Document:

Prepared by R.R. Donnelley Financial -- EX-10.5

 Exhibit 10.5 

TABLE OF CONTENTS 
  

					
	 	  	Page	 
	 1.      PARTIES:
	  	 	1	  
		
	 2.      PREMISES:
	  	 	1	  
		
	 3.      USE:
	  	 	3	  
	 A.     Permitted Uses:
	  	 	3	  
	 B.     Uses Prohibited:
	  	 	3	  
	 C.     Advertisements and Signs:
	  	 	3	  
	 D.     Covenants, Conditions and Restrictions:
	  	 	4	  
	 E.     Sustainability Requirements:
	  	 	4	  
		
	 4.      TERM AND RENTAL:
	  	 	4	  
	 A.     Term; Base Monthly Rent
	  	 	4	  
	 B.     Late Charge:
	  	 	5	  
		
	 5.      SECURITY DEPOSIT:
	  	 	6	  
	 A.     Amount and Purpose:
	  	 	6	  
	 B.     Requirements of Letter of Credit:
	  	 	7	  
		
	 6.      ACCEPTANCE OF POSSESSION AND COVENANTS TO SURRENDER:
	  	 	8	  
	 A.     Landlord’s Work:
	  	 	8	  
	 B.     Delivery and Acceptance:
	  	 	8	  
	 C.     Condition Upon Surrender:
	  	 	9	  
	 D.     Failure to Surrender:
	  	 	10	  
	 E.     Furniture, Fixtures and Equipment:
	  	 	10	  
		
	 7.      ALTERATIONS & ADDITIONS:
	  	 	11	  
	 A.     General Provisions:
	  	 	11	  
	 B.     Free From Liens:
	  	 	11	  
	 C.     Compliance With Governmental Regulations:
	  	 	12	  
	 D.     Insurance Requirements:
	  	 	13	  
		
	 8.      MAINTENANCE OF PREMISES:
	  	 	13	  
	 A.     Landlord’s Obligations:
	  	 	13	  
	 B.     Tenant’s Obligations:
	  	 	14	  
	 C.     Obligations Regarding Reimbursable Operating Costs:
	  	 	14	  
	 D.     Reimbursable Operating Costs:
	  	 	15	  
	 E.     Tenant’s Allocable Share:
	  	 	18	  
	 F.      Waiver of Liability:
	  	 	18	  
		
	 9.      INSURANCE:
	  	 	18	  
	 A.     Tenant’s Use:
	  	 	18	  
	 B.     Landlord’s Insurance:
	  	 	19	  
	 C.     Tenant’s Insurance:
	  	 	19	  
	 D.     Waiver:
	  	 	20	  
		
	 10.    TAXES:
	  	 	20	  
		
	 11.    UTILITIES:
	  	 	20	  

  
 i 

					
		
	 12.    TOXIC WASTE AND ENVIRONMENTAL DAMAGE:
	  	 	21	  
	 A.     Landlord’s Representation and Indemnity:
	  	 	21	  
	 B.     Use of Hazardous Materials:
	  	 	21	  
	 C.     Tenant’s Indemnity Regarding Hazardous Materials:
	  	 	23	  
	 D.     Notice of Release or Violation:
	  	 	24	  
	 E.     Remediation Obligations:
	  	 	25	  
	 F.      Environmental Monitoring:
	  	 	25	  
		
	 13.    TENANT’S DEFAULT:
	  	 	26	  
	 A.     Events of Default:
	  	 	26	  
	 B.     Remedies:
	  	 	27	  
	 C.     Right to Re-enter:
	  	 	27	  
	 D.     Continuation of Lease:
	  	 	28	  
	 E.     No Termination:
	  	 	28	  
	 F.      Non-Waiver:
	  	 	28	  
	 G.     Performance by Landlord:
	  	 	28	  
	 H.     Habitual Default:
	  	 	29	  
		
	 14.    LANDLORD’S LIABILITY:
	  	 	29	  
	 A.     Limitation on Landlord’s Liability:
	  	 	29	  
	 B.     Limitation on Tenant’s Recourse:
	  	 	30	  
	 C.     Indemnification of Landlord:
	  	 	30	  
		
	 15.    DESTRUCTION OF PREMISES:
	  	 	30	  
	 A.     Landlord’s Obligation to Restore:
	  	 	30	  
	 B.     Limitations on Landlord’s Restoration Obligation:
	  	 	30	  
	 C.     Tenant Termination Right:
	  	 	32	  
		
	 16.    CONDEMNATION:
	  	 	32	  
		
	 17.    ASSIGNMENT OR SUBLEASE:
	  	 	33	  
	 A.     Consent by Landlord:
	  	 	33	  
	 B.     Assignment or Subletting Consideration:
	  	 	35	  
	 C.     No Release:
	  	 	35	  
	 D.     Reorganization of Tenant:
	  	 	36	  
	 E.     Permitted Transfers:
	  	 	37	  
	 F.      Effect of Default:
	  	 	37	  
	 G.     Conveyance by Landlord:
	  	 	38	  
	 H.     Successors and Assigns:
	  	 	38	  
	 I.       Sublease Requirements:
	  	 	38	  
		
	 18.    OPTION TO EXTEND THE LEASE TERM:
	  	 	39	  
	 A.     Grant and Exercise of Option:
	  	 	39	  
	 B.     Determination of Fair Market Rental:
	  	 	40	  
	 C.     Resolution of a Disagreement over the Fair Market Rental:
	  	 	40	  
	 D.     Personal to Tenant:
	  	 	41	  
		
	 19.    GENERAL PROVISIONS:
	  	 	41	  
	 A.     Attorney’s Fees:
	  	 	41	  
	 B.     Authority of Parties:
	  	 	41	  
	 C.     Brokers:
	  	 	41	  

  
 ii 

					
	 D.     Choice of Law:
	  	 	41	  
	 E.     ARBITRATION OF DISPUTES:
	  	 	42	  
	 F.      Entire Agreement:
	  	 	43	  
	 G.     Entry by Landlord:
	  	 	43	  
	 H.     Estoppel Certificates:
	  	 	43	  
	 I.       Exhibits:
	  	 	43	  
	 J.      Interest:
	  	 	44	  
	 K.     Modifications Required by Lender:
	  	 	44	  
	 L.     No Presumption Against Drafter:
	  	 	44	  
	 M.    Notices:
	  	 	44	  
	 N.     Property Management:
	  	 	44	  
	 O.     Rent:
	  	 	44	  
	 P.      Representations:
	  	 	45	  
	 Q.     Rights and Remedies:
	  	 	45	  
	 R.     Severability:
	  	 	45	  
	 S.      Submission of Lease:
	  	 	45	  
	 T.     Subordination:
	  	 	45	  
	 U.     Survival of Indemnities:
	  	 	46	  
	 V.     Time:
	  	 	46	  
	 W.    Transportation Demand Management Programs:
	  	 	46	  
	 X.     Waiver of Right to Jury Trial:
	  	 	46	  
	 Y.     General:
	  	 	46	  
		
	 EXHIBIT “A”—Premises & Building
	  	 	48	  
		
	 EXHIBIT “B”—Landlord’s Work
	  	 	49	  
		
	 EXHIBIT “C”—FF&E
	  	 	50	  

  
 iii 

 LEASE BETWEEN 

SI 44 LLC AND HORTONWORKS INC. 
 1.
PARTIES: 
 THIS LEASE, is entered into on this 18th day of September 2012,
(“Effective Date”) between SI 44, a California Limited Liability Company, whose address is 10600 North De Anza Boulevard, Suite 200, Cupertino, CA 95014 and Hortonworks Inc., a Delaware Corporation, whose address prior to the
Commencement Date (defined in Section 4.A below) is 455 W. Maude Avenue, Suite 200, Sunnyvale, CA 94085, and whose address commencing on the Commencement Date is at the Premises, hereinafter called respectively Landlord and Tenant. Landlord and
Tenant are collectively referred to in this Lease as the “Parties”. 
 2. PREMISES: 

Landlord hereby leases to Tenant, and Tenant hires from Landlord those certain premises situated in the City of Palo Alto, County of Santa
Clara, State of California, commonly known and designated as 3460 West Bayshore Road (the “Premises”). For purposes of this Lease the building in which the Premises is located (“Building”) is deemed to be 30,000
rentable square feet including parking for approximately 90 cars as outlined on Exhibit “A”. Tenant shall also have the nonexclusive right to use areas designated by Landlord as common area from time to time (“Common
Area”) including but not limited to parking areas and structures, and landscaping, sidewalks, service areas and other common facilities. The Building and Common Area are situated within a project site as outlined in Exhibit
“A” attached hereto (“Project”). 
 Landlord shall have the right, in its sole and absolute discretion
(except as provided in this paragraph below), from time to time, to: (a) make changes to the Common Area and/or the Project, including, without limitation, driveways, entrances, circulation drives, parking spaces, parking areas, direction of
driveways, landscaped areas and walkways, but in no event if the same shall materially and adversely impact Tenants uses and occupancy of the Premises; (b) close temporarily any of the Common Area for maintenance purposes so long as reasonable
access to the Premises remains available; (c) add additional buildings to the Project and improvements to the Common Area or remove or alter existing buildings or improvements (other than the Building) in the Project, but in no event if the
same shall materially and adversely impact Tenant’s uses and occupancy of the Premises; (d) use the Common Area while engaged in making additional improvements, repairs or alterations, to Project, and (e) do and perform any other
acts, alter or expand or make any other changes in, to or with respect to the Common Area and/or the Project as Landlord may, in its sole and absolute discretion, deem to be appropriate (but in no event if the same shall materially and adversely
impact Tenant’s uses land occupancy of the Premises); provided, however, in no event shall any of the foregoing reduce the number or type of parking spaces available to Tenant. 

Landlord and Tenant have agreed to use the square footage numbers set forth in this Lease as the basis of calculating the rent due under this
Lease and Tenant’s Allocable Share (defined in Section 8.E below), and the rent due under this Lease and Tenant’s Allocable Share shall not be subject to revision if the actual square footages are more or less than as stated in this
Lease, except as expressly provided elsewhere in this Lease (for example, in the event of a 

 
partial taking of the Project as described in Section 16 below). No representation or warranty of any kind, express or implied, is given to Tenant with respect to the square footage of the
Premises, Building or any other portion of the Project. Tenant shall have the sole responsibility for confirming the actual square footage of the Premises prior to entering into this Lease. Landlord shall have no liability to Tenant if the square
footages described in this Lease differs from the actual square footages. 

  
 2 

 3. USE: 

A. Permitted Uses: 
 Tenant
shall use the Premises as permitted under applicable zoning laws only for the following purposes and shall not change the use of the Premises without the prior written consent of Landlord: Office, open source engineering, training, research and
development, marketing, light manufacturing, ancillary storage and other legally permitted uses incidental thereto. Tenant shall have use of all parking spaces at the Premises. All commercial trucks and delivery vehicles shall (i) be parked at
the rear of the Building, (ii) loaded and unloaded in a manner which does not interfere with the businesses of other occupants of the Project, and (iii) permitted to remain within the Project only so long as is reasonably necessary to
complete the loading and unloading. Landlord reserves the right to impose such additional rules and regulations as Landlord deems reasonably necessary to operate the Project in a manner which protects the quiet enjoyment of all tenants in the
Project; provided, however, in no event shall any such rules or regulations increase Tenant’s obligations or decrease its rights under this Lease. Landlord makes no representation or warranty that any specific use of the Premises desired by
Tenant is permitted pursuant to any Laws (as defined in Section 7.C below). 
 B. Uses Prohibited: 

Tenant shall not commit or suffer to be committed on the Premises, or any portion of the Project any waste, nuisance, or other act or thing
which may unreasonably disturb the quiet enjoyment of any other tenant or user of the Project, nor allow any sale by auction or any other use of the Premises for an unlawful purpose. Tenant shall not (i) damage or overload the electrical,
mechanical or plumbing systems of the Premises, (ii) attach, hang or suspend anything from the ceiling, walls or columns of the Building in excess of the load limits for which such ceiling, walls or columns are designed, or set any load on the
floor in excess of the load limits for which such floors are designed, or (iii) generate dust, fumes or waste products which create a fire or health hazard or damage the Premises or any portion of the Project, including without limitation the
soils or ground water in or around the Project. No materials, supplies, equipment, finished products or semi-finished products, raw materials or articles of any nature, or any waste materials, refuse, scrap or debris, shall be stored upon or
permitted to remain on any portion of the Project outside of the Building without Landlord’s prior approval, which approval may be withheld in its sole and absolute discretion. 

C. Advertisements and Signs: 

Tenant shall not place or permit to be placed in, upon or about the Premises any signs not approved by the City of Palo Alto
(“City”) and other governing authority having jurisdiction. Tenant will not place or permit to be placed upon the Premises any signs, advertisements or notices without the written consent of Landlord as to type, size, design,
lettering, coloring and location, which consent will not be unreasonably withheld. Any sign placed on the Premises shall be removed by Tenant, at its sole cost, prior to the expiration or sooner termination of the Lease, and Tenant shall repair, at
its sole cost, any damage or injury to the Premises caused thereby, and if not so removed, then Landlord may have same so removed at Tenant’s expense. Subject to the requirements of this Section 3.C above, Landlord consents to
Tenant’s placement of a Building-mounted exterior sign and all monument signage within the Project which identifies Tenant, at Tenant’s sole cost and expense. 

  
 3 

 D. Covenants, Conditions and Restrictions: 

This Lease is subject to the effect of (i) any publicly recorded covenants, conditions, restrictions, easements, mortgages or deeds of
trust, ground leases, rights of way of record and any other matters or documents of record; and (ii) any zoning laws of the city, county and state where the Building is situated (collectively referred to herein as
“Restrictions”) and Tenant shall conform to and will not violate the terms of any such Restrictions. 
 E.
Sustainability Requirements: 
 As used in this Lease, “Sustainability Requirements” means any and all Laws relating to any
“green building” or other environmental sustainability practices and requirements now or hereafter in effect or imposed by any governmental authority or applicable Laws from time to time (“Sustainability Requirements”).
Without limiting the scope of any Sustainability Requirements that may be in effect from time to time, Tenant acknowledges that Sustainability Requirements may address whole-building or premises operations, construction issues, maintenance issues
and other issues, including without limitation requirements relating to: chemical use; indoor air quality; energy and water efficiency; recycling programs; interior and exterior maintenance programs; systems upgrades to meet green or sustainable
building energy, water, air quality, and lighting performance standards; construction methods and procedures; material purchases; disposal of garbage, trash, rubbish and other refuse and waste; and the use of proven energy and carbon reduction
measures. Neither Tenant nor Tenant’s Agents shall use or operate the Premises in a manner that will cause any part of the Project to be in non-compliance with any Sustainability Requirements in effect from time to time. 

4. TERM AND RENTAL: 
 A. Term; Base
Monthly Rent: 
 The Lease term (“Lease Term”) shall be for sixty (60) months, commencing on November 1, 2012
(the “Commencement Date”) (but in no event prior to delivery of actual possession of the Premises to Tenant), and ending October 31, 2017, (“Expiration Date”). If for any reason other than delays caused by
Tenant or Tenant’s Agents, possession of the Premises is not delivered to Tenant by December 1, 2012, Tenant shall have the right to thereafter terminate this Lease by delivering written notice of termination to Landlord prior to the date
that the Premises is delivered to Tenant, and upon such termination Landlord shall promptly return to Tenant, any prepaid rent or Security Deposit previously provided to Landlord by Tenant under this Lease. Notwithstanding the Parties’
agreement that the Lease Term begins on the Commencement Date, this Lease and all of the obligations of Landlord and Tenant shall be binding and in full force and effect from and after the Effective Date; provided, however that rent shall not accrue
and Tenant shall have no physical compliance obligation with respect to the Premises until delivery of possession of the Premises to Tenant. In addition to all other sums payable by Tenant under this Lease, Tenant shall pay as base monthly rent
(“Base Monthly Rent”) for the Premises in accordance with the following schedule: 
  

			
	11/1/12-11/30/12	  	$0.00 per month
	12/1/12-10/31/13	  	$94,500 per month
	11/1/13-10/31/14	  	$98,280 per month

  
 4 

			
	11/1/14-10/31/15	  	$102,211 per month
	11/1/15-10/31/16	  	$106,300 per month
	11/1/16-10/31/17	  	$110,551 per month

 If the Commencement Date is delayed and occurs later than November 1, 2012, the first month’s free
rent shown in the rent schedule immediately above shall apply to the first full calendar month of the Lease Term, rather than to the period from November 1, 2012 through November 30, 2012. Base Monthly Rent shall be due in advance on or
before the first day of each calendar month during the Lease Term. All sums payable by Tenant under this Lease shall be paid to Landlord in lawful money of the United States of America, without offset or deduction and except as otherwise expressly
provided in this Lease without prior notice or demand, at the address specified in Section 1 of this Lease or at such place or places as may be designated in writing by Landlord during the Lease Term. Base Monthly Rent for any period less than
a calendar month shall be a pro rata portion of the monthly installment based on the number of days in the partial calendar month; provided that if this Lease terminates due to Tenant’s default, Tenant shall not be relieved of the obligation to
pay future accruing rent, and the provisions of Section 13 shall control. Concurrently with Tenant’s execution of this Lease, Tenant shall pay to Landlord the sum of Ninety Four Thousand Five Hundred Dollars ($94,500) as a deposit to be
applied on the Commencement Date against the Base Monthly Rent due for the first month of the Lease Term for which Base Monthly Rent is due. 

B. Late Charge: 
 Tenant
hereby acknowledges that late payment by Tenant to Landlord of Base Monthly Rent and other sums due hereunder will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which is extremely difficult to ascertain. Such
costs include but are not limited to: administrative, processing, accounting, and late charges which may be imposed on Landlord by the terms of any contract, revolving credit, mortgage, or trust deed covering the Premises. Accordingly, if any
installment of Base Monthly Rent or other sum due from Tenant shall not be received by Landlord or its designee within five (5) days after it is due, Tenant shall pay to Landlord a late charge equal to five (5%) percent of such overdue
amount, which late charge shall be due and payable on the same date that the overdue amount was due. Notwithstanding the foregoing, Tenant shall be entitled to one (1) notice and five (5)-day cure period each calendar year before the first late
charge for such calendar year shall accrue. No notice or cure period shall be required or apply for the second or any subsequent late charge during a calendar year. The parties agree that such late charge represents a fair and reasonable estimate of
the costs Landlord will incur by reason of late payment by Tenant, excluding interest and attorneys fees and costs. If any Base Monthly Rent or other sum due from Tenant remains delinquent for a period in excess of thirty (30) days then, in
addition to such late charge, Tenant shall pay to Landlord interest on any rent that is not paid when due at the Agreed Interest Rate (defined in Section 13.B) from the date such amount became due until paid. Acceptance by Landlord of such late
charge or interest shall not constitute a waiver of Tenant’s default with respect to such overdue amount nor prevent Landlord from exercising any of the other rights and remedies granted hereunder. In the event that a late charge is payable
hereunder, whether or not collected, for three (3) consecutive installments-of Base Monthly Rent, then the Base Monthly 

  
 5 

 
Rent shall automatically become due and payable quarterly in advance, rather than monthly, notwithstanding any provision of this Lease to the contrary. In no event shall this provision for a late
charge be deemed to grant to Tenant a grace period or extension of time within which to pay any amount due under this Lease. 
 5. SECURITY DEPOSIT:

 A. Amount and Purpose: 

Concurrently with Tenant’s execution of this Lease, Tenant shall provide Landlord an irrevocable standby letter of credit (as
replaced or amended pursuant to this Section 5, the “Letter of Credit”) in the amount of Four Hundred Ten Thousand Five Hundred Fifty One Dollars ($410,551) in a form, containing terms, issued by a lending institution, and
drawable in a location all reasonably acceptable to Landlord (the Letter of Credit and all proceeds thereof, and all other sums paid to Landlord in substitution of the foregoing, being referred to as the “Security Deposit”). If
Tenant defaults with respect to any provisions of the Lease, including but not limited to (i) the provisions relating to payment of Base Monthly Rent or other charges in default, or any other amount which Landlord may spend or become obligated
to spend by reason of Tenant’s default, or (ii) breach of any of Tenant’s obligations under this Section 5, Landlord shall be entitled to draw the full amount of the Letter of Credit at any time by certifying the occurrence of
such default to the issuer; thereafter, the Security Deposit shall be in the form of cash held by Landlord. Tenant’s failure to timely comply with its obligations under this Section 5 shall constitute a material default of Tenant, for which no
notice or opportunity to cure shall apply or be required before Landlord is entitled to draw the full amount of the Letter of Credit. The Security Deposit shall be held by Landlord as security for the faithful performance by Tenant of every term,
covenant and condition of this Lease applicable to Tenant, and not as prepayment of rent. Landlord may, but shall not be obligated to, and without waiving or releasing Tenant from any obligation under this Lease, use, apply or retain the whole or
any part of the Security Deposit reasonably necessary for the payment of any amount which Landlord may spend by reason of Tenant’s default or as necessary to compensate Landlord for any loss or damage which Landlord may suffer by reason of
Tenant’s default, including without limitation loss of future rents due under this Lease upon termination of this Lease due to a default by Tenant and other damages recoverable under California Civil Code Section 1951.2. Landlord shall not
be deemed a trustee of the Security Deposit or any other funds held by Landlord, and Landlord shall not be required to keep the Security Deposit or any such other funds separate from its general funds. The Security Deposit and such other funds shall
not bear interest for the benefit of Tenant. If Tenant defaults more than three (3) times in any twelve (12) month period, and Landlord has delivered a notice of default for three (3) of such defaults in any twelve (12) month
period, irrespective of whether or not any such default is cured, then the Letter of Credit or cash Security Deposit held by Landlord shall, within ten (10) days after demand by Landlord, be increased by Tenant to an amount equal to three
(3) times the Base Monthly Rent then payable. 

  
 6 

 B. Requirements of Letter of Credit: 

Tenant shall keep the Letter of Credit in effect during the entire Lease Term, as the same may be extended, plus a period of four
(4) weeks following the Expiration Date. At least thirty (30) days prior to expiration of any Letter of Credit, the term thereof shall be renewed or extended for a period of at least one (1) year. If the issuer of the Letter of Credit
becomes insolvent, is closed or is placed in receivership, or if Landlord is notified that the Letter of Credit will not be honored, or if there is a material negative change in the issuer’s credit rating or ability to meet its obligations,
then within five (5) days after demand from Landlord, Tenant shall deliver to Landlord a new Letter of Credit issued by a lending institution acceptable to Landlord in Landlord’s reasonable discretion, and otherwise meeting the
requirements of this Section 5. In the event Landlord draws against the Letter of Credit and the Security Deposit reverts to a cash Security Deposit held by Landlord, Tenant shall replenish the remaining Security Deposit such that the aggregate
amount of Security Deposit available to Landlord at all times during the Lease Term is the amount of the Security Deposit originally required, as the same may be required to be increased as provided below. If at any time while a Letter of Credit is
held as a Security Deposit, Tenant is a Debtor (as defined in Section 101(13) of the Bankruptcy Code) under any case or filing, then, anything in this Section 5 to the contrary notwithstanding, Landlord shall not be required to give Tenant
written notice of and/or opportunity to cure or grace period to cure any default under this Lease prior to Landlord drawing upon the Letter of Credit following Tenant’s failure to perform any of its obligations under this Lease. If Tenant
performs every provision of this Lease to be performed by Tenant, the Security Deposit shall be returned to Tenant within thirty (30) days after the Expiration Date and surrender of the Premises to Landlord in the condition required by this
Lease, less any amount deducted in accordance with this Section 5, together with Landlord’s written notice itemizing the amounts and purposes for such deduction. Tenant hereby waives California Civil Code Section 1950.7, or any
similar law now or hereafter in effect (including, without limitation, any federal law) which may have the effect of limiting the circumstances under which Landlord would be allowed to use or apply the Security Deposit or amount that could be so
used or applied, or imposing a deadline for the return of the Security Deposit. In the event of termination of Landlord’s interest in this Lease, Landlord shall deliver the Letter of Credit or cash Security Deposit to Landlord’s successor
in interest in the Premises and thereupon be relieved of further responsibility with respect to the Letter of Credit or cash Security Deposit; provided however that if Tenant fails to timely perform its obligations under the next sentence, Landlord
shall have the right, upon request of Landlord’s successor, to draw on the Letter of Credit on behalf of Landlord’s successor. Upon termination or transfer of Landlord’s interest in the Lease, within five (5) days after request
by Landlord or Landlord’s successor, Tenant shall either cause the Letter of Credit to be amended to name Landlord’s successor as the party entitled to draw down on the Letter of Credit and deliver such amendment to the requesting party,
or shall obtain and deliver to the requesting party a new Letter of Credit naming Landlord’s successor as the party entitled to draw on the Letter of Credit and otherwise meeting the requirement of this Section 5, and any transfer fee
required to be paid to the issuer solely to effectuate the change in beneficiary (as opposed to any other issuance cost or collateral requirement) shall be paid by Landlord. Landlord shall have the right to pledge the Letter of Credit or otherwise
grant a security interest therein to Landlord’s lenders, and shall have the right to deliver the Letter of Credit or all or any portion of any cash Security Deposit to Landlord’s lenders in connection therewith, provided the Letter of
Credit or cash Security Deposit shall only be used in accordance with, and shall continue to be governed by, the terms and provisions of 

  
 7 

 
this Section 5. At Landlord’s election, within ten (10) days after request by Landlord, Tenant shall either cause the Letter of Credit to be amended to name Landlord’s lenders
as the beneficiary or as a co-beneficiary with Landlord, and/or as a co-signer of any certification presented for a draw down of the Letter of Credit, and to incorporate other changes to the Letter of Credit reasonably requested by Landlord or
Landlord’s lenders, or shall obtain a new Letter of Credit to effectuate such changes and otherwise meeting the requirements of this Section 5, and any transfer fee required to be paid to the issuer solely to effectuate the change in
beneficiary (as opposed to any other issuance cost or collateral requirement) shall be paid by Landlord. If a new Letter of Credit is delivered to Landlord as required by this Section 5.B, the old Letter of Credit shall be promptly returned to
Tenant. If Landlord or a designated lender rightfully attempts to draw on the Letter of Credit but does not receive the full amount requested in cash, Tenant shall within five (5) days after demand from Landlord, deposit with Landlord cash in
the amount of the deficiency. 
 6. ACCEPTANCE OF POSSESSION AND COVENANTS TO SURRENDER: 

A. Landlord’s Work: 

Prior to the Commencement Date, Landlord agrees to complete the improvements to the Premises (“Landlord’s Work”) outlined
in Exhibit “B”. 
 B. Delivery and Acceptance: 

On the Commencement Date, Landlord shall deliver and Tenant shall accept possession of the Premises with all building systems and components in
good working order and repair, and otherwise in conformity with items (i) though (iv) and (vi) through (viii) of the Surrender Condition (defined in Section 6.C below) (intentionally excluding item (v) relating to
cabling), and Tenant shall enter into occupancy of the Premises on the Commencement Date. By accepting possession of the Premises, Tenant acknowledges that it has had an opportunity to conduct, and has conducted, such inspections of the Premises as
it deems necessary to evaluate its condition and has determined that the Premises is in the condition required by Section 6.A and this Section 6.B above. Except as otherwise specifically provided in this Lease, Tenant agrees to accept
possession of the Premises in its then existing condition, subject to all Restrictions and without representation or warranty by Landlord, express or implied Tenant’s taking possession of any part of the Premises shall be deemed to be an
acceptance of any work of improvement done by Landlord in such part as complete and in accordance with the terms of this Lease except for “Punch List” type items of which Tenant has given Landlord written notice prior to the time Tenant
takes possession. At the time Landlord delivers possession of the Premises to Tenant, Landlord and Tenant shall together execute an acceptance agreement in form reasonably requested by Landlord. Landlord shall have no obligation to deliver
possession, nor shall Tenant be entitled to take occupancy, of the Premises until such acceptance agreement has been executed, and Tenant’s obligation to pay Base Monthly Rent and all other rent due under this Lease shall not be excused or
delayed because of Tenant’s failure to execute such acceptance agreement. Within thirty (30) days after the Commencement Date, Tenant agrees to be in occupancy of at least fifty percent (50%) of the rentable square footage of the
Building. 

  
 8 

 C. Condition Upon Surrender: 

Tenant further agrees on the expiration or sooner termination of this Lease, to surrender the Premises to Landlord in good condition and
repair, normal wear and tear, casualty not caused by Tenant or Tenant’s Agents to the extent not covered by insurance, and condemnation excepted. In this regard, “normal wear and tear” shall be construed to mean wear and tear caused
to the Premises by the natural aging process which occurs in spite of prudent application of customary standards for comparable buildings for maintenance, repair, replacement, and janitorial practices, and does not include items of neglected or
deferred maintenance. In any event, Tenant shall cause the following to be done prior to the Expiration Date or sooner termination of this Lease: (i) all interior walls shall be painted or cleaned so that they appear freshly painted,
(ii) all tiled floors shall be cleaned and waxed, (iii) all carpets shall be cleaned and shampooed, (iv) all broken, marred, stained or nonconforming acoustical ceiling tiles shall be replaced, (v) all cabling placed above the
ceiling by Tenant or Tenant’s contractors shall be removed, (vi) all windows shall be washed, (vii) the HVAC system shall be serviced by a reputable and licensed service firm and left in “good operating condition and
repair”, which condition shall be so certified by such firm, and (viii) the plumbing and electrical systems and lighting shall be placed in good order and repair (including replacement of any burned out, discolored or broken light bulbs,
ballasts, or lenses) (the “Surrender Condition”). On or before the Expiration Date or sooner termination of this Lease, Tenant shall remove all its personal property and trade fixtures from the Premises. All property and trade
fixtures not so removed shall be deemed to have been abandoned by Tenant. As to all Alterations for which Landlord consent was not obtained, Tenant shall ascertain from Landlord not more than one (1) year and not less than ninety (90) days
before the Expiration Date or sooner termination of this Lease whether Landlord desires to have any such Alterations made by Tenant removed and the Premises or any parts thereof restored to the condition existing before such Alterations, or to cause
Tenant to surrender any or all Alterations in place to Landlord. If Landlord shall so desire, Tenant shall, at Tenant’s sole cost and expense, remove such Alterations described in the prior sentence as Landlord required and shall repair and
restore said Premises or such parts thereof before the Expiration Date or sooner termination of this Lease. Such repair and restoration shall include causing the Premises to be brought into compliance with all applicable building codes and laws in
effect at the time of the removal, repair and restoration to the extent such compliance is necessitated by the removal, repair and restoration work. 

  
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 D. Failure to Surrender: 

If the Premises are not surrendered at the Expiration Date or sooner termination of this Lease in the condition required by
Section 6.C and other provisions of this Lease, Tenant shall indemnify, defend with counsel reasonably acceptable to Landlord, and hold Landlord and Landlord’s trustees, beneficiaries, shareholders, directors, officers, members, employees,
partners, affiliates, agents, successors and assigns (collectively “Landlord Related Parties”) harmless from and against all claims, liabilities, obligations, penalties, fines, actions, losses, damages, costs or expenses (including
without limitation reasonable attorneys fees) to the extent resulting from delay by Tenant in so surrendering the Premises including, without limitation, any claims made by any succeeding tenant founded on such delay and costs incurred by Landlord
in returning the Premises to the required condition, plus interest thereon at the Agreed Interest Rate. If Tenant remains in possession of the Premises after the Expiration Date or sooner termination of this Lease without Landlord’s consent,
such hold over shall not constitute a renewal or extension of the Lease Term, Tenant’s continued possession shall be on the basis of a tenancy at sufferance, and Tenant shall be liable to Landlord for one hundred fifty percent (150%) of
the Base Monthly Rent due in the month preceding the earlier termination or Expiration Date plus all other amounts payable by Tenant under this Lease. In addition, if Tenant holds over without Landlord’s consent, Tenant shall indemnify, defend
with counsel reasonably acceptable to Landlord, and hold Landlord and the Landlord Related Parties harmless from and against all claims, liabilities, obligations, penalties, fines, actions, losses, damages, costs or expenses (including without
limitation reasonable attorneys fees) resulting from delay by Tenant in timely surrendering the Premises. If Tenant holds over after the Expiration Date or sooner termination of this Lease with Landlord’s consent, such holding over shall be
construed as a month to month tenancy, at one hundred fifty percent (150%) of the Base Monthly Rent for the month preceding expiration or sooner termination of this Lease in addition to all other rent due under this Lease, and shall otherwise
be on the terms and conditions of this Lease, except for the following: those provisions relating to the Lease Term and any options to extend or renew, which provisions shall be of no further force and effect. This provision shall survive the
termination or expiration of the Lease. 
 E. Furniture, Fixtures and Equipment:  

Exhibit “C” attached hereto describes certain furniture, fixtures and equipment currently located in the Building (the
“FF&E”). Tenant shall have the right to use the FF&E at the Premises during the Lease Term at no additional cost to Tenant. The FF&E will be provided in it’s “AS IS, WHERE IS” condition, subject to theft
and casualty, without representation or warranty whatsoever and without any obligation on the part of Landlord to repair or replace same. Tenant shall surrender all of the FF&E provided to Tenant with the Premises upon the termination of this
Lease in the same condition as received, reasonable wear and tear, casualty and condemnation excepted. Notwithstanding the prior sentence, Tenant shall have the option to purchase the FF&E at any time during the Lease Term for the price of One
Dollars ($1) by delivering to Landlord during the Lease Term such payment and written notice of its exercise of such option, whereupon Tenant shall be required to remove and surrender the Premises free and clear of all of the FF&E not later than
the expiration or sooner termination of this Lease; 

  
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 7. ALTERATIONS & ADDITIONS: 

A. General Provisions:  

Tenant shall not make, or suffer to be made, any alteration or addition to the Premises (“Alterations”), or any part
thereof, without obtaining Landlord’s prior written consent and delivering to Landlord the proposed architectural and structural plans for all such Alterations at least fifteen (15) days prior to the start of construction, all Tenant
Improvements shall also constitute “Alterations” under this Lease. If such Alterations affect the structure of the Building, Tenant additionally agrees to reimburse Landlord its reasonable out-of-pocket costs incurred in reviewing
Tenant’s plans. After obtaining Landlord’s consent, Tenant shall not proceed to make such Alterations until Tenant has obtained all required governmental approvals and permits, and provides Landlord reasonable security, in form reasonably
approved by Landlord, to protect Landlord against mechanics’ lien claims. Tenant agrees to provide Landlord (i) not less than ten (10) days prior written notice of the anticipated and actual start-date of the work, (ii) a
complete set of half-size (15” X 21”) vellum as-built drawings, and (iii) a certificate of occupancy, or other final government approval if the City does not issue certificates of occupancy, for the work upon completion of the
Alterations. All Alterations shall be constructed by a licensed general contractor in compliance with all applicable Laws including, without limitation, all building codes, Sustainability Requirements and the Americans with Disabilities Act of 1990
as amended from time to time. Upon the Expiration Date or sooner termination of this Lease, all Alterations, except movable furniture and trade fixtures, shall become a part of the realty and belong to Landlord, except to the extent such Alterations
are required to be removed pursuant to Section 6.C, and except that if at the time Landlord gives its consent to any Alteration, Landlord advises Tenant that such Alteration must be removed at expiration or sooner termination of this Lease,
then Tenant shall be required to remove such Alteration and restore the Premises to the condition existing before such Alteration was performed not later than expiration or sooner termination of this Lease. Alterations which are not deemed as trade
fixtures include without limitation heating, lighting, electrical systems, air conditioning, walls, carpeting, or any installation which has become an integral part of the Premises. All Alterations shall be maintained, replaced or repaired by Tenant
at its sole cost and expense. In no event shall Landlord’s approval of, or consent to, any architect, contractor, engineer or other consultant or professional, any Alterations, or any plans, specifications and drawings for any Alterations
constitute a representation or warranty by Landlord of (i) the accuracy or completeness of the plans, specifications, drawings and Alterations or the absence of design defects or construction flaws therein, or the qualification of any person or
entity, or (ii) compliance with applicable Laws, and Tenant agrees that Landlord shall incur no liability by reason of such approval or consent. Once construction or installation of any Alterations begins, Tenant shall diligently and
continuously pursue their completion. 
 B. Free From Liens: 

Tenant shall keep the Premises free from all liens arising out of work performed, materials furnished, or obligations incurred by Tenant or
claimed to have been performed for or furnished to Tenant. In the event Tenant fails to discharge any such lien within ten (10) days after receiving written notice of the filing, Landlord shall immediately be entitled to discharge the lien at
Tenant’s expense and all resulting costs incurred by Landlord, including attorney’s fees shall be due immediately from Tenant as additional rent. 

  
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 C. Compliance With Governmental Regulations: 

The term Laws or Governmental Regulations shall include all federal, state, county, city or governmental agency laws, statutes, ordinances,
codes, standards, rules, requirements, regulations, Sustainability Requirements or orders now in force or hereafter enacted, promulgated, or issued. The term also includes government measures regulating or enforcing public access, traffic
mitigation, occupational, health, or safety standards for employers, employees, landlords, or tenants. Except as otherwise expressly provided in this Section 7.C below or elsewhere in this Lease to be a Landlord obligation, Tenant, at
Tenant’s sole expense shall comply with all such Governmental Regulations applicable to the Premises or the Tenant’s use of the Premises and shall make all repairs, replacements, alterations, or improvements necessary to comply with said
Governmental Regulations. Notwithstanding the foregoing, Landlord at its sole cost and expense shall be responsible for delivering the Premises, Building and associated exterior walkways and paths of ingress/egress in compliance with all such Laws
and Governmental Regulations (including ADA and Title 24), to the extent such compliance is not required due to Tenant’s particular use of the Premises or any Alterations to be made by or on behalf of Tenant. To the extent the Premises is not
in compliance with Laws and Governmental Regulations when the Premises is delivered to Tenant, Landlord, at Landlord’s sole expense shall be responsible for complying with all such Governmental Regulations without reimbursement of pass through
of costs thereof to Tenant; provided, however, Tenant shall be responsible for compliance with any such Governmental Regulations where such is specific to Tenant’s use and occupancy of the Premises or is required as the result of any
Alterations. The final judgment of any court of competent jurisdiction or the admission of Tenant in any action or proceeding against Tenant (whether Landlord be a party thereto or not) that Tenant has violated any such law, regulation or other
requirement in its use of the Premises shall be conclusive of that fact as between Landlord and Tenant. Tenant’s obligations pursuant to this Section 7.C shall include, without limitation except as expressly provided above, maintaining and
restoring the Premises and making structural and nonstructural alterations and additions to the Premises, Building and Common Area in compliance and conformity with all Laws and recorded documents to the extent required because of Tenant’s
particular use of the Premises or any work or Alteration made by or on behalf of Tenant during the Lease Term. Subject to Landlord’s obligations set forth above, the foregoing shall include, without limitation, compliance with and improvements
required by the Americans With Disabilities Act or any similar Laws, as they may be amended from time to time. Landlord’s approval of any Alteration or other act by Tenant shall not be deemed to be a representation by Landlord that said
Alteration or act complies with applicable Laws, and Tenant shall remain solely responsible for said compliance. With respect to Tenant’s obligation to comply with Laws, if (i) such compliance is required in connection with a legal
requirement that is not in effect when the Premises is delivered to Tenant, and (ii) such legal requirement imposes an obligation on Tenant to make improvements to the Premises the cost of which would constitute capital expenditures under
generally accepted accounting principles, and (iii) such improvements are not required as the result of Tenant’s particular use of the Premises or any work or Alterations made by or on behalf of Tenant, then upon written request from
Tenant, Landlord agrees to make such improvements subject to reimbursement by Tenant as described in the next sentence. The costs incurred by Landlord in making the improvements requested by Tenant pursuant to the prior sentence shall be amortized
over the number of months in the useful life of the capital improvement, as reasonably determined by Landlord in accordance with generally accepted accounting principles, and the monthly amortized portion of such improvements together with interest
thereon at the Agreed Interest Rate shall be paid by Tenant on the first day of each calendar month during the Lease Term commencing on the first day of the calendar month after such costs are incurred by Landlord. 

  
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 D. Insurance Requirements: 

Tenant shall maintain during the course of construction of its Alterations, at its sole cost and expense, builders’ risk insurance for the
amount of the completed value of the Alterations on an all-risk non-reporting form covering all improvements under construction, including building materials, and other insurance in amounts and against such risks as Landlord shall reasonably require
in connection with the Alterations. In addition to and without limitation on the generality of the foregoing, Tenant shall ensure that its contractors procure and maintain in full force and effect during the course of construction a “broad
form” commercial general liability and property damage policy of insurance naming Landlord, any property manager designated by Landlord and Landlord’s lenders and affiliates of Landlord that are designated by Landlord from time to time as
additional insureds. The minimum limit of coverage of the aforesaid policy shall be in the amount of not less than One Million Dollars ($1,000,000.00) per occurrence and One Million Dollars ($1,000,000.00) annual aggregate, and shall contain a
severability of interest clause Of a cross liability endorsement. If Commercial General Liability Insurance or other form with a general aggregate limit is used, either the general aggregate limit shall apply separately to this project/location or
the general aggregate limit shall be twice the required occurrence limit. 
 8. MAINTENANCE OF PREMISES: 

A. Landlord’s Obligations: 

Landlord at its sole cost and expense, shall maintain in good condition, order, and repair, and replace as and when necessary, the structural
components of the Building including the foundation, exterior load bearing walls and roof structure, except that the cost to repair any damage caused by Tenant or Tenant’s Agents shall be paid for by Tenant to the extent the cost of repair is
not fully paid to Landlord from available insurance proceeds. 

  
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 B. Tenant’s Obligations: 

Subject to Section 7.A. above, Tenant shall clean, maintain, repair and replace when necessary the Building and every part thereof through
regular inspections and servicing, including but not limited to the following, to the extent Landlord does not elect to maintain the same as Reimbursable Operating Costs (as defined in Section 8.D below): (i) all plumbing and sewage
facilities, (ii) all heating ventilating and air conditioning facilities and equipment, (iii) all fixtures, interior walls, floors, carpets and ceilings, (iv) all windows, door entrances, plate glass and glazing systems including
caulking, and skylights, (v) all electrical facilities and equipment, (vi) all automatic fire extinguisher equipment, (vii) the parking lot and all underground utility facilities servicing the Premises, (viii) all elevator
equipment, (ix) the roof membrane, and (x) all waterscape, landscaping and shrubbery. All wall surfaces and floor tile are to be maintained in an as good a condition as when Tenant took possession free of holes, gouges, or defacements.
With respect to items (ii), (viii) and (ix) above, Tenant shall provide Landlord a copy of a service contract between Tenant and a licensed service contractor providing for periodic maintenance of all such systems or equipment in
conformance with the manufacturer’s recommendations. Tenant shall provide Landlord a copy of such preventive maintenance contracts and paid invoices for the recommended work if requested by Landlord. To the extent that any item in
(i) through (x) above is determined by Landlord to be for the benefit of more than one (1) tenant or occupant of the Building or Project, Landlord shall assume the obligation to clean, maintain, repair and replace the same as
Reimbursable Operating Costs (as defined in Section 8.D below) and Tenant shall have no obligation to clean, maintain, repair or replace such item. 

C. Obligations Regarding Reimbursable Operating Costs:  

In addition to the direct payment by Tenant of expenses as provided in Section 8.B, 9, 10 and 11 of this Lease, Tenant agrees to
reimburse Landlord for Tenant’s Allocable Share (as defined in Section 8.E below) of Reimbursable Operating Costs (as defined in Section 8.D below) resulting from Landlord payment of expenses related to the Building or Project which
are not otherwise paid by Tenant directly. Landlord shall have the right to periodically provide Tenant with a written estimate of Reimbursable Operating Costs for the next twelve (12) months and Tenant shall thereafter, until Landlord revises
such estimate, pay to Landlord as additional rental, along with its Base Monthly Rent, one twelfth of Tenant’s Allocable Share of the Reimbursable Operating Costs as estimated by Landlord. Within ninety (90) days after the end of each
calendar year during the Lease Term Landlord shall deliver to Tenant a statement (“Annual Statement”) in which Landlord shall set forth the actual expenditures for Reimbursable Operating Costs for such calendar year and
Tenant’s Allocable Share thereof. The Annual Statement shall be certified by an authorized officer of Landlord to be correct. If the Annual Statement shows that Tenant’s payments of estimated Reimbursable Operating Costs exceeded
Tenant’s actual obligation in respect of such calendar year, Landlord shall accompany said Annual Statement with a payment to Tenant of the amount of such excess. If the Annual Statement shows that Tenant’s payments of estimated
Reimbursable Operating Costs were less than its actual obligation in respect of such calendar year, Tenant shall pay said difference to Landlord within ten (10) days after Tenant’s receipt of the Annual Statement. 

If Tenant disputes the amount off characterization of any item contained in the Annual Statement then Tenant shall give written notice thereof
to Landlord not later than ninety (90) days after the Annual Statement is delivered to Tenant. Tenant shall then have the right to cause Landlord’s records upon which the Annual Statement is based to be audited by an independent

  
 14 

 
nationally recognized certified public accounting firm at Tenant’s sole cost. In no event shall the fee for any audit be computed on a contingency fee basis or be otherwise dependent upon
the findings of such audit. If Landlord requests a copy of the contract pursuant to which Tenant hires such auditor, such contract shall be delivered to Landlord prior to the start of any such audit. Tenant shall not have any right to withhold any
payment pending resolution of such dispute or audit, and payment by Tenant of any sum or sums in dispute shall not be deemed to be a waiver of Tenant’s right to audit or contest the Annual Statement in accordance with the terms and conditions
of this Lease. Landlord shall cooperate with such audit and shall provide Landlord’s books and records reasonably requested and relative to the audit which shall be conducted during regular business hours at the office where Landlord maintains
its books and records, at no cost to Landlord. If after such audit parties do not agree on the audit findings then the dispute shall be settled by arbitration pursuant to Section 19.E below. If, as a result of Tenant’s inspection of
Landlord’s books or the findings of the third party independent audit of Landlord’s records and review, an error is discovered in the Annual Statement, Landlord shall revise the Annual Statement accordingly and any overpayment by Tenant
shall be refunded by Landlord to Tenant not later than thirty (30) days after receipt by Landlord of written demand for payment, and any underpayment shall be paid by Tenant not later than thirty (30) days after receipt by Tenant of
written demand for payment. If Tenant does not notify Landlord of a dispute within ninety (90) days after receipt of any Annual Statement, Tenant shall be deemed to have accepted such Annual Statement and waived its right to dispute the Annual
Statement or conduct an audit with respect to the Annual Statement. Landlord’s records and any information provided by Landlord to auditors pursuant to this Section, and the results of any such audit, shall be kept confidential by Tenant and
its auditors, and shall not be made available by the auditors or Tenant to any other person or entity except to Tenant’s parent or affiliates and outside legal and financial representatives and except in any dispute resolution proceeding
between the parties relating to such audit. If requested by Landlord, Tenant and its auditor shall, prior to any such audit, execute and deliver to Landlord a confidentiality agreement prepared by Landlord, reasonably acceptable to Tenant. 

D. Reimbursable Operating Costs: 

For purposes of calculating Tenant’s Allocable Share of Building and Project costs, the term “Reimbursable Operating Costs” is
defined as all costs and expenses which are incurred by Landlord in connection with ownership and operation of the Building or the Project in which the Premises are located, together with such additional facilities as may be determined by Landlord
to be reasonably desirable or necessary to the ownership and operation of the Building and/or Project. All costs and expenses shall be determined in accordance with generally accepted accounting principles which shall be consistently applied (with
accruals appropriate to Landlord’s business). Reimbursable Operating Costs shall include, but not be limited to, the following to the extent the obligation therefor is not that of Tenant under the provisions of Section 8.B above:
(i) common area utilities, including water, power, telephone, heating, lighting, air conditioning, ventilating, and Building utilities to the extent not separately metered; (ii) common area maintenance and service agreements for the
Building and/or Project and the equipment therein, including without limitation, common area janitorial services, alarm and security services, exterior window cleaning, and maintenance of the sidewalks, landscaping, waterscape, roof membrane,
parking areas, driveways, service areas, mechanical rooms, elevators, and the building exterior; (iii) insurance premiums and costs, including without 

  
 15 

 
limitation, the premiums and cost of fire, casualty and liability coverage and rental abatement and, if elected by Landlord, earthquake insurance applicable to the Building or Project;
(iv) repairs, replacements and general maintenance (excluding repairs and general maintenance paid by proceeds of insurance or by Tenant or other third parties other than as Reimbursable Operating Costs, and repairs or alterations attributable
solely to tenants of the Building or Project other than Tenant); (v) all real estate taxes and assessment installments or other impositions or charges which may be levied on the Building or Project, upon the occupancy of the Building or Project
and including any substitute or additional charges which may be imposed during, or applicable to the Lease Term including real estate tax increases due to a sale, transfer or other change of ownership of the Budding or Project, as such taxes are
levied or appear on the City and County tax bills and assessment rolls; (vi) costs of complying with Sustainability Requirements; (vii) deductibles under insurance policies; (viii) except for those obligations of Landlord set forth in
Section 7.C. above, capital expenditures, which shall be amortized over their useful lives as reasonably determined by Landlord, together with interest on the unpaid portion of such expenditure at the Agreed Interest Rate; and (ix) any of
items (i) through (x) in Section 8.B above to the extent Landlord has elected to assume with respect thereto the obligations for cleaning, maintenance, repair and/or replacement. Landlord shall have no obligation to provide guard
services or other security measures for the benefit of the Project. Tenant assumes all responsibility for the protection of Tenant and Tenant’s Agents from acts of third parties; provided, however, that nothing contained herein shall prevent
Landlord, at its sole option, from providing security measures for the Project. This is a “Net” Lease, meaning that Base Monthly Rent is paid to Landlord absolutely net of all costs and expenses, except only those costs which this Lease
expressly states shall be paid by Landlord at Landlord’s sole cost. The provision for payment of Reimbursable Operating Costs by means of monthly payment of Tenant’s Allocable Share of Building and/or Project Costs is intended to pass on
to Tenant and reimburse Landlord for all costs of operating and managing the Building and/or Project, other than those costs which this Lease expressly states shall be paid by Landlord at Landlord’s sole cost. If less than one hundred percent
(100%) of the Building and other Project buildings is leased at any time during the Lease Term, Landlord shall adjust Reimbursable Operating Costs to equal Landlord’s reasonable estimate of what Reimbursable Operating Costs would be had
one hundred percent (100%) of the Building and the other Project buildings been leased. 
 Notwithstanding anything to the contrary
contained in this Lease, the following shall not be included within Reimbursable Operating Costs: 
 (i) Leasing commissions, attorneys’
fees, costs, disbursements, and other expenses incurred in connection with negotiations or disputes with tenants, or in connection with leasing, renovating, or improving space for tenants or other occupants or prospective tenants or other occupants
of the Project. 
 (ii) The cost of any service sold to any tenant (including Tenant) or other occupant for which Landlord is entitled to be
reimbursed as an additional charge or rental over and above the basic rent and escalations payable under the lease with that tenant. 
 (iii)
Any depreciation on the Building Premises or Project. 

  
 16 

 (iv) Expenses in connection with services or other benefits of a type that are not provided to
Tenant but which arc provided another tenant or occupant of the Project 
 (v) Costs incurred due to Landlord’s violation of any terms
or conditions of this Lease or any other lease relating to the Project. 
 (vi) Overhead profit increments paid to Landlord’s
subsidiaries or affiliates for management or other services on or to the building or for supplies or other materials to the extent that the services, supplies, or materials exceeds the cost that would have been paid had the services, supplies, or
materials been provided by unaffiliated parties on a competitive basis. 
 (vii) All interest, loan fees, and other carrying costs related to
any mortgage or deed of trust or related to loans for any capital item, and all rental and other payments under any ground or underlying lease as to which Landlord is the tenant; 

(viii) Any compensation paid to clerks, attendants, or other persons in commercial concessions operated by Landlord. 

(ix) Advertising and promotional expenditures. 

(x) Any costs, fines, or penalties incurred due to violations by Landlord of any governmental rule or authority, this Lease or any other lease
in the Project, or due to Landlord’s negligence or willful misconduct. 
 (xi) Management costs to the extent they exceed 3% of Base
Monthly Rent. 
 (xii) Costs for sculpture, paintings, or other objects of art. 

(xiii) Wages, salaries, or other compensation paid to any executive employees above the grade of building manager. 

(xiv) The cost of correcting any building code or other violations which were violations prior to the Commencement Date. 

(xv) The cost of containing, removing, or otherwise remediating any contamination of the Project (including the underlying land and ground
wafer) by any toxic or hazardous materials (including, without limitation, asbestos and “PCB’s”). 
 Exclusion of
costs from Reimbursable Operating Costs shall not be construed to release Tenant from the obligation to pay for such costs other than as Reimbursable Operating Costs as expressly provided elsewhere in this Agreement (including but not limited to
Tenant’s obligations relating to Hazardous Materials pursuant to Article 12 below). 

  
 17 

 E. Tenant’s Allocable Share: 

For purposes of prorating Reimbursable Operating Costs which Tenant shall pay, Tenant’s Allocable Share of Reimbursable Operating Costs
shall be computed by multiplying the Reimbursable Operating Costs by a fraction, the numerator of which is the rentable square footage of the Premises and the denominator of which is either (i) the total rentable square footage of the Building
if the service or cost is allocable only to the Building, or (ii) the total rentable square footage of the buildings in the Project if the service or cost is allocable to the entire Project, or (iii) the total rentable square footage of
the premises of those tenants or occupants that Landlord reasonably determines to be benefiting from such service or facility. Tenant’s Allocable Share of Reimbursable Operating Costs pursuant to clause (ii) above as of the Effective Date
is one hundred percent (100%). Tenant’s obligation to share in Reimbursable Operating Costs shall be adjusted to reflect the Lease Commencement and Expiration Dates and is subject to recalculation in the event of expansion or contraction of the
rentable square footage of the Building or Project. 
 F. Waiver of Liability: 

Failure by Landlord to perform any defined services, or any cessation thereof, when such failure is caused by accident, breakage, repairs,
strikes, lockout or other labor disturbances or labor disputes of any character or by any other cause, similar or dissimilar, shall not render Landlord liable to Tenant in any respect, including damages to either person or property, nor be construed
as an eviction of Tenant, nor cause an abatement of rent, nor relieve Tenant from fulfillment of any covenant or agreement hereof. Should any equipment or machinery utilized in supplying the services listed herein break down or for any cause cease
to function properly, upon receipt of written notice from Tenant of any deficiency or failure of any services, Landlord shall use reasonable diligence to repair the same promptly, but Tenant shall have no right to terminate this Lease and shall have
no claim for rebate of rent or damages on account of any interruptions in service occasioned hereby or resulting therefrom. Tenant waives the provisions of California Civil Code Sections 1941 and 1942 concerning the Landlord’s obligation of
tenantability and Tenant’s right to make repairs and deduct the cost of such repairs from the rent, and any similar Law now or hereafter in effect. Landlord shall not be liable for a loss of or injury to person or property, however occurring,
through or in connection with or incidental to furnishing, or its failure to furnish, any of the foregoing. 
 9. INSURANCE: 

A. Tenant’s Use: 

Tenant shall not use or permit the Premises, or any part thereof, to be used for any purpose other than that for which the Premises are hereby
leased; and no use of the Premises shall be made or permitted, nor acts done, which will cause an increase in premiums or a cancellation of any insurance policy covering the Premises or any part thereof, nor shall Tenant sell or permit to be sold,
kept, or used in or about the Premises, any article prohibited by the standard form of fire insurance policies. Tenant shall, at its sole cost, comply with all requirements of any insurance company or organization necessary for the maintenance of
reasonable fire and public liability insurance covering the Premises and appurtenances. 

  
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 B. Landlord’s Insurance:  

Landlord agrees to purchase and keep in force All Risk and fire insurance in an amount equal to the replacement cost of the Building
excluding any Tenant Improvements not typically required for office uses (“Specialized Tenant Improvements”) or Alterations as determined by Landlord’s insurance company’s appraisers. In addition, Landlord may elect to
purchase insurance coverage for perils including earthquake, flood and/or terrorist acts, in amounts and with deductibles reasonably determined by Landlord. Landlord may also maintain a policy of (i) commercial general liability insurance
insuring Landlord (and such others designated by Landlord) against liability for personal injury, bodily injury, death and damage to property occurring or resulting from an occurrence in, on or about the Premises or Project in an amount as Landlord
determines is reasonably necessary for its protection, and (ii) rental loss insurance covering a twelve (12) month period. Tenant agrees to pay Landlord as additional rent, within ten (10) days after written invoice to Tenant,
Tenant’s Allocable Share of the amount of any deductible under such policy, provided that if damage is confined to the Premises, Tenant shall pay the entire deductible to Landlord. It is understood and agreed that Tenant’s obligation under
this Section 9.B will be prorated to reflect the Commencement Date and Expiration Date. 
 C. Tenant’s Insurance:

 Tenant agrees, at its sole cost, to insure its personal property, trade fixtures, Specialized Tenant improvements and Alterations
against damage for their full replacement value (without depreciation). Said insurance shall provide All Risk and fire coverage equal to the replacement cost of said property. The property insurance provided by Tenant as required by this paragraph
shall be carried in favor of Landlord and Tenant as their respective interests may appear and shall provide that any loss to Alterations shall be adjusted with and be payable to both Landlord and Tenant. Tenant shall deliver a copy of the policy and
renewal certificate to Landlord. Tenant agrees, at its sole cost, to obtain and maintain throughout the Lease Term Commercial General Liability insurance for occurrences within the Project with a combined single limit of not less than Five Million
Dollars ($5,000,000.00) and worker’s compensation insurance with a combined single limit of Five Million Dollars ($5,000,000.00). Tenant’s liability insurance shall be primary insurance containing a cross-liability endorsement, and shall
provide coverage on an “occurrence” rather than on a “claims made” basis. All such insurance shall provide for severability of interests; shall provide that an act or omission of one of the named or additional insureds shall not
reduce or avoid coverage to the other named or additional insureds. Tenant shall name Landlord and Landlord’s lenders as additional insureds on its liability policies and as loss payees on its property insurance, and shall deliver a copy of the
policies and renewal certificates to Landlord. All insurance policies required under this Section 9.C shall provide for thirty (30) days’ prior written notice to Landlord of any cancellation, termination, or reduction in coverage.
Notwithstanding the above, Landlord retains the right to have Tenant provide other forms of insurance which may be reasonably required to cover future risks. 

  
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 D. Waiver: 

Landlord and Tenant hereby waive all tort, contract or other rights each may have against the other on account of any loss or damage sustained
by Landlord or Tenant, as the case may be, or to the Premises or its contents, which may arise from any risk covered by their respective insurance policies (or which would have been covered had such insurance policies been maintained in accordance
with this Lease) as set forth above; provided that such waiver shall be effective only to the extent permitted by the insurance covering such loss. The Parties shall each obtain from their respective insurance companies a waiver of any right of
subrogation which said insurance company may have against Landlord or Tenant, as the case may be. 
 10. TAXES: 

Tenant shall be liable for and shall pay as additional rent, prior to delinquency, all taxes and assessments levied against Tenant’s
personal property and trade or business fixtures. All real estate taxes shall be prorated to reflect the Commencement Date and Expiration Date. If, at any time during the Lease Term a tax, excise on rents, business license tax or any other tax,
however described, is levied or assessed against Landlord as a substitute or addition, in whole or in part, for taxes assessed or imposed on land or buildings, Tenant shall pay and discharge its pro rata share of such tax or excise on rents or other
tax before it becomes delinquent; except that this provision is not intended to cover net income taxes, inheritance, gift or estate tax imposed upon Landlord. In the event that a tax is placed, levied, or assessed against Landlord and the taxing
authority takes the position that Tenant cannot pay and discharge its pro rata share of such tax on behalf of Landlord, then at Landlord’s sole election, Landlord may increase the Base Monthly Rent by the exact amount of such tax and Tenant
shall pay such increase. If by virtue of any application or proceeding brought by Landlord, there results a reduction in the assessed value of the Premises during the Lease Term, Tenant agrees to pay Landlord a fee consistent with the fees charged
by a third party appeal firm for such services. 
 11. UTILITIES: 

Tenant shall arrange for and pay directly to the providing utility all water, gas, electric, telephone, and other utilities supplied to the
Premises. Landlord shall not be liable for loss of or injury to person or property, however occurring, through or in connection with or incidental to furnishing or the utility company’s failure to furnish utilities to the Premises or any other
portion of the Project, and in such event Tenant shall not be entitled to abatement or reduction of any portion of Base Monthly Rent or any other amount payable under this Lease and the continued effectiveness of this Lease shall not be affected
thereby. Tenant acknowledges that the Premises, the Building and/or the Project may become subject to the rationing of utility services or restrictions on utility use as required by a public utility company, governmental agency or other similar
entity having jurisdiction thereof. Tenant acknowledges and agrees that its tenancy and occupancy hereunder shall be subject to such rationing or restrictions as may be imposed upon Landlord, Tenant, the Premises, the Building and/or the Project,
and Tenant shall in no event be excused or relieved from any covenant or obligation to be kept or performed by Tenant by reason of any such rationing or restrictions. 

  
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 12. TOXIC WASTE AND ENVIRONMENTAL DAMAGE: 

A. Landlord’s Representation and Indemnity: 

Landlord represents and warrants to Tenant that it has no actual knowledge that any portion of the Project currently contains any Hazardous
Materials in violation of applicable Laws. As used in this Lease, Landlord’s actual knowledge or other phrases relating to the knowledge of Landlord mean and are limited to facts which are actually known (as opposed to imputed, inquiry or
constructive knowledge) to John Michael Sobrato, without any duty to investigate or inquire. Landlord agrees to indemnify and hold Harmless Tenant and Tenant’s directors, officers and partners against all out of pocket costs incurred by the
indemnified parties in responding to or complying with any order issued against the indemnified parties by any governmental authority having jurisdiction as the result of any Hazardous Materials brought onto the Project by Landlord, which obligation
shall survive the termination of this Lease. 
 B. Use of Hazardous Materials: 

Without the prior written consent of Landlord, neither Tenant, nor any subtenant of the Premises (of any tier in the chain of title) or
any of Tenant’s or such subtenant’s agents, employees, representatives, affiliates, architects, contractors (including without limitation subcontractors of all tiers), suppliers, vendors, subtenants, licensees or invitees (collectively
“Tenant’s Agents”), shall cause or permit any Hazardous Materials, as defined below, to be generated, brought onto, used, stored, created, released or disposed of in or about the Premises or Project, except that Tenant may use
and store small quantities of common household cleaners and office supplies on the Premises provided such use and storage is in strict compliance with all Environmental Laws, as defined below. As used herein, the term “Hazardous Materials”
shall mean any and all substances, materials or wastes (whether liquid, solid or gaseous), which are a pollutant or contaminant, or which are hazardous, toxic, ignitable, reactive, corrosive, dangerous, harmful or injurious, or which present a risk
to public health or the environment, or which are or may become regulated by or under the authority of any Environmental Laws, as defined below, including, without limitation, asbestos or asbestos containing materials, petroleum products,
pesticides, polychlorinated biphenyls, flammable explosives, radioactive materials and urea formaldehyde. As used herein, the term “Environmental Laws” shall mean any present or future federal, state or local Laws, whether common law,
statute, rule, regulation or ordinance, judgment, order, or other governmental restriction, guideline, listing or requirement, relating to the environment or any Hazardous Materials, including without limitation, the Comprehensive Environmental
Response, Compensation, and Liability Act of 1980, 42 U.S.C. §9601 et seq., the Resource Conservation and Recovery Act of 1976, 42 U.S.C. §6901 et seq., and applicable provisions of the California Health and Safety Code and the California
Water Code, all as heretofore or hereafter may be amended from time to time. In order to obtain consent, Tenant shall deliver to Landlord its written proposal describing the Hazardous Materials to be brought onto the Premises, measures to be taken
for storage and disposal thereof, and safety measures to be employed to prevent pollution or contamination of the air, soil, surface and ground water. Landlord’s approval may be withheld in its reasonable judgment. Without diminishing
Tenant’s obligation to obtain Landlord’s consent to Tenant’s use of Hazardous Materials on the Premises where this Lease requires such consent, Tenant represents and warrants that it shall comply with all Governmental Regulations
applicable to Hazardous Materials including doing the following: (i) adhere to all reporting and inspection requirements imposed by Federal, State, County or Municipal Laws and provide Landlord a copy of any such reports or agency inspections;
(ii)  

  
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obtain and provide Landlord copies of all necessary permits required for the use and handling of Hazardous Materials on the Premises; (iii) enforce Hazardous Materials handling and disposal
practices consistent with industry standards; (iv) surrender the Premises and Project free from any and all Hazardous Materials generated, brought, used, stored, created, released, or disposed of by Tenant or Tenant’s Agents, or by anyone
else (other than Landlord or Landlord’s agents, employees or contractors) coming onto the Premises during the Lease Term; and (v) properly close the facility with regard to Hazardous Materials for which Tenant is otherwise responsible
pursuant to the terms of this Lease including the removal or decontamination of any process piping, mechanical ducting, storage tanks, containers, or trenches which have come into contact with Hazardous Materials and obtaining a closure certificate
from the local administering agency prior to the Expiration Date or sooner termination of this Lease. 

  
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 C. Tenant’s Indemnity Regarding Hazardous Materials: 

Tenant shall, at its Sole cost and expense and with counsel reasonably acceptable to Landlord, indemnify, defend and hold harmless Landlord and
the Related Parties from and against any and all claims, liabilities, obligations, penalties, fines, actions, losses, damages, costs or expenses (including without limitation reasonable attorneys fees) incurred or suffered arising from generating,
bringing, using, storing, creating, releasing or disposing of Hazardous Materials in or about the Premises or Project by Tenant or Tenant’s Agents, or by anyone else coming onto the Premises during the Lease Term (other than Landlord or
Landlord’s agents, employees and contractors), or the violation of any Governmental Regulation or Environmental Laws by Tenant or Tenant’s Agents, or by anyone else coming onto the Premises during the Lease Term (other than Landlord or
Landlord’s agents, employees or contractors). This indemnification, defense and hold harmless obligation applies whether or not the concentrations of any such Hazardous Materials exceed applicable maximum contaminant or action levels or any
governmental agency has issued a cleanup order. Tenant’s indemnification, defense, and hold harmless obligations include, without limitation, the following: (i) claims, liabilities, costs or expenses resulting from or based upon
administrative, judicial (civil or criminal) or other action, legal or equitable, brought by any private or public person under present or future Laws, including Environmental Laws; (ii) claims, liabilities, costs or expenses pertaining to the
assessment and identification, monitoring, cleanup, containment, or removal of Hazardous Materials from soils, riverbeds or aquifers including the provision of an alternative public drinking water source; (iii) losses attributable to diminution
in the value of the Premises, Building or Project (iv) loss or restriction of use of rentable space in the Building or Project; (v) adverse effect on the marketing of any space in the Building or Project; and (vi) all other
liabilities, obligations, penalties, fines, claims, actions (including remedial or enforcement actions of any kind and administrative or judicial proceedings, orders or judgments), damages (including consequential and punitive damages), and costs
(including attorney, consultant, and expert fees and expenses) resulting from the release or violation. This Section 12.C shall survive the expiration or termination of this Lease. 

  
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 D. Notice of Release or Violation: 

If, during the Lease Term (including any extensions), Tenant becomes aware of (i) any actual or threatened release of any Hazardous
Materials on, under or about the Premises or Project or (ii) any inquiry, investigation, proceeding, claim, notice or order by any private or public person or entity regarding the presence of Hazardous Materials on, under or about the Premises
or Project, including without limitation alleged violations of Environmental Laws by Tenant or Tenant’s Agents, Tenant shall give Landlord written notice of the release or investigation within five (5) days after learning of it and shall
simultaneously and thereafter furnish Landlord with copies of any claims, notices of violation, reports, or other writings received by Tenant concerning the release or investigation. In the event of an actual release of Hazardous Materials, Tenant
shall also give Landlord immediate verbal notice of such release. In the event of any release on or into the Premises or any portion of the Project or into the soil or ground water under the Premises, the Building or the Project of any Hazardous
Materials used, treated, stored or disposed of by Tenant or Tenant’s Agents, or by anyone else (other than Landlord or Landlord’s agents, employees or contractors) coming onto the Premises during the Lease Term, Tenant agrees to comply, at
its sole cost, with all laws, regulations, ordinances and orders of any federal, state or local agency relating to the monitoring or remediation of such Hazardous Materials. In the event of any release of Hazardous Materials Tenant shall immediately
give verbal and follow-up written notice of the release to Landlord, and Tenant agrees to meet and confer with Landlord and any lender designated by Landlord to attempt to eliminate and mitigate any financial exposure to such lender and resultant
exposure to Landlord under California Code of Civil Procedure Section 736(b) as a result of such release, and promptly to take reasonable monitoring, cleanup and remedial steps given, inter alia, the historical uses to which the Project has and
continues to be used, the risks to public health posed by the release, the then available technology and the costs of remediation, cleanup and monitoring, consistent with acceptable customary practices for the type and severity of such contamination
and all applicable Laws. Nothing in the preceding sentence shall eliminate, modify or reduce the obligation of Tenant under Section 12.C of this Lease to indemnify, defend and hold Landlord and the Landlord Related Parties harmless. Tenant
shall provide Landlord prompt written notice of Tenant’s monitoring, cleanup and remedial steps. In the absence of an order of any federal, state or local governmental or quasi-governmental agency relating to the cleanup, remediation or other
response action required by applicable law, any dispute arising between Landlord and Tenant concerning Tenant’s obligation to Landlord under this Section 12.D concerning the level, method, and manner of cleanup, remediation or response
action required in connection with such a release of Hazardous Materials shall be resolved by mediation and/or arbitration pursuant to this Lease. 

  
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 E. Remediation Obligations: 

In the event of any release on, under or about the Premises or the Project of any Hazardous Materials generated, brought onto, used, stored,
created or disposed of by Tenant or Tenant’s Agents, or by anyone else (other than Landlord or Landlord’s agents, employees or contractors) coming onto the Premises during the Lease Term, Tenant shall, at its sole cost, promptly take all
necessary and appropriate actions, in compliance with applicable Environmental Laws, to remove or remediate such Hazardous Materials, whether or not any governmental agency has issued a cleanup order, so as to return the Premises and Project to the
condition that existed before the introduction of such Hazardous Materials. Tenant shall obtain Landlord’s written consent prior to implementing any proposed removal or remedial action, provided, however, that Tenant shall be entitled to
respond immediately to an emergency without first obtaining Landlord’s written consent. Nothing in the preceding sentence shall in any way eliminate, modify or reduce the obligation of Tenant under 13.B of this Lease to indemnify, defend and
hold Landlord and the Landlord Related Parties harmless. 
 F. Environmental Monitoring: 

Landlord and its agents and consultants shall have the right to inspect, investigate, sample and monitor the Premises, including any air, soil,
water, ground water, or to conduct any other sampling or testing, digging, drilling or analysis, to determine whether Tenant is complying with the terms of this Section 12. If Landlord discovers that Tenant is not in compliance with the terms
of this Section 12, any reasonable costs incurred by Landlord in determining Tenant’s non compliance, including attorneys’, consultants’ and experts’ fees, shall be due and payable by Tenant to Landlord within five
(5) days following Landlord’s written demand therefor. 

  
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 13. TENANT’S DEFAULT: 

A. Events of Default: 
 The
occurrence of any of the following shall constitute a material default and breach of this Lease by Tenant: (i) Tenant’s failure to pay the Base Monthly Rent or any other payment due under this Lease (including additional rent) by the date
such amount is due, excepting the first failure to pay in any twelve (12) month period provided such first failure is cured within three (3) business days after receipt of written notice, (ii) the abandonment of the Premises by
Tenant; (iii) Tenant’s making of any general assignment for the benefit of creditors; (iv) the filing by or against Tenant of a petition to have Tenant adjudged a bankrupt or of a petition for reorganization or arrangement under any
law relating to bankruptcy (unless, in the case of a petition filed against Tenant, the same is dismissed within thirty (30) days after the filing); (v) the appointment of a trustee or receiver to take possession of substantially all of
Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where possession is not restored to Tenant within thirty (30) days; (vi) the attachment, execution or other judicial seizure of substantially all of
Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where such seizure is not discharged within thirty (30) days; or (vii) Tenant’s failure to observe and perform any other required provision of
this Lease, or the occurrence of any other event described as a default elsewhere in this Lease or any amendment thereto regardless of whether such event is defined as a material default and breach of this Lease in this Section 13, where such
failure or default continues for thirty (30) days after written notice from Landlord (provided, however, that except as provided in this sentence below if the nature of the failure or default is such that it cannot reasonably be cured within
such thirty (30) day period, Tenant shall not be deemed in default if it Commences within such period to cure, and thereafter diligently prosecutes the same to completion not later than sixty (60) days after such written notice is
delivered to Tenant), except in all cases however that if this Lease expressly provides that no notice or cure is required for a breach or default to exist then the notice and cure periods described in this item (vii) shall apply. 

  
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 B. Remedies: 

In the event of any default by Tenant, then in addition to other remedies available to Landlord at law or in equity, Landlord shall have the
immediate option to terminate this Lease and all rights of Tenant hereunder by giving written notice of such intention to terminate. In the event Landlord elects to so terminate this Lease, Landlord may recover from Tenant all the following:
(i) the worth at time of award of any unpaid rent which had been earned at the time of such termination; (ii) the worth at 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 for the same period that Tenant proves could have been reasonably avoided; (iii) the worth at 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 be reasonably avoided; (iv) any other amount necessary to compensate Landlord for all detriment proximately caused by Tenant’s failure to perform its obligations
under this Lease, or which in the ordinary course of things would be likely to result therefrom; including the following: (x) expenses for repairing, altering or remodeling the Premises for purposes of reletting, (y) broker’s fees,
advertising costs or other expenses of reletting the Premises, and (z) costs of carrying the Premises such as taxes, insurance premiums, utilities and security precautions; and (v) at Landlord’s election, such other amounts in
addition to or in lieu of the foregoing as may be permitted by applicable California law. The term “rent”, as used in this Lease, is defined as the minimum monthly installments of Base Monthly Rent and all other sums required to be paid by
Tenant pursuant to this Lease, all such other sums being deemed as additional rent due hereunder. As used in (i) and (ii) above, “worth at the time of award” shall be computed by allowing interest at a rate equal to the greater
of the following (the “Agreed Interest Rate”) (i) the discount rate of the Federal Reserve Bank of San Francisco plus five (5%) percent per annum, as of the twenty-fifty (25th) day of the month immediately preceding
Tenant’s default, on advances to member banks under Section 13 and 13(a) of the Federal Reserve Act, as now in effect or hereafter from time to time amended, or (ii) ten percent (10%) per annum. As used in (iii) above,
“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 (1%) percent. Furthermore, in the event of a default as
described in clause (iii), (iv), (v) or (vi) in Section 13.A above, Landlord reserves the right to compensation for all damages and costs incurred by Landlord as a result of Tenant’s default, including without limitation those
based upon a tort claim or contractual claim, and without any cap other than that imposed by the United States Bankruptcy Code (as amended, and as interpreted by case law, the “Code”) with respect to rent, as defined in the Code. Tenant
hereby waives the protection of any limitation in the Code imposed upon such damages to the extent such waiver is enforceable under the Code, and Tenant hereby agrees that the Security Deposit may be retained by Landlord for purposes of compensation
for any and all tort or contractual or other claims by Landlord against Tenant. Any obligation Landlord may have to mitigate damages upon a termination due to Tenant’s default shall not include the obligation to relet the Premises if Landlord
has other comparable available space within the Building or Project. 
 C. Right to Re-enter: 

In the event of any such default by Tenant, Landlord shall have the right, after terminating this Lease, to re-enter the Premises and remove
all persons and property in accordance with applicable law. Such property may be removed and stored in a public warehouse or elsewhere at the cost of and for the account of Tenant, disposed of by Landlord, in any manner permitted by law. 

  
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 D. Continuation of Lease: 

If Landlord does not elect to terminate this Lease as provided in Section 13.B above, then the provisions of California Civil Code
Section 1951.4, (Landlord may continue the Lease in effect after Tenant’s breach and abandonment and recover rent as it becomes due if Tenant has a right to sublet and assign, subject only to reasonable limitations) as amended from time to
time, shall apply, this Lease shall continue in effect, and Landlord may enforce all of its rights and remedies under this Lease, including without limitation the right to recover payment of rent as it becomes due. 

E. No Termination: 

Neither efforts by Landlord to mitigate damages caused by a breach or default of Tenant, nor acts of maintenance or preservation or efforts to
relet the Premises shall constitute an election by Landlord to terminate the Lease or a termination of Tenant’s right to possession of the Premises. 

F. Non-Waiver: 
 Landlord
may accept Tenant’s payments without waiving any rights under this Lease, including rights under a previously served notice of default. No payment by Tenant or receipt by Landlord of a lesser amount than any installment of rent due shall be
deemed as other than payment on account of the amount due. If Landlord accepts payments after serving a notice of default, Landlord may nevertheless commence and pursue an action to enforce rights and remedies under the previously served notice of
default without giving Tenant any further notice or demand. Furthermore, the Landlord’s acceptance of rent from the Tenant when the Tenant is holding over without express written consent does not convert Tenant’s tenancy from a tenancy at
sufferance to a month to month tenancy. No waiver of any provision of this Lease shall be implied by any failure of Landlord to enforce any remedy for the violation of that provision, even if that violation continues or is repeated. Any waiver by
Landlord of any provision of this Lease must be in writing. Such waiver shall affect only the provision specified and only for the time and in the manner stated in the writing. No delay or omission in the exercise of any right or remedy by Landlord
shall impair such right or remedy or be construed as a waiver thereof by Landlord. No act or conduct of Landlord, including, without limitation, the acceptance of keys to the Premises, shall constitute acceptance of the surrender of the Premises by
Tenant before the Expiration Date. Only written notice from Landlord to Tenant of acceptance shall constitute such acceptance of surrender of the Premises. Landlord’s consent to or approval of any act by Tenant which requires Landlord’s
consent or approvals shall not be deemed to waive or render unnecessary Landlord’s consent to or approval of any subsequent act by Tenant. The voluntary or other surrender of this Lease by Tenant, or a mutual cancellation thereof, shall not
work a merger and shall, at the option of Landlord, terminate all or any existing subleases or subtenants, or may, at the option of Landlord, operate as an assignment to Landlord of any or all such subleases or subtenants. 

G. Performance by Landlord: 

If Tenant fails to perform any obligation required under this Lease or by Laws, Landlord in its sole and absolute discretion may, without
notice, without waiving any rights or remedies and without releasing Tenant from its obligations hereunder, perform such obligation, in which event Tenant shall pay Landlord as additional rent all sums paid by Landlord in connection with such
substitute performance, including interest at the Agreed Interest Rate within ten (10) days of Landlord’s written notice for such payment. 

  
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 H. Habitual Default: 

The provisions of Section 13 notwithstanding, the Parties agree that if Tenant shall have defaulted in the performance of any (but not
necessarily the same) term or condition of this Lease for three (3) or more times during any twelve (12) month period during the Lease Term, and Landlord has delivered a notice of default for three (3) of such defaults in any twelve
(12) month period, then such conduct shall, at the election of the Landlord, represent a separate event of default which cannot be cured by Tenant. Tenant acknowledges that the purpose of this provision is to prevent repetitive defaults by
Tenant, which work a hardship upon Landlord and deprive Landlord of Tenant’s timely performance under this Lease. 
 14. LANDLORD’S LIABILITY:

 A. Limitation on Landlord’s Liability: 

In the event of Landlord’s failure to perform any of its covenants or agreements under this Lease, Tenant shall give Landlord written
notice of such failure and shall give Landlord thirty (30) days to cure or commence to cure such failure prior to any claim for breach or resultant damages, provided, however, that if the nature of the default is such that it cannot reasonably
be cured within the 30-day period, Landlord shall not be deemed in default if it commences within such period to cure, and thereafter diligently prosecutes the same to completion. In addition, upon any such failure by Landlord, Tenant shall give
notice by registered or certified mail to any person or entity with a security interest in the Premises (“Mortgagee”) that has provided Tenant with notice of its interest in the Premises, and shall provide Mortgagee a reasonable
opportunity to cure such failure, including such time to obtain possession of the Premises by power of sale or judicial foreclosure, if such should prove necessary to effectuate a cure. Tenant agrees that each of the Mortgagees to whom this Lease
has been assigned is an express third-party beneficiary hereof. Tenant waives any right under California Civil Code Section 1950.7 or any other present or future law to the collection of any payment or deposit from Mortgagee or any purchaser at
a foreclosure sale of Mortgagee’s interest unless Mortgagee or such purchaser shall have actually received and not refunded the applicable payment or deposit. Tenant further waives any right to terminate this Lease and to vacate the Premises on
Landlord’s default under this Lease. Tenant’s sole remedy on Landlord’s default is an action for damages or injunctive or declaratory relief; provided, however, Landlord and the Landlord Related Parties shall not be liable to Tenant
for any consequential damages suffered or incurred by Tenant on account of Landlord’s default including, without limitation, on account of lost profits or the interruption of Tenant’s business. Tenant hereby agrees that Landlord shall not
be liable for injury to Tenant’s business or any loss of income therefrom or for damage to the goods, wares, merchandise, or other property of Tenant, Tenant’s employees, invitees, customers, or any other person in or about the Premises or
the Project, nor shall Landlord be liable for injury to the person of Tenant, Tenant’s employees, agents, contractors, or any other person in or about the Premises or Project, whether such damage or injury is caused by or results from fire,
steam, electricity, gas, water, or rain, or from the breakage, leakage, obstruction, or other defects of pipes, sprinklers, wires, appliances, plumbing, air conditioning, or lighting fixtures, or from any other cause, whether said damage or injury
results from conditions arising upon the Premises or upon other portions of the Project or from other sources or places and regardless of whether the cause of such damage or injury or the means of repairing the same is inaccessible to Tenant.
Landlord shall not be liable for any damages arising from any act or neglect of any other tenant, occupant, or user of the Project, nor from fee failure of Landlord to enforce the provisions of any other lease of the Project. 

  
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 B. Limitation on Tenant’s Recourse: 

If Landlord is a corporation, trust, partnership, joint venture, unincorporated association or other form of business entity, then the
obligations of Landlord shall not constitute personal obligations of the Landlord Related Parties. Tenant shall have recourse only to the interest of Landlord in the Premises and the proceeds thereof for the satisfaction of the obligations of
Landlord and shall not have recourse to any other assets of Landlord for the satisfaction of such obligations. 
 C. Indemnification of
Landlord: 
 As a material part of the consideration rendered to Landlord, Tenant hereby waives all claims against Landlord for damages
to goods, wares and merchandise, and all other personal property in, upon or about said Premises and for injuries to persons in or about said Premises or Project, from any cause arising at any time to the fullest extent permitted by law, and, except
to the extent due to the negligence or willful misconduct of Landlord or the Landlord Related Parties, Tenant shall indemnify, defend with counsel reasonably acceptable to Landlord and hold Landlord and the Landlord Related Parties harmless from and
against all claims, liabilities, obligations, penalties, fines, actions, losses, damages, costs or expenses (including without limitation reasonable attorneys fees) incurred or suffered arising from the use or occupancy of the Premises or any part
of the Project by Tenant or Tenant’s Agents, the acts or omissions of Tenant or Tenant’s Agents, Tenant’s breach of this Lease, or any damage or injury to person or property from any cause, including but not limited to the use or
occupancy of the Premises or any part of the Project by Tenant or Tenant’s Agents, the acts’ or omissions of Tenant or Tenant’s Agents, Tenant’s breach of this Lease or from the failure of Tenant to keep the Premises in good
condition and repair as herein provided. Further, except to the extent due to the negligence or willful misconduct of Landlord or the Landlord Related Parties in the event Landlord is made party to any litigation due to the acts or omission of
Tenant or Tenant’s Agents, Tenant shall indemnify, defend (with counsel reasonably acceptable to Landlord) and hold Landlord and the Landlord Related Parties harmless from and against all claims, liabilities, obligations, penalties, fines,
actions, losses, damages, costs or expenses (including without limitation reasonable attorneys fees) incurred in connection with such litigation. 
 15.
DESTRUCTION OF PREMISES: 
 A. Landlord’s Obligation to Restore: 

In the event of damage or destruction of the Premises during the Lease Term Landlord, and Tenant to the extent of its Specialized Tenant
Improvements and Alterations, shall repair the same to a similar condition to that which existed prior to such damage or destruction. Such damage or destruction shall not annul or void this Lease; however, Tenant shall be entitled to a proportionate
reduction of Base Monthly Rent while repairs are being made, such proportionate reduction to be based upon the extent to which the repairs interfere with Tenant’s business in the Premises, as reasonably determined by Landlord. In no event shall
Landlord be required to replace or restore Alterations, Specialized Tenant Improvements or Tenant’s trade fixtures or personal property. Tenant shall be obligated to replace and restore all Specialized Tenant Improvements and Alterations. 

B. Limitations on Landlord’s Restoration Obligation: 

Notwithstanding the provisions of Section 15.A above, Landlord shall have no obligation to repair or restore the Premises if any of the
following occur: (i) if Landlord estimates the repairs cannot be made in one hundred eighty (180) days from the date of receipt of all 

  
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governmental approvals necessary under applicable Laws of State, Federal, County or Municipal authorities, as reasonably determined by Landlord, (ii) if the holder of the first deed of trust
or mortgage encumbering the Building elects not to permit the insurance proceeds payable upon damage or destruction to be used for such repair or restoration, (iii) the damage or destruction is not fully covered by the insurance maintained by
Landlord (excluding deductibles), (iv) the damage or destruction occurs in the last twenty four (24) months of the Lease Term, (v) Tenant is in default pursuant to the provisions of Section 13 above, or (vi) Tenant has
vacated the Premises for more than ninety (90) days before the casualty event. In any such event Landlord may elect either to (i) complete the repair or restoration, or (ii) terminate this Lease by providing Tenant written notice of
its election within sixty (60) days following the damage or destruction. If Landlord elects to repair or restore, this Lease shall continue in full force and effect. Tenant hereby waives the benefits and rights provided to Tenant by the
provisions of Civil Code Sections, 1932 and 1933, or any similar Law now or hereafter in effect. 

  
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 C. Tenant Termination Right: 

Notwithstanding anything to the contrary contained in this Lease, if Tenant’s use of the Premises is substantially impaired for a period
of more than one hundred eighty (180) days from the date of receipt of all governmental approvals necessary under applicable Laws of State, Federal, County or Municipal authorities, as reasonably determined by Landlord, then Tenant shall have
the right to terminate this Lease by written notice to Landlord at any time thereafter before Tenant’s use of the Premises is substantially restored. If this Lease is terminated by Landlord or Tenant pursuant to this Article 15, then the
insurance deductible shall be amortized over a period of sixty (60) months, and Tenant shall reimburse Landlord not later than ten (10) days after demand for that portion of the deductible attributable to the period commencing on the date
that the Lease terminates and ending the date the Lease would have expired but for such early termination. 
 16. CONDEMNATION:  

If any part of the Premises shall be taken for any public or quasi-public use, under any statute or by right of eminent domain or
private purchase in lieu thereof, and only a part thereof remains which is susceptible of occupation hereunder, this Lease shall, as to the part so taken, terminate as of the day before title vests in the condemnor or purchaser (“Vesting
Date”) and Base Monthly Rent payable hereunder shall be adjusted so that Tenant is required to pay for the remainder of the Lease Term only such portion of Base Monthly Rent as the value of the part remaining after such taking bears to the
value of the entire Premises prior to such taking, as reasonably determined by Landlord. Further, in the event of such partial taking, Landlord shall have the option to terminate this Lease as of the Vesting Date. If all of the Premises or such part
thereof be taken so that there does not remain a portion susceptible for occupation hereunder, this Lease shall terminate on the Vesting Date. If part or all of the Premises be taken, all compensation awarded upon such taking shall go to Landlord,
and Tenant shall have no claim thereto; except Landlord shall cooperate with Tenant, without cost to Landlord, to recover compensation for the unamortized cost of any Specialized Tenant Improvements and Alterations, or for Tenant’s moving
costs. Tenant hereby waives the provisions of California Code of Civil Procedures Section 1265.130 and any similar Law now or hereafter in effect, and the provisions of this Section 16 shall govern in the case of a taking. 

  
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 17. ASSIGNMENT OR SUBLEASE: 

A. Consent by Landlord: 

Except as specifically provided in Section 17.E below, Tenant may not voluntarily, involuntarily or by operation of law, assign, sell or
otherwise transfer all or any part of Tenant’s interest in this Lease or in the Premises, cause or permit any part of the Premises to be sublet, occupied or used by anyone other than Tenant, or permit any person to succeed to any interest in
this Lease or the Premises (all of the foregoing being a “Transfer”) without the express written consent of Landlord. In the event Tenant desires to effectuate a Transfer, Tenant shall deliver to Landlord (i) executed
counterparts of any agreement and of all ancillary agreements with the proposed transferee, (ii) current financial statements of the transferee covering the; preceding three (3) years, (in) the nature of the proposed transferee’s
business to be carried on in the Premises, (iv) a statement outlining all consideration to be given on account of the Transfer, and (v) a current financial statement of Tenant. Landlord may condition its approval of any Transfer on receipt
of a certification from both Tenant and the proposed transferee of all consideration to be paid to Tenant in connection with such Transfer. At Landlord’s request, Tenant shall also provide additional information reasonably required by Landlord
to determine whether it will consent to the proposed Transfer. Landlord shall have a fifteen (15) day period following receipt of all the foregoing within which to notify Tenant in writing that Landlord elects to: (i) terminate this Lease
as to any portion of the Premises proposed to be transferred, in the case of any Transfer which, together with other Transfers then in effect, affects seventy five percent (75%) of more or the rentable square footage in the Building;
(ii) permit Tenant to Transfer such space to the named transferee on the terms and conditions set forth in the notice; or (iii) refuse consent. If Landlord should fail to notify Tenant in Writing of such election within the 30-day period,
Landlord shall be deemed to have elected option (iii) above. In the event Landlord elects option (i) above, this Lease shall expire with respect to such part of the Premises on the date upon which the proposed Transfer was to commence, and
from such date forward, Base Monthly Rent shall be adjusted based on the proportion that the rentable area of the Premises remaining bears to the total rentable area of the Premises before exercise of Landlord’s election to terminate, and
Tenants Allocable Share of all other costs and charges shall be adjusted; in accordance with Section 8.E based upon the remaining rentable area of the Premises. In the event Landlord does not elect option (i) above, Landlord’s consent
to the proposed Transfer shall not be unreasonably withheld, provided and upon the condition that: (i) the proposed transferee is engaged in a business that is limited to the use expressly permitted under this Lease; (ii) the proposed
transferee is a company with sufficient financial worth and management ability to undertake the financial obligation of this Lease and Landlord has been furnished with reasonable proof thereof; (iii) the proposed transfer agreement, if it is a
sublease, conforms to the requirements of Section 17.1 below or if it is an assignment, is in a form reasonably satisfactory to Landlord; (iv) the proposed Transfer will not result in there being greater than two (2) subtenants or
other occupants (not including employees) within the Premises at any time offing the Lease Term; (v) Tenant pays to Landlord on demand the amount of Two Thousand Five Hundred Dollars ($2,500) in full reimbursement to Landlord for costs and time
incurred by Landlord in evaluating Tenant’s requested Transfer, and (vi) Tenant shall not have advertised or publicized in any way the availability of the Premises without prior notice to Landlord. In the event all or any one of the
foregoing conditions are not satisfied (without limiting other factors that may be considered or conditions that may be imposed by Landlord in connection with a requested Transfer), Landlord shall be considered to have acted reasonably if it
withholds its consent. Tenant shall not hypothecate, mortgage, pledge or otherwise encumber Tenant’s interest in this Lease or the 

  
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Premises or otherwise use the Lease as a security device in any manner without the consent of Landlord, (all of the foregoing being an “Hypothecation”) which consent Landlord may
withhold in its sole and absolute discretion. Tenant shall reimburse Landlord on demand for any costs that may be incurred by Landlord in connection with an Hypothecation, including legal costs incurred in connection with the granting or denial of
any requested consent. Landlord’s consent to one or more Transfers or Hypothecations shall not operate to waive Tenant’s obligation to obtain Landlord’s consent to other Transfers or Hypothecations nor constitute consent to an
assignment or other Transfer following foreclosure of any permitted lien, mortgage or other encumbrance. Subject to Section 13.E. below, if Tenant is a corporation, limited liability company, unincorporated association, partnership or other
legal entity, the sale, assignment, cancellation, surrender, exchange, conversion or any other transfer or hypothecation of any stock, membership or other ownership interest in such entity (whether occurring at one time or over a period of time) in
the aggregate of more than fifty percent (50%) (determined cumulatively) shall be deemed an assignment of this Lease; in the case of a partnership, any withdrawal or substitution (whether occurring at one time or over a period of time) of any
partners owning fifty percent (50%) or more (cumulatively) of the partnership, dissolution of the partnership shall be deemed an assignment of this Lease; provided that, subject to Section 17.D below the foregoing provisions of this
sentence shall not apply to a transfer of stock in a corporation whose stock is publicly traded on a public stock exchange. If Tenant is an entity, any sale of all or substantially all of its assets shall be deemed an assignment of this Lease. If
Tenant is a corporation whose stock is not publicly traded on a public stock exchange, any dissolution, merger, consolidation or reorganization of Tenant shall be deemed a Transfer. Tenant acknowledges and agrees that the provision of this
Section 17 are not unreasonable standards or conditions for purposes of Section 1951.4 of the California Civil Code, as amended from time to time, under bankruptcy laws, or for any other purpose. 

Notwithstanding anything set forth in this Section 17 to the contrary, so long as Hortonworks Inc., a Delaware corporation, or a
permitted transferee pursuant to a Permitted Transfer is the Tenant under this Lease, Tenant shall have the right to permit Tenant’s clients or entities having a business relationship with Tenant to use a portion of the rentable space in the
Building on a temporary basis (not to exceed ten (10) consecutive days) for the purpose of conducting its business with Tenant, provided that (i) such individuals or entities (the “Allowed Occupants”) shall not occupy a
separately demised portion of the Premises which contains an entrance from outside of the Premises to such portion of the Premises other than the entrance to the Premises used by Tenant, and no demising walls shall be constructed within the Premises
to separate any of the Allowed Occupants from other occupants of the Premises; (ii) such occupancy shall not be a subterfuge by Tenant to avoid its obligations under this Lease or the restrictions on Transfers pursuant to this Section 17;
(iii) no rent or other consideration shall charged with respect to any Allowed Occupants’ use of the Premises; (iv) the Allowed Occupants shall not occupy, in the aggregate, in excess of ten percent (10%) of the rentable square
footage in the Building; (v) such occupancy shall otherwise be subject to all of the terms and conditions of this Lease, (vi) Tenant shall be liable for violations by any of the Allowed Occupants of the terms and conditions of this Lease,
and (vii) Tenant shall remain fully responsible and liable for the performance of all of the obligations of the Tenant under the Lease. In no event shall the Allowed Occupants have any rights under this Lease. A breach or violation of this
Lease by any of the Allowed Occupants shall constitute a breach or violation of this Lease by Tenant. The failure of any of the Allowed Occupants to vacate the Premises prior to the expiration or termination of this Lease shall be deemed a holding
over by Tenant without Landlord’s consent. In no event shall the use of occupancy of the Premises by any of the Allowed Occupants constitute a sublease, assignment or license or Landlord’s consent thereto. 

  
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 B. Assignment or Subletting Consideration: 

Landlord and Tenant hereby agree that fifty percent (50%) of any rent or other economic consideration (including without limitation,
payments for trade fixtures and personal property in excess of the fair market value thereof, stock, warrants, and options) in excess of the Base Monthly Rent payable hereunder (after deducting therefrom Reasonable Transfer Costs (defined below))
(i) realized by Tenant in connection with any Transfer by Tenant (other than a Permitted Transfer (defined in Section 17.E below)), and/or (ii) realized by a subtenant or any other person or entity (other than Tenant) (any such
subtenant, person or entity being a “Subsequent Transferor”) in connection with a sublease, assignment or other Transfer by such Subsequent Transferor”, shall be paid by Tenant to Landlord promptly after such amounts are paid
to Tenant or a Subsequent Transferor, regardless of the amount of subrent the Subsequent Transferor pays to Tenant or any prior Subsequent Transferor. As used in this Section 17.B, “Reasonable Transfer Costs” shall mean the following
costs, to the extent reasonably incurred in connection with the Transfer in question: (i) marketing expenses, advertising costs and brokerage commissions payable to unaffiliated third parties, (ii) tenant improvement costs incurred solely
in connection with such Transfer including architectural, design and permit fees, and (iii) reasonable legal fees. In the case of a Transfer other than an assignment of Tenant’s entire interest in the Lease and Premises, Reasonable
Transfer Costs shall be amortized on a straight line basis, without interest, over the initial term of the Transfer. Tenant’s obligation to pay over Landlord’s portion of the consideration constitutes an obligation for additional rent
hereunder. The above provisions relating to Landlord’s right to terminate the Lease and relating to the allocation of excess rent are independently negotiated terms of the Lease which constitute a material inducement for the Landlord to enter
into the Lease, and are agreed by the Parties to be commercially reasonable. No Transfer by Tenant shall relieve it of any obligation under this Lease. Any Transfer which conflicts with the provisions of this Lease shall be voidable by Landlord at
any time following such Transfer. 
 C. No Release: 

Any Transfer shall be made only if and shall not be effective until the transferee shall execute, acknowledge, and deliver to Landlord an
agreement, in form and substance satisfactory to Landlord, whereby the transferee shall assume all the obligations of this Lease on the part of Tenant to be performed or observed to the extent of the interest being transferred and shall be subject
to all the covenants, agreements, terms, provisions and conditions in this Lease to the extent applicable to the interest being transferred. Notwithstanding any Transfer and the acceptance of rent or other sums by landlord from any transferee,
Tenant and any guarantor shall remain fully liable for the payment of Base Monthly Rent and additional rent due, and to become due hereunder, for the performance of all the covenants, agreements, terms, provisions and conditions contained in this
Lease on the part of Tenant to be performed and for all acts and omissions of any transferee or any other person claiming under or through any transferee that shall be in violation of any of the terms and conditions of this Lease, and any such
violation shall be deemed a violation by Tenant. Tenant shall indemnify, defend with counsel reasonably acceptable to Landlord and hold Landlord and the Landlord Related Parties harmless from and against all claims, liabilities, obligations,
penalties, fines, actions, losses, damages, costs or expenses (including without limitation reasonable attorneys fees) resulting from any claims that may be made against Landlord by the proposed transferee or by any real estate brokers or other
persons claiming compensation in connection with the proposed Transfer. 

  
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 D. Reorganization of Tenant: 

Notwithstanding any other provision of this Lease, the provisions of this Section 17.D shall apply if Tenant is a publicly-held
corporation and: (i) there is a dissolution, merger, consolidation, or other reorganization of or affecting Tenant, where Tenant is not the surviving corporation, or there is a sale of all or substantially all of the assets of Tenant, or
(ii) there is a sale, cancellation, surrender, exchange, conversion or any other transfer of stock involving or consisting of more than fifty percent (50%) of the total combined voting power of all classes of Tenant’s capital stock
issued, outstanding and entitled to vote for the election of directors, or there is any merger, consolidation or other reorganization of or affecting Tenant, whether the foregoing occurs in a single transaction or in multiple steps, and after any
one or more of such events Tenant’s stock is no longer publicly traded. In a transaction under clause (i) of this Section 17.D, the surviving or acquiring corporation or entity (“Surviving Entity”) shall promptly
execute and deliver to Landlord an agreement in form reasonably satisfactory to Landlord under which the Surviving Entity assumes the obligations of Tenant hereunder. In a transaction or series of transactions under clause (ii) of this
Section 17.D, the entities which as a result of such transaction(s) own a greater than fifty percent (50%) interest in Tenant (including, without limitation as a result of a reverse triangular merger or a triangular merger) (collectively
the “Acquiring Entity”) shall promptly execute and deliver to Landlord a guaranty of lease in form reasonably satisfactory to Landlord under which the Acquiring Entity guarantees the full payment and performance of the obligations
of Tenant under the Lease (“Lease Guaranty”). The foregoing notwithstanding, in the event the Surviving Entity or Acquiring Entity is itself not a publicly-traded corporation, but is instead the subsidiary of a publicly-traded
corporation (or a subsidiary of a subsidiary of a publicly-traded corporation, or a subsidiary in a chain of entities in which one or more parent corporations are publicly traded), then each publicly-traded parent corporation in such chain shall be
required to execute and deliver to Landlord the Lease Guaranty. In addition, in the event that after such acquisition Tenant no longer prepares audited financial statements, then in addition to the financial statements required to be delivered by
Tenant hereunder, the entity required to execute the Lease Guaranty shall provide Landlord its audited financial statements at the times and in the manner required of Tenant hereunder. It is the intent of the parties that after such any transaction
or series of transactions described in this Section 17.D, Landlord shall be entitled to rely on the creditworthiness of publicly-traded corporations and to receive audited financial information from publicly-traded corporation. 

  
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 E. Permitted Transfers: 

Provided that Tenant otherwise complies with the provisions of this Section 17, except the provision requiring prior consent, but
otherwise including without limitation the provisions of Section 17.D, Tenant may enter into any of the following Transfers described in this Section 17.E (a “Permitted Transfer”) without Landlord’s prior consent,
provided however that Tenant shall notify Landlord of any such Transfer not later than five (5) business days after the effective date of such Transfer. Tenant may sublease all or part of the Premises or assign its interest in this Lease to
(i) any corporation which controls, is controlled by, or is under common control with the original Tenant to this Lease by means of an ownership interest of more than fifty percent (50%); (ii) a corporation which results from a merger,
consolidation or other reorganization in which Tenant is not the surviving corporation, so long as the surviving corporation has a net worth at the time of such assignment or sublease that is equal to or greater than the net worth of Tenant
immediately prior to such transaction; and (iii) a corporation which purchases or otherwise acquires all or substantially all of the assets of Tenant so long as such acquiring corporation has a net worth at the time of such assignment or
sublease that is equal to or greater than the net worth of Tenant immediately prior to such transaction. The following is also a “Permitted Transfer” pursuant to this Section 17.E: The transfer of hypothecation of stock or the
issuance of new stock or stock warrants in the corporation which is Tenant to the extent the foregoing occurs in connection with any bona fide venture financing or capitalization for the benefit of Tenant. 

F. Effect of Default: 
 In
the event of Tenant’s default, Tenant hereby assigns all amounts due to Tenant from any Transfer as security for performance of Tenant’s obligations under this Lease, and Landlord as assignee of Tenant, or a receiver for Tenant appointed
on Landlord’s application, may collect such amounts and apply it toward Tenant’s obligations under this Lease, except that Tenant may collect such amounts unless a default occurs as described in Section 13 above. Landlord’s
collection of any amounts due from a Transfer shall not constitute an acceptance by Landlord of attornment by any subtenants, and upon Tenant’s default Landlord shall have all rights provided by this Lease and applicable Laws, including without
limitation terminating this Lease and any or all occupants’ rights to possession of the Premises as Landlord shall determine in Landlord’s sole and absolute discretion. A termination of the Lease due to Tenant’s default shall not
automatically terminate a Transfer then in existence; rather at Landlord’s election (1) such Transfer shall survive the Lease termination, (2) the transferee shall attorn to Landlord, and (3) Landlord shall undertake the
obligations of Tenant under the transfer agreement; except that Landlord shall not be liable for prepaid rent, security deposits or other defaults of Tenant to the transferee, or for any acts or omissions of Tenant and Tenant’s Agents. 

  
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 G. Conveyance by Landlord: 

In the event of any transfer of Landlord’s interest in this Lease, the Landlord herein named (and in case of any subsequent transfer, the
then transferor) shall be automatically freed and relieved from and after the date of such transfer of all liability for the performance of any covenants or obligations on the part of Landlord contained in this Lease thereafter to be performed;
provided, however, that any funds in the hands of Landlord or the then transferor at the time of such transfer, in which Tenant has an interest shall be turned over to the transferee and any amount then due and payable to Tenant by Landlord or the
then transferor under any provision of this Lease shall be paid to Tenant; and provided, further, that upon any such transfer, the transferee shall be deemed to have assumed, subject to the limitations of this Section 17 above all of the
agreements, covenants and conditions in this Lease to be performed from and after the transfer on the part of Landlord, it being intended hereby that the covenants and obligations contained in this Lease to be performed on the part of Landlord
shall, subject as aforesaid, be binding on each Landlord, its successors and assigns, only during its period of ownership. 
 H.
Successors and Assigns: 
 Subject to the provisions this Section 17, the covenants and conditions of this Lease shall apply to and
bind the heirs, successors, executors, administrators and assigns of all Parties hereto; and all parties hereto comprising Tenant shall be jointly and severally liable hereunder. 

I. Sublease Requirements: 

With respect to any permitted sublet of the Premises by Tenant to an approved Subtenant (“Subtenant”), the sublet transaction
shall be evidenced by a written sublease between Tenant and Subtenant (the “Sublease”). The Sublease shall comply with the following requirements: (i) The form of the Sublease and the terms and conditions thereof shall be
subject to Landlord’s approval which shall not be withheld unreasonably; (ii) The Sublease shall provide that it is subject to and shall incorporate by reference all of the terms and conditions of this Lease, except those terms and
conditions relating to Rent, Additional Rent, and any other amount due under this Lease; (iii) The Sublease shall provide that the Subtenant shall have no right to exercise any option or other right granted to Tenant in this Lease;
(iv) The Sublease shall contain a waiver of subrogation against Landlord and shall require Subtenant’s insurance policies to acknowledge such waiver of subrogation; (v) The Sublease shall provide that all requirements of the Lease
applicable to subleases shall be applicable to sub-subleases; (vi) The Sublease shall require Subtenant, acting through Tenant, to obtain Landlord’s prior written approval, to any alteration to the Premises to the same extent Tenant is
required by this Lease to obtain such content; (vii) The Sublease shall require Subtenant to send Landlord copies of any and all notices concerning the Premises that Subtenant is obligated to provide to Tenant and Tenant to send landlord copies
of any and all notices concerning the Premises that Tenant is obligated to provide to Subtenant; (viii) The Sublease shall provide that, at Landlord’s option, the Sublease shall not terminate in the event that this Lease terminates and
shall require Subtenant to execute an attornment agreement if Landlord, in its sole and absolute discretion, shall elect to have the Sublease continue beyond the date of termination of this Lease; and (ix) The Sublease shall require the
Subtenant to agree that on receipt of notice from Landlord that Tenant has defaulted, Subtenant shall pay all sums due under the Sublease to Landlord. 

  
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 18. OPTION TO EXTEND THE LEASE TERM: 

A. Grant and Exercise of Option:  

Landlord grants to Tenant, subject to the terms and conditions set forth in this Section 18 two (2) options (each an
“Option” and collectively the “Options”) to extend the Lease Term for an additional term (each an “Option Term”). Each Option Term shall be for a period of sixty (60) months and each Option
shall be exercised, if at all, by written notice to Landlord no earlier than eighteen (18) months prior to the date the Lease Term would expire but for such exercise but no later than twelve (12) months prior to the date the Lease Term
would expire but for such exercise, time being of the essence for the giving of such notice. If Tenant exercises an Option, all of the terms, covenants and conditions of this Lease shall apply except for the grant of additional Options pursuant to
this Section 18 and except for tenant improvement, improvement allowances or relocation allowances or other leasing concessions and inducements, and provided that Base Monthly Rent for the Premises payable by Tenant during the Option Term shall
be the greater of (i) the Base Monthly Rent applicable to the period immediately prior to the commencement of the Option Term, or (ii) ninety five percent (95%) of the Fair Market Rental as hereinafter defined. Notwithstanding
anything herein to the contrary, (i) if Tenant is in monetary or material non-monetary default under any of the terms, covenants or conditions of this Lease either at the time Tenant exercises the Option or at any time thereafter prior to the
commencement date of the Option Term, or (ii) if the net worth of Tenant as reported in Tenant’s most recent financial statement is not sufficient to meet all obligations of the Tenant under this Lease in Landlord’s reasonable
determination, then Landlord shall have, in addition to all of Landlord’s other rights and remedies provided in this Lease, the right to terminate the Option upon notice to Tenant, in which event the Lease Term shall not be extended pursuant to
this Section 18.A. As used herein, the term “Fan Market Rental” is defined as the rental and all other monetary payments, including any escalations and adjustments thereto (including without limitation Consumer Price Indexing) that
Landlord could obtain during the Option Term from a third party desiring to lease the Premises, based upon the (i) current use and other potential uses of the Premises, as determined by the rents then obtainable for new leases of space
comparable in age and quality to the Premises in the same real estate submarket as the Building and (ii) the credit standing and financial stature of the Tenant. The appraisers shall be instructed that the foregoing five percent
(5.0%) discount is intended to offset Comparable rents that include the following costs which Landlord will not incur in the event Tenant exercises its option (i) brokerage commissions, (ii) tenant improvement or relocation
allowances, (iii) vacancy costs, and (iv) other concessions or inducements. 

  
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 B. Determination of Fair Market Rental: 

If Tenant exercises an Option, Landlord shall send Tenant a notice setting forth the Fair Market Rental for the Option Term within thirty
(30) days following the date of exercise. If Tenant disputes Landlord’s determination of Fair Market Rental for the Option Term, Tenant shall, within thirty (30) days after delivery to Tenant of Landlord’s notice setting forth
Fair Market Rental for the Option Term, send to Landlord a notice stating that Tenant either elects to terminate its Exercise of the Option, in which event the Option shall lapse and this Lease shall terminate on the Expiration Date, or that Tenant
disagrees with Landlord’s determination of Fair Market Rental for the Option Term and elects to resolve the disagreement as provided in Section 18.C below. If Tenant does not timely send Landlord a notice as provided in the previous
sentence, Landlord’s determination of Fair Market Rental shall be deemed the agreed upon Fair Market Rental amount to be used in computing Base Monthly Rent payable by Tenant during the Option Term. If Tenant elects to resolve the disagreement
as provided in Section 18.C below and such procedures are not concluded prior to the commencement date of the Option Term, Tenant shall pay to Landlord as Base Monthly Rent the greater of (i) the Base Monthly Rent in effect immediately
before the start of the Option Term, or (ii) ninety five percent (95%) of the Fair Market Rental as determined by Landlord in the manner provided above. If the Fair Market Rental as finally determined pursuant to Section 18.C is
greater than Landlord’s determination, Tenant shall pay Landlord the difference between the amount paid by Tenant and the actual Base Monthly Rent due as so determined in this Section 18 within thirty (30) days after such
determination. If the Fair Market Rental as finally determined in Section 18.C is less than Landlord’s determination, the difference between the amount paid by Tenant and the actual Base Monthly Rent due as so determined pursuant to this
Section 18 shall be credited against the next installments of Base Monthly Rent due from Tenant to Landlord hereunder. 
 C.
Resolution of a Disagreement over the Fair Market Rental: 
 Any disagreement regarding Fair Market Rental shall be resolved as follows:
Within thirty (30) days after Tenant’s response to Landlord’s notice setting forth the Fair Market Rental, Landlord and Tenant shall meet at a mutually agreeable time and place, in an attempt to resolve the disagreement. If within the
30-day consultation period referred to above, Landlord and Tenant cannot reach agreement as to Fair Market Rental, each party shall select one appraiser to determine Fair Market Rental. Each such appraiser shall arrive at a determination of Fair
Market Rental and submit their conclusions to Landlord and Tenant within thirty (30) days after the expiration of the 30-day consultation period described above. If only one appraisal is submitted within the requisite time period, it shall be
deemed as Fair Market Rental. If both appraisals are submitted within such time period and the two (2) appraisals so submitted differ by less than ten percent (10%) of the higher appraisal, the average of the two shall be deemed as Fair
Market Rental. If the two appraisals differ by ten percent (10%) or more of the higher appraisal, the appraisers shall immediately select a third appraiser who shall, within thirty (30) days after this selection, make and submit to
Landlord and Tenant a determination of Fan Market Rental. This third appraisal will then be averaged with the closer of the two previous appraisals and the result shall be Fair Market Rental, or if it is in the middle of the two (2) previous
appraisals the third appraisal shall be the Fair Market Rental. All appraisers specified pursuant to this Section 18.C shall be members of the American Institute of Real Estate Appraisers with not less than ten (10) years experience
appraising office and industrial properties in the Santa Clara Valley. Each party shall pay the cost of the appraiser selected by such party and one-half of the cost of the third appraiser. 

  
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 D. Personal to Tenant: 

All Options provided to Tenant in this Lease are personal and granted solely to Hortonworks Inc., and any permitted transferees pursuant to a
Permitted Transfer, and are not exercisable by any other person or entity whether or not a Transfer has occurred unless Landlord consents to permit exercise of any Option by any assignee or subtenant in Landlord’s sole and absolute discretion.
In the event Tenant has multiple options to extend this Lease, a later Option to extend the Lease cannot be exercised unless the prior Option has been properly exercised and the Option Term for that exercised prior Option has commenced. 

19. GENERAL PROVISIONS: 
 A.
Attorney’s Fees: 
 In the event a suit or alternative form of dispute resolution is brought for the possession of the premises, for
the recovery of any sum due hereunder, to interpret the Lease, or because of the breach of any other covenant herein; then the losing party shall pay to the prevailing party reasonable attorney’s fees and costs incurred in connection with such
proceeding, including the expense of expert witnesses, depositions and court testimony. The prevailing party shall also be entitled to recover all costs and expenses including reasonable attorney’s fees incurred in enforcing any judgment or
award against the other party. The foregoing provision relating to post-judgment costs is severable from all other provisions of this Lease. 

B. Authority of Parties: 

If Tenant is a corporation, partnership or other entity, Tenant and each individual signing this Lease on behalf of Tenant represents and
warrants that Tenant is duly formed and in good standing, that each individual signing this Lease is duly authorized to execute and deliver this Lease on behalf of Tenant and to bind Tenant to this Lease in accordance with Tenant’s governing
documents, and that this Lease is binding upon Tenant in accordance with its terms. At Landlord’s request, Tenant shall provide Landlord with corporate resolutions or other proof in a form acceptable to Landlord, of the authorizations described
in this Section 19.B 
 C. Brokers: 

Tenant represents it has not utilized or contacted a real estate broker or finder with respect to this Lease other than Jones Lang LaSalle and
Tenant agrees to indemnify, defend with counsel reasonably acceptable to Landlord and hold Landlord and the Landlord Related Parties harmless from and against all claims, liabilities, obligations, penalties, fines, actions, losses, damages, costs or
expenses (including without limitation reasonable attorneys fees) asserted by any other broker or tinder claiming through Tenant. 
 D.
Choice of Law: 
 This Lease shall be governed by and construed in accordance with California law. Venue for all court proceedings or
alternative forms of dispute resolution proceedings shall be Santa Clara County, California. 

  
 41 

 E. ARBITRATION OF DISPUTES: 

LANDLORD AND TENANT AND ANY OTHER PARTY THAT MAY BECOME A PARTY TO THIS LEASE OR BE DEEMED A PARTY TO THIS LEASE, AND THEIR RESPECTIVE
SUCCESSORS, ASSIGNS AND SUBTENANTS, AGREE THAT, EXCEPT FOR ANY CLAIM BY LANDLORD FOR (I) UNLAWFW DETAINER, (II) TENANT’S FAILURE TO PAY THE BASE MONTHLY RENT, OR (III) WITHIN THE JURISDICTION OF THE SMALL CLAIMS COURT (WHICH SMALL CLAIMS
COURT SHALL BE THE SOLE COURT OF COMPETENT JURISDICTION FOR SUCH SMALL CLAIMS MATTER), ANY CONTROVERSY, DISPUTE, OR CLAIM OF WHATEVER NATURE ARISING OUT OF, IN CONNECTION WITH OR IN RELATION TO THE INTERPRETATION, PERFORMANCE OR BREACH OF THIS
LEASE, INCLUDING ANY CLAIM BASED ON CONTRACT, TORT, OR STATUTE, SHALL BE RESOLVED AT THE REQUEST OF ANY PARTY TO THIS LEASE, OR THEIR RESPECTIVE SUCCESSORS, ASSIGNS AND SUBTENANTS, THROUGH DISPUTE RESOLUTION PROCESS ADMINISTERED BY J.A.M.S. OR OTHER
JUDICIAL MEDIATION SERVICE MUTUALLY ACCEPTABLE TO THE PARTIES LOCATED IN SANTA CLARA COUNTY, CALIFORNIA. THE DISPUTE RESOLUTION PROCESS SHALL CONSIST OF A FINAL AND BINDING ARBITRATION ADMINISTERED BY AND IN ACCORDANCE WITH THE THEN EXISTING RULES
AND PRACTICES OF J.A.M.S. OR OTHER JUDICIAL MEDIATION SERVICE SELECTED, AND JUDGMENT UPON ANY AWARD RENDERED BY THE ARBITRATOR(S) MAY BE ENTERED BY ANY STATE OR FEDERAL COURT HAVING JURISDICTION THEREOF AS PROVIDED BY CALIFORNIA CODE OF CIVIL
PROCEDURE SECTION 1280 ET SEQ, AS SAID STATUTES THEN APPEAR, INCLUDING ANY AMENDMENTS TO SAID STATUTES OR SUCCESSORS TO SAID STATUTES OR AMENDED STATUTES, EXCEPT THAT IN NO EVENT SHALL THE PARTIES BE ENTITLED TO PROPOUND INTERROGATORIES OR REQUESTS
FOR ADMISSIONS DURING THE ARBITRATION PROCESS. THE ARBITRATOR SHALL BE A RETIRED JUDGE OR A LICENSED CALIFORNIA ATTORNEY. THE VENUE FOR ANY SUCH ARBITRATION SHALL BE IN SANTA CLARA COUNTY, CALIFORNIA. 

NOTICE: BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTE ARISING OUT OF THE MATTERS INCLUDED IN THIS “ARBITRATION OF
DISPUTES” PROVISION DECIDED BY NEUTRAL ARBITRATION AS PROVIDED BY CALIFORNIA LAW AND YOU ARE GIVING UP ANY RIGHTS YOU MIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALING IN THE SPACE BELOW YOU ARE GIVING UP YOUR
JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS THOSE RIGHTS ARE SPECIFICALLY INCLUDED IN THIS “ARBITRATION OF DISPUTES” PROVISION. IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLED TO ARBITRATE
UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. YOUR AGREEMENT TO THIS ARBITRATION PROVISION IS VOLUNTARY. 
 WE HAVE READ
AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISING OUT OF THE MATTERS INCLUDED IN THIS “ARBITRATION OF DISPUTES” PROVISION TO NEUTRAL ARBITRATION. 

Landlord:     /s/ JMS     Tenant:     /s/ DB    

  
 42 

 F. Entire Agreement: 

This Lease and the exhibits attached hereto contain all of the agreements and conditions made between the Parties hereto and may not be
modified orally or in any other manner other than by written agreement signed by all parties hereto or their respective successors in interest. This Lease supersedes and revokes all previous negotiations, letters of intent, lease proposals,
brochures, agreements, representations, promises, warranties, and understandings, whether oral or in writing, between the parties or their respective representatives or any other person purporting to represent Landlord or Tenant. 

G. Entry by Landlord: 

Upon prior written notice to Tenant of no less than 48 hours (except in case of emergency, where no prior notice shall be required) and subject
to Tenant’s reasonable security regulations, Tenant shall permit Landlord and Landlord’s agents to enter into and upon the Premises at all reasonable times, and without any rent abatement or reduction or any liability to Tenant for any
loss of occupation or quiet enjoyment of the Premises thereby occasioned, for the following purposes: (i) inspecting and maintaining the Premises; (ii) making repairs, alterations or additions to the Premises; (iii) erecting
additional building(s) and improvements on the land where the Premises are situated or on adjacent land owned by Landlord; (iv) performing any obligations of Landlord, under Lease including remediation of Hazardous Materials if determined to be
the responsibility of Landlord, (v) posting and keeping posted thereon notices of non responsibility for any construction, alteration or repair thereof, as required or permitted by any law, and (vi) placing “For Sale” signs, and
showing the Premises to Landlord’s existing or potential successors, purchasers and lenders. Tenant shall permit Landlord and Landlord’s agents, at any time within eighteen (18) months prior to the Expiration Date (or at any time
during the Lease Term that Tenant is in default hereunder), to place upon the Premises “For Lease” signs, and exhibit the Premises to real estate brokers and prospective tenants at reasonable hours. At any time when Tenant does not rent
all rentable space in the Project, and at any time within eighteen (18) months prior to the Expiration Date (or at any time during the Lease Term that Tenant is in default hereunder) if Tenant does rent all rentable space in the Project,
Landlord shall have the right to place “For Lease” signs within the exterior Common Areas. 
 H. Estoppel Certificates:

 At any time during the Lease Term, Tenant shall, within ten (10) days following written notice from Landlord, execute and deliver
to Landlord a written statement certifying, if true, the following: (i) that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification); (ii) the date to which rent and other charges
are paid in advance, if any; (iii) acknowledging that there are not, to Tenant’s knowledge, any uncured defaults on Landlord’s part hereunder (or specifying such defaults if they are claimed); and (iv) such other information as
Landlord may reasonably request. Any such statement may be conclusively relied upon by any prospective purchaser or encumbrancer of Landlord’s interest in the Premises. Tenant’s failure to deliver such statement within such time shall be
conclusive upon the Tenant that this Lease is in full force and effect without modification, except as may be represented by Landlord, and that there are no uncured defaults in Landlord’s performance. Tenant agrees to provide, within ten
(10) days of Landlord’s request, Tenant’s most recent three (3) years of audited financial statements for Landlord’s use in financing or sale of the Premises or Landlord’s interest therein. 

I. Exhibits: 
 All
exhibits referred to are attached to this Lease and incorporated by reference. 

  
 43 

 J. Interest: 

All rent due hereunder, if not paid when due, shall bear interest at the Agreed Interest Rate. This provision shall survive the expiration or
sooner termination of the Lease. Despite any other provision of this Lease, the total liability for interest payments shall not exceed the limits, if any, imposed by the usury laws of the State of California. Any interest paid in excess of those
limits shall be refunded to Tenant by application of the amount of excess interest paid against any sums outstanding in any order that Landlord requires. If the amount of excess interest paid exceeds the sums outstanding, the portion exceeding those
sums shall be refunded in cash to Tenant by Landlord. To ascertain whether any interest payable exceeds the limits imposed, any non-principal payment (including late charges) shall be considered to the extent permitted by law to be an expense, fee
or premium rather than interest. 
 K. Modifications Required by Lender: 

If any lender of Landlord or ground lessor of the Premises requires a modification of this Lease that will not increase Tenant’s cost or
expense or materially and adversely change Tenant’s rights and obligations, this Lease shall be so modified and Tenant shall execute whatever documents are required and deliver them to Landlord within ten (10) days after the request. 

L. No Presumption Against Drafter: 

Landlord and Tenant understand, agree and acknowledge that this Lease has been freely negotiated by both Parties; and that in any controversy,
dispute, or contest over the meaning, interpretation, validity, or enforceability of this Lease or any of its terms or conditions, there shall be no inference, presumption, or conclusion drawn whatsoever against either party by virtue of that party
having drafted this Lease or any portion thereof. 
 M. Notices: 

All notices, demands, requests, or consents required to be given under this Lease shall be sent in writing by U.S. certified mail, return
receipt requested, or by personal delivery addressed to the party to be notified at the address for such party specified in Section 1 above of this Lease, or to such other place as the party to be notified may from time to trine designate by at
least fifteen (15) days prior notice to the notifying party; provided that such other address shall not be a P.O Box. When this Lease requires service of a notice, that notice shall be deemed to constitute and satisfy the requirements of any
equivalent or similar statutory notice, including any notices required by Code of Civil Procedure Section 1161 or any similar or successor statute. 

N. Property Management: 

In addition, Tenant agrees to pay Landlord along with the expenses to be reimbursed by Tenant a monthly fee for management services rendered by
either Landlord or a third party manager engaged by Landlord (which may be a party affiliated with Landlord), in the amount of three percent (3%) of the Base Monthly Rent. 

O. Rent: 
 All monetary
sums due from Tenant to Landlord under this Lease, including, without limitation those referred to as “additional rent”, shall be deemed as rent. 

  
 44 

 P. Representations: 

Except for the provisions of this Lease, Tenant acknowledges that neither Landlord nor any of its employees or agents have made any agreements,
representations, warranties or promises with respect to the Premises or Project or with respect to present or future rents, expenses, operations, tenancies or any other matter. Except as herein expressly set forth herein, Tenant relied on no
statement of Landlord or its employees or agents for that purpose. 
 Q. Rights and Remedies: 

Subject to Section 13 above, all rights and remedies hereunder are cumulative and not alternative to the extent permitted by law, and are
in addition to all other rights and remedies in law and in equity. 
 R. Severability: 

If any term or provision of this Lease is held unenforceable or invalid by a court of competent jurisdiction, the remainder of the Lease shall
not be invalidated thereby but shall be enforceable in accordance with its terms, omitting the invalid or unenforceable term. 
 S.
Submission of Lease: 
 Submission of this document for examination or signature by the Parties does not constitute an option or offer to
lease the Premises on the terms in this document or a reservation of the Premises in favor of Tenant. This document is not effective as a lease or otherwise until executed and delivered by both Landlord and Tenant. 

T. Subordination: 
 This
Lease is subject and subordinate to ground and underlying leases, mortgages and deeds of trust (collectively “Encumbrances”) which may now affect the Premises, to any covenants, conditions or restrictions of record, and to all
renewals, modifications, consolidations, replacements and extensions thereof; provided, however, if the holder or holders of any such Encumbrance (“Holder”) require that this Lease be prior and superior thereto, within seven
(7) business days after written request of Landlord to Tenant, Tenant shall execute, have acknowledged and deliver all commercially reasonable documents or instruments, in the form presented to Tenant, which Landlord or Holder deems necessary
or desirable for such purposes. Landlord shall have the right to cause this Lease to be and become and remain subject and subordinate to any and all Encumbrances which are now or may hereafter be executed covering the Premises or any renewals,
modifications, consolidations, replacements or extensions thereof, for the full amount of all advances made or to be made thereunder and without regard to the time or character of such advances, together with interest thereon and subject to all the
terms and provisions thereof; provided only, that with respect to Encumbrances created after the Effective Date, in the event of termination of any such lease or upon the foreclosure of any such mortgage or deed of trust, Holder agrees to recognize
Tenant’s rights under this Lease as long as Tenant is not then in default and continues to pay Base Monthly Rent and additional rent and observes and performs all required provisions of this Lease. Within ten (10) days after
Landlord’s written request, Tenant shall execute any commercially reasonable documents required by Landlord or the Holder to make this Lease subordinate to any lien of the Encumbrance. If Tenant fails to do so, then in addition to such failure
constituting a default by Tenant, it shall be deemed that this Lease is so subordinated to such Encumbrance. Subject to the non-disturbance provisions set forth above, Tenant hereby attorns and agrees to attorn to any entity purchasing or otherwise
acquiring the Premises at any sale or other proceeding or pursuant to the exercise of any other rights, powers or remedies under such Encumbrance. 

  
 45 

 U. Survival of Indemnities: 

All indemnification, defense, and hold harmless obligations of Landlord and Tenant under this Lease shall survive the expiration or sooner
termination of the Lease. 
 V. Time: 

Time is of the essence hereunder. 

W. Transportation Demand Management Programs: 

Should a government agency or municipality require Landlord to institute TDM (Transportation Demand Management) facilities and/or programs,
Tenant agrees that the cost of TDM imposed facilities and programs required specifically on the Premises, including but not limited to employee showers, lockers, cafeteria, or lunchroom facilities, shall be paid by Tenant. Further, any ongoing costs
or expenses associated with a TDM program which are required specifically for the Premises and not provided by Tenant, such as an on-site TDM coordinator, shall be provided by Landlord with such costs being included as additional rent and reimbursed
to Landlord by Tenant within thirty (30) days after demand. If TDM facilities and programs are instituted on a Project wide basis, Tenant shall pay Tenant’s Allocable Share of such costs in accordance with Section 8.E above. 

X. Waiver of Right to Jury Trial: 

To the extent then authorized by law as of the time of any actual litigation between them and to the extent not already encompassed within the
various agreements to arbitrate otherwise contained herein, and as an alternative to arbitration should arbitration for any reason not be enforced, Landlord and Tenant waive their respective rights to trial by jury of any contract or tort claim,
counterclaim, cross-complaint or cause of action in any action, proceeding, or hearing brought by either party against the other on any matter arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant, or
Tenant’s use or occupancy of the Premises, including any claim of injury or damage or the enforcement of any remedy under any current or future law, statute, regulation, code, or ordinance. 

Y. General: 
 The captions
and section headings of this Lease are for convenience of reference only, and shall not be used to limit, extend or interpret the meaning of any part of this Lease. This Lease may be executed in multiple counterparts, each of which shall be deemed
an original and all of which together shall constitute one and the same document. Signatures and initials to this Lease created by the signer by electronic means and/or transmitted by telecopy or other electronic transmission shall be valid and
effective to bind the party so signing. Each party agrees to promptly deliver an execution original to this Lease with its actual signature and initials to the other party, but a failure to do so shall not affect the enforceability of this Lease, it
being expressly agreed that each party to this Lease shall be bound by its own electronically created and/or telecopied or electronically transmitted signature and initials and shall accept the electronically created and/or telecopied or
electronically transmitted signature and initials of the other party to this Lease. All agreements by Tenant contained in this Lease, whether expressed as covenants or conditions, shall be construed to be both covenants and conditions, conferring
upon Landlord, in the event of a breach thereof, the right to terminate this Lease. 

  
 46 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease on the day and year first
above written. 
  

													
	Landlord:	 		 	Tenant:
			
	 SI 44, LLC,
 a California limited
liability company
	 		 	 Hortonworks Inc.,
 a Delaware
corporation

					
	By:	 	 Sobrato Interests 3,
 a California
limited partnership
	 		 	By:	 	/s/ Dan Bradford
		 		 		 		 	
	Its:	 	Sole Member	 		 	Its:	 	VP Finance, Secretary
						
		 	By:	 	Sobrato Development Companies, LLC, a California limited liability company	 		 		 	
		 	Its:	 	General Partner	 		 		 	
							
		 		 	By:	 	/s/ John Michael Sobrato	 		 		 	
		 		 		 	John Michael Sobrato	 		 		 	
		 		 	Its:	 	Manager	 		 		 	

  
 47 

 EXHIBIT “A”—Premises & Building 

 
 

 

  
 48 

 EXHIBIT “B”—Landlord’s Work 

- Landlord at its cost shall paint all blue walls in the Premises a color as Tenant directs. 

  
 49 

 EXHIBIT “C”—FF&E 

The FF&E would consist of the following and be delivered in a manner consistent with the floor plans below: 

 

			
	 1st Floor

 
 •    85 cubicles each
with a chair, waste basket and at least one 3 drawer rolling file
  

•    6 offices each with a desk, task chair; some offices also have one or more guest
chair(s)
  
 •    7
conference rooms each with either a round table and/or multiple rectangular tables based on room size and all conference rooms would include chairs appropriate for the room
  

•    “Family Room” to include at least 50 chairs and 12 lunch tables
	 	

		
	 2nd Floor

 
 •    80 cubicles each
with a chair, waste basket and at least one 3 drawer rolling file
  

•    2 offices with a desk, task chair and at least one guest chair

 
 •    8 conference rooms
each with either a round table and/or multiple rectangular tables based on room size and all conference rooms would include chairs appropriate for the room
	 	

  
 50Prepared by R.R. Donnelley Financial -- EX-10.6

 Exhibit 10.6 

STADIUM TECHCENTER 

LEASE 
 BETWEEN 

THE LANDING SC, LLC, 
 AS
LANDLORD, 
 AND 

HORTONWORKS, INC., 
 AS
TENANT 

 TABLE OF CONTENTS 

 

					
	 	  	Page	 
	 ARTICLE 1. BASIC PROVISIONS
	  	 	1	  
	 ARTICLE 2. PREMISES; TERM
	  	 	3	  
	 ARTICLE 3. RENT
	  	 	4	  
	 ARTICLE 4. TAXES AND OPERATING EXPENSES
	  	 	5	  
	 ARTICLE 5. CONDITION OF PREMISES ON COMMENCEMENT DATE; ALTERATIONS AND ADDITIONS
	  	 	8	  
	 ARTICLE 6. USE
	  	 	13	  
	 ARTICLE 7. SERVICES
	  	 	14	  
	 ARTICLE 8. INSURANCE
	  	 	16	  
	 ARTICLE 9. INDEMNIFICATION
	  	 	17	  
	 ARTICLE 10. CASUALTY DAMAGE
	  	 	18	  
	 ARTICLE 11. CONDEMNATION
	  	 	19	  
	 ARTICLE 12. REPAIR AND MAINTENANCE
	  	 	20	  
	 ARTICLE 13. INSPECTION OF PREMISES
	  	 	23	  
	 ARTICLE 14. SURRENDER OF PREMISES
	  	 	23	  
	 ARTICLE 15. HOLDING OVER
	  	 	24	  
	 ARTICLE 16. SUBLETTING AND ASSIGNMENT
	  	 	24	  
	 ARTICLE 17. SUBORDINATION, ATTORNMENT AND MORTGAGEE PROTECTION
	  	 	29	  
	 ARTICLE 18. ESTOPPEL CERTIFICATE
	  	 	30	  
	 ARTICLE 19. DEFAULTS
	  	 	30	  
	 ARTICLE 20. REMEDIES OF LANDLORD
	  	 	31	  
	 ARTICLE 21. QUIET ENJOYMENT
	  	 	34	  
	 ARTICLE 22. ACCORD AND SATISFACTION
	  	 	34	  
	 ARTICLE 23. LETTER OF CREDIT
	  	 	34	  
	 ARTICLE 24. BROKERAGE COMMISSION
	  	 	35	  
	 ARTICLE 25. FORCE MAJEURE
	  	 	36	  
	 ARTICLE 26. PARKING
	  	 	36	  
	 ARTICLE 27. HAZARDOUS MATERIALS
	  	 	37	  
	 ARTICLE 28. ADDITIONAL RIGHTS RESERVED BY LANDLORD
	  	 	39	  
	 ARTICLE 29. DEFINED TERMS
	  	 	40	  
	 ARTICLE 30. MISCELLANEOUS PROVISIONS
	  	 	45	  
	 ARTICLE 31. ROOFTOP SPACE; GENERATOR SPACE
	  	 	49	  

  

			
	SCHEDULES AND EXHIBITS
		
	Schedule 1	  	Monthly Rent Schedule
	Exhibit A	  	Plans Showing Premises and Project
	Exhibit A-1	  	Plan or Description of the Land
	Exhibit B	  	Building’s Rules and Regulations
	Exhibit C	  	Form of Commencement Date Confirmation Letter
	Exhibit D	  	Form of Letter of Credit

  
 (ii) 

 OFFICE LEASE 

THIS LEASE, made as of this 19th day of May, 2014, is by and between THE
LANDING SC, LLC, a Delaware limited liability company (“Landlord”), and HORTONWORKS, INC., a Delaware corporation (“Tenant”). 

ARTICLE 1. 
 BASIC
PROVISIONS 
  

					
	A.	  	Tenant’s Name:	  	 HORTONWORKS INC.,
 a Delaware
corporation

			
	B.	  	Tenant’s Address:	  	 Prior to Rent Commencement Date:
  

3460 West Bayshore Road
 Palo Alto, California 94303

Attention: Mr. Daniel Bradford, Vice President, Finance

			
		  		  	with a copies to:
			
		  		  	 3460 West Bayshore Road
 Palo Alto, California
94303
 Attention: David Howard, Esquire, Vice President, Legal Affairs

			
		  		  	and
			
		  		  	 Sheppard Mullin Richter & Hampton LLP
 Four
Embarcadero Center, 17th Floor
 San Francisco, California 94111

Attention: Doug Van Gessel

			
		  		  	From and after Rent Commencement Date:
			
		  		  	 5470 Great America Parkway
 Santa Clara,
California 95054
 Attn: Legal Department

			
		  		  	with a copy to:
			
		  		  	 Sheppard Mullin Richter & Hampton LLP
 Four
Embarcadero Center, 17th Floor
 San Francisco, California 94111

Attention: Doug Van Gessel

  
 -3- 

					
			
	C.	  	Building:	  	5470 Great America Parkway, 95054, Santa Clara, California
			
	D.	  	Premises:	  	All of the rentable area of the Building, as shown outlined on Exhibit A attached hereto. The parties acknowledge that the Premises excludes the “Stadium Cafe” shown outlined on Exhibit A attached
hereto (sometimes referred to in this Lease as the “cafeteria”).
			
	E.	  	Project:	  	The project presently known as Stadium TechCenter located in Santa Clara, California, consisting of the Building, the building located at 5450 Great America Parkway, the building located at 5480 Great America Parkway, the
building to be constructed and located at 5490 Great America Parkway, and any other buildings and improvements and Common Areas from time to time located on the land shown or described on
Exhibit A-l attached hereto (the “Land”).
			
	F.	  	Rentable Square Feet in Premises:	  	64,719 Rentable Square Feet
			
	G.	  	Landlord:	  	THE LANDING SC, LLC, a Delaware limited liability company
			
	H.	  	Landlord’s Address:	  	 One Market Plaza
 Spear Tower, Suite 4125

San Francisco, California 94105
 Attn: John S. Grassi,
President

			
	I.	  	Project Manager:	  	Abigail George (or such other person or entity as Landlord shall elect from time to time by notice to Tenant in accordance with Section 30.C below)
			
		  	Address	  	 Jones Lang LaSalle Americas, Inc.
 4432 Rosewood
Drive, Suite 100
 Pleasanton, CA 94588
 Telephone: 925 227
1690
 Fax: 312 288 4381

			
	J.	  	Commencement Date:	  	The date that is one hundred five (105) days after the date that Landlord delivers the Premises to Tenant in the condition set forth in Section 5.A. below (the “Delivery Date”). The scheduled Delivery Date is
June 15, 2014.

  
 -4- 

					
			
	K.	  	Rent Commencement Date:	  	The date that is three (3) months after the Commencement Date. For purposes of the foregoing, a “month” shall be deemed the period from a specified day in a calendar month to the immediately preceding day in the
next calendar month (i.e., June 15, 2014 to July 14, 2015).
			
	L.	  	Expiration Date:	  	The last day of the forty-eighth (48th) full calendar month after the Commencement Date.
			
	M.	  	Monthly Rent:	  	See Schedule 1 attached hereto.
			
	N.	  	Letter of Credit:	  	$679,549.50
			
	O.	  	Tenant’s Share	  	Premises: 100%
			
	P.	  	Project Share:	  	 Prior to completion of 5490 Great America Parkway: 21.08%
  

Following completion of 5490 Great America Parkway: 12.11%
  

For purposes of the foregoing, 5490 Great America Parkway shall be deemed “completed” when it may be legally occupied for general office
purposes.

			
	Q.	  	Normal Business Hours of Building:	  	Monday through Friday: 8:00 a.m. to 5:00 p.m., excluding state and federal holidays
			
	R.	  	Brokers:	  	Cassidy Turley, Inc. and Jones Lang LaSalle
			
	Q.	  	Landlord’s Allowance:	  	$1,553,256.00 (i.e., $24.00 per rentable square foot of the Premises)

 The foregoing provisions shall be interpreted and applied in accordance with the other provisions of this Lease set forth
below. Capitalized terms not otherwise defined shall have the meanings set forth in Article 29 below. 
 ARTICLE 2. 

PREMISES; TERM 
 Landlord hereby leases and
demises to Tenant and Tenant hereby takes and leases from Landlord the Premises identified in Article 1 for a term (“Term”) commencing on the Commencement Date and ending on the Expiration Date set forth in Article 1,
unless sooner terminated as provided herein, subject to the provisions herein contained. Upon either party’s request, the Commencement Date, the Rent Commencement Date and the Expiration Date shall be confirmed by execution of the Commencement
Date Confirmation in the form as set forth in Exhibit C. For all purposes of this Lease, Landlord and Tenant stipulate that the rentable square footage of the 

  
 -5- 

 
Premises and each portion thereof is as set forth in Article 1. If Landlord, for any reason whatsoever, does not deliver possession of the Premises to Tenant on the scheduled Delivery
Date, this Lease shall not be void or voidable and Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, but in such event, the Delivery Date shall be postponed until the date on which Landlord delivers possession of the
Premises to Tenant in the condition required by Section 5.A below. Notwithstanding the foregoing, if Landlord does not deliver the Premises to Tenant with Landlord’s Work substantially completed: (i) on or before July 1, 2014
(the “First Delivery Deadline”) (which date is subject to extension for force majeure events pursuant to the terms of Article 25 below), then Tenant shall be entitled to a credit against the Rent due hereunder in an amount
equal to one (1) day of Monthly Rent for each day after the First Delivery Deadline until the earlier of July 31, 2014 or the day the Premises are delivered to Tenant with Landlord’s Work substantially completed, (ii) on or
before August1, 2014 (the “Second Delivery Deadline”) (which date is subject to extension for force majeure events pursuant to the terms of Article 25 below), then Tenant shall be entitled to a credit against the Rent due
hereunder in an amount equal to two (2) days of Monthly Rent for each day after the Second Delivery Deadline until the earlier of August 31, 2014 or the day the Premises are delivered to Tenant with Landlord’s Work substantially
completed, and (iii) on or before September 1, 2014 (the “Termination Date”) (which date is subject to extension for force majeure events pursuant to the terms of Article 25 below), then Tenant, as Tenant’s sole
remedy, may terminate this Lease upon written notice thereof to Landlord at least fifteen (15) days in advance of Tenant’s proposed termination date, and this Lease shall terminate as of such termination date unless Landlord substantially
completes Landlord’s Work and delivers the Premises to Tenant on or before Tenant’s proposed termination date. Subject to any temporary shutdown for repairs, for security purposes, for compliance with any Laws (as defined below), or due to
strikes, lockouts, labor disputes, fire or other casualty, acts of God, acts of terror, or other causes beyond the reasonable control of Landlord, Tenant shall have access to the Premises twenty-four (24) hours a day, each day of the Term. Any
space in the Premises used for shafts, stacks, pipes, conduits, ducts, electric or other utilities, sinks or other Building facilities, and the use thereof and access thereto through the Premises for the purposes of operation, maintenance and
repairs, are reserved to Landlord. During the period between the Delivery Date and the Commencement Date (the “Early Access Period”), Tenant shall have access to the Premises for the purposes of the design, construction and
installation of Tenant’s Work and Tenant’s furniture, fixtures and equipment in the Premises. Tenant’s possession of the Premises during the Early Access Period shall be on all of the terms, covenants and conditions of this Lease
which are applicable after the Commencement Date, except that Tenant shall not be required to pay Monthly Rent or Tenant’s Share of Taxes and Operating Expenses during the Early Access Period. 

ARTICLE 3. 
 RENT

 A. Monthly Rent. Commencing as of the Rent Commencement Date, Tenant shall pay Monthly Rent in the amount set forth in Schedule 1
attached hereto in advance on or before the first day of each calendar month of the Term. If the Rent Commencement Date shall occur on a day other than the first day of a calendar month, or if the Term shall end on a day other than the last day of a
calendar month, the Monthly Rent for the partial month shall be prorated on a per diem basis. 

  
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 B. Additional Rent. All costs and expenses which Tenant assumes or agrees to pay and any other sum payable
by Tenant pursuant to this Lease (other than Monthly Rent), including, without limitation, Tenant’s Share of Taxes and Operating Expenses, shall be deemed Additional Rent, and all remedies applicable to the nonpayment of Monthly Rent shall be
applicable thereto. 
 C. Rent. Monthly Rent and Additional Rent are herein referred to collectively as “Rent”. Landlord may apply payments
received from Tenant to any obligations of Tenant then accrued, without regard to such obligations as may be designated by Tenant. Upon signing this Lease, Tenant shall pay to Landlord an amount equal to the Monthly Rent for the first full calendar
month of the Term in which Monthly Rent is payable, which amount Landlord shall apply to the Monthly Rent for such first full calendar month. 
 D. Place
of Payment, Late Charge, Default Interest. Rent and other charges required to be paid under this Lease, no matter how described, shall be paid by Tenant to the lockbox location designated by Landlord, or to such other person or at such other
place as Landlord may from time to time designate in writing, without any prior notice or demand therefor and without deduction or set-off or counterclaim or, except as expressly provided in this Lease, abatement. At Tenant’s election,
Tenant’s payment of Rent and other charges required to be paid under this Lease may be made by means of wire transfer to an account designated by Landlord for such purpose. In the event Tenant fails to pay any Rent due under this Lease when
due, Tenant shall pay to Landlord a late charge of five percent (5) on the amount overdue. Notwithstanding the foregoing, Landlord shall waive the first such late charge in any calendar year, so long as Tenant pays such overdue amount within
five (5) days following Landlord’s written notice to Tenant that the same is past due. Any Rent not paid when due shall also bear interest at the Default Rate from the date due until the date received by Landlord. Notwithstanding the
foregoing, Landlord shall waive the first such interest charge in any calendar year, so long as Tenant pays such overdue amount within five (5) days following Landlord’s written notice to Tenant that the same is past due. 

ARTICLE 4. 
 TAXES AND
OPERATING EXPENSES 
 A. Payment of Taxes and Operating Expenses. Commencing as of the Commencement Date, Tenant shall pay Tenant’s
Share of Operating Expenses and Taxes (collectively, “Expenses”) incurred by Landlord during each Lease Year. To implement the foregoing, promptly following the commencement of the Term and prior to the commencement of each
subsequent Lease Year (or as soon thereafter as practicable), Landlord shall estimate the Expenses payable by Tenant for such Lease Year pursuant to this Section. Tenant shall pay to Landlord, on the first day of each month, in advance, one-twelfth
(1/12) of Landlord’s estimated amount. If at any time during the course of the year Landlord determines that the Expenses payable by Tenant will vary from the then estimated amount, by notice to Tenant Landlord may revise the amount
payable by Tenant during the balance of the Lease Year such that the total estimated additional amount due from Tenant for such Lease Year is paid by Tenant during the 

  
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balance of the Lease Year in equal monthly amounts. Within one hundred twenty (120) days after the close of each Lease Year, or as soon thereafter as practicable, Landlord shall provide
Tenant with a statement to account for any difference between the actual and the estimated Expenses for the previous Lease Year. If such statement is not given for any Lease Year, Tenant shall continue to pay on the basis of the prior Lease
Year’s estimate until the month after such notice is given. Landlord’s annual statement shall be final and binding upon Tenant unless, within ninety (90) days after delivery thereof to Tenant, Tenant shall contest any item therein by
written notice to Landlord, specifying each item contested and the reason therefor. Notwithstanding the foregoing, the Taxes included in any such annual statement may be modified by any subsequent adjustment or retroactive application of Taxes
affecting the calculation of Expenses. If Tenant has overpaid the amount of Expenses owing pursuant to this Article, Landlord shall credit the overpayment against Tenant’s next payments due under this Article. If Tenant has underpaid the amount
of Expenses owing pursuant to this Article, Tenant shall pay the amount of the underpayment to Landlord within thirty (30) days after Tenant’s receipt of Landlord’s statement. If the rentable area of the Building or the Project is not
fully occupied during any Lease Year, Expenses for such Lease Year shall be adjusted to equal Landlord’s reasonable estimate of the Expenses which would have been incurred during such Lease Year if the total rentable area of the Building and
Project were occupied. Landlord’s delay in submitting any statement contemplated herein for any Lease Year shall not affect the provisions of this Article, nor constitute a waiver of Landlord’s rights as set forth herein for said Lease
Year or any subsequent Lease Years during the Term or any extensions thereof. If the Term ends on a day other than the last day of a Lease Year, the amounts payable by Tenant under this Article 4 applicable to the Lease Year in which the end of the
Term occurs shall be prorated on the basis which the number of days from the commencement of such Lease Year to and including the date on which the end of the Term occurs bears to three hundred sixty-five (365). 

B. Tenant Audit Right. If Tenant desires to dispute or question an amount shown on the annual statement, Tenant shall give Landlord written notice of
such desire within ninety (90) days after Tenant’s receipt of the annual statement. If Tenant does not give Landlord such notice within such time, Tenant shall have waived its right to dispute or question the annual statement. Promptly
after the receipt of such written notice from Tenant, Landlord and Tenant shall endeavor in good faith to resolve such dispute or address Tenant’s questions, as the case may be. Regardless of whether any such dispute or question shall exist,
Tenant shall have the right to cause a nationally or regionally recognized independent certified public accountant designated by Tenant, to be paid on an hourly and not a contingent fee basis, to audit the annual statement or any amounts shown
thereon, provided that Tenant (i) notifies Landlord in writing of Tenant’s intention to exercise such audit right within ninety (90) days after Tenant’s receipt of the annual statement, (ii) actually begins such audit within
forty-five (45) days after the notice from Tenant to Landlord advising Landlord that Tenant will require an audit (provided that such forty-five (45) day period within which the audit must be commenced shall be extended by the length of
any delay in the commencement of the audit that is caused by Landlord) and (iii) diligently pursues such audit to completion as quickly as reasonably possible. Landlord agrees to make available to Tenant’s auditors, at Landlord’s
office in the Building or at such other location in the San Francisco Bay Area as Landlord shall determine, the books and records relevant to the audit for review and copying (including accounting records on magnetic tape or diskette), but such
books and records (and tapes and diskettes) may not be removed from Landlord’s offices. 

  
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Tenant shall bear all costs of such audit, including Landlord’s actual copying costs and personnel costs, if any incurred in connection with such audit (provided that, prior to incurring any
personnel costs in connection with any such audit, Landlord shall advise Tenant of Landlord’s anticipated personnel costs so that Tenant may, at Tenant’s option, modify Tenant’s activities with regard to such audit in order to
preclude the need for Landlord to incur such personnel costs), except that, if the audit (as conducted and certified by the auditor) shows an aggregate overstatement of Expenses of five percent (5%) or more, and Landlord’s auditors concur
in such findings (or, in the absence of such concurrence, such overstatement is confirmed by a court of competent jurisdiction or such other dispute resolution mechanism as to which the parties mutually agree in writing), then Landlord shall bear
all costs of the audit. If the agreed or confirmed audit shows an underpayment of Expenses by Tenant, Tenant shall pay to Landlord, within thirty (30) days after the audit is agreed to or confirmed, the amount owed to Landlord, and, if the
agreed or confirmed audit shows an overpayment of Expenses by Tenant, Landlord shall reimburse Tenant for such overpayment within thirty (30) days after the audit is agreed to or confirmed. 

Notwithstanding anything to the contrary set forth above, Tenant’s audit rights under this Section 4.B. shall be conditioned upon
(i) Tenant having paid the total amounts billed by Landlord under this Article 4 within the time stipulated herein for payment (including, without limitation, the contested amounts) and (ii) Tenant and its auditor executing, prior to the
commencement of the audit, a confidentiality agreement in form and substance reasonably satisfactory to Landlord in which Tenant and its auditor shall agree to keep confidential, and not disclose to any other party, except as required by applicable
Law, the results of any such audit or any action taken by Landlord in response thereto. 
 C. Personal Property and Other Taxes. Tenant shall pay, at
least ten (10) days before delinquency, any and all taxes, fees, charges or other governmental impositions levied or assessed against Landlord or Tenant (a) upon Tenant’s equipment, furniture, fixtures, and other personal property
located in the Premises, (b) by virtue of any Alterations made by Tenant to the Premises, and (c) upon this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the Premises. If any
such fee, charge or other governmental imposition is paid by Landlord, Tenant shall reimburse Landlord for Landlord’s payment upon demand. 
 D. Net
Lease. This shall be a Net Lease and Monthly Rent shall be paid to Landlord absolutely net of all costs and expenses except as expressly herein provided. The provisions for Tenant’s payment of Tenant’s Share of Expenses are intended to
pass on to Tenant and reimburse Landlord for Tenant’s Share of all costs and expenses associated with the Project, except as expressly provided in this Lease. 

  
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 ARTICLE 5.  

CONDITION OF PREMISES ON COMMENCEMENT 

DATE; ALTERATIONS AND ADDITIONS 
 A.
Condition of Premises on Commencement Date. Prior to the Delivery Date, at Landlord’s sole cost and expense Landlord shall substantially complete Landlord’s Work as set forth in Section 5.E. below. Except for Landlord’s Work,
the Ground Floor Lobby Work (as defined in Section 5.E. below), the Ceiling and Carpet Work (as defined in Section 5.E.), and the Meter Installation Work (as defined in Section 7.A.), Tenant shall accept the Premises on the Delivery
Date in its then “as-is” condition, and Landlord shall have no obligation to make or, except as provided in Section 5.B below, pay for any alterations, additions or improvements to prepare the Premises for Tenant’s occupancy
pursuant to this Lease. Neither Landlord nor Landlord’s agents have made any representations or warranties with respect to the condition of the Building, the Project, the Land, the present or future suitability or fitness of the Premises, the
Building or the Project for the conduct of Tenant’s particular business, or any other matter or thing affecting or related to the Premises, the Building or the Project, and no rights, easements or licenses are acquired by Tenant by implication
or otherwise except as expressly set forth in this Lease. Any improvements or personal property located in the Premises are delivered without any representation or warranty from Landlord, either express or implied, of any kind, including, without
limitation, title, merchantability, or suitability or a particular purpose. 
 B. Tenant’s Work; Landlord’s Allowance; Test Fit Allowance.
Landlord acknowledges that Tenant intends to perform certain initial Alterations (as defined in Section 5.C. below) to the Premises for Tenant’s occupancy pursuant to this Lease. Such initial Alterations are referred to herein as
‘Tenant’s Work”. Tenant shall complete all of Tenant’s Work in good and workmanlike manner, by a general contractor (the “Contractor”) and subcontractors approved by Landlord, such approval not to be
unreasonably withheld or delayed, fully paid for and free from liens, in accordance with the plans and specifications approved by Landlord and Tenant, and in compliance with the provisions of Section 5.C. below. Subject to Landlord’s
approval and the provisions of Section 5.C. below, Tenant, at Tenant’s sole cost and expense, shall have the right to install its own security system within the Premises, so long as such security system is compatible with the fire and life
safety systems of the Building, as determined by Landlord, and as part of its security system work described above, Tenant may install key card readers in locations approved by Landlord. If Tenant installs any of the security features described
above, Tenant shall provide Landlord with key cards to access such areas. 
 Landlord shall contribute toward the reasonable cost of the
construction and installation of Tenant’s Work an aggregate amount not to exceed Landlord’s Allowance set forth in the Basic Provisions of Article 1; provided, however, that no portion of Landlord’s Allowance may be used
for Monthly Rent, Additional Rent or other amounts payable pursuant to this Lease, personal property, equipment, or trade fixtures (except as hereinafter provided) or otherwise applied on account of amounts owing by Tenant to Landlord hereunder;
provided, however, that a portion of the Landlord’s Allowance not in excess of Seven Dollars ($7.00) per rentable square foot of the Premises may be used by Tenant for the purchase, delivery and installation of Tenant’s furniture,
fixtures, equipment and trade fixtures to be used by Tenant in the Premises. 
 Notwithstanding anything to the contrary in this
Section 5.B., Landlord’s Allowance shall be available for disbursement pursuant to the terms hereof only until March 31, 2015. Accordingly, if any portion of Landlord’s Allowance is not requested by Tenant, together with
Tenant’s delivery to Landlord of all lien releases and other documents required hereunder as a condition to Landlord’s disbursement thereof, prior to March 31, 2015, such unused portion shall be forfeited by Tenant. 

  
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 If the cost of construction of Tenant’s Work exceeds the funds available therefor from
Landlord’s Allowance, then Tenant shall pay all such excess (the “Excess Cost”). Based on the estimated cost (the “Estimated Costs”) of the construction of Tenant’s Work, the prorata share of the Estimated
Costs payable by Landlord and Tenant shall be determined and an appropriate percentage share established for each (a “Share of Costs”). Tenant and Landlord shall fund the cost of such work as the same is performed, in accordance
with their respective Share of Costs for such work. At such time as Landlord’s Allowance with respect to Tenant’s Work has been entirely disbursed, Tenant shall pay the remaining Excess Cost, if any, which payments shall be made in
installments as construction progresses in the same manner as Tenant’s payments of Tenant’s Share of Costs were paid. 
 Landlord
shall disburse Landlord’s Allowance directly to Tenant within thirty (30) days after Landlord’s receipt of (A) invoices of Contractor furnished to Landlord by Tenant covering work actually performed, construction in place and
materials delivered to the site (as may be applicable) describing in reasonable detail such work, construction and/or materials, (B) conditional lien waivers executed by Contractor, subcontractors or suppliers, as applicable, for their portion
of the work covered by the requested disbursement, and (C) unconditional lien waivers executed by Contractor, subcontractors or suppliers, as applicable, for those performing the work or supplying the materials covered by Landlord’s
previous disbursements for the work or materials covered by such previous disbursements (all such waivers to be in the forms prescribed by California Civil Code Sections 8132 and 8134). No payment will be made for materials or supplies not
incorporated into the construction, regardless of whether the materials or supplies are located on the Premises. Landlord may withhold the amount of any and all retentions provided for in original contracts or subcontracts until expiration of the
applicable lien periods or Landlord’s receipt of unconditional lien waivers and full releases upon final payment (in the form prescribed by California Civil Code Section 8138) from Tenant’s Contractor and all subcontractors and
suppliers involved in Tenant’s Work. Notwithstanding anything to the contrary contained herein, in no event shall Landlord be obligated to disburse any portion of Landlord’s Allowance (i) during any period that Tenant is in breach of
or in default under this Lease, or (ii) for any Tenant’s Work (or other permitted associated costs) in space Tenant intends to sublease prior to Tenant’s initial occupancy of such space for the conduct of Tenant’s business. 

The Reimbursable Costs pursuant to Section 5.C. below shall be payable to Landlord with respect to Tenant’s Work; provided, however,
that the Reimbursable Costs payable by Tenant to Landlord with respect to Tenant’s Work shall not exceed two percent (2%) of the total “hard” construction cost of Tenant’s Work (i.e., excluding architectural, engineering and
permit fees). At the time Landlord makes any disbursement of Landlord’s Allowance, Landlord shall retain from Landlord’s Allowance, as a partial payment of the Reimbursable Costs, the Reimbursable Costs incurred to date by Landlord with
respect to Tenant’s Work. At such time as Landlord’s Allowance has been entirely disbursed, Tenant shall, within thirty (30) days of Landlord’s written demand from time to time, pay to Landlord the remainder, if any, of the
Reimbursable Costs theretofore due and not yet paid to Landlord. Upon completion of Tenant’s Work, Tenant shall furnish Landlord with invoices and other documentation reasonably required by Landlord to evidence the total cost of Tenant’s
Work. 

  
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 In addition to Landlord’s Allowance, Landlord shall reimburse Tenant up to $0.10 per
rentable square foot of the Premises (i.e., $6,471.90) towards the architectural costs incurred by Tenant for a “test-fit” preliminary plan of the Premises. Landlord shall make such reimbursement to Tenant promptly after Landlord’s
receipt from Tenant of the test-fit drawings. 
 C. Alterations. Tenant shall make no alterations, additions or improvements
(“Alterations”; which term shall include Tenant’s Work) to the Premises without the prior written consent of the Landlord, which consent Landlord shall not unreasonably withhold or delay. Landlord shall either approve or
disapprove any proposed contractors and plans and specifications for the Tenant Work and any Alterations within ten (10) Business Days of receipt of Tenant’s request therefor together with all information reasonably required by Landlord
with respect thereto. All Alterations shall be made at Tenant’s sole cost and expense (including the expense of complying with all Laws, including those regarding Hazardous Materials, if applicable, and the Americans With Disabilities Act of
1990, as heretofore amended and as amended from time to time (the “ADA”) and Title 24 requirements), in a good and workmanlike manner, by a contractor reasonably approved by Landlord. Tenant, at Tenant’s expense (or, at
Landlord’s election, Landlord at Tenant’s expense) shall perform any work required to be performed in areas outside the Premises by reason of the Alterations. Tenant shall submit to Landlord, for Landlord’s prior written approval,
complete plans and specifications for all work to be done by Tenant. Such plans and specifications shall be prepared by responsible licensed architect(s) and engineer(s) approved in writing by Landlord, shall comply with all applicable Laws, shall
not adversely affect the Base Building Components (as defined in Section 12.B. below), shall be in a form sufficient to secure the approval of all government authorities with jurisdiction over the approval thereof, and shall be otherwise
satisfactory to Landlord in Landlord’s reasonable discretion. Tenant shall provide Landlord advance written notice of the licensed architect(s) and engineer(s) whom Tenant proposes to engage to prepare such plans and specifications. Landlord
shall notify Tenant in writing whether Landlord approves or disapproves such architect(s) and engineer(s). Landlord’s approval or consent to any such work shall not impose any liability upon Landlord, and no action taken by Landlord in
connection with such approval, including, without limitation, attending construction meetings of Tenant’s contractors, shall render Tenant the agent of Landlord for purposes of constructing any Alterations. Tenant shall reimburse Landlord
within thirty (30) days after Landlord’s written demand for Landlord’s reasonable out of pocket expenses in connection with any Alterations, such as additional cleaning expenses, additional security services, fees and charges paid to
third party architects, engineers and other consultants for review of the work and the plans and specifications with respect thereto, and to monitor contractor compliance with Building or Project construction requirements, and for other
miscellaneous reasonable out of pocket costs incurred by Landlord as result of the work (collectively, “Reimbursable Costs”); provided, however, that in no event shall the Reimbursable Costs for any Alteration exceed two
percent (2%) of the total hard costs of such Alteration. Any Alterations, including, without limitation, moveable partitions that are affixed to the Premises (but excluding moveable, free standing partitions) and all carpeting, shall at once
become part of the Building and the property of Landlord. Except as Landlord shall otherwise agree in writing as respects any particular Alterations, at Landlord’s sole election made in writing at the time the Alterations in question are
consented to by Landlord (or, with respect to Cosmetic Alterations, within ten (10) Business Days after Tenant gives Landlord notice thereof), any or all Alterations made for or by Tenant shall be removed by Tenant from the Premises at the
expiration or sooner termination of this 

  
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Lease and the Premises shall be restored by Tenant to their condition prior to the making of the Alterations, ordinary wear and tear excepted; provided, however, that Tenant shall not be required
to remove any Alterations that are of a type and quantity that would reasonably be installed by or for a typical tenant using space for general office purposes in a normal and customary manner. 

Notwithstanding the foregoing, Tenant shall have the right, without Landlord’s consent, to make any Alteration that meets all of
the following criteria (a “Cosmetic Alteration”): (a) the Alteration is decorative in nature (such as paint, carpet or other wall or floor finishes, movable partitions or other such work), (b) at least ten (10) days
prior to commencement of work with respect to such Alteration, Tenant provides Landlord with plans with respect thereto or, if the Alteration is of such a nature that formal plans will not be prepared for the work, Tenant provides Landlord with a
reasonably specific written description of the work, (c) such Alteration does not affect the Base Building Components or any structural components of the Building, and such Alteration is not visible from the exterior of the Premises,
(d) the work will not decrease the value of the Premises, does not require a building permit or other governmental permit, uses only new materials comparable in quality to those being replaced and is performed in a workmanlike manner and in
accordance with all Laws, (e) the work does not involve opening the ceiling of the Premises, (f) the work does not involve any Hazardous Materials other than incidental quantities of the same in normal and customary construction materials,
such as paint, and (g) the total cost of the Alteration, including architectural and engineering fees, if any, does not exceed Sixty-Six Thousand Dollars ($66,000.00). 

Tenant hereby acknowledges that notwithstanding anything contained herein to the contrary, Landlord is not and shall not be deemed to be a
“participating owner” with respect to any Alterations (including, without limitation, Tenant’s Work). Prior to commencement of any work at the Premises, Tenant shall obtain from all contractors, subcontractors, laborers, materialmen,
and suppliers performing work in the Premises for Tenant a writing or writings duly executed by authorized representatives of such contractors, subcontractors, laborers, materialmen, or suppliers containing the following language or substantially
identical provisions: 
 “Contractor acknowledges and agrees that it is performing a work of improvement on a
Tenant’s leasehold interest and agrees to limit any right to impose a mechanic’s or materialman’s lien to Tenant’s leasehold interest. Contractor further agrees that the work of improvement is not being performed at
Landlord’s insistence, is not being performed for the benefit of Landlord or Landlord’s ownership (fee) interest, and that Landlord is not directing Contractor’s work. Contractor further agrees that Landlord is not participating in
the work of improvement or in Tenant’s enterprise. Contractor further agrees that it will provide Landlord with written notice of commencement of work within three (3) business days following commencement, so that Landlord may timely post
a Notice of Non-Responsibility. Contractor waives and relinquishes the benefit of the “participating owner” doctrine as stated in California law, and further waives and relinquishes any right it may otherwise have had to impose any
mechanic’s or materialman’s lien on Landlord’s ownership interest in the property.” 

  
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 D. Liens. Tenant shall give Landlord at least ten (10) days prior written notice (or such additional
time as may be necessary under applicable Laws) of the commencement of any Tenant’s Work or any other Alterations, to afford Landlord the opportunity of posting and recording notices of non-responsibility. Tenant shall not cause or permit any
mechanic’s, materialman’s or similar liens or encumbrances to be filed or exist against the Premises or the Building or Tenant’s interest in this Lease in connection with work done by Tenant under this Article or in connection with
any other work done by Tenant. Tenant shall remove any such lien or encumbrance by bond or otherwise within ten (10) days from the date of their existence. If Tenant fails to do so, Landlord may pay the amount or take such other action as
Landlord deems necessary to remove any such lien or encumbrance, without being responsible to investigate the validity thereof. The amounts so paid and costs incurred by Landlord shall be deemed Additional Rent under this Lease and payable in full
upon demand. 
 E. Landlord’s Work; Ground Floor Lobby Work; Ceiling and Carpet Work. Landlord, at Landlord’s sole cost and expense, shall
substantially complete the following improvements to the Building prior to delivery of the Premises to Tenant (collectively, “Landlord’s Work”): (i) restrooms on both floors refreshed to include new vanities, mirrors,
lighting and paint, including a shower; and (ii) such work, if any, as shall be required to put the Base Building Components (as defined in Section 12.B. below) in good working order. In addition, after delivery of the Premises to Tenant
but prior to the Commencement Date, Landlord, at Landlord’s sole cost and expense, shall substantially complete a finished ground floor lobby in the Building with an adjacent unisex restroom (the “Ground Floor Lobby Work”). In
addition, after delivery of the Premises to Tenant and within thirty (30) days after Tenant’s notice to Landlord requesting that Landlord perform the following work, Landlord, at Landlord’s sole cost and expense, shall substantially
complete the following improvements to the Premises: (x) new 2’ x 2’ suspended ceiling on both floors of the Premises, with 2’ x 4’ LED lights, and with approximately 30% of the ceiling on the second floor open to the
structure above with pendant LED lights; and (y) installation of carpet tile on approximately 100% of the flooring on both floors of the Premises (collectively, the “Ceiling and Carpet Work”). Landlord’s Work, the Ground
Floor Lobby Work and the Ceiling and Carpet Work shall be constructed using Building standard materials and finishes (or such other materials and finishes as Landlord and Tenant shall agree), in a good and workmanlike manner, and in compliance with
all Laws, including, without limitation, ADA and Title 24 requirements. Landlord’s Work, the Ground Floor Lobby Work, and the Ceiling and Carpet Work shall be deemed “substantially complete” when it has been completed substantially in
accordance with the plans applicable thereto, subject only to completion of any incomplete or defective work or materials in Landlord’s Work, the Ground Floor Lobby Work or the Ceiling and Carpet Work, as applicable, which do not materially
impair Tenant’s construction of Tenant’s Work. Tenant acknowledges that the Ground Floor Lobby Work, the Ceiling and Carpet Work, and any remaining items of Landlord’s Work may be performed by Landlord following the Delivery Date
during and/or after Normal Business Hours, as Landlord shall elect. Landlord and Tenant agree to cooperate with each other in order to enable the Ground Floor Lobby Work, the Ceiling and Carpet Work and any remaining items of Landlord’s Work to
be performed in a timely manner and with as little inconvenience to Tenant’s completion of the Tenant’s Work as is reasonably possible. Notwithstanding anything herein to the contrary, any delay in the completion of the Ground Floor Lobby
Work, Landlord’s Work, or the Ceiling and Carpet Work or inconvenience suffered by Tenant in the Premises during the performance of the Ground Floor Work, Landlord’s Work, 

  
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or the Ceiling and Carpet Work shall not subject Landlord to any liability for any loss or damage resulting therefrom or entitle Tenant to any credit, abatement or adjustment of rent or other
sums payable under the Lease, except that (I) the Rent Commencement Date shall be delayed one (1) day for each day that Tenant is actually delayed in substantial completion of Tenant’s Work as a result of Landlord’s performance
of the Ground Floor Lobby Work after the Commencement Date, other than such delays attributable to Tenant Delay, and (II) the Rent Commencement Date shall be delayed one (1) day for each day that Tenant is actually delayed in substantial
completion of Tenant’s Work as result of Landlord’s failure to substantially complete the Ceiling and Carpet Work within thirty (30) days after Tenant’s request that Landlord perform the same, other than delays in substantial
completion of the Ceiling and Carpet Work attributable to Tenant Delay; provided that in each case of clauses (I) and (II) above Tenant shall give Landlord at least two (2) Business Days’ notice of the delay in Tenant’s Work
so claimed by Tenant and Landlord shall fail to alleviate the circumstances giving rise to such delay by the expiration of such two (2) Business Day period. Tenant shall upon demand reimburse Landlord for any expenses incurred by Landlord as
the result of a Tenant Delay. As used herein, “Tenant Delay” means Tenant’s interference with Landlord’s performance of the Ground Floor Lobby Work or the Ceiling and Carpet which continues for more than two
(2) Business Days after Landlord’s notice thereof to Tenant. 
 ARTICLE 6. 

USE 
 A. Use. Subject to and to the
extent permitted by applicable Laws, Tenant shall use the Premises for general office and administrative purposes, for research and development purposes, including computer labs, light assembly, shipping and receiving purposes, and for such other
purposes as shall be permitted by applicable Laws and shall be consistent with the first class character of the Building and the Project, and for no other purpose whatsoever, subject to and in compliance with all other provisions of this Lease,
including, without limitation, the Building’s Rules and Regulations attached as Exhibit B hereto. In the event of any conflict between the Rules and Regulations and the balance of this Lease, the balance of this Lease shall control.
Landlord makes no representation or warranty that applicable Laws permit the Premises to be used for any of the foregoing specified purposes, and any restrictions or prohibitions on any such uses of the Premises shall not diminish Tenant’s
obligation to pay Rent or perform Tenant’s other obligations under this Lease. Tenant and its invitees shall also have the non-exclusive right, along with other tenants of the Building and others authorized by Landlord, to use the Common Areas
subject to such rules and regulations as Landlord in its discretion may impose from time to time. Nothing contained herein shall be deemed to give Tenant any exclusive use rights with respect to the Buildings or any other portion of the Project.

 B. Restrictions. Tenant shall not at any time use or occupy or permit anyone to use or occupy, the Premises or do or permit anything to be done in
the Premises which: (a) causes or is liable to cause injury to persons, to the Building or its equipment, facilities or systems; (b) impairs or tends to impair the character, reputation or appearance of the Building as a first class office
building or the Project as a first class office project; (c) impairs or tends to impair the proper and economic maintenance, operation and repair of the Building or its equipment, facilities or systems; or (d) annoys or inconveniences or
tends to annoy or inconvenience other tenants or occupants of the Building or the Project. 

  
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 C. Compliance with Laws. Tenant shall not permit the Premises to be used in violation of or in conflict
with, and at its sole cost and expense shall promptly comply with, all Laws (including, without limitation, the ADA and Title 24 requirements) insofar as any thereof relate to or affect the condition, use or occupancy of the Premises (including
Alterations therein), and Tenant shall perform all work to the Premises and other portions of the Project required to effect such compliance (or, at Landlord’s election, Landlord may perform such work to portions of the Project outside of the
Premises at Tenant’s expense). Notwithstanding the foregoing, however, Tenant shall not be required to perform or pay for any changes to the Base Building Components (as defined in Article 12 below) unless such changes are related to or
affected or triggered by (i) Tenant’s Alterations, including Tenant’s Work, (ii) Tenant’s particular use of the Premises (as opposed to Tenant’s use of the Premises as permitted hereunder in a normal and customary
manner), (iii) Tenant’s particular employees or employment practices, The judgment of any court of competent jurisdiction or the admission of Tenant in any actions against Tenant, whether Landlord be a party thereto or not, that Tenant has
so violated any Law, shall be conclusive of such violation as between Landlord or Tenant. 
 ARTICLE 7. 

SERVICES 
 A. Utilities and
Services. Subject to the final three sentences of this Section 7. A., Landlord shall furnish the Premises with sufficient quantities of water, electricity and gas required for the normal and customary use of the Premises as permitted
hereunder, twenty-four (24) hours a day, seven (7) days a week, and heating, ventilation and air conditioning services (“HVAC”) during Normal Business Hours or such extended hours as Tenant shall request (including
twenty-four (24) hours a day, seven (7) days a week if so requested by Tenant) from time to time upon reasonable prior notice to Landlord. There shall be no after-hours charge or other charge to Tenant for HVAC service after Normal
Business Hours, other than Tenant’s obligation to pay for the utilities consumed by reason thereof as hereinafter set forth. Prior to the Commencement Date, Landlord, at Landlord’s sole cost and expense, shall cause the Premises to be
separately sub-metered for electricity and gas (the “Meter Installation Work”), and Tenant shall reimburse Landlord, within thirty (30) days after Landlord’s demand from time to time (which may be on a monthly basis), for
the cost of electricity and gas consumed at the Premises as measured by such sub-meters. Such sub-meters shall exclude electricity and gas consumed by the cafeteria described in Section 7.B. below, and the costs of electricity, gas, water, and
other utilities consumed by the cafeteria shall be included in Operating Expenses as set forth in said Section 7.B. below. Tenant acknowledges that water serving each of the Buildings is not separately metered, but rather measured by one water
meter for all of the Buildings, and the costs of water so measured shall be allocated to each Building as an Operating Expense as provided in Section 29.L. below. Except as set forth above, Tenant shall arrange for all telephone, janitorial
services, and other utilities and services which it shall require in connection with its use or occupancy of the Premises and shall pay for the same by direct payment to the provider thereof, together with any taxes, penalties, surcharges or the
like pertaining thereto. Except as expressly provided above, Landlord shall have no obligation to furnish any utilities or services to the 

  
 -14- 

 
Premises or any equipment providing for the same. Tenant shall be solely responsible for any supplemental HVAC to the Premises as Tenant shall require for the comfortable occupancy thereof, and
Tenant shall also be responsible for the installation, maintenance and repair of any supplemental life safety systems required by reason of Tenant’s particular equipment or particular use or manner of use of the Premises. Except as provided
pursuant to Section 12.B. below, Tenant shall maintain, repair and replace all such items, operate the same, and keep the same in good working order and condition. Tenant shall not install any equipment or fixtures, or use the same, so as to
exceed the safe and lawful capacity of any utility equipment or lines serving the same. The installation, alteration, replacement or connection of any utility equipment and lines, and any other equipment or systems or Alterations which Tenant shall
require in order to supply supplemental HVAC or other services, shall be subject to the provisions of Section 5.C. above. Tenant shall ensure that all Tenant’s supplemental HVAC equipment, is installed and operated at all times in a manner
to prevent roof leaks, damage, or noise due to vibrations or improper installation, maintenance or operation. Tenant shall obtain, at its expense all electric light bulbs, ballasts and tubes as it shall require for the Premises. Landlord shall not
be liable for any damages directly or indirectly resulting from nor shall the Monthly Rent, Operating Expenses or any other monies owed by Tenant to Landlord under this Lease be abated or reduced by reason of (a) the installation, use or
interruption of use of any equipment used in connection with the furnishing of any of the foregoing utilities and services, (b) failure to furnish or delay in furnishing any such utilities or services for any reason whatsoever, or (c) the
limitation, curtailment, rationing or restriction on use of water, electricity, gas or any other form of energy or any other service or utility whatsoever serving the Premises or the Project. Landlord shall be entitled to cooperate voluntarily and
in a reasonable manner with the efforts of national, state or local government agencies or utility suppliers in reducing energy or other resource consumption. Tenant’s utilization of utilities and services shall be subject to the limitations of
any such voluntary, reasonable program that Landlord shall implement for the Project that does not require Tenant to spend any additional monies or modify Tenant’s business within the Premises as a result thereof. 

B. Cafeteria. A cafeteria located in the Building is made available to Tenant and other tenants of the Project. The cafeteria is operated by a third
party operator. The costs (including, without limitation, rental subsidies, if any, costs of electricity, gas, water and other utilities) associated with the cafeteria, whether operated by Landlord or a third party operator, shall in any event be
included in Operating Expenses. The provisions of Article 9 shall fully apply in connection with use of the cafeteria by Tenant or any other Tenant Party (as defined in Article 9). Without limitation of the preceding sentence, Tenant shall hold
Landlord and its agents, successors and assigns, including its Project Manager, harmless from and indemnify Landlord and its agents, successors and assigns, including its Project Manager, against any and all Claims (as defined in Article 9) to the
extent arising from (a) the acts or omissions of Tenant or any other Tenant Party in, on or about the cafeteria, or (b) any accident, injury or damage, howsoever and by whomsoever caused, to any Tenant Party, occurring in, on or about the
cafeteria, except to the extent caused by the gross negligence or willful misconduct of Landlord. Landlord may prescribe rules and regulations for the use of the cafeteria, including, without limitation, with respect to reservations for meetings and
other functions. Tenant’s use of the cafeteria shall be conditioned upon Tenant’s observance of such rules and regulations. Tenant acknowledges that the cafeteria may, from time to time, be temporarily closed during the Term including,
without limitation, closures due to (i) remodeling, improvement work or repair work, (ii) changes in the 

  
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cafeteria operator, (iii) cessation of operations by the cafeteria operator, (iv) compliance with applicable Law, (v) casualty or condemnation and (vi) matters beyond
Landlord’s reasonable control. Landlord shall use its good faith efforts to reasonably address and remediate any reasonable complaints by Tenant with respect to odors emitting from the cafeteria. 

C. Interruptions. Any interruption or discontinuance of utilities or the services and appurtenances described in this Article 7 or otherwise in this
Lease shall not be deemed an eviction or disturbance of Tenant’s use and possession of the Premises, or any part thereof, nor render Landlord liable to Tenant for damages by abatement of the Rent or otherwise, nor relieve Tenant from
performance of Tenant’s obligations under this Lease. Tenant hereby waives the provisions of California Civil Code Section 1932(1) or any other applicable existing or future Law permitting the termination of this Lease due to such
interruption or discontinuance. 
 ARTICLE 8. 

INSURANCE 
 A. Tenant’s Required
Insurance. Tenant, at Tenant’s sole cost and expense, shall maintain the following insurance coverages with responsible companies licensed to do business in the state where the Building is located and reasonably satisfactory to Landlord:
(i) “special form” property insurance which shall be primary (and non-contributory) on any Alterations performed by or on behalf of Tenant and Tenant’s property, including, but not limited to, its goods, equipment and inventory,
in an amount adequate to cover their full replacement cost; (ii) business interruption insurance for a period of not less than two hundred seventy (270) days, (iii) commercial general liability insurance on an as occurrence basis with
limits of liability in an amount not less than Five Million Dollars ($5,000,000) combined single limit for each occurrence and Five Million Dollars ($5,000,000) annual aggregate, in each case for bodily injury and property damage liability and
personal injury liability, (iv) employer’s liability coverage of at least One Million Dollars ($1,000,000) per occurrence, (v) Worker’s Compensation Insurance as required by Law, and (vi) any other form of forms of insurance
as any Lender of Landlord may reasonably require from time to time in form, in amounts and for insurance risks against which a prudent tenant would protect itself and which is customarily required by lenders of landlords of similar buildings located
in the vicinity of the Premises. The commercial general liability policy shall include contractual liability which includes the provisions of Article 9 herein, and contain severability of interest and cross liability clauses. 

On or before the Commencement Date, Tenant shall furnish to Landlord and its Project Manager, certificates and/or policies of insurance
evidencing the aforesaid insurance coverages. All such policies and certificates (other than Worker’s Compensation Insurance) shall name as additional insureds Landlord, Landlord’s Project Manager, Tenant, any Lender of Landlord, and such
other parties as Landlord shall reasonably require, as their respective interests may appear. Renewal certificates must be furnished to Landlord at least thirty (30) days prior to the expiration date of such insurance policies showing the above
coverage to be in full force and effect. 
 All such insurance shall be in form reasonably satisfactory to Landlord and provide that it
cannot be canceled or reduced in coverage except upon thirty (30) days prior written notice to Landlord. Tenant shall comply with all rules and directives of any insurance board, company or agency determining rates of hazard coverage for the
Premises, including but not limited to the installation of any equipment and/or the correction of any condition necessary to prevent any increase in such rates. 

  
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 B. Waiver of Subrogation. Landlord and Tenant each agree that neither Landlord nor Tenant will have any
claim against the other for any loss or damage to property which is covered by the insurance carried by either party and for which recovery from such insurer is made (or for which recovery would be made if the party had carried the insurance
required of it pursuant to this Lease), notwithstanding the negligence of either party in causing the loss. Each party hereto shall cause each property damage insurance policy obtained by it to provide that the insurance company waives all rights of
recovery by way of subrogation against the other respective party in connection with any matter covered by such policy. For purposes hereof, any deductible amount shall be treated as though it were recoverable under such policies. 

C. Waiver of Claims. Except for claims arising from Landlord’s willful misconduct (but subject, as to such excepted claims, to Section 8.B.
above), Tenant waives all claims against Landlord for injury or death to persons, damage to property or to any other interest of Tenant sustained by Tenant or any party claiming, through Tenant resulting from: (i) any occurrence in or upon the
Premises, (ii) leaking of roofs, bursting, stoppage or leaking of water, gas, sewer or steam pipes or equipment, including sprinklers, (iii) wind, rain, snow, ice, flooding, freezing, fire, explosion, earthquake, excessive heat or cold, or
other casualty, (iv) the Building, Premises, or the operating and mechanical systems or equipment of the Building, being defective, or failing, and (v) vandalism, malicious mischief, theft or other acts or omissions of any other parties
including without limitation, other tenants, contractors and invitees at the Building. Tenant agrees that Tenant’s property loss risks shall be borne by its insurance, and Tenant agrees to look solely to and seek recovery only from its
insurance carriers in the event of such losses. 
 D. Landlord’s Required Insurance. Landlord shall obtain and keep in full force and effect
during the Term, at its own cost and expense (i) commercial general liability insurance to afford protection against any and all claims for personal injury, death or property damage occurring in or upon the Common Areas or any part thereof, in
such amounts as Landlord shall reasonably determine; and (ii) insurance covering the Project, excluding footings and foundations, against loss or damage by fire and such other risks and hazards as are insured under then available standard forms
of fire insurance policies (excluding, at Landlord’s option, perils such as earthquake, terrorism, flood and other standard “special form” policy exclusions), for the full insurable value thereof as determined by Landlord; in each
such case with deductible amounts reasonably determined by Landlord. 
 ARTICLE 9. 

INDEMNIFICATION 
 Tenant shall
indemnify, defend and hold harmless Landlord and its agents, successors and assigns, including its Project Manager, from and against all injury, loss, costs, expenses, claims or damage (including attorney’s fees and disbursements)
(collectively, “Claims”) to any person or property arising from, related to, or in connection with any use or occupancy of the Premises by, or any act or omission (including, without limitation, construction and repair of the
Premises  

  
 -17- 

 
arising out of Tenant’s Work any subsequent Alterations) of, Tenant, its agents, contractors, employees, customers, and invitees (together with Tenant, collectively, “Tenant
Parties”), which indemnity also extends to any and all claims arising from any breach or default in the performance of any obligation on Tenant’s part to be performed under the terms of this Lease. This indemnification shall survive
the expiration or termination of the Term. 
 Landlord shall not be liable to Tenant for any damage by or from any act or negligence of any co-tenant or
other occupant of the Building, or by any owner or occupants of adjoining or contiguous property. Landlord shall not be liable for any injury or damage to persons or property resulting in whole or in part from the criminal activities or willful
misconduct of others. To the extent not covered by Landlord’s special form property insurance, Tenant agrees to pay for all damage to the Building, as well as all damage to persons or property of other tenants or occupants thereof, caused by
the gross negligence or willful misconduct of Tenant or any Tenant Parties. Nothing contained herein shall be construed to relieve Landlord from liability for any personal injury resulting from its gross negligence, fraud or willful misconduct. 

Notwithstanding any other provision of this Lease, Landlord shall not be liable for any consequential damages or interruption or loss of business, income or
profits, nor shall Landlord be liable for loss of or damage to artwork, currency, jewelry, unique or valuable documents, securities or other valuables, or for other property not in the nature of ordinary fixtures, furnishings and equipment. Wherever
in this Lease Tenant (a) releases Landlord from any claim or liability, (b) waives or limits any right of Tenant to assert any claim against Landlord or to seek recourse against any property of Landlord or (c) agrees to indemnify
Landlord against any matters, the relevant release, waiver, limitation or indemnity shall run in favor of and apply to Landlord, the constituent shareholders, partners or other owners of Landlord, and the directors, officers, employees and agents of
Landlord and each such constituent shareholder, partner or other owner. 
 ARTICLE 10. 

CASUALTY DAMAGE 
 Tenant shall promptly
notify Landlord or the Project Manager of any fire or other casualty to the Premises or to the extent it knows of damage, to the balance of the Building. In the event the Premises or any substantial part of the Building is wholly or partially
damaged or destroyed by fire or other casualty which is fully covered by Landlord’s insurance and for which such insurance proceeds are made available to Landlord by its Lender, Landlord will proceed to restore the same to substantially the
same condition existing immediately prior to such damage or destruction unless such damage or destruction is incapable of repair or restoration within two hundred ten (210) days from the date of the fire or other casualty (or ninety
(90) days if the fire or other casualty occurs during the final one hundred eighty (180) days of the Term), as determined by Landlord, in which event Landlord may, at Landlord’s option and by written notice given to Tenant within
sixty (60) days of such damage or destruction, declare this Lease terminated as of the happening of such damage or destruction. If in Landlord’s reasonable opinion the net insurance proceeds recovered by Landlord and made available by
Landlord’s Lender by reason of the damage or destruction will not be adequate to complete the restoration of the Building, Landlord shall have the right to terminate this Lease and all unaccrued obligations

  
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of the parties hereto by sending a notice of such termination to Tenant. To the extent that, after the fire or other casualty, Tenant shall be deprived of the use and occupancy of the Premises or
any portion thereof as a result of any such damage, destruction or the repair thereof, Tenant shall be relieved of the same ratable portion of the Monthly Rent hereunder as the amount of damaged or useless space in the Premises bears to the rentable
square footage of the Premises until such time as the Premises may be restored; provided, however, that if Tenant or any Tenant Party caused the fire or other casualty, Monthly Rent shall not be reduced unless Tenant pays the deductible amount, if
any, under Landlord’s rental loss insurance. Landlord shall reasonably determine the amount of damaged or useless space and the square footage of the Premises referenced in the prior sentence. 

In the event that (i) the Premises or any of the Common Areas necessary for Tenant to use and occupy the Premises are damaged or destroyed by fire or
other casualty, (ii) Landlord reasonably determines that such damage or destruction is incapable of repair or restoration within two hundred seventy (270) days from the date of the fire or other casualty (or ninety (90) days if the
fire or other casualty occurs during the final one hundred eighty (180) days of the Term), and (iii) Landlord does not exercise its right to terminate this Lease pursuant to the foregoing provisions, then Tenant shall have the right to
terminate this Lease as respects the applicable Building(s) by written notice to Landlord within fifteen (15) days after Tenant’s receipt of Landlord’s written notice setting forth Landlord’s estimate of the repair and
restoration period. Tenant hereby waives California Civil Code Sections 1932(2) and 1933(4), providing for termination of hiring upon destruction of the thing hired and Sections 1941 and 1942, providing for repairs to and of premises. 

ARTICLE 11. 

CONDEMNATION 
 In the event of a
condemnation or taking of the entire Premises by a public or quasi-public authority, this Lease shall terminate as of the date title vests in the public or quasi-public authority. In the event of a taking or condemnation of fifteen percent
(15%) or more of the Building and without regard to whether the Premises are part of such taking or condemnation, Landlord may elect to terminate this Lease by giving notice to Tenant within sixty (60) days of Landlord receiving notice of
such condemnation. All compensation awarded for any condemnation or taking shall be the property of Landlord, whether such damages shall be awarded as a compensation for diminution in the value of the leasehold or to the fee of the Premises, and
Tenant hereby assigns to Landlord all of Tenant’s right, title and interest in and to any and all such compensation; provided, however that in the event this Lease is terminated as to any portion of the Premises, Tenant shall be entitled to
make a separate claim for the taking of Tenant’s personal property (including fixtures paid for by Tenant), and for costs of moving. Notwithstanding anything herein to the contrary, any condemnation or taking award to Tenant shall be available
only to the extent such award is payable separately to Tenant and does not diminish the award available to Landlord or any Lender of Landlord and such award shall be limited to the amount of Rent actually paid by Tenant to Landlord for the period of
time for which the award is given. Any additional portion of such award shall belong to Landlord. In the event of a partial taking of the Premises which does not result in a termination of this Lease in its entirety, the Monthly Rent, Tenant’s
Share and Project Share hereunder shall be equitably reduced. 

  
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 Notwithstanding the foregoing, if all or any portion of the Premises is taken for a period of time of ninety
(90) days or less ending prior to the end of the Term of this Lease, this Lease shall remain in full force and effect and Tenant shall continue to pay all rent and to perform all of its obligations under this Lease; provided, however, that
Tenant shall be entitled to all compensation, damages, income, rent awards and interest thereon that is paid or made in connection with such temporary taking of the Premises (or portion thereof), except that any such compensation in excess of the
rent or other amounts payable to Landlord hereunder shall be promptly paid over to Landlord as received. Landlord and Tenant each hereby waive the provisions of California Code of Civil Procedure Section 1265.130 and any other applicable
existing or future Law providing for, or allowing either party to petition the courts of the state in which the Project is located for, a termination of this Lease upon a partial taking of the Premises and/or the Building. 

ARTICLE 12. 
 REPAIR AND
MAINTENANCE 
 A. Tenant’s Obligations. Except as provided in Section 12.B. below, Tenant shall keep the Premises in good working
order, repair and condition (which condition shall be neat, clean and sanitary, and free of pests and rodents) and shall make all necessary repairs thereto, normal wear and tear and damage by fire or other casualty excepted. Tenant’s
obligations hereunder shall include but not be limited to Tenant’s trade fixtures and equipment, security systems, signs, interior decorations, floor-coverings, wall-coverings, entry and interior doors, interior glass, light fixtures and bulbs,
keys and locks, and Alterations to the Premises whether installed by Tenant or Landlord, including Tenant’s supplemental HVAC and fire and life safety systems, if any. Tenant waives all rights to make repairs at the expense of Landlord as
provided by any Laws now or hereafter in effect. It is specifically understood and agreed that, except as specifically set forth in this Lease, Landlord has no obligation and has made no promises to alter, remodel, improve, repair, decorate or paint
the Premises or any part thereof, and that no representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant. Tenant hereby waives the provisions of California Civil Code Sections 1932(1), 1941 and 1942
and of any similar Law now or hereafter in effect. 
 B. Landlord’s Obligations. Landlord shall maintain in good condition and repair,
reasonable wear and tear excepted, the roof, foundations, floor slabs and exterior walls of the Building, and all Building systems, including, without limitation, elevator, plumbing, HVAC, electrical, security, fire and life safety and power, and
the electrical and gas sub-meters serving the Premises and the balance of the Building (collectively, the “Base Building Components”), except that Base Building Components shall exclude, and Tenant shall be obligated to maintain and
repair, at Tenant’s sole cost and expense, any supplemental systems (including supplemental air-conditioning systems and supplemental fire and life safety systems), and equipment used in connection therewith, installed specifically for Tenant,
as part of Tenant’s initial Alterations to the Premises or any subsequent Alterations. The term walls as used herein shall not include windows, glass or plate glass, doors, special store fronts or office entries. The term roof as used

  
 -20- 

 
herein shall not include skylights, smoke hatches or roof vents. Landlord shall also maintain in good condition and repair, reasonable wear and tear excepted, the Common Areas, including, but not
limited to, the landscaped areas, parking areas, driveways and the cafeteria. Tenant shall reimburse Landlord for Landlord’s costs of complying with its obligations under this Section 12.B. in accordance with Article 4 above. Landlord
shall not be liable for any failure to make repairs or to perform any maintenance unless such failure shall persist for an unreasonable time after written notice of the need for such repairs or maintenance is received by Landlord from Tenant. For
the purposes of this Section 12.B., Landlord shall be deemed to have let such failure persist for an unreasonable time if: Landlord does not commence to cure such failure within ten (10) Business Days of written notice thereof from Tenant
(or, in the case of any failure which creates an emergency condition at the Premises and is prominently characterized as such in Tenant’s notice to Landlord, within three (3) Business Days of receipt of such notice, which may be verbal in
such a case of emergency) and which is not then cured by Landlord within thirty (30) days of the date of such written notice (or in such shorter period as may be reasonably possible in the case of an emergency); provided, however, that such
failure shall not be deemed an unreasonable time period if the failure cannot reasonably be cured within such thirty (30) day time period and Landlord diligently pursues such cure to completion following the expiration of such thirty
(30) day period. Landlord shall make every reasonable effort to perform all such repairs or maintenance in such a manner (in its judgment) so as to cause minimum interference with Tenant and the Premises but Landlord shall not be liable to
Tenant for any interruption or loss of business pertaining to such activities. Subject to Section 8.b. above, Landlord shall have the right to require that any damage caused by the willful misconduct of Tenant or any of Tenant’s agents,
contractors, employees, invitees or customers, be paid for and performed by Tenant (without limiting Landlord’s other remedies herein). 
 C. Signs
and Obstructions. Tenant shall not obstruct or permit the obstruction of light, halls, Common Areas, roofs, parapets, stairways or entrances to the Building or the Premises and will not affix, paint, erect or inscribe any sign, projection,
awning, signal or advertisement of any kind to any part of the Building or the Premises, including the inside or outside of the windows or doors, without the written consent of Landlord. Landlord shall have the right to withdraw such consent at any
time and to require Tenant to remove any sign, projection, awning, signal or advertisement to be affixed to the Building or the Premises. 
 Notwithstanding
the foregoing, Tenant, at Tenant’s sole cost and expense (including, without limitation, costs and expenses to construct any such signage to the extent the same does not exist as of the date of this Lease), and subject to Tenant’s
compliance with applicable Laws, shall be entitled to the following signage: (i) Tenant’s name and logo on the Project standard monument sign at the street by the Building’s driveway; (ii) directional signage outside of the
Building; (iii) building signage for Tenant’s name and logo on the exterior of the Building at a mutually agreed upon location; and (iv) lobby signage in the lobby of the Building (collectively, “Tenant’s
Signage”). Notwithstanding anything contained herein to the contrary, Landlord shall have the right to institute a new signage program for the Project that replaces all or any portion of Tenant’s Signage provided that Landlord pays for
the cost of changing out such signage, in which event the term Tenant’s Signage as used herein shall mean such replacement signage and shall not include the signage that Landlord replaced. Tenant’s right to use Tenant’s Signage shall
remain in place only so long as (l)the Tenant hereunder shall be the Tenant originally named in this Lease, (2) no default has occurred and is continuing under this Lease, 

  
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and (3) Tenant shall be in occupancy of at least eighty percent (80%) of the portion of the Premises located in the applicable Building to which the signage applies. Except for
Tenant’s Signage, Tenant shall have no other right to maintain any signage at any other location in, on or about the Premises or the Project and shall not display or erect any sign, display or other advertising material that is visible from the
exterior of the Premises, unless such signage is approved by Landlord in Landlord’s sole and absolute discretion. 
 Tenant’s Signage, and any
changes to Tenant’s Signage, shall be subject to Landlord’s approval (not to be unreasonably withheld or delayed) as to the design, size, color, material, content, location and illumination, shall be appropriate for a first class office
building in the Project, shall be in conformity with the overall design and ambiance of the Project, and shall comply with all applicable Laws. Tenant shall be responsible for obtaining any governmental permits or approvals required for
Tenant’s Signage (and, if approved by Landlord, any new Tenant signage), all at Tenant’s sole cost and expense. Tenant’s repair, maintenance, construction and/or improvement of Tenant’s Signage (and, if approved by Landlord, any
new Tenant signage) shall be at its sole cost and expense and shall comply with all applicable Laws, the requirements applicable to construction of Alterations pursuant to this Lease, and such other reasonable rules, procedures and requirements as
Landlord shall impose with respect to such work, including insurance coverage in connection therewith. Any cost or reimbursement obligations of Tenant under this Section 12.C, including with respect to the installation, maintenance or removal
of Tenant’s Signage, shall survive the expiration or earlier termination of this Lease. 
 Upon the expiration or earlier termination of this Lease, or
the earlier termination of Tenant’s right to have Tenant’s Signage by Landlord’s written notice to Tenant by reason of Tenant’s failure to meet the occupancy or other requirements applicable thereto pursuant to the foregoing,
Tenant shall remove Tenant’s Signage (and any other signage subsequently installed by Tenant) at Tenant’s sole cost and expense, and repair and restore to good condition the areas of the Building or Project on which the signage was located
or that were otherwise affected by such signage or the removal thereof, or at Landlord’s election, Landlord may perform any such removal and/or repair and restoration and Tenant shall pay Landlord the reasonable cost thereof within thirty
(30) days after Landlord’s demand. If any signs, projections, awnings, signals or advertisements is installed by Tenant in violation of this Section 12.C, or done by Tenant through any person, firm or corporation not approved by
Landlord, Landlord shall have the right to remove such signs, projections, awnings, signals or advertisements without being liable to the Tenant by reason thereof and to charge the cost of such removal to Tenant as Additional Rent, payable within
ten (10) days of Landlord’s demand therefor. 
 D. Outside Services. Tenant shall not permit, except by Landlord or a person or company
satisfactory to and approved by Landlord, such approval not to be unreasonably withheld or delayed: (i) the extermination of vermin in, on or about the Premises; (ii) the servicing of heating, ventilating and air conditioning equipment;
(iii) the collection of rubbish and trash other than in compliance with local government health requirements and in accordance with the rules and regulations established by Landlord, which shall minimally provide that Tenant’s rubbish and
trash shall be kept in containers located so as not to be visible to members of the public and in a sanitary and neat condition; or (iv) window cleaning, janitorial services or similar work in the Premises. 

  
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 ARTICLE 13. 

INSPECTION OF PREMISES 
 Landlord may, at
any and all reasonable times and upon reasonable advance notice (provided that no advance notice need be given if an emergency (as determined by Landlord in its good faith judgment) necessitates an immediate entry or prior to entry to provide
routine services), enter the Premises to (a) inspect the same and to determine whether Tenant is in compliance with its obligations hereunder, (b) supply any service Landlord is required to provide hereunder, (c) show the Premises to
prospective lenders, purchasers or tenants, (d) post notices of non-responsibility, and (e) alter, improve or repair the Premises or any other portion of the building or Project. In connection with any such alteration, improvement or
repair, Landlord may erect in the Premises or elsewhere in the Project scaffolding and other structures reasonably required for the work to be performed. In no event shall such entry or work entitle Tenant to an abatement of rent, constitute an
eviction of Tenant, constructive or otherwise, or impose upon Landlord any liability whatsoever, including, but not limited to, liability for consequential damages or loss of business or profits by Tenant. Landlord shall use good faith efforts to
cause all such work to be done in such a manner as to cause as little interference to Tenant as reasonably possible without incurring additional expense. Landlord shall at all times retain a key with which to unlock all of the doors in the Premises,
except Tenant’s vaults and safes. If an emergency necessitates immediate access to the Premises, Landlord may use whatever force is necessary to enter the Premises and any such entry to the Premises shall not constitute a forcible or unlawful
entry into the Premises, a detainer of the Premises, or an eviction of Tenant from the Premises, or any portion thereof. 
 ARTICLE 14.

 SURRENDER OF PREMISES 
 Upon the
expiration of the Term, or sooner termination of this Lease, Tenant shall quit and surrender to Landlord the Premises, broom clean, in good order and condition, normal wear and tear and damage by fire and other casualty excepted, and prior to the
expiration or sooner termination of this Lease Tenant shall remove from the Premises any Alterations that Tenant is required by Landlord to remove under the provisions of this Lease, and all of Tenant’s furniture, equipment and other personal
property (including, without limitation, all voice and data and other wiring and cabling) and trade fixtures. Any property not removed shall be deemed to have been abandoned by Tenant and may be retained or disposed of by Landlord at Tenant’s
expense free of any and all claims of Tenant, as Landlord shall desire. All property not removed from the Premises by Tenant may be handled or stored by Landlord at Tenant’s expense and Landlord shall not be liable for the value, preservation
or safekeeping thereof At Landlord’s option all or part of such property may be conclusively deemed to have been conveyed by Tenant to Landlord as if by bill of sale without payment by Landlord. Neither the provisions of this Article 14 nor any
other provision of this Lease shall impose upon Landlord any obligation to care for or preserve any of Tenant’s property left upon the Premises, and Tenant hereby waives and releases Landlord from any claim or liability in connection with the
removal of such property from the Premises and the storage thereof and specifically waives the provisions of California Civil Code Section 1542 with respect to such release. Tenant hereby waives to the maximum extent allowable the benefit of
all laws now or hereafter in force in this state or elsewhere exempting property from liability for rent or for debt. 

  
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 ARTICLE 15. 

HOLDING OVER 
 Tenant shall pay Landlord
one hundred fifty percent (150%) of the Monthly Rent and one hundred percent (100%) of the Additional Rent payable under this Lease during the last full month prior to the date of the expiration of this Lease, prorated on a per diem basis,
for each day Tenant shall retain possession of the Premises or any part thereof after expiration or earlier termination of this Lease, together with all damages sustained by Landlord on account thereof. The foregoing provisions shall not serve as
permission for Tenant to hold-over, nor serve to extend the Term (although Tenant shall remain bound to comply with all provisions of this Lease until Tenant vacates the Premises) and Landlord shall have the right at any time thereafter to enter and
possess the Premises and remove all property and persons therefrom. Without limitation of the foregoing, if Tenant remains in possession of the Premises after the expiration or earlier termination of this Lease, Tenant shall indemnify, defend and
hold Landlord harmless from and against the following Claims incurred by or asserted against Landlord and arising from Tenant’s failure to timely surrender the Premises or any portion thereof: (i) the amount of any delayed delivery rent
abatements and/or rent credits granted by Landlord to any successor tenant of the Premises or any portion thereof, and/or any amounts payable by Landlord to any such successor tenant by reason of such successor tenant’s termination of its lease
as a result of Landlord’s failure to timely deliver the Premises or any portion thereof by reason of such failure by Tenant to timely surrender the Premises, and (ii) Landlord’s damages (including lost rent) as a result of such
successor tenant rescinding or terminating its lease of the Premises or any portion thereof, or any prospective successor tenant refusing to enter into the prospective lease of the Premises or any portion thereof, by reason of such failure by Tenant
to timely surrender the Premises; provided, however, as a condition to Tenant’s obligations under the foregoing indemnity, Landlord shall give Tenant written notice of the existence of a successor tenant or prospective successor
tenant for the Premises or any portion thereof, at least thirty (30) days prior to the date Landlord shall require Tenant’s surrender of the Premises, and Tenant shall not be responsible to Landlord under the foregoing indemnity if Tenant
shall surrender the Premises on or prior to the expiration of such thirty (30) day period or, if later, the Expiration Date (it being agreed, however, that Landlord need not identify the successor tenant or prospective successor tenant by name
in its notice, and it being further agreed that such notice may be given by Landlord prior to the Expiration Date). 
 ARTICLE 16.

 SUBLETTING AND ASSIGNMENT 

A. Landlord’s and Tenant’s agreement with regard to Tenant’s right to transfer all or part of its interest in the Premises is as
expressly set forth in this Article 16. Tenant agrees that, except upon Landlord’s prior written consent, which consent shall not (subject to Landlord’s rights below) be unreasonably withheld, neither this Lease nor all or any part of the
leasehold interest created hereby shall, directly or indirectly, voluntarily or involuntarily, by operation of law or 

  
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otherwise, be assigned, mortgaged, pledged, encumbered or otherwise transferred by Tenant or Tenant’s legal representatives or successors in interest (collectively, an
“assignment”) and neither the Premises nor any part thereof shall be sublet or be used or occupied for any purpose by anyone other than Tenant (collectively, a “sublease”). Any assignment or subletting without
Landlord’s prior written consent shall, at Landlord’s option, be void and shall constitute a default by Tenant hereunder entitling Landlord to terminate this Lease and to exercise all other remedies available to Landlord under this Lease
and at law. 
 B. In the event that during the Term, Tenant desires to assign this Lease or sublease the Premises or any portion thereof, Tenant
shall give notice thereof to Landlord, which notice shall name the proposed assignee or subtenant and include all material information with respect thereto, including (i) an executed copy of the assignment or sublease agreement and any
agreements ancillary thereto, (ii) current financial statements of the assignee or subtenant covering the preceding three (3) years, and (iii) a statement detailing all consideration to be given on account of the assignment or
sublease as well as the proposed assignment or sublease agreement, and such other information as Landlord shall reasonably require. Landlord shall not unreasonably withhold its consent to any proposed assignment or subletting. Landlord shall notify
Tenant within ten (10) Business Days of Landlord’s receipt of Tenant’s notice, the above information and any other information as Landlord shall reasonably require and request of Tenant within ten (10) Business Days after receipt
of Tenant’s notice, as to which of the following actions Landlord elects to take: 
 (1) Landlord consents to the proposed assignment or
subleasing, subject to execution of Landlord’s reasonable consent form by Tenant and the proposed assignee or subtenant; 
 (2)
Landlord declines to consent to such assignment or subletting, and stating the reasonable reasons for Landlord’s decision, such as, without limitation, insufficient or unsatisfactory documentation furnished to Landlord to establish
Tenant’s reputation, financial strength and/or proposed use of and operations upon the Premises; or 
 (3) Landlord, (i) in the
event of an assignment of this Lease, elects to terminate this Lease effective as of the date such assignment would have become effective (and such termination date shall become the Expiration Date for purposes of this Lease), or (ii) in the
event of a sublease, to terminate this Lease as it pertains to the portion of the Premises so proposed by Tenant to be sublet effective as of the date such sublease would have become effective (and such termination date shall become the Expiration
Date for purposes of this Lease with respect to such portion of the Premises). 
 By way of example and without limitation, the
failure to satisfy any of the following conditions or standards shall be deemed to constitute reasonable grounds for Landlord to refuse to grant its consent to a proposed assignment or subletting (“Transfer”): 

(i) The proposed assignee or sublessee (“Transferee”) must expressly assume all of the provisions, covenants
and conditions of this Lease on the part of Tenant to be kept and performed as they apply to the transferred space. 

  
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 (ii) The proposed Transferee must satisfy Landlord’s then-current credit and
other standards for tenants of the Building and, in Landlord’s reasonable opinion, have the financial strength and stability to perform all of the obligations of the Tenant under this Lease (as they apply to the transferred space) as and when
they fall due, taking into account for purposes of the foregoing that Tenant shall not be released or discharged from any liability under this Lease following such Transfer. 

(iii) The proposed Transferee must be reasonably satisfactory to Landlord as to character and professional standing. 

(iv) The proposed use of the Premises by the proposed Transferee must be, in Landlord’s reasonable opinion:
(a) lawful; (b) in compliance with Article 6 of this Lease; (c) unlikely to cause an increase in insurance premiums for insurance policies applicable to the Building; (d) a use not requiring any new tenant improvements that
Landlord would be entitled to disapprove pursuant to Article 5 hereof; (e) unlikely to cause any material increase in services to be provided to the Premises; (f) unlikely to create any materially increased burden in the operation of the
Building, or in the operation of any of its facilities or equipment; (g) unlikely to impair the dignity, reputation or character of the Building; and (h) in the case of any Building not then configured for multi-tenant occupancy, not
require the Building to be reconfigured as a multi-tenant Building and not require creation of any new Common Areas or multi-tenant corridors in the Building. 

(v) At the time of the proposed Transfer, a default (as defined in Article 19 below) shall not have occurred and be continuing,
and no event may have occurred that with notice, the passage of time, or both, would become a default. 
 (vi) The proposed
Transferee shall not be a governmental entity or hold any exemption from the payment of ad valorem or other taxes that would prohibit Landlord from collecting from such Transferee any amounts otherwise payable under this Lease. 

(vii) The proposed Transferee shall not be a then present tenant or affiliate or subsidiary of a then present tenant in the
Building unless there is no other suitable space available in the Building. 
 (viii) Landlord shall not be negotiating with,
and shall not have at any time within the past ninety (90) days negotiated with, the proposed Transferee or any affiliate or subsidiary thereof for space in the Project, unless there is no other suitable space available in the Project. For
purposes of this subjection (viii), “negotiations” shall mean the exchange of draft letters of intent or a proposal and counter-proposal. 

(ix) The proposed Transferee is an entity or related to an entity with whom Landlord or any affiliate of Landlord has had
adverse dealings or is a competitor of Landlord or any affiliate of Landlord. 

  
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 C. In the event that Landlord shall consent to any assignment or sublease, Landlord shall be entitled to
receive, as Rent hereunder, fifty percent (50%) of any consideration (including, without limitation, payment for leasehold improvements) paid by the assignee or subtenant for the assignment or sublease and, in the case of a sublease, the excess
of the amount of rent paid for the sublet space by the subtenant over the amount of Monthly Rent, Taxes and Operating Expenses payable by Tenant and attributable to the sublet space for the corresponding month; except that Tenant may first recapture
any reasonable brokerage commissions paid by Tenant in connection with the subletting or assignment, reasonable marketing costs paid by Tenant in connection with the subletting or assignment, reasonable attorneys’ fees in connection with the
subletting or assignment, any improvement allowance paid by Tenant to the subtenant or assignee and any improvement costs incurred by Tenant specifically to prepare the space for such assignment or subletting. Upon Landlord’s request during the
continuance of any default by Tenant under this Lease, Tenant shall assign to Landlord all amounts to be paid to Tenant by any such subtenant or assignee and that belong to Landlord and shall direct such subtenant or assignee to pay the same
directly to Landlord. If there is more than one sublease under this Lease, the amounts (if any) to be paid by Tenant to Landlord pursuant to this Article 16 shall be separately calculated for each sublease and amounts due Landlord with regard to any
one sublease may not be offset against rental and other consideration pertaining to or due under any other sublease. 
 D. For purposes of this
Article 16 (subject to Section 16.G. below), the following events shall be deemed an assignment or sublease, as appropriate: (i) the issuance of equity interests (whether stock, partnership interests or otherwise) in Tenant or any
subtenant or assignee, or any entity controlling any of them, to any person or group of related persons, in a single transaction or a series of related or unrelated transactions, such that, following such issuance, such person or group shall have
Control (as defined below) of Tenant or any subtenant or assignee; (ii) a transfer of Control of Tenant or any subtenant or assignee, or any entity controlling any of them, in a single transaction or a series of related or unrelated
transactions (including, without limitation, by consolidation, merger, acquisition or reorganization), except that the transfer of outstanding capital stock or other listed equity interests through the “over the counter” market or any
recognized national or international securities exchange (including transfers and issuances as part of an initial public offering of Tenant’s stock), shall not be included in determining whether Control has been transferred; (iii) a
reduction of Tenant’s assets to the point that this Lease is substantially Tenant’s only asset; (iv) a change or conversion in the form of entity of Tenant, any subtenant or assignee, or any entity controlling any of them, which has
the effect of limiting the liability of any of the partners, members or other owners of such entity; or (v) the agreement by a third party to assume, take over, or reimburse Tenant for, any or all of Tenant’s obligations under this Lease,
in order to induce Tenant to lease space with such third party. For purposes of this paragraph, “Control” shall mean direct or indirect ownership of more than fifty percent (50%) of all of the voting stock of a corporation or
more than fifty percent (50%) of the legal or equitable interest in any other business entity, or the power to direct the operations of any entity (by equity ownership, contract or otherwise). 

E. Whether or not Landlord shall consent to any proposed assignment or sublease, upon demand Tenant shall reimburse Landlord for all reasonable
attorneys’ fees and expenses incurred by Landlord in connection with the proposed assignment or sublease. If Tenant claims or asserts that Landlord has failed to grant any approval required of it pursuant to this Article 16 or otherwise
violated or failed to perform its obligations under this Article 16, Tenant’s sole remedy shall be an action for specific performance, declaratory judgment or injunction and in no event shall Tenant be entitled to any money damages in any
action or by way of set off, defense or counterclaim and Tenant hereby specifically waives the right to any money damages or other such remedies for any such failure or violation. 

  
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 F. In no case may Tenant assign Tenant’s Signage, any renewal, expansion, rights of first offer or
other options under this Lease to any sublessee(s) hereunder or assignees hereof, all such options being deemed personal to the Tenant originally named under this Lease. Consent by Landlord hereunder shall in no way operate as a waiver by Landlord
of, or to release or discharge Tenant from, any liability under this Lease or be construed to relieve Tenant from obtaining Landlord’s consent to any subsequent assignment, subletting, transfer, use or occupancy. 

G. Notwithstanding anything to the contrary in this Article 16, Tenant may assign this Lease or sublet the Premises or any portion thereof, without
Landlord’s consent, to any partnership, corporation or other entity that controls, is controlled by, or is under common control with Tenant or Tenant’s parent (control being defined for such purposes as ownership of at least fifty percent
(50%) of the equity interests in, and the power to direct the management of, the relevant entity) or to any partnership, corporation or other entity resulting from a merger or consolidation with Tenant or Tenant’s parent, or to any person
or entity that acquires substantially all the assets (including by means of a purchase of all or substantially all of Tenant’s stock, any such purchaser being a “Stock Purchaser”) of Tenant as a going concern (collectively, an
“Affiliate”), provided that (i) Landlord receives at least ten (10) days’ prior written notice of an assignment or subletting, together with evidence reasonably satisfactory to Landlord that the requirements of this
paragraph have been met (and if such assignment or subletting is subject to a confidentiality obligation on Tenant’s part, upon Tenant’s request Landlord shall execute a reasonable form of confidentiality agreement with respect thereto),
(ii) the Affiliate’s tangible net worth (other than in the case of an Affiliate that is a Stock Purchaser, in which case the following net worth test shall be applied to Tenant rather than the Affiliate) is not less than Ninety-Five
Million Dollars ($95,000,000.00), (iii) except in the case of an assignment where the assignor is dissolved as a matter of law following the series of transactions of which the assignment is a part and where such assignor makes sufficient
reserves for contingent liabilities (including its obligations under this Lease) as required by applicable Law, the Affiliate remains an Affiliate for the duration of the subletting or the balance of the Term in the event of an assignment,
(iv) the Affiliate assumes (in the event of an assignment) in writing all of Tenant’s obligations under this Lease, (v) Landlord receives a fully executed copy of an assignment or sublease agreement between Tenant and the Affiliate at
least ten (10) days prior to the effective date of such assignment or sublease (and if such assignment or subletting is subject to a confidentiality obligation on Tenant’s part, upon Tenant’s request Landlord shall execute a
reasonable form of confidentiality agreement with respect thereto) or, in the case of an assignment by merger or stock purchase, such later date (but no later than the effective date of the assignment) on which the assignment agreement (which may be
the merger agreement or the stock purchase agreement if the assignment is effected by means thereof) is executed by the parties thereto, and (vi) in the case of an assignment, the essential purpose of such assignment is to transfer an active,
ongoing business with substantial assets in addition to this Lease, and in the case of an assignment or sublease the transaction is for legitimate business purposes unrelated to this Lease and the transaction is not a subterfuge by Tenant to avoid
its obligations under this Lease or the restrictions on assignment and subletting contained herein. 

  
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 ARTICLE 17. 

SUBORDINATION, ATTORNMENT AND MORTGAGEE PROTECTION 

This Lease is subject and subordinate to all Mortgages now or hereafter placed upon the Building, and all other encumbrances and matters of public record
applicable to the Building, including without limitation, any reciprocal easement or operating agreements, covenants, conditions and restrictions and Tenant shall not act or permit the Premises to be operated by Tenant or any Tenant Parties in
violation thereof. If any foreclosure or power of sale proceedings are initiated by any Lender or a deed in lieu is granted (or if any ground lease is terminated), Tenant agrees, if any such Lender or any purchaser at such foreclosure sale shall
acquire and accept the Building subject to this Lease, to attorn and pay Rent to such party and to execute and deliver any instruments necessary or appropriate to evidence or effectuate such attornment. In the event of attornment, no Lender shall
be: (i) liable for any act or omission of Landlord, or subject to any offsets or defenses which Tenant might have against Landlord (prior to such Lender becoming Landlord under such attornment), (ii) liable for any security deposit or
bound by any prepaid Rent not actually received by such Lender, or (iii) obligated to complete any alterations or improvements to be performed by Landlord or Tenant hereunder, or to pay for or otherwise disburse any tenant improvement allowance
or other funds towards any alterations or improvements to be performed by Tenant hereunder, or (iv) bound by any modification of this Lease after the date of the Lender’s Mortgage not consented to by such Lender. Any Lender may elect to
make this Lease prior to the lien of its Mortgage, and if the Lender under any prior Mortgage shall require, this Lease shall be prior to any subordinate Mortgage; such elections shall be effective upon written notice to Tenant. Upon request of any
such Lender or purchaser, including any such request made by reason of the termination of this Lease as a result of such foreclosure or other proceedings, Tenant shall enter into a new lease with such Lender or purchaser on the terms and conditions
of this Lease applicable to the remainder of the term hereof. Tenant agrees to give any Lender by certified mail, return receipt requested, or overnight delivery service, a copy of any notice of default served by Tenant upon Landlord, provided that
prior to such notice Tenant has been notified in writing (by way of service on Tenant of a copy of an assignment of leases, or otherwise) of the name and address of such Lender. Tenant further agrees that if Landlord shall have failed to cure such
default within the time permitted Landlord for cure under this Lease, any such Lender whose address has been so provided to Tenant shall have an additional period of thirty (30) days in which to cure (or such additional time as may be required
due to causes beyond such Lender’s control, including time to obtain possession of the Building by power of sale or judicial action or deed in lieu of foreclosure). The provisions of this Article shall be self-operative; however, Tenant shall
execute such documentation as Landlord or any Lender may request from time to time in order to confirm the matters set forth in this Article in recordable form. To the extent not expressly prohibited by Law, Tenant waives the provisions of any Law
now or hereafter adopted which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease or Tenant’s obligations hereunder if such foreclosure or power of sale proceedings are initiated,
prosecuted or completed. 
 Notwithstanding the above, concurrently with the parties execution of this Lease, Landlord shall deliver to Tenant a
“non-disturbance agreement” in favor of Tenant, executed by Landlord’s current Lender, providing that if Tenant is not in default under this Lease beyond any applicable 

  
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grace period, such party will recognize this Lease and Tenant’s rights hereunder and will not disturb Tenant’s possession hereunder, and if this Lease is by operation of law terminated
in a foreclosure, that a new lease will be entered into on the same terms as this Lease for the remaining term hereof. 
 ARTICLE 18.

 ESTOPPEL CERTIFICATE 
 Tenant
shall from time to time, upon written request by Landlord or Lender, deliver to Landlord or Lender, within ten (10) days after Tenant’s receipt of such request, a statement in writing certifying the commencement date of this Lease, stating
that this Lease is unmodified and in full force and effect (or if there have been modifications, that this Lease is in full force and effect as modified and the date and nature of each such modification), that to the best of Tenant’s knowledge
Landlord is not in default under this Lease (or, if Landlord is in default, specifying the nature of such default), that to the best of Tenant’s knowledge Tenant is not in default under this Lease (or if Tenant is in default, specifying the
nature of such default), the current amounts of and the dates to which the Monthly Rent and Additional Rent has been paid, the current outstanding amounts of any tenant improvement allowances and setting forth such other matters as may be reasonably
requested by Landlord. Any such statement may be conclusively relied upon by a prospective purchaser of the Premises or by a lender obtaining a lien on the Premises as security. Tenant acknowledges and agrees that its failure to execute such
certificate may cause Landlord serious financial damage by causing the failure of a sale or financing transaction and giving Landlord all of its rights and remedies under Article 20 below, including its right to damages caused by the loss of such
sale or financing. 
 ARTICLE 19. 

DEFAULTS 
 If Tenant: (i) fails to pay
when due any installment or other payment of Monthly Rent, Taxes, Operating Expenses, or other Rent, and such failure continues for five (5) days after written notice thereof from Landlord, except that Landlord shall only be required to give
two (2) such notices in any calendar year, and after such two (2) notices are given any failure by Tenant in such calendar year to pay any such amount when due shall itself constitute a default, without the requirement of notice from
Landlord of such failure, or Tenant fails to keep in effect any insurance required to be maintained hereunder and such failure continues for five (5) days after notice thereof from Landlord; or (ii) abandons the Premises (Tenant’s
mere vacating of the Premises during the Term shall not constitute a default under this Lease so long as Tenant continues to pay Monthly Rent, Taxes, Operating Expenses, and other Rent due Landlord under this Lease, maintains the insurance coverage
required of it pursuant to this Lease and Tenant otherwise continues to perform its obligations under this Lease, and so long as Tenant provides Landlord with written notice of an alternate address for notices to Tenant under this Lease (other than
the Premises) if such vacancy exceeds thirty (30) consecutive days); or (iii) assigns this Lease or subleases all or any portion of the Premises in violation of Article 16 above; or (iv) becomes insolvent, makes an assignment for the
benefit of creditors, files a voluntary bankruptcy or an involuntary petition in bankruptcy is filed against Tenant which petition is not 

  
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dismissed within forty-five (45) days of its filing, or a trustee or receiver is appointed to take possession of all or substantially all of Tenant’s assets located at the Premises or
of Tenant’s interests in this Lease, where possession is not restored to Tenant within thirty (30) days; or (v) fails to perform or observe any of the other covenants, conditions or agreements contained herein on Tenant’s part to
be kept or performed and such failure shall continue for twenty (20) days after notice thereof given by or on behalf of Landlord (or if the noncompliance cannot by its nature be cured within the twenty (20) day period, if Tenant fails to
commence to cure such noncompliance within the twenty (20) day period and thereafter diligently prosecute such cure to completion, and completes such cure within an additional ninety (90) days thereafter); or (vi) if the interest of
Tenant hereunder shall be offered for sale or sold under execution or other legal process, or if Tenant makes any transfer, assignment, conveyance, sale, pledge, disposition of all or a substantial portion of Tenant’s property; then any such
event or conduct shall constitute a “default” hereunder. 
 In no event shall Landlord be deemed to be in default under this Lease unless Landlord
fails to perform its obligations under this Lease, Tenant delivers to Landlord written notice specifying the nature of Landlord’s alleged default, and Landlord fails to cure such default within thirty (30) days following receipt of such
notice (or, if the default cannot reasonably be cured within such period, to commence action within such thirty (30)-day period and proceed diligently thereafter to cure such default). In addition, Tenant shall send notice of such default by
certified mail, return receipt request, or overnight delivery service, to the holder of any Mortgage whose address Tenant has been notified of in writing, and shall afford the holder of any such Mortgage the period specified in Article 17 above to
cure any alleged default on Landlord’s behalf. 
 ARTICLE 20. 

REMEDIES OF LANDLORD 
 Upon the occurrence
of a default by Tenant, Landlord shall have the following remedies, which shall not be exclusive but shall be cumulative and shall be in addition to any other remedies now or hereafter allowed by law or equity: 

(1) Landlord may terminate Tenant’s right to possession of the Premises at any time by written notice to Tenant. Tenant expressly
acknowledges that in the absence of such written notice from Landlord, no other act of Landlord, including, but not limited to, its re-entry into the Premises, its efforts to relet the Premises, its reletting of the Premises for Tenant’s
account, its storage of Tenant’s personal property and trade fixtures, its acceptance of keys to the Premises from Tenant, its appointment of a receiver, or its exercise of any other rights and remedies under this Article 20 or otherwise at
law, shall constitute an acceptance of Tenant’s surrender of the Premises or constitute a termination of this Lease or of Tenant’s right to possession of the Premises. 

  
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 Upon such termination in writing of Tenant’s right to possession of the Premises, this Lease shall terminate
and Landlord shall be entitled to recover damages from Tenant as provided in California Civil Code Section 1951.2 or any other applicable existing or future Law providing for recovery of damages for such breach, including but not limited to the
following: 
 (i) The reasonable cost of recovering the Premises; plus 

(ii) The reasonable cost of removing Tenant’s alterations, trade fixtures and improvements; plus 

(iii) All unpaid rent due or earned hereunder prior to the date of termination, less the proceeds of any reletting or any
rental received from subtenants prior to the date of termination applied as provided in Section 2 below, together with interest at the Default Rate, on such sums from the date such rent is due and payable until the date of the award of damages;
plus 
 (iv) The amount by which the rent which would be payable by Tenant hereunder, including Additional Rent under Article
4 above, as reasonably estimated by Landlord, from the date of termination until the date of the award of damages, exceeds the amount of such rental loss as Tenant proves could have been reasonably avoided, together with interest at the Default Rate
on such sums from the date such rent is due and payable until the date of the award of damages; plus 
 (v) The amount by
which the rent which would be payable by Tenant hereunder, including Additional Rent under Article 4 above, as reasonably estimated by Landlord, for the remainder of the then Term, after the date of the award of damages exceeds the amount such
rental loss as Tenant proves could have been reasonably avoided, discounted at the discount rate published by the Federal Reserve Bank of San Francisco for member banks at the time of the award plus one percent (1%); plus 

(vi) Such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable Law,
including without limitation 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. 
 (2) Landlord has the remedy described in California Civil Code Section 1951.4 (a landlord may continue the lease
in effect after the tenant’s breach and abandonment and recover rent as it becomes due, if the tenant has the right to sublet and assign subject only to reasonable limitations), and may continue this Lease in full force and effect and may
enforce all of its rights and remedies under this Lease, including, but not limited to, the right to recover rent as it becomes due. After the occurrence of a default, Landlord may enter the Premises without terminating this Lease and sublet all or
any part of the Premises for Tenant’s account to any person, for such term (which may be a period beyond the remaining term of this Lease), at such rents and on such other terms and conditions as Landlord deems advisable. In the event of any
such subletting, rents received by Landlord from such subletting shall be applied (i) first, to the payment of the costs of maintaining, preserving, altering and preparing the Premises for subletting, the other costs of subletting, including
but not limited to brokers’ commissions, attorneys’ fees and expenses of removal of Tenant’s personal property, trade fixtures and Alterations; (ii) second, to the payment of rent then due and payable hereunder; (iii) third,
to the payment of future rent as the same may become due and payable hereunder; (iv) fourth, the balance, if any, shall be paid to Tenant upon (but not before) expiration of the term of this Lease.

  
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If the rents received by Landlord from such subletting, after application as provided above, are insufficient in any month to pay the rent due and payable hereunder for such month, Tenant shall
pay such deficiency to Landlord monthly upon demand. Notwithstanding any such subletting for Tenant’s account without termination, Landlord may at any time thereafter, by written notice to Tenant, elect to terminate this Lease by virtue of a
previous default. 
 (3) During the continuance of a default, to the extent permitted by applicable Law, Landlord may enter the Premises
without terminating this Lease and remove all Tenant’s personal property, Alterations and trade fixtures from the Premises and store them at Tenant’s risk and expense. If Landlord removes such property from the Premises and stores it at
Tenant’s risk and expense, and if Tenant fails to pay the cost of such removal and storage after written demand therefor and/or to pay any rent then due, then after the property has been stored for a period of thirty (30) days or more
Landlord may sell such property at public or private sale, in the manner and at such times and places as Landlord deems commercially reasonable following reasonable notice to Tenant of the time and place of such sale. The proceeds of any such sale
shall be applied first to the payment of the expenses for removal and storage of the property, the preparation for and the conducting of such sale, and for attorneys’ fees and other legal expenses incurred by Landlord in connection therewith,
and the balance shall be applied as provided in Section 2 above. 
 Tenant hereby waives all claims for damages that may be caused by Landlord’s
reentering and taking possession of the Premises or removing and storing Tenant’s personal property pursuant to this Article, and Tenant shall indemnify, defend and hold Landlord harmless from and against any and all claims, losses, liability
or expense resulting from any such act. No reentry by Landlord shall constitute or be construed as a forcible entry by Landlord. 
 (4) Upon
termination of Tenant’s right to possession of the Premises, Landlord may require Tenant to remove any and all Alterations from the Premises that Tenant is otherwise required to remove pursuant to this Lease, or, if Tenant fails to do so within
ten (10) days after Landlord’s request, Landlord may do so at Tenant’s expense. 
 (5) Landlord may cure the default at
Tenant’s expense, it being understood that such performance shall not waive or cure the subject default. If Landlord pays any sum or incurs any expense in curing the default, Tenant shall reimburse Landlord upon demand for the amount of such
payment or expense with interest at the Default Rate from the date the sum is paid or the expense is incurred until Landlord is reimbursed by Tenant. Any amount due Landlord under this subsection shall constitute additional rent hereunder. 

Tenant hereby waives, for itself and all persons claiming by and under Tenant, all rights and privileges which it might have under any present or future Law
to redeem the Premises or to continue this Lease after being dispossessed or ejected from the Premises. 

  
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 ARTICLE 21. 

QUIET ENJOYMENT 
 Landlord covenants and
agrees with Tenant that so long as Tenant pays the Rent and observes and performs all the terms, covenants, and conditions of this Lease on Tenant’s part to be observed and performed, Tenant may peaceably and quietly enjoy the Premises subject,
nevertheless, to the terms and conditions of this Lease, and Tenant’s possession will not be disturbed by anyone claiming by, through, or under Landlord. 

ARTICLE 22. 
 ACCORD AND
SATISFACTION 
 No payment by Tenant or receipt by Landlord of an amount less than full payment of Rent then due and payable shall be deemed to be other
than on account of the Rent then due and payable, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without
prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided for in this Lease or available at law or in equity. 

ARTICLE 23. 
 LETTER OF
CREDIT 
 As security for the performance by Tenant of Tenant’s obligations hereunder, Tenant shall cause to be delivered to Landlord concurrently
with the execution of this Lease by Tenant, an original irrevocable standby letter of credit (the “Letter of Credit”) in the amount specified in Article 1 above, naming Landlord as beneficiary, which Landlord may draw upon to cure
any default under this Lease or to compensate Landlord for any damage Landlord incurs as a result of Tenant’s failure to perform any of its obligations hereunder. Any such draw on the Letter of Credit shall not constitute a waiver of any other
rights of Landlord with respect to such default or failure to perform. The Letter of Credit shall be issued by a major commercial bank reasonably acceptable to Landlord, with a San Francisco, California, or New York, New York, service and claim
point for the Letter of Credit, have an expiration date not earlier than the sixtieth (60th) day after the Expiration Date (or, in the alternative, have a term of not less than one (1) year and be automatically renewable for an additional
one (1) year period unless notice of non-renewal is given by the issuer to Landlord not later than sixty (60) days prior to the expiration thereof) and shall provide that Landlord may make partial and multiple draws thereunder, up to the
face amount thereof. In addition, the Letter of Credit shall provide that, in the event of Landlord’s assignment or other transfer of its interest in this Lease, the Letter of Credit shall be freely transferable by Landlord to the assignee or
transferee of such interest and the bank shall confirm the same to Landlord and such assignee or transferee provided that Landlord pays the issuing bank’s reasonable standard fee for any such transfer. The Letter of Credit shall provide for
payment to Landlord upon the issuer’s receipt of a sight draft from Landlord together with Landlord’s certificate certifying that Landlord is entitled to such payment pursuant to the provisions of this Lease, and with no other conditions,
shall be in the form attached hereto as 

  
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Exhibit D, or such other form as Landlord shall approve, and otherwise be in form and content satisfactory to Landlord. If the Letter of Credit has an expiration date earlier than the
Expiration Date, then throughout the term hereof (including any renewal or extension of the term) Tenant shall provide evidence of renewal of the Letter of Credit to Landlord at least thirty (30) days prior to the date the Letter of Credit
expires. If Landlord draws on the Letter of Credit pursuant to the terms hereof, Tenant shall immediately replenish the Letter of Credit or provide Landlord with an additional letter of credit conforming to the requirement of this paragraph so that
the amount available to Landlord from the Letter of Credit(s) provided hereunder is the amount specified in Article 1 above. Tenant’s failure to deliver any replacement, additional or extension of the Letter of Credit, or evidence of renewal of
the Letter of Credit, within the time specified under this Lease shall entitle Landlord to draw upon the Letter of Credit then in effect and, at Landlord’s election, constitute a default under this Lease. If Landlord liquidates the Letter of
Credit as provided in the preceding sentence, Landlord shall hold the funds received from the Letter of Credit as security for Tenant’s performance under this Lease, and Landlord shall not be required to segregate such security deposit from its
other funds and no interest shall accrue or be payable to Tenant with respect thereto. No holder of a Mortgage, nor any purchaser at any judicial or private foreclosure sale of the Project or any portion thereof, shall be responsible to Tenant for
such security deposit unless and only to the extent such holder or purchaser shall have actually received the same. If Tenant is not in default at the expiration or termination of this Lease, Landlord shall return to Tenant the Letter of Credit or
the balance of the security deposit then held by Landlord, as applicable; provided, however, that in no event shall any such return be construed as an admission by Landlord that Tenant has performed all of its covenants and obligations hereunder.
Tenant hereby unconditionally and irrevocably waives the benefits and protections of California Civil Code Section 1950.7, and, without limitation of the scope of such waiver, acknowledges that Landlord may use all or any part of the Letter of
Credit or the proceeds thereof to compensate Landlord for damages resulting from termination of this Lease and the tenancy created hereunder (including, without limitation, damages recoverable under California Civil Code Section 1951.2). 

ARTICLE 24. 
 BROKERAGE
COMMISSION 
 Tenant represents and warrants to Landlord that (except with respect to the Broker identified in Article 1) no broker, agent, commission
salesperson, or other person has represented Tenant in the negotiations for and procurement of this Lease and of the Premises and that no commissions, fees, or compensation of any kind are due and payable in connection herewith to any broker, agent
commission salesperson, or other person that has represented Tenant in connection with this Lease. Tenant agrees to indemnify Landlord and hold Landlord harmless from any and all claims, suits, or judgments (including, without limitation, reasonable
attorneys’ fees and court costs incurred in connection with any such claims, suits, or judgments, or in connection with the enforcement of this indemnity) for any fees, commissions, or compensation of any kind which arise out of or are in any
way connected with any claimed agency relationship with Tenant not referenced in Article 1. Pursuant to separate agreement(s), Landlord shall pay the Brokers identified in Article 1 any fee, commission or other compensation payable to them by reason
of Tenant entering into this Lease. 

  
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 ARTICLE 25. 

FORCE MAJEURE 
 Landlord shall be excused
for the period of any delay in the performance of any obligation hereunder when prevented from so doing by a cause or causes beyond its control, including all labor disputes, civil commotion, war, war-like operations, invasion, rebellion,
hostilities, military or usurped power, sabotage, governmental regulations or controls, fire or other casualty, inability to obtain any material, services or financing, or through acts of God. 

ARTICLE 26. 
 PARKING

 A. The use by Tenant, is employees and invitees, of the parking facilities of the Project shall be on the terms and conditions set forth in
Exhibit B attached hereto and shall be subject to such other agreement between Landlord and Tenant as may hereinafter be established, and to such other reasonable rules and regulations as Landlord may establish. Tenant, its employees and
invitees shall use no more than 3.25 non-exclusive parking spaces per one thousand (1,000) rentable square feet of the Premises (i.e., 210 parking spaces based on the rentable square footage of the Premises as originally set forth in this
Lease). During the ten (10) month period following the Commencement Date, Landlord may provide up to 102 of the parking spaces offsite from the Project, provided that Landlord shall make reasonable parking valet service available to Tenant at
Landlord’s cost. After the expiration of such ten (10) month period, all of the parking spaces to be made available to Tenant under this Section 26.A shall be confined to the Project. Tenant acknowledges that other tenants of the
Project and the tenants of the other buildings, their employees and invitees, may be given the right to park at the Project. Except to the extent included in Operating Expenses, there shall be no additional charge to Tenant during the Term for the
parking rights set forth in this Section 26.A. 
 B. Landlord, at its sole election, may designate the types and locations of parking spaces
within the parking facilities which Tenant shall be allowed to use. Landlord shall have the right, at Landlord’s sole election, to change said types and locations from time to time; provided, however, such designation shall be uniformly applied
and shall not unfairly favor any tenant in the Project (subject to any other tenant rights in place prior to the date of this Lease); and provided, further, however, that in any event, and notwithstanding the prior rights of any tenant of the
Project, the parking spaces made available for use by Tenant hereunder (other than the offsite spaces pursuant to Section 26.A. above) shall be in reasonable proximity to the entrance to the Building, well-lighted and paved, and comprise no
more compact spaces than is proportional for the entire Project. 
 C. If requested by Landlord, Tenant shall notify Landlord of the license plate
number, year, make and model of the automobiles entitled to use the parking facilities and if requested by Landlord, such automobiles shall be identified by automobile window stickers provided by Landlord, and only such designated automobiles shall
be permitted to use the parking facilities. If Landlord institutes such an identification procedure, Landlord may provide additional procedures for identifying permitted use of the parking facilities by customers and invitees of Tenant. 

  
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 D. Landlord assumes no responsibility or liability of any kind whatsoever from whatever cause with respect
to the automobile parking areas, including adjoining streets, sidewalks, driveways, property and passageways, or the use thereof by Tenant or Tenant’s employees, customers, agents, contractors or invitees. 

E. In addition to the parking made available to Tenant pursuant to Section 26.A. above, Landlord shall endeavor to cooperate with Tenant, at
Tenant’s cost, to accommodate Tenant’s need for additional parking so as to provide Tenant with 360 total parking spaces pursuant to Section 26.A above and this Section 26.E. Notwithstanding the foregoing, Landlord shall incur no
liability for Landlord’s failure to accommodate Tenant’s need for the additional parking spaces, nor shall such failure be deemed a default under the Lease. 

ARTICLE 27.
 HAZARDOUS
MATERIALS 
 A. Definition of Hazardous Materials. The term “Hazardous Materials” for purposes hereof shall mean any
chemical, substance, materials or waste or component thereof which is now or hereafter listed, defined or regulated as a hazardous or toxic chemical, substance, materials or waste or component thereof by any federal, state or local governing or
regulatory body having jurisdiction, or which would trigger any employee or community “right-to-know” requirements adopted by any such body, or for which any such body has adopted any requirements for the preparation or distribution of a
materials safety data sheet (“MSDS”). 
 B. No Hazardous Materials. Tenant shall not transport, use, store, maintain,
generate, manufacture, handle, dispose, release or discharge any Hazardous Materials in, on, under, or about the Premises or the balance of the Project. However, the foregoing provisions shall not prohibit the transportation to and from, and use,
storage, maintenance and handling within the Premises of Hazardous Materials customarily used in the business or activity expressly permitted to be undertaken in the Premises under Article 6, provided: (a) such Hazardous Materials shall be used
and maintained only in such quantities as are reasonably necessary for such permitted use of the Premises and the ordinary course of Tenant’s business therein, strictly in accordance with applicable Law, prevailing standards, and the
manufacturers’ instructions therefor, (b) such Hazardous Materials shall not be disposed of, released or discharged in the Building, and shall be transported to and from the Premises in compliance with all applicable Laws, and as Landlord
shall reasonably require, (c) if any applicable Law or the trash removal contractor requires that any such Hazardous Materials be disposed of separately from ordinary trash, Tenant shall make arrangements at Tenant’s expense for such
disposal directly with a qualified and licensed disposal company at a lawful disposal site (subject to scheduling and approval by Landlord), and (d) any remaining such Hazardous Materials shall be completely, properly and lawfully removed from
the Building upon expiration or earlier termination of this Lease. 

  
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 C. Notices To Landlord. Tenant shall promptly notify Landlord of: (i) any enforcement, cleanup
or other regulatory action taken or threatened by any governmental or regulatory authority with respect to the presence of any Hazardous Materials on the Premises or the migration thereof from or to other property, (ii) any demands or claims
made or threatened by any party relating to any loss or injury resulting from any Hazardous Materials on the Premises, (iii) any release, discharge or non-routine, improper or unlawful disposal or transportation of any Hazardous Materials on or
from the Premises or in violation of this Article, and (iv) any matters where Tenant is required by Law to give a notice to any governmental or regulatory authority respecting any Hazardous Materials on the Premises. Landlord shall have the
right (but not the obligation) to join and participate, as a party, in any legal proceedings or actions affecting the Premises initiated in connection with any environmental, health or safety law. At such times as Landlord may reasonably request,
Tenant shall provide Landlord with a written list, certified to be true and complete, identifying any Hazardous Materials then used, stored, or maintained upon the Premises, the use and approximate quantity of each such materials, a copy of any MSDS
issued by the manufacturer therefor, and such other information as Landlord may reasonably require or as may be required by Law. 
 D. Indemnification of
Landlord. If any Hazardous Materials are released, discharged or disposed of by Tenant, any subtenant or other occupant of the Premises (other than Landlord), or their employees, agents, invitees or contractors, on or about the Premises, the
Building or the balance of the Project in violation of the foregoing provisions, Tenant shall immediately, properly and in compliance with applicable Laws clean up, remediate and remove the Hazardous Materials from the Building and any other
affected property and clean or replace any affected personal property (whether or not owned by Landlord), at Tenant’s expense (without limiting Landlord’s other remedies therefor). Tenant shall further be required to indemnify and hold
Landlord, Landlord’s directors, officers, employees and agents harmless from and against any and all claims, demands, liabilities, losses, damages, penalties and judgments directly or indirectly arising out of or attributable to a violation of
the provisions of this Article by Tenant, Tenant’s employees, agents, invitees, or contractors. Any clean up, remediation and removal work shall be subject to Landlord’s prior written approval (except in emergencies), and shall include,
without limitation, any testing, investigation, and the preparation and implementation of any remedial action plan required by any governmental body having jurisdiction or reasonably required by Landlord. If Landlord or any Lender or governmental
body arranges for any tests or studies showing that this Article has been violated, Tenant shall pay for the costs of such tests. The provisions of this Article shall survive the expiration or earlier termination of this Lease. 

E. Landlord’s Representation and Warranty. Landlord represents and warrants to Tenant that as of the date of this Lease, to the best of
Landlord’s actual knowledge, there are no Hazardous Materials in or upon the Premises or the balance of the Project in violation of applicable Law. For purposes of this Section 27.E., the phrase “to the best of Landlord’s actual
knowledge” shall mean and be limited to the actual knowledge as of the date of this Lease, without any inquiry or investigation, of Rajiv Patel, Managing Director of Spear Street Capital, LLC, and Craig Hine, Vice President of Spear Street
Capital, LLC. 

  
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 ARTICLE 28.  

ADDITIONAL RIGHTS RESERVED BY LANDLORD 
 In
addition to any other rights provided for herein, Landlord reserves the following rights, exercisable without liability to Tenant for damage or injury to property, person or business and without effecting an eviction, constructive or actual, or
disturbance of Tenant’s use or possession or giving rise to any claim: 
  

	 	(a)	To name the Building and the Project and to change the name or street address of the Building and the Project; 

  

	 	(b)	To install and maintain all signs on the exterior and interior of the Building and other buildings and improvements in the Project; 

  

	 	(c)	To designate all sources furnishing sign painting or lettering for use in the Building: 

  

	 	(d)	To have pass keys to the Premises and all doors therein, excluding Tenant’s vaults and safes; 

  

	 	(e)	To take any and all measures, including entering the Premises for the purpose of making inspections, repairs, alterations, additions and improvements to the Premises or to the Building (including for the purpose of
checking, calibrating, adjusting and balancing controls and other parts of the Building Systems), as may be necessary or desirable for the operation, improvement, safety, protection or preservation of the Premises or the Building, or in order to
comply with all Laws, orders and requirements of governmental or other authority, or as may otherwise be permitted or required by this Lease; provided, however, that during the progress of any work on the Premises or at the Building, Landlord will
attempt not to inconvenience Tenant, but shall not be liable for inconvenience, annoyance, disturbance, loss of business, or other damage to Tenant by reason of performing any work or by bringing or storing materials, supplies, tools or equipment in
the Building or Premises during the performance of any work, and the obligations of Tenant under this Lease shall not thereby be affected in any manner whatsoever (and in no event shall the foregoing rights of Landlord imply that Landlord has
assumed or shall be responsible for any obligations of Tenant under this Lease); and provided, further, however, that except in the case of an emergency (as determined by Landlord in good faith), Landlord shall give Tenant reasonable prior notice of
any entry to the Premises pursuant to this Section 28(e); 

  

	 	(f)	To relocate various facilities within the Building and on the land of which the Building is a part if Landlord shall determine such relocation to be in the best interest of the development of the Building and Project,
provided that such relocation shall not materially restrict access to the Premises or require that Tenant incur any material additional cost as a result thereof; and 

  
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	 	(g)	To install vending machines of all kinds in the Building and to receive all of the revenue derived therefrom, provided, however, that no vending machines shall be installed by Landlord in the Premises unless Tenant so
requests. The preceding shall not preclude Tenant’s installation of vending machines in the Premises for the convenience of Tenant and its employees and invitees. 

ARTICLE 29. 
 DEFINED
TERMS 
 A. “Building” shall refer to each and every Building, either individually or collectively as the context shall require,
named in Article 1 of which the Premises or any portion thereof is a part (including all modifications, additions and alterations made to the Building during the term of this Lease). “Buildings” shall refer, collectively, to each
Building, and any other buildings and improvements from time to time located on the Land. 
 B. “Common Areas” shall mean and
include all areas, facilities, equipment, directories and signs of the Buildings and the Project (exclusive of the Premises and areas leased to other tenants) made available and designated by Landlord for the common and joint use and benefit of
Landlord, Tenant and other tenants and occupants of the Buildings and the Project including, but not limited to, plazas, public lobbies and entrances, public washrooms, public hallways and stairwells, sidewalks, driveways, parking areas, landscaped
areas and service entrances. The parties agree that the cafeteria available to Tenant and other tenants of the Project, which cafeteria is located in the Building, shall be deemed included in the Common Areas. Common Areas may further include such
areas in adjoining properties under reciprocal easement agreements, operating agreements or other such agreements now or hereafter in effect and which are available to Landlord, Tenant and Tenant’s employees and invitees. Landlord reserves the
right in its sole discretion and from time to time, to construct, maintain, operate, repair, close, limit, take out of service, alter, change, and modify all or any part of the Common Areas. 

C. “Default Rate” shall mean eight percent (8%) per annum, or the highest rate permitted by applicable Law, whichever shall be
less. If the application of the Default Rate causes any provision of this Lease to be usurious or unenforceable, the Default Rate shall automatically be reduced so as to prevent such result. 

D. “Hazardous Materials” shall have the meaning set forth in Article 27. 

E. “Landlord” and “Tenant” shall be applicable to one or more parties as the case may be, and the singular shall
include the plural, and the neuter shall include the masculine and feminine; and if there be more than one, the obligations thereof shall be joint and several. For purposes of any provisions indemnifying or limiting the liability of Landlord, the
term “Landlord” shall include Landlord’s present and future partners, beneficiaries, trustees, officers, directors, employees, shareholders, principals, agents, affiliates, successors and assigns. 

  
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 F. “Law” or “Laws” shall mean all federal, state, county and local
governmental and municipal laws, statutes, ordinances, rules, regulations, codes, decrees, orders and other such requirements, applicable equitable remedies and decisions by courts in cases where such decisions are binding precedents in the state in
which the Building is located, and decisions of federal courts applying the Laws of such state, and the requirements of any board of fire underwriters or other similar board now or hereafter constituted, and any direction or occupancy certificate
issued pursuant to any law by any public officer or officers, as well as the provisions of all covenants, conditions, and restrictions and other recorded documents affecting the Premises, the Buildings, or the Project. 

G. “Lease” shall mean this lease executed between Tenant and Landlord, including any extensions, amendments or modifications and any
Exhibits attached hereto. 
 H. “Lease Year” shall mean January 1 through December 31 of each calendar year or
portion thereof during the Term. 
 I. “Lender” shall mean the holder of a Mortgage at the time in question, and where such
Mortgage is a ground lease, such term shall refer to the ground lessee. 
 J. “Mortgage” shall mean all mortgages, deeds of
trust, ground leases and other such encumbrances now or hereafter placed upon the Building or any part thereof with the written consent of Landlord, and all renewals, modifications, consolidations, replacements or extensions thereof, and all
indebtedness now or hereafter secured thereby and all interest thereon. 
 K. “Occupancy”: Whenever in this Lease a right,
option or privilege of Tenant is conditioned upon Tenant (or any affiliate thereof or successor thereto) being in “occupancy” of a specified portion or percentage of the Premises, for such purposes “occupancy” shall mean
Tenant’s (or such affiliate’s or successor’s) physical occupancy of the space for the conduct of such party’s business, and shall not include any space that is subject to a sublease or that has been vacated by such party, other
than a vacation of the space as reasonably necessary in connection with the performance of approved Alterations or by reason of a fire or other casualty or a taking. 

L. “Operating Expenses” shall mean all operating expenses of any kind or nature which are necessary, ordinary or customarily incurred
in connection with the operation, maintenance or repair of the Buildings, the Common Areas (including the parking areas) and the balance of the Project, as determined by Landlord, to the extent allocable, as determined by Landlord, to the Building
in which the Premises or any portion thereof is located. Notwithstanding the foregoing, the Operating Expenses of the Common Areas of the Project, other than Common Areas inside any Building (which shall be allocated entirely to the corresponding
Building, except for Operating Expenses of the cafeteria, which shall be allocated to all of the Buildings), and the costs of gas furnished to all of the Buildings, shall be allocated to each Building in accordance with its respective Project Share
as set forth in the Basic Lease Provisions of Article 1 above. The parties agree that statements in this Lease to the effect that Landlord is to perform certain obligations hereunder, or certain of its obligations hereunder at its own or sole cost
and expense, shall not be interpreted as excluding any cost from Operating Expenses if such cost is an Operating Expense pursuant to the terms of this Lease. 

  
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 Operating Expenses shall include, but not be limited to: 

1.1 costs of supplies, including, but not limited to, the cost of relamping all Project lighting as the same may be required from time to time;

 1.2 costs incurred in connection with obtaining and providing energy and utilities to the Project, including, but not limited to, costs
of propane, butane, natural gas, steam, electricity, solar energy and fuel oils, coal or any other energy sources; 
 1.3 costs of water and
sanitary and storm drainage services; 
 1.4 costs of janitorial and security services; 

1.5 costs of general maintenance and repairs, including costs for maintenance, repairs and replacement of Base Building Components and
equipment and tools used in connection with operating the Project, costs for repair and replacement of worn-out or broken equipment, and costs under HVAC and other mechanical maintenance contracts; 

1.6 costs of maintenance and replacement of landscaping; 

1.7 reasonable insurance premiums, including fire and all-risk coverage and, at Landlord’s election, earthquake, terrorism, flood and
other non-standard coverages, together with loss of rent endorsements, the part of any claim required to be paid under the deductible portion of any insurance policies carried by Landlord in connection with the Project, public liability insurance
and any other insurance carried by Landlord on the Project, or any component parts thereof (all such insurance shall be in such amounts as may be required by any holder of a Mortgage or as Landlord may reasonably determine); provided, however, that:
(a) if Tenant’s share of any earthquake insurance deductible exceeds One Hundred Thousand Dollars ($100,000) in any calendar year, then only One Hundred Thousand Dollars ($100,000) may be included in Tenant’s share of Operating
Expenses for such calendar year with respect to such earthquake insurance deductible, but Tenant’s share of excess amounts of such earthquake insurance deductible may be carried forward, subject to the same annual One Hundred Thousand Dollar
($100,000) limitation, for inclusion in Operating Expenses up to the expiration or earlier termination of the Lease Term, (b) if Tenant terminates this Lease pursuant to Article 10 in the event of an earthquake, then Tenant’s share of such
earthquake insurance deductible shall not exceed One Hundred Thousand Dollars ($100,000), and (c) if Landlord terminates the Lease pursuant to Article 10 in the event of an earthquake, then Tenant shall have no obligation to pay any earthquake
insurance deductible; 
 1.8 labor costs (excluding costs of any executive employees of Landlord or of Landlord’s agents above the
function of general Project manager), including wages and other payments, costs to Landlord of worker’s compensation and disability insurance, payroll taxes, welfare fringe benefits, and all legal fees and other costs or expenses incurred in
resolving any labor dispute; 
 1.9 professional building management fees required for management of the Project; 

  
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 1.10 legal, accounting, inspection, and other consultation fees (including, without limitation,
fees charged by consultants retained by Landlord for services that are designed to produce a reduction in Operating Expenses or to reasonably improve the operation, maintenance or state of repair of the Building or the Project) incurred in the
ordinary course of operating the Building or the Project or in connection with making the computations required hereunder or in any audit of operations of the Building or the Project; 

1.11 if the Project is or becomes subject to any covenants, conditions or restrictions, reciprocal easement agreement, common area declaration
or similar agreement, then Operating Expenses shall include all fees, costs and other expenses allocated to the Project under such agreement; and 

1.12 the cost, reasonably amortized as determined by Landlord and consistent with prudent real property management practices for comparable
buildings in the Santa Clara area, together with interest at the rate of eight percent (8%) per annum or any lesser rate actually paid by Landlord to borrow such funds, of all capital repairs and replacements. 

Notwithstanding the foregoing or anything to the contrary contained in this Lease, Operating Expenses shall exclude the following:
(i) attorneys’ fees and expenses incurred in connection with lease negotiations or disputes with Building tenants or prospective Building tenants; (ii) the cost of decorating, improving for tenant occupancy, painting or redecorating
portions of the Project to be demised to tenants; (iii) real estate broker’s or other leasing commissions; (iv) the costs of electricity, gas, janitorial services, telephone services, and any other utilities or services the cost of
which Tenant pays directly to Landlord or the provider thereof, to portions of the Project to be demised to tenants (other than Landlord’s costs of repair and maintenance of HVAC and other Building systems pursuant to this Lease, including,
without limitation, Section 12.B., which costs shall be included in Operating Expenses); (v) repairs or work paid from insurance, condemnation or warranty proceeds, or other costs for which Landlord is reimbursed by a third party or a
tenant of the Building (other than by means of an Operating Expense reimbursement provision); (vi) costs, penalties or fines arising from Landlord’s violation of any Law, except to the extent such costs reflect costs that would have been
incurred by Landlord absent such violation; (vii) penalties or other costs incurred due to a violation by Landlord, as determined by written admission, stipulation, final judgment or arbitration award, of any of the terms and conditions of this
Lease or any other lease relating to the Building except to the extent such costs reflect costs that would have been incurred by Landlord absent such violation; (viii) costs directly and solely attributable to any commercial concession in the
Project which is not available to Tenant free of charge or on a subsidized basis; (ix) advertising and promotional expenditures; (x) debt service on Mortgages, or any ground lease rent; (xi) costs to upgrade the Project so as to cure
any non-compliance that exists as of the date of this Lease with Laws as in effect and enforced as of the date of this Lease; (xii) bad debt reserves, rent reserves, capital replacement or improvement reserves or reserves for future Operating
Expenses; (xiii) new capital improvements made to the Building or Project in order to comply with Laws (other than the costs of new capital improvements in order to comply with applicable Laws that are first enacted or first interpreted to
apply to the Building or Project after the Commencement Date or for the protection of the health and safety of the occupants of the Building or the Project (collectively, “Required Capital Improvements”) or the costs incurred by
Landlord to install new improvements for the purpose of reducing Operating Expenses (provided such costs are  

  
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incurred with the reasonable expectation that the amortized amount and related interest to be included in Operating Expenses will not exceed the reduction in other Operating Expenses which
will result therefrom) (“Cost Savings Improvements”); or (xiv) the cost of any remediation, removal or abatement of Hazardous Materials; provided, however, Operating Expenses may include the costs
attributable to those actions taken by Landlord in connection with the ordinary operation and maintenance of the Building or the Project, including costs incurred in removing limited amounts of Hazardous Materials from the Building or the Project
when such removal is directly related to such ordinary maintenance and operation. The costs of Required Capital Improvements and Cost Savings Improvements shall be amortized (with interest at eight percent (8%) per annum or such lesser interest
rate actually paid by Landlord to borrow such funds, and if such funds are not borrowed, at an imputed interest rate of eight percent (8%)) over a reasonable period determined by Landlord consistent with prudent property management practices
for buildings and projects comparable to the Buildings and the Project. 
 In making any computations contemplated hereby, Landlord shall also be
permitted to make such adjustments and modifications to the provisions of this paragraph and Article 4 as shall be reasonable and necessary to achieve the intention of the parties hereto, provided that Tenant is not required to pay any material
additional amount by reason thereof. 
 M. “Rent” shall have the meaning specified therefor in Article 3. 

N. “Rent Commencement Date” shall mean the date that Tenant’s obligation to pay Monthly Rent shall commence for the applicable
portion of the Premises, as set forth on Schedule 1 attached hereto. 
 O. “Tax” or “Taxes” shall
mean: 
 1.1 all real property taxes and assessments levied against the Project by any governmental or quasi-governmental authority.
The foregoing shall include all federal, state, county, or local governmental, special district, improvement district, municipal or other political subdivision taxes, fees, levies, assessments, charges or other impositions of every kind and nature,
whether general, special, ordinary or extraordinary, respecting the Project, including without limitation, real estate taxes, general and special assessments, interest on any special assessments paid in installments, transit taxes, water and sewer
rents, taxes based upon the receipt of rent, personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, appurtenances, furniture and other personal property used in connection with the Project which Landlord shall pay during
any calendar year, any portion of which occurs during the Term (without regard to any different fiscal year used by such government or municipal authority except as provided below). Any taxes which shall be levied on the rentals of the Project shall
be determined as if the Project were Landlord’s only property, and provided further that in no event shall the term “taxes or assessment,” as used herein, include any net federal or state income taxes levied or assessed on Landlord,
unless such taxes are a specific substitute for real property taxes. Such term shall, however, include gross taxes on rentals. Expenses incurred by Landlord for tax consultants and in contesting the amount or validity of any such taxes or
assessments shall be included in such computations. Taxes shall not include any penalties incurred by Landlord as a result of Landlord’s failure to timely pay Taxes or file tax returns, unless Tenant shall fail to timely pay the Taxes payable
by Tenant pursuant to this Lease. 

  
 -44- 

 1.2 all “assessments”, including so-called special assessments, license tax, business
license fee, business license tax, levy, charge, penalty or tax imposed by any authority having the direct power to tax, including any city, county, state or federal government, or any school, agricultural, lighting, water, drainage, or other
improvement or special district thereof, against the Premises of the Project or any legal or equitable interest of Landlord therein. For the purposes of this Lease, any special assessments shall be deemed payable in such number of installments as is
permitted by Law, whether or not actually so paid. If as of the Commencement Date the Project has not been fully assessed as a completed project, for the purpose of computing the Expenses for any adjustment required herein or under Article 4, the
Tax shall be adjusted by Landlord, as of the date on which the adjustment is to be made, to reflect full completion of the Project including all standard tenant finish work if the method of taxation of real estate prevailing to the time of execution
hereof shall be, or has been altered, so as to cause the whole or any part of the taxes now, hereafter or theretofore levied, assessed or imposed on real estate to be levied, assessed or imposed on Landlord, wholly or partially, as a capital levy or
otherwise, or on or measured by the rents received therefrom, then such new or altered taxes attributable to the Project shall be included within the term Taxes, except that the same shall not include any enhancement of said tax attributable to
other income of Landlord. All of the preceding clauses O (1.1 and 1.2) are collectively referred to as the “Tax” or “Taxes”. 

All other capitalized terms shall have the definition set forth in the Lease. 

ARTICLE 30. 

MISCELLANEOUS PROVISIONS 
 A. RULES AND
REGULATIONS. 
 Tenant shall comply with all of the rules and regulations promulgated by Landlord from time to time for the Building and all
amendments and other modifications thereto. A copy of the current rule and regulations is attached hereto as Exhibit B. In the event of any conflict or inconsistency between the rules and regulations and the provisions of the balance of this
Lease, the provisions of the balance of this Lease shall control. 
 B. EXECUTION OF LEASE. 

If more than one person or entity executes this Lease as Tenant, each such person or entity shall be jointly and severally liable for observing and performing
each of the terms, covenants, conditions and provisions to be observed or performed by Tenant. 
 C. NOTICES. 

All notices under this Lease shall be in writing and will be deemed sufficiently given for all purposes if, to Tenant, by delivery to Tenant at the Premises
during the hours the Building is open for business or by certified mail, return receipt requested or by overnight delivery service (with one acknowledged receipt), to Tenant at the address set forth below, and if to Landlord, by certified mail,
return receipt requested or by overnight delivery service (with one acknowledged receipt), at the addresses set forth below. 

  
 -45- 

 Landlord: at address shown in Article 1, item H. 

with a copy to: Project Manager at address shown in Article 1, item I. 

Tenant: at address shown in Article 1, item B. 

D. TRANSFERS. 
 The term “Landlord”
appearing herein shall mean only the owner of the Building from time to time and, upon a sale or transfer of its interest in the Building, the then Landlord and transferring party shall have no further obligations or liabilities for matters accruing
after the date of transfer of that interest, the successor owner and transferee shall be deemed to have assumed Landlord’s obligations thereafter arising under this Lease, and Tenant, upon such sale or transfer, shall look solely to the
successor owner and transferee of the Building for performance of Landlord’s obligations hereunder. 
 E. MODIFICATION FOR LENDER. 

If any Lender that intends to acquire an interest in, or holds a Mortgage encumbering any portion of the Project should require either the execution by Tenant
of an agreement requiring Tenant to send such lender written notice of any default by Landlord under this Lease, giving such lender the right to cure such default until such lender has completed foreclosure, and preventing Tenant from terminating
this Lease (to the extent such termination right would otherwise be available) unless such default remains uncured after foreclosure has been completed, and/or any modification of the agreements, covenants, conditions or provisions of this Lease,
then Tenant agrees that it shall, within ten (10) days after Landlord’s request, execute and deliver such agreement and modify this Lease as required by such lender or ground lessor; provided, however, that no such modification shall
affect the length of the term or increase the Rent payable by Tenant or otherwise materially adversely affect Tenant’s rights or materially increase Tenant’s obligations (other than notice requirements and other similar ministerial
obligations). 
 F. TENANT FINANCIAL STATEMENTS. 

Upon the written request of Landlord, Tenant shall submit financial statements for its most recent financial reporting period and for the prior Lease Year. All
such financial statements shall be certified as true and correct by the responsible officer or partner of Tenant and if Tenant is then in default hereunder, the financial statements shall be certified by an independent certified public accountant.

 G. RELATIONSHIP OF THE PARTIES. 
 Nothing
contained in this Lease shall be construed by the parties hereto, or by any third party, as constituting the parties as principal and agent, partners or joint venturers, nor shall anything herein render either party (other than a guarantor) liable
for the debts and obligations of any other party, it being understood and agreed that the only relationship between Landlord and Tenant is that of Landlord and Tenant. 

  
 -46- 

 H. ENTIRE AGREEMENT: MERGER. 

This Lease embodies the entire agreement and understanding between the parties respecting the Lease and the Premises and supersedes all prior negotiations,
agreements and understandings between the parties, all of which are merged herein. No provision of this Lease may be modified, waived or discharged except by an instrument in writing signed by the party against which enforcement of such
modification, waiver or discharge is sought. 
 I. NO REPRESENTATION BY LANDLORD. 

Neither Landlord nor any agent of Landlord has made any representations, warranties, or promises with respect to the Premises or the Building except as
expressly set forth herein. 
 J. LIMITATION OF LIABILITY. 

Notwithstanding any provision in this Lease to the contrary, under no circumstances shall Landlord’s liability for failure to perform any obligations
arising out of or in connection with this Lease or for any breach of the terms or conditions of this Lease (whether written or implied) exceed Landlord’s equity interest in the Building, and, subject to the prior rights of any Lenders and to
the extent still in Landlord’s possession or not yet received (but still receivable), the revenues, insurance proceeds and condemnation awards therefrom, and no personal liability shall at any time be asserted or enforceable against any other
assets of Landlord or against the constituent shareholders, partners, members, or other owners of Landlord, or the directors, officers, employees and agents of Landlord or such constituent shareholder, partner, member or other owner, on account of
any of Landlord’s obligations or actions under this Lease. Any judgments rendered against Landlord shall be satisfied solely out of proceeds of sale of Landlord’s interest in the Building and, subject to the prior rights of any Lenders and
to the extent still in Landlord’s possession or not yet received (but still receivable), the revenues, insurance proceeds and condemnation awards therefrom. No personal judgment shall lie against Landlord upon extinguishment of its rights in
the Building and, subject to the prior rights of any Lenders and to the extent still in Landlord’s possession or not yet received (but still receivable), the revenues, insurance proceeds and condemnation awards therefrom, and any judgments so
rendered shall not give rise to any right of execution or levy against Landlord’s assets. The provisions hereof shall inure to Landlord’s successors and assigns including any Lender. The foregoing provisions are not intended to relieve
Landlord from the performance of any of Landlord’s obligations under this Lease, but only to limit the personal liability of Landlord in case of recovery of a judgment against Landlord; nor shall the foregoing be deemed to limit Tenant’s
rights to obtain injunctive relief or specific performance or other remedy which may be accorded Tenant by law or under this Lease. 
 K. MEMORANDUM OF
LEASE. 
 Neither party, without the written consent of the other, will execute or record this Lease or any summary or memorandum of this Lease in
any public recorder’s office. 

  
 -47- 

 L. NO WAIVERS: AMENDMENTS. 

Failure of either party to insist upon strict compliance by the other party of any condition or provision of this Lease shall not be deemed a waiver by such
party of that condition. No waiver shall be effective against either party unless in writing and signed by the other party. Similarly, this Lease cannot be amended except by a writing signed by Landlord and Tenant. 

M. SUCCESSORS AND ASSIGNS. 
 The conditions,
covenants and agreements contained herein shall be binding upon and inure to the benefit of the parties hereto and their respective heirs, executors, administrators, successors and assigns. 

N. GOVERNING LAW; SEVERABILITY. 
 This Lease shall
be governed by the laws of the State of California. If any provision of this Lease or the application thereof to any person or circumstance shall be invalid or unenforceable to any extent, the remainder of this Lease and the application of such
provisions to other persons or circumstances shall not be affected thereby and shall be enforced to the greatest extent permitted by law. 
 O.
EXHIBITS. 
 All exhibits attached to this Lease are a part hereof and are incorporated herein by reference and all provisions of such exhibits
shall constitute agreements, promises and covenants of this Lease. 
 P. CAPTIONS. 

The captions and headings used in this Lease are for convenience only and in no way define or limit the scope, interpretation or content of this Lease. 

Q. ATTORNEYS’ FEES; WAIVER OF JURY TRIAL. 
 In
the event of any action or proceeding between Landlord and Tenant (including an action or proceeding between Landlord and the trustee or debtor in possession while Tenant is a debtor in a proceeding under any bankruptcy law) to enforce any provision
of this Lease, the losing party shall pay to the prevailing party all costs and expenses, including, without limitation, reasonable attorneys’ fees and expenses, incurred in such action and in any appeal in connection therewith by such
prevailing party. The “prevailing party” will be determined by the court before whom the action was brought based upon an assessment of which party’s major arguments or positions taken in the suit or proceeding could fairly be said to
have prevailed over the other party’s major arguments or positions on major disputed issues in the court’s decision. Notwithstanding the foregoing, however, Landlord shall be deemed the prevailing party in any unlawful detainer or other
action or proceeding instituted by Landlord based upon any default or alleged default of Tenant hereunder if (i) judgment is entered in favor of Landlord, or (ii) prior to trial or judgment Tenant pays all or any portion of the rent
claimed by Landlord, vacates the Premises, or otherwise cures the default claimed by Landlord. 

  
 -48- 

 IF ANY ACTION OR PROCEEDING BETWEEN LANDLORD AND TENANT TO ENFORCE THE PROVISIONS OF THIS LEASE
(INCLUDING AN ACTION OR PROCEEDING BETWEEN LANDLORD AND THE TRUSTEE OR DEBTOR IN POSSESSION WHILE TENANT IS A DEBTOR IN A PROCEEDING UNDER ANY BANKRUPTCY LAW) PROCEEDS TO TRIAL, TO THE EXTENT PERMITTED BY APPLICABLE LAW, LANDLORD AND TENANT HEREBY
WAIVE THEIR RESPECTIVE RIGHTS TO A JURY IN SUCH TRIAL. Landlord and Tenant agree that this paragraph constitutes a written consent to waiver of trial by jury within the meaning of California Code of Civil Procedure Section 631(d)(2), and Tenant
does hereby authorize and empower Landlord to file this paragraph and/or this Lease, as required, with the clerk or judge of any court of competent jurisdiction as a written consent to waiver of jury trial. 

R. COUNTERPARTS. 
 This Lease may be executed in
one or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. 
 S.
CONFIDENTIALITY. 
 Tenant agrees that the terms of this Lease are confidential and constitute proprietary information of Landlord, and that
disclosure of the terms hereof could adversely affect the ability of Landlord to negotiate with other tenants. Tenant hereby agrees that Tenant and its partners, officers, directors, employees, agents, real estate brokers and sales persons and
attorneys shall not disclose the terms of this Lease to any other person without Landlord’s prior written consent, except to any accountants of Tenant in connection with the preparation of Tenant’s financial statements or tax returns, to
an assignee of this Lease or sublessee of the Premises, or to an entity or person to whom disclosure is required by applicable law or in connection with any action brought to enforce this Lease. 

ARTICLE 31. 
 ROOFTOP
SPACE; GENERATOR SPACE 
 Landlord recognizes that Tenant may, during the Term, desire to install, at Tenant’s sole cost and expense, antennae
and/or communication dishes on the roof of the Building, and/or a back-up power generator in or about the Building. Upon Tenant’s request, Landlord will endeavor in good faith to provide suitable space to Tenant for such purpose, provided that
such space is available to Landlord, and that such use is permitted by all applicable Laws, and provided further that Landlord and Tenant agree, after good faith negotiations, as to the terms, covenants and conditions applicable to Tenant’s
lease of any such space. In the event any such space is leased by Tenant, Tenant will not be charged any additional rent for the use of such space and the other terms, covenants and conditions applicable thereto shall be set forth in an amendment to
this Lease approved and executed by Landlord and Tenant. 
 [Signatures appear on the following page] 

  
 -49- 

 IN WITNESS WHEREOF, and intending to be legally bound hereby, the parties have duly
executed this Lease as of the date set forth on the top of the cover page hereof. 
  

			
	LANDLORD:
	
	 THE LANDING SC, LLC,
 a Delaware
limited liability company

		
	By:	 	/s/ John S. Grassi
	Its:	 	President

  

			
	TENANT:
	
	 HORTONWORKS, INC.,
 a Delaware
corporation

		
	By:	 	/s/ Dan Bradford
	Its:	 	VP Finance

 Schedule 1 

MONTHLY RENT SCHEDULE 
  

									
	 Period
	  	Rate Per RSF	 	  	Monthly Rent	 
	 Rent Year One
	  	$	3.50	  	  	$	226,516.50	  
	 Rent Year Two
	  	$	3.61	  	  	$	233,312.00	  
	 Rent Year Three
	  	$	3.71	  	  	$	240,311.35	  
	 Rent Year Four
	  	$	3.82	  	  	$	247,520.70	  

 “Rent Year One” shall be the period commencing on the Rent Commencement Date and ending on the last day of the ninth
(9th) full calendar month thereafter, and each succeeding “Rent Year” shall be the twelve (12) full calendar month period after the prior Rent Year, except that the final Rent Year shall in any event end on the Expiration Date.

  
 Schedule 1 

-1- 

 Exhibit A 

Plans Showing Premises and Project 
  

 

  
 Exhibit A 

-2- 

 Exhibit A-1 

Description of the Land 

LEGAL DESCRIPTION 
 Real property in the
County of Santa Clara, State of California, described as follows: 
 PARCEL ONE AS SHOWN ON THAT CERTAIN MAP ENTITLED “PARCEL MAP BEING A SUBDIVISION OF
ALL THAT LAND DESCRIBED IN THAT CERTAIN GRANT DEED RECORDED ON JANUARY 17, 2006 AS DOCUMENT NO. 18769683, SANTA CLARA COUNTY RECORDS” FILED ON MARCH 10, 2014 IN BOOK 870 OF MAPS, PAGES 1 THROUGH 3. 

PARCEL TWO AS SHOWN ON THAT CERTAIN MAP ENTITLED “PARCEL MAP BEING A SUBDIVISION OF ALL THAT LAND DESCRIBED IN THAT CERTAIN GRANT DEED RECORDED ON
JANUARY 17, 2006 AS DOCUMENT NO. 18769683, SANTA CLARA COUNTY RECORDS” FILED ON MARCH 10, 2014 IN BOOK 870 OF MAPS, PAGES 1 THROUGH 3. 

  
 Exhibit A-1 

-1- 

 Exhibit B 

Building’s Rules and Regulations 
 1.
The sidewalks, entrances, passages, courts, elevators, vestibules, stairways, corridors or halls of the Building shall not be obstructed or encumbered or used for any purpose other than ingress and egress to and from the premises demised to any
tenant or occupant. Tenant shall lend its full cooperation to keep such areas free from all obstruction and in a clean and good condition and shall move all supplies, furniture and equipment as soon as received. Landlord retains the right to control
all public and other areas not specifically designated as the Premises, provided nothing herein shall be construed to prevent access to the Premises or the common areas of the Project by Tenant or Tenant’s invitees. 

2. No awnings or other projection shall be attached to the outside walls or windows of the Building without the prior consent of Landlord. 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 demised to any tenant or occupant, without the prior consent of Landlord (which consent shall not be unreasonably withheld,
conditioned or delayed). Such awnings, projections, curtains, blinds, shades, screens or other fixtures must be of a quality, type, design and color, and attached in a manner, approved by Landlord. 

3. No sign, advertisement, object, notice or other lettering shall be exhibited, inscribed, painted or affixed on any part of the outside or inside of the
premises demised to any tenant or occupant of the Building without the prior consent of Landlord (which consent shall not be unreasonably withheld, conditioned or delayed). Interior signs on doors and directory tables, if any, shall be of a size,
color and style approved by Landlord (which consent shall not be unreasonably withheld, conditioned or delayed). 
 4. 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, nor shall any bottles, parcels, or other articles be placed on any window sills. 

5. No show cases or other articles shall be put in front of or affixed to any part of the exterior of the Building, nor placed in the halls, corridors,
vestibules or other public parts of the Building. 
 6. The water and wash closets and other plumbing fixtures shall not be used for any purposes other than
those for which they were constructed, and no sweepings, rubbish, rags, or other substances shall be thrown therein. No tenant shall bring or keep, or permit to be brought or kept, any inflammable, combustible, explosive or hazardous fluid,
materials, chemical or substance in or about the premises demised to such tenant. 
 7. No tenant or occupant shall mark, paint, drill into, or in any way
deface any part of the Building or the premises demised to such tenant or occupant. No boring, cutting or stringing of wires shall be permitted, except with the prior consent of Landlord (which consent shall not be unreasonably withheld, conditioned
or delayed), and as Landlord may direct. No tenant or occupant shall install any resilient tile or similar floor covering in the premises demised to such tenant or occupant except in a manner approved by Landlord (which consent shall not be
unreasonably withheld, conditioned or delayed). 

  
 Exhibit B 

-1- 

 8. No bicycles, vehicles or animals (other than service dogs) of any kind shall be brought into or kept in or
about the premises demised to any tenant. No cooking shall be done or permitted in the Building by any tenant without the approval of the Landlord. Notwithstanding the foregoing, however, Tenant may maintain and use microwave ovens and equipment for
brewing coffee, tea, hot chocolate and similar beverages, provided that Tenant shall (i) prevent the emission of any food or cooking odor from leaving the Premises, (ii) be solely responsible for cleaning the areas where such equipment is
located and removing food related waste from the Premises and the Building, or shall pay Landlord’s standard rate for such service as an addition to cleaning services ordinarily provided, (iii) maintain and use such areas solely for
Tenant’s employees and business invitees, not as public facilities, and (iv) keep the Premises free of vermin and other pest infestation and shall exterminate, as needed, in a manner and through contractors reasonably approved by Landlord,
preventing any emission of odors, due to extermination, from leaving the Premises. No tenant shall cause or permit any unusual or objectionable odors to emanate from the premises demised to such tenant. 

9. No space in the Building shall be used for manufacturing, for the storage of merchandise, or for the sale of merchandise, goods, or property of any kind at
auction, without the prior consent of Landlord. 
 10. No tenant shall make, or permit to be made, any unseemly or disturbing noises or disturb or interfere
with other tenants or occupants of the Building or neighboring buildings or premises whether by the use of any musical instrument, radio, television set or other audio device, unmusical noise, whistling, singing, or in any other way. Nothing shall
be thrown out of any doors or window. 
 11. No additional locks or bolts of any kind shall be placed upon any of the doors or windows, nor shall any
changes be made in locks or the mechanism thereof. Each tenant must, upon the termination of its tenancy, restore to Landlord all keys of stores, offices and toilet rooms, either furnished to, or otherwise procured by, such tenant and then currently
in possession. Tenant shall bear the cost of any lock changes or repairs required by Tenant and Tenant shall promptly deliver any new keys to Landlord. 

12. All removals from the Building, or the carrying in or out of the Building or the premises demised to any tenant, of any safes, freight, furniture or bulky
matter of any description must take place at such time and in such manner as Landlord or its agents may reasonably determine, from time to time. Landlord reserves the right to inspect all freight to be brought into the Building and to exclude from
the Building all freight which violates any of the Rules and Regulations or the provisions of such tenant’s lease. 
 13. No tenant shall use or
occupy, or permit any portion of the premises demised to such tenant to be used or occupied, as an office for a public stenographer or typist, or to a barber or manicure shop, or as an employment bureau. No tenant or occupant shall engage or pay any
employees in the Building, except those actually working for such tenant or occupant in the Building. 

  
 Exhibit B 

-2- 

 14. No tenant or occupant shall purchase spring water, ice, food, beverage, lighting maintenance, cleaning towels
or other like service, from any company or person not approved by Landlord (which consent shall not be unreasonably withheld, conditioned or delayed). No vending machines of any description shall be installed, maintained or operated upon the
premises demised to any tenant without the prior consent of Landlord; provided, however, the foregoing shall not preclude any tenant from installing vending machines for the exclusive use of its own employees so long as any such vending machine is
not visible from the lobby of the Building. 
 15. Landlord shall have the right to prohibit any advertising by any tenant or occupant which, in
Landlord’s opinion, tends to impair the reputation of the Building or its desirability as a building for offices, and upon notice from Landlord, such tenant or occupant shall refrain from or discontinue such advertising. 

16. Landlord reserves the right to exclude from the Building, between the hours of 6:00 P.M. and 8:00 A.M. on business days and at all hours on Saturdays,
Sundays and holidays, all persons who do not present a pass to the Building signed by Landlord. Landlord will furnish passes to persons for whom any tenant requests such passes. Each tenant shall be responsible for all persons for whom it requests
such passes and shall be liable to Landlord for all acts of such persons. 
 17. Each tenant, before closing and leaving the premises demised to such tenant
at any time, shall see that all entrance doors are locked and all windows closed. Corridor doors, when not in use, shall be kept closed. 
 18. Each tenant
shall, at its expense, provide artificial light in the premises demised to such tenant for Landlord’s agents, contractors and employees while performing janitorial or other cleaning services and making repairs or alterations in said premises.

 19. No premises shall be used, or permitted to be used for lodging or sleeping, or for any immoral or illegal purposes. 

20. The requirements of tenants will be attended to only upon application at the office of Landlord. Building employees shall not be required to perform, and
shall not be requested by any tenant or occupant to perform, and work outside of their regular duties, unless under specific instructions from the office of Landlord. 

21. Canvassing, soliciting and peddling in the Building are prohibited and each tenant and occupant shall cooperate in seeking their prevention. 

22. There shall not be used in the Building, either by any tenant or occupant or by their agents or contractors, in the delivery or receipt of merchandise,
freight, or other matter, any hand trucks or other means of conveyance except those equipped with rubber tires, rubber side guards and such other safeguards as Landlord reasonably may require. 

23. If the Premises demised to any tenant become infested with vermin, such tenant, at its sole cost and expense, shall cause its premises to be exterminated,
from time to time, to the satisfaction of Landlord, and shall employ such exterminators therefor as shall be approved by Landlord. 

  
 Exhibit B 

-3- 

 24. No premises shall be used, or permitted to be used, at any time, without the prior approval of Landlord, as a
store for the sale or display of goods, wares or merchandise of any kind, or as a restaurant, shop, booth, bootblack or other stand, or for the conduct of any business or occupation which predominantly involves direct patronage of the general public
in the premises demised to such tenant, or for manufacturing or for other similar purposes. 
 25. No tenant shall clean any window in the Building from the
outside. 
 26. No tenant shall move, or permit to be moved, into or out of the Building or the premises demised to such tenant, any heavy or bulky matter,
without the specific approval of Landlord (which approval shall not be unreasonably withheld, conditioned or delayed). If any such matter requires special handling, only a qualified person shall be employed to perform such special handling. No
tenant shall place, or permit to be placed, on any part of the floor or floors of the premises demised to such tenant, a load exceeding the floor load per square foot which such floor was designed to carry and which is allowed by law. Landlord
reserves the right to prescribe the weight and position of safes and other heavy matter, which must be placed so as to distribute the weight. 
 27. In the
event that the Building is a multi-tenant building, Landlord shall provide and maintain an alphabetical directory board in the first floor (main lobby) of the Building and no other directory shall be permitted without the prior consent of Landlord.
Each tenant shall be allowed one line on such board unless otherwise agreed to in writing. 
 28. With respect to work being performed by a tenant in its
premises with the approval of Landlord, the tenant shall refer all contractors, contractors’ representatives and installation technicians to Landlord for its approval prior to the performance of any work or services (which consent shall not be
unreasonably withheld, conditioned or delayed). This provision shall apply to all work performed in the Building including installation of telephones, telegraph equipment, electrical devices and attachments, and installations of every nature
affecting floors, walls, woodwork, trim, ceilings, equipment and any other physical portion of the Building. 
 29. Landlord shall not be responsible for
lost or stolen personal property, equipment, money, or jewelry from the premises of tenants or public rooms whether or not such loss occurs when the Building or the premises are locked against entry. 

30. Landlord shall not permit entrance to the premises of tenants by use of pass keys controlled by Landlord, to any person at any time without written
permission from such tenant, except employees, contractors, or service personnel directly supervised by Landlord and employees of the United States Postal Service. 

31. Each tenant and all of tenant’s employees and invitees shall observe and comply with the driving and parking signs and markers on the Land
surrounding the Building, and Landlord shall not be responsible for any damage to any vehicle towed because of noncompliance with parking regulations. Vehicles may not be stored or parked overnight on the Property parking lot. 

  
 Exhibit B 

-4- 

 32. Without Landlord’s prior approval, no tenant shall install any radio or television antenna, loudspeaker,
music system or other device on the roof or exterior walls of the Building or on common walls with adjacent tenants. 
 33. Each tenant shall store all
trash and garbage within its premises or in such other areas specifically designated by Landlord. No materials shall be placed in the trash boxes or receptacles in the Building unless such materials may be disposed of in the ordinary and customary
manner of removing and disposing of trash and garbage and will not result in a violation of any law or ordinance governing such disposal. All garbage and refuse disposal shall be only through entryways and elevators provided for such purposes and at
such times as Landlord shall designate. 
 34. The use of skateboards, scooters, roller blades, roller skates, etc. is not permitted on the Property,
including the basketball courts. 
 PARKING RULES 
 1.
Parking areas shall be used only for parking by vehicles no longer than full size, passenger automobiles, pickup trucks and sport utility vehicles. Tenant and its employees shall park automobiles within the lines of the parking spaces. 

2. Tenant shall not permit or allow any vehicles that belong to or are controlled by Tenant or Tenant’s employees, suppliers, shippers, customers, or
invitees to be loaded, unloaded, or parked in areas other than those reasonably designated by Landlord for such activities. Users of the parking area will obey all posted signs and park only in the areas designated for vehicle parking. 

3. Parking stickers and parking cards, if any, shall be the property of Landlord and shall be returned to Landlord by the holder thereof upon termination of
the holder’s parking privileges. Landlord may require Tenant and each of its employees to give Landlord a commercially reasonable deposit when a parking card or other parking device is issued. Landlord shall not be obligated to return the
deposit unless and until the parking card or other device is returned to Landlord. Tenant will pay such replacement charges as is reasonably established by Landlord for the loss of such devices. Loss or theft of parking identification stickers or
devices from automobiles must be reported to the parking operator immediately. Any parking identification stickers reported lost or stolen found on any unauthorized car will be confiscated and the illegal holder will be subject to prosecution. 

4. Unless otherwise instructed, every person using the parking area is required to park and lock his own vehicle. Landlord will not be responsible for any
damage to vehicles, injury to persons or loss of property, all of which risks are assumed by the party using the parking area. 
 5. Intentionally Deleted.

  
 Exhibit B 

-5- 

 6. The maintenance, washing, waxing or cleaning of vehicles in the parking structure or Common Areas is
prohibited. 
 7. Tenant shall be responsible for seeing that all of its employees, agents and invitees comply with the applicable parking rules,
regulations, laws, and agreements. Parking area managers or attendants, if any, are not authorized to make or allow any exceptions to these Parking Rules and Regulations. Landlord reserves the right to terminate parking rights for any person or
entity that willfully refuses to comply with these rules and regulations. 
 8. Tenant agrees that all responsibility for damage to cars or the theft of or
from cars is assumed by the driver, and further agrees that Tenant will hold Landlord harmless for any such damages or theft. 
 9. No vehicles shall be
parked in the parking areas overnight. The parking area shall only be used for daily parking and no vehicle or other property shall be stored in a parking space. 

10. Any vehicle parked by Tenant, its employees, contractors or visitors in a reserved parking space or in any area of the parking area that is not designated
for the parking of such a vehicle may, at Landlord’s option, and without notice or demand, be towed away by any towing company selected by Landlord, and the reasonable cost of such towing shall be paid for by Tenant and/or the driver of said
vehicle. 
 Landlord reserves the right at any time to reasonably change or rescind any one or more of these Rules and Regulations, or to make such other
and further reasonable and nondiscriminatory Rules and Regulations as in Landlord’s judgment may from time to time be necessary for the management, safety, care and cleanliness of 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 tenant, 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. Landlord, however, shall apply such Rules and Regulations in a
nondiscriminatory manner. Tenant shall be deemed to have read these Rules and Regulations and to have agreed to abide by them. 

  
 Exhibit B 

-6- 

 Exhibit C 

Commencement Date Confirmation 

Reference is hereby made to that certain Lease dated as of May 19, 2014 (the “Lease”) between THE LANDING, LLC, a
Delaware limited liability company, as “Landlord”, and HORTONWORKS, INC., a Delaware corporation, as “Tenant” for premises in the building known as 5470 Great America Parkway, Santa Clara, California. 

Landlord and Tenant do hereby confirm that the “Delivery Date” under the Lease occurred on
                    , 2014, that the “Commencement Date” under the Lease occurred on
                    , 2014, and that the “Rent Commencement Date” under the Lease occurred on
                    , 2014. The Lease is now in full force and effect, and as of the date hereof, Landlord has fulfilled all of its
obligations under the Lease to be performed through the date hereof. Tenant’s obligation to pay Operating Expenses and Taxes under the Lease commenced on the Commencement Date, and Tenant’s obligation to pay Monthly Rent commenced on the
Rent Commencement Date. The Term of the Lease shall terminate on                     , which date constitutes the “Expiration Date”
under the Lease. 
 Dated:                     ,
2014. 
  

			
	LANDLORD:
		
	By:	 	 
	
	TENTANT:
		
	By:	 	 

  
 Exhibit C 

-1- 

 Exhibit D 

Form of Letter of Credit 

LETTER OF CREDIT 
 [Date]

  

					
	Beneficiary:	  	Applicant:	  	
	THE LANDING SC, LLC	  		  	
	One Market Plaza	  	 	  	
	Spear Tower, Suite 4125	  	 	  	
	San Francisco, California 94105	  	 	  	
	Attn: John S. Grassi, President	  	 	  	

 IRREVOCABLE STANDBY LETTER OF CREDIT NO.
             
 We hereby establish our Irrevocable Letter of Credit in your favor
available by your drafts drawn on [NAME OF BANK], at sight, for any sum or sums not exceeding              Dollars
($            ) for account of [NAME OF TENANT] at [TENANT’S ADDRESS]. Draft(s) must be accompanied by supporting documents as described below: 

A written statement to [INSERT NAME OF BANK] stating that “The principal amount [or the portion requested] of this Letter
of Credit is due and payable to Beneficiary in accordance with the provisions of that certain Office Lease dated as of May __, 2014, between Beneficiary and Applicant, as such lease may be amended from time to time.” 

The written statement shall be accompanied by this Letter of Credit for surrender; provided, however, that if less than the balance of the Letter of
Credit is drawn, this Letter of Credit need not be surrendered and shall continue in full force and effect with respect to the unused balance of this Letter of Credit unless and until we issue to you a replacement Letter of Credit for such unused
balance, the terms of which replacement Letter of Credit shall be identical to those set forth in this Letter of Credit. We are not required to inquire as to the accuracy of the matters recited in the written statement or as to the authority of the
person signing the written statement and may take the act of signing as conclusive evidence of such accuracy and his or her authority to do so. The obligation of [BANK] under this Letter of Credit is the individual obligation of
[BANK], and is in no way contingent upon reimbursement with respect thereto. 
 Each draft must bear upon its face the clause
“Drawn under Letter of Credit No.             , dated                 
    ,             , of [BANK].” 
 This
Letter of Credit shall be automatically extended for an additional period of one year from the present or each future expiration date unless we have notified you in writing delivered via U.S. registered mail, return receipt requested, to your
address stated above, or to such other address as you shall have furnished to us for such purpose, not less than sixty (60) days before 

  
 Exhibit D 

-1- 

 
such expiration date, that we elect not to renew this Letter of Credit. Upon your receipt of such notification, you may draw your sight draft on us prior to the then applicable expiration date
for the unused balance of the Letter of Credit, which shall be accompanied by your signed written statement that you received notification of our election not to extend. 

Except so far as otherwise expressly stated herein, this Letter of Credit is subject to the “Uniform Customs and Practices for Documentary Credits (2007
Revision), International Chamber of Commerce—Publication No. 600, subject to the following: (a) if this Letter of Credit expires during an interruption of business as described in Article 36 of the UCP, we hereby specifically
agree to effect payment if this Letter of Credit is drawn against within 30 days after the resumption of business; and (b) notwithstanding Article 14 or any other provision of the UCP, and regardless of whether the words
“strict”, “exact” or “identical” or similar words are used in this Letter of Credit, a document presented under this Letter of Credit need not reproduce the wording in this Letter of Credit exactly, including
typographical errors, punctuation, spacing, blank lines and spaces (or the completion or deletion thereof), and the like. 
 We hereby agree with you
that drafts drawn under and in compliance with the terms of this Letter of Credit will be duly honored if presented to the above-mentioned drawee at our offices at [ADDRESS] on or before
            PM [TIME ZONE] Time on [INITIAL EXPIRATION DATE], or such later expiration date to which this Letter of Credit is extended pursuant to the terms hereof.

 If at any time Beneficiary or its authorized transferee is not in possession of the original of this letter of credit (together with all amendments,
if any) because such original has been delivered to us as required hereunder for a draw thereon or transfer thereof, our obligations as set forth in this letter of credit shall continue in full force and effect as if Beneficiary or such authorized
transferee still held such original, and any previous delivery to us, without return by us, of such original shall be deemed to have satisfied any requirement that such original be delivered to us for a subsequent draw hereunder or transfer hereof.

 This Letter of Credit may be, without charge and without recourse, assigned to, and shall inure to the benefit of, any successor in interest to
[LANDLORD], under the Office Lease. Transfer charges, if any, are for the account of the applicant. 
 Sincerely, [BANK] 

  
 Exhibit D 

-2-

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