        
	 	 
	 My Commission Expires:
                    
	 	 

  
  

 (18) 
 LESSOR INITIAL             LESSEE INITIAL             

 EXHIBIT “B-1” SPACE PLAN 
 SYNPLICITY, INC., a California corporation 
 3720 SW 141st Ave., Suite 210,
Beaverton, OR 97005 
 Account #C-02/282/6677-06 
  
 

 
  
 Any changes to this Exhibit “B-1”
Space Plan are subject to LESSOR’S approval. Any changes to this plan shall be at LESSEE’S sole cost and expense, shall not delay the Commencement Date, and may delay LESSEE’S occupancy. 
  

					
	Lessee Sign Off	 	Lessor’s Contractor	 	Property Manager
			
	 X                                      
                            
	 	X                                      
                  	 	X                                      
                       
			
	 Date                                     
                      
	 	Date                                     
            	 	Date                                     
                  

  

 (19) 
 LESSOR INITIAL             LESSEE INITIAL             

 EXHIBIT “C” INTERIOR SPACE WORK AGREEMENT 
 SYNPLICITY, INC., a California corporation 
 3720 SW 141st Ave., Suite 210, Beaverton, OR 97005 
 Account #C-02/282/6677-06 
  

									
	 ITEM

	  	 ACCEPTED
 AS-IS

	  	 AGREED
 IMPROVEMENTS

	  	 LESSOR
 EXPENSE

	  	 LESSEE
 EXPENSE

	 PAINTING:
 (Building Standard Color)
	  	 ̈	  	Repaint Premises using same color walls are presently painted.	  	x	  	 ̈
					
	 FLOORCOVERING:
 (Building Standard Direct Glue
Down
 Carpet, Color/Cove Base Color)
	  	 ̈	  	Shampoo existing carpet.	  	x	  	 ̈
					
	 VINYL FLOORCOVERING:
 (Building Standard
Vinyl)
	  	x	  	  None  	  	 ̈	  	 ̈
					
	 LIGHTING:
 (Building Standard Fixtures)
	  	 ̈	  	 Replace any burned out light tubes.
 Replace any
discolored/broken light lenses.
	  	x	  	 ̈
					
	 ELECTRICAL:
 (Building Standard 110 Volt)
	  	 ̈	  	 Provide five (5) dedicated 110 volt duplex outlets for LESSEE’S server equipment and one (1) 110 volt 20 amp dedicated outlet for LESSEE’S
HVAC unit.
 Location of dedicated outlets in the one office will be established at walk through.
	  	x	  	 ̈
					
	 CEILING:
 (Building Standard Acoustical
Tile)
	  	 ̈	  	Replace any broken or stained ceiling tiles.	  	x	  	 ̈
					
	 PARTITIONS:
 (Building Standard
Sheetrock)
	  	x	  	  None  	  	 ̈	  	 ̈
					
	 DOORS/FRAMES:
 (Building Standard
Quality)
	  	x	  	  None  	  	 ̈	  	 ̈
					
	 LOCKS/HARDWARE:
 (Building Standard
Quality)
	  	 ̈	  	 Rekey suite entry door locks the same. All interior doors are to be supplied with passage door knobs only (no locks).
 LESSOR to provide eight (8) suite entry door keys.
 LESSOR to provide four (4)
Building entry keys.
 LESSOR to provide three (3) mail box keys
	  	x	  	 ̈
					
	 RELIGHTS:
 (Building Standard Interior)
	  	x	  	  None  	  	 ̈	  	 ̈
					
	 WINDOWCOVERING:
 (Building Standard
Exterior)
	  	 ̈	  	Ensure all exterior window blinds work, repair or replace as needed.	  	x	  	 ̈
					
	 TELEPHONE:
 (Building Standard Mud Rings)
	  	 ̈	  	Provide phone board if required.	  	x	  	 ̈
					
	EXISTING VOICE AND DATA LINES:	  	x	  	 Remove all existing voice and data
 lines/wiring.    YES    x    NO ̈
	  	 ̈	  	 ̈
					
	DRAIN LINE:	  	 ̈	  	LESSOR to provide a 3/8” drain line for LESSEE’S portable HVAC unit.	  	x	  	 ̈

  
 If LESSEE is modifying the existing
space layout, or expanding their Premises, it is understood and agreed that all Lessor Agreed Tenant Improvement work may be performed during normal business hours and will not be deemed as an interruption of LESSEE’S business and that AMERICAN
PROPERTY MANAGEMENT CORP. assumes no liability for damage to any existing hidden electrical located in the walls, ceiling and/or floors (i.e., electrical for phones, fax, computers, office equipment, etc.) that is not indicated on this agreement and
brought to the attention of AMERICAN PROPERTY MANAGEMENT CORP. prior to the office remodel or is not equipped with an appropriate power surge protection device. 
  

If any provisions contained in this Exhibit “C” Interior Space Work Agreement are inconsistent with any other provisions contained in this LEASE (ie: Exhibit
“B-1” or “B-2” Space Plan), the provisions contained in this Exhibit “C” Interior Space Work Agreement shall control. 
  

 (20) 
 LESSOR INITIAL             LESSEE INITIAL             

 EXHIBIT “E” FLOOR PLAN 
 SYNPLICITY, INC., a California corporation 
 3720 SW 141st Ave., Suite 210,
Beaverton, OR 97005 
 Account #C-02/282/6677-06 
  
 

 
  
 The above Floor Plan is meant to show the
approximate location of the Premises in relation to the rest of the floor only. It may not show an accurate as-built drawing and is not meant for tenant improvement purposes. 
  

 (21) 
 LESSOR INITIAL             LESSEE INITIAL

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00070-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00070-of-00352.parquet"}]]