The rentable area of the Premises shall be increased by the rentable area of the Offer Space, and [[Organization B:Organization]]'s proportionate share shall be increased in a corresponding manner; # The term of the demise covering such Offer Space shall commence on the Offer Space Commencement Date and shall expire on the Expiration Date, subject to any renewal options held by [[Organization B:Organization]] under this Lease;

Prior to offering the Offer Space to the public for lease, [[Organization A:Organization]] shall give [[Organization B:Organization]] written notice (an “Offer Notice”) of the date of commencement of the term of the demise (the “Offer Space Commencement Date”) and the rental rate and other economic terms applicable to such Offer Space. The Offer Space Commencement Date shall no less than thirty (30) days and no more than sixty (60) days after the date such notice is given by [[Organization A:Organization]].

Premises. For and in consideration of the rents hereinafter reserved by Landlord and the covenants, terms and agreements hereinafter contained on the part of Tenant, its legal representatives, successors and assigns to be paid, kept and performed, Landlord does hereby demise, lease, rent and let to Tenant and Tenant does hereby take and hire the Premises from Landlord upon and subject to the terms and conditions hereinafter contained. The term “Premises” refers to all the lots described above. The term “Particular Parking Lot” refers to, respectively, each of the following parking lots/areas: # Lots [[Unknown Identifier]] and [[Unknown Identifier]] (Park Row East), # Lots [[Unknown Identifier]] and [[Unknown Identifier]] (Park Row West), and # above-described portion of Lot 20 (Steeple Street).

All of Landlord’s rights, options and remedies hereunder shall be construed and held to be nonexclusive and cumulative. Landlord shall have the right to pursue any one or all of such remedies, or any other remedy or relief that may be provided by Applicable Laws, whether or not stated in this Lease. No waiver of any default of Tenant hereunder shall be implied from any acceptance by Landlord of any Rent or other payments due hereunder or any omission by Landlord to take any action on account of such default if such default persists or is repeated, and no express waiver shall affect defaults other than as specified in such waiver. Notwithstanding any provision of this Lease to the contrary, in no event shall Landlord be required to mitigate its damages with respect to any default by Tenant, except as required by Applicable Laws. Any such obligation imposed by Applicable Laws upon Landlord to relet the Premises after any termination of this Lease shall be subject to the reasonable requirements of Landlord to # lease to high quality tenants on such terms as Landlord may from time to time deem appropriate in its discretion and # develop the Project in a harmonious manner with a mix of uses, tenants, floor areas, terms of tenancies, etc., as determined by Landlord. Landlord shall not be obligated to relet the Premises to # any Tenant’s Affiliate or # any party # unacceptable to a Lender, # that requires Landlord to make improvements to or re-demise the Premises, # that desires to change the Permitted Use, # that desires to lease the Premises for more or less than the remaining Term or # to whom Landlord or an affiliate of Landlord may desire to lease other available space in the Project or at another property owned by Landlord or an affiliate of Landlord.

If Landlord shall not have accepted Tenant’s Recapture Offer and Landlord shall not have terminated this Lease, as provided for in Section 7.02 hereof, then Landlord will not unreasonably withhold, delay or condition its consent to Tenant’s request for consent to such specific assignment or subletting for the use permitted under this Lease, provided that any such assignment or subletting shall # have a net effective rental that shall not be more favorable to such assignee or subtenant by more than ten percent (10%) of the net effective rental contained in Tenant’s Recapture Offer (taking into consideration all relevant terms of such assignment or sublease), # be for a term expiring on or approximately the same date designated in Tenant’s Recapture Offer and upon all of the material terms and conditions set forth in Tenant’s Recapture Offer (including, without limitation, the terms in Tenant’s Recapture Offer regarding the condition in which the Premises (or the applicable portion thereof) shall be delivered by Tenant and the terms relating to alterations and the cost thereof (if any), in each case, required to separately demise a portion of the Premises in the case of a subletting of less than the entire Premises), and # comply with all other applicable provisions of this Article 7 (and if the net effective rental and/or the term of such proposed subletting or assignment, as the case may be, vary from the net effective rental and/or the term contained in Tenant’s Recapture Offer beyond the variances set forth above, or if an assignment or sublease is not effected within twelve (12) months following the date upon which Tenant’s Recapture Offer is rejected (or deemed to have been rejected) by Landlord, then Tenant’s request for consent shall be deemed to constitute a new Tenant’s Recapture Offer to Landlord under the terms and conditions contained in the

Use of the Premises by Approved Users. Notwithstanding anything contained in this Lease to the contrary, Tenant shall be permitted from time to time to permit its clients, customers, vendors, partners or business associates (“Approved Users”) to temporarily occupy space within the Premises, provided that # Tenant does not separately demise such space and the Approved Users utilize, in common with Tenant, one common entryway to the Premises; # the Approved Users shall not occupy, in the aggregate, more than five percent (5%) of the Premises Rentable Area; # the Approved Users shall occupy space in the Premises only for the Permitted Use and for no other purpose; # all Approved Users shall have a bona fide business relationship with Tenant (distinct from their occupancy of the Premises) and shall occupy space in the Premises only so long as such business relationship continues; # Tenant receives no rent or other consideration from such Approved User; and # Tenant notifies Landlord, in writing, of the identity of any such Approved Users prior to occupancy of any portion of the Premises by such Approved Users. If any Approved Users occupy any portion of the Premises as described herein, it is agreed that # the Approved Users must not violate any provisions of this Lease, and a default by any Approved User may give rise to an Event of Default hereunder if not cured within any applicable notice or cure period; # all notices required of Landlord under this Lease shall be forwarded only to Tenant in accordance with the terms of this Lease and in no event shall Landlord be required to send any notices to any Approved Users; # in no event shall any use or occupancy of any portion of the Premises by any Approved User release or relieve Tenant from any of its obligations under this Lease; # the Approved Users and their employees, contractors and invitees visiting or occupying space in the Premises shall be deemed Agents for all purposes under the Lease; and # in no event shall the occupancy of any portion of the Premises by Approved Users be deemed to create a landlord/tenant relationship between Landlord and any such Approved Users, and, in all instances, Tenant shall be considered the sole tenant under the Lease notwithstanding the occupancy of any portion of the Premises by one or more Approved Users.