UNITED STATESSECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 8-K

CURRENT REPORT

PURSUANT TO SECTION 13 or 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

Date of report: June 5, 2020

(Date of earliest event reported):

Commission File

Number

Exact Name of Registrantas specified in its charter

State or OtherJurisdiction of

Incorporation orOrganization

IRS Employer Identification

Number001-12609 PG&ECORPORATION California 94-3234914001-02348 PACIFICGASANDELECTRICCOMPANY California 94-0742640

77 BEALE STREET 77 BEALE STREET

P.O. BOX 770000 P.O. BOX 770000SAN FRANCISCO, California 94177 SAN FRANCISCO, California 94177

(Addressofprincipalexecutiveoffices)(ZipCode) (Addressofprincipalexecutiveoffices)(ZipCode)(415) 973-1000 (415) 973-1000

(Registrant’stelephonenumber,includingareacode) (Registrant’stelephonenumber,includingareacode)

ChecktheappropriateboxbelowiftheForm8-Kfilingisintendedtosimultaneouslysatisfythefilingobligationoftheregistrantunderanyofthefollowingprovisions:

☐ WrittencommunicationspursuanttoRule425undertheSecuritiesAct(17CFR230.425)☐ SolicitingmaterialpursuanttoRule14a-12undertheExchangeAct(17CFR240.14a-12)☐ Pre-commencementcommunicationspursuanttoRule14d-2(b)undertheExchangeAct(17CFR240.14d-2(b))☐ Pre-commencementcommunicationspursuanttoRule13e-4(c)undertheExchangeAct(17CFR240.13e-4(c))

SecuritiesregisteredpursuanttoSection12(b)oftheAct:

Title of each class Trading Symbol(s)Name of each exchange

on which registeredCommonstock,noparvalue PCG TheNewYorkStockExchangeFirstpreferredstock,cumulative,parvalue$25pershare,5%seriesAredeemable PCG-PE NYSEAmericanLLCFirstpreferredstock,cumulative,parvalue$25pershare,5%redeemable PCG-PD NYSEAmericanLLCFirstpreferredstock,cumulative,parvalue$25pershare,4.80%redeemable PCG-PG NYSEAmericanLLCFirstpreferredstock,cumulative,parvalue$25pershare,4.50%redeemable PCG-PH NYSEAmericanLLCFirstpreferredstock,cumulative,parvalue$25pershare,4.36%seriesAredeemable PCG-PI NYSEAmericanLLCFirstpreferredstock,cumulative,parvalue$25pershare,6%nonredeemable PCG-PA NYSEAmericanLLCFirstpreferredstock,cumulative,parvalue$25pershare,5.50%nonredeemable PCG-PB NYSEAmericanLLCFirstpreferredstock,cumulative,parvalue$25pershare,5%nonredeemable PCG-PC NYSEAmericanLLC

IndicatebycheckmarkwhethertheregistrantisanemerginggrowthcompanyasdefinedinRule405oftheSecuritiesActof1933(§230.405ofthischapter)orRule12b-2oftheSecuritiesExchangeActof1934(§240.12b-2ofthischapter).Emerginggrowthcompany PG&ECorporation ☐

PacificGasandElectric

Emerginggrowthcompany Company ☐

Ifanemerginggrowthcompany,indicatebycheckmarkiftheregistranthaselectednottousetheextendedtransitionperiodforcomplyingwithanyneworrevisedfinancialaccountingstandardsprovidedpursuanttoSection13(a)oftheExchangeAct.PG&ECorporation ☐PacificGasandElectricCompany ☐

Item 1.01. Entry into a Material Definitive Agreement

OnJune5,2020,PacificGasandElectricCompany(the“Utility”),asubsidiaryofPG&ECorporation,enteredintoanAgreementtoEnterIntoLeaseandPurchaseOption(the“Agreement”)withTMGBayAreaInvestmentsII,LLC(“TMG”).TheAgreementprovidesthat,contingenton(i)entryofanorderbytheUnitedStatesBankruptcyCourtfortheNorthernDistrictofCalifornia(the“BankruptcyCourt”)authorizingtheUtilitytoenterintotheAgreementandtheLeaseAgreement(asdefinedbelow),subjecttocertainconditions,and(ii)acquisitionoftheBuilding(asdefinedbelow)byBA2300LakesideLLC(“Landlord”),awholly-ownedsubsidiaryofTMG,theUtilityandLandlordwillenterintoanofficeleaseagreement(the“LeaseAgreement”)forapproximately910,000rentablesquarefeetofspacewithinthebuildinglocatedat300LakesideDrive,Oakland,California94612(the“Building”)toserveastheUtility’sprincipaladministrativeheadquarters(the“Lease”).

IfapprovedbytheBankruptcyCourt,thetermoftheLeasewouldbeginonoraboutJanuary1,2022.TheLeasetermwouldexpire34yearsand11monthsafterthecommencementdate,unlessearlierterminatedinaccordancewiththetermsoftheLease.Inadditiontobaserent,theUtilitywouldberesponsibleforcertaincostsandchargesspecifiedintheLease,includinginsurancecosts,maintenancecostsandtaxes.

TheLeasewouldrequiretheLandlordtopursueapprovalstosubdividetherealestateitownssurroundingtheBuildingtocreateaseparatelegalparcelthatcontainstheBuilding(the“Property”)thatcanbesoldtotheUtilityincompliancewithCalifornialaw.TheLeasewouldgranttotheUtilityanoptiontopurchasetheProperty,followingsuchsubdivision,atapriceof$892million,subjecttocertainadjustments(the“PurchasePrice”).ThePurchasePricewouldnotbepaiduntil2023.TheUtilityexpectsthattheannualleasecostsandthecapitalcostsassociatedwiththepurchaseoptionwouldbeeligibleforcostrecoveryinits2024GeneralRateCase.Inaddition,inaccordancewithandsubjecttothetermsoftheAgreementandtheLeaseAgreement,respectively,theUtilitywouldissue(i)anoptionpaymentletterofcreditintheamountof$75milliononorbeforetheLeaseDate(asdefinedintheAgreementandtheLeaseAgreement),and(ii)andaleasesecurityletterofcreditintheamountof$75millionconcurrentlywiththeexecutionanddeliveryoftheLeaseAgreement.

InconnectionwithentryintotheAgreement,theUtilityintendstosellitscurrentofficespacegenerallylocatedat77BealeStreet,215MarketStreet,245MarketStreetand50MainStreet,SanFrancisco,California94105,andassociatedpropertiesownedbytheUtility(“SFGeneralOffice”).AnysaleoftheSFGeneralOfficewouldbesubjecttoapprovalbytheCaliforniaPublicUtilitiesCommission(the“CPUC”).TheUtilityplanstorequestapprovalfromtheCPUCtoreturntocustomersthenetgainonthesaleofitsSFGeneralOffice.

TheforegoingsummaryofthetermsoftheAgreementandtheLeaseAgreementdoesnotpurporttobecompleteandisqualifiedinitsentiretybyreferencetotheAgreement,acopyofwhich(inredactedformsubjecttoaconfidentialtreatmentrequestsubmittedtotheSecuritiesandExchangeCommission)isfiledasExhibit10.1tothisReportandisincorporatedhereinbyreference.TheformoftheLeaseAgreementisanexhibittotheAgreement.

Item 9.01.Financial Statements and Exhibits

(d)Exhibits.

ThefollowingexhibitsarefiledwiththisCurrentReportonForm8-K:

Exhibit Description10.1(1)(2)

AgreementtoEnterIntoLeaseandPurchaseOptionbetweenPacificGasandElectricCompanyandTMGBayAreaInvestmentsII,LLC,datedJune5,2020

104 CoverPageInteractiveDataFile–thecoverpageXBRLtagsareembeddedwithintheInlineXBRLdocument(1) InaccordancewithItem601(a)(5)ofRegulationS-K,certainschedules(orsimilarattachments)tothisexhibithavebeenomittedfromthisfiling.Such

omittedschedules(orsimilarattachments)includeinformationrelatingtotheProperty.TheregistrantswillprovideacopyofanyomittedscheduletotheSecuritiesandExchangeCommissionoritsstaffuponrequest.

(2) InaccordancewithItem601(b)(10)(iv)ofRegulationS-K,certainprovisionsortermsoftheLeaseAgreementattachedasanexhibittotheAgreementhave

beenredacted.SuchredactedinformationincludesproprietaryinformationabouttheProperty.TheregistrantswillprovideanunredactedcopyoftheexhibitonasupplementalbasistotheSecuritiesandExchangeCommissionoritsstaffuponrequest.

Forward-Looking Statements

ThisCurrentReportonForm8-Kincludesforward-lookingstatementsthatarenothistoricalfacts,includingstatementsaboutthebeliefs,expectations,estimates,futureplansandstrategiesoftheUtility,includingbutnotlimitedtostatementsregardingtheentryintotheLeaseAgreementandcostrecovery.Thesestatementsarebasedoncurrentexpectationsandassumptions,whichmanagementbelievesarereasonable,andoninformationcurrentlyavailabletomanagement,butarenecessarilysubjecttovariousrisksanduncertainties,includingthepossibilitythattheAgreementand/ortheLeaseAgreementare/isnotapprovedbytheBankruptcyCourt.Inadditiontotheriskthattheseassumptionsprovetobeinaccurate,factorsthatcouldcauseactualresultstodiffermateriallyfromthosecontemplatedbytheforward-lookingstatementsincludefactorsdisclosedinPG&ECorporationandtheUtility’sjointAnnualReportonForm10-KfortheyearendedDecember31,2019,theirjointQuarterlyReportonForm10-QforthequarterendedMarch31,2020,andtheirsubsequentreportsfiledwiththeSecuritiesandExchangeCommission.Additionalfactorsinclude,butarenotlimitedto,thoseassociatedwithChapter11casesofPG&ECorporation’sandtheUtility’sthatcommencedonJanuary29,2019.PG&ECorporationandtheUtilityundertakenoobligationtopubliclyupdateorreviseanyforward-lookingstatements,whetherduetonewinformation,futureeventsorotherwise,excepttotheextentrequiredbylaw.

SIGNATURES

PursuanttotherequirementsoftheSecuritiesExchangeActof1934,theregistrantshavedulycausedthisreporttobesignedontheirbehalfbytheundersignedthereuntodulyauthorized.

PG&E CORPORATION Date:June9,2020 By: /s/JANETC.LODUCA Name:JanetC.Loduca Title: SeniorVicePresidentandGeneralCounsel

PACIFIC GAS AND ELECTRIC COMPANY Date:June9,2020 By: /s/BRIANM.WONG Name:BrianM.Wong Title: VicePresident,DeputyGeneralCounseland

CorporateSecretary

Exhibit 10.1

[●]: THE IDENTIFIED INFORMATION HAS BEEN OMITTED FROM THE EXHIBIT BECAUSE IT IS BOTH (i) NOT MATERIAL AND (ii)WOULD BE COMPETITIVELY HARMFUL IF PUBLICLY DISCLOSED

AGREEMENT TO ENTER INTO LEASE AND PURCHASE OPTION

This AGREEMENT TOENTER INTOLEASE ANDPURCHASEOPTION(this “Agreement”) is made as of June 5, 2020 (the “Effective Date”), by andbetweenPacificGasandElectricCompany,aCaliforniacorporation(“PG&E”), andTMGBAYAREAINVESTMENTSII, LLC,aDelawarelimitedliabilitycompany(“TMG”;andtogetherwithPG&E,the“Parties”andeacha“Party”).

RECITALS

A.TMGintendstocauseitssubsidiaryBA2300LAKESIDELLC(“Landlord”)topurchasethatcertainrealpropertycommonlyknownastheLakeside Project, located in Oakland, California, with Assessor’s Parcel Number 8-652-1-5 (the “Project”) pursuant to that certain Agreement of Sale andPurchase,datedasofFebruary28,2020byandbetweenTMGandSIC–LakesideDrive,LLC,aDelawarelimitedliabilitycompany,(asamendedthroughtheEffectiveDate,collectively,the“PSA”).

B.ConcurrentlywiththecloseofescrowandLandlord’spurchaseoftheProjectunderthePSA(the“Closing”),TMGintendstocauseLandlordtolease office space within that certain buildinglocatedonthe Project commonly knownas 300Lakeside Drive(the “Building”) to PG&E, andgrant PG&EanoptiontopurchasetheBuilding,alongwithrights,title,andintereststothelandthereunder(the“Lease and Purchase Option”)pursuanttothatcertainOfficeLease,byandbetweenLandlordandPG&E,astenant,asattachedheretoasExhibitA(the“Lease Agreement”).ThepurchaseoftheProjectbyLandlordunderthePSAtogetherwiththeLeaseandPurchaseOptionundertheLeaseAgreementarecollectivelyreferredtohereinasthe“Transaction”.

C.PG&Eisadebtorinthechapter11casescurrentlypendingbeforetheUnitedStatesBankruptcyCourtfortheNorthernDistrictofCalifornia(the“Bankruptcy Court”)(LeadCaseNo.19-30088(DM))(the“Chapter 11 Cases”),andintendstoenterintotheLeaseAgreementsubjecttotheconditionssetforthherein.

D.TheBoardofDirectorsofPG&EhasapprovedthisAgreementandtheLeaseAgreement.

E.PG&EandTMGbothdesireforPG&E toobtainBankruptcyCourtapprovalofthisAgreementandtheLeaseAgreement.

NOW, THEREFORE, in consideration of the foregoing and the mutual covenants and conditions set forth herein, and other good and valuableconsideration,thereceiptandsufficiencyofwhichareherebyacknowledged,thePartiesherebyagreeasfollows:

1.AgreementtoLease.

a.TMGagreestocauseLandlordtoenterinto,andPG&Eagreestoenterinto,theLeaseAgreementcontingentsolelyuponthesatisfactionofthefollowingconditions:(i)theClosing(thepartiesobligationsrelatedtowhicharedescribedinSection3hereof);(ii)entryofanorderbytheBankruptcyCourtauthorizingPG&E’sentryintothisAgreementandtheLease

Agreement that is not stayedandeither: (A)theexpirationof all applicable appeal periods applicable to theBankruptcyApproval withnoappeal havingbeentaken,or(B)anyappealoftheBankruptcyApprovalis(i)dismissed,denied,vacatedor(ii)otherwiseresolvedprovidedthatanyresolutionpursuanttothisclause(ii)isreasonablysatisfactorytoPG&E,TMGandTMG’slender(the“Bankruptcy Approval”),(thepartiesobligationsrelatedtowhicharedescribedinSection2hereof);(iii)theissuancetoPG&EofanALTAleaseholdpolicyoftitleinsuranceinsuringtheleaseholdestateandtheoptiontopurchasethefeesimpleestateintheBuildingcreatedbytheLeaseAgreementasvestedinPG&E(the“Title Insurance Policy”),includingpermittedexceptionsshownonExhibitBheretoorasmay be approved by PG&Ein its reasonable discretion, by a reputable title insurance company selected by PG&Eand licensed to do business in the State ofCalifornia (collectively,(i)through(iii),the“Conditions”).

b. TMGshall provide PG&Ewith written notice ten (10) business days prior to the anticipated date for the Closing (the “ProjectedClosingDate”).Atleastfive(5)businessdayspriortotheProjectedClosingDate,PG&EshallandTMGshallcauseLandlordtodeliverintoescrow:(i)dulyexecutedsignaturestotheLeaseAgreement;(ii)dulynotarizedsignaturesontheMemorandumofLeaseandOptioncontemplatedbySection35.9oftheLeaseAgreement(the“Memo”);and(iii)dulynotarizedsignaturesontheClosingSNDA(asdefinedbelow),ifapplicable,whichsignaturepagesshallnotbeconsidereddeliveredexceptasprovidedinSection1.c.below.

c.UponthedateofsatisfactionoftheConditions,thePartiesshallcausetheescrowagentto:(i)insertthedateonwhichtheConditionswereallsatisfiedastheLeaseDateintheBasicInformationoftheLeaseAgreementandintotheMemoandtheClosingSNDA,ifany;(ii)inserttheLandlord’spaymentaddressintotheLeaseAgreementintheBasicInformationoftheLeaseAgreement;(iii)replacetheBaselineConditionsintheattachedformofLeaseAgreementwiththeCommencementBaselineConditions(asdefinedbelow);(iv)recordtheMemoandtheSNDA;and(v)causetheissuanceoftheTitleInsurancePolicy,andPG&EshalldelivertoLandlordtheLOCrequiredunderSection31.5oftheLeaseAgreement.

d.Atleastten(10)businessdaysbeforetheClosing(i)TMGshallprovidePG&EnoticeofanyupdatesneededtotheBaselineConditionsasaresultofchangedcircumstancestomakealltermsoftheLandlordCertificatecorrectasofsuchdate(the“Commencement Baseline Conditions”).IntheeventthatanychangestotheBaselineConditionsareProhibitedChanges(asdefinedinExhibitC),PG&EshallhavetheoptionofterminatingthisAgreementbynoticetoTMGonorbeforethedatethatisthree(3)businessdayslater,and(ii)ifLandlordintendstoobtaindebtfinancinginordertopurchasethePropertyatClosing,Landlordshall deliver a proposeddraft SNDAcontemplated bySection21.1of the Lease Agreement andTMGandPG&Eshall use commercially reasonableeffortstonegotiatewiththeproposedlendertofinalizeanSNDAprovidingtheprotectionstoPG&EcontemplatedbySection21.1oftheLeaseAgreement(the“Closing SNDA”).ForavoidanceofdoubtPG&E’sobligationsunderthisSection1.d.shallnotincludeanyobligationtoacceptaClosingSNDAthatdoesnotsatisfytheprovisionsofSection21.1oftheLeaseAgreement.

2.BankruptcyCourtApproval.PG&EshallfilewiththeBankruptcyCourtamotiontoseekauthorizationtoenterintothisAgreementandtheLeaseAgreementupontheconditionssetforthherein,suchfilingtooccuronorbeforeJune_,2020providedthatTMGhasprovided

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approval of the redactions pursuant to the last sentence hereof on or before ______, 2020. PG&E’s obligations under this Agreement will be subject to andconditioneduponreceiptofBankruptcyApproval.PG&EshallprovideTMGwithcopiesofsuchmotionatleast24hourspriortofilingthemwiththeBankruptcyCourtandPG&EshallusecommerciallyreasonableeffortstoprovideTMGwithcopiesofanyrelatedpleading,includingwithoutlimitationanyreplythatPG&EfileswithrespecttotheMotionatleast24hourspriortofilingthemwiththeBankruptcyCourt.InnoeventshallPG&EmakepublicthetermsorcontentofthePSAwithoutthepriorwrittenconsentofTMG.Inaddition,PG&EshallredacttheLeaseAgreementtoexcludeconfidentialinformationaboutthePSAortheProject, which redaction shall be reasonably approved by TMG prior to submittal but no later than June 7, 2020. Notwithstanding the forgoing the partiesunderstandandagreethattherestrictionsinthisSection2shallnotlimiteitherpartiesobligationstocomplywithanycourtordersorlegalrequirements.

3. ObligationstoPurchasetheProject. TMGshall beobligatedtoperformall of its obligationsunderthePSAandcausetheClosingtooccurpursuant to the terms of the PSA subject to: (a) the occurrence of Bankruptcy Approval; (b) PG&E’s performance in all material respects of its obligationshereunder(includingtheprovisionsofSection1.d.relatingtotheClosingSNDA;(c)therehavingbeennopriorterminationofthisAgreementunderthetermshereof;(d)Seller’sperformanceinallmaterialrespectsofitsobligationsunderthePSA;(e)therebeingnomaterialadversechangeintheconditionoftheProjectaftertheEffectiveDate;and(f)TMGobtainingaloan(the“Loan”)fortheacquisitionofthePropertyandthecapitalimprovementrequiredundertheLeaseonterms(“Minimum Financing Terms”) no less favorable than those described on the attachedExhibitD(this item (f) shall be referred to as the “FinancingContingency”); provided, however that TMGshall beobligatedto usecommercially reasonable efforts to causeall of theforegoingconditions tobesatisfied,including using commercially reasonable efforts to: close on financing that is at least as favorable to TMG as the Minimum Financing Terms; and causesatisfactionofanyconditionstoClosingunderthePSAthatarewithinTMG’scontrolandareconsistentwithTMG’sobligationsunderthePSA.PG&EshallbeobligatedtoreasonablycooperatewithTMG,atnooutofpocketcostorexpenseandatnoliabilitytoPG&E,inconnectionwitheffortstocausetheFinancingContingencytobesatisfied.ForavoidanceofdoubtTMG’sobligationsunderthisSection3shallnotincludeanyobligationtoacceptaLoanthatcontainsanytermslessfavorabletoTMGthananyoftheMinimumFinancingTermsandTMGshall haveabsolutelynoobligationsorliabilitytoPG&EifClosingfailstooccurduetofailureofanyoftheconditionssetforthinthisSection3unlesssuchfailureiscausebyabreachofTMG’sfailuretousecommerciallyreasonableeffortsassetforthabove.

4.Termination.UnlessthePartiesotherwiseagreeinwriting,thisAgreementshallautomaticallyterminateandbeofnofurtherforceandeffectandneitherPartyshallhaveanyobligationtoenterintotheLeaseAgreement:

a.iftheLeaseAgreementhasnotbeenenteredinto(otherthanasaresultofeitherpartywrongfullyrefusingtodosoafterallconditionsspecifiedabovehavebeensatisfied)byDecember15,2020;

b.uponentryofanorderbytheBankruptcyCourtdenyingPG&E’smotiontoauthorizeitsentryintothisAgreementandtheLeaseAgreement;or

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c.ifthePSAisterminatedpriortoClosing.

5.ApprovalofDisclosure.SubjecttothetermsofSection2,itisunderstoodandagreedbythePartiesthatinordertoeffectuatetheintentofthisAgreement,itmaybenecessaryorappropriateforPG&EtomakepublicdisclosuresofthetermsofthisAgreementandtheLeaseAgreementandnotwithstandinganypriorconfidentialityagreementsofthePartiestothecontrarythePartiesagreetosuchpublicdisclosures.

6.TimeofEssence.ItisunderstoodandagreedbythePartiesthattimeisoftheessenceintheperformanceoftheobligationsofthisAgreement.

7. BindingonSuccessors.SubjecttoSections8and10below,therightsandobligationsofthePartiesunderthisAgreementshall inuretothebenefitofandbindtheirrespectiveheirs,successorsandpermittedassigns.

8.Assignment.ThisAgreementmaybeassignedbyPG&EwithoutTMG’sconsentincircumstanceswherePG&EwouldbepermittedtoassigntheLeaseAgreementpursuanttoSection17.9thereofwithoutTMG’sconsent.TMGmaynotassignitsrightsunderthisAgreement.

9.Counterparts;DigitalSignatures.ThisAgreementmaybeexecutedinmultiplecounterparts,eachofwhichshallbedeemedanoriginalandallofwhich taken together shall constitute one and the same agreement. Each Party (i) has agreed to permit the use, from time to time, of telecopied handwrittensignaturesinordertoexpeditetheTransactioncontemplatedbythisAgreement,(ii)intendstobeboundbyitstelecopiedhandwrittensignature,(iii)isawarethattheotherwillrelyonthetelecopiedhandwrittensignature,and(iv)acknowledgessuchrelianceandwaivesanydefenses(otherthanfraud)totheenforcementofanydocumentbasedonthefactthatasignaturewassentbytelecopy.Asusedherein,theterm“telecopiedsignature”shallmeananyhandwrittensignaturesentvia facsimile or via email in portable document format (“.pdf”) but does not include any computer-generated signature or any other signature that is nothandwritten.

10.Effectiveness;Indemnity.ThisAgreementshallbeeffectiveandbindingonTMGontheEffectiveDate.UpontheEffectiveDate,TMGandPG&E shall proceed in good faith to seek Bankruptcy Approval;however, no provision of this Agreement shall be binding on PG&E until such BankruptcyApprovalisobtainedbutwillbebindingonPG&EafterBankruptcyApproval.EachPartyshallindemnifytheotherPartyforanylosses,costsordamagesarisingfrom its breach of any term of this Agreement;provided, however, that neither Party shall be liable for more than $5,000,000 in damages for breach of thisAgreement.

11.StatusUpdates.AtalltimesfollowingthedateofthisAgreementTMGshallusereasonableeffortstokeepPG&EinformedofthestatusofthePSAand closing thereunder, any changes to the equity commitments of TMGand TMG’s pursuit of a Loan and satisfaction of the Financing Contingency. Withoutlimitingtheforegoing,TMGshall:(a)reporttoPG&EatleasteverytwoweeksregardingthestatusofTMG’sdiscussionswithlenders;(b)respondtorequestforstatusupdatesposedbyPG&E;and(c)providetocounselforPG&Ecopiesofthefollowinginformation:(i)allloansolicitationdocumentation;(ii)loanproposalsandcommitmentletters;(iii)draftloandocuments;and(iv)correspondencefromcounselforTMGtocounselforLenders.

[SignaturePageFollows]

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INWITNESSWHEREOF,thePartieshaveexecutedanddeliveredthisAgreementasoftheEffectiveDate.

PG&E:

PacificGasandElectricCompany,aCaliforniacorporation

By: /s/WilliamD.Johnson

Name:WilliamD.Johnson Title: CEOandPresident

TMG:

TMG BAY AREA INVESTMENTS II, LLC, a Delawarelimitedliabilitycompany

By: /s/MattField

Name:MattField Title: President

[SignaturePagetoAgreementtoEnterintoLeaseandPurchaseOption]

EXHIBIT A

OFFICE LEASE

LAKESIDE TOWEROAKLAND, CALIFORNIA

LANDLORD:

BA2 300 LAKESIDE LLC,a Delaware limited liability company

AND

TENANT:

PACIFIC GAS AND ELECTRIC COMPANY,a California corporation

TABLEOFCONTENTS

Page

1. Definitions 1 1.1. TermsDefined 1 1.2. CertainDefinedTerms 112. LeaseofPremises 113. Term;DeliveryofEachPhase;ConditionandAcceptanceofPremises 11 3.1. Term 11 3.2. DeliveryofthePremises 12 3.3. Intentionallydeleted. 13 3.4. ConditionandAcceptanceofEachPhaseofthePremises 13 3.5. ConfirmationofCommencementDateandDeliveryDates 134. Rent 14 4.1. ObligationtoPayBaseRent 14 4.2. MannerofRentPayment 14 4.3. AdditionalRent 14 4.4. LatePaymentofRent;Interest 145. CalculationandPaymentsofEscalationRent 14 5.1. EstimatedEscalationRent 14 5.2. StatementsandAdjustment 15 5.3. AuditRights 15 5.4. CostPools 16 5.5. ProrationforPartialYear 17 5.6. AccountingPractices 17 5.7. ActualExpenses;TimingLimitations 17 5.8. PropertyTaxes;ProjectAssessedbySBE 17 5.9. EscalationRentafterDeliveryofPhaseATenant 186. ImpositionsPayablebyTenant 197. UseofPremises 19 7.1. PermittedUse 19 7.2. NoViolationofRequirements 19

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7.3. CompliancewithRequirements 19 7.4. NoNuisance 20 7.5. EnvironmentalLaws;UseofHazardousMaterials 208. BuildingServicesandUtilities 21 8.1. StandardTenantServices 21 8.2. EnergyEfficiency 22 8.3. Over-standardTenantUse 22 8.4. InterruptionofUse 23 8.5. AbatementEvents 23 8.6. ProvisionofAdditionalServices 23 8.7. UtilitiesandJanitorialServices 249. RepairsandMaintenance 2410. AlterationstoPremises 25 10.1. LandlordConsent;Procedure 25 10.2. GeneralRequirements 25 10.3. Landlord’sRighttoInspect 26 10.4. Tenant’sObligationsUponCompletion 26 10.5. Repairs 26 10.6. OwnershipandRemovalofAlterations 26 10.7. MinorAlterations 27 10.8. Landlord’sFee 2711. Liens 2712. DamageorDestruction 27 12.1. ObligationtoRepair 27 12.2. Landlord’sElection 28 12.3. Tenant’sElection 28 12.4. CostofRepairs 28 12.5. DamageatEndofTerm 29 12.6. WaiverofStatutes 2913. EminentDomain 29 13.1. EffectofTaking 29 13.2. CondemnationProceeds 30 13.3. RestorationofPremises 30

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13.4. TakingatEndofTerm 30 13.5. TenantWaiver 3014. Insurance 30 14.1. LiabilityInsurance 31 14.2. FormofPolicies 32 14.3. [IntentionallyOmitted.] 32 14.4. Tenant’sSelf-Insurance 32 14.5. Landlord’sInsurance 3315. WaiverofSubrogationRights 3516. Tenant’sWaiverofLiabilityandIndemnification 36 16.1. WaiverandRelease 36 16.2. IndemnificationofLandlord 36 16.3. IndemnificationofTenant 3717. AssignmentandSubletting 37 17.1. ComplianceRequired 37 17.2. RequestbyTenant;LandlordResponse 38 17.3. StandardsandConditionsforLandlordApproval 38 17.4. CostsandExpenses 38 17.5. PaymentofExcessRentandOtherConsideration 39 17.6. AssumptionofObligations;FurtherRestrictionsonSubletting 39 17.7. NoRelease 39 17.8. NoEncumbrance;NoChangeinPermittedUse 40 17.9. RighttoAssignorSubleaseWithoutLandlord’sConsent 4018. RulesandRegulations 4119. EntryofPremisesbyLandlord;ModificationtoCommonAreas 41 19.1. EntryofPremises 41 19.2. Renovations 41 19.3. WaiverofClaims 4220. DefaultandRemedies 42 20.1. EventsofDefault 42 20.2. Landlord’sRemediesUponOccurrenceofEventofDefault 43 20.3. DamagesUponTermination 44 20.4. ComputationofCertainRentforPurposesofDefault 44

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20.5. Landlord’sRighttoCureDefaults 44 20.6. WaiverofForfeiture 45 20.7. RemediesCumulative 45 20.8. Landlord’sDefault 45 20.9. Tenant’sSelf-Help 4521. Encumbrances;Subordination,AttornmentandNondisturbance 46 21.1. Encumbrances 46 21.2. NoticetoEncumbrancer 47 21.3. RentPaymentDirection 4722. SaleorTransferbyLandlord;LeaseNon-Recourse 47 22.1. TransferbyLandlord 47 22.2. ReleaseofLandlordonTransfer 47 22.3. LeaseNonrecoursetoLandlord;LimitationofLiability 48 22.4. LimitationofLiabilityofTenant 4823. EstoppelCertificate 48 23.1. ProcedureandContent 49 23.2. EffectofCertificate 49 23.3. LandlordCertificate 4924. NoLight,Air,orViewEasement 4925. HoldingOver 5026. BicycleSpaces 5027. Waiver 5028. Notices;Tenant’sAgentforService 5029. Parking 51 29.1. ExclusiveUseSpaces 51 29.2. NoOtherParkingSpaces 52 29.3. ManagementofParkingFacility 52 29.4. WaiverofLiability 52 29.5. ThirdPartyOwnerofParkingFacility 5230. [IntentionallyOmitted] 5231. GrantofPurchaseOption 52 31.1. PurchaseOption 53 31.2. PurchaseOptionPeriod 53

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31.3. ExerciseofPurchaseOption 54 31.4. PurchasePrice 55 31.5. OptionPaymentLetterofCredit 55 31.6. LandlordCovenants 56 31.7. LandlordCertificate 57 31.8. Subdivision 57 31.9. Remedies;ReturnofOptionPaymentLetterofCredit 5832. RoofGarden 6033. Tenant’sSignage 60 33.1. Tenant’sBuildingSign 60 33.2. Conditions 60 33.3. Removal 61 33.4. NoRepresentations 61 33.5. [●] 6134. Communications,ComputerLines,andEquipment 61 34.1. Lines;IdentificationRequirements 61 34.2. Interference 62 34.3. Roof-TopEquipment 6235. Miscellaneous 63 35.1. NoJointVenture 63 35.2. SuccessorsandAssigns 63 35.3. Severability 63 35.4. EntireAgreement 63 35.5. GoverningLaw 64 35.6. MandatoryNegotiationandMediation 64 35.7. StandardsofPerformanceandApprovals 65 35.8. Brokers 65 35.9. MemorandumofLeaseandOption 65 35.10. QuietEnjoyment 65 35.11. ForceMajeure 66 35.12. SurrenderofPremises 66 35.13. IntentionallyOmitted 66 35.14. Exhibits 66

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35.15. SurvivalofObligations 66 35.16. TimeoftheEssence 67 35.17.WaiverofTrialByJury 67 35.18. ConsenttoVenue;WaiverofCounterclaim 67 35.19. FinancialStatements 67 35.20. ModificationofLease 67 35.21. NoOption 67 35.22. IndependentCovenants 68 35.23. CompliancewithAnti-TerrorismLaw 68 35.24. RentNotBasedonIncome 68 35.25. Tenant’sAuthority 68 35.26. HazardousMaterialsDisclosure 68 35.27. AccessibilityDisclosure 68 35.28. 24/7Access 69 35.29. Counterparts 6936. SecurityDepositLetterofCredit 63

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OFFICE LEASE

LAKESIDE TOWER

OAKLAND, CALIFORNIA

This Basic Lease Information is incorporated into and made a part of this Lease. Each reference in this Lease to the Basic Lease Information shall mean theapplicableinformationsetforthintheBasicLeaseInformation,exceptthatintheeventofanyconflictbetweenanitemintheBasicLeaseInformationandanyotherprovisionofthisLease,thisLeaseshallcontrol.

LeaseDate: ______________,2020[to be dated as set forth in the Agreement to Lease]

Landlord: BA2 300 LAKESIDE LLC,aDelawarelimitedliabilitycompany

Tenant: PACIFIC GAS AND ELECTRIC COMPANY,aCaliforniacorporation

Tenant’sAddressforNotices:

CorporateRealEstateTransactionsDept.PacificGasandElectricCompanyP.O.Box770000,MailCodeN131SanFrancisco,CA94177OR245MarketStreet,Room1377SanFrancisco,CA94105Withacopyto:LawDepartmentPacificGasandElectricCompanyP.O.Box7442SanFrancisco,CA94120Attn:Sr.Director&Counsel,ContractsSection(RealEstate)OR77BealeStreet,MailCodeB30ASanFrancisco,CA94105Attn:Sr.Director&Counsel,ContractsSection(RealEstate)Withacopyto:PillsburyWinthropShawPittmanLLPFourEmbarcaderoCenter,Suite2200SanFrancisco,California94111Attention:RachelB.Horsch,Esq.Telephone:(415)983-1193Facsimile:(415)983-1200

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Email:rachel.horsch@pillsburylaw.comLandlord’sAddressforNotices:

BA2300LAKESIDELLCc/oTMGPartners100BushStreet,26thFloorSanFrancisco,California94104Attn:LynnTolinWithacopyto:BA2300LAKESIDELLCc/oTMGPartners100BushStreet,26thFloorSanFrancisco,California94104Attn:ScottVerges,GeneralCounsel

Landlord’sAddressforPayments:

_____________________[to be added prior to execution]__________________________________________

Project: The office project located in the City of Oakland, County of Alameda, State of California, which is an approximately 7 acre sitecontainingafullcityblockboundedbyWebsterStreettothewest,21stStreettothenorth,HarrisonStreettotheeast,and20thStreettothesouth,andincluding(i) theBuilding(asdefinedbelow),(ii) thebuildingsknownasthe20thStreetMallandtheWebsterStreetMall, respectively (each, including the Building, being sometimes referred to herein as a “Project Building”), and (iii) a 5-storyParkingFacilitycurrentlycontainingapproximately1,405parkingstalls(the“Parking Facility”)thatistoppedwithalandscapedroofgarden(the“Roof Garden”),andtheland(improvedwithlandscapingandotherimprovements)uponwhichtheforegoingarelocated,allofwhichisdepictedontheSitePlanattachedheretoasExhibitA;provided, however,LandlordreservestherighttomakechangestotheProjectasdescribedinArticle19ofthisLease,subjecttotherestrictionsstatedtherein,andasotherwisepermittedbythisLeaseoranyotherwrittenagreementapprovedbyTenant.

Building: Theexisting28-storyofficebuilding,containingapproximately910,000rentablesquarefeetofofficespaceandcommonlyreferredtoas300LakesideTower,Oakland,CA.

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Premises: Approximately902,098rentablesquarefeetofspacecomprisingtheentirerentablesquarefootageoftheBuilding(excludingSuites120,130andA21)asfurtherdescribedinExhibitBattachedheretoandincorporatedhereinbyreference,whichshallbedeliveredtoTenantassetforthinthisLease,generallyintwophases(“Phase A”and“Phase B”,respectively,andeacha“Phase”),witheachofPhaseAandPhaseBconsistingofsubdividedspaces,eachassetforthinSchedule1,asSchedule1maybemodifiedfromtimetotimebyLandlordasdescribedinSection3.2oftheLease(a“Sub-Phase”),asfollows:(a) Phase A shall consist of approximately 714,811 rentable square feet of space in the Building as further described inExhibitBattached hereto and shall be delivered by Landlord to Tenant in the Sub-Phases as described inSchedule1, asSchedule1may beadjustedbyLandlordasdescribedinSection3.2ofthisLease;and(b)PhaseBshallconsistoftheapproximately187,287rentablesquarefeetofspaceintheBuildingasfurtherdescribedinExhibitBattached hereto and shall be delivered by Landlord to Tenant in the Sub-Phases as described inSchedule1, asSchedule1may beadjustedbyLandlordasdescribedinSection3.2ofthisLease.The term“Premises” shall initially mean the rentable square footage of the first Sub-Phase of Phase A delivered to Tenant in thecondition required under this Lease. As of each subsequent Delivery Date, the term “Premises” shall be modified to mean (i) thePhases and Sub-Phases previously delivered to Tenant, and (ii) the additional Phases and Sub-Phases delivered to Tenant on suchDeliveryDate,sothat,ultimately,asofthelastDeliveryDate,theterm“Premises”shallincludeeachPhase,andshallbecomprisedofalloftheleasableareaoftheBuildingotherthanthefollowing:(a)Suite130,whichcontainsapproximately1,900rentablesquarefeetofspaceintheBuildingtobeusedbyLandlordasapropertymanagementofficeorforotherProject-relateduses,(b)SuiteA21,whichcontainsapproximately903rentablesquarefeetandusedbyBuildingownershipastheBuildingvaultandarchives,and(c)Suite120,whichcontainsapproximately5,155rentablesquarefeetofspaceintheBuildingforretailspace.TheportionsofeachSub-PhaseofthePremisesthataretobeimprovedasofficespaceareidentifiedonSchedule1andarereferredtohereinas“Office Space”.

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DeliveryDate: ThedatedeterminedpursuanttoSection3.2foranySub-PhaseofPhaseAorPhaseB.

CommencementDate: ThefirstDeliveryDateofanySub-PhaseofPhaseA.

Term: TheperiodcommencingontheCommencement DateandendingontheExpirationDate(oranyearlier dateonwhichthis Leaseisterminatedasprovidedherein).

ExpirationDate: AsoftheCommencementDate,theExpirationDateshallbethelastdayofthefourhundrednineteenth(419th)fullcalendarmonthaftertheCommencementDate.

BaseRent(IndustrialGross):

StartingontheCommencementDateandcontinuingthroughthelastdayofthe12thfullcalendarmonthoftheTerm,BaseRent(onanannualbasis)shallbe$57.00perrentablesquarefootofthePremises,subjecttoadjustmentassetforthintheWorkLetters.

Effective as of the first day of the first calendar month following the first anniversary of the Commencement Date and on eachsubsequentanniversarythereafteruntiltheExpirationDate,theBaseRentthenineffectshallbeincreasedbythreepercent(3%)oftheBaseRentthenineffect.

Tenant’sProportionateShare:

Afraction,thenumeratorofwhichisinitiallythetotalrentablesquarefootageoftheportionofthePremisesdeliveredtoTenantontheCommencementDateandthedenominatorofwhichistherentablesquarefootageoftheBuilding.AsofeachsubsequentDeliveryDate,thenumeratorofsuchfractionshallbeincreasedtoincludetheadditionalrentablesquarefootageaddedtothePremisesonsuchdate,sothat,ultimately,asofthedateonwhichallofthePhasesofthePremiseshavebeendeliveredtoTenant,Tenant’sProportionateShareshallbe99.1%.

BaseYear: Calendaryear2022

SecurityDeposit: SeventyFiveMillionDollars($75,000,000.00)intheformofanirrevocableandunconditionalnegotiablestandbyletterofcredit asfurtherdescribedinthisLease.

PermittedUse: General officeuseandsuchassociatedancillarylegal usestotheextent permittedintheapplicable zoningordinanceof theCityofOakland,andfornootherusesorpurposes.

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Parking: 425parkingspaceswithintheParkingFacilityassetforthinArticle29.

Brokers: None

Exhibits:

ExhibitA: SitePlanoftheProject ExhibitB: DescriptionofPremises ExhibitC: ConfirmationofCommencementDateandDeliveryDates(forEachSub-Phase) ExhibitD: WorkLetter(s) ExhibitD-

1:LandlordWork/TenantImprovementsWorkLetter

ExhibitD-2:

BaseBuildingWorkLetter

ExhibitD-3:

SeismicWorkLetter

ExhibitE: [IntentionallyOmitted] ExhibitF: RulesandRegulations ExhibitG: SNDA ExhibitH: Subdivision–BoundaryofPropertyLine ExhibitI PurchaseAgreement ExhibitJ: ReciprocalEasementAgreementTerms ExhibitK: DisclosureNoticeRegardingHazardousMaterialsandListofEnvironmentalDocuments ExhibitL: MemorandumofLeaseandOption ExhibitM: FormofEstoppelCertificate ExhibitN: LandlordCertificate ExhibitO: LandlordBudget ExhibitP: FormofOptionPaymentLetterofCredit ExhibitQ LetterofCreditTerms ExhibitR: FormofSecurityDepositLetterofCredit Schedule1: PhasesandSub-Phases;OfficeSpace

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OFFICE LEASE

THISLEASEismadeandenteredintobyandbetweenLandlordandTenantasoftheLeaseDate.

LandlordandTenantherebyagreeasfollows:

1.Definitions.

1.1. TermsDefined. Thefollowingtermshavethemeaningssetforthbelow.CertainothertermshavethemeaningssetforthelsewhereinthisLease.

AccessibilityLaws:theAmericansWithDisabilitiesAct(42U.S.C.§12101etseq.)andTitle24oftheCaliforniaCodeofRegulationsandallregulationsandguidelinespromulgatedthereunder.

Alterations: Alterations, additions or other improvements to the Premises made by or on behalf of Tenant (other than the initial leaseholdimprovements,ifany,madebyoronbehalfofTenantpursuanttotheWorkLetter,ifany).

Anti-TerrorismLaw:AnyRequirementsrelatingtoterrorism,anti-terrorism,money-launderingoranti-moneylaunderingactivities,includingwithoutlimitationtheUnitedStatesBankSecrecyAct,theUnitedStatesMoneyLaunderingControlActof1986,ExecutiveOrderNo.13224,andTitle3oftheUSAPatriotAct,andanyregulationspromulgatedunderanyofthem.

ApplicableLaws:Allapplicablelaws,statutes,ordinances,orders,judgments,decrees,regulations,permitconditions,andrequirementsofallcourtsandallfederal,state,county,municipalorothergovernmentalorquasi-governmentalauthorities,departments,commissions,agenciesandboardsnoworhereafterineffect,including,butnotlimitedto,AccessibilityLaws.

BankruptcyCode:TheUnitedStatesBankruptcyCode.

BaseOperatingExpenses:TheOperatingExpensesallocabletotheBaseYear.IntheeventanyportionoftheProjectiscoveredbyawarrantyorserviceagreement at anytimeduringtheBaseYearandtotheextent theProject is not coveredbysuchwarrantyor serviceagreement duringasubsequentcalendaryear,thenOperatingExpensesfortheBaseYearshallbedeemedincreasedbysuchamountasLandlordwouldhaveincludedinOperatingExpensesifsuchexpenseswereincurredduringtheBaseYearwithrespecttotheitemsormatterscoveredbythesubjectwarranty,butsuchwarrantyorserviceagreementhadnotbeenineffectatthetime.IfLandlorddoesnotmaintainearthquakeinsuranceduringtheBaseYearbutmaintainsearthquakeinsurancesubsequenttotheBaseYear,theinsurancecomponentfortheBaseYearshallbegrosseduptoreflecttheamountoftheinsurancepremiumsthatwouldhavebeenincurredifLandlordhadcarriedthesameearthquakeinsurancecoverageduringtheBaseYear.

Base Real Property Taxes: The Real Property Taxes allocable to the Base Year. If Landlord receives a reduction in Real Property TaxesallocabletotheBaseYearasaresultof

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acommonlycalledProposition8applicationforsuchyear,thenBaseRealPropertyTaxesshallreflectsuchreduction;andifLandlordsubsequentlyreceivesareductioninRealPropertyTaxesallocabletoanysubsequentyearasaresultofaProposition8application,thenRealPropertyTaxesforsuchsubsequentyearshallreflectsuchreduction.

BaseYear:Theterm“BaseYear”shallhavethemeaningsetforthintheBasicLeaseInformation.

Building:Theterm“Building”shallhavethemeaningsetforthintheBasicLeaseInformation.

Bridge/TunnelAgreements: ThecertainOrdinanceNo.8005C.M.S.grantingafranchise[●], toconstruct, maintainandoperateatunnelandbridgeforthetransportationofpeopleandmaterialunderandovercertaindesignatedareasin21stStreet,datedJuly24,1969asthesamemaybeamendedfromtime to time and that certain Tunnel and Bridge Agreement dated as of December __ 1983 [sic] by and among Ordway Associates, [●] as the same may beamendedfromtimetotime.

BuildingCommonAreas:ThoseportionsoftheBuildingthatareprovided,fromtimetotime,forusebyLandlord,TenantandanyothertenantsoftheBuildingandaredesignatedassuchbyLandlordfromtimetotime.

Building Holidays: New Year’s Day, Martin Luther King, Jr. Day, President’s Day, Memorial Day, Independence Day, Labor Day,ThanksgivingDay,thedayafterThanksgiving,ChristmasDayandanyotherholidaysgenerallyrecognizedintheStateofCalifornia.

BuildingStandardHours:7a.m.to7p.m.onweekdays(exceptBuildingHolidays).

Building Systems: The life-safety, electrical, lighting, mechanical, heating, ventilation, air-conditioning, plumbing, fire-protection,telecommunications,orotherutilitysystemsservingtheBuilding,ingeneral,butexcludingthefollowingwhicharenotpartofBuildingSystemsandarereferredto in this Lease as “Tenant Systems”: (i) any equipment that is separately installed by or on behalf of Tenant or for Tenant’s over-standard uses; and (ii) anydistributionsystemsorequipmentexistingwithinthePremisesandservingonlythePremises,including,withoutlimitation,electricalandlightingsystems,pipesandplumbing,HVACsystems,chilledandheatingwaterandfancoilunitswithinthePremises.

Casualty:Fire,earthquake,oranyothereventofasudden,unexpected,orunusualnature.

CasualtyDiscoveryDate:Theterm“CasualtyDiscoveryDate”shallhavethemeaningsetforthinSection12.1.

Claims:Anyandallobligations,losses,claims,actions(includingremedialorenforcementactionsofanykindandadministrativeorjudicialproceedings,suits,ordersorjudgments),causesofaction,liabilities,penalties,damages(includingconsequentialandpunitive

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damages),costsandexpenses(includingreasonableattorneys’andconsultants’feesandexpenses).

CommonAreas:ProjectCommonAreasandBuildingCommonAreas,asdesignatedbyLandlordfromtimetotime.

Comparable Buildings: Other Class A high-rise office buildings comparable to the Building in the Lake Merritt and Downtown OaklandsubmarketsofOakland,California

Control:Ownershipofmorethanfiftypercent(50%)ofallofthevotingstockofacorporationormorethanfiftypercent(50%)ofallofthelegalandequitableinterestinanyotherbusinessentity.

DeliveryDate:Theterm“DeliveryDate”isdefinedintheBasicLeaseInformation.

DeveloperLease:AleaseofSuite120toanaffiliateofLandlordthatsatisfiesthefollowingrequirements:(i)thesolepurposesoftheLeaseshallbetosubleaseto[●];(ii)thetermoftheLease(aftertakingintoaccountanyextensionrights)shallnotgobeyondthedatethatisten(10)yearsaftertheLeaseDateand(iii)theformofleaseshallbesubjecttoreasonablereviewandapprovalofTenantandshallincludesignificantholdoverpenaltyprovisions.

Encumbrance: Any ground lease or underlying lease, or the lien of any mortgage, deed of trust, or any other security instrument now orhereafteraffectingorencumberingtheBuilding,oranypartthereoforinteresttherein.

Encumbrancer:TheholderofthebeneficialinterestunderanEncumbrance.

Environmental Laws: All Requirements relating to the environment, health and safety, or the use, generation, handling, emission, release,discharge,storageordisposalofHazardousMaterials.

EscalationRent: Tenant’s Proportionate Share of thetotal dollar increase for theapplicable calendar year, if any, in (a) OperatingExpensesallocabletosuchcalendaryear,orpartthereof,aftertheBaseYear,overtheamountofBaseOperatingExpenses,and(b)exceptasprovidedinSection5.8ofthisLease,RealPropertyTaxesallocabletothetaxyearoryearsoccurringineachsuchcalendaryear,orpartthereof,aftertheBaseYear,overtheBaseRealPropertyTaxes.IftheBuildingorProjectislessthanonehundredpercent(100%)occupiedduringanypartofanyyear(includingtheBaseYear),LandlordshallmakeanappropriateadjustmentofthevariablecomponentsofOperatingExpensesforthatyear,asreasonablydeterminedbyLandlordusingsoundcommercialrealestateaccounting andmanagement principles, to determine the amount of Operating Expenses that wouldhavebeenincurred duringsuchyear if the Buildingor theProjecthadbeenonehundredpercent(100%)occupiedduringtheentireyear.ThisamountshallbeconsideredtohavebeentheamountofOperatingExpensesforthatyear.Forpurposeshereof,“variablecomponents”includeonlythosecomponentexpensesthatareaffectedbyvariationsinoccupancylevels.

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EventofDefault:EventofDefaultshallhavethemeaningsetforthinSection20.1.

ExcessRent:ExcessRentshallhavethemeaningsetforthinSection17.5.1.

Executive Order No. 13224: The term “Executive Order No. 13224” means Executive Order No. 13224 on Terrorist Financing effectiveSeptember24,2001,andrelatingto“BlockingPropertyandProhibitingTransactionsWithPersonsWhoCommit,ThreatentoCommit,orSupportTerrorism,”asmaybeamendedfromtimetotime.

Floor:TheentirerentableareaofanyfloorintheBuilding.

ForceMajeure:ForceMajeureshallhavethemeaningsetforthinSection35.12.

HazardousMaterials:Petroleum,asbestos,polychlorinatedbiphenyls,radioactivematerials,radongas,oranychemical,materialorsubstancenowor hereafter defined as or included in the definition of “hazardous substances,” “hazardous wastes,” “hazardous materials,” “pollutants,” “contaminants,”“extremelyhazardouswaste,”“restrictedhazardouswaste”or“toxicsubstances,”orwordsofsimilarimport,underanyEnvironmentalLaws.

Impositions: Taxes, assessments, charges, excises and levies, business taxes, license, permit, inspection and other authorization fees, transitdevelopment fees, assessments or charges for housing funds, service payments in lieu of taxes and any other fees or charges of any kind at any time levied,assessed,chargedorimposedbyanyFederal, Stateorlocalentity,(i)upon,measuredbyorreasonablyattributabletothecostorvalueofTenant’sequipment,furniture,fixturesorotherpersonalpropertylocatedinthePremises,orthecostorvalueofanyAlterations;(ii)anyrenttax,grossreceiptstax,salesorusetax,servicetax,valueaddedtax,oranyotherapplicabletaxbasedupon,ormeasuredby,Tenant’spaymentof,orLandlord’sreceiptof,anyRentpayablehereunder;(iii) upon, with respect to or by reason of the development, possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy byTenantofthePremises,oranyportionthereof;or(iv)uponthisLeasetransaction,oranydocumenttowhichTenantisapartycreatingortransferringanyinterestorestateinthePremises.Impositionsdonotincludefranchise,transfer,inheritanceorcapitalstocktaxes,orincometaxesmeasuredbythenetincomeofLandlordfromallsources,unlessanysuchtaxesareleviedorassessedagainstLandlordasasubstitutefor,inwholeorinpart,anyImposition.

Indemnitees:IndemniteesshallhavethemeaningsetforthinSection16.1.

InterestRate:Thelesserof(i)tenpercent(10%)perannum,or(ii)thePrimeRateplusfivepercent(5%);provided,however,thatifsuchrateofinterestshallexceedthemaximumrateallowedbylaw,theInterestRateshallbeautomaticallyreducedtothemaximumrateofinterestpermittedbyapplicablelaw.

InvestmentGrade: Investment Grade shall mean that at the time of such analysis the Tenant satisfies at least two of the following: (i) hasreceivedanIssuerRatingfromMoody’sofatleastBaa3;(ii)hasreceivedanIssuerDefaultRatingfromFitchofatleastBBB-;and(iii)hasreceivedanIssuerCreditRatingfromStandardandPoor’sofatleastBBB-.

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Land:ThelandunderlyingtheProject.

MinorAlterations:Alterations(i)thatdonotrequiretheissuanceofabuildingorothergovernmentalpermit,authorizationorapproval,(ii)thatdonotrequireworktobeperformedoutsidethePremisesinordertocomplywithRequirements,(iii)thatdonotaffecttheBuildingSystemsorstructureoftheBuilding,and(iv)thecostofwhichdoesnotexceedTwoHundredFiftyThousandDollars($250,000.00)inanyoneinstance;provided,fromandafterthedateonwhich Tenant occupies the entire Premises,Minor Alterations shall include all Alterations provided that they do not adversely affect the Building Systems orstructureoftheBuilding.

NetWorth:Theexcessoftotalassetsovertotalliabilities,determinedinaccordancewithgenerallyacceptedaccountingprinciples,excluding,however,fromthedeterminationoftotalassets,goodwillandotherintangibles.

OfficeSpace:Theterm“OfficeSpace”shallhavethemeaningsetforthintheBasicLeaseInformation.

OperatingExpenses:Allcostsofmanagement,operation,ownership,maintenanceandrepairoftheProject, including,withoutlimitation:(i)salaries, wages, bonuses, other compensation and all payroll burden of employees, payroll, social security, worker’s compensation, unemployment and similartaxes and impositions with respect to such employees, and the cost of providing disability or other benefits imposed by lawor otherwise with respect to suchemployees(prorated, inthecaseofemployeesperformingservicesforoneormoreproperties, onthebasis oftheestimatednumberofhoursspentperformingservicesfortheProject);(ii)propertymanagementfeesandexpenses,includingLandlord’sfeesandexpensesforanymanagementperformedbyit;(iii)rental(orrental value) and other costs and expenses for the property management office in the Project, if any; (iv) insurance premiums and costs (including earthquakeand/orfloodifsoelectedbyLandlordinitssolediscretion),andthedeductibleportionofanyinsuredlossunderLandlord’sinsuranceortheamountthatwouldbethe deductible portion of such loss but for self-insurance thereof by Landlord; (v) maintenance, security, life safety and other services, such as alarm service,windowcleaning,elevatormaintenance,landscapinganduniforms(andthecleaningand/orreplacementthereof)forpersonnelprovidingservices;(vi)materials,supplies,toolsandrentalequipment;(vii)license,permitandinspectionfeesandcosts;(viii)costs,feesandotherexpensesincurredbyLandlordinconnectionwith providing programs required by the City of Oakland or the County of Alameda with respect to the Project (for example, a transportation managementprogram);(ix)sales,useandexcisetaxes,andgrossreceiptstaxes(otherthanthosepayablebyTenantorothertenantsasImpositionsorotherwisepursuanttotheapplicablelease);(x)legal,accountingandotherprofessionalservicesfortheProject,includingcosts,feesandexpensesofcontestingthevalidityorapplicabilityof any law, ordinance, rule, regulation or order relating to the Project; (xi) the cost of supplies and services such as telephone, courier services, postage andstationerysupplies;(xii)normalrepairandreplacementofworn-outequipment,facilitiesandinstallations;(xiii)RoofGardenExpenses;(xiv)allchargesunderanyRecordedDocumentsfromtimetotime;and(xv)expendituresforcapitalimprovementsmadeatanytimetotheProject(A)thatareintendedinLandlord’sjudgmentaslaborsavingdevices,ortoreduceoreliminateotherOperatingExpenses,ortoeffectothereconomiesintheoperation,maintenance,ormanagementofthe

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Project, (B) that are necessary or appropriate in Landlord’s judgment for the health and safety of occupants of the Project, (C) that are necessary under anyRequirementsthatwerenotapplicabletotheProjectasoftheCommencementDate,or(D)thatarereplacementsofitemswhichLandlordisobligatedtomaintain,withallsuchcapitalcoststobeamortizedovertheusefullifeoftheimprovementsdeterminedinaccordancewithgenerallyacceptedaccountingprinciplesorasotherwisereasonablydeterminedbyLandlord(ortheapplicablepaybackperiod,asreasonablydeterminedbyLandlord),providedthatinthecaseofanycapitalimprovement made to reduce other Operating Expenses, the amortization included in any year shall not exceed Landlord’s reasonable estimate of the actualsavings achievedduringthe sameperiodas a result of the makingof suchcapital improvement, andexcept that Landlord maytreat as costs chargeable in thecalendaryearincurred,andnotascapitalexpenditures,anyitemthatislessthanTwenty-FiveThousandDollars($25,000)forthecalendaryearinquestion.

Notwithstandinganythingtothecontraryintheforegoing,OperatingExpensesdonotinclude:(1)RealPropertyTaxes;(2)legalfees,brokers’commissions or other costs incurred in the negotiation, termination, or extension of leases or in proceedings involving a specific tenant; (3) depreciation oramortization on the building or the Project or components, systems or equipment therein except as set forth above; (4) interest or other payments (includingpayments of principal, points, and or other costs, fees or expenses) on account of any debt, including mortgages, deeds of trust or other security interestsencumberingthebuildingand/ortheProjectorincurredinconnectionwiththeacquisition,ownershiporoperationoftheBuildingand/ortheProject;(5)exceptasexpressly permitted above, costs of items considered capital repairs, replacements, improvements and equipment; (6) costs for which Landlord is reimbursed,receivesacreditorisotherwisecompensated(otherthantenantreimbursementsforOperatingExpenses);(7)reservesforanticipatedfutureexpensesbeyondthecurrentyear,includingreservesforcapitalitems,baddebts,orrentallosses;(8)advertising,marketingorpromotionalexpenses;(9)interestorpenaltiesincurredasaresultofLandlord’sfailuretopayanybillasitshallbecomedueunlessnon-paymentisduetoTenant’sdefaulthereunder;(10)costsrelatedtotheoperationofLandlordasanentityratherthantheoperationoftheProject (including, withoutlimitation, costsofformationoftheentity, internal accountingunrelatedtooperation or management of the Project, legal matters related solely to the maintenance of Landlord as an entity and/or preparation of tax returns) or costsassociatedwithmarketingorsellingtheProjectoranyinteresttherein,orconvertingtheProjecttoadifferentformofownership;(11)costsanddisbursements,andotherexpensesincurredinconnectionwithleasing,renovating,orimprovingleasablespacefortenantsorotheroccupantsorprospectivetenantsoroccupantsof the Project or costs (including, without limitation, permit, license, architectural, engineering, and inspection fees, and similar expenses); (12) costs of anyservicessoldtotenantsorotheroccupantsforwhichLandlordreimbursedorisentitledtobereimbursedbysuchtenantsorotheroccupantsasanadditionalchargeor rental over and above the base rent and escalation rent payable under the lease with such tenant or other occupant; (13) any costs of charitable or politicalcontributions;(14)salaries,wages,bonuses,andothercompensationpaidtoofficers,directors,andexecutivesofLandlordoritspropertymanagerabovetherankofseniorpropertymanager;(15)anyamountpaidtoanycorporationorotherentityrelatedtoLandlordortothemanagingagentofLandlordwhichisinexcessoftheamountwhichwouldhavebeenpaidintheabsenceofsuchrelationship;(16)UtilitiesandJanitorialCosts;(17)ParkingFacilityExpenses;(18)accountants’fees, attorneys’ fees and other professional fees and costs incurred in connection with proposals, negotiations or disputes with tenants or other occupants orprospectivetenantsoroccupantsof

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theProject,theenforcementofanyleases(includingunlawfuldetainerproceedingsorthecollectionofrents),requeststoassignorsublet,andthesale,transfer,financing or refinancing of the Project; (19) costs incurred in connection with services or other benefits whichare providedto tenants or occupants other thanTenant, butnottoTenant, whetherornotLandlordisentitledtoreimbursementtherefor; (20)groundleaserental payments; (21)costsforwhichLandlordhasbeen compensated by a management fee, and any management fees in excess of those management fees which are normally and customarily charged bycomparable landlords of comparable buildings for comparable services; (22) overhead and profit increment paid to Landlord or to subsidiaries or affiliates ofLandlordfor goodsand/or services in or totheBuildingand/or theProject to theextent thesameexceedsthecosts of suchgoodsand/or services renderedbyunaffiliatedthirdpartiesonacompetitivebasisforcomparablebuildings;(23)costsincurredastheresultofthenegligenceorwillfulmisconductofothertenantsorofLandlordorLandlord’semployees,agentsorcontractors;(24)costsofrepairsorimprovementsresultingfromanyfaultyworkmanshipordefectinthedesignorconstructionoftheProject,BuildingSystems,oranyimprovementsinstalledbyLandlord(asopposedtothecostofnormalrepair,maintenanceandreplacementexpectedinlightofthespecificationsoftheapplicableconstructionmaterialsandequipment);(25)costsincurredtocausetheBuildingtocomplywithApplicableLawsthat wereineffect asoftheLeaseDateorotherwisenecessitatedasaresult of theSubdivision(basedonthecurrent interpretationthereofbyapplicablegovernmentalentity(ies));(26)costsincurredintheeventanyportionoftheProjectismadeuntenantablebyfire,earthquake,orothercasualtyorbyexerciseofrightsofeminentdomainorothercause,ortoperformrepairsorotherworkoccasionedbylossordamageduetocasualtyorexerciseofrightsofeminentdomain,whetherornotpaidforbyinsuranceorcondemnationproceeds;(27)Landlord’sgeneraloverheadandgeneralandadministrativeexpenses;(28)anyrentalandanyassociatedcostsforLandlord’sorLandlord’sagents’managementoffice,totheextentthatsuchofficeisnotutilizedsolelyforthemanagementoperationsoftheProject,itbeingexpresslyagreedthatmarketingactivityrelativetospaceintheBuildingisnotconsideredamanagementfunction,andanyareaofsuchofficedevotedtosuchmarketingactivityshallbeexcludedfromthesquarefootageofthemanagementofficewhichisallowedtobechargedasanOperatingExpense,(29)travelorentertainmentexpensesofLandlordforanypurpose;(30)costsandexpenses,includingtaxesandcompensationpaidtoattendantsorotherpersons,inconnectionwiththeoperationofcommercialconcessionsbyLandlord,itssubsidiariesoraffiliatesand/orallfeespaidtoanyparkingfacilityoperator;(31)costsforsculpture,paintingsorotherobjectsofartinstalledaspartofthefuturedevelopmentoftheProject;(32)costsoftrafficstudies,environmentalimpactreports,transportationsystemmanagementplans,andtrafficmitigationmeasuresundertakenaspartofthefuturedevelopmentoftheProject;(33)costs,taxes,andfeesassessed by or payable to public authorities in connection with the future development of the Project (including, without limitation, costs, taxes and fees forinfrastructure,transit,housing,schools,openspace,childcareandartwork);(34)utilitycostsforwhichanytenantoroccupantcontractsdirectlywiththeutilityprovider,orresultingfromexcessorafter-hoursusagebyothertenantsoroccupantsoftheProject,orforwhichLandlordisreimburseddirectlybyatenant;(35)costsarisingfromthepresenceofanyHazardousMaterialsinorabouttheBuildingortheLand,including,withoutlimitation,thepresenceofHazardousMaterialsinthesoilorgroundwater;provided,however,thatOperatingExpensesmayincludecostsincurredinconnectionwiththeprudentoperationandmaintenanceoftheProject,suchasmonitoringairquality;(36)costsofanydisputesbetweenLandlordandanyemployeeoragentofLandlordoranymortgageeor

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groundlessor of Landlord; (37) rentals for itemswhichif purchased, rather thanrented, wouldconstitute a capital itemthat maynot be includedin OperatingExpenses(otherthanofficeequipmentforthepropertymanagementoffice);(38)costsincurredduetoviolationbyLandlordoritsmanagingagentoranytenantofthe terms and conditions of any lease; (39) the wages and benefits of any employee who does not devote substantially all of his or her employed time to theBuildingunlesssuchwagesandbenefits areproratedonareasonablebasistoreflect timespentontheoperationandmanagementoftheProjectvis-à-vistimespentonmattersunrelatedtotheoperationandmanagementoftheProject;and(40)capitalcostsofRenovations.

Inaddition,OperatingExpensesfortheBaseYearshallnotincludemarket-widelabor-rateincreasesduetoextraordinarycircumstances,suchasboycottsandstrikes,andshallnotincludeutilityrateincreasesduetoextraordinarycircumstances,including,butnotlimitedto,conservationsurcharges,boycotts,embargoesorothershortages.

Original Tenant: Pacific Gas and Electric Company; provided, should Tenant conduct a name change or should Tenant, which is now aCaliforniacorporation,undertakeamerechangeinitsentityform(suchasconversiontoanLLC),suchresultingentityshallbedeemedtobetheOriginalTenanthereunder.

Premises:ThePremisesisidentifiedintheBasicLeaseInformation.LandlordandTenantacknowledgeandagreethattherentableareaofthePremisesstatedintheBasicLeaseInformationshallbefinalandconclusiveforallpurposesofthisLease,andshallnotbesubjecttoremeasurement,exceptasprovidedinSection1.2ofthisLease.

PrimeRate:Theprimerate(orbaserate)reportedintheMoneyRatescolumnorsectionofTheWallStreetJournalasbeingthebaserateoncorporateloansatlargeU.S.moneycentercommercialbanks(whetherornotsuchratehasactuallybeenchargedbyanysuchbank)onthefirstdayonwhichTheWallStreetJournalispublishedinthemonthinwhichthesubjectsumsarepayableorincurred.

Project:Theterm“Project”shallhavethemeaningsetforthintheBasicLeaseInformation.

ProjectCommonAreas:ThoseportionsoftheProject(excludingtheBuilding)thatareprovided,fromtimetotime,forusebyLandlord,TenantandanyothertenantsoftheProjectandaredesignatedassuchbyLandlordfromtimetotime.

Property:Theterm“Property”shallmeanthelegalparcelthatcontainstheBuildingfollowingthesubdivisionasdescribedinSection31.

Real Property Taxes: All taxes, assessments and charges now or hereafter levied or assessed upon, or with respect to, the Project, or anypersonalpropertyofLandlordusedintheoperationthereoforlocatedtherein,orLandlord’sinterestintheProjectorsuchpersonalproperty,byanyFederal,Stateorlocalentity,including:(i)allrealpropertytaxesandgeneral,special,supplementalandescapeassessments;(ii)charges,feesorassessmentsfortransit,publicimprovements,employment,jobtraining,housing,daycare,openspace,art,police,fireorothergovernmentalservicesorbenefits;(iii)servicepaymentsinlieuoftaxes;(iv)anytax,feeorexciseontheuseoroccupancyofanypartoftheProject;(v)anytax,assessment,charge,levyor

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fee for environmental matters, or as a result of the imposition of mitigation measures, such as parking taxes, employer parking regulations or fees, charges orassessmentsduetothetreatmentoftheProject,oranyportionthereoforinteresttherein,asasourceofpollutionorstormwaterrunoff;(vi)anyothertax,feeorexcise, howeverdescribed,thatmaybeleviedorassessedasasubstitutefor, orasanadditionto, inwholeorinpart, anyotherRealPropertyTaxes;and(vii)consultants’ and attorneys’ fees and expenses incurred in connection with proceedings to contest, determine or reduce Real Property Taxes. Notwithstandinganythingtothecontraryintheforegoing,RealPropertyTaxesdonotinclude:(A)allexcessprofits,gift,franchise,transfer,inheritanceandsuccession,estate,capitalstock,andfederalandstateincometaxesmeasuredbythenetincomeofLandlordfromallsources,unlessanysuchtaxesareleviedorassessedagainstLandlordasasubstitutefor,inwholeorinpart,anyRealPropertyTaxes(excludinggrossreceiptstaxespayablewithrespecttoRentandotheramountspayablebytenantsasImpositionsorotherwisepursuanttoindividualleasesattheProject,whichgrossreceiptstaxesandImpositionsshallnotbeincludedinRealPropertyTaxes);and(B)penalties,fines,interestorchargesdueforlatepaymentofRealPropertyTaxesbyLandlordand/orfailuretofileanytaxorinformationalreturnswhendue.IfanyRealPropertyTaxesarepayable,ormayattheoptionofthetaxpayerbepaid,ininstallments,suchRealPropertyTaxesshall,togetherwithanyinterestthatwouldotherwisebepayablewithsuchinstallment,bedeemedtohavebeenpaidininstallments,amortizedoverthemaximumtimeperiodallowedbyapplicablelaw.Inaddition,TenantshallhavenoobligationtopayRealPropertyTaxesforanybuildingsorparkingstructuresthatarenewlyconstructedaftertheLeaseDate.

Reciprocal Easement Agreement: The term “Reciprocal Easement Agreement” shall mean one or more reciprocal easement agreement(s)grantingtotheowneroftheBuildingthenon-exclusiverighttousetheRoofGarden,theParkingFacility,andothercommonareasnecessaryfortheoperationofthe Building in such form consistent with the material terms set forth on Exhibit J, and as executed by Landlord after the Lease Date, subject to Tenant’sreasonableapprovalthereof.

RecordedDocuments: All easement agreements, cost-sharing agreements, covenants, conditions, and restrictions and all similar agreementsaffectingtheProject,whethernoworhereafterrecordedagainsttheBuildingortheProject,providedthatanysuchRecordedDocumentsexecutedbyLandlordaftertheLeaseDatedonotviolatethetermsofthisLease.

Renovations:Theterm“Renovations”shallhavethemeaningsetforthinSection19.2.

Rent:BaseRent,EscalationRentandallotheradditionalrent,additionalchargesandamountspayablebyTenantinaccordancewiththisLease.

Requirements:AllApplicableLaws,includingEnvironmentalLaws;theprovisionsofanyinsurancepolicycarriedbyLandlordorTenantonanyportionoftheProject,oranypropertytherein;therequirementsofanyindependentboardoffireunderwriters;anydirectiveorcertificateofoccupancyissuedpursuanttoanylawbyanypublicofficerorofficersapplicabletotheProject;theprovisionsofallRecordedDocumentsaffectinganyportionoftheProject;andalllifesafetyprograms,proceduresandrulesfromtimetotimeoratanytimeimplementedorpromulgatedbyLandlord.

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Roof Garden Expenses: All operating expenses and taxes allocable to the Roof Garden as Landlord reasonably determines using soundcommercialpractice,butexcludingallcostsandexpensesincurredpursuanttotheFranchiseAgreement.RoofGardenExpensesallocabletoeachcalendaryearshallbeincludedinOperatingExpenses,buttheportionincludedinOperatingExpensesshallbebasedonafraction,thenumeratorofwhichistherentablesquarefootageoftheBuildingandthedenominatorofwhichisthetotalrentablesquarefootageoftheProjectfromtimetotime.

PermittedTransferee:ShallhavethemeaningsetforthinSection17.9.

SustainablePractices:AnyandallsustainablebuildingpracticesadoptedbyLandlordinconnectionwiththeuseandoccupancyoftheProjectand/orasmayapplytotheProjectasaresultofalloranypartoftheProjectachievingaspecifiedratingorcertificationundertheU.S.GreenBuildingCouncil’sLeadershipinEnergyandEnvironmentalDesign(LEED)ratingsystem,orsimilarratingsystemsoraccreditations,orasrequiredtocompleteenergyconsumptiondatareportingfortheEnergyStarPortfolioManagerwebsite,orasotherwiserequiredbylaw.

TenantDelay:TenantDelayshallhavethemeaningsetforthintheapplicableWorkLetter.

TenantImprovements: The design and construction of the initial alterations, additions and improvements to the Building, as such are moreparticularlydescribedintheWorkLetter.

TenantParties:Tenant,allpersonsorentitiesclaimingby,throughorunderTenant,anditsandtheirrespectiveemployees,agents,contractors,licensees,invitees,representatives,officers,directors,shareholders,partners,andmembers.

Tenant’sProportionateShare:ThepercentagestatedintheBasicLeaseInformationasTenant’sProportionateShare.

TransactionExpenses:Collectively,totheextentactuallypaidbyTenant,thefollowingcostsandexpenses:(A)thereasonableout-of-pocketcosts andexpenses of Tenant inenteringintothesubleaseor assignment, suchas customaryreal estate brokeragecommissions in theLakeMerritt/DowntownOakland sub-market, legal and architectural fees, and advertising fees paid to unrelated third parties; (B) the out-of-pocket cost to Tenant of improvements,constructioncontributionsorAlterationsmadebyTenantexpresslyandsolelyforthepurposeofpreparingthespaceforsuchtenancy;(C)anyworkallowanceorothermonetaryconcessionactuallypaidto,orforthebenefitof,theassigneeorsubtenant,asthecasemaybe;and(D)theamountofallotherconcessionspaidbyTenantinconnectionwithsuchsubleaseorassignment(e.g.,takeoverexpensesand/orpaymentofmovingexpenses).

USAPatriotAct:The“UnitingandStrengtheningAmericabyProvidingAppropriateToolsRequiredtoInterceptandObstructTerrorismActof2001”(PublicLaw107-56),asmaybeamendedfromtimetotime.

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Utilities and Janitorial Costs:All costs of electricity, natural gas, water, sewer, and trash disposal service to the Building (including thePremises)duringtheTerm,includinganysales,use,exciseandothertaxesandassessmentsassessedbygovernmentalauthoritiesonsuchutilityservices,andallother costs of providing utility services to the Building (including the Premises), together with janitorial services and supplies for the Building (including thePremises)duringtheTerm.

WorkLetterorWorkLetters: Theterm“WorkLetter” or “WorkLetters” meansanyor all of thosecertain WorkLetters attachedhereto asExhibitD-1(“Landlord Work/Tenant Improvements Work Letter”),ExhibitD-2(“Base Building Work Letter”),andExhibitD-3(“Seismic Work Letter”)andincorporatedhereinbyreference.

1.2. CertainDefinedTerms. Theparties acknowledgethat the rentable square footageof the Premises andthe BuildinghavebeenmeasuredbyLandlordpursuantto“StandardMethodsofMeasurementANSI/BOMAZ65.1-2017ForOfficeBuildings”andaccompanyingguidelinespriortoexecutionofthisLease,andhavebeenfinallydeterminedforallpurposesofthisLeaseuntilthedatethatisthefinalDeliveryDateforthelastSub-PhaseofthePremises,atwhichtimethepartiesacknowledgeandagreethatTenantwilloccupytheentireBuilding,andthatLandlordshallremeasuretherentablesquarefootageofthePremisesand the Building using then applicable ”Standard Methods of Measurement ANSI/BOMA Z65.3-2018 Gross Area” and accompanying guidelines, and suchupdatedremeasurementshallbeusedforallpurposesofthisLeaseaftersuchdate,subjecttoTenant’sreviewofsuchupdatedremeasurementtoconfirmthatsuchthenapplicablestandardhasbeenappropriatelyandconsistentlyapplied.

2.LeaseofPremises.LandlordherebyleasestoTenantandTenantherebyleasesfromLandlordthePremises,togetherwiththenon-exclusiverighttouse,incommonwithothers,theCommonAreas,fortheTermandsubjecttotheterms,covenantsandconditionssetforthinthisLease.Landlordreservesfromtheleasehold estate granted hereunder (i) all exterior walls and windows bounding the Premises and the rooftop of the Building; (ii) all space located within thePremisesforcommonshafts,stacks,pipes,conduits,ducts,utilities,telecommunicationssystems,andotherinstallationsforBuildingSystems,theusethereofandaccessthereto,and(iii)therighttoinstall,removeorrelocateanyoftheforegoingforservicetoanypartoftheBuilding,includingthepremisesofothertenantsoftheBuildingsolongassuchinstallation,removalorrelocationdoesnotmateriallyinterferewiththeuse,occupancyoroperationsofTenantinthePremises.ThepartiesacknowledgethatthePremisesdoesnotinclude(a)Suite130,whichcontainsapproximately1,900rentablesquarefeetofspaceintheBuildingtobeusedbyLandlordasapropertymanagementofficeorforotherProject-relateduses,(b)SuiteA21,whichcontainsapproximately903rentablesquarefeetandusedbyBuildingownershipastheBuildingvault andarchives, and(c)Suite120,whichcontainsapproximately5,155rentablesquarefeet ofspaceintheBuildingforretailspace.

3.Term;DeliveryofEachPhase;ConditionandAcceptanceofPremises.

3.1.Term.ThisLeaseshallbeeffectiveasoftheLeaseDate.TheTermofthisLeaseshallcommenceontheCommencementDateandendontheExpirationDate(asmaybeextendedpursuanttothetermsherein),unlesssoonerterminatedpursuanttotheprovisionsofthisLease.

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3.2.DeliveryofthePremises.Schedule1attachedheretoindicatestheSub-PhasesandthedeliverydatesbywhichLandlordcurrentlyestimatesthatsuchSub-PhaseswillbedeliveredtoTenant;provided,however,notwithstandinganythingtothecontraryinthisLease(includinganyexhibitshereto),thepartiesacknowledge and agree that all delivery dates included in Schedule 1 attached hereto or any subsequent version of Schedule 1 provided for herein shallautomaticallybeextendedby(i)anyexistingtenant’sexerciseofitsexistingrenewalorextensionrights,(ii)periodsofTenantDelay,and(iii)periodsofForceMajeure,andallreferencesinthisLease(includinganyexhibitshereto)todeliverydatesortoanyversionofSchedule1shallbedeemedtorefertosuchdatesastheymaybeextendedasdescribedinthisSection3.2.

3.2.1Onorbeforethedatethatisonehundredsixtyfive(165)daysaftertheLeaseDate,LandlordshallupdateSchedule1,toreflectrevised projected Delivery Dates for each Sub-Phase included in Phase A (including any adjustments to the identity of each Sub-Phase) (the “CommittedSchedule 1”).Foravoidanceofdoubt,theupdatedSchedule1shallcontinuetoprovidethatPhaseAexcluding[●]istobedeliveredtoTenantonorbeforethelater of (a) March31, 2023, and(b) the date that is onethousand(1,000) daysafter the Lease Date, subject to (i) anyexistingtenant’s exercise of its existingrenewal or extension rights, (ii) periods of Tenant Delay, and (iii) periods of Force Majeure. The updated Schedule 1 shall be deemed to replace Schedule 1attachedtotheLeaseasitpertainstoPhaseAprovidedthatitmeetsthefollowingrequirements,unlessagreedotherwisebyTenant:(a)astotheapproximately[●]:eachSub-Phaseisrequiredtohaveaminimumofthree(3)floors,exceptthatthelatestdeliveredSub-Phaseofsuchspacecanconsistofaminimumoftwofloors;and(b)asto[●]:eachSub-Phaseisrequiredtohaveaminimumofthree(3)floors,exceptthatthelatestdeliveredSub-Phaseofthisspacecanconsistofaminimumofone(1)floor.LandlordandTenantmaymutuallyagreetoupdateSchedule1atanytimeandfromtimetotimeeachintheirsolediscretion.

3.2.2 The“Delivery Date”foreachSub-Phaseshall bethelaterof: (a)thedatesuchSub-PhaseisactuallydeliveredtoTenantintheconditionspecifiedinSection3.4below,provided,however;ifanyTenantDelay(s)occursinconnectionwiththedesignandconstructionofanySub-PhaseofPhaseAorPhaseB,then,notwithstandinganythingtothecontrarysetforthintheLeaseandregardlessoftheactualdateoftheSubstantialCompletionofsuchSub-Phase,theDeliveryDateofsuchSub-PhaseshallbedeemedtobethedatethatSubstantialCompletionofsuchSub-PhasewouldhaveoccurredifnoTenantDelay(s)hadoccurred;or(b)thedateshownintheapplicableSchedule1forsuchdelivery.

3.2.3 Onor before the date that is ninety (90) days prior to the estimated Delivery Date shownin the current version of Schedule 1,LandlordshalldeliveranupdatedestimatedDeliveryDate(the“Landlord Confirmed Delivery Date”)forsuchSub-Phase.

3.2.4 IntheeventthatLandlorddoesnotdeliveranySub-PhaseofPhaseAonorbeforetheoriginalDeliveryDateasspecifiedintheCommittedSchedule1,assuchextendeddatemaybefurtherextendedasdescribedabove(the“Original Scheduled Delivery Date”)intheconditionrequiredunder this Lease, then the Base Rent payable by Tenant from and after the actual Delivery Date shall be reduced by fifty (50%) for each day that the actualDeliveryDateislaterthantheOriginalScheduledDeliveryDate.

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3.2.5 Notwithstandingtheforegoing, intheevent [●]oranyothertenant elects toexercise its existingextensionright underits lease,Landlord’sobligationtodeliverthesuchspaceshallbeextendedfortheperiodofsuchextensionasdescribedinSection3.2above.

3.2.6IfallofthePhaseAexcluding[●]isnotdeliveredtoTenantonorbeforethelaterof(a)March31,2023,and(b)thedatethatisonethousand(1,000)daysaftertheLeaseDate,assuchextendeddatemaybefurtherextendedby(i)anyexistingtenant’sexerciseofitsexistingrenewalorextensionrights, (ii) periods of Tenant Delay, and (iii) periods of Force Majeure, Tenant may exercise self-help rights in accordance withSection20.9of this Lease tocompletetheconstructioncontemplatedundertheWorkLetters,inordertopromptlymaketheremainingportionsofPhaseAofthePremisesmeetthedeliverycondition described herein, provided that Tenant shall assumeall of the Landlord obligations under the Work Letters with respect to such work, and providedfurtherthatinexercisingitsself-helprightsinthiscircumstance,TenantshallsubmitinvoicesforcostsincurredandotherinformationrequiredbySection20.9toLandlordanddeductcostsincurredbyTenantandallowedbySection20.9fromBaseRentpayablebyTenantunderthisLeaseasdescribedinSection20.9,or,atTenant’soption,obtaindirectreimbursementfromLandlordofsuchamounts,whichifsoelectedbyTenant,shallbepaidbyLandlordwithinsixty(60)daysofdemand.

3.3.[IntentionallyOmitted].

3.4.ConditionandAcceptanceofEachPhaseofthePremises.Thedesignandconstructionofanyalterations,additionsorimprovementsthatTenantmaydeemnecessary or appropriate to prepare the Premises for occupancybyTenant shall be governedbythe WorkLetter. Except as providedin this Lease(including,withoutlimitation,theWorkLetter),TenantagreestoaccepteachSub-PhaseofthePremisesintheir“as-is”condition,withoutanyrepresentationsorwarranties byLandlord, andwith noobligation of Landlord to makeanyalterations or improvements to the Premises or the Building or to provide anytenantimprovementallowance.IfLandlordisresponsibleforconstructinganyalterations, additionsorimprovementspursuanttotheWorkLetterforanySub-Phase,then subject to any contrary provisions in the Work Letter, Landlord shall cause the work to be performed by Landlord to be Substantially Complete prior todeliveryofpossessionoftheapplicableSub-PhaseofthePremisestoTenant.

3.5.ConfirmationofCommencementDateandDeliveryDates.AtanytimeduringtheTerm,LandlordmaydelivertoTenant(andshalldelivertoTenantuponTenant’srequest)aConfirmationofCommencementDateandDeliveryDatesintheformsetforthinExhibitC,attachedhereto,asaconfirmationoftheinformationsetforththereinwithrespecttoeachSub-PhaseofthePremises,whichTenantshallexecuteandreturntoLandlordwithinfive(5)businessdaysafter delivery to Tenant. This Lease shall be a binding contractual obligation effective upon execution and delivery hereof by Landlord and Tenant,notwithstandingthelatercommencementoftheTerm.

4.Rent.

4.1.ObligationtoPayBaseRent.TenantshallpayBaseRenttoLandlordduringtheTerm,inadvance,inequalmonthlyinstallments,commencingonorbeforetheCommencement

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Date, and thereafter on or before the first day of each calendar month during the Term, in the applicable amounts set forth in the Basic Lease Information.CommencingontheDeliveryDateforeachSub-PhaseofthePremisesandcontinuingthroughouttheTerm,thepaymentofBaseRentforsuchSub-PhaseforeachmonthshallbedueandpayableatthesamerateonaperrentablesquarefootbasisasthenappliestothefirstSub-PhaseofthePhaseAPremisesthatwasdeliveredtoTenantontheCommencementDateonaperrentablesquarefootbasisforthesamemonth.IftheCommencementDateortheDeliveryDateforanySub-PhaseofthePremisesand/ortheExpirationDateisotherthanthefirstdayofacalendarmonth,theapplicableinstallmentofBaseRentforsuchmonthshallbeproratedonadailybasis.

4.2. MannerofRentPayment.AllRentshallbepaidbyTenantwithoutnotice,demand,abatement, deductionoroffset, inlawfulmoneyoftheUnitedStatesofAmerica,andifpayabletoLandlord,atLandlord’sAddressforPayments,ortosuchotherpersonoratsuchotherplaceasLandlordmayfromtimetotimedesignatebynoticetoTenant.

4.3.AdditionalRent.AllRentnotcharacterizedasBaseRentorEscalationRentshallconstituteadditionalRent(“Additional Rent”),andifpayabletoLandlordshall,unlessotherwisespecifiedinthisLease,bedueandpayablethirty(30)daysafterTenant’sreceiptofLandlord’sinvoicetherefor.

4.4.LatePaymentofRent;Interest.TenantacknowledgesthatlatepaymentbyTenantofanyRentwillcauseLandlordtoincuradministrativecostsnotcontemplatedbythisLease,theexactamountofwhichisextremelydifficultandimpracticabletoascertainbasedonthefactsandcircumstancespertainingasoftheLeaseDate.Accordingly,ifanyRentisnotpaidbyTenantwhendue,thenTenantshallpaytoLandlordalatechargeequaltofivepercent(5%)ofsuchRent.AnyRent,otherthanlatecharges,dueLandlordunderthisLease,ifnotpaidwhendue,shallalsobearinterestattheInterestRatefromthedatedueuntilpaid. The parties acknowledge that such late charge and interest represent a fair and reasonable estimate of the administrative costs and loss of use of fundsLandlordwillincurbyreasonofalateRentpaymentbyTenant,butLandlord’sacceptanceofsuchlatechargeand/orinterestshallnotconstituteawaiverofanEventofDefaultwithrespecttosuchRentorpreventLandlordfromexercisinganyotherrightsandremediesprovidedunderthisLease.

5. CalculationandPaymentsof EscalationRent. Duringeachfull or partial calendar year of theTermsubsequent to theBaseYear, Tenant shall payEscalationRenttoLandlordinaccordancewiththefollowingprocedures:

5.1.EstimatedEscalationRent.PriortoDecember1stoftheBaseYearandpriortoDecember1stofeachsubsequentcalendaryear,LandlordshallgiveTenantnoticeofitsreasonablydetailedestimateofEscalationRentduefortheensuingcalendaryear.Onorbeforethefirstdayofeachmonthduringeachensuing calendar year, Tenant shall pay to Landlord in advance, in addition to Base Rent, one-twelfth (1/12th) of such estimated Escalation Rent, unless suchnoticeisnotgivenpriortoDecember1st,inwhicheventTenantshallcontinuetopayonthebasisofthepriorcalendaryear’sestimatesuntilafullcalendarmonthafter such notice is given has passed, and subsequent payments by Tenant shall be based on Landlord’s notice. With the first monthly payment based onLandlord’snotice,Tenantshallalsopaythedifference,ifany,betweentheamountspreviouslypaidforsuchcalendaryearandtheamountwhichTenantwould

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have paid through the month in which such notice is given, based on Landlord’s noticed estimate. If at any time Landlord reasonably determines that theEscalationRentforthecurrentcalendaryearwillvaryfromLandlord’sestimate,Landlordmay,bynoticetoTenant,reviseitsestimateforsuchcalendaryear,andsubsequentpaymentsbyTenantforsuchcalendaryearshallbebaseduponsuchrevisedestimate;provided,however,anysuchsubsequentrevisionshallsetforthonareasonablyspecificbasisanyparticularexpenseincrease.

5.2.StatementsandAdjustment.Withinonehundredtwenty(120)daysafterthecloseofeachcalendaryear,orassoonthereafteraspracticable,LandlordshalldelivertoTenantastatementoftheactualEscalationRentforsuchcalendaryear,showinginreasonabledetail, theOperatingExpensesandtheRealPropertyTaxescomprisingtheactualEscalationRent,and(ii)paymentsmadebyTenantonaccountofOperatingExpensesandRealPropertyTaxesforsuchcalendaryear(anysuchstatementbeingreferredtohereinasan“Annual Statement”).IfLandlord’sstatementshowsthatTenantowesanamountforEscalationRentthatismorethanthepaymentspreviouslymadebyTenantforsuchcalendaryear,TenantshallpaythedifferencetoLandlordwithinthirty(30)daysafterdeliveryofthestatement.IfLandlord’sstatementshowsthatTenantowesanamountforEscalationRentthatislessthanthepaymentspreviouslymadebyTenantforEscalationRentforsuchcalendaryear,LandlordshallcreditthedifferencefirstagainstanysumsthenowedbyTenanttoLandlordforEscalationRentandthenagainstthenextpaymentorpaymentsofRentdueLandlord,exceptthatifacreditamountisdueTenantaftertheterminationofthisLeaseforEscalationRent,LandlordshallpaytoTenantwithinthirty(30)daysanyexcessremainingafterLandlordcreditssuchamountagainstanysumsowedbyTenanttoLandlord.NotwithstandinganyprovisioninthisLeasetothecontrary,however,innoeventshallanydecreaseinOperatingExpensesbelowtheBaseOperatingExpensesorRealPropertyTaxesbelowtheBaseRealPropertyTaxes,respectively,entitleTenanttoanyrefund,decreaseinBaseRent,oranycreditagainstsumsdueunderthis Lease. Subject to Section 5.3below, all Annual Statements for Escalation Rent shall be conclusive and binding upon Tenant; provided, however, thatLandlordmayrevisetheAnnualStatementforanycalendaryearifLandlordfirstreceivesinvoicesfromthirdpartiesortaxbillsorotherinformationrelatingtoOperatingExpenses,RealPropertyTaxesallocabletoanysuchyearaftertheinitialissuanceofsuchAnnualStatement.

5.3.AuditRights.IfTenantdisputestheamountoftheactualEscalationRentsetforthinanyAnnualStatementdeliveredbyLandlordtoTenantpursuanttoSection5.2,LandlordshallprovidetoTenantinreasonabledetailfortheyearindisputethecalculationsperformedtodeterminetheEscalationRentinaccordance with the applicable provisions of this Lease. Landlord shall show by account the total of Operating Expenses and Real Property Taxes and alladjustmentscorrespondingtotherequirementsassetforthherein.LandlordshallalsoprovidedetailsoftheBuildingoccupancythroughoutsuchyear.LandlordshallprovideorotherwisemakeavailabletoTenant(viaemailorelectronicsharingsiteand/orbyprovidingaccesstosuchdocumentationattheofficeofLandlordoritspropertymanagerinSanFranciscoorOakland),uponthirty(30)dayswrittennoticetoLandlord,reasonableback-updetail,includingcalculations,invoicecopiesetc.tosubstantiatetheamountofEscalationRent.Ifsuchproceduredoesnotresolveanydispute,Tenantshallhavetheright,atTenant’ssolecost,afterthirty(30)dayspriorwrittennoticetoLandlord,toinspectatLandlord’spropertymanagementofficeorotherlocationinSanFranciscoorOaklandasdeterminedbyLandlord,duringnormalbusinesshours,Landlord’sbooksandrecordsconcerningtheEscalationRent(including,without

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limitation,reasonableback-updetailsprovidedincludingcalculationsandinvoices)setforthinsuchAnnualStatement,forthecalendaryearinquestion(and,withrespecttothefirstyearfollowingtheBaseYearforEscalationRentdisputes,LandlordshallalsoprovidesuchinformationfortheBaseYear);provided,however,Tenantshallhavenorighttoconductsuchinspection,haveaninspectionperformedbytheAccountant(asdefinedbelow)orotherwisedisputetheamountoftheOperatingExpensesorRealEstateTaxessetforthinanyAnnualStatementunlessTenantdoessowithintwelve(12)monthsfollowingLandlord’sdeliveryoftheAnnual Statement in question (the “Review Period”); provided, further, that notwithstanding any such timely objection, dispute, and/or inspection, and as acondition precedent to Tenant’s exercise of its right of objection, dispute, and/or inspection as set forth in this Section5.3, Tenant shall not be permitted towithholdpaymentof, andTenantshall timelypaytoLandlord,thefull amountsasrequiredbytheprovisionsofthisArticle5inaccordancewithsuchAnnualStatement.If,aftersuchinspection,TenantstilldisputestheamountoftheEscalationRentsetforthintheAnnualStatement,Tenantshallhavetheright,withinninety(90)daysthereafter,tocauseanindependentcertifiedpublicaccountantwithcommercialrealestateauditexperiencewhoisanemployeeofTenantorwhois a consultant not being retained on a contingency basis (the “Accountant”) to commence and complete an inspection of Landlord’s books and records todeterminetheproperamountoftheEscalationRentincurredandamountspayablebyTenantforthecalendaryearthatisthesubjectofsuchAnnualStatement,andtoprovidetheresultsofsuchinspectiontoLandlordandTenant.SuchAccountantshallbeengagedbyTenant,atTenant’scost.IfsuchinspectionrevealsthatLandlordhasover-chargedTenant,thenLandlordshallcreditagainstTenant’srentalobligationsnextfallingduetheamountofsuchover-charge.IftheinspectionrevealsthattheTenantwasundercharged,thenwithinforty-five(45)daysaftertheresultsofsuchinspectionaremadeavailabletoTenant,TenantshallreimbursetoLandlordtheamountofsuchunder-charge.ThepaymentbyTenantofanyamountspursuanttothisArticle5shallnotprecludeTenantfromquestioningthecorrectnessofanyAnnualStatementprovidedbyLandlordatanytimeduringtheReviewPeriod,butthefailureofTenanttoobjectinwritingthereto,conductandcompleteitsinspectionandrequestthatLandlordhavetheAccountantconducttheinspectionasdescribedabovepriortotheexpirationoftheReviewPeriodshallbe conclusively deemed Tenant’s approval of the Annual Statement in question and the amount of Escalation Rent shown thereon. The results of any suchinspectionshallbekeptstrictlyconfidentialbyTenantandtheAccountant,andTenantandtheAccountantmustagreeintheircontractforsuchservices,tosuchconfidentialityrestrictionsandshallspecificallyagreethattheresultsshallnotbemadeavailabletoanyothertenantoftheProject.IfTenant’sinspectionrevealsthat Landlord’s Annual Statement overstated the amount of the Operating Expenses or Real Property Taxes by more than five percent (5%), Landlord shallreimburseTenantforanyandallreasonablecostsincurredbyTenantinconnectionwithTenant’sreviewofLandlord’sbooksandrecordswithinthirty(30)daysof Landlord’s receipt of request for payment from Tenant; provided, however, if Landlord reasonably disputes the outcome of Tenant’s review, Tenant andLandlordshallreasonablyresolveanysuchdispute.

5.4. CostPools. Landlord shall have the right, fromtime to time, to equitably allocate, in Landlord’s reasonable discretion, someor all of theOperatingExpensesfortheBuildingortheProjectamongdifferentportionsoroccupantsoftheBuildingortheProject.Suchequitableallocationsaresometimesreferredtohereinas“Cost Pools”.OperatingExpensesincludedinanysuchCostPoolshallbeallocatedandchargedtothetenantswithinsuchCostPoolinanequitablemanner.

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5.5.ProrationforPartialYear.IftheCommencementDateisotherthanthefirstdayofacalendaryearorifthisLeaseterminatesotherthanonthelastdayofacalendaryear(otherthanduetoanEventofDefault),theamountofEscalationRentforsuchfractionalcalendaryearshallbeproratedonthebasisoftwelve30-daymonthsineachcalendaryear. Uponsuchtermination, Landlordmay,at its option,calculatetheadjustmentinEscalationRentpriortothetimespecifiedinSection5.2above.

5.6.AccountingPractices.Landlord’saccountingpracticesshallconformtosoundrealestatemanagementpractices.EachtimeLandlordprovidesTenant with an actual and/or estimated statement of Escalation Rent, such statement shall be itemized on a line item by line item basis, in reasonable detail,showingthe applicable expenses for the applicable year and, for each year after the Base Year, also showingthe applicable expenses for the year prior to theapplicableyear.Ataminimum,thecategoriesofexpensesinsuchstatementsshallincludeelectricity,water,trash,repairsandmaintenance,janitorial,windowcleaning, pest control, exterior landscaping, security, insurance, and management fees. Landlord’s annual statement for each calendar year shall indicate theoccupancygross-upadjustmentmadebycategorytoaccountforvariationsinoccupancyintheBuildingandProjectforthecalendaryearinquestionaswellastheBaseYear.

5.7.ActualExpenses;TimingLimitations.LandlordagreesthatLandlordwillnotcollectorbeentitledtocollectOperatingExpensesfromallofitstenantsinanamountwhichisinexcessofonehundredpercent(100%)oftheOperatingExpensesactuallypaidbyLandlordinconnectionwiththeoperationofthe Project. Furthermore, Tenant shall not be obligated to pay, and Landlord shall be deemed to have irrevocably waived its right to reimbursement for anyOperatingExpensesfirstbilledtoTenantmorethantwelve(12)monthsaftertheendofthecalendaryearinwhichsuchOperatingExpenseswerefirstbilledtoLandlord.

5.8.PropertyTaxes;ProjectAssessedbySBE.ThepartiesacknowledgethatbecauseofTenant’sstatusasaregulatedpublicgasandelectricutilitycompany,pursuanttoSection19ofArticleXIIIoftheCaliforniaConstitution,ifandsolongasTenantoccupiestheentireBuilding,theProject,ortheProperty,asapplicable(the“SBE Assessed Property”),maybeassessedbytheStateBoardofEqualization(the“SBE”)ratherthantheCountyofAlameda,inwhicheventthefollowingprovisionsofthisSection5.8shallapply.

5.8.1 Following reassessment by the SBE, it shall be Tenant’s responsibility, rather than Landlord’s, to pay all Real Property TaxesassessedwithrespecttotheSBEAssessedProperty.ThepartiesacknowledgethatthetransferoftheresponsibilityforassessingtheBuildingfromtheCountyofAlamedatotheSBEshalloccuronthefirstdayofJanuaryfollowingthedateonwhichTenantfirstoccupiestheentireBuilding(the“Tax Responsibility Date”).TenantshallberesponsibleforsubmittinganyandallnecessaryformsanddocumentstotheSBE(andshallnotifyLandlordinwritingpromptlyaftersodoing),providedthatLandlord,atnoout-of-pocketexpensetoLandlord,shallcooperatewithTenantandtheSBEtotransfertheassessmentprocessintothejurisdictionoftheSBE.Tenant’sobligationtopayRealPropertyTaxesfortheSBEAssessedPropertyfortheperiodbetweentheCommencementDateandthedateonwhichtheTaxResponsibilityDateactuallyoccursshallbedeterminedasthoughthisSection5.8didnotexist,i.e., theBaseRentandtheEscalationRentshallbecalculatedasthoughRealPropertyTaxesareincludedtherein.

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5.8.2ThepartiesacknowledgethattheBaseRentsetforthinSection4.1includesabasetaxcomponentequaltotheRealPropertyTaxesallocabletosuchyearinwhichBaseRentispaid.Therefore,withrespecttosuchperiodsasanyportionofRealPropertyTaxesarepaidbyTenantpursuanttothisSection5.8,(i)Tenantshallbeentitledtoacredit(the“Tax Component Credit”)againstthemonthlyBaseRentinanamountequaltoone-twelfth(1/12)oftheRealPropertyTaxesfortheBaseYear; and(ii) theEscalationRentcalculationwill nolongerincludeRealPropertyTaxes.Tenant shall pay, without offset orcreditagainstrent,anypenaltiesorinterestincurredasaresultofthelatepaymentornon-paymentofanyRealPropertyTaxespayablebyTenant.

5.8.3SolongastheSBEAssessedPropertyshallbeassessedbytheSBE,Tenant,initssolediscretion,shallhavetherighttoappealtheamountofRealPropertyTaxes.

5.8.4BecauseTenantisobligatedtopaysomeoralloftheRealPropertyTaxestotheSBEinadvance,TenantmaypayRealPropertyTaxesallocabletotheperiodfollowingtheexpirationorearlierterminationofthisLease.RealPropertyTaxesallocabletotheperiodfollowingtheexpirationorearlierterminationofthisLeasearereferredtohereinas“Excess Tax Payments.”LandlordandTenantagreetoworktogethertopursuereimbursementfromSBEofanyExcessTaxPayments,andLandlordagreestoreimburseTenantforallExcessTaxPaymentsreceivedbyLandlordfromSBEpromptlyafterLandlord’sreceipt except to the extent that anyamounts duefromTenant to Landlordunder this Lease at suchtimeare overduein whichcase Landlordshall applysuchreimbursements from SBE to such overdue amounts. The obligations of Landlord and Tenant under this Section 5.8shall survive the expiration or earlierterminationofthisLease.

5.8.5Withrespectto(i)anyperiodpriortotheTaxResponsibilityDateand(ii)duringsuchtimeastheProjectshallnotbeassessedbytheSBE,thentheprovisionsofthisSection5.8shallnotapply.

5.8.6AnythinginthisLeasetothecontrarynotwithstanding,TenantshallhavenoobligationtopayanyRealPropertyTaxeswithrespectto any construction of any newbuilding or parking structure. If Tenant is required by lawto pay any such Real Property Taxes with respect to any such newconstruction,Landlordshallindemnify,defendandholdharmlessTenantwithrespecttoanysuchobligation.

5.9.EscalationRentafterDeliveryofPhaseATenant.NotwithstandinganythinginthisLeasetothecontrary,fromandaftertheDeliveryDateforthelastSub-PhaseofPhaseA,eachyearLandlordshalldelivertoTenantabudgetforthefollowingyearcontainingprojectedexpensesandresultingEscalationRentaswellascostsforafter-hourschargesandotheritemsbilledbyLandlorddirectlytoTenantandLandlordshallreasonablyconsidercommentsfromTenantonsuchbudgetsandthechangesthereto.

6. Impositions Payable by Tenant. Tenant shall pay all Impositions prior to delinquency. If billed directly, Tenant shall pay such Impositions andconcurrentlypresenttoLandlordsatisfactoryevidenceofsuchpayments.IfanyImpositionsarepayablebyLandlordorbilledtoLandlordorincludedinbillstoLandlordforRealPropertyTaxes,thenTenantshallpaytoLandlordallsuchamountswithinthirty(30)daysafterreceiptofLandlord’sinvoicetherefor.If

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applicable law prohibits Tenant from reimbursing Landlord for an Imposition, but Landlord may lawfully increase the Base Rent to account for Landlord’spaymentofsuchImposition,theBaseRentpayabletoLandlordshallbeincreasedtonettoLandlordthesamereturnwithoutreimbursementofsuchImpositionaswouldhavebeenreceivedbyLandlordwithreimbursementofsuchImposition.

7.UseofPremises.

7.1.PermittedUse.ThePremisesshallbeusedsolelyforthePermittedUseandfornootheruseorpurposewithoutLandlord’spriorwrittenconsent.

7.2.NoViolationofRequirements.Tenantshallnotknowinglydoorpermittobedone,orbringorkeeporpermittobebroughtorkept,inoraboutthePremises,oranyotherportionoftheProject,anythingwhich(i)isprohibitedby,willinanywayconflictwith,orwouldinvalidateanyRequirements;or(ii)wouldcauseacancellationofanyinsurancepolicycarriedbyLandlordorTenant,orgiverisetoanydefensebyaninsurertoanyclaimunderanysuchpolicyofinsurance, orincreasetheexistingrateoforadverselyaffect anyinsurancepolicycarriedbyLandlord,orsubjectLandlordtoanyliabilityorresponsibilityforinjurytoanypersonorproperty;or(iii)willinanywayunreasonablyobstructorinterferewiththerightsofothertenantsoroccupantsoftheProject,orinjureorannoythem.IfTenantdoesorpermitsanythingtobedonewhichincreasesthecostofanypolicyofinsurancecarriedbyLandlord,orwhichresultsintheneed,inLandlord’ssolebutreasonablejudgment,foradditionalinsurancetobecarriedbyLandlordorTenantwithrespecttoanyportionoftheProject,thenTenantshallreimburse Landlord, within thirty (30) days after Landlord’s demand, for any such additional premiums or costs, and/or procure such additional insurance, atTenant’ssolecostandexpense.InvocationbyLandlordofsuchrightshallnotlimitorprecludeLandlordfromprohibitingTenant’simpermissibleusethatgivesrisetotheadditionalinsurancepremiumorrequirementorfrominvokinganyotherrightorremedyavailabletoLandlordunderthisLease.Tenantshallnotbringinto thePremises or anyportionthereof, anyfurniture, fixtures and/or equipment, and/or makeanyAlterations to thePremises, the aggregate weight of whichwouldexceedthespecifiedliveloadcapacityoftheFloororFloorsonwhichthePremisesarelocated.

7.3.CompliancewithRequirements.

7.3.1Tenant’sObligations.Tenant,atitscostandexpense,shallpromptlycomplywithallRequirementsapplicabletoTenant’sparticularuseor occupancy(that is, other thangeneral office use) of, or business conductedin, the Premises, andshall maintain the Premises andall portions thereof incompliancewithallapplicableRequirements;provided,however,TenantshallnotberesponsibleformakinganystructuralchangestothePremisesunlesssuchchangesarenecessitatedby(i)Tenant’suseoroccupancyofthePremisesotherthanforgeneralofficeuse,orbusinessconductedbyTenanttherein,(ii)anyactsoromissionsofTenantorTenantParties(includinganyAlterations),or(iii)anEventofDefault,orLandlordmayelecttoperformsuchmodificationsatTenant’sexpense.Thejudgmentofanycourtofcompetentjurisdiction,ortheadmissionofTenantinanyactionorproceedinginvolvingTenant,whetherornotLandlordispartythereto,thatTenantisinnon-compliancewithanyRequirementshallbeconclusiveofthatfact.Inaddition,TenantshallmakeallmodificationstoanyportionoftheBuildingoutsidethePremises(includingwhetherstructuralorcapitalinnature),whichare

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necessitated,inwholeorinpart,by(i)Tenant’suseoroccupancyofthePremisesotherthanforgeneralofficeuse,orbusinessconductedin,thePremises,(ii)anyactsoromissionsofTenantoranyTenantParties,(iii)anyAlterations,or(iv)anEventofDefault,orLandlordmayelecttoperformsuchmodificationsatTenant’sexpense.

7.3.2 Landlord’sObligations. AsbetweenLandlordandTenant, Landlordshall beresponsible for compliance withall RequirementsrelatingtotheBuilding(otherthanthePremises),BuildingCommonArea,andBuildingSystems,providedthatcompliancewithsuchRequirementsisnotstatedto be the responsibility of Tenant under this Lease. Notwithstanding the foregoing, Landlord shall have the right to contest any alleged violation of anyRequirements ingoodfaith, including, withoutlimitation, theright toapplyforandobtainawaiveror deferment ofcompliance, theright toassert anyandalldefensesallowedbyapplicablelawandtherighttoappealanydecisions,judgmentsorrulingstothefullestextentpermittedbylaw.Landlord,afterpursuinganyappealsorcontestsasLandlordmaysoelect, willmakeatLandlord’scostandexpense,allrepairs, additions,alterationsorimprovementsnecessarytocomplywiththetermsofanyfinalorderorjudgmentprovidedthatsuchcostsandexpensesmaybeincludedinOperatingExpensestotheextentotherwisepermissibleunderthetermsofthisLease.

7.4.NoNuisance.Tenantshallnot(i)doorpermitanythingtobedoneinoraboutthePremises,oranyotherportionoftheBuildingortheProject,whichwouldinjureorunreasonablyannoy,orunreasonablyobstructorinterferewiththerightsof,LandlordorotheroccupantsoftheBuildingortheProject,orotherslawfullyinorabouttheBuildingortheProject;(ii)useorallowthePremisestobeusedinanymannerinappropriateforanofficebuildingcomparabletotheBuilding;or(iii)cause,maintainorpermitanynuisanceorwastein,onoraboutthePremises,oranyotherportionoftheBuildingortheProject.

7.5.EnvironmentalLaws;UseofHazardousMaterials.

7.5.1 Tenant’sObligations.Withoutlimitingthegeneralityof Section7.3 above,TenantandallotherTenantPartiesshallatalltimescomplywithallapplicableEnvironmentalLawswithrespecttotheuseandoccupancyofanyportionoftheBuildingortheProjectpursuanttothisLease.TenantandallotherTenantPartiesshallnotgenerate,store,handle,orotherwiseuse,orallow,thegeneration,storage,handling,oruseof,HazardousMaterialsinthePremisesortransportthesamethroughtheBuildingortheProject,exceptinaccordancewithEnvironmentalLawsandtheRulesandRegulations.IntheeventofareleaseofanyHazardousMaterialscausedby,orduetotheactorneglectof,TenantoranyotherTenantParties,TenantshallimmediatelynotifyLandlordandtakesuchremedialactionsasLandlordmaydirectinLandlord’ssolediscretionasnecessaryorappropriatetoabate,remediateand/orcleanupthesame.IfsoelectedbyLandlordbynoticetoTenant,LandlordshalltakesuchremedialactionsonbehalfofTenantatTenant’ssolecostandexpense.Inanyevent,Landlordshall have the right, without liability or obligation to Tenant, to direct and/or supervise Tenant’s remedial actions and to specify the scope thereof andspecifications therefor. Tenant and the other Tenant Parties shall use, handle, store and transport any Hazardous Materials in accordance with applicableEnvironmental Laws, and shall promptly notify Landlord of any notice of violation of Environmental Laws which it receives from any governmental agencyhavingjurisdiction.InnoeventshallLandlordbedesignatedasthe“generator”on,norshallLandlord

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beresponsibleforpreparing,anymanifestrelatingtoHazardousMaterialsgeneratedorusedbyTenantoranyotherTenantParties.

7.5.2 ExistingHazardousMaterials. Notwithstanding anything to the contrary in this Lease, Tenant shall not be responsible for anyHazardousMaterialsthatarefoundtobepresentinanyportionofthePremisespriortotheDeliveryDateofsuchportion(“Existing Hazardous Materials”);provided,however,ifandtotheextentthatLandlordadoptsanyOperationsandMaintenancePlan(“O&M Plan”)regardinganyHazardousMaterials(including,withoutlimitation,anyExistingHazardousMaterials),then,afterwrittennoticeofsuchO&MPlanisdeliveredtoTenant,then,totheextentapplicable,TenantshalladheretotheO&MPlan(asitmaybeamended,modifiedorsuperseded)asitappliestothePremisesandTenant’suseandoccupancythereofthroughouttheTerm; provided, however, any O&M Plan adopted by Landlord regarding Existing Hazardous Materials shall be consistent with the prior Operations andMaintenancePlandeliveredtoandreviewedbyTenantasthesamemayberevisedbyLandlordinLandlord’sreasonablediscretioninaccordancewithprudentindustrypracticesforcomparablebuildingswithsimilarExistingHazardousMaterials.

8.BuildingServicesandUtilities.

8.1. StandardTenantServices. Landlordshall provideservices customarily furnishedin Comparable Buildings duringBuildingStandardHoursexceptonBuildingHolidays(unlessotherwisestatedbelow),includingthefollowing:

8.1.1Subjecttolimitationsimposedbyallgovernmentalrules,regulationsandguidelinesapplicabletheretoandsubjecttothetermsandconditionsofSection8.3andSection8.4below,LandlordshallprovideheatingandairconditioningtothePremises(“HVAC”),duringBuildingStandardHoursexceptonBuildingHolidays.LandlordshallusecommerciallyreasonableeffortsinitsoperationandmaintenanceofHVACBuildingSystemstoallowTenant’sdistributionsystemsinthePremisesfollowingcompletionofTenantImprovementstomeetorexceedallrequirementssetforthintheVentilationforAcceptableIndoorAirQuality,fromtheAmericanSocietyofHeating,Refrigerating,andAir-conditionEngineers,Inc.(“ASHRAE”)Standards,including,butnotlimitedto,ASHRAEStandard55-2017(ThermalEnvironmental ConditionsforHumanOccupancy)andASHRAEStandard62.1-2019(VentilationforAcceptableIndoorAirQuality),andallassociatedaddendapublishedfromtimetotimebyASHRAEapplicabletotheaforementionedstandards.IfatanytimeduringtheTermtheAmericanSocietyofHeating,RefrigeratingandAir-ConditioningEngineersceasestoexist,thepartiesagreetosubstituteequivalentindustrystandards.

8.1.2 Landlord shall provide adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and incidental useequipmentthatare,asreasonablydeterminedbyLandlord,customarilyfurnishedinComparableBuildingsforthePermittedUseofthePremises. Tenantshallbearthecostofreplacementoflamps,startersandballastsfornon-BuildingstandardlightingfixtureswithinthePremisesinstalledbyTenantfollowingdeliveryoftheapplicableportionofthePremises.

8.1.3LandlordshallprovidehotandcoldwaterfromtheregularBuildingoutletsfordrinking,lavatoryandtoiletpurposesintheBuildingCommonAreas.

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8.1.4LandlordshallprovidejanitorialservicestothePremises,exceptforweekendsandthedateofobservationoftheBuildingHolidays,inandaboutthePremisesinamannerconsistentwithComparableBuildings.

8.1.5Landlordshallprovidenonexclusive,non-attendedautomaticpassengerelevatorservicetwenty-four(24)hoursperday,seven(7)daysperweek,everydayoftheyear.

8.1.6 LandlordshallprovidenonexclusivefreightelevatorservicesubjecttoschedulingbyLandlordandsubjecttoBuildingrulesandregulations.

8.1.7WindowwashingservicecustomaryinComparableBuildings,butataminimum,exteriorwindowwashingonceayearandinternalwindowwashingonceayear.

8.2.EnergyEfficiency.Landlordmayvoluntarilycooperateinareasonablemannerwiththeeffortsofgovernmentalagenciesand/orutilitysuppliersinreducingenergyorotherresourceconsumptionwithintheBuildingandtheProjectorinreducingotherenvironmentalimpacts.TenantagreesatalltimestocooperatefullywithLandlordandtoabidebyall reasonablerulesestablishedbyLandlord(i)inorderto(A)maximizetheefficientoperationoftheelectrical,heating,ventilatingandairconditioningsystemsandallotherenergyorotherresourceconsumptionsystemswithintheBuildingandtheProjectand/or(B)complywiththerequirementsandrecommendationsofutilitysuppliersandgovernmentalagenciesregardingsuchmatters,and(ii)inordertocontinueandcomplywithanySustainablePracticesoftheBuildingandtheProject.TenantshallnotbeentitledtoterminatethisLeaseortoanyreductioninorabatementofrentbyreasonofsuchcomplianceorcooperation.Inconnectionwiththeforegoing,atLandlord’srequest,TenantshallexecuteawrittenauthorizationandconsenttodisclosureofTenant’senergyusagerecordsintheformrequiredbyanyapplicableutilitycompanies(orasotherwisereasonablyrequestedbyLandlord)totheextentthatLandlordisrequiredtodisclosesuchinformationtothirdpartiespursuanttoCaliforniaorotherapplicablelaw.

8.3. Over-standard Tenant Use. Tenant shall not, without Landlord’s prior written consent, use heat-generating machines, machines other thannormalfractional horsepowerofficemachines, orequipmentorlightingthatmayaffect thetemperatureotherwisemaintainedbytheairconditioningsystemorincrease the water normally furnished for the Premises by Landlord pursuant to the terms of Section 8.1of this Lease. If Tenant uses water, heat or airconditioninginexcessofthatsuppliedbyLandlordpursuanttoSection8.1ofthisLease,orifTenantuseselectricityinexcessofthatcustomarilyusedbyothertenants of theBuildingor Project, as reasonably determinedbyLandlord, thenLandlordmayinstall devices to separately meter anyincreaseduseandin sucheventTenantshallpaytheincreasedcostdirectlytoLandlord,ondemand,attherateschargedbythepublicutilitycompanyfurnishingthesame,includingthecost of installing, testing and maintaining of such additional metering devices. Tenant’s use of electricity shall not exceed the capacity of the feeders to theBuilding or the risers or wiring installation. If Tenant desires to use heat, ventilation or air conditioning during hours other than those for which Landlord isobligatedtosupplysuchutilitiespursuanttothetermsofSection8.1ofthisLease,TenantshallgiveLandlordsuchpriornotice,ifany,asLandlordshallfromtimetotimeestablishasappropriate,ofTenant’sdesireduseinordertosupplysuchutilities,and

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Landlord shall supply such utilities to Tenant at such hourly cost to Tenant (which shall be treated as Additional Rent) as Landlord shall from time to timeestablish.

8.4. Interruption of Use. Except as expressly provided below in Section8.5, Tenant agrees that Landlord shall not be liable for damages, byabatement of Rent or otherwise, for failure to furnish or delay in furnishing any service (including telephone and telecommunication services), or for anydiminutioninthequalityorquantitythereof,whensuchfailureordelayordiminutionisoccasioned,inwholeorinpart,bybreakage,repairs,replacements,orimprovements,byanystrike,lockoutorotherlabortrouble,byinabilitytosecureelectricity,gas,water,orotherfuelattheBuildingorProjectafterreasonableefforttodoso,byanyriotorotherdangerouscondition,emergency,accidentorcasualtywhatsoever,byactordefaultofTenantorotherparties,orbyanyothercausebeyondLandlord’sreasonablecontrol;andsuchfailuresordelaysordiminutionshallnotbedeemedtoconstituteanevictionordisturbanceofTenant’suseandpossessionofthePremisesorrelieveTenantfrompayingRentorperforminganyofitsobligationsunderthisLease.Furthermore,Landlordshallnotbeliableunderanycircumstancesforalossof,orinjuryto,propertyorforinjuryto,orinterferencewith,Tenant’sbusiness,including,withoutlimitation,lossofprofits,howeveroccurring,throughorinconnectionwithorincidentaltoafailuretofurnishanyoftheservicesorutilitiesassetforthinthisArticle8.

8.5. AbatementEvents Notwithstanding the provisions of Section8.4above or any other provision of this Lease to the contrary, if Tenant ispreventedfromusing,anddoesnotuse,thePremisesoranyportionthereof,asaresultofanyfailurebyLandlordtoprovideelevatorserviceorsanitary,electrical,HVACor other essential systems serving the Premises or to provide ingress to and egress fromthe Building or Premises and if such failure is attributable toLandlord’s negligence or willful misconduct (or that of Landlord’s agents, employees or contractors), excepting Force Majeure (collectively referred to as an“Abatement Event”), then Tenant shall provide email notice to a designated Landlord representative of such Abatement Event (which email notice shall befollowedonthesameorthefollowingdaybywrittennoticetoLandlordofsuchAbatementEvent),andifsuchAbatementEventcontinuesfortwo(2)consecutivebusinessdaysaftersuchwrittennotice(the“Eligibility Period”),thenBaseRentandEscalationRentpayablehereundershallbeabatedorreduced,asthecasemay be, after expiration of the Eligibility Period for such time that Tenant continues to be so prevented from using, and does not use, the Premises, or theapplicableportionthereof,intheproportionthattherentableareaoftheportionofthePremisesthatTenantispreventedfromusinganddoesnotusebearstothetotalrentableareaofthePremises.Notwithstandingtheforegoing,fromandaftertheDeliveryDateforthelastSub-PhaseofPhaseA,an“AbatementEvent”shallincludeanyevent for whichLandlordactually receives proceeds of rent loss insurance to cover loss of BaseRent or Escalation Rent under this Lease andthe“EligibilityPeriod”shallcoverthenumberofdaysaftertheAbatementEventcoveredbysuchproceeds.

8.6. Provisionof Additional Services. If Tenant desires services in amounts additional to or at times different from those set forth inSection8.2above,oranyotherservicesthatarenotprovidedforinthisLease,Landlordshallprovidesuchservices,providedLandlordreservestherighttorequirethat(a)Tenant makea request for suchservices to Landlord with suchadvance notice as Landlord mayreasonably require, and(b) Tenant payLandlord’s reasonablechargesforsuchservices.

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8.7.UtilitiesandJanitorialServices.TenantshallbeseparatelychargedforTenant’sProportionateShareofallUtilitiesandJanitorialCostsduringtheTerm. If theBuildingis lessthanonehundredpercent (100%)occupiedduringanypart of anyyear duringtheTerm,Landlordshall makeanappropriateadjustmentofthevariablecomponentsofUtilitiesandJanitorialCosts,asreasonablydeterminedbyLandlordusingsoundcommercialrealestateaccountingandmanagement principles, to determinethe amount of Utilities andJanitorial Costs that wouldhavebeenincurredduringsuchyear if theBuildinghadbeenonehundred percent (100%) occupied during the entire year. Notwithstanding the foregoing, from and after the Delivery Date for the last Sub-Phase of Phase A,Tenantshallhavetherightbutnottheobligationtoperformitsownjanitorialand/orsecurityfunctionsforthePremisesatTenant’scostandexpenseand,duringanyperiodsthatTenantisperformingsuchfunctions,LandlordshallnotchargeTenantforanyamountsincurredwithrespecttosuchfunctionsforthePremises,butsecurityandjanitorialexpensesforCommonAreasandotherportionsoftheProjectshallcontinuetobeincludedinOperatingExpenses,andLandlordandTenantshallreasonablycooperateindeterminingthescopeofsecurityfunctionsperformedbyTenant.

9.RepairsandMaintenance.Tenantshall,atTenant’sownexpense,keepthePremises,includingallimprovements,fixturesandfurnishingstherein,ingoodorder, repair and condition at all times during the Lease Term, reasonable wear and tear, damage caused by casualty or Landlord or its employees, agents orcontractorsexcepted.Notwithstandingtheforegoing,Landlordshallmaintainingoodconditionandrepairandberesponsibleformaintenanceandrepairstotheexteriorwalls,foundationandroofoftheBuilding,thestructuralportionsofthefloorsoftheBuilding,theBuildingSystems,andothersystemsandequipmentofthe Building (excluding Tenant Systems), except to the extent that such repairs are required due to the negligence or willful misconduct of Tenant;provided,however,thatifsuchrepairsareduetothenegligenceorwillfulmisconductofTenant,LandlordshallneverthelessmakesuchrepairsatTenant’sexpense.SubjecttonoticerequirementsinSection19.1ofthisLease,Landlordmay,butshallnotberequiredto,enterthePremisesatallreasonabletimestomakesuchrepairs,alterations,improvementsoradditionstothePremisesortotheBuildingortoanyequipmentlocatedintheBuildingasLandlordshalldesireordeemnecessaryorasLandlordmayberequiredtodobygovernmentalorquasi-governmentalauthorityorcourtorderordecree.TheprovisionsofthisArticle9shallinnowaylimittherightofLandlordtochargetoTenant,aspartofOperatingExpenses,thecostsincurredbyLandlordinperformingmaintenanceandrepairsattheProperty.Inaddition, andnotwithstandinganythingto thecontrary containedherein, Landlordshall repair andmaintain (and, as required, replace) theTenant SystemsandTenantshallbeseparatelychargedforallcostsincurredbyLandlordinperformingsuchobligations.Tenantherebywaivesanyandallrightsunderandbenefitsofsubsection1ofSection1932andSections1941and1942oftheCaliforniaCivilCodeorunderanysimilarlaw,statute,orordinancenoworhereafterineffect.Inaddition,LandlordshallusecommerciallyreasonableeffortstocausetheParkingFacilityandRoofGardentobemaintainedingoodconditionandrepairduringtheTermofthisLease.

10.AlterationstoPremises.AllAlterationsshallbemadeinaccordancewiththestandardprocedures,specifications,anddetails(includingthestandardforconstructionandqualityofmaterialsintheBuilding)asthenreasonablyestablishedbyLandlord,includingallapplicableRequirements,andtheprovisionsofthisArticle10.

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10.1.LandlordConsent;Procedure.TenantshallnotmakeorpermittobemadeanyAlterationswithoutLandlord’spriorwrittenconsent,whichmaybegivenorwithheldinLandlord’sreasonablediscretion;provided, however,astoanyMinorAlterations,Landlord’sconsentshallnotberequiredbutsuchMinorAlterationsshallotherwisebemadeincompliancewiththerequirementsofthisArticle10,including,withoutlimitation,therequirementsofSection10.7below.

10.2.GeneralRequirements.

(a) AllAlterationsshall be designedandperformedbyTenantatTenant’scostandexpense; provided, however, thatifanyAlterationsrequireworktobeperformedoutsidethePremises,LandlordmayelecttoperformsuchworkatTenant’sexpense.

(b)ExceptforMinorAlterations,allAlterationsshallbeperformedonlybycontractors,engineersorarchitectsreasonablyapprovedbyLandlord,andshallbemadeinaccordancewithcompleteanddetailedarchitectural,mechanicalandengineeringplansandspecifications,totheextentapplicable,reasonablyapprovedinwritingbyLandlord.Landlordshallnotunreasonablywithholdordelayitsapprovalofanysuchcontractors,engineers,architects,plansorspecifications;provided, however,thatLandlordmayspecifycontractors,engineersorarchitectstoperformworkaffectingthestructuralportionsoftheBuildingortheBuildingSystems.TenantshallengageonlylaborthatisharmoniousandcompatiblewithotherlaborworkingintheBuildingandtheProject.IntheeventofanylabordisturbancecausedbypersonsemployedbyTenantorTenant’scontractor,Tenantshallimmediatelytakeallactionsreasonablynecessarytoeliminatesuchdisturbance.

(c) Except forMinorAlterations, prior tocommencement of theAlterations, Tenant shall deliver toLandlord(i) anybuildingorotherpermit required by Requirements in connection with theAlterations; and (ii) a copy of executed construction contract(s). In addition, Tenant shall require itsgeneralcontractortocarryandmaintainsuchinsuranceinconnectionwithsuchAlterationsasisreasonablyrequiredbyLandlordineachinstanceandtoprovideevidenceofsuchcoveragetoLandlord.

(d) Tenantshall giveLandlordatleast fifteen(15)days’priorwrittennoticeofthedateofcommencementofanyconstructiononthePremisestoaffordLandlordtheopportunityofpostingandrecordingappropriatenoticesofnon-responsibility.

(e) Tenant shall promptly commenceconstruction of Alterations, causesuchAlterations to beconstructed in a goodandworkmanlikemanner and in such a manner and at such times so that any such work shall not disrupt or interfere with the use, occupancy or operations of other tenants oroccupantsoftheBuildingandtheProject,andcompletethesamewithduediligenceassoonaspossibleaftercommencement.AlltrashwhichmayaccumulateinconnectionwithTenant’sconstructionactivitiesshallberemovedbyTenantatitsownexpensefromthePremises,theBuildingandtheProject.

10.3.Landlord’sRighttoInspect.Landlordoritsagentsshallhavetheright(butnottheobligation)toinspecttheconstructionofAlterations,andtorequirecorrectionsoffaultyconstructionoranymaterialdeviationfromtheplansforsuchAlterationsasapprovedby

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Landlord;provided, however, that no such inspection shall (i) be deemed to create any liability on the part of Landlord, or (ii) constitute a representation byLandlordthat theworksoinspectedconformswithsuchplansorcomplieswithanyapplicableRequirements, or (iii) giverisetoawaiver of, or estoppel withrespectto,Landlord’scontinuingrightatanytimeorfromtimetotimetorequirethecorrectionofanyfaultyworkoranymaterialdeviationfromsuchplans.Inaddition,undernocircumstancesshallLandlordbeliabletoTenantforanydamage,loss,costorexpenseincurredbyTenantonaccountofTenant’splansandspecifications,Tenant’scontractors,mechanicsorengineers,designorconstructionofanyAlteration,ordelayincompletionofanyAlteration.

10.4.Tenant’sObligationsUponCompletion.PromptlyfollowingcompletionofanyAlterations,totheextentcommerciallyreasonableinthecontextofsuchAlterations,Tenantshall(i)furnishtoLandlord“as-built”drawingsandspecificationsinCADformatshowingtheAlterationsasmadeandconstructedinthePremises,(ii)causeatimelynoticeofcompletiontoberecordedintheOfficeoftheRecorderoftheCountyofAlamedainaccordancewithCivilCodeSection3093oranysuccessorstatute,and(iii)delivertoLandlordevidenceoffullpaymentandunconditionalfinalwaiversofallliensforlabor,services,ormaterialsinexcessofTenThousandDollars($10,000.00)intheaggregate.

10.5.Repairs.IfanypartoftheBuildingSystemsshallbedamagedduringtheperformanceofAlterations,TenantshallpromptlynotifyLandlord,andLandlordmayelecttorepairsuchdamageatTenant’sexpense.Alternatively,LandlordmayrequireTenanttorepairsuchdamageatTenant’ssoleexpenseusingcontractorsreasonablyapprovedbyLandlord.

10.6.OwnershipandRemovalofAlterations.

(a)Ownership.AllAlterationsshallbecomeapartoftheBuildingandimmediatelybelongtoLandlordwithoutcompensationtoTenant,unlessLandlordconsentsotherwiseinwriting;provided, however,thatequipmentandmovablefurnitureshallremainthepropertyofTenant.

(b)Removal.IfrequiredbyLandlord,Tenant,priortotheexpirationoftheTermorterminationofthisLease,shall,atTenant’ssolecostandexpense, except for Minor Alterations, (i) removeanyor allAlterations, (ii) restore the Premises to the condition existing prior to the installation of suchAlterations,and(iii)repairalldamagetothePremisesortheBuildingcausedbytheremovalofsuchAlterations.Notwithstandinganythingtothecontraryinthepreceding sentence, Landlord shall advise Tenant at the time of Landlord’s approval of theAlterations, as to whether Tenant will be required to remove suchAlterationsupontheexpirationoftheTermorterminationofthisLease.IfTenantfailstoremove,restoreandrepairunderthisSection,thenLandlordmayremovesuchAlterationsandperformsuchrestorationandrepair,andTenantshallreimburseLandlordforthecostthereof.Subjecttotheforegoingprovisionsregardingremoval, all Alterations shall be Landlord’s property and at the expiration of the Term or termination of this Lease shall remain on the Premises withoutcompensationtoTenant.

10.7. MinorAlterations. Notwithstandinganyprovisionintheforegoingtothecontrary, Tenantmayconstruct MinorAlterationsinthePremiseswithoutLandlord’spriorwrittenconsent,butwithpriornotificationtoLandlord.BeforecommencingconstructionofMinor

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Alterations,TenantshallsubmittoLandlordsuchdocumentationasLandlordmayreasonablyrequiretodeterminewhetherTenant’sproposedAlterationsqualifyasMinorAlterations.ExcepttotheextentinconsistentwiththisSection10.7,MinorAlterationsshallotherwisecomplywiththeprovisionsofthisArticle10.AllreferencesinthisLeaseto“Alterations”shallmeanandincludeMinorAlterations,unlessspecifiedtothecontrary.

10.8.Landlord’sFee.InconnectionwithinstallingorremovingAlterations,LandlordmayretainthirdpartiestoreviewTenant’splans,specificationsand working drawings and/or to supervise the construction, installation or removal of Alterations from the Premises, in which event Tenant shall reimburseLandlordfortheactualandreasonablefeesandcostschargedbysuchthirdparties.

11.Liens.TenantshallkeeptheBuildingandtheProjectfreefromanyliensarisingoutofanyworkperformedorobligationsincurredbyorfor,ormaterialsfurnishedto,TenantpursuanttothisLeaseorotherwise.LandlordshallhavetherighttopostandkeeppostedonthePremisesanynoticespermittedorrequiredbylaworwhichLandlordmaydeemtobeproperfortheprotectionofLandlord,theBuilding,andtheProjectfromsuchliens.IfTenantdoesnot,withinten(10)daysfollowingthedemandbyLandlord,causesuchlientobereleasedofrecordorbondedagainst,andsuchfailureshallcontinueformorethanten(10)daysafterTenant’sreceiptofasecond(2nd)writtendemandfromLandlord,Landlordshallhave,inadditiontoallotherremediesprovidedhereinandbylaw,theright,butnottheobligation,tocausethesametobereleasedbyanymeansasLandlordshalldeemproper,includingbypaymentorsettlementoftheclaimgivingrisetosuch lien. All reasonable sums paid by Landlord for such purpose, and all reasonable expenses incurred by it in connection therewith (including, withoutlimitation,reasonablyattorneys’fees),shallbepayabletoLandlordbyTenant,asAdditionalRent,withinthirty(30)daysofdemand,togetherwithinterestattheInterest Rate fromthe date suchexpenses are incurred byLandlord to the date of the payment thereof byTenant to Landlord. Thebondpermitted under thisSectionshallbeissuedbyacompanyreasonablyacceptabletoLandlord.

12.DamageorDestruction.

12.1.ObligationtoRepair.ExceptasotherwiseprovidedinthisArticle12,ifthePremises,oranyotherportionoftheBuildingnecessaryforTenant’sultimateuseandoccupancyoftheultimatePremisesaredamagedordestroyedbyCasualty,Landlordshall,withinninety(90)daysafterLandlordobtainsactualknowledgeofsuchdamageordestruction(“Casualty Discovery Date”)orassoonthereafteraspossible,delivertoTenantanestimatepreparedbyareputablearchitect,contractororengineerselectedbyLandlordsettingforthsucharchitect’s,contractor’sorengineer’sestimateastothetimereasonablyrequiredtorepairsuchdamageordestruction(the“Restoration Estimate Notice”).IfsuchRestorationEstimateNoticestatesthatthenecessaryrepairscanbecompletedwithintwo(2)yearsafterthedateofdeliverytoTenantoftheRestorationEstimateNoticeandifLandlordreceivesinsuranceproceedssufficientforsuchpurposesolong as Landlord was carrying at a minimumrequired insurance hereunder this Lease (without considering any deductibles), then (a) Landlord shall promptlyproceedtorepairsuchdamagetosubstantiallythesameconditionexistingimmediatelypriortosuchdamageordestruction,subjecttoSection12.5below,totheextentcommerciallyreasonableandaspermittedbyandsubjecttothenapplicableRequirements;(ii)thisLeaseshallremaininfullforceandeffect;and(iii)totheextentsuchdamageordestructiondidnotresult

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fromthenegligenceorwillfulactoromissionofTenantoranyotherTenantParties,BaseRentshallabatetotheextentthattheamountthereofiscompensatedforandrecoverablefromtheproceedsofrentalabatementorbusinessinterruptioninsurancemaintainedbyLandlord,forsuchpartofthePremisesrenderedunusablebyTenant in the conduct of its business duringthe timesuchpart is sounusable, in the proportionthat the rentable area containedin the unusable part of thePremisesbearstothetotalrentableareaofthePremises.

12.2.Landlord’sElection.IftheRestorationEstimateNoticestatesthatthenecessaryrepairscannotbecompletedwithintwo(2)yearsafterthedateofdeliverytoTenantoftheRestorationEstimateNoticeorifinsuranceproceedsareinsufficientforsuchpurposesolongasLandlordwascarryingataminimumrequired insurance hereunder this Lease (without considering any deductibles), or if Landlord does not otherwise have the obligation to repair or restore thedamageordestructionpursuant toSection12.1, then in anysuchevent Landlord mayelect, within thirty (30) days after delivery to Tenant of the RestorationEstimate Notice, to (i) terminate this Lease, or (ii) repair the Premises or the portion of the Project necessary for Tenant’s use and occupancy of the ultimatePremisespursuanttotheapplicableprovisionsofSection12.1above.IfLandlordterminatesthisLease,thenthisLeaseshallterminateasofthedatespecifiedinLandlord’snotice. Notwithstandingtheforegoing,if Landlordelects toterminatethisLeasebutpriortotheeffectivenessofsuchtermination, TenantelectstoexerciseitsrightsunderthetermsofArticle31,then,upontheconsummationofTenant’spurchaseoftheProperty, Landlordshall assignall unpaidinsuranceproceedsasaresultofsuchCasualty(excludingrentalinterruptioninsuranceforperiodspriortotheClosingDate)toTenant,andTenantshallreceivetheCasualtyCreditasdescribedinSection31.9(c).

12.3.Tenant’sElection.IfLandlordhasnotterminatedthisLeaseasprovidedabove,ordoesnothavetherighttodoso,andtheRestorationEstimateNoticestatesthatthenecessaryrepairscanbecompletedwithintwo(2)yearsafterthedateofdeliverytoTenantoftheRestorationEstimateNotice,thenTenantshallnothavetherighttoterminatethisLease;provided,howeverthatifLandlordhasnotterminatedthisLeaseasprovidedabove,andtheRestorationEstimateNoticestatesthatthenecessaryrepairscannotbecompletedwithintwo(2)yearsafterthedateofdeliverytoTenantoftheRestorationEstimateNotice,oriftheinsurancerequiredtobemaintainedbyLandlordunderthisLeaseisinsufficienttorestoretheBuilding(includingbyvirtueofanydeductiblethatisnotincludedintheCasualtyCredit),Tenant,bywrittennoticetoLandlorddeliveredwithinthirty(30)daysafterthedateofdeliverytoTenantoftheRestorationEstimateNotice,mayelecttoterminatethisLease,inwhicheventthisLeaseshallterminateonthedatesetforthinTenant’sterminationnoticeasifsuchdateweretheExpirationDatesetforthherein.

12.4.CostofRepairs.SubjecttotheprovisionsofthisArticle12,LandlordshallrepairtheBuildingandallimprovementsinthePremises,otherthanAlterations. Tenant shall paythe cost to repairAlterations. Tenant shall be responsible to replace or repair, at Tenant’s cost andexpense, Tenant’s furniture,equipment,tradefixturesandotherpersonalpropertyinthePremises.Tenantshallberesponsibleforinsuringonehundredpercent(100%)ofthecostofrepairandreplacementunderthisSection12.4andshallprovideevidenceofsuchinsurancetoLandlorduponrequestfromLandlord.

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12.5.DamageatEndofTerm.NotwithstandinganythingtothecontrarycontainedinthisArticle12,ifthePremises,oranymaterialportionthereoforoftheBuilding,aredamagedordestroyedbyCasualtywithinthelasttwelve(12)months oftheTerm,thenLandlordshallhavetheright,initssolediscretion,toterminatethisLeasebynoticetoTenantgivenwithinninety(90)daysaftertheCasualtyDiscoveryDate.SuchterminationshallbeeffectiveonthedatespecifiedinLandlord’snoticetoTenant,butinnoeventlaterthantheendofsuchninety(90)dayperiod.

12.6.WaiverofStatutes.TherespectiverightsandobligationsofLandlordandTenantintheeventofanydamagetoordestructionofthePremises,oranyotherportionoftheBuildingaregovernedexclusivelybythisLease.Accordingly,Tenantherebywaivestheprovisionsofanylawtothecontrary,includingCaliforniaCivilCodeSections1932(2)and1933(4),providingfortheterminationofaleaseupondestructionoftheleasedproperty.

13.EminentDomain.

13.1.EffectofTaking.ExceptasotherwiseprovidedinthisArticle13,ifalloranypartofthePremisesistakenasaresultoftheexerciseofthepowerofeminentdomainorcondemnedforanypublicorquasi-publicpurpose,orifanytransferismadeinavoidanceofsuchexerciseofthepowerofeminentdomain(collectively,“taken”ora“taking”),thisLeaseshallterminateastothepartofthePremisessotakenasoftheeffectivedateofsuchtaking.OnatakingofaportionofthePremises,TenantshallhavetherighttoterminatethisLeasebynoticetoLandlordgivenwithinsixty(60)daysaftertheeffectivedateofsuchtaking, if theportionof thePremises takenis of suchextent andnature soas to materially impair Tenant’s business useof thebalanceof thePremises. Suchterminationshallbeoperativeasoftheeffectivedateofthetaking.UponatakingofthePremiseswhichdoesnotresultinaterminationofthisLease(otherthanastothepartofthePremisessotaken),theBaseRentshallthereafterbereducedasoftheeffectivedateofsuchtakingintheproportionthattherentableareaofthePremisessotakenbearstothetotalrentableareaofthePremises.

13.1.1 Taking Before Closing. NotwithstandingSection13.1, if, prior to the Closing Date (as defined inArticle31), proceedings arecommencedfor thetakinganamount of theBuildingwhichwouldleavetheremainingPremises (i) constitutingof less thanSixHundredThousand(600,000)rentablesquarefeet,(ii)withlessthantherequiredparkingspacesasrequiredbyapplicableRequirements,or(iii)otherwisemateriallyadverselyaffectaccesstothe Building or the Premises, then Tenant shall have the right, by giving notice to Landlord within thirty (30) days after Landlord gives notice of thecommencement of such proceedings to Buyer, to terminate this Lease, in which event this Lease shall terminate. If, before the Closing Date, proceedings arecommencedforthetakingbyexerciseofthepowerofeminentdomainoflessthansuchamaterialpartoftheProperty,orifTenanthastherighttoterminatethisAgreementpursuanttotheprecedingsentencebutTenantdoesnotexercisesuchright, thenthisLeaseshall remaininfull forceandeffect and,ontheClosingDate,thecondemnationaward(or,ifnottheretoforereceived,therighttoreceivesuchaward)payabletoLandlordonaccountofthetakingshallbecreditedtoTenant.LandlordshallgivenoticetoTenantreasonablypromptlyafterLandlord’sreceivingnoticeofthecommencementofanyproceedingsforthetakingbyexerciseofthepowerofeminentdomainofalloranypartoftheProperty.Ifnecessary,the

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Closing Date shall be postponed until Seller has given any notice to Tenant required by thisSection13.1and the period of thirty (30) days described in thisSection13.1.1hasexpired.

13.2.CondemnationProceeds.ExceptasisprovidedinSection13.1.1,allcompensationawardedorreceivedinconnectionwithatakingshallbethepropertyofLandlord,andTenantherebyassignstoLandlordanyandallelementsofsaidcompensationwhichTenantwould,intheabsenceofsaidassignment,have been entitled to receive. Specifically, and without limiting the generality of the foregoing, said assignment is intended to include: (i) the “bonus value”representedbythedifference,ifany,betweenRentunderthisLeaseandmarketrentfortheunexpiredTermofthisLease,(ii)thevalueofimprovementstothePremises,whethersaidimprovementswerepaidforbyLandlordorbyTenant,(iii)thevalueofanytradefixtures,and(iv)thevalueofanyandallotheritemsandcategoriesofpropertyforwhichpaymentofcompensationmaybemadeinanysuchtaking.Notwithstandingtheforegoing,TenantshallbeentitledtoreceiveanyawardofcompensationforlossofordamagetothegoodwillofTenant’sbusiness(butonlytotheextentthesamedoesnotconstitute“bonusvalue”),interruptionofordamagetoTenant’sbusinessorascompensationforTenant’spersonalproperty,andforanymovingorrelocationexpenseswhichTenantisentitledunderthelawtorecoverdirectlyfromthepublicagencywhichacquiresthePremisesprovidedthatsuchclaimdoesnotimpairLandlord’sclaim.

13.3. RestorationofPremises. Ona taking of the Premises which does not result in a termination of this Lease (other than as to the part of thePremises so taken), Landlord shall restore the Premises to substantially the condition existing immediately before such taking, to the extent commerciallyreasonableandaspermittedbyandsubjecttothenapplicableRequirements.Landlordshallperformsuchrestorationinaccordancewiththeapplicableprovisionsandallocationofresponsibilityforrepair andrestorationofthePremisesondamageordestructionpursuanttoArticle12above,andbothpartiesshalluseanyawardsreceivedbysuchpartyattributabletothePremisesforsuchpurpose.

13.4.TakingatEndofTerm.NotwithstandinganythingtothecontrarycontainedinthisArticle13,ifthePremises,oranyportionthereoforoftheBuilding,aretakenwithinthelasttwelve(12)monthsoftheTerm,thenLandlordshallhavetheright,initssolediscretion,toterminatethisLeasebynoticetoTenantgivenwithinninety(90)daysafterthedateofsuchtaking.SuchterminationshallbeeffectiveonthedatespecifiedinLandlord’snoticetoTenant,butinnoeventlaterthantheendofsuch90-dayperiod.

13.5. TenantWaiver. The rights and obligations of Landlord and Tenant on any taking of the Premises or any other portion of the Building aregovernedexclusivelybythisLease.Accordingly,Tenantherebywaivestheprovisionsofanylawtothecontrary,includingCaliforniaCodeofCivilProcedureSections1265.120and1265.130,oranysimilarsuccessorstatute.

14.Insurance.

14.1.LiabilityInsurance.SubjecttoTenant’srighttoself-insuresetforthinSection14.4below,Tenant,atitscostandexpense,shallprocureandmaintain,fromtheLeaseDateandthroughouttheTerm,thefollowinginsurance:

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14.1.1CommercialGeneralLiabilityInsurance.Tenantshallmaintainapolicy(ies)ofcommercialgeneralliabilityinsurancewrittenonan“occurrence”basis,withlimitsofliability,peroccurrenceandintheaggregate,ofnotlessthanFiveMillionDollars($5,000,000.00).Suchpolicy(ies)shallcover bodily injury, property damage, personal injury, and advertising injury arising out of or relating (directly or indirectly) to Tenant’s business operations,conduct,assumedliabilities,oruseoroccupancyofthePremises,theBuilding,ortheProject,andshallincludeallthecoveragestypicallyprovidedbytheBroadForm Commercial General Liability Endorsement, including broad form property damage coverage (which shall include coverage for completed operations).Tenant’sliabilitycoverageshallfurtherincludepremises-operationscoverage,productsliabilitycoverage(ifapplicable),products-completedoperationscoverage,and blanket contractual coverage. It is the parties’ intent that Tenant’s contractual liability coverage provides coverage to the maximumextent possible withrespecttoliabilityassumedbyTenantundertheindemnificationprovisionofthisLease.

14.1.2Tenant’sWorkers’CompensationandEmployerLiabilityCoverage.Tenantshallmaintainworkers’compensationinsuranceasrequired by law and employer’s liability insurance with limits of no less than One Million Dollars ($1,000,000.00) each accident, One Million Dollars($1,000,000.00)eachemployee,andOneMillionDollars($1,000,000.00)policylimit

14.1.3 Tenant’sPropertyInsurance. Tenant shall maintain property insurance coverage for all office furniture, trade fixtures, officeequipment,merchandise,andallotheritemsofTenant’spropertyin,on,at,oraboutthePremises,theBuildingandtheProject.Suchpolicyshall(i)bewrittenona“allrisk”(special-causes-of-loss)policyformoranequivalentform,(iii)includeearthquakesprinklerleakagecoverage.

14.1.4BusinessInterruption,LossofIncome,andExtraExpenseCoverage.Tenantshallmaintainbusinessinterruption,lossofincome,andextraexpenseinsurancecoveringalllossofincomeandchargesandcostsincurredarisingoutofallperils,failures,orinterruptions,includinganyfailureorinterruptionofTenant’sbusinessequipment(including,withoutlimitation,telecommunicationsequipment),andthepreventionof,ordenialofuseoforaccessto,allorpartofthePremises,theBuilding,ortheProject,asaresultofthoseperils,failures,orinterruptions.Thebusinessinterruption,lossofincome,andextraexpensecoverageshallprovidecoveragefornolessthantwelve(12)monthsandshallbecarriedinamountsnecessarytoavoidanycoinsurancepenaltythatcouldapply.Thebusinessinterruption,lossofincomeandextraexpensecoverageshallbeissuedbytheinsurerthatissuesTenant’spropertyinsuranceunderSection14.1.3above.

14.1.5OtherTenantInsuranceCoverage.Landlordreservestheright,butnotmoreoftenthanonceeverythree(3)yearsanduponnotlessthanthirty(30)days’priorwrittennotice(butnotinanyeventpriortotheexpirationofthePurchaseOptionPeriod),torequireTenant,atTenant’ssolecostandexpense,toprocureandmaintainothertypesofinsurancecoverageand/orincreasetheinsurancelimitssetforthaboveif(i)Landlordinitsreasonablediscretiondeterminesthatsuchothertypesofinsuranceand/orincreasedlimitsareconsistentwiththethen-currentinsurancerequirementsapplicabletomajortenantsleasingspaceinComparableBuildings,and(ii)Landlord’slenderrequiresthatTenantprocureandmaintainsuchothertypesofinsurancecoverageand/orincreasetheinsurancelimits.

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14.2.FormofPolicies.TheminimumlimitsofpoliciesandTenant’sprocurementandmaintenanceofsuchpoliciesdescribedinSection14.1shallinnoeventlimittheliabilityofTenantunderthisLease.AllinsurancerequiredbythisArticle14(excludinganyamountsself-insuredpursuanttoSection14.4)shallbeissuedonanoccurrencebasisbysolventcompaniesqualifiedtodobusinessintheStateofCalifornia,andwithaBest&CompanyratingofA:VIIIorbetter.AnyinsurancepolicyunderthisArticle14(excludinganyamountsself-insuredpursuantto Section14.4)maybemaintainedundera“blanketpolicy,”insuringotherpartiesandotherlocations,solongastheamountandcoveragerequiredtobeprovidedhereunderisnottherebydiminished.).TenantshallprovideLandlordacertificateofeachpolicyofinsurancerequiredhereunderoraletterofself-insurance.TenantshalldeliversuchcertificatesorlettertoLandlordwithinthirty(30)daysaftertheLeaseDate,butinnoeventlaterthanthedatethatTenantoranyotherTenantPartiesfirstenterthePremisesand,uponrenewal,notfewerthanten(10)dayspriortotheexpirationofsuchcoverage.AllTenant’sliabilityinsurance(excludinganyamountsself-insuredpursuanttoSection14.4)shallprovide(i)thatLandlord,Landlord’smanagingagent(TMGPartnersR.E.,LLC),anyEncumbrancer,andanyotherpersondesignatedbyLandlordwhichhasaninterestintheBuildingortheProject,isdesignatedasanadditionalinsuredwithoutlimitationastocoverageaffordedundersuchpolicy;(ii)forseverabilityofinterestsorthat acts or omissions of one of the insureds or additional insureds shall not reduce or affect coverage available to any other insured or additional insured (ifavailable);(iii)thattheaggregateliabilityappliessolelytotheProject;and(iv)thatTenant’sinsuranceisprimaryandnoncontributorywithanyinsurancecarriedby Landlord. All Tenant’s insurance shall provide that the insurer agrees not to cancel the policy without at least thirty (30) days’ prior written notice to alladditionalinsureds(exceptintheeventofacancellationasaresultofnonpayment,inwhicheventtheinsurershallgivealladditionalinsuredsatleastten(10)days’priornotice).TenantshallnotifyLandlordwithinten(10)daysafteranymaterialmodificationofanypolicyofinsurancerequiredunderthisArticle.

14.3.[IntentionallyOmitted.].

14.4.Tenant’sSelf-Insurance.Inlieuofthird-partyinsurance,Tenantshallhavetherighttoself-insurealloftheinsuranceTenantisrequiredtocarrypursuanttoSection14.1,subjecttoApplicableLaws.Fortheavoidanceofdoubt,theterm“self-insure”shallmeanTenantisitselfactingasthoughitweretheinsurancecompanyprovidingtheinsurancerequiredundertheprovisionsofthisLeaseandTenantshallpayanyamountsdueinlieuofinsuranceproceedsbecauseofself-insurance,whichamountsshallbetreatedasinsuranceproceedsforallpurposesunderthisLease.Ifaneventorclaimoccursforwhichadefenseand/orcoveragewouldhavebeenavailablefromtheinsurancecompanyissuinginsuranceforwhichTenantisrequiredtomaintainpursuanttoSection14.1hereofandTenanthasself-insuredwithrespecttosuchrequiredinsurance,Tenantshall,totheextentrequiredunderthisLease,(i)undertakethedefenseofanysuchclaim,includingadefenseofLandlordatTenant’ssolecostandexpense;and(ii)useitsownfundstopayanyclaimorreplaceanypropertyorotherwiseprovidethefundingthatwouldhavebeenavailablefrominsuranceproceedsbutforsuchelectionbyTenanttoself-insure.Notwithstandingtheforegoing,therighttoself-insuredescribedinthisSectionshall onlyapplysolongasTenantistheOriginalTenantandwhollyownedbyPG&ECorporation,acompanythatispubliclytradedontheNYSEor,subjecttoobtainingLandlord’sreasonableapproval,TenantisaPermittedTransfereethatmaintainsaself-insuranceprogram

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similartotheself-insuranceprogramofOriginalTenantwithsimilarregulatoryrecoverytreatment.

14.5.Landlord’sInsurance.Landlordshall,atalltimesduringtheTermofthisLease,procureandcontinueinfullforcethefollowinginsurance:

14.5.1 All-Risk. Special form causes of loss (“all-risk” and also known as “special form perils”) insurance (including boiler andmachinery/equipmentbreakdowninsurance,andterrorisminsurance)insuringagainstlossfromphysicaldamagetotheBuildingandtheProject,includingallBaseBuilding Work, Landlord’s Work and Tenant Improvements conducted pursuant to the Work Letter and all other subsequent Alterations to the Premises (ashereinafterdefined),andLandlord’sequipmentandmachineryintheBuilding,asthesamemayexistfromtimetotime),theCommonAreas,andtheProjectinanamount equal to the full replacement cost thereof (includingfoundations, footings, andundergroundinstallations), andincludinginflation guardprotection andcoveragefordebrisremovalandenforcementofRequirementsregulatingconstruction.

14.5.2 CGLInsurance. Commercial General Liability Insurance against claimsfor bodily injury, personal injury, death andpropertydamage based upon, involving or arising out of the ownership, use, occupancy or maintenance of the Building, the CommonAreas, the Project, and all areasappurtenant thereto. Such insurance shall be on an occurrence basis, providing One Million Dollars ($1,000,00.00) per occurrence and Two Million Dollars($2,000,000.00)inaggregate.Suchinsuranceshallcoveratleastthefollowinghazards:(1)premisesandoperations;(2)productsandcompletedoperationsonan“ifany”basis;and(3)ContractualLiabilityasdefinedintheCGLpolicy.

14.5.3Umbrella/ExcessLiability.LandlordshallmaintainExcess/UmbrellaLiabilityinsuranceintheamountof,nolessthanTenMillionDollars($10,000,000.00)peroccurrenceandinaggregatecoveringclaimsarisingoutoftheownershipuse,occupancyormaintenanceoftheBuilding,CommonAreas,theProject,andallareasappurtenantthereto.

14.5.4 EarthquakeInsurance.EarthquakeinsuranceagainstlossfromphysicaldamagetotheBuilding,includingLandlord’sWorkandTenantImprovementsconductedpursuanttotheWorkLetterandAlterationstothePremisesotherthanspecialtyAlterationsorAlterationsthatareforusesotherthan general office use, in an amount no less than the full replacement value of the Project times the probable maximum loss for the Building, subject to adeductibleorself-insuredretentionthatdoesnotexceedtenpercent(10%)ReplacementCostperBuilding/Unit.

14.5.5 OrdinanceandLawInsurance.Ordinanceorlawcoveragetocompensateforthecostofdemolition(uptotenpercent(10%)ofbuildingvalue)andrebuildingoftheundamagedportionoftheProperty(fulllimitperbuildingvalue)orBuildingalongwithanyincreasedcostofconstruction(uptotenpercent(10%)ofBuildingvalue),inanamountnolessthanthefullreplacementvalueoftheProject.

14.5.6 Builder’s Risk Insurance. At all times while Base Building Work, Landlord’s Work and Tenant Improvements are ongoing,Builder’sriskcompletedvalueform

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insurance for the full value of the construction contracts for Base Building Work, Landlord’s Work, andTenant Improvements, plus all increased constructioncosts and recurring soft costs value, plus loss of income or delay in completion coverage with no time limitation and no extended period of indemnity, andextendedtocoverallmaterials,equipment,temporarystructures,machineryandsuppliesasincludedintheestimatedconstructionvalues,whetheronsite,intransit(with a minimumsublimit of $5,000,000.00) or stored off-site (with a minimumsublimit of $5,000,000.00) and including undergroundproperty (1) on a non-reportingbasis,(2)includingpermissiontooccupytheBuilding,(3)withanagreedamountendorsementwaivingco-insuranceprovision,orconfirmationthatco-insurancedoesnotapply;and(4)namingLandlord,thegeneralcontractorandsubcontractorsasnamedinsureds.

14.5.7UmbrellaInsurance.AtalltimeswhileBaseBuildingWork,Landlord’sWorkandTenantImprovementsareongoing,Generalandexcess/umbrella liability insurance in the amount no less than Seventy Five Million and No/100 Dollars ($75,000,000.00) per occurrence and in the aggregatecovering claims related to construction operations at the Building. Such coverage can be provided by either the Landlord or applicable general contractorperformingsuchconstructionactivitiesorinanycombinationsolongaspoliciesdonotcontainanyconstruction,or“XCU”exclusions,andincludesawaiverofsubrogationinfavorofTenant.Iftheliabilitycoveragesareprovidedbythegeneralcontractor,thenLandlordshallalsoberequiredtocarrycoverageonanamedinsuredbasisforaminimumofFiveMillionandNo/100Dollars($5,000,000.00)peroccurrenceandintheaggregate.Suchcoveragemaybefulfilledvialiabilityinsurance as required above or an Owner Controlled Insurance Program(OCIP) or Contractor Controlled Insurance Program(CCIP) and shall be endorsed toprovideproductsandcompletedoperationsinsurancecoverageforaperiodextendingthroughthestatuteoflimitationsand/orreposeintheStateofCaliforniaandshallincludeTenant,itssuccessorsand/orassignsasanadditionalinsuredforon-goingandcompletedoperationsonaprimaryandnon-contributorybasiswithrespecttoanyinsuranceorself-insurancecarriedbyTenant.Requiredlimitsmaybefulfilledviaacombinationofprimaryandexcessliabilitypolicies.

14.5.8PollutionandRemediationInsurance.Contractor’sPollutionLiability(“CPL”)insurancecoveringpollutioneventscausedbyorarising from construction activities, whether occurring at or away from the Building (i.e., “non-owned disposal site” coverage). The CPL policy shall covercleanup,whetheron-siteoroff-site,aswellasbodilyinjuryandpropertydamage.TheCPLshallbewrittenwithaperoccurrenceandaggregatelimitofnolessthanTenMillionandNo/100Dollars($10,000,000.00).SuchpolicyshallbeinplaceduringconstructionoftheBaseBuildingWork,Landlord’sWorkandTenantImprovementsandforaperiodofatleastseven(7)yearspostSubstantialCompletionofall Sub-PhasesandincludeTenantitssuccessorsand/orassignsasanadditionalinsuredonaprimaryandnon-contributorybasis.

14.5.9 Worker’s Compensation Insurance. At all times prior to completion and delivery of all Sub-Phases, workers’ compensationinsuranceforthoseperformingconstructionactivitieson,inorabouttheBuilding(thegeneralcontractorandsubcontractorsofalltiers)subjecttothestatutorylimitsoftheStateofCalifornia,andemployer’sliabilityinsurancewithalimitofatleastOneMillionandNo/100Dollars($1,000,000.00)peraccidentandperdiseaseperemployee(withsuchexceptionsasallowedintheconstructionagreement).

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14.5.10VehicleInsurance.AtalltimeswhileBaseBuildingWork,Landlord’sWorkandTenantImprovementsareongoing,AutomobileliabilityinsurancewithacombinedsinglelimitofOneMillionandNo/100Dollars($1,000,000.00)coveringallvehiclesbeingusedwithrespecttoanyworkoroperationsonorabouttheBuilding(suchcoveragemaybeprovidedbythegeneralcontractorandallapplicablesubcontractors)onaprimaryandnon-contributorybasiswithrespecttoanyinsuranceorself-insurancecarriedbyTenant.

14.5.11ErrorsandOmissionsInsurance.ProfessionalLiabilityorE&Oinsurancecoverageisrequiredofallfirmsengagedinadesign-buildcapacityinconnectionwiththeBaseBuildingWork,theLandlord’sWorkandtheTenantImprovementsintheamountofatleastOneMillionandNo/100Dollars($1,000,000.00)perclaimandintheaggregate.

14.5.12 Landlord’sInsurance. All insurance required to be carried by Landlord shall be issued by reputable insurance companiesauthorizedtodobusinessintheStateofCaliforniahavingaratingofatleastA-,VIIIinthemostcurrentissueof“AMBest’sInsuranceGuide.”Landlordshallusecommerciallyreasonableeffortstoobtainallsuchinsuranceatcompetitiverates.ThePoliciesprovidedfororcontemplatedbySections14.5.2and14.5.3shallname Landlord as the insured and Tenant (and its successors and/or assigns) as additional insured. All policies provided for in this Section14.5shall containclausesorendorsementstotheeffectthat,orotherwiseprovidethatthepoliciesshallnotbecanceledwithoutatleastthirty(30)days’noticetoTenant,exceptfornon-paymentofpremiumwhichshallbeten(10)days.AnyblanketinsurancepolicyshallprovideforthebenefitoftheBuildingtheamountofcoveragefromtimeto timerequired hereunder andshall otherwise provide the sameprotection as would a separate policy insuring only the Building in compliance with theprovisionsofthisSection14.5.

14.5.13Certificates.LandlordshallcausetobedeliveredtoTenant,fromtimetotimeuponTenant’srequest(butnotmorefrequentlythanone (1) time during any twelve (12) month period) certificates evidencing the existence and amounts of, the insurance required to be maintained by Landlordhereunder.

14.5.14 Construction-Related Insurance. The parties agree that the insurance described in Sections 14.5.5 through 14.5.11above isexclusivelyrelatedtoworkbeingperformedundertheWorkLettersandthecostsofsuchinsuranceshallbeallocatedamongthefourscopes(Landlord’sWork,TenantImprovements,BaseBuilding,andSeismic)onaproratabasisbasedoncontractamountsofeachscope,withLandlordresponsibleforcostsattributedtoLandlord’sWorkandBaseBuilding,andTenantresponsibleforcostsattributedtoTenantImprovementsandSeismic).

15.WaiverofSubrogationRights.Eachparty,foritselfand,withoutaffectinganyinsurancemaintainedbysuchparty,onbehalfofitsinsurer,releasesandwaivesanyrighttorecoveragainsttheotherparty,includingofficers,employees,agentsandauthorizedrepresentatives(whetherincontractortort)ofsuchotherparty,thatariseorresultfromanyandalllossofordamagetoanypropertyofthewaivingpartylocatedwithinorconstitutingpartoftheBuilding,includingthePremises,totheextentofamountspayableunderastandardISOCommercialPropertyinsurancepolicy,orsuchadditionalpropertycoverageasthewaivingpartymaycarry(withacommerciallyreasonabledeductible),whetherornotthepartysufferingthelossor

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damageactuallycarriesanyinsurance,recoversunderanyinsuranceorself-insuresthelossordamage. Eachpartyshall havetheirpropertyinsurancepoliciesissuedinsuchformastowaiveanyrightofsubrogationasmightotherwiseexist.ThismutualwaiverisinadditiontoanyotherwaiverorreleasecontainedinthisLease.NothinginthissectionshallwaiveTenant’srightsagainstLandlordevenifTenantisself-insuring.

16.Tenant’sWaiverofLiabilityandIndemnification.

16.1.WaiverandRelease.TothefullestextentpermittedbyRequirements,neitherLandlordnoranyofLandlord’semployees,agents,contractors,licensees, invitees, representatives, officers, directors, shareholders, partners, andmembers (together, the“Indemnitees”) shall beliable toTenant or anyotherTenantPartiesfor,andTenantwaivesasagainstandreleasesLandlordandtheotherIndemniteesfrom,anyandallClaimsforlossordamagetoanypropertyorinjury,illnessordeathofanypersonin,uponoraboutthePremisesand/oranyotherportionoftheBuildingortheProject,arisingatanytimeandfromanycausewhatsoever;provided,however,theforegoingwaivershallnotapplytotheextentthataClaimisproximatelycausedbyanIndemnitee’sfraud,grossnegligence,orwillfulmisconduct.TheforegoingwaivershallnotapplytotheextentthatafinaljudgmentofacourtofcompetentjurisdictionestablishesthataClaimagainstanIndemniteewasproximatelycausedbysuchIndemnitee’sfraud,willfulinjurytopersonorproperty,orviolationofRequirements.Inthatevent,however,thewaiverunderthisSection16.1shallremainvalidforallotherIndemnitees.TheprovisionsofthisSection16.1shallsurvivetheexpirationorearlierterminationofthisLeaseuntilallClaimswithinthescopeofthisSection16.1arefully,finally,andabsolutelybarredbytheapplicablestatutesoflimitations.

16.2.IndemnificationofLandlord.TothefullestextentpermittedbyRequirements,Tenantshallindemnify,defend,protectandholdLandlordandtheotherIndemniteesharmlessofandfromClaimsarisingoutoforinconnectionwith,orrelatedtoanyofthefollowing:(i)themakingofAlterations,or(ii)injurytoordeathofpersonsordamagetopropertyoccurringorresultingdirectlyorindirectlyfrom:(A)theuseoroccupancyof,ortheconductofbusinessin,thePremises;(B)damagetothetelephonedistributionsystemoftheBuildingcausedbyTenant,(C)theuse,generation,storage,handling,release,transport,ordisposalbyTenantoranyotherTenantPartiesofanyHazardousMaterialsinoraboutthePremisesoranyotherportionoftheBuildingortheProject;(D)anyotheroccurrenceorconditioninoronthePremises;and(E)acts,neglectoromissionsofTenantoranyotherTenantPartiesinoraboutanyportionoftheBuildingortheProject.TheforegoingindemnificationshallapplyregardlessoftheactiveorpassivenegligenceofIndemniteesandregardlessofwhetherliabilitywithoutfaultorstrictliabilityisimposedorsoughttobeimposedonIndemnitees.TheforegoingindemnificationshallnotapplyinfavorofanyparticularIndemniteetotheextentthatafinaljudgmentofacourtofcompetentjurisdictionestablishesthataClaimwasproximatelycausedbythewillfulmisconductofsuchIndemnitee.Inthatevent,however,theindemnificationunderthisSection16.2shallremainvalidforallotherIndemnitees.

16.2.1LandlordshallhavetherighttoreasonablyapprovelegalcounselproposedbyTenantfordefenseofanyClaimindemnifiedagainsthereunderorunderanyotherprovisionofthisLease.

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16.2.2TheprovisionsofthisSection16.2shallsurvivetheexpirationorearlierterminationofthisLease.

16.3.IndemnificationofTenant.TothefullestextentpermittedbyRequirements,Landlordshallindemnify,defend,protectandholdTenantharmlessfromClaimsarisingoutofthegrossnegligenceorwillfulmisconductofLandlordoranyoftheIndemniteesinoraboutanyportionoftheBuildingortheProject.

17.AssignmentandSubletting.

17.1.ComplianceRequired.Tenantshallhavenoright,directlyorindirectly,voluntarilyorbyoperationoflaw,tosell,assignorotherwisetransferthisLease,oranyinterestherein(collectively,“assign”and“assignment”),orsubletthePremises,oranypartthereof,orpermittheoccupancyofthePremisesbyany person other than Tenant (collectively, “sublease” and “subletting,” the assignee or sublessee under an assignment or sublease being referred to as a“transferee”)withoutLandlord’spriorconsent,whichconsentshallnotbeunreasonablywithheld,conditioned,ordelayed.AnyassignmentorsublettingmadeinviolationofthisArticle17shall, at Landlord’s option, bevoid. Asusedherein, an“assignment” includesanysaleor other transfer (suchas byconsolidation,mergerorreorganization)inoneormoretransactionsof(i)amajorityofthevotingstockofTenant,ifTenantisacorporation,or(ii)amajorityofthebeneficialinterestsinTenant,ifTenantisanyotherformofentity.TenantacknowledgesthatthelimitationsonassignmentandsublettingcontainedinthisArticle17areexpresslyauthorizedbyCalifornia Civil CodeSection1995.010et seq., andare fully enforceable byLandlordagainst Tenant. Notwithstandingtheforegoing,TenantmayallowanypersonorcompanythatisprovidingservicestoTenanttooccupythePremiseswithoutpriornoticetoorLandlord’sconsent,andwithoutsuchoccupancybeingdeemedasubletting,providedthatTenantdoesnotconstructanydemisingwallsorrealizeaprofitinconnectionwithsuchoccupancy(suchoccupancy being referred to herein as a “Shared Use” and any such occupants due to a Shared Use being referred to herein as “Temporary Occupants”);provided,however:

(i)SuchTemporaryOccupantsshallhavenorightsunderthisLeaseotherthantheabilitytooccupytheportionofthePremisesforsolongasprovidingservicestoTenantaspermittedaboveandLandlordshallhavenoobligationtosuchTemporaryOccupantsunderthisLeaseorforanyreasoninconnectionwiththeuseoroccupancyofthePremises(includingnoobligationtoprovideanynoticesofanykindortorespondtorequestsforservices,itbeingunderstoodthatall requestsforservicestobeprovidedbyLandlordpursuanttothisLeaseshall becommunicatedtoLandlordbyTenantandnotbyanyTemporaryOccupants);and

(ii)SuchTemporaryOccupantsshallbeboundbyallofthetermsandconditionsofthisLeaseandshallusethePremisesonlyinconformitywiththeprovisionsofthisLeaseandanybreachofthisLeasebyanyTemporaryOccupantshallconstituteabreachbyTenant.Tenantshallbefullyliable for any act or omission of Temporary Occupants as if it were an act or omission of an employee of Tenant and any insurance policies required to bemaintained by Tenant hereunder shall insure against any injury or damage caused by any of the Temporary Occupants as if such Temporary Occupant is anemployeeofTenant.

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17.2.RequestbyTenant;LandlordResponse.IfTenantdesirestoeffectanassignmentorsublease,TenantshallsubmittoLandlordarequestforconsent together with the identity of the parties to the transaction, the nature of the transferee’s proposed business use for the Premises, the proposeddocumentationforandtermsofthetransaction,andall otherinformationreasonablyrequestedbyLandlordconcerningtheproposedtransactionandthepartiesinvolved therein, including certified financial information for the two (2) year period immediately preceding Tenant’s request, credit reports, the businessbackgroundandreferencesregardingthetransferee,anopportunitytomeetandinterviewthetransferee,andTenant’sgoodfaithestimateoftheamountofExcessRent(asdefinedbelow),ifany,payableinconnectionwiththeproposedtransaction.Withintwenty(20)daysafterthedateofTenant’srequesttoLandlordandLandlord’sreceiptofallsuchinformation,Landlordshallhavetheright,bynoticetoTenant,to:(i)consenttotheassignmentorsublease,subjecttothetermsofthisArticle17;or(ii)declinetoconsenttotheassignmentorsublease.

17.3.StandardsandConditionsforLandlordApproval.WithoutlimitingthegroundsonwhichitmaybereasonableforLandlordtowithholditsconsenttoanassignmentorsublease,TenantacknowledgesthatLandlordmayreasonablywithholditsconsentinthefollowinginstances:(i)ifthereexistsanEvent of Default; (ii) if the transferee is a governmental or quasi-governmental agency, foreign or domestic, and unrelated to Tenant; (iii) if Tenant has notdemonstratedtoLandlord’ssatisfactionthatthetransfereeisfinanciallyresponsible,withsufficientNetWorthandnetcurrentassets,properlyandsuccessfullytooperate its business in the Premises andmeet the financial andother obligations of this Lease; and(iv) if, in Landlord’s reasonable judgment, the transferee’sbusiness,useand/oroccupancyofthePremiseswould(A)violateanyofthetermsofthisLeaseortheleaseofanyothertenantintheBuildingortheProject,(B)notbecomparabletoandcompatiblewiththetypesofusebyothertenantsintheBuilding,(C)fallwithinanycategoryofuseforwhichLandlordwouldnotthenlease space in the Building under its leasing guidelines and policies then in effect, (D) require any Alterations which would reduce the value of the existingleaseholdimprovementsinthePremises,or(E)resultinamaterialincreaseindensityperFloororrequireincreasedservicesbyLandlord.IfLandlordconsentstoanassignmentorsublease,thetermsofsuchassignmentorsubleasetransactionshallnotbemodified,and,inthecaseofasublease,Tenantshallnotvoluntarilyterminatethesublease,withoutLandlord’spriorwrittenconsentpursuanttothisArticle17.Landlord’sconsenttoanassignmentorsublettingshallnotbedeemedconsenttoanysubsequentassignmentorsubletting.

17.4. Costs and Expenses. As a condition to the effectiveness of any assignment or subletting under thisArticle17, Tenant shall reimburseLandlordforallreasonablecostsandexpenses,includingattorneys’feesanddisbursements,incurredbyLandlordinevaluatingTenant’srequestsforconsentornotificationsforassignmentorsublease,whetherornotLandlordconsentsorisrequiredtoconsenttoanassignmentorsubleaseuptoThreeThousandDollars($3,000)foreachrequest.TenantshallalsoreimburseLandlordallreasonablecostsandexpensesincurredbyLandlordduetoatransfereetakingpossessionofthePremises,includingfreightelevatoroperation,securityservice,janitorialserviceandrubbishremoval.

17.5.PaymentofExcessRentandOtherConsideration.

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17.5.1AtLandlord’srequest,TenantshallpaytoLandlord,withinfive(5)daysafterTenant’sreceiptthereof,fiftypercent(50%)ofanyandall rent, sumsorotherconsideration, howsoeverdenominated(butexcludingconsiderationpaidforTenant’stradefixtures, furnishingsandequipment, andgoodwilltotheextentofthefairmarketvaluethereof),paidtoorforthebenefitofTenantinconnectionwithanyassignmentorsubleaseinexcessoftheBaseRentandEscalationRentpayablehereunder(ifasublease,proratedtoreflecttheRentallocabletothesubleasedportionofthePremises),afterfirstdeductingallTransactionExpenses(the“Excess Rent”).

17.5.2UponLandlord’srequest,TenantshallprovideLandlordwithreasonabledocumentationofTenant’scalculationofExcessRent.Landlordoritsauthorizedrepresentativesshallhavetherightatallreasonabletimestoauditthebooks,recordsandpapersofTenantrelatingtoanassignmentorsublease,andshallhavetherighttomakecopiesthereof.IftheExcessRentrespectinganyassignmentorsubleaseshallbefoundtobeunderstated,LandlordmustdeliversuchfindingstoTenantinreasonabledetail,andTenant,withinthirty(30)daysafterdemand,shallpaythedeficiencyandLandlord’scostsofsuchaudit.

17.6.AssumptionofObligations;FurtherRestrictionsonSubletting.Eachassigneeshall,concurrentlywithanyassignment,assumeallobligationsofTenantunderthisLease.EachsubleaseshallbemadesubjecttothisLeaseandalloftheterms,covenantsandconditionscontainedherein.ThesurrenderofthisLeasebyTenant,oramutualcancellationthereof,ortheterminationofthisLeaseinaccordancewithitsterms,shallnotworkamergerandshall,attheoptionofLandlord,terminatealloranyexistingsubleasesoroperateasanassignmenttoLandlordofanyorallsuchsubleases.Nosublessee(otherthanLandlord)shallhavetherightfurthertosublet.AnyassignmentbyasublesseeofitssubleaseshallbesubjecttoLandlord’spriorconsentinthesamemannerasanassignmentbyTenant.Nosublease,onceconsentedtobyLandlord,shallbemodifiedorterminated(otherthanpursuanttotheexpresstermsthereof)withoutLandlord’spriorconsent. Noassignment or sublease shall be binding on Landlord unless the transferee delivers to Landlord a fully executed counterpart of the assignment orsubleasewhichcontains(i)inthecaseofanassignment,theassumptionbytheassigneeasrequiredunderthisSection,or(ii)inthecaseofasublease,recognitionbythesublessee,oftheprovisionsofthisSection17.6,andwhichassignmentorsubleaseshallotherwisebeinformandsubstancesatisfactorytoLandlord,butthefailureorrefusalofatransfereetodeliversuchinstrumentshallnotreleaseordischargesuchtransfereefromtheprovisionsandobligationsofthisSection17.6andshallconstituteanEventofDefault.

17.7.NoRelease.NoassignmentorsubleaseshallreleaseTenantfromitsobligationsunderthisLease,whetherarisingbeforeoraftertheassignmentorsublease. TheacceptanceofRentbyLandlordfromanyotherpersonshall notbedeemedawaiverbyLandlordofanyprovisionofthisArticle17.OnanEventofDefaultbyanyassigneeofTenantintheperformanceofanyoftheterms,covenantsorconditionsofthisLease,LandlordmayproceeddirectlyagainstTenantwithoutthenecessityofexhaustingremediesagainstsuchassignee.NoconsentbyLandlordtoanyfurtherassignmentsorsublettingsofthisLease,ortoanymodification,amendmentorterminationofthisLease,ortoanyextension,waiverormodificationofpaymentoranyotherobligationsunderthisLease,oranyotheractionbyLandlordwithrespecttoanyassigneeorsublessee,ortheinsolvency,bankruptcyorEventofDefaultofanysuchassigneeorsublessee,shallaffectthecontinuingliabilityofTenantforits

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obligationsunderthisLease,andTenantwaivesanydefensearisingoutoforbasedthereon,includinganysuretyshipdefenseofexoneration.LandlordshallhavenoobligationtonotifyTenantorobtainTenant’sconsentwithrespecttoanyoftheforegoingmatters.AsaconditiontoLandlord’sapprovalofanyassignment,LandlordmayrequireTenanttoexecuteLandlord’sthenstandardformofguarantytoreaffirmTenant’sobligationshereunder.

17.8.NoEncumbrance;NoChangeinPermittedUse.NotwithstandinganythingtothecontrarycontainedinthisArticle17,(i)Tenantshallhavenorighttoencumber,pledge,hypothecateorotherwisetransferthisLease,oranyofTenant’sinterestorrightshereunder,assecurityforanyobligationorliabilityofTenant,and(ii)Tenantshallhavenorighttopropose(andLandlordshallhavenoobligationtoconsiderorapprove)anyassignmentorsublettingwhichentailsany change in the Permitted Use. Without limiting the generality of the foregoing, Tenant expressly agrees that Tenant shall not, and Tenant has no right to,encumber,pledge,orhypothecateanyleaseholdimprovementsorAlterations,includingfixtures.

17.9.RighttoAssignorSubleaseWithoutLandlord’sConsent.

17.9.1NotwithstandingtheprovisionsofSection17.1above,theprovisionsofthisArticle17shallnotapplyto(i)thetransferofstockinTenantsolongasTenant’sparentisapubliclytradedcorporation,thestockofwhichislistedonanationalstockexchangeoroverthecounterstockexchange,(ii)theissuanceofstockinTenantorTenant’sparentinapublicofferingorpursuanttothetermsofaconfirmedChapter11planofreorganization,(iii)transfersofinterests in Tenant, or (iv) any assignment of this Lease pursuant to the Case Resolution Contingency Process, so long as the assignee is acquiring all orsubstantiallyall oftheassetsoftheTenant. Asusedherein, “CaseResolutionContingencyProcess”meansthecaseresolutioncontingencyprocesssetforthinExhibit A to theDebtors’ Motion Pursuant to 11 U.S.C. §§ 105 and 363 and Fed. R. Bankr. P. 9019 for Entry of an Order (i) Approving Case ResolutionContingency Process and (ii) Granting Related Relief [Docket No.6398]filedintheTenant’s Chapter 11case, assuchprocessmaybeamendedbyanyCourtorderapprovingsuchmotion.

17.9.2NotwithstandinganythingtothecontraryinthisLease,theprovisionsofSection17.1,Section17.2,Section17.3andSection17.5aboveshallnotapplytoanyassignment,subleaseorsharedoccupancytoorwith:(i)anentitywhichcontrols,iscontrolledby,orisundercommoncontrolwithTenant;(ii)anentityintoorwithwhichTenantismergedorconsolidated;(iii)anentitywhichacquiresallorsubstantiallyalloftheassetsofTenant;(iv)anentitywhich acquires control of Tenant, or (v) any successor entity to Tenant by way of merger, consolidation or other non-bankruptcy corporate reorganization ofTenant,includingaso-calledspinoff;providedthatthe(1)provisionsofSection17.7continuetoapply;(2)theproposedtransferee’suseofthePremisesshallbethePermitted Use; and(3) in thecaseof anassignment, Tenant shall deliver toLandlord, withinthirty (30) daysafter theeffective date of theassignment, anagreementevidencingtheassignmentandassumptionbytheassigneeofTenant’sobligationsunderthisLease.WithrespecttoanytransfermeetingtheconditionssetforthinSection17.9.1orthisSection17.9.2theresultanttransfereeshallbea“PermittedTransferee”.NotwithstandinganythingtothecontraryinthisSection17.9,thetermsandconditionsofSections17.4,17.6,17.7and17.8shallapplytoanytransferdescribedinSection17.9.1orSection17.9.2.

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18. Rules and Regulations. Tenant shall observe and comply, and shall cause the other Tenant Parties to observe and comply, with the Rules andRegulations,and,afternoticethereof,withallreasonablemodificationsandadditionsthatarenotmateriallyinconsistentwithrulesandregulationsofComparableBuildingsfromtimetotimepromulgatedinwritingbyLandlord.AcopyofthecurrentRulesandRegulationsisattachedheretoasExhibitF.LandlordshallnotberesponsibletoTenant,oranyoftheotherTenantParties,fornoncompliancewithanyRulesandRegulationsbyanyothertenant,sublessee,orotheroccupantoftheBuildingortheProject.

19.EntryofPremisesbyLandlord;ModificationtoCommonAreas.

19.1.EntryofPremises.Landlordanditsauthorizedagents,employees,andcontractorsmayenterthePremisesupon24hours’priorwrittennotice,whichnotice,forthelimitedpurposesofthisSection19.1,maybebyemailtoanauthorizedonsiterepresentativeofTenant,andTenantshallprovideLandlordwithanemailaddressforsuchpersonatLandlord’srequest(exceptinthecaseofanemergency,inwhichcaseLandlordanditsauthorizedagents,employeesandcontractors shall have the right to immediate access without notice, but Landlord shall endeavor to give as much notice as reasonably practical in light ofemergencyconditions,whichnoticemayoccurafteranysuchentry)to:(i)inspectthesame;(ii)determineTenant’scompliancewithitsobligationshereunder;(iii) exhibit the sameto prospective purchasers, Encumbrancers or tenants; (iv) supply any services to be provided by Landlord hereunder; (v) post notices ofnonresponsibilityorothernoticespermittedorrequiredbylaw;(vi)makerepairs,improvementsoralterations,orperformmaintenanceinorto,thePremisesoranyotherportionoftheBuildingincludingtheBuildingSystems,ortheProject;(vii)accessorperformworkonanyoftheitems,equipmentandareasreservedfromtheleaseholdestatepursuanttoSection2above;and(viii)performsuchotherfunctionsasLandlorddeemsreasonablynecessaryordesirable.LandlordmayalsograntaccesstothePremisestogovernmentorutilityrepresentativesandbringanduseonoraboutthePremisessuchequipmentasLandlorddeemsreasonablynecessarytoaccomplishthepurposesofLandlord’sentryunderthisSection19.1.Landlordshallhaveandretainkeyswithwhichtounlockallofthedoorsinorto the Premises, andLandlordshall havetheright to use anyandall means whichLandlordmaydeemproper in anemergencyin order to obtain entry to thePremises,includingsecureareas.

19.2. Renovations. LandlordplanstoundertakeamajorrenovationandredevelopmentoftheBuilding,includingtheCommonAreas, andtheProject (including, without limitation, the Parking Facility and Roof Garden) and may, from time to time, undertake further improvements, alterations ormodifications of all or any part of the Project (collectively, the “Renovations”). Landlord reserves the right, in its sole discretion, in connection with theRenovationsandotherwisefromtimetotime,to:(i)makechangestotheCommonAreas,theBuildingand/ortheProject,including,withoutlimitation,changesinthelocation,size,shapeandnumberofanyimprovements;(ii)closetemporarilyanyportionoftheProjectforredevelopmentand/orrepairandmaintenancepurposes so long as reasonable access to the Premises remains available; (iii) add additional buildings and improvements to the Project or remove existingbuildings or improvements therefrom; (iv) use the Common Areas and/or other areas of the Building or the Project while engaged in making additionalimprovements,repairsoralterationstotheBuildingortheProjectoranyportionthereof;(v)removeorclosethepedestrianbridgeconnectingtheBuildingandtheParking Facility; and (vi) do and perform any other acts, alter or expand, or make any other changes in, to or with respect to the Common Areas and/or theBuildingorthe

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ProjectasLandlordmay,initssolediscretion,deemtobeappropriate;provided,however,anysuchRenovationsshallnotmateriallyinterferewithTenant’suseof, or access to, the Premises or the Parking Facility, except that (x) Tenant acknowledges that until the entire Premises is delivered to Tenant, there will beongoingconstructionofTenantImprovementsforTenantinportionsoftheBuildingnotyetdeliveredtoTenantandtheremaybeunscheduledworkperformedintheBuildingduetoTenant-initiatedchangeorders;and(y)Tenant’suseof,andaccessto,theParkingFacilityshallatalltimesbesubjecttoArticle29below.Withoutlimitingtheforegoing,Landlordreservestherightfromtimetotimetoinstall,use,maintain,repair,relocateandreplacepipes,ducts,conduits,wires,andappurtenantmetersandequipmentforservicetothePremisesortootherpartsoftheBuildingthatareabovetheceilingsurfaces,belowthefloorsurfaces,withinthewalls andinthecentral coreareas of theBuildingthat arelocatedwithinthePremisesor locatedelsewhereintheBuildingsolongas suchactionsdonotmateriallyinterferewiththeuse,occupancyoroperationsofTenantinthePremises.Asusedherein,itisunderstoodthattheterm“Renovations”sometimesalsoincludestheTenantImprovementsandLandlord’sWorkforthePremisesandBaseBuildingWork.NotwithstandinganythinginthisLeasetothecontrary,fromandafterthedatethatTenantoccupiestheentirePremises,LandlordshallnotundertakeanyRenovationstotheBuilding,exceptfor(x)workrequiredtoaddressemergencysituation,and(y)anyactionstakentoallowLandlordtoperformitsobligationsunderthisLease,and(z)anyRenovationsapprovedbyTenant,whichapprovalshallnotbeunreasonablywithheld.

19.3.WaiverofClaims.TenantacknowledgesthatLandlord,inconnectionwithLandlord’sactivitiesunderthisArticle19,may,amongotherthings,erectscaffoldingorothernecessarystructuresinthePremises,theBuildingand/ortheProject,limitoreliminateaccesstoportionsoftheBuildingortheProject,includingportionsoftheCommonAreas,orperformworkinthePremisesand/ortheBuildingortheProject,whichworkmaycreatenoise,dust,vibration,odorsorleavedebrisinthePremisesand/ortheBuildingortheProject. WithoutlimitingthegeneralityofSection16.1above,TenantherebyagreesthatLandlord’sactivitiesunderthisArticle19shallinnowayconstituteanactualorconstructiveevictionofTenantnorentitleTenanttoanyabatementofRent.Landlordshallnot beliable to Tenant for anydirect or indirect injuryto or interference with Tenant’s business arisingfromLandlord’s activities under thisArticle19ortheperformanceofLandlord’s obligations underthis Lease, norshall Tenant beentitledtoanycompensationor damagesfromLandlordfor lossof theuseof thewholeoranypartofthePremisesorofTenant’spersonalpropertyorimprovementsresultingfromLandlord’sactivitieshereunder,orforanyinconvenienceorannoyanceoccasionedbysuchactivities.

20.DefaultandRemedies.

20.1.EventsofDefault.Theoccurrenceofanyofthefollowingeventsshallconstitutean“EventofDefault”byTenant:

20.1.1NonpaymentofRent.Failuretopay(i)BaseRentoranyregularlyscheduledpaymentofRentwhendueandsuchfailurecontinuesforthree(3)businessdaysafterwrittennoticeofsuchdelinquencyfromLandlordtoTenant(provided,however,Tenantshallnotbeentitledtonoticeoracureperiodmorethantwo(2)timesinanytwelve(12)monthperiod),or(ii)anyotherpaymentrequiredbythisLeaseandsuchfailurecontinuesforfive(5)businessdaysafterwrittennoticeofsuchdelinquencyfromLandlordtoTenant(provided,

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however,Tenantshallnotbeentitledtonoticeoracureperiodmorethantwo(2)timesinanytwelve(12)monthperiod).

20.1.2UnpermittedAssignment.AnassignmentorsubleasemadeincontraventionofanyoftheprovisionsofArticle17above.

20.1.3Abandonment.TenantabandonsthePremises(asdefinedinCaliforniaCivilCodeSection1951.3).

20.1.4BankruptcyandInsolvency.ThisSection20.1.4shallonlyapplyfollowingtheconclusionofTenant’sexistingChapter11Cases.AgeneralassignmentbyTenantforthebenefitofcreditors,theliquidationofTenant,oranyactionorproceedingcommencedbyTenantunderanyBankruptcyCodeoranysuchactioncommencedagainstTenantandnotdischargedwithinthirty(30)daysafterthedateofcommencement.

20.1.5 HazardousMaterials, Insurance, Subordination,Estoppel, HoldingOver, andSecurityDeposit. Failuretoperformorfulfill anyobligation, covenant, condition or agreement required under Section 7.5(Compliance with Environmental Laws; Use of Hazardous Materials), Article14(Insurance),Article21(Subordination,AttornmentandNondisturbance),Article23(EstoppelCertificate),Article25(HoldingOver),withintherespectivetimeperiodsspecifiedtherein(ifany).

20.1.6OtherObligations.Failuretoperformorfulfillanyotherobligation,covenant,conditionoragreementunderthisLease(otherthanthosedescribedinSection20.1(a)throughSection20.1(e)above),andsuchfailurecontinuesforthirty(30)daysafterwrittennoticefromLandlordorLandlord’sagent,or,ifthefailureisofanaturerequiringmorethanthirty(30)daystocure,thenanadditionalthirty(30)daysaftertheexpirationofsuchthirty(30)dayperiod,butonlyifTenantcommencescurewithinsuchthirty(30)dayperiodandthereafterdiligentlypursuessuchcuretocompletionwithinsuchadditionalthirty(30)period.

20.1.7TenantCurePeriods.AnycureperiodsprovidedaboveareinlieuofanyothertimeperiodsprovidedbylawwithrespecttocuringTenant’s failure to perform or comply with any covenants, agreements, terms or conditions of this Lease to be performed or observed by Tenant, and Tenantherebywaivesanyrightunderlawnoworhereinafterenactedtoanyothertimeorcureperiod,includingnoticeandcureperiodsunderCaliforniaCodeofCivilProcedureSections1161,et seq.

20.2.Landlord’sRemediesUponOccurrenceofEventofDefault.OntheoccurrenceofanEventofDefault,Landlordshallhavetherighteither(i)toterminatethisLeaseandrecoverpossessionofthePremises,or(ii)tocontinuethisLeaseineffectandenforceallLandlord’srightsandremediesunderCaliforniaCivilCodeSection1951.4(bywhichLandlordmayrecoverRentasitbecomesdue,subjecttoTenant’srighttoassignpursuanttoArticle17).Landlordmay,without any liability to Tenant for loss or damage thereto or loss of use thereof, store any property of Tenant located in the Premises at Tenant’s expense orotherwisedisposeofsuchpropertyinthemannerprovidedbylaw.IfLandlorddoesnotterminatethisLease,TenantshallinadditiontocontinuingtopayallRentwhendue,alsopayLandlord’scostsofattemptingtoreletthePremises,anyrepairsandalterationsnecessarytopreparethePremisesforsuch

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reletting, and brokerage commissions and attorneys’ fees incurred in connection therewith, less the rents, if any, actually received from such reletting.NotwithstandingLandlord’selectiontocontinuethisLeaseineffectunderclause(ii)above,LandlordmayatanytimethereafterterminatethisLeasepursuanttothisSection20.3.

20.3.DamagesUponTermination.IfandwhenLandlordterminatesthisLeasepursuanttoSection20.2,LandlordmayexerciseallitsrightsandremediesavailableunderCaliforniaCivilCodeSection1951.2,includingtherighttorecoverfromTenant(i)theworthatthetimeofawardofanyunpaidrentwhichhasbeenearnedatthetimeofsuchtermination;plus(ii)theworthatthetimeofawardoftheamountbywhichtheunpaidrentwhichwouldhavebeenearnedafterterminationuntilthetimeofawardexceedstheamountofsuchrentallossthatTenantprovescouldhavebeenreasonablyavoided;plus(iii)theworthatthetimeofawardoftheamountbywhichtheunpaidRentforthebalanceoftheTermafterthetimeofawardexceedstheamountofsuchrentlossthattheTenant proves could have been reasonably avoided; plus (iv) any other amount necessary to compensate Landlord for all the detriment proximately caused byTenant’sfailuretoperformitsobligationsunderthisLeaseorwhichintheordinarycourseofthingswouldbelikelytoresulttherefrom,specificallyincluding,butnotlimitedto,brokeragecommissionsandadvertisingexpensesincurred,expensesofremodelingthePremisesoranyportionthereofforanewtenant,whetherforthesameoradifferentuse,andanyspecialconcessionsmadetoobtainanewtenant;and(v)atLandlord’selection,suchotheramountsinadditiontoorinlieuoftheforegoingasmaybepermittedfromtimetotimebyapplicablelaw.Theterm“rent”asusedinthisSection20.3shallbedeemedtobeandtomeanallsumsofeverynaturerequiredtobepaidbyTenantpursuanttothetermsofthisLease,whethertoLandlordortoothers.Asusedinclauses(i)and(ii)above,the“worthatthetimeofaward”shallbecomputedbyallowinginterestattheInterestRate.Asusedinclause(iii)above,the“worthatthetimeofaward”shallbecomputedbydiscountingsuchamountatthediscountrateoftheFederalReserveBankofSanFranciscoatthetimeofawardplusonepercent(1%).

20.4.ComputationofCertainRentforPurposesofDefault.ForpurposesofcomputingunpaidRentpursuanttoSection20.3above,EscalationRentforthebalanceoftheTermshallbeprojectedbasedupontheaverageannualrateofincrease,ifany,inEscalationRentfromtheCommencementDatethroughthetimeofaward.

20.5.Landlord’sRighttoCureDefaults.IfTenantcommitsanEventofDefault,thenLandlordmay,withoutwaivingsuchEventofDefaultorreleasingTenantfromanyofitsobligationshereunder,makeanypaymentorperformanyobligationonbehalfofTenantcomprisedinsuchEventofDefault.Allpayments so made by Landlord, and all costs and expenses incurred by Landlord to perform such obligations, shall be due and payable by Tenant as RentimmediatelyuponreceiptofLandlord’sdemandtherefor.LandlordmayenterthePremisesandremoveallTenant’spersonalpropertyandtradefixturesfromthePremises. If Landlord removes Tenant’s personal property and trade fixtures from the Premises, Landlord shall store or dispose of such items as required orpermittedbyApplicableLaws.

20.6.WaiverofForfeiture.TenantherebywaivesCaliforniaCodeofCivilProcedureSection1179,CaliforniaCivilCodeSection3275,andallsuchsimilarlawsnoworhereinafterenactedwhichwouldentitleTenanttoseekreliefagainstforfeitureinconnectionwithanyterminationofthisLease.

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20.7.RemediesCumulative.TherightsandremediesofLandlordunderthisLeasearecumulativeandinadditionto,andnotinlieuof,anyotherrightsandremediesavailabletoLandlordatlaworinequity.Landlord’spursuitofanysuchrightorremedyshallnotconstituteawaiverorelectionofremedieswithrespecttoanyotherrightorremedy.

20.8.Landlord’sDefault.NotwithstandinganythingtothecontrarysetforthinthisLease,LandlordshallnotbeindefaultintheperformanceofanyobligationrequiredtobeperformedbyLandlordpursuanttothisLeaseunlessLandlordfailstoperformsuchobligationwithinthirty(30)daysafterthereceiptbyLandlordofwrittennoticefromTenantspecifyingindetailLandlord’sallegedfailuretoperform;provided,however,ifthenatureofLandlord’sobligationissuchthat morethanthirty(30)daysarerequiredfor its performance, thenLandlordshall not beindefault underthis Leaseif it commencessuchperformancewithinsuchthirty(30)dayperiodandthereafterdiligentlypursuesthesametocompletion.InnoeventshallTenanthavetherighttoterminateorrescindthisLeaseasaresult of Landlord’sfailuretoperformanycovenantoragreement containedinthisLease. TenantherebywaivessuchremediesofterminationandrescissionandherebyagreesthatTenant’sremediesforLandlord’sfailuretoperformhereunderandforbreachofanypromiseorinducementshallbelimitedtoasuitfordamagesand/orinjunction.

20.9.Tenant’sSelf-Help.IfLandlordshalldefaultintheobservanceorperformanceofanymaterialtermorprovisionofthisLeaseonLandlord’sparttobeobservedorperformedandTenant’sabilitytouseandoccupythePremisesismateriallyimpairedasaresultthereof,andsuchfailurecontinuesforthirty(30)daysafterwrittennoticethereoftoLandlordandanyEncumbrancer(suchperiodshallbeextendedifLandlordisusinggoodfaith,diligentandcommerciallyreasonableeffortstoremedysuchdefault)orsuchshorterperiod,ifany,asTenantmayreasonablydeterminetobeappropriateincaseofanemergencyinvolvinganimminentthreattolifeorproperty,then,exceptintheeventofsuchanemergency,TenantshalldeliverasecondnoticetoLandlordandanyEncumbrancer(suchwrittennoticetoexpresslystate Tenant’s intentiontoexercise its rights underthisSection20.9), andif Landlorddoesnot commencerequiredrepairs orcommencesuchotheractionswithinfive(5)businessdaysthereafterasrequiredtoremedysuchdefaultandtherightsofanyEncumbrancertocuresuchdefaultpursuanttoanySNDAhasexpired,thenTenant,withoutbeingunderanyobligationtodosoandwithouttherebywaivingsuchdefault,mayremedysuchdefaultonbehalfofLandlord.InperforminganyworkintheBuildingunderthisSection20.9,TenantshallusecontractorsapprovedbyLandlordinthepasttoperformsimilarworkintheBuilding(unlesssuchcontractorsarenotavailabletoperformonatimelybasis,inwhichcaseTenantmayutilizetheservicesofanyotherqualifiedcontractorsthat typicallyandregularlyperformsimilar workinComparableBuildingsandshall engageonlylaborthatis harmoniousandcompatiblewithotherlaborworkingintheBuilding)andinalleventssuchcontractorsmustatalltimesmaintaintheinsurancecoveragerequiredhereunderofcontractorswho perform work on behalf of Tenant in the Premises. Notwithstanding the foregoing, Tenant shall not exercise its rights under thisSection20.9as to anyequipmentandsystemswherewarrantycoverageisinplacetotheextentTenanthasbeengivennoticeofthesame.PromptlyfollowingcompletionofanyworkundertakenbyTenantpursuantto thisSection,Tenantshalldeliveradetailedinvoiceoftheworkcompleted,thematerialsusedandthereasonablecostsrelatingthereto,anassignmentofanyandallwarrantiesrelatingtosuchwork,andanunconditionalfinallienwaiverandreleaseregardingsuchwork.IfLandlorddoesnotdeliveradetailedwrittenobjectiontoTenantwithinthirty(30)

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daysafterreceiptofsuchinvoiceanddocumentationfromTenant,thenTenantshallbeentitledtodeductfromBaseRentpayablebyTenantunderthisLease(ortoacreditagainstthePurchasePriceasprovidedinSection31.4(d),asapplicable)orseekreimbursementfromLandlordasprovidedinSection3.2.6,theamountsetforth in suchinvoice, commencingwith the BaseRent first dueandpayable at least forty five (45) days after Tenant’s delivery of suchinvoice. If, however,Landlord delivers to Tenant, within thirty (30) days after delivery of Tenant’s invoice, a written objection to the payment of such invoice, setting forth withreasonable detail Landlord’s goodfaith reasonsfor its claimthat suchactiondidnot haveto betakenbyTenant pursuant to this Leaseor that thecharges areunreasonable(inwhichcaseLandlordshallpaytheamountitcontendswouldhavebeenreasonable),thenTenantshallnotthenbeentitledtosuchdeductionfromBaseRent(oracreditagainstthePurchasePriceunderSection31.4(d),asapplicable)orreimbursementbyLandlordasprovidedinSection3.2.6,but,rather,suchdisputeshallberesolvedbyarbitrationinaccordancewiththeprovisionsofSection35.6hereof. Tenant’srighttoperformrepairworkunderthis Section20.9shallbesubjecttotherightsofanyothertenantsorotheroccupantsoftheBuilding,andTenantshallindemnify,defend,protect,andholdharmlessLandlordfromandagainstanyandalllosses,claims,costs,damages,liabilityandexpenses(includingwithoutlimitationreasonableattorneys’feesandcostsofsuit)arisingfromthenegligenceorwillfulmisconductofTenantoranyoneperformingworkonTenant’sbehalf.

21.Encumbrances;Subordination,AttornmentandNondisturbance.

21.1.Encumbrances.Subjecttoreceiptofacommerciallyreasonablenon-disturbanceagreementfromanyEncumbrancer(ifanyEncumbrancerexistsfromtimetotime),intheformofExhibitGattachedhereto(the“SNDA”)oranotherformincludingsubstantiallysimilartermsandconditions,thisLeaseandallofTenant’srightshereundershallbeautomaticallysubordinatetoanyandallEncumbrances,toallrenewals,modifications,consolidations,replacementsandextensionsthereof,andtoanyandalladvancesmadeorhereaftermadeonthesecuritythereoforLandlord’sinteresttherein,unlessanEncumbrancerrequiresinwritingthatthisLeasebesuperiortoitsEncumbranceallinaccordancewiththetermsoftheSNDA.IftheEncumbrancerorapurchaserupontheforeclosureofanyEncumbranceoranysuccessorstheretouponanyforeclosuresaleordeedinlieuthereofshallsucceedtotheinterestofLandlordundertheLease,theninaccordancewiththetermsoftheSNDA(i)suchEncumbrancer,purchaserorsuccessorshallhavethesameremedies,byentry,actionorotherwiseforthenon-performanceofanyagreementcontainedintheLease,fortherecoveryofRentorforanyotherdefaultorEventofDefaulthereunderthatLandlordhadorwouldhavehadifanysuchEncumbrancer,purchaserorsuccessorhadnotsucceededtotheinterestofLandlord,(ii)Tenantshallattorn,withoutanydeductionsorset-offs whatsoever, to the Encumbrancer, purchaser or successor except as set forth in the SNDA, (iii) Tenant shall recognize such Encumbrancer, purchaser orsuccessor as the “Landlord” under this Lease, and (iv) Tenant’s possession and quiet enjoyment of the Premises hereunder shall not be disturbed by suchEncumbrancer,purchaserorsuccessorforsolongasTenanttimelypaysRentandobservesandperformstheterms,covenantsandconditionsofthisLeasetobeobservedandperformedbyTenant.Landlord’sinteresthereinmaybeassignedassecurityatanytimetoanyEncumbrancer.TheprovisionsofthisSection21.1shall be self-operative without execution of any further instruments other than execution of an SNDA which shall be executed by Tenant and any newEncumbrancer concurrent with the recordation of any new Encumbrance. In order to facilitate such execution, Landlord shall provide Tenant any proposedchangestotheSNDAformattachedheretoasExhibitGatleastthirty(30)daysprior

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torecordationofsuchnewEncumbranceandTenantshallprovideanycommentswithinten(10)businessdaysthereafter.

21.2.NoticetoEncumbrancer.NotwithstandinganythingtothecontrarycontainedinthisLease,including,withoutlimitation,Article28,uponreceipt by Tenant of notice from any Encumbrancer or from Landlord, which notice sets forth the address of such Encumbrancer, no notice from Tenant toLandlord shall be effective unless and until a copy of the same is given to such Encumbrancer at the appropriate address therefor (as specified in the above-describednoticeor at suchother placesasmaybedesignatedfromtimetotimeinanoticetoTenant inaccordancewithArticle28), andthecuringofanyofLandlord’s defaults by such Encumbrancer within a reasonable period of time after such notice from Tenant (including a reasonable period of time to obtainpossessionoftheBuildingifsuchEncumbrancerelectstodoso)shallbetreatedasperformancebyLandlord.

21.3.RentPaymentDirection.FromandafterTenant’sreceiptofwrittennoticefromanEncumbrancerorfromareceiverappointedpursuanttothetermsofanEncumbrance(a“Rent Payment Direction”),TenantshallpayallRentunderthisLeasetosuchEncumbrancerorassuchEncumbrancershalldirectin writing. Tenant shall comply with any Rent Payment Direction notwithstanding any contrary instruction, direction or assertion from Landlord. AnEncumbrancer’s delivery to Tenant of a Rent Payment Direction, or Tenant’s compliance therewith, shall not be deemed to: (i) cause such Encumbrancer tosucceedto or to assumeanyobligations or responsibilities of Landlord under this Lease, all of whichshall continue to beperformedanddischargedsolely byLandlordunlessanduntilsuchEncumbranceroraforeclosuresalepurchasersucceedstoLandlord’sinteresthereunder,or(ii)relieveLandlordofanyobligationsunder this Lease. Tenant shall be entitled to rely on any Rent Payment Direction, and Landlord irrevocably directs Tenant to comply with any Rent PaymentDirection,notwithstandinganycontrarydirection,instruction,orassertionbyLandlord.

22.SaleorTransferbyLandlord;LeaseNon-Recourse.

22.1.TransferbyLandlord.DuringthePurchaseOptionPeriod,Landlordshallnotanytimevoluntarilytransferinwholeitsright,titleandinterestunderthisLeaseand/orintheBuilding,theProperty,oranyportionthereof,exceptasfollows:(i)toanentityinwhichanaffiliateofTMGPartnersR.E.,LLCisthesoleorco-managingmanagingmemberorotherwisecontrolsthedaytodayactionsanddecisionsofLandlord(thepartiesacknowledgethatmaterialdecisionsmaybemadebyothermembersofLandlord), or(ii) anytransfer inconnectionwiththeexerciseofanylender’srights; or(iii) avoluntarytransferdirectedorrequestedbyanylenderwithasecurityinterestinthePremises,thisLeaseorLandlord.

22.2.ReleaseofLandlordonTransfer.IftheoriginalLandlordhereunder,oranysuccessortosuchoriginalLandlord,transfers(bysale,assignmentor otherwise) its right, title or interest in the Building or the Project, all liabilities and obligations of the original Landlord or such successor under this Leasearisingortobeperformedaftersuchtransfershallterminateasofthedateofsuchtransfer,theoriginalLandlordorsuchsuccessorshallautomaticallybereleasedtherefromasofthedateofsuchtransfer,andthereuponallsuchliabilitiesandobligationsfromandafterthedateofsuchtransfershallbebindinguponthenewownerand,withoutfurtheragreement,suchnewownershallbedeemedtohaveassumedandagreedto

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observeandperformanyandallobligationsofLandlordhereunder,duringitsownershipoftheBuildingortheProject,asthecasemaybe.LandlordshallprovidewrittennoticeofthetransfertoTenantsimultaneouslywithorpromptlyfollowinganytransferofLandlord’sinterestintheBuildingortheRealProperty,asthecasemaybe.Followingsuchnotification,Tenantshallattorntoeachsuchnewowner.IfinconnectionwithanytransfereffectedbythethenLandlordhereunder,suchLandlordtransfersanysecuritydepositorothersecurityprovidedbyTenanttoLandlordfortheperformanceofanyobligationofTenantunderthisLease,thensuchLandlordshallbereleasedfromanyfurtherresponsibilityorliabilityforsuchsecuritydepositorothersecurity.

22.3.LeaseNonrecoursetoLandlord;LimitationofLiability.Landlord’sliabilitytoTenantforanydefaultbyLandlordunderthisLeaseorarisinginconnectionherewithorwithLandlord’soperation,management,leasing,repair,renovation,alterationoranyothermatterrelatingtotheProjectorthePremisesshallbelimitedsolelyandexclusivelytoanamountthatisequaltotheinterestofLandlordintheBuilding.ExceptassetforthinthepriorsentenceandnoneofLandlord’s employees, agents, contractors, licensees, invitees, or representatives, nor the persons or entities comprising Landlord (whether partners, members,shareholders,officers,directors,trustees,orotherwise)shallhaveanypersonalliabilitytherefor,andTenantherebyexpresslywaivesandreleasessuchpersonalliabilityonbehalfofitselfandallotherTenantParties.ThelimitationsofliabilitycontainedinthisSection22.3shallinuretothebenefitofLandlord,itspresentand future employees, agents, contractors, licensees, invitees, representatives, officers, directors, shareholders, partners, and members, and their respectivepartners, heirs, successors and assigns. Under no circumstances shall any present or future partner of Landlord (if Landlord is a partnership), or trustee orbeneficiary(ifLandlordoranypartnerofLandlordisatrust),haveanyliabilityfortheperformanceofLandlord’sobligationsunderthisLease.Notwithstandingany contrary provision herein, neither Landlord nor any of Landlord’s employees, agents, contractors, licensees, invitees, representatives, officers, directors,shareholders,partners,andmembersshallbeliableunderanycircumstancesforanyindirectorconsequentialdamagesoranyinjuryordamageto,orinterferencewith,Tenant’sbusiness,includingbutnotlimitedto,lossofprofits,lossofrentsorotherrevenues,lossofbusinessopportunity,lossofgoodwillorlossofuse,ineachcase,howeveroccurring,exceptasexpresslyprovidedinthisLease.

22.4.LimitationofLiabilityofTenant.NoneofTenant’semployees,agents,contractors,licensees,invitees,orrepresentatives,northepersonsorentities comprising Tenant (whether partners, members, shareholders, officers, directors, trustees, or otherwise) shall have any personal liability therefor, andLandlordherebyexpresslywaivesandreleasessuchpersonalliability.

23.EstoppelCertificate.

23.1.ProcedureandContent.Withinten(10)daysafterLandlord’srequesttherefor,Tenantshallexecute,acknowledge,anddelivertoLandlordcertificatesasspecifiedbyLandlordcertifying:(i)thatthisLeaseisunmodifiedandinfullforceandeffect(or,iftherehavebeenmodifications,thatthisLeaseisinfullforceandeffect,asmodified,andidentifyingeachmodification);(ii)theCommencementDateandtheDeliveryDateforeachsubsequentSub-PhasethatisthenapartofthePremises,andthethen-currentExpirationDate;(iii)thatTenant

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hasacceptedspecifiedSub-PhasesofthePremisesandifLandlordhasagreedintheWorkLettertomakeanyalterationsorimprovementstothePremises,thatLandlordhasproperlycompletedsuchalterationsorimprovementsforspecifiedSub-Phases;(iv)theamountoftheBaseRent,currentEscalationRent,ifany,andthedatetowhichsuchRenthasbeenpaid;(v)thatTenanthasnoactualknowledgeofanyEventofDefault,exceptastoanyEventsofDefaultspecifiedinthecertificate;(vi)thatnodefaultofLandlordunderthisLeaseisclaimedbyTenant,exceptastoanydefaultsspecifiedinthecertificate;and(vii)suchotherfactualmatters as maybe requested byLandlord. In addition, at Landlord’s request, anyguarantor of Tenant’s obligations hereunder shall execute, acknowledge, anddelivertoLandlordcertificatesasspecifiedbyLandlordreaffirmingsuchguarantor’sguarantyofTenant’sobligations.

23.2. Effect of Certificate. Any such certificate may be relied upon by any prospective purchaser of any part or interest in the Project orEncumbrancerand,atLandlord’srequest,Tenantshalldeliversuchcertificatetoanysuchpersonorentityandshallagreetosuchnoticeandcureprovisionsandsuchothermattersassuchpersonorentitymayreasonablyrequire.IfTenantfailstoexecuteanddeliversuchcertificatewithinten(10)days,LandlordmaysendTenantasecond(2nd)notice(“Estoppel Reminder Notice”)requestingthecertificate.IfTenantfailstoexecuteordeliversuchcertificatewithinaperiodoffive(5)businessdaysafterdeliveryoftheEstoppelReminderNotice,Tenantshallnotbeliablefordamagesbut(i)suchfailureshallconstituteanEventofDefaultunderthisLeasewithoutanyrequirementforfurthernoticeoropportunitytocure,and(ii)theinformationcontainedinsuchcertificatecompletedingoodfaithbyLandlordshallbebindingonTenant,asbetweenTenantandtherecipientofthecertificate,and(iii)LandlordshallhaveallotherrightsandremediessetforthinthisLease.

23.3. LandlordCertificate. Any Landlord agrees that, within ten (10) business days after written request of Tenant, Landlord shall execute,acknowledge and deliver to Tenant a certificate in writing stating that: (i) the Lease is in full force and effect without modification (or, if there have beenmodifications, that this Lease is in full force and effect, as modified, and identifying each modification); (ii) Tenant is in possession of the Premises; (iii) toLandlord’sknowledge,therearenoEventofDefaultsofTenantundertheLease;and(vi)suchothermattersasmaybereasonablyrequiredbyTenant.

24.NoLight,Air,orViewEasement.NothingcontainedinthisLeaseshallbedeemed,eitherexpresslyorbyimplication,tocreateanyeasementforlightandairoraccesstoanyview.Anydiminutionorshuttingoffoflight,airorviewtoorfromthePremisesbyanystructurewhichnowexistsorwhichmayhereafterbeerected,whetherbyLandlordoranyotherpersonorentity,shallinnowayaffectthisLeaseorTenant’sobligationshereunder,entitleTenanttoanyreductionofRent,orimposeanyliabilityonLandlord.Further,undernocircumstancesatanytimeduringtheTermshallanytemporarydarkeningofanywindowsofthePremisesoranytemporaryobstructionofthelightorviewtherefrombyreasonofanyrepairs,improvements,maintenanceorcleaninginorabouttheBuildingortheProjectinanywayimposeanyliabilityuponLandlordorinanywayreduceordiminishTenant’sobligationsunderthisLease.

25. HoldingOver. No holding over by Tenant shall operate to extend the Term. If Tenant remains in possession of the Premises after expiration orterminationofthisLease:(i)TenantshallbecomeatenantatsufferanceuponalltheapplicabletermsandconditionsofthisLease,exceptthatBaseRentshallbeincreasedtoequalonehundredfiftypercent(150%)ofthethen

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currentBaseRent;(ii)Tenantshallindemnify,defend,protectandholdharmlessLandlord,theotherIndemnitees,andanytenanttowhomLandlordhasleasedallor part of the Premises, fromClaims(includingloss of rent to Landlordor Additional Rent payable bysuchtenant andreasonable attorneys’ fees) sufferedorincurredbyLandlord,suchotherIndemnitees,orsuchtenantresultingfromTenant’sfailuretimelytovacatethePremises;and(iii)suchholdingoverbyTenantshallconstituteanEventofDefault.Landlord’sacceptanceofRentifandafterTenantholdsovershallnotconvertTenant’stenancyatsufferancetoanyotherformoftenancyorresultinarenewalorextensionoftheTermofthisLease,unlessotherwisespecifiedbynoticefromLandlordtoTenant.

26.BicycleSpaces.FromtheCommencementDateuntiltheendoftheTerm,TenantshallhavetherighttouseitsproratashareofanybicyclespacesintheBuilding(the“BikeSpaces”)andanystoragefacilitiesintheBuildingatthesamemarketratesatwhichsuchbicycleparkingandfacilitiesaremadeavailabletoothertenants.TheuseoftheBikeSpacesandanystoragefacilitiesshallbesubjecttosuchrulesandregulationsasLandlordmayreasonablyestablishfromtimetotime.

27.Waiver.FailurebyLandlordtodeclareanEventofDefaultuponoccurrencethereof,ordelayintakinganyactioninconnectiontherewith,shallnotwaivesuchEventofDefault,butLandlordshallhavetherighttodeclaresuchEventofDefaultatanytimeafteritsoccurrence.Tobeeffective,awaiverofanyprovisionofthisLease,oranydefault, shallbeinwritingandsignedbythewaivingparty.Anywaiverhereundershallnotbedeemedawaiverofsubsequentperformanceofanysuchprovisionorsubsequentdefaults.ThesubsequentacceptanceofRenthereunder,orendorsementofanycheckbyLandlord,shallnotbedeemed to constitute an accord and satisfaction or a waiver of any preceding Event of Default, except as to the particular Rent so accepted, regardless ofLandlord’sknowledgeoftheprecedingEventofDefaultatthetimeofacceptanceoftheRent.Similarly,acceptancebyTenantofanyperformancebyLandlordafterthetimethesameshallhavebecomedueshallnotconstituteawaiverbyTenantofthebreachordefaultofanycovenant,termorconditionunlessotherwiseexpresslyagreedtobyTenantinwriting.NocourseofconductbetweenLandlordandTenant,andnoacceptanceofthekeystoorpossessionofthePremisesbyLandlordbeforetheExpirationDate,shallconstituteawaiverofanyprovisionofthisLeaseorofanyEventofDefault,oroperateasasurrenderofthisLease.

28.Notices;Tenant’sAgentforService.Allnotices,approvals,consents,demandsandothercommunicationsfromonepartytotheothergivenpursuanttothis Lease shall be in writing and shall be made by personal delivery, by use of a reputable courier service or by deposit in the United States mail, certified,registeredorexpress,postageprepaidandreturnreceiptrequested.NoticesshallbeaddressediftoLandlord,toLandlord’sAddressforNotices,andiftoTenant,toTenant’sAddress;provided,however,ifTenanthasprovidedfornoticestobesenttomultiplerecipientsonbehalfofTenantintheBasicLeaseInformation,thenthefirstsuchrecipientshallbedeemedtobearequiredrecipientofanynoticesandnoticestothesecondandanysubsequentrecipientsintheBasicLeaseInformationshallbeprovidedasacourtesyonly.LandlordandTenantmayeachchangetheirrespectiveaddressesfromtimetotimebygivingwrittennoticetothe other of such change in accordance with the terms of thisArticle28, at least ten (10) days before such change is to be effected. Any notices given inaccordancewiththisArticle28shallbedeemedtohavebeengiven(i)onthedateofpersonaldelivery,or(ii)ontheearlierofthedate

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ofdeliveryorattempteddelivery(asshownbythecourierservicedeliveryrecordorreturnreceipt)ifsentbycourierserviceormailed.

29.Parking.

29.1.ExclusiveUseSpaces.DuringtheTermofthisLease,Tenantshallbeentitledtolease,andobligatedtolease,atotalof425parkingspaces(“Allocated Parking Spaces”)intheParkingFacilityasreservedspacesfortheexclusiveuseofTenantinalocationwithintheParkingFacilityasreasonablyagreedtobytheparties(the“Exclusive Use Area”).OnceExclusiveUseAreaisdeterminedbytheparties,theExclusiveUseAreamayberelocatedbyLandlord,providedthat: (a) suchrelocation, includingreplacingorrelocatinganyParkingEquipment (definedbelow)that waspreviouslyinstalledbyTenant shall beatLandlord’ssolecostandexpense;(b)therelocatedareashallaccommodatesimilarnumberofusablespacesplustheParkingEquipment,(c)therelatedareashallbesubjecttoTenant’sreasonableapprovaloftherevisedlocationandconfiguration,and(d)suchrelocationshallnotoccurmorethanthree(3)timesduringtheterm.Onamonthlybasis,TenantshallpaytoLandlordasAdditionalRenthereunder(or,atLandlord’sdirection,totheoperatororotherowneroftheParkingFacility) the prevailing market rate for all of the Allocated Parking Spaces (and, for the purposes of this Section 29.1, “prevailing market rates” means theprevailingmarketratesforreservedparkingspacesincomparablestructuredparkingfacilitieswithcomparableaccessintheLakeMerrittandDowntownOaklandsubmarkets as reasonably determined by Landlord or other operator or owner of the Parking Facility, which prevailing market rate shall be adjusted no morefrequently thanonceeachyear). WithintheExclusiveUseArea, anduponTenant’s request, Landlord, at Tenant’s sole cost andexpense, shall install electricvehicle charging stations for use by Tenant’s employees, bicycle storage areas, and security equipment and measures, including security cameras and accesscontrols(“Parking Equipment”)itbeingunderstoodthatintheeventtheParkingEquipmentreducesthenumberofparkingspacesavailableforparkingofcars,itshallnotreducetheAllocatedParkingSpacesonwhichTenantshallpayamonthlyrate.TenantshallpayforallelectricityprovidedtoTenant’selectricvehiclechargingstations.Tenantshallbesolelyresponsible,atitsowncostandexpense,forrepairandmaintenanceofallParkingEquipmentandotherpropertyinstalledbyTenantintheParkingFacility.TenantshallhavetherightfromtimetotimetoreducethesizeoftheExclusiveUseArea;providedthat(a)TenantshallnotexercisesuchrightanymorefrequentlythanannuallyandmaydosoonlybyawrittennoticedeliveredtoLandlord(or,atLandlord’sdirection,totheoperatororother owner of the Parking Facility) at least sixty (60) days in advance of the effective date of such reduction; (b) Tenant shall bear all costs associated withadjustingtheParkingEquipmentinaccordancewithsuchreduction;(c)fromandaftersuchreduction,theAllocatedParkingSpacesonwhichTenantisrequiredtopay a monthly fee shall be reduced by the equivalent of parking spaces that have been removed from the Exclusive Use Area; and (d) from and after suchreduction,TenantshallhavenorightstoanyparkingspacesinexcessofthereducedAllocatedParkingSpaces.

29.2.NoOtherParkingSpacesInnoeventshallTenantbeobligatedtoleaseanyparkingspacesintheParkingFacilityinexcessofthetotaloftheAllocated Parking Spaces. Upon the expiration or earlier termination of this Lease, Tenant’s rights with respect to all such parking spaces shall immediatelyterminate.

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29.3.ManagementofParkingFacility.TheParkingFacilityshallbesubjecttothereasonablecontrolandmanagementofLandlord,whomay,fromtimetotime,establish, modifyandenforcereasonablerulesandregulationswithrespectthereto. Tenantshall, if requestedbyLandlord,furnishtoLandlordacompletelistofthelicenseplatenumbersofallvehiclesoperatedbyTenant,anytransferee,ortheirrespectiveofficersandemployees.Landlordreservestherightto change, reconfigure, or rearrange the Parking Facility or parking facilities therein, to reconstruct or repair any portion thereof, and to restrict the use of theParkingFacilityanddosuchotheractsinandtosuchareasasLandlorddeemsnecessaryordesirable,withoutsuchactionsbeingdeemedanevictionofTenantoradisturbanceofTenant’suseofthePremises,andwithoutLandlordbeingdeemedindefaulthereunder,providedthatLandlordshallusecommerciallyreasonableefforts (without any obligation to engage overtime labor or commence any litigation) to minimize the extent and duration of any resulting interference withTenant’sparkingrights;provided,LandlordmaynotpermanentlylimitorotherwiseunreasonablyrestrictaccesstoTenant’srightstousethenumberofparkingspacesallocatedtoTenanthereunderorotherwisechangeorreconfigurethelocationoftheExclusiveUseAreaexceptassetforthinSection29.1.Landlordmay,in its sole discretion, convert the Parking Facility to a reserved and/or controlled parking facility, or operate the Parking Facility (or a portion thereof) as anattendant-assisted, and/or valet parkingfacility, andwith or without stackers; providedthat anymaterial changes to the ExclusiveUseAreashall besubject toTenant’s reasonableapproval. Landlordmaydelegateits responsibilities withrespect totheParkingFacilitytoaparkingoperator, inwhichcasesuchparkingoperatorshallhavealltherightsofcontrolandmanagementgrantedtoLandlord.Insuchevent,LandlordmaydirectTenant,inwriting,toenterintoaparkingagreementdirectlyontermsreasonablyacceptabletoTenantandnotinconsistentwiththetermshereofwiththeoperatoroftheParkingFacility,andtopayallparkingchargesdirectlytosuchoperator.NotwithstandinganythingtothecontraryinthisArticle29,TenantshallhaveaccesstotheParkingFacilityandshallbepermittedtoutilizeitsrightsunderthisArticle29twenty-four(24)hoursperday,seven(7)daysperweek.

29.4.WaiverofLiability.Landlordshallnotbeliableforanydamageofanynatureto,oranytheftof,vehicles,orcontentsthereof,inorabouttheParkingFacility.AtLandlord’srequest,Tenantshallcauseitsoranytransferee’sofficersandemployeesusingTenant’sparkingspacestoexecuteastandardformusageagreementreasonablyacceptabletoTenantconfirmingthetermsandconditionsoftheavailabilityofsuchparking.

29.5.ThirdPartyOwnerofParkingFacilityItisunderstoodandagreedthattheParkingFacilitymaybeownedandoperatedbyathirdpartysolongasTenantcontinuestohavetherightsdescribedinthisSection29tousetheParkingFacilitypursuanttothetermsoftheREAorotheracceptabledocument.

30.[IntentionallyOmitted.]

31.GrantofPurchaseOption.

31.1.PurchaseOption.LandlordherebygrantstoTenantanoption(the“Purchase Option”)topurchasetheProperty(definedbelow)uponthetermsandconditionssetforthinthisArticle31.ThePurchaseOptionispersonaltoTenantandmayonlybeexercisedand

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consummatedbyTenant.ForpurposesofthisLease,thefollowingtermsshallhavethefollowingmeanings:

(a)“TI Credit”:ShallmeananamountcalculatedontheClosingDateequalto:(i)$160,134,280minus(ii)thetotalamountofTenantImprovementAllowancefundedbyLandlordasoftheClosingDate.

(b)“Seismic Credit”:ShallmeananamountcalculatedontheClosingDateequalto:(i)thirty-eightmilliondollars($38,000,000),minus(ii)theactualamountofhardandsoftcostsfundedbyLandlordasoftheClosingDateforthedesign,engineeringandconstructionofthe“SeismicWork”,asdefinedintheWorkLetter.

(c)“Work Credit”:ShallmeananamountcalculatedontheClosingDateequalto:

(i)(A)forallcompletedfloors,fiftypercent(50%)of:(x)theaggregateMaximumLandlordWorkAmount,assetforthintheLandlordBudget attachedasExhibitO(the“Landlord Budget”) for all such completed floors, minus (y) the actual amount of hard and soft costs funded byLandlordforthedesign,engineeringandconstructionoftheLandlord’sWorkforsuchfloors;plus(B)forallincompleteportionsoftheLandlordWorkasoftheClosing Date, including incomplete floors, an amount equal to the total Maximum Landlord Work Amount remaining for all incomplete floors, minus actualamount of hard andsoft costs fundedbyLandlord as of the ClosingDate for the design, engineering andconstruction of the Landlord’s Workrelating to anyincompletefloors;plus

(ii)(A)forallcompletedcategoriesofBaseBuildingWorkdescribedintheLandlord’sBudget,fiftypercent(50%)of:(x)theaggregatetotalMaximumBaseBuildingWorkAmountindicatedforallsuchcategoriesasshownintheLandlord’sBudget,minus(y)theactualamountofhardandsoftcostsfundedbyLandlordforthedesign,engineeringandconstructionofsuchcategoriesofcompletedBaseBuildingWork;plus(B)forallincompleteportionsoftheBaseBuildingWork,anamountequaltothetotalMaximumBaseBuildingWorkAmountforallincompletecategoriesofBaseBuildingWorkminustheactualamountofhardandsoftcostsfundedbyLandlordthedesign,engineeringandconstructionoftheBaseBuildingWorkrelatingtoanyincompletecategories.

(d)“Subdivision Completion Date”:ShallmeanthedateofrecordationofthefinalsubdivisionmapinconnectiontotheSubdivision.

(e) “Existing Environmental Condition”:ShallmeantheenvironmentalconditionofthePropertyasoftheLeaseDate,includingallHazardousMaterialsexistingon,inorunderthePropertyasoftheLeaseDate.

31.2.PurchaseOptionPeriod.ThePurchaseOptionshallremaininfullforceandeffectcontinuouslyfromtheLeaseDateuntilthelaterof(i)three(3)monthsfollowingtheSubdivisionCompletionDate,or(ii)nine(9)monthsafterTenanthastheabilitytoexercisethePurchaseOptionpursuanttosubclause(a)below,asthesamemaybeextendedpursuanttoSection31.9(the“Purchase Option Period”);provided,however,innoeventmayTenantexercisethePurchaseOptionpriortothelaterof:(a)twentyfour(24)monthsaftertheLeaseDate,exceptin

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theeventofaCasualtyortaking(inwhicheventTenantmayexercisethePurchaseOptionincertaincircumstancesasspecifiedinArticle12andArticle13ofthisLeaseandassetforthinSection31.9below),and(b)theSubdivisionCompletionDate.ThePurchaseOptionandthisSection31shallterminateupon,andshallbeof nofurther forceor effect fromandafter, theexpirationof thePurchaseOptionPeriodor thetermination of this Lease(except as expresslyprovidedinthisLease).

31.3. ExerciseofPurchaseOption. If Tenant wishestoexercise thePurchaseOption, Tenant shall deliver toLandlordwrittennoticeof Tenant’selectiontoirrevocablyexercisethePurchaseOption(“Exercise Notice”)nolaterthanthelastdayofthePurchaseOptionPeriod.UponexerciseofthePurchaseOptioninaccordancewiththeforegoing,thePartiesshallproceedasfollows:

(a)ThePartiesshallfilloutthePurchaseAgreementattachedheretoasExhibitI(the“Purchase Agreement”)byinsertingtheClosingDate,thePurchasePriceandtheotherblanksinthePurchaseAgreementpursuanttothedraftingnotescontainedthereinandattachthelegaldescriptionasExhibitAthereto;

(b)UponreceiptoftheExerciseNotice,LandlordshallpromptlyusecommerciallyreasonableeffortstoobtainanddelivertoTenantpriortotheClosingexecutedtenantestoppelcertificates(datednotearlierthan90dayspriortothedatethattheClosingoccurs),fromeachtenantandotherparties-in-possessionatthePropertyintheformattachedheretoasExhibitManditshallbeaconditionprecedenttotheobligationofTenanttoClosingthateachsuchtenanthasprovidedanestoppelcertificateinsuchformorinsuchotherreasonableformsolongassuchestoppelconfirms,ataminimum:(i)atrue,correctandcompletecopyofsuchtenant’sorotherparty’sleaseorotheroccupancyagreement(including,withoutlimitation,allamendments,modificationsorsupplementsthereoforthereto), (ii) to the knowledge of the tenant, there are no defaults under the applicable lease or other occupancy agreement, and (iii) provide no informationinconsistentwithTenant’sunderstandingoftheconditionoftheProperty;provided,however,thateitherpartyshallhavetherighttoextendtheClosingDateforup to sixty (60) days in order to allow additional time to satisfy this condition (the “Third Party Tenant Estoppels”). If Tenant terminates the PurchaseAgreementasaresultofthedisapprovalofanysuchestoppelcertificates,thenthetermsofSection31.9(a)shallcontrol;

(c)ThePartiesshallexecute,acknowledge(whereapplicable)anddelivertoEscrowAgent(asdefinedinthePurchaseAgreement)thePurchase Agreement and all instruments and documents contemplated to be delivered at the Closing pursuant to the Purchase Agreement (collectively, the“Closing Documents”);

(d) Tenant shall deposit with Escrow Agent the amount required to close the transactions contemplated by the Purchase Agreementpursuantto,andinaccordancewith,thetermsandprovisionsofthePurchaseAgreement;and

(e) Subject to the terms hereof and the terms of the Purchase Agreement, the Parties shall be obligated to close the transactionscontemplatedbythePurchaseAgreementonthedatethatisthirty(30)daysafterthedeliveryoftheExerciseNotice,orsuchlaterdate

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pursuant to the terms of the Purchase Agreement orSection31.9(the “Closing Date”), whereby Landlord shall sell the Property to Tenant, and Tenant shallpurchasethePropertyfromLandlord,forthePurchasePriceandotherwisesubjecttoandonthetermsandconditionssetforthinthePurchaseAgreementandtheClosingDocuments.

31.4.PurchasePrice.IfTenantelectstoexercisethePurchaseOptionpursuanttoSection31.2,thepurchasepricefortheProperty(“Purchase Price”)shallbeEightHundredNinetyTwoMillionDollars($892,000,000.00)subjecttothefollowingadjustments:

(a)Decreasedbythesumofthefollowing:(i)theTICredit,(ii)theSeismicCredit;and(iii)theWorkCredit;

(b)IncreasedforanyoutstandingamountsowedbyTenantundertheLease,ifany;

(c)Credits,debitsandadjustmentsforpro-rationsasprovidedinthePurchaseAgreement;

(d)DecreasedbyanyreasonableoutofpocketthirdpartycostsorexpensespaidbyTenantduetoitsexerciseoftheself-helpremediesassetforthinSection31.8(c)orSection20.9ofthisLease;and

(e)DecreasedbytheamountofanyCasualtyCreditand/oranyCondemnationCredit.

31.5.OptionPaymentLetterofCredit.OnorbeforetheLeaseDate,TenantshalldelivertoLandlord,asconsiderationforthePurchaseOption,anirrevocable and unconditional negotiable standby Option Payment Letter of Credit (the “Option Payment Letter of Credit”) in an amount of Seventy FiveMillion Dollars ($75,000,000) (the “Option Payment Letter of Credit Amount”), in the formattached hereto asExhibitP, payable upon presentation to anoperating retail branch located in the San Francisco Bay Area, running in favor of Landlord and issued by a solvent, nationally recognized bank reasonablyacceptabletoLandlordandwithalongtermratingfromStandardandPoor’sProfessionalRatingServiceofAoracomparableratingfromMoody’sProfessionalRatingServiceorhigher,underthesupervisionoftheSuperintendentofBanksoftheStateofCaliforniaitbeingunderstoodandagreedthatJPMORGANCHASEBANK,N.A.isapprovedasanissuer.LandlordshallhavetherighttodrawontheentireOptionPaymentLetterofCreditinthefollowingcircumstancesandonthefollowingdates:(i)one(1)dayfollowingtheexpirationofthePurchaseOptionPeriodifTenanthasnotproperlyexercisedthePurchaseOption;or(ii)subjecttothefollowingsentence,ifTenantproperlyexercisesthePurchaseOptionbutfailstoconsummatethepurchaseofthePropertyinaccordancewiththetermsofthePurchaseAgreementunlessthePurchaseOptionisreinstatedinaccordancewiththetermsofthisLeaseor(iii)onthedateofterminationofthisLeaseasaresultofadefaultbyTenant,thenLandlordmaydrawtheentireOptionPaymentLetterofCreditonadateone(1)dayfollowingtheterminationofthePurchaseAgreement. Landlordshall returntheOptionPayment Letter of Credit to Tenant ontheconsummationof Tenant’s acquisitionof thePropertypursuant tothetermsofthePurchaseAgreement.Notwithstandingtheforegoing,LandlordshallnotbeentitledtodrawontheOptionPayment

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LetterofCrediteveniftheconditionsabovearemetandshallinsteadreturntheOptionPaymentLetterofCredittoTenantinaccordancewiththetermsofSection31.9below.TheOptionPaymentLetterofCreditshallalsobegovernedbytheprovisionsofExhibitQofthisLease.Notwithstandinganythingtothecontraryinthis Lease (including, without limitation, the exhibits hereto), if at the time that Landlord’s right to drawon the Option Payment Letter of Credit is triggered,Tenant is Investment Grade, then Landlord shall be entitled to drawonly Fifty Million Dollars ($50,000,000.00) on the Option Payment Letter of Credit, andLandlordshallthereafterreturntheoriginalOptionLetterofCredittoTenantandLandlordshallhavenofurtherrighttodrawthereon.

31.6.LandlordCovenants.DuringthePurchaseOptionPeriod,Landlordshallcomplywithallofthefollowingcovenants(the“Seller Covenants”);provided that, except as otherwise expressly provided below, wherever Tenant’s approval or consent is required below, such approval or consent shall not beunreasonablywithheld,conditionedordelayed.

(a)WithoutTenant’sapproval(whichapprovalmaybegivenorwithheldinTenant’ssoleandabsolutediscretion),Landlordwillnotenterinto,amendormodifyanymaterialagreementsormaterialcontracts,includinganymaterialagreementwithanygovernmentalauthority,thatwillbebindingonthePropertyorTenantfromandaftertheClosing;itbeingunderstoodforpurposeshereofthatanyagreementorcontractthatisnotterminableonthirty(30)days’noticewithoutpenaltyshallbeconsideredmaterial;italsobeingunderstoodforpurposesofthisSection31.6(a)thatanagreementorcontractthatwillbefullysatisfiedbeforetheClosingshallnotrequireTenant’sapproval.ThisSectiondoesnotapplytoanyagreementsenteredintobyLandlordascontemplatedbytheWorkLettersandinaccordancewiththeWorkLetters.

(b)LandlordwillnotlistthePropertywithanybrokerorotherwisesolicitormakeoracceptanyofferstosellorleasetheProperty,engageinanydiscussionsornegotiationswithanythirdpartywithrespecttothesale,leaseorotherdispositionoftheProperty,orenterintoanycontractsoragreements(whetherbindingornot)regardinganydispositionorleaseoftheProperty.

(c)LandlordwillnotamendorenterintoanyleaseoroccupancyagreementwithrespecttothePropertywithoutTenant’spriorwrittenconsentexceptthosemodificationsrequiredunderthetermsoftheexistingLeases(includingwithoutlimitationanyamendmentsrequiredinconnectionwithatenant’sexerciseofanyoptiontoextend)andTenantmaywithholditsapprovalinitssoleandabsolutediscretiontoanysuchamendmentwhichwouldhavetheeffect of extendingthe termof suchlease (except to the extent that the amendment is required bythe termsof an existingLease), decreasing the rent payablethereunder;provided,howeverthatTenantshallnotwithholditsconsenttoaDeveloperLease.

(d)WithoutTenant’spriorwrittenconsent,intentionallysubjectthePropertytoanylienorotherEncumbranceexceptforthefollowing“Permitted Exceptions”:(i)thoseliensandencumbrancesdisclosedintheoptiontitlepolicyobtainedbyTenantonorabouttheLeaseDateorotherwisecreatedbyTenant,(ii)anyinchoatelienrightthatarisesasaresultofanyworkperformedbyLandlordorpursuanttoacontractexecutedbyLandlordincludingwithoutlimitationtheLandlord’sWork,theBaseBuildingWork,SeismicWork,andtheTenant

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Improvement Work but not any actual filed liens, or (iii) those encumbrances permitted in accordance withSection31.8in connection with the Subdivision.Notwithstandingtheforegoing,Landlordmayenterintoanewfinancingandexecuteandrecordsuchdocumentsasmaybereasonablyappropriateinconnectiontherewith,providedthattheprovisionsofArticle21shallapply.

(e)WithoutTenant’spriorwrittenconsent,Landlordshallnotinstituteoraffirmativelyconsenttoanygovernmentallegalaction,legalproceeding, special assessment, land use or zoning proceeding, implementation or modification or otherwise bring or prosecute any claim or settle any claimagainstorotherwiseencumberingthePropertyexceptinaccordancewithSection31.8andinconnectionwiththeSubdivision,andexceptforclaimsdefendedbyLandlordwithrespecttoleasesorcontractsencumberingthePropertyorassertedbyLandlordagainstpartiesindefaultunderanyleasesorcontractsaffectingtheProperty.

(f) Landlordshallusereasonableeffortstomaintainorcontractuallyobligateitstenantstomaintaininexistenceallmateriallicenses,permitsandapprovals,ifany,necessaryorreasonablyappropriatetotheownershiporoperationoftheProperty.

(g) Landlordwill not generate, store, handle, or otherwiseuseHazardousMaterials in thePremisesor transport thesamethroughtheProperty,exceptinaccordancewithEnvironmental LawsandtheRulesandRegulationsandwill usereasonableeffortstopreventothersfromdoingthesame;provided,however,TenantacknowledgestheExistingEnvironmentalConditionandagreesthattheexistenceofanyHazardousMaterialsincludedintheExistingEnvironmentalConditionshallnotconstituteabreachofthisobligationandLandlordshallhavenoobligationpursuanttothisprovisiontoremediateorotherwiseaddresstheExistingEnvironmentalCondition;provided,howeverthatLandlordshallbeusecommerciallyreasonableeffortstofollowanyO&MPlanadoptedpursuanttoSection7.5.2.

(h) Landlord shall use reasonable efforts to performall its material obligations with respect to the ownership of Property, including,withoutlimitation,itsobligationstopaytaxesanditsmaterialobligationsunderthePermittedExceptions.

31.7.LandlordCertificate.DuringthePurchaseOptionPeriod,Tenantmay,fromtimetotimebutnomorefrequentlythansemi-annuallyrequestthatLandlordprovideaLandlordCertificateintheformattachedasExhibitNprovidingthecurrentstatusoftheitemsdescribedthereinandidentifyingchangesincircumstancesfromtheBaselineCondition(asdescribedtherein)itbeingunderstoodthatinnoeventshallLandlordbeinbreachhereofmerelyforidentifyingachangeincircumstancesfromtheBaselineCondition.

31.8.Subdivision.SubjecttothetermsofthisSection31.8,Landlordshallusecommerciallyreasonableeffortstoobtainanyapprovalsrequiredtocreate a legal parcel (the “Property”) that can be sold to Tenant in compliance with the California Subdivision Map Act, including any lot line adjustment,subdivisionorparcelmap(the“Subdivision”).ThecurrentlycontemplatedapproximateboundarylineofthePropertyisshownonExhibitH.Inconnectionwithsuchprocess:

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(a) Landlord shall provide Tenant with regular updates on progress and drafts of all formal written submittals to any governmentalauthoritywithrespecttotheSubdivisionandprovideTenantwithpriornoticeofcompletionoftheSubdivision;

(b) Tenantshall haveapproval rights (whichapproval will not beunreasonablywithheld, conditionedordelayed)overanyactionsordocumentationthatwouldberequiredtoimplementandcompletetheSubdivisionthatwill:

(i)bindTenantorthePropertyafterClosing(whichshallnotbepermittedtoincludeanymonetaryormaterialobligationofTenantotherthanasaresultofReciprocalEasementAgreementapprovedbyTenantandconsistentwiththetermssetforthinExhibitJ);or

(ii) materially adversely impact costs or obligations for which Tenant is responsible under the Lease or the PurchaseAgreement;and

(c)IfLandlordhasnotcompletedtheSubdivisionwithinthirty-two(32)monthsaftertheLeaseDate,TenantshallhavetherighttotakeovertheprocessatLandlord’sexpense.

31.9.Remedies;ReturnofOptionPaymentLetterofCredit.

(a)IfTenanthasexercisedthePurchaseOptionandClosingfailstooccurasaresultofeitherafailureofaBuyerConditionoraSellerCondition(eachasdefinedinthePurchaseAgreement) wheretherehasnotbeenabreachofaSeller Obligation(asdefinedinthePurchaseAgreement) noramaterialbreachbyTenantunderthePurchaseAgreement, thePurchaseOptionshallbereinstatedasifnoExerciseNoticehadbeenprovidedandthePurchaseOptionPeriodshallbeextendeduntilonehundredeighty(180)daysafterLandlorddeliversnoticetoTenantthattheBuyerConditionortheSellerCondition,asapplicable,willbesatisfiedorwaivedforamaximumperiodofanadditionalonehundredeight(180)days.

(b)Inaddition,ifLandlordhasbreachedanyoftheSellerObligations,andsuchSellerObligationhasnotbeencuredwithinonehundredeighty(180)daysafterTenant’sdeliveryofwrittennoticetoLandlordofsuchbreach,Tenantshallhavetheoptionof:(i)intheeventtheExerciseNoticehasbeendelivered to Landlord, (x) reinstating the Purchase Option as if no Exercise Notice had been provided had occurred and the Purchase Option Period shall beextendeduntilonehundredeighty(180)daysafterLandlordcuresthebreachedSellerObligation,or(y)commencingandfilingsuchspecificperformanceactionintheappropriatecourt;and(ii)ifLandlordhasnotcuredsuchbreachwithinsuchonehundredeighty(180)dayperiod(orsuchadditionalreasonableperiodoftime if suchcure cannot reasonably be achieved within 180days), at anytime after knowledge of the breach and expiration of anyextended Purchase OptionPeriodandcureperiod,terminatingthePurchaseOption,receivingareturnoftheOptionPaymentLetterofCreditandbringinganactionagainstLandlordandpursuingallavailabledamages,includingconsequential(includinglostprofits)orpunitivedamagesarisingoutoforinconnectionwithsuchbreach(subjecttotheprovisionsofSection22.3ofthisLease).

(c)IntheeventofaCasualty,thefollowingshallapply:

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(i)ifLandlordexercisesitsoptiontoterminatethisLeasepursuanttoSection12.2,andTenantexercisesthePurchaseOptionpursuanttothetermsofSection12.2;theprovisionsofArticle31shallcontinuetoapplyprovidedthat:

(A)ThelimitationonearlyexerciseassetforthinSection31.2shallnotapply.

(B)IntheeventSubdivisionhasnotyetoccurred,(x)thepartiesshallcontinuetopursueSubdivisioninaccordancewithSection31.8butthedateinSection31.8(c)shallberevisedtobeDecember31,2021(withsuchdatebeingextendedbythenumberofdaysbetweenJuly15,2020andtheLeaseDate);(y)LandlordshallensurethatthesiteissafeandsecureandshallcomplywithallRequirements(andthecostofsuchcomplianceandotheractionsunderthisclause(y)shallbeaddedtothePurchasePriceexcepttotheextentthatLandlordisreimbursedforanysuchcostsbyinsuranceproceeds);and(z) theparties shall followtheproceduresset forthinSection31.3uponcompletionoftheSubdivisionandtheClosingDateshall besixty(60)daysaftercompletionoftheSubdivision.

(C)UponClosing,LandlordshallassigntoTenantanyandallrightstoreceiveanyunpaidinsuranceproceedswithrespecttosuchCasualtyexcludingrentalinterruptioninsuranceforperiodspriortotheClosingDate,andTenantshallalsoreceiveaPurchasePricecreditintheamountof(x)anydeductiblepaidorwhichwillbepaidbyTenantinconnectionwithanyassignedinsuranceproceeds,plus(y)anyinsuranceproceedsalreadypaidto Landlord(excludingrental interruptioninsurancefor periods prior to theClosingDate) andnot usedbyLandlordin connectionwithrestoration of theBuildingProperty,plus(z)shouldLandlordnothaveobtainedinsuranceasisrequiredunderthisLease,theproceedswhichwouldhavebeenassignedtoTenantunderthisSection31.9(c)ifsuchinsurancewasproperlyobtained(the“Casualty Credit”);provided,however,innoeventshalltheCasualtyCreditincludeanyamountrelatingtothedeductibleunderanyearthquakeinsurancecarriedbyLandlord.

(ii)IfTenantexercisesitsoptiontoterminatethisLeasepursuanttoSection12.3,orshouldTenantnotexercisethePurchaseOptionasdescribedintheprecedingsubclause(i),thenthisLeaseshallterminateinaccordancewiththetermsofArticle12andLandlordshallpromptlyreturntheOptionPaymentLetterofCredittoTenant.

(iii)IfTenantexercisesthePurchaseOptionandLandlorddoesnothavetherighttoterminatethisLeasepursuanttoSection12.1,then,atClosing,Landlordshallassignanyremaininginsuranceproceeds,butexcludingrentalinterruptioninsuranceforperiodspriortotheClosingDate,toTenantandTenantshallbeentitledtosuchcreditsasaredescribedinSection31.4above.

(d)IntheeventthattheSubdivisionhasnotoccurredwithinfifty-four(54)monthsaftertheLeaseDate,atanytimethereafter,TenantshallhavetherighttoterminatethePurchaseOptionandthereafter,LandlordshallpromptlyreturntheOptionPaymentLetterofCredittoTenant.

(e)IfproceedingsarecommencedforthetakingofthePropertyasdescribedinSection13.1.1,then(i)ifTenantelectstoterminatethisLeasepursuanttothetermsthereof,

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thePurchaseOptionshallalsobeterminatedandLandlordshallreturntheOptionPaymentLetterofCredittoTenant,or(ii)ifTenanthastherighttoterminatethisAgreementpursuanttothetermsthereof,butdoesnotexercisesuchright,andTenantexercisesthePurchaseOption,Tenantshallbeentitledtoacreditagainstthe Purchase Price in the amount of the condemnation award (the “Condemnation Credit”) (or, if not theretofore received, the rights to receive such award)payabletoLandlordonaccountofthetaking,eachasmoreparticularlydescribedtherein.Notwithstandinganythingtothecontrarycontainedherein,TenantshallhavetherighttoexercisethePurchaseOptionintheeventofataking,subjecttothePurchaseOptionPeriod.

32.RoofGarden.SubjecttothetermsandconditionssetforthinthisArticle32,Tenantshallhavethenon-exclusiverighttousetheRoofGarden.Tenantunderstandsthat theRoofGardenshall beusedsolelybyTenant andTenant’s employees andguests, andother tenants of theProject andtheir employees andguests, but shall alsobeopentothepublic, subject to RecordedDocuments. Tenant shall usetheRoofGardenina manner consistent withits intendeduses.Landlord reserves the right to deny or restrict access to the Roof Garden from time to time as Landlord determines is reasonably necessary or desirable inconnection with the repair, replacement, alteration, improvement, or redevelopment of the Project. Tenant agrees not to (a) cause or maintain, or permit itsemployeesorgueststocauseormaintain,anynuisancein,on,orabouttheRoofGarden,(b)createanysafetyhazard,or(c)permitmusic,noises,odors,lights,orotherinstallationsoractivitiesthatwouldunreasonablyannoyorinterferewithanyothertenantsoftheProjectortheiremployeesorguests.Tenantshallcomplywith,andcauseitsemployeesandgueststocomplywith,allrulesandregulationsadoptedbyLandlordregardingtheuseoftheRoofGardenfromtimetotime.TenantacknowledgesandagreesthattheprovisionsofSection19.2ofthisLeaseapplytotheRoofGarden,aswellasotherpartsoftheProject.

33.Tenant’sSignage.

33.1.Tenant’sBuildingSign.TenantshallhaveallrightsrelatedtosignagebothonorwithintheBuilding,subjecttotheexistingrightsofexistingtenantsasoftheLeaseDate.Tenant’srighttoinstallandmaintainsignageshallfurtherbesubjecttoTenantobtainingallrequiredpermitsandapprovalsrequiredbyApplicableLaws,providedLandlord,atnocosttoLandlord,shallcooperatewithTenanttoobtainsuchpermitsandapprovals.

33.2.Conditions.Tenant’ssignageshallbeinstalledandremovedincompliancewithapplicableRequirements.Tenantshallberesponsibleforanystructural work associated with the installation or maintenance of Tenant’s signage, if any, as well as other work reasonably required by Landlord (such aswaterproofing, repainting, etc). Tenant, at its sole cost and expense, shall be responsible for the design, fabrication and installation of Tenant’s signage, andmaintainingTenant’ssignageingoodconditionandrepairduringtheTerm.AllelectricalpowerrequiredforTenant’ssignage,ifany,shallbechargedtoTenant.Tenantshallpayallfederal,stateandlocaltaxesapplicabletoTenant’ssignage.TenantassumesallliabilityandrisksrelatingtodamagetoTenant’ssignagefromanycausewhatsoever,excepttotheextentcausedbythegrossnegligenceorwillfulmisconductofLandlord.

33.3. Removal. Upontheexpirationorearlier terminationofthis Lease, Tenant shall removeTenant’s signageandrepair anydamagecausedthereby,andrestorethesurfaceofthe

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Building upon which the sign was affixed, the structure (if applicable), and any other affected areas of the Building to a condition reasonably satisfactory toLandlord.

33.4. NoRepresentations. Tenantherebyacknowledgesthat LandlordhasmadenorepresentationsorwarrantiestoTenantwithrespect totheprobability of obtaining required permits and approvals for Tenant’s signage, including, without limitation, approval of the availability or location of Tenant’ssignage.

33.5.Existing[●]Signage.TenantacknowledgesthatApplicableLawsmayrequirethattheexisting[●]signageontheexterioroftheBuildingbemaintainedinplaceduetoitshistoricalstatusorforotherreasonsandTenant’ssignagerightshereundershallbesubjecttosuchApplicableLaws.

34.Communications,ComputerLines,andEquipment.

34.1.Lines;IdentificationRequirements.AftertheDeliveryDate,assuchtermappliestotheapplicableSub-Phase,Tenantmayinstall,maintain,replace,removeoruseanycommunicationsorcomputerwiresandcablesservingthePremises(collectively,the“Lines”),providedthat(i)TenantshallobtainLandlord’spriorwrittenconsent,useanexperiencedandqualifiedcontractorapprovedinwritingbyLandlord,andcomplywithalloftheotherprovisionsofthisLease,(ii) anacceptablenumberofspareLinesandspaceforadditionalLinesshallbeleft as-isandunusedbyTenantforexistingandfutureoccupantsoftheProject, as determined in Landlord’s reasonable opinion, (iii) the Lines therefor (including riser cables) shall be appropriately insulated to prevent excessiveelectromagneticfieldsorradiation,shallbesurroundedbyaprotectiveconduitreasonablyacceptabletoLandlord,andshallbeidentifiedinaccordancewiththe“Identification Requirements,” as that term is set forth hereinbelow, (iv) any new or existing Lines servicing the Premises shall comply with all applicablegovernmentallawsandregulations,(v)asaconditiontopermittingtheinstallationofnewLines,LandlordmayreasonablyrequirethatTenantremoveexistingLineslocatedinorservingthePremisesandrepairanydamageinconnectionwithsuchremoval,and(vi)Tenantshallpayallcostsinconnectiontherewith.AllLines shall be clearly marked with adhesive plastic labels (or plastic tags attached to such Lines with wire) to show Tenant’s name, suite number, telephonenumberandthenameofthepersontocontactinthecaseofanemergency(A)everyfourfeet(4’)outsidethePremises(specificallyincluding,butnotlimitedto,the electrical room risers and other Common Areas), and (B) at the Lines’ termination point(s) (collectively, the “Identification Requirements”). Upon theexpirationoftheLeaseTerm,orimmediatelyfollowinganyearlier terminationofthisLease,Tenantshall, atTenant’ssolecostandexpense,removeall LinesinstalledbyTenant,andrepairanydamagecausedbysuchremoval. IntheeventthatTenantfailstocompletesuchremovaland/orfailstorepairanydamagecausedbytheremovalofanyLines,LandlordmaydosoandmaychargethecostthereoftoTenantplusanadministrativefeeequaltotenpercent(10%)ofthecostthereof.Inaddition,LandlordreservestherightatanytimetorequirethatTenantremoveanyLineslocatedinorservingthePremiseswhichareinstalledinviolationoftheseprovisions,orwhichareatanytimeinviolationofanylawsorrepresentadangerousorpotentiallydangerouscondition.LandlordreservestherighttorequirethatTenantuseLandlord’srisermanagementcompany.

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34.2. Interference. Tenant shall be responsible to ensure that noLines or telecommunications or other signal or data reception or transmissionequipmentinstalledinthePremisesorontherooftopoftheBuildingpursuanttoSection34below(“Equipment”)causeanyelectrical,electromagnetic,radiofrequency,orotherinterferencewiththeBuildingSystemsoranyotherequipmentofLandlordoranythirdparty(includinganytelecommunicationorothersignalor data reception or transmission equipment and/or system in or serving the Project, its occupants, and/or Landlord), or otherwise interfere with the use andenjoymentoftheProjectbyLandlord,anytenantoftheProject,oranypersonorentitythathasenteredorwillenterintoanagreementwithLandlordtoinstalltelecommunications or other signal or data receptionor transmissionequipment in theProject (collectively, “Interference”). UponnoticeofanyInterference,Tenant shall immediately cooperate withLandlordtoidentifythesourceoftheInterference andshall, withintwenty-four (24)hours, if requestedbyLandlord,cease all operations of Lines and Equipment (except for intermittent testing as approved by Landlord, which approval shall not be unreasonably withheld,conditioned or delayed) until the Interference has been corrected to the reasonable satisfaction of Landlord, unless Tenant reasonably establishes prior to theexpirationofsuchtwenty-four(24)hourperiodthattheInterferenceisnotcausedbyTenant’sLinesorEquipment,inwhichcaseTenantmayoperateitsLinesorEquipmentpursuanttothetermsofthisLease.TenantshallberesponsibleforallcostsassociatedwithanytestsdeemedreasonablynecessarytoresolveanyandallInterference.IfsuchInterferencehasnotbeencorrectedwithinten(10)businessdaysafternoticetoTenantofitsoccurrence,Landlordmay(i)requireTenanttoremovethespecificLineorEquipmentcausingsuchInterference,or(ii)eliminatetheInterferenceatTenant’sexpense,providedsuchInterferenceisactuallycaused by Tenant’s Lines or Equipment. If the lines or equipment of any other party causes Interference with Tenant’s Lines or Equipment, Tenant shallreasonablycooperatewithsuchotherpartytoresolvesuchInterferenceinamutuallyacceptablemanner.

34.3.Roof-TopEquipment.SubjecttoapplicableRequirementsandrightsofanylicensees,Landlord,andexistingtenants,Tenantmay,withoutcharge,installandmaintainonavailablespaceontheroofoftheBuilding,antennasandsatellitedishesandassociatedcabling,equipmentandroofmountandbase(collectivelythe“System”)fordatacommunicationsandvideousedintheconductofTenant’sbusiness.Tenant’srighttoinstallandmaintainanysuchSystemshallbeexclusive,ifandsolongasTenantleasestheentireBuilding,butsubjecttotherightsofanylicenseesthatexistduringsuchperiodandprovidedfurtherthatTenantshallcoordinatewithLandlordregardinganyrooftopusesrequiredbyLandlordforthecontinuingoperationandmaintenanceoftheBuilding.Priortoanysuchinstallation,TenantshallfurnishdetailedplansandspecificationsfortheinstallationtoLandlordforapproval,whichapprovalshallnotbeunreasonablywithheld,conditionedordelayed.Tenant’sinstallation,includingoftheantennaorsatellitedish,anyassociatedelectronicorotherequipment,wiring,roofmountandbase,shallatalltimesbesubjecttosupervisionandreasonableapprovalbyLandlord.Tenantshallberesponsibleforprocuringwhateverconsents,approvals,licensesorpermitsthatmayberequiredfortheuseandoperationoftheSystem.ProvidedthatsuchaccessiscoordinatedwithLandlordandpre-approved,Tenantshallat all timesbepermittedaccesstotheareaontheroofwhereanysuchinstallationmaybemadeasnecessaryfortheinstallation,maintenance, repairandreplacementthereof.Tenantshallatalltimes,andatTenant’ssoleexpense,beresponsibleforpropermaintenanceofanysuchinstallationandallgovernmentalpermitsandapprovalsrequiredinconnectiontherewith(includingcompliancewithanyandallconditionsattachedthereto).AnysuchinstallationshallbedeemedtobepartofthePremisesfor

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purposes of Tenant’s insurance and indemnification obligations hereunder. Tenant may at any time, and shall at expiration or earlier termination of the Term,removetheSystem,restoretheBuildingtotheconditionexistingpriortoTenant’sinstallationtotheextentreasonablypracticable,andrepairanydamagecausedbyTenant’sinstallationorremoval.

35.Miscellaneous.

35.1.NoJointVenture.ThisLeasedoesnotcreateanypartnershiporjointventureorsimilarrelationshipbetweenLandlordandTenant.

35.2.SuccessorsandAssigns.SubjecttotheprovisionsofArticle17andArticle22regardingassignment,alloftheprovisions,terms,covenantsand conditions contained in this Lease shall bind, and inure to the benefit of, the parties and their respective successors and assigns. Construction andInterpretation.Thewords“Landlord”and“Tenant”includethepluralaswellasthesingular.IfthereismorethanonepersoncomprisingTenant,theobligationsunder this Lease imposed on Tenant are joint and several. The captions preceding the Articles, Sections and subsections of this Lease are inserted solely forconvenience of reference and shall have no effect upon, and shall be disregarded in connection with, the construction and interpretation of this Lease. AllprovisionsofthisLeasehavebeennegotiatedatarm’slengthbetweenthepartiesandafteradvicebycounselandotherrepresentativeschosenbyeachpartyandthepartiesarefullyinformedwithrespectthereto.Therefore,thisLeaseshallnotbeconstruedfororagainsteitherpartybyreasonoftheauthorshiporallegedauthorshipofanyprovisionhereof,orbyreasonofthestatusofthepartiesasLandlordorTenant,andtheprovisionsofthisLeaseandtheExhibitsheretoshallbeconstruedasawholeaccordingtotheircommonmeaninginordertoeffectuatetheintentofthepartiesunderthetermsofthisLease.

35.3.Severability.IfanyprovisionofthisLease,ortheapplicationthereoftoanypersonorcircumstance,isdeterminedtobeillegal,invalidorunenforceable,theremainderofthisLease,oritsapplicationtopersonsorcircumstancesotherthanthoseastowhichitisillegal,invalidorunenforceable,shallnotbeaffectedtherebyandshallremaininfullforceandeffect,unlessenforcementofthisLeaseassoinvalidatedwouldbeunreasonableorgrosslyinequitableunderthecircumstances,orwouldfrustratethepurposesofthisLease.

35.4.EntireAgreement.ThisLeaseandtheExhibitsheretoidentifiedintheBasicLeaseInformationcontainalltherepresentationsandtheentireagreementbetweenthepartieswithrespect tothesubject matter hereofandanypriornegotiations, correspondence, memoranda, agreements, representationsorwarranties are replaced in total by this Lease and the Exhibits hereto. Neither Landlord nor Landlord’s employees, agents, contractors, licensees, invitees,representatives, officers, directors, shareholders, partners, and members have made any warranties or representations with respect to the Premises or any otherportion of the Project, except as expressly set forth in this Lease. Tenant acknowledges that all brochures and informational materials, as well as allcommunicationsfromLandlordandLandlord’semployees,agents,contractors,licensees,invitees,representatives,officers,directors,shareholders,partners,andmemberspriortotheexecutionofthisLease,includingwithoutlimitation,statementsastotheidentityornumberofothertenantsintheProject,theleasetermsapplicable to any such tenants or potential tenants, anticipated levels (or any matters which may affect anticipated levels) of expected business or foot traffic,demographicdata,andthe

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suitabilityofthePremisesforTenant’sintendeduses,areandweremadeforinformationalpurposesonly,andTenantagreesthatsuchcommunications(i)arenotandshallnotbeconstruedtoberepresentationsorwarrantiesofLandlord,Landlord’semployees,agents,contractors,licensees,invitees,representatives,officers,directors,shareholders,partners,ormembersastothematterscommunicated,(ii)havenotandwillnotberelieduponbyTenant,and(iii)havebeenthesubjectofindependent investigation by Tenant. Without limiting the generality of the foregoing, Tenant is not relying on any representation, and Landlord does notrepresent,thatanyspecificretailorofficetenantoroccupantornumberoftenantsshalloccupyanyspaceorremainopenforbusinessintheProjectatanytimeduringtheTerm,andLandlordreservestherighttoeffectsuchothertenanciesintheProjectasLandlordshalldetermineintheexerciseofitssolejudgment.

35.5.GoverningLaw.ThisLeaseshallbegovernedbyandconstruedpursuanttothelawsoftheStateofCalifornia.

35.6.MandatoryNegotiationandMediation.

(a)ExceptasprovidedinSection35.6(b)below,LandlordandTenantagreetofirstnegotiateandthenmediatewithrespecttoanyclaimordisputearisingoutoforrelatingtothisLease,beforeresortingtocourtaction.Eitherpartymayinitiatesettlementnegotiationsbyprovidingwrittennoticetotheotherparty,settingforththesubjectoftheclaimordispute.LandlordandTenantagreetocooperateinschedulingnegotiationsandtoparticipateinthesettlementnegotiations in good faith. If Landlord and Tenant fail to settle such claim or dispute within thirty (30) days after the date of mailing of the notice initiatingsettlementnegotiationsorwithinsuchadditionaltimeperiodasthepartiesmayagreeinwriting,thepartiesagreetosubmitthemattertoJAMSformediation.EitherpartymaycommencemediationbyprovidingtoJAMSandtheotherpartyawrittenrequestformediation,settingforththesubjectoftheclaimordisputeandtherelief requested. ExceptasprovidedhereinorbywrittenLeaseoftheparties, themediationshall beconductedinSanFranciscopursuanttotheJAMSrules. The parties will cooperate in selecting a mediator from the JAMSpanel of neutrals, and in scheduling the mediation proceedings. The parties agree toparticipateinthemediationingoodfaith,andtoshareequallyinitscosts.Alloffers,promises,conductandstatements,whetheroralorwritten,madeinthecourseof themediationbyeither of theparties, their employees, agents, experts andattorneys, andbythemediator andanyother JAMSemployees, are confidential,privileged andinadmissible for anypurpose, including impeachment, in anylitigation or other proceeding involving the parties, but evidence that is otherwiseadmissibleordiscoverableshallnotberenderedinadmissibleornon-discoverableasaresultofitsuseinthemediation.IfJAMSshouldnolongerexistatthetimetheclaimordisputearises,themattershallbesubmittedtoitssuccessorentity,orifthereisnosuchsuccessorentity,totheAmericanArbitrationAssociationorother similar organization mutually agreed upon by the parties, and except as provided herein or by mutual Lease of the parties, the mediation rules of suchsuccessor or alternate organization shall apply. Except as may be expressly set forth in any written settlement agreement, should the matter be settled bynegotiationormediationpriortocommencingcourtaction,eachpartyshallpayitsownattorneys’feesandcosts.ExceptasprovidedinSection35.6(b),neitherpartymaycommenceanactionarisingoutoforrelatingtothisLeaseuntilexpirationofthenegotiationperiodandcompletionoftheinitialmediationsessioninaccordancewiththisSection35.6.IfeitherpartycommencesanactionwithrespecttoaclaimordisputecoveredbythisSection35.6

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withoutfirstattemptingtoresolvethematterthroughnegotiationandmediation,orrefusestonegotiateormediateafterarequesthasbeenmade,thenthatpartyshallnotbeentitledtorecoverattorneys’feesandcosts,evenifsuchfeesandcostswouldotherwisebeavailabletothatpartyinsuchaction.

(b) Eitherpartymayseekequitablerelieftopreservethestatusquopriortoparticipatinginthenegotiationandmediationproceedingsrequired pursuant to this Section35.6. In addition, the following matters are excluded from mandatory negotiation and mediation hereunder: (i) an unlawfuldetaineractionbaseduponamonetaryEventofDefault;and(ii)anymatterthatiswithinthejurisdictionofprobate,smallclaims,orbankruptcycourt.

(c)TheprovisionsofthisSection35.6maybeenforcedbyanycourtofcompetentjurisdiction,andthepartyseekingenforcementshallbeentitledtoanawardofall fees andcosts, includingreasonableattorneys’ fees, tobepaidbythepartyagainst whichenforcement is ordered. Thecovenants ofLandlordandTenantcontainedinthisSection35.6shallsurvivetheterminationofthisLease.

(d)NothingcontainedhereinshallenableeitherpartytocompeltheotherpartytosubmitanydisputetoarbitrationandneitherpartyshallberequiredtosubmitadisputetoarbitrationpriortocommencinganactionwithrespecttoaclaimordisputecoveredbythisSection35.6solongassuchpartyfirstcomplieswithtermsandconditionsofthisSection35.6.

35.7.StandardsofPerformanceandApprovals.UnlessotherwiseprovidedinthisLease,wheneverapproval,consentorsatisfaction(collectively,an“approval”)isrequiredofapartypursuanttothisLeaseoranExhibithereto,suchapprovalshallnotbeunreasonablywithheld,conditionedordelayed.WheneverthisLeasegrantsLandlordorTenanttherighttotakeaction,thensuchpartyshallactingoodfaith.Unlessprovisionismadeforaspecifictimeperiod,approval(ordisapproval)shallbegivenwithinthirty(30)daysafterreceiptoftherequestforapproval.ThepartieshavesetforthinthisLeasetheirentireunderstandingwithrespecttotheterms,covenants,conditionsandstandardspursuanttowhichtheirobligationsaretobejudgedandtheirperformancemeasured,includingtheprovisionsofArticle17withrespecttoassignmentsandsublettings.

35.8. Brokers. LandlordandTenanteachrepresentandwarranttotheotherthatnobroker, agent, orfinderhasprocured,orwasinvolvedinthenegotiationof,thisLeaseonbehalfoftherepresentingpartyandnosuchbroker,agentorfinderisormaybeentitledtoafee,commissionorothercompensationinconnectionwiththisLease.LandlordandTenantshalleachindemnify,defend,protectandholdtheotherharmlessfromandagainstClaimsthatmaybeassertedagainsttheindemnifiedpartyinbreachoftheforegoingwarrantyandrepresentation.

35.9.MemorandumofLeaseandOption.LandlordandTenantshallexecute,acknowledgeanddeliverashortformmemorandumofthisLeaseandtheOption(andanyamendmenthereto)informattachedheretoasExhibitL.InnoeventshallthisLeaseoranymemorandumthereofberecordedbyLandlordorTenant.

35.10. QuietEnjoyment. Uponpaying the Rent and performing all its obligations under this Lease, Tenant maypeacefully and quietly enjoy thePremisesduringtheTermasagainstall

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personsorentitiesclaimingbyorthroughLandlord,subject,however,totheprovisionsofthisLeaseandanyEncumbrances.

35.11.ForceMajeure.IfLandlordisunabletoperformordelayedinperforminganyofitsobligationsunderthisLeaseonaccountofnaturaldisasters,labordisputes(providedthat suchlabordisputeis industry-wide, andsuchpartyis nottheparticular target of suchlabordispute), inability toobtainmaterials,fuels, energy or reasonable substitutes therefor, governmental action (excluding governmental action resulting from the actions of Landlord or Tenant, e.g.,inadequatepermitsubmittals),fireorotheractsofGod,nationalemergency,actsofwarorterrorism,failureofathirdpartytenanttofullyvacateandsurrenderitspremises as and when required (or delay in doing so), or any other cause of any kind beyond the reasonable control of Landlord (except financial inability)(collectively,“Force Majeure”),LandlordshallnotbeindefaultunderthisLeaseandsuchinabilityordelayshallinnowayconstituteaconstructiveoractualevictionof Tenant. Nothingcontainedin thisSection35.11shall be deemedto affect anyself-help or abatement rights expressly granted to Tenant under thisLease.

35.12.SurrenderofPremises.UpontheExpirationDateorearlierterminationofthisLease,TenantshallquietlyandpeacefullysurrenderthePremisestoLandlordintheconditioncalledforbythisLease,shalldelivertoLandlordanykeystothePremises,oranyotherportionoftheProject,andshallprovidetoLandlord the combination or code of locks on all safes, cabinets, vaults and security systems in the Premises. On or before the Expiration Date or earlierterminationofthisLease,Tenant,atitscostandexpense,shallremoveallofitspersonalpropertyfromthePremisesandrepairalldamagetotheProjectcausedbysuchremoval.Inaddition,Tenant,atitscostandexpense,shallremoveallLinesinstalledbyorforTenantthatarelocatedwithinthePremisesor,inthecaseofLinesexclusivelyservingthePremises,anywhereintheProject,including,withoutlimitation,theBuildingplenum,risersandallconduits,andrepairalldamagetotheProject causedbysuchremovalasfollows: (i) inthecaseoftheexpirationoftheTerm,Tenantshall removesuchLinesandrepair suchdamageonorbeforetheExpirationDate, unlessLandlordnotifies Tenant, at least thirty(30)daysprior totheExpirationDate, that suchLinesshall besurrenderedwiththePremises;and(ii)inthecaseoftheearlierterminationofthisLease,TenantshallremovesuchLinesandrepairsuchdamagepromptlyafterreceiptofanoticefromLandlordrequiringsuchremovalandrepair.AnyLinesnotrequiredtoberemovedpursuanttothisSectionshallbecomethepropertyofLandlord(withoutpayment by Landlord), and shall be surrendered in good condition and working order, lien free, and properly labeled with an identification systemreasonablyapprovedbyLandlord.AllpersonalpropertyofTenantnotremovedhereundershallbedeemed,atLandlord’soption,tobeabandonedbyTenantandLandlordmay,withoutanyliabilitytoTenantforlossordamagetheretoorlossofusethereof,storesuchpropertyinTenant’snameatTenant’sexpenseand/ordisposeofthesameinanymannerpermittedbylaw.

35.13.IntentionallyOmitted.

35.14.Exhibits.TheExhibitsspecifiedintheBasicLeaseInformationarebythisreferencemadeaparthereof.

35.15.SurvivalofObligations.Thewaiversofclaimsorrights,thereleasesandtheobligationsunderthisLeasetoindemnify,protect,defendandholdharmlessLandlordandother

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Indemnitees shall survivetheexpirationorearlier terminationofthis Lease, andsoshall all other obligationsor agreements hereunderwhichbytheir termsornaturesurvivetheexpirationorearlierterminationofthisLease.

35.16.TimeoftheEssence.TimeisoftheessenceofthisLeaseandoftheperformanceofeachoftheprovisionscontainedinthisLease.

35.17. Waiver of Trial By Jury. LANDLORD AND TENANT HEREBY WAIVE, TO THE EXTENT PERMITTED BY APPLICABLEREQUIREMENTS, TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETOAGAINSTTHEOTHERORTHEIRSUCCESSORSINRESPECTOFANYMATTERARISINGOUTOFORINCONNECTIONWITHTHISLEASE,THERELATIONSHIP OF LANDLORDANDTENANT, TENANT’S USE OR OCCUPANCYOF THE PREMISES, AND/OR ANYCLAIMFOR INJURYORDAMAGEORANYEMERGENCYORSTATUTORYREMEDY.

35.18.ConsenttoVenue;WaiverofCounterclaim.TenantherebywaivesanyobjectiontovenueintheCountyofAlameda,andagreesandconsentstothepersonaljurisdictionofthecourtsoftheStateofCaliforniawithrespecttoanyactionorproceeding(i)broughtbyLandlord,Tenantoranyotherparty,relatingto (A) this Lease and/or any understandings or prior dealings between the parties hereto, or (B) the Premises, the Project, or any part thereof, or (ii) to whichLandlordisaparty.IFLANDLORDCOMMENCESANYSUMMARYPROCEEDINGSORACTIONFORNON-PAYMENTOFRENT,TENANTSHALLNOTINTERPOSEANYCOUNTERCLAIMOFANYNATUREORDESCRIPTION(UNLESS SUCHCOUNTERCLAIMSHALLBEMANDATORY) INANYSUCHPROCEEDINGORACTION,ANDANYSUCHCOUNTERCLAIMSHALLBERELEGATEDTOANINDEPENDENTACTIONATLAW.

35.19.FinancialStatements.IfLandlorddesirestofinanceorrefinanceorsale,transferorotherwiseconveyanyinterestintheBuilding,oranypartthereof,TenantherebyagreestodelivertoanylenderortransfereedesignatedbyLandlord,withten(10)daysafterrequesttherefor,suchfinancialstatementsofTenant as may be reasonably required by such lender or transferee. Such statements shall include the past three years’ financial statements of Tenant.NotwithstandinganythingtothecontrarysetforthaboveinthisSection35.19,solongasTenant’sfinancialstatementsareavailablethroughpubliclyavailablefilingswithSecurities &ExchangeCommissionor other meansreadily accessible tomembers of thepublic, thenTenant shall not berequiredtoprovidesuchfinancialstatementstoLandlordasrequiredinthisSection35.19.

35.20.ModificationofLease.ThisLeasemaybemodifiedoramendedonlybyanagreementinwritingsignedbybothparties.

35.21.NoOption.ThesubmissionofthisLeasetoTenantforrevieworexecutiondoesnotcreateanoptionorconstituteanoffertoTenanttoleasethePremises on the terms and conditions contained herein, and this Lease shall not become effective unless and until it has been executed and delivered by bothLandlordandTenant.

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35.22.IndependentCovenants.ThisLeaseshallbeconstruedasthoughthecovenantshereinbetweenLandlordandTenantareindependent,andTenantherebyexpresslywaivesthebenefitofanystatutetothecontraryandagreesthatifLandlordfailstoperformitsobligationssetforthherein,TenantshallnotbeentitledtomakeanyrepairsorperformanyactshereunderatLandlord’sexpenseortoanysetoffoftheRentorotheramountsowinghereunderagainstLandlord.

35.23.CompliancewithAnti-TerrorismLaw.EachpartyherebyrepresentthatitisnotinviolationofanyAnti-TerrorismLaw.

35.24.RentNotBasedonIncome.NoRentorotherpaymentinrespectofthePremisesshallbebasedinanywayuponnetincomeorprofitsfromthePremises.TenantmaynotenterintoorpermitanysubleaseorlicenseorotheragreementinconnectionwiththePremiseswhichprovidesforarentalorotherpaymentbasedonnetincomeorprofit.

35.25.Tenant’sAuthority.Tenant,andeachofthepersonsexecutingthisLeaseonbehalfofTenant,representandwarrantthat(i)Tenantisadulyformed,authorizedandexistingcorporation,limitedliabilitycompany,partnership,trust,orotherformofentity(asthecasemaybe),(ii)TenantisqualifiedtodobusinessinCalifornia,(iii)TenanthasthefullrightandauthoritytoenterintothisLeaseandtoperformallofTenant’sobligationshereunder,and(iv)eachpersonsigningonbehalfofTenantisauthorizedtodoso.TenantshalldelivertoLandlord,withinten(10)daysafterLandlord’srequest,suchcertificates,resolutions,orotherwrittenassurancesauthorizingTenant’sexecutionanddeliveryofthisLease,asrequestedbyLandlordfromtimetotimeoratanytime,inorderforLandlordtoassessTenant’sthenauthorityunderthisLease.

35.26.HazardousMaterialsDisclosure.LandlordhasdeliveredtoTenantacopyofthemostrecentPhaseIEnvironmentalSiteAssessmentregardingthe Project. Exhibit Kattached hereto and incorporated by reference herein includes (i) a notice to Tenant regarding Hazardous Materials that TenantacknowledgesthatsuchnoticecomplieswiththerequirementsofSection25915etseq.andSection25359.7oftheCaliforniaHealthandSafetyCode;and(ii)alistofalldocumentsregardingthepresenceofHazardousMaterialsprovidedtoTenantbyLandlord;Tenantherebyacknowledgesreceiptof,andanopportunitytoreview,allsuchdocuments.AspartofTenant’sobligationsunderthisLease,TenantagreestocomplywiththeCalifornia“ConnellyAct”andotherapplicablelaws,includingprovidingcopiesofLandlord’snotificationlettertoallofTenant’s“employees”and“owners”,asthosetermsaredefinedintheConnellyActandother applicable laws. Tenant is familiar with the Existing Environmental Conditions of the Project. Tenant acknowledges that Landlord’s duty to remove,remediate, encapsulate or otherwise address Hazardous Materials shall be satisfied in full by Landlord’s compliance with any O&M plans regarding suchHazardousMaterialsprovidedthatLandlordshallberesponsibletotakeanyactionrequiredtocorrectanyviolationofRequirementsnecessarytocomplywiththetermsofanyfinalorderorjudgmentofanycourtorregulatoryagencywithjurisdictionoverthematterprovidedthatLandlordshallhavetherighttocontestanysuchorderordirectiveingoodfaithtotheextentpermittedbylaw.

35.27.AccessibilityDisclosure.ToLandlord’sactualknowledge,thePremiseshavenotundergoneinspectionbyaCertifiedAccessSpecialist(CASp),asdefinedinSection55.52ofthe

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CaliforniaCivilCode.ThefollowingstatementsareincludedinthisLeasesolelyforthepurposeofcomplyingwithCaliforniaCivilCodeSection1938:

A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of theapplicable construction-related accessibility standards under state law. Although state law does not require a CASp inspection of the subjectpremises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subjectpremises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agreeon the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making anyrepairs necessary to correct violations of construction-related accessibility standards within the premises.

Inconnectionwiththeforegoing,andnotwithstandinganythingtothecontraryelsewhereinthisLease,LandlordherebyadvisesTenantthatifTenantelectstorequestsuchaninspection,Tenantshallberesponsibletopaythefeeforsuchinspectionandthecostofanyrepairsnecessarytocorrectviolationsofconstruction-relatedaccessibilitystandardswithinthePremises.

35.28.24/7Access.FollowingtheCommencementDate,subjecttoLandlord’sreasonableaccesscontrolmeasures,exceptwhenandwhereTenant’srightofaccessisspecificallypreventedasaresultof(i)anemergency,(ii)aRequirement,or(iii)aspecificprovisionsetforthinthisLease,Tenantshallhavetherightofingressandegress:(a)tothePremisesandtheroofoftheBuilding,twenty-four(24)hoursperday,seven(7)daysperweek,(exceptthatwithrespecttoaccesstotheroofoftheBuilding,anysuchaccessshallbecoordinatedwithLandlordandpre-approved(exceptinthecasesofemergency),whichpre-approvalshallnotbeunreasonablywithheld,conditionedordelayed;and(b)totheParkingFacility,between6amandmidnight,seven(7)daysperweek(exceptthatifTenantrequiresaccesstotheParkingFacilityaftermidnightorbefore6am,Landlordshallarrangeforsuchaccess,atTenant’scost).

35.29.Counterparts.ThisLeasemaybeexecutedincounterpart.Allsuchexecutedcounterpartsshallconstitutethesameagreement,andthesignatureofanypartytoanycounterpartshallbedeemedasignatureto,andmaybeappendedto,anyothercounterpart.

36.SecurityDepositLetterofCredit.

36.1.DeliveryofSecurityDepositLetterofCredit.ConcurrentlywiththeexecutionanddeliveryofthisLease,TenantshalldelivertoLandlord,asprotectionforthefullandfaithfulperformancebyTenantofallofitsobligationsunderthisLeaseandforalllossesanddamagesthatLandlordisentitledtounderSections 20.2 and 20.3of the Lease as a result of any Event of Default by Tenant, an irrevocable and unconditional negotiable standby letter of credit (the"Security Deposit Letter of Credit")intheamountofSeventyFiveMillionDollars($75,000,000.00)(the“Security Deposit Letter of Credit Amount"),intheformattachedheretoasExhibitR,payableuponpresentationtoanoperatingretailbranchlocatedintheSanFranciscoBayArea,runninginfavorofLandlordandissuedbyasolvent,nationallyrecognized

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bank reasonably acceptable to Landlord and with a long term rating from Standard and Poor's Professional Rating Service of A or a comparable rating fromMoody'sProfessionalRatingServiceorhigher,underthesupervisionoftheSuperintendentofBanksoftheStateofCalifornia,itbeingunderstoodandagreedthatJPMORGANCHASEBANK,N.A.,isapprovedasanissuer.TheSecurityDepositLetterofCreditshallalsobegovernedbytheprovisionsofExhibitQofthisLease.

36.2.ApplicationofLetterofCredit.TenantherebyacknowledgesandagreesthatLandlordisenteringintothisLeaseinmaterialrelianceupontheabilityofLandlordtodrawupontheSecurityDepositLetterofCreditupontheoccurrenceofanyEventofDefaultonthepartofTenantunderthisLease.IfanEvent of Default by Tenant occurs, Landlord may, but without obligation to doso, andwithout notice to Tenant, drawuponthe Letter of Credit, in part or inwhole,tocuresuchEventofDefaultand/ortocompensateLandlordforanyandalldamagesthatLandlordisentitledtoasaresultofsuchEventofDefaultunderSections20.2and20.3ofthisLease.Theuse,applicationorretentionoftheSecurityDepositLetterofCredit,oranyportionthereof,byLandlordshallnotpreventLandlordfromexercisinganyotherrightorremedyprovidedbythisLeaseorbyanyApplicableLaws,itbeingintendedthatLandlordshallnotfirstberequiredtoproceedagainsttheSecurityDepositLetterofCredit,andtheuse,applicationorretentionoftheSecurityDepositLetterofCreditshallnotoperateasalimitationonanyrecoverytowhichLandlordmayotherwisebeentitled.Tenantagrees,afteranEventofDefaultoranyothertimethatLandlordisentitledtodrawontheSecurityDepositLetterofCredit,nottointerfereinanywaywithpaymenttoLandlordoftheproceedsoftheSecurityDepositLetterofCredit,eitherpriortoorfollowinga"draw"byLandlordofanyportionoftheSecurityDepositLetterofCredit.NoconditionortermofthisLeaseshallbedeemedtorendertheSecurityDepositLetterofCreditconditionaltojustifytheissueroftheSecurityDepositLetterofCreditinfailingtohonoradrawinguponsuchSecurityDepositLetterofCreditinatimelymanner.Tenantagreesandacknowledgesthat(a)theSecurityDepositLetterofCreditconstitutesaseparateandindependentcontractbetweenLandlord and the Bank, (b) Tenant is not a third party beneficiary of such contract, and (c) in the event Tenant becomes a debtor under any chapter of theBankruptcyCode,neitherTenant,anytrustee,norTenant'sbankruptcyestateshallhaveanyrighttorestrictorlimitLandlord'sclaimand/orrightstotheSecurityDepositLetterofCreditand/ortheproceedsthereofbyapplicationofSection502(b)(6)oftheU.S.BankruptcyCodeorotherwise.

If, for anyreason, the amount of the Security Deposit Letter of Credit becomes less than the Security Deposit Letter of Credit Amount, Tenant shall,withinten(10)businessdaysofdemand, eitherprovideLandlordwithacashsecuritydepositequaltosuchdifferenceorprovideLandlordwithadditionalletter(s)of credit in an amount equal to the deficiency (or a replacement letter of credit in the total Security Deposit Letter of Credit Amount or an amendment to theexistingSecurityDepositLetterofCredittoincreasetheSecurityDepositLetterofCreditAmountbythedeficiency),andanysuchadditional(orreplacement)letterofcreditorletterofcreditamendmentsshallcomplywithalloftheprovisionsofthisArticleandExhibitQ,andifTenantfailstocomplywiththeforegoing,then,notwithstandinganythingtothecontrarycontainedinthisArticleorExhibitQ,thenatLandlord’soption,suchfailureshallbeanEventofDefaultundertheLease.IfTenantfurnishescashforthedeficiencyamountinaccordancewiththeprecedingsentence,Tenantmaythereafterdepositanadditionalletterofcredit(s)orreplacementletterofcreditinaccordancewiththisSection,inwhichcase,Landlordshallreturn

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suchcashproceedstoTenantwithinten(10)daysafterreceiptofsuchletterofcredit.Withoutlimitingthegeneralityoftheforegoing,iftheSecurityDepositLetter of Credit expires earlier than the LCExpiration Date applicable to the Security Deposit Letter of Credit, Landlord shall accept a renewal thereof (suchrenewalletterofcredittobeineffectanddeliveredtoLandlord,asapplicable,notlaterthanthirty(30)dayspriortotheexpirationoftheSecurityDepositLetterofCredit),whichshallbeirrevocableandautomaticallyrenewable(orrenewablethroughamendment)throughtheLCExpirationDateapplicabletotheSecurityDeposit Letter of Credit upon the same terms as the expiring Security Deposit Letter of Credit or such other terms as may be acceptable to Landlord in itsreasonablediscretion.However,iftheSecurityDepositLetterofCreditisnottimelyrenewed,orifTenantfailstomaintaintheLetterofCreditintheamountandinaccordancewiththetermssetforthinthisArticleandExhibitQ,suchshallconstituteanEventofDefaultundertheLeaseandLandlordshallhavetherighttopresenttheSecurityDepositLetterofCredittotheBankinaccordancewiththetermsofthisArticleandExhibitQ,anddrawupontheLetterofCredit,inpartorinwhole,tocuresuchEventofDefaultand/ortocompensateLandlordforanyandalldamagesthatLandlordisentitledtoasaresultofsuchEventofDefaultunderSections20.2and20.3oftheLease.AnyunusedproceedsshallconstitutethepropertyofLandlordandneednotbesegregatedfromLandlord'sotherassets.

36.3.SecurityDeposit.AnyproceedsdrawnundertheSecurityDepositLetterofCreditandnotappliedassetforthaboveshallbeheldbyLandlordas a security deposit (the "Security Deposit"). Notrust relationship is created herein between Landlord and Tenant with respect to the Security Deposit, andLandlordshallnotberequiredtokeeptheSecurityDepositseparatefromitsgeneralaccounts.TheSecurityDepositshallbeheldbyLandlordassecurityforthefaithfulperformancebyTenantofalloftheprovisionsofthisLeasetobeperformedorobservedbyTenant.IfthereisanEventofDefaultLandlordmay(butshallnotbeobligatedto),andwithoutprejudicetoanyotherremedyavailabletoLandlord,use,applyorretainalloranyportionoftheSecurityDeposittocuresuchEventofDefaultand/ortocompensateLandlordforanyandalldamagesthatLandlordisentitledtoasaresultofsuchEventofDefaultunderSections20.2and20.3oftheLease.TenantherebywaivestheprovisionsofCaliforniaCivilCodeSection1950.7,oranysimilarorsuccessorlawsnoworhereinafterineffect,that restrict Landlord's useorapplicationoftheSecurityDeposit, orthat providespecifictimeperiodsforreturnoftheSecurityDeposit. Withoutlimitingthegenerality of the foregoing, Tenant expressly agrees that if Landlord terminates this Lease due to an Event of Default or if Tenant terminates this Lease in abankruptcyproceeding,LandlordshallbeentitledtoholdtheSecurityDeposituntiltheamountofdamagesrecoverablepursuanttoCaliforniaCivilCodeSection1951.2isfinallydetermined.IfLandlordusesorappliesalloranyportionoftheSecurityDepositasprovidedabove,Tenantshallwithinten(10)businessdaysafterdemandtherefor,depositcashwithLandlordinanamountsufficienttorestoretheSecurityDeposittothethen-applicableSecurityDepositLetterofCreditAmountorprovideareplacementletterofcreditmeetingtherequirementsofthisArticle36,andTenant'sfailuretodososhall,atLandlord'soption,beanEventofDefaultunderthisLease.AtanytimethatLandlordisholdingproceedsoftheSecurityDepositLetterofCreditpursuanttothisArticle36,Tenantmaydeposita Security Deposit Letter of Credit that complies with all requirements of thisArticle36, in which event Landlord shall return the Security Deposit to Tenantwithinten(10)daysafterreceiptoftheSecurityDeposit LetterofCredit. If Tenantperformsall ofTenant'sobligationshereunder,theSecurityDeposit, orsomuch thereof as has not previously been applied by Landlord, shall be returned, without payment of interest or other increment for its use, to Tenant (or, atLandlord's

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option, to the last assignee, if any, of Tenant's interest hereunder) within ninety (90) days following the later of the expiration of the Lease Termor Tenant'svacationandsurrenderofthePremisesinaccordancewiththerequirementsofthisLease.Landlord'sreturnoftheSecurityDepositoranypartthereofshallnotbeconstruedasanadmissionthat Tenanthasperformedall of its obligationsunderthis Lease. UponterminationofLandlord's interest inthis Lease, if LandlordtransferstheSecurityDeposit(ortheamountoftheSecurityDepositremainingafteranypermitteddeductions)toLandlord'ssuccessorininterest,andthereafternotifies Tenant of suchtransfer andthenameandaddress of thetransferee, thenLandlordshall berelievedofanyfurther liability withrespect to theSecurityDeposit.ThisSection36.3issubjecttothetermsandconditionsofSection36.4below.

36.4IfTenantdoesnotexercisePurchaseOptionorClosingDoesNotOccur.

a.If,asofthelastdayofthePurchaseOptionPeriod,(i)TenantisInvestmentGrade,(ii)thereisnoEventofDefaultthathasnotbeencured,and(iii)LandlorddoesnototherwisehavearighttodrawontheSecurityDepositLetterofCredit(orifLandlorddoeshavetherighttodrawontheSecurityDeposit Letter of Credit then Landlord may draw on the Security Deposit Letter of Credit and shall return any undrawn amount to Tenant), and theClosing does not occur for any reason, including, without limitation, because Tenant did not exercise the Purchase Option or default on Tenant’sobligations with respect to the Purchase Option, then the Security Deposit Letter of Credit shall be returned to Tenant within ninety (90) days and,thereafter,thereshallbenorequirementforaSecurityDeposit(orSecurityDepositLetterofCredit)underthisLease.

b.If,asofthelastdayofthePurchaseOptionPeriod,TenantisnotInvestmentGrade,andtheClosingdoesnotoccurforanyreason,including,withoutlimitation,becauseTenantdidnotexercisethePurchaseOptionordefaultonTenant’sobligationswithrespecttothePurchaseOption,then(i)iftheClosingdidnotoccurinaccordancewithSections31.9(b),31.9(c)(ii),31.9(d),or31.9(e)(i), butthisLeasecontinuesineffect thereafter, LandlordshallcontinuetoholdtheSecurityDepositLetterofCreditinaccordancewiththetermsofthisLeaseforthebalanceoftheTerm;however,theSecurityDeposit Letter of Credit Amountmaybereducedfromtimetotimeuponsatisfactionof theconditionsset forthinSection36.5below;and(ii) if theClosingdoesnotoccurforanyotherreason,thenLandlordshallhavetherighttoimmediatelydrawonthefullamountoftheSecurityDepositLetterofCreditonoraftertheearlierof(x)thedayafterthelastdayofthePurchaseOptionPeriodifTenanthasnotexercisedthePurchaseOptionasofsuchdateinaccordancewiththisLease,or(y)thedayaftertheClosingwasscheduledtooccur,butdidnotoccur,ifTenanthadexercisedthePurchaseOptioninaccordancewiththisLeasebutClosingdoesnotoccurinaccordancewiththePurchaseAgreement(unlessthePurchaseOptionPeriodisreinstatedinaccordancewithSection31.9(a)orClosingdoesnotoccurduetoLandlordbreachunderSection31.9(b)),andLandlordshallhavetherighttoretainallsuchdrawnfundsasadditionalRent(withoutreductionoroffsetofanyofTenant’sobligationsundertheLease)andLandlordshallhavenoobligationtoholdsuchdrawnsumsassecurity,notwithstandinganycontrarytermsinSection36.3above.Insuchevent,TenantshallhavenofurtherobligationstoprovidetheSecurityDepositLetterofCredit.

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36.5ReductioninSecurityDepositLetterofCreditAmount.IftheprovisionsofSection36.4(b)(i)apply,thenuponthefollowingdates,providedthatasofsuchdates,(i)TenantisInvestmentGrade,and(ii)thereisnouncuredEventofDefaultandLandlorddoesnotthenotherwisehavearighttodrawontheSecurityDepositLetterofCredit,theSecurityDepositLetterofCreditAmountshallbeeligibleforreductionsoftwentypercent(20%)oftheoriginalSecurityDepositLetterofCreditAmount:

(i)onthefifth(5th)anniversaryoftheCommencementDate;

(ii)onthetenth(10th)anniversaryoftheCommencementDate;

(iii)onthefifteenth(15th)anniversaryoftheCommencementDate;and

(iv)onthetwentieth(20th)anniversaryoftheCommencementDate.

[Signatures follow on next page]

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INWITNESSWHEREOF,thepartieshaveexecutedthisLeaseasoftheLeaseDate.

LANDLORD:

a

By:

Name:

Title:

TENANT: a

By:

Name:

Title:

By:

Name:

Title:

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EXHIBIT A

SITE PLAN

[Intentionallyomitted]

ExhibitA-1

EXHIBIT B

DESCRIPTION OF PREMISES

[Intentionallyomitted]

ExhibitB-1

EXHIBIT C

CONFIRMATION OF[COMMENCEMENT DATE AND] DELIVERY DATE

[Intentionallyomitted]

ExhibitC-1

EXHIBIT D-1

WORK LETTER FOR

LANDLORD’S WORK AND TENANT IMPROVEMENTS

[Intentionallyomitted]

ExhibitD-1

EXHIBIT D-2

BASE BUILDING WORK LETTER

[Intentionallyomitted]

ExhibitD-2

EXHIBIT D-3

SEISMIC WORK LETTER

[Intentionallyomitted]

ExhibitD-3

EXHIBIT E

[Intentionallyomitted]

ExhibitE

EXHIBIT F

RULES AND REGULATIONS

[Intentionallyomitted]

ExhibitF

EXHIBIT F-1

RULES AND REGULATIONS FOR USE OF BUILDING STAIRWELLS

[Intentionallyomitted]

ExhibitF-1

EXHIBIT G

SNDA

[Intentionallyomitted]

ExhibitG

EXHIBIT H

SUBDIVISION – APPROXIMATE BOUNDARY OF PROPERTY LINE

[Intentionallyomitted]

ExhibitH-1

EXHIBIT I

PURCHASE AGREEMENT

[Intentionallyomitted]

ExhibitI

EXHIBIT J

RECIPROCAL EASEMENT AGREEMENT TERMS

[Intentionallyomitted]

ExhibitJ-1

EXHIBIT K

DISCLOSURE NOTICE REGARDINGHAZARDOUS MATERIALS AND LIST OF

ENVIRONMENTAL DOCUMENTS

[IntentionallyOmitted]

ExhibitK

EXHIBIT L

MEMORANDUM OF LEASE AND OPTION

[Intentionallyomitted]

ExhibitL

EXHIBIT ATO

MEMORANDUM OF LEASE

[Intentionallyomitted]

ExhibitL

EXHIBIT M

FORM OF ESTOPPEL CERTIFICATE

[Intentionallyomitted]

ExhibitM

EXHIBIT N

LANDLORD CERTIFICATE

[Intentionallyomitted]

ExhibitN

EXHIBIT A

LIST OF CONTRACTS

[Intentionallyomitted]

ExhibitN

EXHIBIT A

List of Contracts

[IntentionallyOmitted]

ExhibitN

EXHIBIT B

LIST OF LEASES

[Intentionallyomitted]

ExhibitN

EXHIBIT B

LIST OF LEASES

[IntentionallyOmitted]

ExhibitN

EXHIBIT C

DISCLOSURE ITEMS

[Intentionallyomitted]

ExhibitN

EXHIBIT C

DISCLOSURE ITEMS

[IntentionallyOmitted]

ExhibitN

EXHIBIT O

LANDLORD BUDGET

[Intentionallyomitted]

ExhibitO

EXHIBIT P

OPTION PAYMENT LETTER OF CREDIT FORM

[Intentionallyomitted]

ExhibitP

EXHIBIT A

[Intentionallyomitted]

ExhibitP

EXHIBIT Q

LETTER OF CREDIT TERMS

[Intentionallyomitted]

ExhibitQ

EXHIBIT R

SECURITY DEPOSIT LETTER OF CREDIT FORM

[Intentionallyomitted]

ExhibitR

SCHEDULE 1: PHASES AND SUBPHASES; OFFICE SPACE

[Intentionallyomitted]

Schedule1-1

EXHIBIT B

Permitted Exceptions

1. Generalandspecialtaxesandassessmentsforthefiscalyear2020,aliennotyetdueorpayable.

2. ThelandlieswithintheboundariesofproposedcommunityfacilitiesDistrictNo.2014-1,asdisclosedbyamapfiledAugust24,2015inBook18,Page65ofmapsofassessmentandcommunityfacilitiesdistricts.

3. ThelienofspecialtaxassessedpursuanttoChapter2.5commencingwithSection53311oftheCaliforniaGovernmentCodeforCommunityFacilitiesDistrictNo.A/C-3,asdisclosedbyNoticeofSpecialTaxLienrecordedJanuary31,2019asInstrumentNo.2019015593ofOfficialRecords.NonedueandpayableatDateofPolicy.

4. Thelienofsupplementaltaxes,ifany,assessedpursuanttoChapter3.5commencingwithSection75oftheCaliforniaRevenueandTaxationCodeasaresultofthetransferortitletothevesteenamedinScheduleAorasaresultofchangesinownershipornewconstructionoccurringonoraftertheDateofPolicy.

5. Covenants,conditionsandrestrictionscontainedinOrdinanceNo.8005C.M.S.grantingafranchisetoKaiserCenterPropertiesandKaiserCenter,Inc.,toconstruct,maintainandoperateatunnelandbridgeforthetransportationofpeopleandmaterialunderandovercertaindesignatedareasin21stStreet,datedJuly24,1969,asaffectedbyOrdinanceNo.12733C.M.S.,datedMarch7,2006.

6. Thetermsandprovisionscontainedinthedocumententitled"NoticeofLimitationofUseofProperty"recordedFebruary07,1997asInstrumentNo.97038930ofOfficialRecords.

7. Rights ofparties inpossessionastenants onlywithnooptiontopurchaseorright offirst refusal topurchaseall or anyportionoftheLandunder theleases described in Exhibit B to the Landlord Certificate attached to the Lease Agreement as Exhibit N, including, without limitation, the terms andprovisionsofanunrecordedleasedatedNovember19,2003,byandbetweenOaklandCorporateCenter,L.L.C.,aDelawarelimitedliabilitycompanyaslessor and Prentiss Properties Acquisition Partners, L.P., a Delaware limited partnership as lessee, as disclosed by a Memorandum of Parking LeaserecordedDecember10,2003asInstrumentNo.2003717853ofOfficialRecords.

8. DocumentsrecordedinconnectionwithanydebtfinancingobtainedbyLandlordinconnectionwithitspurchaseoftheProjectandwhicharethesubjectoftheClosingSNDA.

9. TheClosingSNDA.

10. An easement for temporary construction and incidental purposes, which may include (i) certain rights to temporary staging on the shared drive aisleprovidedthatcertainminimumrequiredusagecanstillbeachieved;(ii)therighttotemporarycraneswingareassubject

ExhibitB

tocustomaryprotectionsandlimitations,includingrestrictionsonpickedloadsoveroccupiedareas;and(iii)therighttoaccessotherneighboringparcelsforpurposesofperformingworknecessarytoensurelateralandsubjacentsupportpursuanttoCivilCodeSection832subjecttocustomaryprotectionsandlimitationsincludingprovisionswithrespecttoanyunderpinningequipmentthatmaybeleftinplace.

11. AutilityeasementasreasonablynecessarytoensurenormalutilityservicetotheProject.

12. Anon-exclusive pedestrian and vehicle access easements on their respective parcels as necessary for the normal operation of the Project as currentlyconfiguredandoperated,andaswillbeconfiguredgiventhe20thStreetstreetscapeimprovementstobeundertakenbytheCity.

ExhibitB

EXHIBIT C

Prohibited Changes

ForpurposesofthisAgreement,“Prohibited Changes”shallmeananyofthefollowingchanges,unlesssuchitemswereapprovedbyPG&E:

● ApprovingtheundertakingofanyLeasingAction,except(i)pursuanttotheexercisebyanexistingtenantofarenewal,extensionorexpansionoptionorotherrightcontainedinsuchexistingtenant'sLease;or(ii)inconnectionwiththeterminationofanyLeaseand/orremovalofanyexistingtenantunderanyLeasebyreasonofadefaultofthetenantunderthesubjectLease.

● ApprovinganynewContract,orrenewal,extension,modificationorreplacementofanyexistingContractsotherthanintheordinarycourseofbusiness

or unless suchContract is terminable uponthirty (30) days’ or less notice without payment of any fees or penalty;provided, TMGmayapprovethetermination or cause to be terminated any management agreement(s) with the existing property manager of the Building, all brokerage or leasingagreementswithbrokers,andtheLeasegoverningtheexistingpropertymanager’sleasedspaceintheBuilding.

● Taking or approving any action or executing any document in connection with that certain Ordinance 8005 C.M.S. Dated July 24, 1969 Granting a

FranchisetoConstruct,MaintainandOperateaBridgeandTunnelat21stStreet(TheKaiserCenter)intheCityofOaklandand/orthatcertainTunnelandBridgeAgreement,datedDecember,1983,asassignedandamended.

ForthepurposesofthisExhibitC:

● “Leasing Action” shall mean any of the following: (i) entering into a new Lease, (ii) modifying or amending any Lease, (iii) consenting to anyassignmentorsubleaseinconnectionwithanyLease,and(iv)terminatinganyLeaseand/orremovinganytenantunderanyLease,whetherbysummaryproceedingsorotherwise.

● “Lease(s)”shallindividuallyandcollectively(asthecontextsorequires)meananyandallunexpiredleases,occupancyagreements,similarlicensesto

occupyandanyotheragreementsfortheuse,possession,oroccupancyofanyportionsoftheBuilding,including,withoutlimitation,tenantguarantiesdeliveredinconnectionwithanyoftheforegoing.

● “Contracts”shallcollectivelymeanservicecontractsandotheragreementswithrespecttotheProject,includinganycontract(s)tofurnishsupervision,

labor,materials,andequipmenttotheProject.

ExhibitC

EXHIBITD

FINANCINGCONTINGENCYMINIMUMACCEPTABLETERMS

● LoanAmount:$500mmdisbursedasfollows: ● 65%ofloantocostsfundedatClosingand ● 65%ofallsubsequentcapitalneedsasneeded ● InterestRate:<L+240,witha140floor ● Fees:Nogreaterthan0.85%ofprincipalbalance. ● LoanTerm:4yearsinitialtermwith: ● Uptotwo(2)one(1)yearextensions(extensionfeesnottoexceed0.25%ofprincipalbalance); ● TheabilitytoreleasetheTowerfromthelienoftheLoanatanytimefollowingcompletionofthesubdivisionprocess;and ● Anylockout,spreadmaintenance,orprepaymentpenaltyperiodshallbe2yearsorless ● Recourse/Guaranties:Loannon-recoursesubjecttocommerciallystandardbadboycarve-outs(includingenvironmentalindemnity)forwhichLandlordand

TMGBayAreaInvestmentsII,LLCshallbeliable. ● Lenderpre-approvesLeaseandagreestosignanSNDAmeetingthecriteriaofSection21.1oftheLeaseorasotherwiseapprovedbyPG&Econtainingata

minimumLender’sobligationtoassumeLandlord’sobligationsundertheLeaserelatingtotheconstructionobligationsandthePurchaseOptionobligationsintheeventofaLenderforeclosure.

ExhibitD