SHORT FORM OFFICE LEASE

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Exclusions from the Premises . The Premises does not include: (1) any areas above the finished ceiling or integrated ceiling systems, or below the finished floor coverings that are not part of the Leasehold Improvements, (2) janitor’s closets, (3) stairways and stairwells to be used for emergency exiting or as Common Areas, (4) rooms for Mechanical Systems or connection of telecommunication equipment, (5) vertical transportation shafts, (6) vertical or horizontal shafts, risers, chases, flues or ducts, and (7) any easements or rights to natural light, air or view.

Expiration Date. “Expiration Date” means the date that is the Scheduled Term (plus that many additional days required for the Expiration Date to be the last day of a Month) after the later of:

Early Occupancy. Tenant may not enter the Premises for any purpose until Landlord tenders the Premises to Tenant. If Tenant conducts business in any part of the Premises before the Scheduled Commencement Date, Tenant will pay Base Rent for that period at the rate for the first Month that Base Rent is due, without discount or excuse. Notwithstanding anything to the contrary provided herein, and provided that Tenant and its agents do not interfere with Landlord’s Contractor’s work in the Building and the Premises, Landlord shall allow Tenant access to the Premises ten (10) days prior to the Substantial Completion of the Premises for the purpose of Tenant installing overstandard equipment or fixtures (including Tenant’s data and telephone equipment) in the Premises. Prior to Tenant’s entry into the Premises as permitted by the terms of this Section, Tenant shall submit a schedule to Landlord and Contractor, for their approval, which schedule shall detail the timing and purpose of Tenant’s entry. Tenant shall hold Landlord harmless from and indemnify, protect and defend Landlord against any loss or damage to the Building or Premises and against injury to any persons caused by Tenant’s actions pursuant to this Section.

Confirmation of Term. If applicable, Landlord shall notify Tenant of the Commencement Date using a Notice of Lease Term (“NLT”) in the form attached to this Lease as Exhibit D. Tenant shall execute and deliver to Landlord the NLT within 10 business days after its receipt, but Tenant’s failure to do so will not reduce Tenant’s obligations or Landlord’s rights under this Lease.

All Tenant’s Wiring; and

Any item of Leasehold Improvements (not part of the original Leasehold Improvements made by Landlord as outlined in the Work Letter or the Systems) or Alterations (other than Tenant’s Wiring) if either:

Correction by Landlord . If Tenant fails to return possession of the Premises to Landlord in the condition required under (a), then Tenant shall reimburse Landlord for the costs incurred by Landlord to put the Premises in the condition required under (a), plus Landlord’s standard administration fee.

Abandoned Property . Tenant’s Personal Property left behind in the Premises after the end of the Term will be considered abandoned and Landlord may move, store, retain or dispose of these items at Tenant’s cost, including Landlord’s standard administration fee.

Expenses include:

To comply with insurance requirements or laws (“Mandated Expenses”);

That are reasonably calculated to reduce other Expenses or the rate of increase in other Expenses (“Cost-Saving Expenses”); or

That are reasonably calculated to improve or maintain the safety, health or access of Project occupants, and otherwise maintain the quality, appearance, or integrity of the Project (“Quality Expenses”).

Taxes;

Mortgage payments (principal and interest), and ground lease rent;

Commissions, advertising costs, attorney’s fees and costs of improvements in connection with leasing space in the Building;

Costs reimbursed by insurance proceeds or tenants of the Building (other than as Direct Costs);

Depreciation;

Except for the costs identified in §4.2(b)(1)(F), costs required to be capitalized according to sound real estate accounting and management principles, consistently applied;

Collection costs and legal fees paid in disputes with tenants; and

Costs to maintain and operate the entity that is Landlord (as opposed to operation and maintenance of the Project).

Costs incurred by Landlord due to the violation by Landlord of the terms and conditions of any lease of space in the Project or any law, code, regulation, ordinance or the like;

Landlord’s general corporate overhead and general and administrative expenses; and

Costs incurred to (i) comply with laws relating to the removal of any Hazardous Material, unless caused by Tenant or any Tenant Parties, and (ii) to remove, remedy, contain, or treat any Hazardous Material, which Hazardous Material is brought onto the Project after the date hereof by Landlord or any other tenant of the Project or any other person.

Each item of Mandated Expenses and Quality Expenses will be fully amortized in equal annual installments, with interest on the principal balance at Amortization Rate, over the number of years, not to exceed 10, that Landlord projects the item of Expenses will be productive for its intended use, without replacement, but properly repaired and maintained.

Each item of Cost-Saving Expenses will be fully amortized in equal annual installments, with interest on the principal balance at the Amortization Rate, over the number of years that Landlord reasonably estimates for the present value of the projected savings in Expenses (discounted at the Amortization Rate ) to equal the cost.

Any item of Expenses of significant cost that is not required to be capitalized but is unexpected or does not typically recur may, in Landlord’s discretion, be amortized in equal annual installments, with interest on the principal balance at the Amortization Rate, over a number of years determined by Landlord.

“Amortization Rate” means the prime rate of Citibank, N.A. (or a comparable financial institution selected by Landlord), plus 3%.

Estimates . Landlord will provide to Tenant a reasonably detailed itemization of estimated Direct Costs for each Year. During the Term, if for any Year, Tenant’s Share exceeds Tenant Share for the Base Year, Tenant will pay an amount equal to the excess (“Excess”), in equal Monthly installments, on the first day of each Month. If Landlord has not provided Tenant with Landlord’s estimate of Direct Costs for a Year, then Tenant will pay the estimated Excess until the estimate is revised by Landlord. Landlord may reasonably revise its estimate of Direct Costs for a Year and after receipt of the revised estimate, Tenant will pay the monthly installments of Excess based on the revised estimate for the remainder of the Year or until the estimate is later revised by Landlord. The aggregate estimates of Direct Costs paid by Tenant in a Year is the “Estimated Direct Costs.”

Settlement . As soon as practicable after the end of each Year, Landlord will give Tenant a statement of the actual Direct Costs for the Year, and which shall indicate the amount, if any, of the Excess. Direct Costs for any partial Year will be prorated based on a 365-day calendar year. The statement of Direct Costs is conclusive, binds Tenant, and Tenant waives all rights to contest the statement, except for items of Direct Costs to which Tenant objects by notice to Landlord given within 90 days after receipt of Landlord’s statement; however, Tenant’s objection will not relieve Tenant from its obligation to pay Direct Costs pending resolution of any objection. If the Direct Costs exceed the Estimated Direct Costs for the Year, then Tenant shall pay any underpayment in Excess to Landlord in a lump sum as Rent within 30 days after receipt of Landlord’s statement of Direct Costs. If the Estimated Direct Costs exceeds the Direct Costs for the Year, then Landlord shall credit any overpayment in Excess against Rent next due. However, if the Term ends during a Year, then Landlord may, in Landlord’s sole discretion, elect either of the following: (1) to forego the settlement of Excess Direct Costs for the Year that is otherwise required and accept the payments of estimated Excess for the final Year in satisfaction of Tenant’s obligations to pay Excess for the final Year, or (2) to have Landlord’s and Tenant’s obligations under this §4.2(e) survive the end of the Term.

Audit . Tenant shall have the right to review and/or audit Landlord’s books and records regarding Tenant’s Share of Operating Costs at Landlord’s offices during normal business hours on ten (10) business days’ prior notice (“Review Notice”) for a period of ninety (90) days following Tenant’s receipt of the Annual Statement (the “Review Period”). Within a reasonable time after receipt of Tenant’s review/audit notice, Landlord shall make all pertinent records available for inspection that are reasonably necessary for Tenant to conduct its review. If any records are maintained at a location other than the office of the Project, Tenant may either inspect the records at such other location or pay for the reasonable cost of copying and shipping the records. Any audit shall be conducted by a reputable firm of certified public accountants (“Tenant’s CPA”) which, along with Tenant, agrees to be bound by a confidentiality agreement, on a noncontingent fee basis. Tenant shall have no right to contest, review or audit such statement if a Default has occurred and is continuing, or if Tenant fails to give such written notice during the Review Period. Within ninety (90) days after the records are made available to Tenant, Tenant shall have the right to give Landlord written notice (an “Objection Notice”) stating in reasonable detail any objection to the books and records that Tenant has reviewed. If Tenant fails to give Landlord an Objection Notice within the 90-day period or fails to provide Landlord with a Review Notice within the 90-day period described above, Tenant shall be deemed to have approved Landlord’s statement of Operating Costs for such year and shall be barred from raising any claims regarding the Operating Costs for that year. Landlord may elect to contest the conclusion of Tenant’s auditor in the Objection Notice by giving a written contest notice (the “Contest Notice”) to Tenant within sixty (60) days after receipt of the Objection Notice, such Contest Notice containing the name of a firm of certified public accountants appointed by Landlord (“Landlord’s CPA”). Landlord’s CPA and Tenant’s CPA shall meet and confer within forty-five (45) days after the Contest Notice is given in an attempt to agree on any disputed items. If Landlord’s CPA and Tenant’s CPA are unable to agree on all disputed items within forty-five (45) days after the Contest Notice, then each of Landlord’s CPA and Tenant’s CPA shall propose and deliver to each other in writing an amount to be paid by Tenant to Landlord or Landlord to Tenant relating to the Operating Costs being audited. Tenant’s CPA and Landlord’s CPA shall agree on a third CPA experienced in real estate accounting unaffiliated with

Any chemical wastes, contaminants, pollutants or substances that are hazardous, toxic, infectious, flammable or dangerous, or regulated by any local, state or federal statute, rule, regulation or

Standard Services Provided . During the Term, Landlord shall provide the Standard Services to Tenant. The cost of the Standard Services is included in Expenses. Landlord is not responsible for any inability to provide Standard Services due to either the concentration of personnel or equipment in the Premises; or Tenant’s use of equipment in the Premises that is not customary office equipment or has special cooling requirements.

Tenant at Landlord’s cost, plus Landlord’s standard administration fee. Landlord will install non-Building Standard items at Landlord’s scheduled rate for this service.

Other Utilities and Services. Tenant will pay as Rent the actual cost of utilities or services (other than HVAC and lighting addressed in (a) and (b), and subject to Section 6.3 below) either used by Tenant or provided at Tenant’s request in excess of that provided as part of the Standard Services, plus Landlord’s standard administration fee. Tenant’s excess consumption may be estimated by Landlord unless either Landlord requires or Tenant elects to install Building Standard meters to measure Tenant’s consumption.

Additional Systems and Metering. Landlord may require Tenant, at Tenant’s expense, to upgrade or modify existing Mechanical Systems serving the Premises or the Leasehold Improvements to the extent necessary to meet Tenant’s excess requirements (including installation of Building Standard meters to measure the same).