Common use of Demise of Premises Clause in Contracts

Demise of Premises. Landlord hereby leases to Tenant and Tenant leases from Landlord for the Lease Term, at the rental, and upon all of the terms and conditions set forth herein, certain premises described in the Summary (“Premises”), which Premises currently comprise all of that certain building described in the Summary (the “Building”) on real property situated at ▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo Alto, County of Santa ▇▇▇▇▇, State of California. The Premises are more particularly described in Exhibit “A” attached hereto. Subject to the terms and conditions of this Lease, Landlord reserves the right to access and use the restrooms and janitor, telephone and electrical closets (as well as the space above any dropped ceilings) for cabling, wiring, pipes and other building system elements. The rentable square footage of the Premises and Building (the “Rentable Area”) has been determined and certified by Landlord’s architect by a method described as “dripline,” whereby the measurement encompasses the outermost perimeter of the constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the Building. Subject to Landlord’s reasonable security measures, Applicable Laws (as defined in Section 5.02 below), emergencies and force majeure events and repair work being performed by Landlord, Landlord acknowledges and agrees that Tenant, its employees, agents, and invitees shall have access to the Premises and the Building twenty-four (24) hours a day, seven (7) days a week.

Demise of Premises. Landlord hereby leases to Tenant and Tenant leases from Landlord for the Lease Term, at the rental, and upon all of the terms and conditions set forth herein, certain premises described in the Summary (“Premises”), which Premises currently comprise all Premises, commonly referred to as Suite 201, are comprised of a portion of the second (2nd) floor of that certain building described in the Summary (the “Building”) on real property situated commonly known as The ▇▇▇▇▇▇ House and located at ▇▇▇-▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo AltoSanta Cruz, County of Santa ▇▇▇▇▇, State of California. The Premises are more particularly described in and depicted on Exhibit “A” A attached hereto. Subject to the terms and conditions of this Lease, Landlord reserves the right to access and use the restrooms and janitor, telephone and electrical closets (as well as the space above any dropped ceilings) for cabling, wiring, pipes and other building Building system elements. The rentable square footage of the Premises and Building (the “Rentable Area”) has been determined and certified by Landlord’s architect by a method described as “dripline,” whereby the measurement encompasses the outermost perimeter of the constructed buildingBuilding, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the Building. Subject to Landlord’s reasonable security measuresThe Rentable Area of the Premises also includes an allocation of a portion of the Building Common Area, Applicable Laws (as more particularly defined in Section 5.02 2.02 below. The Premises, the Building and appurtenances thereto that are described herein, including Common Area (defined below), emergencies together with the land on which such appurtenances and force majeure events and repair work being performed by Landlord, Landlord acknowledges and agrees that Tenant, its employees, agents, and invitees shall have access to improvements are located are together designated as the Premises and project (“Project”) for the Building twenty-four (24) hours a day, seven (7) days a weekpurposes of this Lease.

Demise of Premises. Landlord Lessor hereby leases to Tenant Lessee and Tenant Lessee leases from Landlord Lessor for the Lease Termterm, at the rental, and upon all of the terms and conditions set forth herein, certain premises described in the Summary Premises consisting of one building (“Premises”), which Premises currently comprise all of that certain building described in the Summary (the “Building”) of ten free standing, office and research and development buildings (“Buildings”) to be constructed by Lessor on real property situated at ▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo AltoRedwood City, County of Santa ▇▇▇▇▇San Mateo, State of CaliforniaCalifornia and commonly known as Pacific Shores Center which Lessor is in the process of acquiring (the “Property”). The Premises are Building will be five stories tall and will consist of approximately two hundred seventy-nine thousand five hundred eighty-four (279,584) rentable square feet, as more particularly described and depicted herein in Exhibit “AA.” attached hereto. Subject to the terms and conditions of this Lease, Landlord reserves the right to access and use the restrooms and janitor, telephone and electrical closets (as well as the space above any dropped ceilings) for cabling, wiring, pipes and other building system elements. The actual rentable square footage of the Premises and Building (the “Rentable Area”) has been will be determined and certified by LandlordLessor’s architect by a method described as “dripline,” whereby the measurement encompasses the outermost perimeter of the constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the BuildingBuilding provided that, Lessee shall have the right, to be exercised prior to Commencement Date, to measure the “as-built” Building to confirm that the aforesaid dripline methodology was accurately utilized by Lessor’s architect. Subject to Landlord’s reasonable security measuresThe Buildings and appurtenances described herein, Applicable Laws (as defined in Section 5.02 below), emergencies and force majeure events and repair work being performed by Landlord, Landlord acknowledges and agrees that Tenant, its employees, agentsthe Property, and invitees shall have access all other improvements to be built on the Premises Property are together designated as the “Project.” The Building leased hereunder is commonly known as Building 9 - Pacific Shores Center, Redwood City, California and its appurtenances described herein are herein designated as the Building twenty-four (24) hours a day, seven (7) days a week“Premises.”

Demise of Premises. Landlord Lessor hereby leases to Tenant Lessee and Tenant Lessee leases from Landlord Lessor for the Lease Termterm, at the rental, and upon all of the terms and conditions set forth herein, certain premises described in the Summary space consisting of an agreed thirty-three thousand, six hundred ninety nine rentable square feet (“Premises”), 33,699) ("PREMISES") which Premises currently comprise all the entire fifth floor of that certain building described in the Summary (the “Building”) on real property situated at ▇▇▇ , sometimes known as "Building 8" and commonly known as ▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇ in the City of Palo Alto, County of Santa ▇▇▇▇▇▇, ▇▇▇▇▇▇▇ ▇▇▇▇, ▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇ ("BUILDING 8") which is one of ten free standing, office and research and development buildings ("BUILDINGS") on real property situated in Redwood City, County of San Mateo, State of CaliforniaCalifornia and commonly known as Pacific Shores Center. Building 8 consists of an agreed one hundred sixty four thousand seven hundred thirty two (164,732) rentable square feet. The Premises are more particularly described and depicted herein in Exhibit “A” attached hereto. Subject to "A." The Premises include restrooms, and janitor, telephone and electrical closets on the terms fifth floor and conditions of this LeaseLessee shall have the exclusive use thereof, Landlord provided that Lessor reserves the right to access and use the restrooms and janitor, telephone and electrical closets same (as well as the space above any dropped ceilings) for cabling, wiring, pipes and other building Building system elements. The rentable square footage of the Premises Premises, Building 8 and Building other Buildings (the “Rentable Area”"RENTABLE AREA") has been determined and certified by Landlord’s Lessor's architect by a method described as “"dripline,” " whereby the measurement encompasses the outermost perimeter of the constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the Building; the Rentable Area of the Premises also includes an allocation of the first floor entry and elevator lobby. Subject to Landlord’s reasonable security measuresThe Premises, Applicable Laws the Buildings and appurtenances described herein, including Common Area (as defined in Section 5.02 below), emergencies and force majeure events and repair work being performed by Landlord, Landlord acknowledges and agrees that Tenant, its employees, agents, and invitees shall have access to all other improvements at Pacific Shores Center together with the Premises and land on which the Building twenty-four same are located are together designated as the project (24) hours a day, seven (7) days a week"PROJECT").

Demise of Premises. Landlord Lessor hereby leases to Tenant Lessee and Tenant Lessee leases from Landlord Lessor for the Lease Termterm, at the rental, and upon all of the terms and conditions set forth herein, certain premises described in the Summary Premises consisting of one building (“Premises”), which Premises currently comprise all of that certain building described in the Summary (the “Building”) of ten free standing, office and research and development buildings (“Buildings”) to be constructed by Lessor on real property situated at ▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo AltoRedwood City, County of Santa ▇▇▇▇▇San Mateo, State of CaliforniaCalifornia and commonly known as Pacific Shores Center which Lessor is in the process of acquiring (the “Property”). The Premises are Building will be four stories tall and will consist of approximately one hundred forty-four thousand ninety-two (144,092) rentable square feet, as more particularly described and depicted herein in Exhibit “AA.” attached hereto. Subject to the terms and conditions of this Lease, Landlord reserves the right to access and use the restrooms and janitor, telephone and electrical closets (as well as the space above any dropped ceilings) for cabling, wiring, pipes and other building system elements. The actual rentable square footage of the Premises and Building (the “Rentable Area”) has been will be determined and certified by LandlordLessor’s architect by a method described as “dripline,” whereby the measurement encompasses the outermost perimeter of the constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the Building. Subject to Landlord’s reasonable security measuresThe Building and appurtenances described herein, Applicable Laws (as defined in Section 5.02 below), emergencies and force majeure events and repair work being performed by Landlord, Landlord acknowledges and agrees that Tenant, its employees, agentsthe Property, and invitees shall have access all other improvements to be built on the Premises Property are together designated as the “Project.” The Building leased hereunder, commonly known as Building 2 – Pacific Shores Center, Redwood City, California, and its appurtenances described herein are herein designated as the Building twenty-four (24) hours a day, seven (7) days a week“Premises.”

Demise of Premises. Landlord hereby leases to Tenant and Tenant leases from Landlord for the Lease Term, at the rental, and upon all of the terms and conditions set forth herein, certain premises described in the Summary (“Premises”), which Premises currently comprise all a portion of that certain building described in the Summary (the “Building”) which is one of six (6) current, (but seven (7) planned) free standing, office and research and development project buildings (“Project Buildings”) on real property situated at ▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo AltoSunnyvale, County of Santa ▇▇▇▇▇, State of CaliforniaCalifornia and commonly known as ▇▇▇▇▇▇▇ Towers. The Premises are more particularly described and depicted herein in Exhibit “A”A.” attached hereto. Subject to the terms and conditions of this Lease, Landlord reserves the right to access and use the restrooms and janitor, telephone and electrical closets (as well as the space above any dropped ceilings) solely for cabling, wiring, pipes and other building Building system elements; provided, however, such reservation shall not reduce the size of the Premises or otherwise materially interfere with Tenant’s use and enjoyment of the Premises and, provided, further, that notwithstanding anything to the contrary contained in this Lease, Tenant shall not be responsible for repairing, maintaining, and replacing any cabling, wiring, pipes and other Building system elements located in such areas not installed therein by Tenant, except, subject to Section 7.06 hereof, to the extent damaged or destroyed by the actions of Tenant or any Tenant Parties. The rentable square footage of the Premises Premises, Building and Building other Project Buildings (the “Rentable Area”) has been determined and certified by Landlord’s architect by a method described as “dripline,” whereby the measurement encompasses the outermost perimeter of the constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the Buildingbuilding. Subject to Landlord’s reasonable security measures, Applicable Laws (as defined in Section 5.02 below)Laws, emergencies and force majeure events and repair work being performed by LandlordForce Majeure events, Landlord acknowledges and agrees that Tenant, its employees, agents, and invitees shall have access to the Premises and the Building twenty-four (24) hours a day, seven (7) days a week.

Demise of Premises. Landlord Lessor hereby leases to Tenant Lessee and Tenant -------------------------------- Lessee leases from Landlord Lessor for the Lease Termterm, at the rental, and upon all of the terms and conditions set forth herein, certain premises described in the Summary Premises consisting of one building (“Premises”)"Building") of ten free standing, which Premises currently comprise all of that certain building described in the Summary office and research and development buildings (the “Building”"Buildings") to be constructed by Lessor on real property situated at ▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo AltoRedwood City, County of Santa ▇▇▇▇▇San Mateo, State of CaliforniaCalifornia and commonly known as Pacific Shores Center which Lessor is in the process of acquiring (the "Property"). The Premises are Building will be three stories tall and will consist of approximately ninety three thousand one hundred eighty three (93,183) rentable square feet, as more particularly described and depicted herein in Exhibit “A” attached hereto. Subject to the terms and conditions of this Lease, Landlord reserves the right to access and use the restrooms and janitor, telephone and electrical closets (as well as the space above any dropped ceilings) for cabling, wiring, pipes and other building system elements. "A." The actual rentable square footage of the Premises and Building (the “"Rentable Area”") has been will be determined and certified by Landlord’s Lessor's architect by a method described as “"dripline,” " whereby the measurement encompasses the outermost perimeter of the constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the BuildingBuilding provided that, Lessee shall have the right, to be exercised prior to Commencement Date, to measure the "as-built" Building to confirm that the aforesaid dripline methodology was accurately utilized by Lessor's architect. Subject to Landlord’s reasonable security measuresThe Building and appurtenances described herein, Applicable Laws (as defined in Section 5.02 below), emergencies and force majeure events and repair work being performed by Landlord, Landlord acknowledges and agrees that Tenant, its employees, agentsthe Property, and invitees shall have access all other improvements to be built on the Premises Property are together designated as the "Project." The Building leased hereunder, commonly known as Building 7 - Pacific Shores Center, Redwood City, California, and its appurtenances described herein are herein designated as the Building twenty-four (24) hours a day, seven (7) days a week"Premises."

Demise of Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord for the Lease Term, at the rental, and upon all of the terms and conditions set forth herein, certain premises the “Premises” described in the Summary (“Premises”), which Premises currently comprise all a portion of that certain building described in the Summary (the “Building”) which is one of six (6) current, (but seven (7) planned) free standing, office and research and development Project Buildings (“Project Buildings”) on real property situated at ▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo AltoSunnyvale, County of Santa ▇▇▇▇▇, State of CaliforniaCalifornia and commonly known as ▇▇▇▇▇▇▇ Towers. The Premises are more particularly described and depicted herein in Exhibit “AA.” attached hereto. Subject to the terms and conditions of this Lease, Landlord reserves the right right, subject to and without limiting Landlord’s obligations under Article XIV, to access and use the restrooms and janitor, telephone and electrical closets (as well as the space above any dropped ceilings) for cabling, wiring, pipes and other building Building system elements. The rentable square footage of the Premises Premises, Building and Building other Project Buildings (the “Rentable Area”) has been determined and certified by Landlord’s architect by a method described as “dripline,” whereby the measurement encompasses the outermost perimeter of the constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the Buildingbuilding. Subject to Landlord’s reasonable security measuresThe Premises, Applicable Laws Lot 1 or the Project Buildings and appurtenances thereto that are described herein, including Common Area (as defined in Section 5.02 below), emergencies and force majeure events all other improvements situated within the commercial campus known as ▇▇▇▇▇▇▇ Towers together with the land on which such appurtenances and repair work being performed by Landlord, Landlord acknowledges and agrees that Tenant, its employees, agents, and invitees shall have access to improvements are located are together designated as Lot 1 or the Premises and Project (“Project”) for the Building twenty-four (24) hours a day, seven (7) days a weekpurposes of this Lease.

Demise of Premises. Landlord Lessor hereby leases to Tenant Lessee and Tenant -------------------------------- Lessee leases from Landlord Lessor for the Lease Termterm, at the rental, and upon all of the terms and conditions set forth herein, certain premises described in the Summary Premises consisting of one building (“Premises”)"Building") of ten free standing, which Premises currently comprise all of that certain building described in the Summary office and research and development buildings (the “Building”"Buildings") to be constructed by Lessor on real property situated at ▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo AltoRedwood City, County of Santa ▇▇▇▇▇San Mateo, State of CaliforniaCalifornia and commonly known as Pacific Shores Center which Lessor is in the process of acquiring (the "Property"). The Premises are Building will be five stories tall and will consist of approximately one hundred fifty seven thousand two hundred seventy (157,270) rentable square feet, as more particularly described and depicted herein in Exhibit “A” attached hereto. Subject to the terms and conditions of this Lease, Landlord reserves the right to access and use the restrooms and janitor, telephone and electrical closets (as well as the space above any dropped ceilings) for cabling, wiring, pipes and other building system elements. "A." The actual rentable square footage of the Premises and Building (the “"Rentable Area”") has been will be determined and certified by Landlord’s Lessor's architect by a method described as “"dripline,” " whereby the measurement encompasses the outermost perimeter of the constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the BuildingBuilding provided that, Lessee shall have the right, to be exercised prior to Commencement Date, to measure the "as-built" Building to confirm that the aforesaid dripline methodology was accurately utilized by Lessor's architect. Subject to Landlord’s reasonable security measuresThe Building and appurtenances described herein, Applicable Laws (as defined in Section 5.02 below), emergencies and force majeure events and repair work being performed by Landlord, Landlord acknowledges and agrees that Tenant, its employees, agentsthe Property, and invitees shall have access all other improvements to be built on the Premises Property are together designated as the "Project." The Building leased hereunder, commonly known as Building 8 - Pacific Shores Center, Redwood City, California, and its appurtenances described herein are herein designated as the Building twenty-four (24) hours a day, seven (7) days a week"Premises."

Demise of Premises. Landlord Lessor hereby leases to Tenant Lessee and Tenant Lessee leases from Landlord Lessor for the Lease Termterm, at the rental, and upon all of the terms and conditions set forth herein, certain premises described in the Summary Premises consisting of one building (“Premises”)"Building") of ten free standing, which Premises currently comprise all of that certain building described in the Summary office and research and development buildings (the “Building”"Buildings") to be constructed by Lessor on real property situated at ▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo AltoRedwood City, County of Santa ▇▇▇▇▇San Mateo, State of CaliforniaCalifornia and commonly known as Pacific Shores Center which Lessor is in the process of acquiring (the "Property"). The Premises are Building will be four stories tall and will consist of approximately one hundred forty-four thousand ninety-two (144,092) rentable square feet, as more particularly described and depicted herein in Exhibit “A” attached hereto. Subject to the terms and conditions of this Lease, Landlord reserves the right to access and use the restrooms and janitor, telephone and electrical closets (as well as the space above any dropped ceilings) for cabling, wiring, pipes and other building system elements. "A." The actual rentable square footage of the Premises and Building (the “"Rentable Area”") has been will be determined and certified by Landlord’s Lessor's architect by a method described as “"dripline,” " whereby the measurement encompasses the outermost perimeter of the constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the Building. Subject to Landlord’s reasonable security measuresThe Building and appurtenances described herein, Applicable Laws (as defined in Section 5.02 below), emergencies and force majeure events and repair work being performed by Landlord, Landlord acknowledges and agrees that Tenant, its employees, agentsthe Property, and invitees shall have access all other improvements to be built on the Premises Property are together designated as the "Project." The Building leased hereunder, commonly known as Building 1 - Pacific Shores Center, Redwood City, California, and its appurtenances described herein are herein designated as the Building twenty-four (24) hours a day, seven (7) days a week"Premises."

Demise of Premises. Landlord CONSTRUCTION BY LESSOR. Lessor hereby leases to Tenant Lessee and Tenant Lessee hereby leases from Landlord Lessor, for the Lease Term, at the rental, rental term and upon all of the terms covenants and conditions set forth hereinherein stated, certain premises described the following premises, consisting of a building (the "Building") to be designed and constructed by or on behalf of Lessor in accordance with the final plans and specifications attached hereto as Schedule A and made a part hereof (the "Plans and Specifications") on land in the Summary (“Premises”)Town of Kirkwood, which Premises currently comprise all County of that certain building described in the Summary (the “Building”) on real property situated at Broome, New York adjacent to Route 11 and more particularly descri▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo Alton Schedule B attached hereto and made a part hereof, County of Santa ▇▇▇▇▇, State of California. The Premises are more particularly described in Exhibit “A” attached hereto. Subject to the terms and conditions of this Lease, Landlord reserves together with the right to access and use the restrooms main access road and janitorprivate road to the main highway as depicted on the Site Plan as hereinafter defined, telephone to be used in common with other property (said land, building and electrical closets (as well appurtenances known as the space above any dropped ceilings) "Premises"). Lessor shall be responsible for cabling, wiring, pipes and other building system elements. The rentable square footage shall construct to completion all elements of the Premises Building and Building (site improvements as set forth in the “Rentable Area”) has been determined Plans and certified by Landlord’s architect by a method described as “dripline,” whereby the measurement encompasses the outermost perimeter of the constructed building, including every projection thereof Specifications and all area beneath each such projectionshall include, whether or not enclosedset forth on the Plans and Specifications recycled asphalt access drive, truck loading and parking areas, automobile parking sufficient for fifty (50) cars, curbing and bumpers, lot striping, sidewalks to entrances, storm drainage facilities as required and a rail siding (which siding may extend to serve and be used in common with no deduction other property), all truck ramp doors shall be at least 18 feet wide and 16 feet high, an indoor utility sink, garage doors allowing sufficient height clearance for any inward deviation of structure fork lift use to, on and with under the measurement being made floor by floor, but beginning from the top door areas and curbing on each side of the Buildingramps from ground level to warehouse floor level, the two rail access doors shall be evenly spaced across the Building and the first and second floor plans shall be reversed. Subject Lessee shall make available to Landlord’s reasonable security measures, Applicable Laws (as defined in Section 5.02 below), emergencies and force majeure events and repair work being performed by Landlord, Landlord acknowledges and agrees that Tenant, its employees, agentsLessor, and invitees shall have access deliver to the Premises and the Building twentywithin forty-four five (24) hours a day, seven (745) days of receipt of Lessor's written request, the items set forth on Schedule B-1 attached hereto and made a weekpart hereof; provided, however, if Lessee is unable to make all or any part of such items available within said forty-five (45) day period, due to circumstances beyond Lessee's control, Lessee shall have an additional thirty (30) days to make such items available, at which time, if such items are not available, Lessor shall purchase such items at the lowest price reasonably available and submit an invoice to Lessee for such items which Lessee shall pay within thirty (30) days of receipt. All construction work shall be performed and completed in a good and workmanlike manner, in accordance with all rules and regulations of insurance carriers and governmental authorities having jurisdiction over the Premises. Lessor at its expense shall obtain any building permits, occupancy permits or certificates necessary for the lawful construction and occupancy of the Premises by Lessee for the purposes set forth herein. Lessor shall enforce for the benefit of Lessee any and all warranties obtained from Lessor's general contractor, or any subcontractor or supplier, including, without limitation, American Buildings Company. Further, Lessor shall obtain, at Lessor's cost all warranties available for the structure supplied by American Buildings Company except the "weatherproofing" warranty which shall be obtained only at Lessee's cost and upon Lessee's written request.

Demise of Premises. Landlord Lessor hereby leases to Tenant Lessee and Tenant Lessee leases from Landlord Lessor for the Lease Termterm, at the rental, and upon all of the terms and conditions set forth herein, certain premises described in the Summary Premises consisting of one building (“Premises”), which Premises currently comprise all of that certain building described in the Summary (the “Building”) which together with nine (9) other free standing, office and research and development buildings (“Buildings”) and various other improvements are to be constructed by Lessor on real property situated at ▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo AltoRedwood City, County of Santa ▇▇▇▇▇San Mateo, State of CaliforniaCalifornia and commonly known as Pacific Shores Center, all of which real property improvements and their respective appurtenances (the “Project”). The Premises are Building will be four (4) stories tall and will consist of approximately one hundred forty thousand nine hundred forty-one (140,941) rentable square feet, as more particularly described and depicted herein in Exhibit “AA.” attached hereto. Subject to the terms and conditions of this Lease, Landlord reserves the right to access and use the restrooms and janitor, telephone and electrical closets (as well as the space above any dropped ceilings) for cabling, wiring, pipes and other building system elements. The actual rentable square footage of the Premises and Building (the “Rentable Area”) has been will be determined and certified by LandlordLessor’s architect by a method described as “dripline,” whereby the measurement encompasses the outermost perimeter of the constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the Building. Subject Building provided that, Lessee shall have the right, to Landlordbe exercised prior to Commencement Date, to measure the “as-built” Building to confirm that the aforesaid dripline methodology was accurately utilized by Lessor’s reasonable security measuresarchitect.. The Building and appurtenances described herein, Applicable Laws (together with the legal parcel on which it is constructed as defined in Section 5.02 below)well as all other improvements to be built on said legal parcel are together designated as the “Property.” The Building leased hereunder, emergencies and force majeure events and repair work being performed by Landlordcommonly known as Building 3 - Pacific Shores Center, Landlord acknowledges and agrees that TenantRedwood City, its employees, agentsCalifornia, and invitees shall have access to its appurtenances described herein are herein designated as the Premises and the Building twenty-four (24) hours a day, seven (7) days a week“Premises.”

Demise of Premises. Landlord Lessor hereby leases to Tenant Lessee and Tenant --------------------------------- Lessee leases from Landlord Lessor for the Lease Termterm, at the rental, and upon all of the terms and conditions set forth herein, certain premises described in Premises consisting of four free standing, four story office and research and development buildings (shown as Buildings "One," "Two," "Three," and "Four" on Exhibit "A" hereto) and one ancillary building to be used for such service and/or food purposes such as fitness spa, a day care, dry cleaners and cafeteria for the Summary benefit of Lessee's employees as determined by Lessee but subject to Lessor's consent which shall not be unreasonably withheld and subject to Lessor determining that it can obtain all City permit and approval requirements pertaining to same (“Premises”), which Premises currently comprise all of that certain building described in the Summary "Amenity Building") (the “Building”collectively "Buildings") to be constructed by Lessor on real property situated at ▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo AltoSunnyvale, County of Santa ▇▇▇▇▇, State of CaliforniaCalifornia and commonly known as ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇, Sunnyvale, California (the "Property"). The Premises are Each office and research and development Building will consist of approximately one hundred seventy five thousand (175,000) rentable square feet and the Amenity Building of approximately fifteen thousand (15,000) rentable square feet, as more particularly described and depicted herein in Exhibit “"A” attached hereto. Subject to the terms and conditions " for a total of this Lease, Landlord reserves the right to access and use the restrooms and janitor, telephone and electrical closets seven hundred fifteen thousand (as well as the space above any dropped ceilings715,000) for cabling, wiring, pipes and other building system elementsrentable square feet. The actual rentable square footage of the Premises and Building Buildings (the “"Rentable Area”") has been will be determined and certified by Landlord’s Lessor's architect by a method described as “"dripline,” " whereby the measurement encompasses the outermost perimeter of the each constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the Building. Subject The Buildings, including the Amenity Building, and appurtenances described herein, the Property, and all other improvements to Landlord’s reasonable security measures, Applicable Laws (be built on the Property including a parking structure are together designated as defined the "Project." Each Building for which the Delivery Date as provided in Section 5.02 below), emergencies and force majeure events and repair work being performed by Landlord, Landlord acknowledges and agrees that Tenant, its employees, agents3.01(b) (or any earlier deemed Delivery Date as provided in Section 4.01) has occurred, and invitees those portions of the Project (other than the Buildings) as to which possession has been tendered to Lessee following substantial completion of all improvements to be constructed thereon by Lessor, shall have access collectively be referred to herein as the Premises and the Building twenty-four (24) hours a day, seven (7) days a week"Premises."

Demise of Premises. Landlord Lessor hereby leases to Tenant Lessee and Tenant Lessee ------------------------------- leases from Landlord Lessor for the Lease Termterm, at the rental, and upon all of the terms and conditions set forth herein, certain premises described in the Summary Premises consisting of one building (“Premises”)"Building") which together with nine (9) other free standing, which Premises currently comprise all of that certain building described in the Summary office and research and development buildings (the “Building”"Buildings") and various other improvements are to be constructed by Lessor on real property situated at ▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo AltoRedwood City, County of Santa ▇▇▇▇▇San Mateo, State of CaliforniaCalifornia and commonly known as Pacific Shores Center, all of which real property improvements and their respective appurtenances (the "Project"). The Premises are Building will be four (4) stories tall and will consist of approximately one hundred forty thousand nine hundred forty-one (140,941) rentable square feet, as more particularly described and depicted herein in Exhibit “A” attached hereto. Subject to the terms and conditions of this Lease, Landlord reserves the right to access and use the restrooms and janitor, telephone and electrical closets (as well as the space above any dropped ceilings) for cabling, wiring, pipes and other building system elements. "A." The actual rentable square footage of the Premises and Building (the “"Rentable Area”") has been will be determined and certified by Landlord’s Lessor's architect by a method described as “"dripline,” " whereby the measurement encompasses the outermost perimeter of the constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the Building. Subject Building provided that, Lessee shall have the right, to Landlord’s reasonable security measuresbe exercised prior to Commencement Date, Applicable Laws (to measure the "as-built" Building to confirm that the aforesaid dripline methodology was accurately utilized by Lessor's architect.. The Building and appurtenances described herein, together with the legal parcel on which it is constructed as defined in Section 5.02 below)well as all other improvements to be built on said legal parcel are together designated as the "Property." The Building leased hereunder, emergencies and force majeure events and repair work being performed by Landlordcommonly known as Building 3 - Pacific Shores Center, Landlord acknowledges and agrees that TenantRedwood City, its employees, agentsCalifornia, and invitees shall have access to its appurtenances described herein are herein designated as the Premises and the Building twenty-four (24) hours a day, seven (7) days a week"Premises."

Demise of Premises. Landlord's Representations; Parking Areas. 2.1 Subject to the terms of this Lease, Landlord hereby leases to Tenant and Tenant leases from Landlord the Premises and grants to Tenant, so long as this Lease remains in effect, the nonexclusive right to use the Common Areas for their intended purposes in common with all others entitled to use them. Tenant shall be entitled to use the Lease Term, at Common Areas in the rental, same manner and upon all fashion as other tenants of the terms and conditions set forth herein, certain premises described in the Summary (“Premises”), which Premises currently comprise all of that certain building described in the Summary (the “Building”) Building on real property situated at ▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo Alto, County of Santa ▇▇▇▇▇, State of California. The Premises are more particularly described in Exhibit “A” attached heretoa non-discriminatory basis. Subject to the terms and conditions of this Lease, Tenant and the Tenant Parties shall be entitled to use, on a non-exclusive first-come first-served basis, thirty-seven (37) automobile parking spaces located on the Property; provided, however, that in no event shall Tenant and the Tenant Parties be entitled to use in excess of such number of parking spaces. All truck parking by Tenant and the Tenant Parties shall be located in the truck court against the Premises or at Tenant's dock positions. Neither Tenant nor the Tenant Parties shall with their vehicles block parking areas or hinder normal traffic flow within the Property. Violation of this Section 2.1 by Tenant or the Tenant Parties shall constitute a default under Section 18.1 of this Lease, subject to all applicable notice and cure periods contained therein. Landlord reserves the right to access control the method and manner of parking (including, without limitation, the right to prohibit or limit the use of specific parking spaces or areas); Landlord shall be responsible for enforcing Tenant's rights hereunder. Landlord reserves the restrooms right, at any time and janitorfrom time to time. without the consent of or liability to Tenant to (i) make alterations or additions to the Property and the Common Areas, telephone and electrical closets (as well as ii) close to the space above general public all or any dropped ceilings) for cabling, wiring, pipes and other building system elements. The rentable square footage portion of the Premises or the Property to the extent and Building for the period necessary to avoid any dedication to the public, and (iii) change the “Rentable Area”) has been determined arrangement, character, use or location of entrances or passageways, doors and certified by Landlord’s architect by a method described as “dripline,” whereby the measurement encompasses the outermost perimeter doorways, corridors, elevators, stairs, landscaping, toilets, mechanical, plumbing, electrical or other operating systems or any other portions of the constructed building, including every projection thereof and all area beneath each such projection, whether Common Areas or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top other parts of the Building. Subject Premises or the Property provided such alterations or additions do not materially and adversely affect the use of the Common Areas by Tenant. 2.2 Landlord hereby represents and warrants that, to Landlord’s reasonable security measures's actual knowledge as of the date hereof, Applicable Laws (i) Landlord is the fee simple title owner of the Premises, (ii) Landlord is a duly formed limited liability company organized and in good standing under the laws of the State of Delaware, (iii) Landlord is authorized to conduct business in the State of New Jersey, (iv) Landlord has full power and authority to enter into this Lease, and (v) this Lease is a binding and valid obligation of Landlord, subject to and enforceable in accordance with its terms. 2.3 Landlord hereby represents and warrants that, to Landlord's actual knowledge as of the date hereof, and except as otherwise disclosed in that certain Preliminary Assessment/Phase I Environmental Site Assessment Report dated July 23, 2012 prepared by TRC Environmental Corporation ( the "Report"), Landlord has received no written notification from any governmental authority having jurisdiction over the Property notifying Landlord that the Property is not in compliance with Environmental Statutes (as defined in Section 5.02 below), emergencies and force majeure events and repair work being performed by hereinafter defined) that remains uncured. Landlord, Landlord to Landlord's actual knowledge as of the date hereof, further represents and acknowledges and agrees that Tenantno disclosure in the Report, its employees, agents, and invitees shall have access except AOC S (Historic Fill Material) is applicable to the Premises and that Tenant is not an any way responsible at any time to investigate, remediate, or submit any Environmental Clearance for any matter disclosed in the Report, including but not limited to AOC 7 ( disposal of unlabeled steel drums). and spill file 94-3-25-1259-55 (55 gallon diesel spill), the responsibility for any investigation, remediation and procurement of applicable Environmental Clearance or ISRA Clearance being the sole and exclusive responsibility of the Landlord. To Landlord's actual knowledge, F▇▇▇▇▇ ▇▇▇▇▇▇▇ Group International and Lectorum Inc., the current tenants of the Building twenty-four (24) hours a dayleasing those certain premises adjacent to the Premises, seven (7) days a week.are not ISRA applicable. For purposes herein, the phrase "Landlord's actual knowledge" shall mean, and be limited to, the actual current knowledge of C▇▇▇▇ ▇▇▇▇▇▇▇▇, without ~5- 1lS2810.vI4

Demise of Premises. Landlord Lessor hereby leases to Tenant Lessee and Tenant Lessee leases from Landlord Lessor for the Lease Term, at the rental, and upon all of the terms and conditions set forth herein, certain premises described in the Summary space consisting of an agreed upon sixty-eight thousand four hundred ten (“Premises”)68,410) rentable square feet of space, which Premises currently (as defined below) comprise all approximately thirty-four thousand two hundred and five rentable square feet of space on the fourth floor (the “Fourth Floor Premises”) and approximately thirty-four thousand two hundred and five rentable square feet of space on the fifth floor (the “Fifth Floor Premises”) of that certain building described in the Summary (the sometimes known as “Building”) on real property situated at ▇▇▇ Building 8” and commonly known as ▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇ in the City of Palo Alto, County of Santa ▇▇▇▇▇▇, ▇▇▇▇▇▇▇ ▇▇▇▇, ▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇ (“Building 8) which is one of ten free standing, office and research and development Project Buildings (“Project Buildings”) on real property situated in Redwood City, County of San Mateo, State of CaliforniaCalifornia and commonly known as Pacific Shores Center. Building 8 consists of an agreed one hundred sixty-four thousand seven hundred thirty-two (164,732) rentable square feet. As used herein, the term “Premises” shall mean the Fourth Floor Premises, until the Fifth Floor Premises Commencement Date, a which time the “Premises” shall mean the combined Fourth Floor Premises and Fifth Floor Premises. The Premises are more particularly described and depicted herein in Exhibit “A”A.” attached hereto. Subject to the terms and conditions of this Lease, Landlord Lessor reserves the right to access and use the restrooms and janitor, telephone and electrical closets (as well as the space above any dropped ceilings) for cabling, wiring, pipes and other building Building 8 system elements. The rentable square footage of the Premises Premises, Building 8 and Building other Project Buildings (the “Rentable Area”) has been determined and certified by LandlordLessor’s architect by a method described as “dripline,” whereby the measurement encompasses the outermost perimeter of the constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of Building 8. The Rentable Area of the Building. Subject to Landlord’s reasonable security measuresPremises also includes an allocation of a portion of the Building 8 Common Area, Applicable Laws (as more particularly defined in Section 5.02 2.02 below. The Premises, the Project Buildings and appurtenances described herein, including Common Area (defined below), emergencies and force majeure events and repair work being performed by Landlord, Landlord acknowledges and agrees that Tenant, its employees, agents, and invitees shall have access to all other improvements at Pacific Shores Center together with the Premises and land on which the Building twenty-four same are located are together designated as the project (24) hours a day, seven (7) days a week“Project”).

Demise of Premises. Landlord hereby leases to Tenant and Tenant leases from Landlord for the Lease TermTerm (as defined in Section 3.01 below), at the rental, and upon all of the terms and conditions set forth herein, certain premises described in the Summary (the “Premises”), which Premises ▇▇▇▇▇▇▇▇ currently comprise comprises all of that certain building described in the Summary (the “Building”) on real property situated at ▇▇▇▇ ▇▇▇▇ ▇▇▇▇▇▇▇▇▇ ▇▇ ▇▇▇ ▇▇▇▇ ▇▇ ▇▇▇▇ ▇▇▇▇, ▇▇▇▇▇▇ ▇▇ ▇▇▇▇▇ ▇▇▇▇▇, State of California and commonly known as ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo Alto, County of Santa ▇▇▇▇▇▇. The parties hereto agree that the lease of the Premises is upon and subject to the terms, State covenants and conditions herein set forth, and Tenant covenants as a material part of Californiathe consideration for this Lease, to keep and perform each and all of such terms, covenants and conditions by it to be kept and performed by ▇▇▇▇▇▇ and that this Lease is made upon the condition of such performance. The Premises are more particularly described and depicted herein in Exhibit “A” attached hereto. A. Subject to the terms and conditions of this Lease, Landlord reserves the right to access and use the restrooms and janitor, telephone and electrical closets (as well as the space above any dropped ceilings) for cabling, wiring, pipes and other building system elementselements of the Building System (as defined in Section 6.01(a) below). The rentable square footage of the Premises and Building (the “Rentable Area”) has been determined and certified by Landlord’s architect by a method described as “dripline,” whereby the measurement encompasses the outermost perimeter of the constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the Building. Subject to Landlord’s reasonable security measures, Applicable Laws (as defined in Section 5.02 below), emergencies and force majeure events and repair work being performed by Landlordevents, Landlord acknowledges and agrees that Tenant, its employees, agents, and invitees shall have access to the Premises and the Building twenty-four (24) hours a day, seven (7) days a week.

Demise of Premises. Landlord Lessor hereby leases to Tenant Lessee and Tenant Lessee leases from Landlord Lessor for the Lease Termterm, at the rental, and upon all of the terms and conditions set forth herein, certain premises described in Premises consisting of four free standing, four story office and research and development buildings (shown as Buildings "One, "Two," "Three," and "Four" on Exhibit "A" hereto) and one ancillary building to be used for such service and/or food purposes such as fitness spa, a day care, dry cleaners and cafeteria for the Summary benefit of Lessee's employees as determined by Lessee but subject to Lessor's consent which shall not be unreasonably withheld and subject to Lessor determining that it can obtain all City permit and approval requirements pertaining to same (“Premises”), which Premises currently comprise all of that certain building described in the Summary "Amenity Building") (the “Building”collectively "Buildings") to be constructed by Lessor on real property situated at ▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo AltoSunnyvale, County of Santa ▇▇▇▇▇, State of CaliforniaCalifornia and commonly known as ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇, Sunnyvale, California (the "Property"). The Premises are Each office and research and development Building will consist of approximately one hundred seventy five thousand (175,000) rentable square feet and the Amenity Building of approximately fifteen thousand (15,000) rentable square feet, as more particularly described and depicted herein in Exhibit “"A” attached hereto. Subject to the terms and conditions " for a total of this Lease, Landlord reserves the right to access and use the restrooms and janitor, telephone and electrical closets seven hundred fifteen thousand (as well as the space above any dropped ceilings715,000) for cabling, wiring, pipes and other building system elementsrentable square feet. The actual rentable square footage of the Premises and Building Buildings (the “"Rentable Area”") has been will be determined and certified by Landlord’s Lessor's architect by a method described as “"dripline,” " whereby the measurement encompasses the outermost perimeter of the each constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the Building. Subject The Buildings, including the Amenity Building, and appurtenances described herein, the Property, and all other improvements to Landlord’s reasonable security measures, Applicable Laws (be built on the Property including a parking structure are together designated as defined the "Project." Each Building for which the Delivery Date as provided in Section 5.02 below), emergencies and force majeure events and repair work being performed by Landlord, Landlord acknowledges and agrees that Tenant, its employees, agents3.01(b) (or any earlier deemed Delivery Date as provided in Section 4.01) has occurred, and invitees those portions of the Project (other than the Buildings) as to which possession has been tendered to Lessee following substantial completion of all improvements to be constructed thereon by Lessor, shall have access collectively be referred to herein as the Premises and the Building twenty-four (24) hours a day, seven (7) days a week"Premises."

Demise of Premises. Landlord Lessor hereby leases to Tenant Lessee and Tenant Lessee leases from Landlord Lessor for the Lease Termterm, at the rental, and upon all of the terms and conditions set forth herein, certain premises Premises consisting of one building ("Building") of ten free standing, office and research and development buildings ("Buildings") together with other Common Area improvements, buildings, structural features and amenities described in the Summary (“Premises”), which Premises currently comprise all of that certain building described in the Summary (the “Building”) herein to be constructed by Lessor on real property situated at ▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo AltoRedwood City, County of Santa ▇▇▇▇▇San Mateo, State of California. The Premises are , more particularly described in Exhibit “A” attached hereto. Subject to A and commonly known as Pacific Shores Center (the terms and conditions of this Lease, Landlord reserves the right to access and use the restrooms and janitor, telephone and electrical closets (as well as the space above any dropped ceilings) for cabling, wiring, pipes and other building system elements"Project"). The Building will be five stories tall and will consist of approximately Two Hundred Seventy Nine Thousand, Five Hundred Eighty Four (279,584) rentable square feet, as more particularly described and depicted herein in Exhibits "A" and "B." The actual rentable square footage of the Premises and Building (the “"Rentable Area”") has been will be determined and certified by Landlord’s Lessor's architect by a method described as “"dripline,” " whereby the measurement encompasses the outermost perimeter of the constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the BuildingBuilding provided, that, Rentable Area does not include the open area beneath the walkway between the Building and a second building also being leased by Lessee. Subject The legal parcel on which the Building is to Landlord’s reasonable security measuresbe constructed is herein designated as the "Property." The Building leased hereunder, Applicable Laws (commonly known as defined in Section 5.02 below)Building 6 - Pacific Shores Center, emergencies and force majeure events and repair work being performed by LandlordRedwood City, Landlord acknowledges and agrees that Tenant, its employees, agentsCalifornia, and invitees shall have access to its appurtenances described herein are herein designated as the Premises and the Building twenty-four (24) hours a day, seven (7) days a week"Premises."

Demise of Premises. Landlord hereby leases ‌ Subject to Tenant and Tenant leases from Landlord for the Lease Term, at the rental, and upon all of the terms and conditions set forth hereinin this Agreement, District hereby demises and leases to Lessee and Lessee hereby lease from District, that certain premises land, and any buildings, structures, fixtures, fences, utility installations, parking facilities, landscaping and irrigation systems currently existing or hereafter located thereon at the Greenville-Spartanburg International Airport, as more particularly described in the Summary on Exhibit “A” hereto (“Premises”). If required by District, which Lessee shall cause a survey of the Premises currently comprise to be undertaken at Lessee's expense (“Survey”). Based upon the Survey a clarified legal description will be prepared by Lessor and attached as Exhibit “A-1” to this Agreement and the size of the Premises and annual rent will be adjusted if necessary. Lessee hereby Agreements the Premises subject to, and Lessee hereby agrees to comply with: (i) all applicable building codes, zoning regulations, and municipal, county, state and federal laws, ordinances and regulations governing or regulating the Premises or its uses, (ii) all covenants, easements and restrictions of that certain building described in record, (iii) “Rules, Regulations, and Minimum Standards Covering Airports Owned or Controlled by the Summary Greenville- Spartanburg Airport District“, as the same may be amended from time to time (“Minimum Standards”), (iv) the Greenville-Spartanburg Airport District Master Plan dated March 2020, as the same may be modified hereafter (the “BuildingMaster Plan”), (v) on real property situated at the Greenville- ▇▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in Use Planning and Development Plan dated November 2012, as the City of Palo Altosame may be modified hereafter (the “Land Use Plan”), County of Santa and (vi) and the to be adopted ▇▇▇▇▇▇▇▇▇▇-▇▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇ Design and Development Standards, State of California. The Premises are more particularly described in Exhibit “A” attached hereto. Subject to the terms and conditions of this Lease, Landlord reserves the right to access and use the restrooms and janitor, telephone and electrical closets (as well as the space above any dropped ceilings) for cabling, wiring, pipes and other building system elements. The rentable square footage of the Premises and Building same may be modified hereafter (the “Rentable AreaDesign and Development Standards”) has been determined and certified by Landlord’s architect by a method described as “dripline,” whereby the measurement encompasses the outermost perimeter of the constructed building, including every projection thereof and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the Building). Subject All Exhibits referred to Landlord’s reasonable security measures, Applicable Laws (as defined anywhere herein are deemed incorporated herein in Section 5.02 below), emergencies and force majeure events and repair work being performed by Landlord, Landlord acknowledges and agrees that Tenant, its employees, agents, and invitees shall have access to the Premises and the Building twenty-four (24) hours a day, seven (7) days a weektheir entirety.

Demise of Premises. Landlord hereby leases Subject to Tenant and Tenant leases from Landlord for the Lease Term, at the rental, and upon all of the terms and conditions set forth hereinin this Lease, certain premises described in Authority hereby demises and leases to Lessee, and Lessee hereby leases from Authority, a parcel of real property containing approximately 871,200 square feet located at the Summary Airport (the “PremisesFBO Premises Land”), which Premises together with any buildings, structures, fixtures, fences, utility installations, parking facilities, landscaping and irrigation systems currently comprise all of that certain building described in the Summary existing or hereafter located thereon (the “BuildingFBO Premises Improvements”) ), all as depicted on real property situated at ▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ in the City of Palo Alto, County of Santa ▇▇▇▇▇, State of California. The Premises are more particularly described in Exhibit “A” attached heretohereto and incorporated herein by reference (the FBO Premises Land and the FBO Premises Improvements are collectively referred to herein as the “FBO Premises” or “Premises”). Subject to Within one hundred twenty (120) calendar days following the terms and conditions Effective Date of this Lease, Landlord reserves Lessee shall, at Lessee’s sole cost and expense, obtain and deliver to Aviation Authority, a survey and final legal description of the right to access and use FBO Premises Land (the restrooms and janitor, telephone and electrical closets (as well as the space above any dropped ceilings“Survey”) for cablingAviation Authority’s review and approval, wiring, pipes and other building system elementswhich shall not be unreasonably withheld. The rentable Survey shall be prepared by a surveyor licensed by the State of Florida and in accordance with the Florida Administrative Code and shall set forth a legal description and the total square footage of FBO Premises Land for the purpose of determining the exact boundaries of the FBO Premises Land. Upon approval of the Survey by the Aviation Authority, the acreage and Building (square feet for the FBO Premises Land, set forth herein shall be revised to conform to the Survey and shall be incorporated herein as part of the Revised Exhibit “Rentable Area”) has been determined and certified by Landlord’s architect by a method described as “driplineA,” whereby without further need for amendment. The above procedure may be repeated during each phase of development as needed. In no event shall the measurement encompasses FBO Premises Land be less than 871,200 square feet. The Minimum Annual Rent calculation shall be adjusted based upon the outermost perimeter of the constructed building, including every projection thereof Survey acreage and all area beneath each such projection, whether or not enclosed, with no deduction for any inward deviation of structure and with the measurement being made floor by floor, but beginning from the top of the Building. Subject to Landlord’s reasonable security measures, Applicable Laws (as defined in Section 5.02 below), emergencies and force majeure events and repair work being performed by Landlord, Landlord acknowledges and agrees that Tenant, its employees, agents, and invitees shall have access to the Premises and the Building twenty-four (24) hours a day, seven (7) days a weeksquare feet.