Common use of Core Clause in Contracts

Core. All work related to construction of core bathrooms, stairs shafts, HVAC shafts, electrical and phone rooms, janitor closets, and elevators and shafts. a) Core bathrooms shall include multiple stalls with one (1) handicap stall per floor to meet Code requirements for occupancy load. All plumbing fixtures including water closets, urinals, lavatory sinks and faucets. Code-required Toilet accessories including soap dispensers, toilet paper dispensers, toilet seat dispensers, trash receptacles, paper towel dispensers, napkin dispensers, and handicap grab bars are included. Toilet partitions to be included. All associated lighting, fire sprinklers, power receptacles, ventilation, venting, sewer piping, water piping and floor drains are included. b) Stair shafts will be constructed with metal stud framing and drywall assembly with fire rating in compliance to construction type. All interior walls and ceilings facing the egress stairs will be taped, finished, and painted. Gypsum board ceiling will be constructed at the top level. Stair rails and stringers will be painted. All associated lighting and fire sprinklers are included. c) Electrical and telephone rooms will receive sealed concrete floors with a plywood backboard on walls. Electrical scope will include power distribution via a bus-way riser. Conduit sleeves will be provided for phone service distribution. d) HVAC and elevators are served from switchboard distribution board. Main switchboard to be per Code and PG&E requirements. Dedicated switchboard for Building fire pump system. e) HVAC shall be built-up roof VAV system. DDC controls for base building system (rooftop heating and cooling) with availability for the addition of DDC controls should the future tenant require. Completed HVAC medium pressure vertical duct work in shafts. The loop on each floor shall be stubbed just outside the building core. Mechanical equipment room/roof penthouse completed, including fans and equipment along with the hot water piping loop distributed to a point at each floor. The loop on each floor shall be stubbed just outside of the building core. f) Domestic cold water main branch piping to each floor restroom per Landlord’s construction documents. g) Fire alarm system: Building is fully sprinklered and ready to be monitored as required by Code. Life safety system distribution (smoke detectors, annunciators, strobes, etc) as required by Code for core restrooms and common ground floor areas. h) Building telephone MPOE shall be separate from Main Electrical Room. Stacked IDF closets shall be included per Code. i) Elevators (3 passenger, 1 freight, sized to meet Code) shall be gearless traction elevators to meet Code requirements. Cabs to be finished. Elevator lobbies on office floors are not finished. j) All core walls will be constructed with metal stud framing and drywall assembly with fire rating in compliance to construction type. Wall facing tenant space will be fire taped. Perimeter wall and column cover furring, studs, insulation, drywall and finishes are not provided. SCHEDULE 2 -3- 333 XXXXXXX [Dropbox, Inc.]

Core. All work related to construction of core bathrooms, stairs shafts, HVAC shafts, electrical and phone rooms, janitor closetsclosets (floor sink and hot/cold water), and elevators and shafts. a) Core bathrooms on all floors of the applicable Building shall include multiple stalls with one (1) handicap stall per floor to meet Base Building Code requirements for occupancy load. All plumbing fixtures including water closets, urinals, lavatory sinks and faucetsfaucets are included. Base Building Code-required Toilet accessories including soap dispensers, toilet paper dispensers, toilet seat dispensers, trash receptacles, paper towel dispensers, napkin dispensers, and handicap grab bars are included. Toilet partitions to be included. All associated lighting, fire sprinklers, power receptacles, ventilation, venting, sewer piping, water piping and floor drains are included. Four (4) men’s showers and four (4) women’s showers shall be provided in Building A. All finishes will be consistent with the nature of the Project as a class A office project. b) Stair shafts will be constructed with metal stud framing and drywall assembly with fire rating in compliance to construction type. All interior walls and ceilings facing the egress stairs will be taped, finished, and painted. Gypsum board ceiling will be constructed at the top level. Stair rails and stringers will be painted. All associated lighting and fire sprinklers are included. Concrete floor and rubber base are included. c) Electrical and telephone rooms will receive sealed concrete floors with a plywood backboard on walls. Electrical scope will include power distribution via a bus-way riser. Conduit sleeves will be provided for phone service distribution. All associated lighting is included. d) HVAC and elevators are served from switchboard distribution board. Main switchboard to be per Base Building Code and PG&E requirements. Dedicated switchboard for Building fire pump system. e) With respect to Building A, the HVAC shall be built-up roof penthouse VAV system. With respect to Building B, the HVAC shall be package rooftop units with VAV system. DDC controls for each base building system (rooftop heating and cooling) with the availability of for the addition of DDC controls should the future tenant require. Completed HVAC medium pressure vertical duct work in shaftswork. The loop on each floor shall be stubbed just outside the building core. Mechanical equipment room/roof penthouse completed, including fans and equipment along with the hot water piping loop distributed to a point at each floor. The loop on each floor shall be stubbed just outside of the building core. f) Domestic cold water main branch piping to each floor restroom per Landlord’s construction documents. g) Fire alarm system: Building is fully sprinklered and ready to be monitored including the PIV as required by Base Building Code. Life safety system distribution (smoke detectors, annunciators, strobes, etc) as required by Base Building Code for core restrooms and common ground floor areas. h) Building telephone MPOE shall be separate from Main Electrical Room. Stacked IDF closets shall be included per CodeLandlord’s Base Building plans. 5-4” floor sleeves at MPOE shall be included. i) Elevators (3 passenger, 1 freight, sized quantity per Landlord’s Base Building plans and size to meet CodeBase Building Code with a minimum weight capacity of 3,000 pounds) shall be gearless traction elevators with call buttons to meet Base Building Code requirements. Cabs to be finishedfinished to a Class A standard. Elevator lobbies on office floors are not finished. Includes work required to obtain an elevator construction permit in one elevator in the Building. Landlord to provide milestone date for elevator access during construction. j) All core walls will be constructed with metal stud framing and drywall assembly with fire rating in compliance to construction type. Wall facing tenant space will be fire taped. Perimeter wall and column cover furring, studs, insulation, drywall and finishes are not provided. SCHEDULE 2 -3- 333 XXXXXXX [Dropbox, Inc.].

Core. All work related to construction of core bathrooms, stairs shafts, HVAC shafts, electrical and phone rooms, janitor closets, and elevators and shafts. Work related to construction of main lobby and upper elevator lobbies are excluded. a) Core bathrooms (one set for men and women per floor) shall include multiple stalls with one (1) handicap stall per floor to meet Code requirements and provide +2 plumbing fixtures over code requirement for occupancy load. Includes showers for men and women on first floor only. Bathroom will receive tile flooring and wall tiles up to wainscot height at wet walls only (6’ above finished floor). All other bathroom interior walls and gypsum board ceilings will be taped, finished, and painted. All plumbing fixtures including water closets, urinals, lavatory sinks and faucetsfaucets will be battery operated. Code-required Toilet accessories including soap dispensers, toilet paper dispensers, toilet seat dispensers, trash receptacles, paper towel dispensers, napkin dispensers, and handicap grab bars are included. Toilet Plastic laminate toilet partitions to be are included. Granite countertops with under mount sinks are included. All associated lighting, fire sprinklers, power receptacles, ventilation, venting, sewer piping, water piping and floor drains are included. All associated lighting and fire sprinklers are included. b) Stair shafts will be constructed with metal stud framing and drywall assembly with fire rating in compliance to construction type. Stairs to be 1’ wider than Code required. All interior walls and ceilings facing the egress stairs will be taped, finished, and painted. Gypsum board ceiling will be constructed at the top level. No soffit on the underside of stairs. Stair rails and stringers will be painted. All associated lighting and fire sprinklers are included. c) Electrical and telephone rooms will receive sealed concrete floors with a plywood backboard backing on walls. Electrical scope will include power distribution via a bus-way riserincluding transformer, conduit risers and electrical panels. Conduit sleeves risers will be provided for phone service distribution. d) HVAC and elevators are served from switchboard distribution boardSVP transformer pad for each Building. Main switchboard to be per Code CEC, Silicon Valley Power and PG&E City of San Xxxx requirements. Dedicated switchboard Meter main per Silicon Valley Power requirements, with utility metering section with CAT5E station cable to MPOE. Provide a vertical 480/277V 3PH bus riser complete with bus plugs capable of supply full floor power, lighting and miscellaneous loads at electrical room on each floor for Building fire pump systemfuture tenant distribution. e) Fully operational main electric service for the Building including main switchboard rated at 14 Xxxxx per XX, 0000 AMP 480/277V 3PH, serving Tenant lighting, power and miscellaneous loads, as well as Expansion Space Base Building electrical and mechanical equipment loads. Space sized for Tenant panels and transformers are included. Includes bus duct for lighting and power for Core only. Includes conduits and wire feeders for Mechanical. Landlord to provide electrical panels for Tenant to use at electrical closet on each floor of the Expansion Space. f) HVAC shall be builtair-up cooled package rooftop VAV unit(s). Units will be side discharge to a shaft location where ducts will extend down shaft and connect to fire smoke dampers at ceiling level for each floor. Rooftop ductwork will be internally lined and ductwork inside shaft will be wrapped. Duct loops at each floor are not included (risers and stubs on each floor only). Design shall be for an indoor temperature of 74 F, and outdoor temperatures corresponding to the 0.4% ASHRAE design day: a winter temperature of 36 F, and a summer temperature of 92 F dry bulb and 67 F wet bulb. Additionally, HVAC design shall comply with ASHRAE Standard 90.1, 62.1, and 55. Landlord to provide mechanical HVAC pads on roof VAV system. for Tenant-installed HVAC units, Landlord to coordinate conduit placement for electrical, data and AV during construction of Building 2 prior to pouring the concrete slab, provided that locations are identified by Tenant for Landlord in a timely manner and will not impact construction schedule. g) DDC controls for base building Expansion Space Base Building system (rooftop heating and cooling) with the availability for of the addition of DDC controls should the future tenant require. Completed HVAC medium pressure vertical duct work in shaftsElectrical monitoring is not included. The loop General Office Areas: Lighting load (including task lighting): Cooling system designed for 1.2 xxxxx/RSF; Lighting designed to be restricted to .95 xxxxx/RSF to conform to potential LEED goals Non Core miscellaneous office equipment designed for cooling loads 3.0 xxxxx/RSF (highly populated floor plates need more xxxxx/SF) Designated dry lab space: Increased loads are a tenant expense performed by Landlord Occupancy: designed to accommodate 150 SF/person h) Hot water boiler system, including hot water pump(s), water treatment and all necessary piping specialties, serving one riser extending from the roof to the lower floor. Supply and return valves to be located on each floor shall be stubbed just outside the building core. Mechanical equipment room/roof penthouse completed, including fans and equipment along with the for future connection to hot water piping loop distributed to a point at each floorif required. The loop Piping loops on each floor shall be stubbed just outside of the building coreare not included. fi) Auxiliary cooling is not included. j) Domestic cold water main branch piping to each floor restroom per Landlord’s construction documentsnear the stair for future break rooms. gk) Fire alarm system: Building is fully sprinklered and ready to be monitored including the PIV as required by Code. Life safety system distribution (smoke detectors, annunciators, strobes, etc.) as required by Code for core restrooms and common ground areas. Each floor areasis designated as one smoke zone. Fire alarm to be expandable. hl) Building telephone MPOE shall be separate from Main Electrical Room. Stacked Roof pad to allow for future 24hr cooling tenant requirement and stacked IDF closets shall be included per Code. Phone systems, switching equipment, connections etc., are not included. im) Elevators (3 passenger, 1 freight, sized quantity and size to meet Codecode) shall be gearless traction machine room less elevators with call buttons to meet Code ADA and fire code requirements. Cabs Pit ladder(s), separation screens, sill angles, guide rails and separation beams will be installed, if required, in shaft. Elevator vestibule walls will be fire taped for tenant improvement. Flooring on upper level vestibule to be finishedprovided by T.I. Excludes build out of main lobby and upper elevator lobbies. Elevator lobbies on office floors are not finishedStandard elevator cab finish will be provided. Upgrades if required by Tenant. Elevators to include security card-reader. jn) Emergency power; An inverter will be provided for the Building to power exterior egress lighting. All interior egress lights to be powered by self-contained emergency battery packs. o) Tenant generator provisions; Provisions will be made at exterior utility enclosure for a 500kW generator for the Building. Provisions to include underground conduits for power, control and parasitic connections. Balance of work to be NIC. p) All core walls will be constructed with metal stud framing and drywall assembly with fire rating in compliance to construction type. Wall facing tenant Tenant space will be fire taped. Perimeter wall and column cover furring, studs, insulation, drywall and finishes are not provided. SCHEDULE 2 -3- 333 XXXXXXX [Dropbox, Inc.].

Core. All work related to construction of core bathrooms, stairs shafts, HVAC shafts, core electrical and phone rooms, janitor closets, and elevators and shafts, and elevator vestibules. a) Core bathrooms (one set for men and women per floor) shall include multiple stalls with one (1) handicap stall per floor to meet Code requirements code requirement for occupancy load. Includes 1 set of showers for men and women on first floor only. Bathroom will receive tile flooring and wall tiles up to wainscot height at wet walls only (6’ above finished floor). All other bathroom interior walls and gypsum board ceilings will be taped, finished, and painted. All plumbing fixtures including water closets, urinals, lavatory sinks and faucetsfaucets will be manual operated. Code-required Toilet accessories including soap dispensers, toilet paper dispensers, toilet seat dispensers, trash receptacles, paper towel dispensers, napkin dispensers, and handicap grab bars are included. Toilet Plastic laminate toilet partitions to be are included. Granite countertops with under mount sinks are included. All associated lighting, fire sprinklers, power receptacles, ventilation, venting, sewer piping, water piping and floor drains are included. Tenant will have the right to request alternate finishes, the cost of which may be deducted from the Tenant Improvement Allowance. b) Stair shafts will be constructed with metal stud framing and drywall assembly with fire rating in compliance to construction type. All interior walls and ceilings facing the egress stairs will be taped, finished, and painted. Gypsum board ceiling will be constructed at the top level. No soffit on the underside of stairs. Stair rails and stringers will be painted. All associated lighting and fire sprinklers are included. c) Electrical Core electrical scope includes transformer pads to each building per PG&E and City of Sunnyvale requirements. Service for each building shall be rated as follows: Building B and C, each rated at 16 Xxxxx per SF, MSB 4000 amp, 480/277V, and Building D, rated at 18 Xxxxx per SF, MSB 2500 amp, 480/277 V including base building mechanical equipment loads. Core electrical service includes power distribution feeders, transformers and electrical panels designed for core elements. Conduit risers will be provided for phone service distribution. Core electrical and telephone rooms will receive sealed concrete floors with a and plywood backboard backing on walls. Electrical scope will include power distribution via a bus-way riser. Conduit sleeves will be provided for phone service distributionTenant electrical rooms, designed to accommodate tenant panels and transformers, are not included. d) Core HVAC shall be package rooftop VAV unit(s). Units will be side discharge to one centralized shaft location where duct will extend down shaft and elevators connect to fire smoke dampers at ceiling level for each floor. Rooftop ductwork will be internally lined and ductwork inside shaft will be wrapped. Duct loops at each floor are served from switchboard distribution boardnot included (risers and stubs on each floor only). Main switchboard Design shall be for an outdoor temperature for winter of 36 F, and a summer temperature of 88 F dry bulb and 68 F wet bulb. Building cooling loads at B and C are limited to be per Code 400 tons (nominal) each, and PG&E requirements. Dedicated switchboard 236 (nominal) tons at Building D. Mechanical HVAC pads on roof for Building fire pump systemshell provided HVAC equipment is included, all other pads by tenant. e) HVAC shall be built-up roof VAV system. DDC controls for base building system (rooftop heating and cooling) with the availability of for the addition of DDC controls should the future tenant require. Completed HVAC medium pressure vertical duct work in shaftsElectrical monitoring is not included. The loop Tenant may install different DDC controls based on Tenant’s standard, with associated credit/debits to the Tenant Improvement Allowance. General Office Areas: Lighting load (including task lighting: Cooling system designed for 1.2 xxxxx/RSF; Lighting designed to be restricted to .95 xxxxx/RSF to conform to potential LEED goals Non Core miscellaneous office equipment cooling loads 1.5 xxxxx/RSF (highly populated floor plates need more xxxxx/SF) Designated dry lab space: Increased loads are a tenant expense Occupancy: 150 SF/person f) Hot water boiler system, including hot water pump(s), water treatment and all necessary piping specialties, serving one riser extending from the roof to the lower floor. Supply and return valves to be located on each floor shall be stubbed just outside the building core. Mechanical equipment room/roof penthouse completed, including fans and equipment along with the for future connection to hot water piping loop distributed to a point at each floorif required. The loop Piping loops on each floor shall be stubbed just outside of the building core. f) Domestic cold water main branch piping to each floor restroom per Landlord’s construction documents. g) Fire alarm system: Building is fully sprinklered and ready to be monitored as required by Code. Life safety system distribution (smoke detectors, annunciators, strobes, etc) as required by Code for core restrooms and common ground floor areas. h) Building telephone MPOE shall be separate from Main Electrical Room. Stacked IDF closets shall be included per Code. i) Elevators (3 passenger, 1 freight, sized to meet Code) shall be gearless traction elevators to meet Code requirements. Cabs to be finished. Elevator lobbies on office floors are not finishedincluded. j) All core walls will be constructed with metal stud framing and drywall assembly with fire rating in compliance to construction type. Wall facing tenant space will be fire taped. Perimeter wall and column cover furring, studs, insulation, drywall and finishes are not provided. SCHEDULE 2 -3- 333 XXXXXXX [Dropbox, Inc.]

Core. All work related to construction of core bathrooms, stairs shafts, HVAC shafts, electrical and phone rooms, janitor closets, and elevators and shafts. Work related to construction of main lobby and upper elevator lobbies are excluded. a) Core bathrooms (one set for men and women per floor) shall include multiple stalls with one (1) handicap stall per floor to meet Code requirements and provide +2 plumbing fixtures over code requirement for occupancy load. Includes showers for men and women on first floor only. Bathroom will receive tile flooring and wall tiles up to wainscot height at wet walls only (6’ above finished floor). All other bathroom interior walls and gypsum board ceilings will be taped, finished, and painted. All plumbing fixtures including water closets, urinals, lavatory sinks and faucetsfaucets will be battery operated. Code-required Toilet accessories including soap dispensers, toilet paper dispensers, toilet seat dispensers, trash receptacles, paper towel dispensers, napkin dispensers, and handicap grab bars are included. Toilet Plastic laminate toilet partitions to be are included. Granite countertops with under mount sinks are included. All associated lighting, fire sprinklers, power receptacles, ventilation, venting, sewer piping, water piping and floor drains are included. All associated lighting and fire sprinklers are included. b) Stair shafts will be constructed with metal stud framing and drywall assembly with fire rating in compliance to construction type. Stairs to be 1’ wider than Code required. All interior walls and ceilings facing the egress stairs will be taped, finished, and painted. Gypsum board ceiling will be constructed at the top level. No soffit on the underside of stairs. Stair rails and stringers will be painted. All associated lighting and fire sprinklers are included. c) Electrical and telephone rooms will receive sealed concrete floors with a plywood backboard backing on walls. Electrical scope will include power distribution via a bus-way riserincluding transformer, conduit risers and electrical panels. Conduit sleeves risers will be provided for phone service distribution. d) HVAC and elevators are served from switchboard distribution boardSVP transformer pad for each Building. Main switchboard to be per Code CEC, Silicon Valley Power and PG&E City of San Jxxx requirements. Dedicated Meter main per Silicon Valley Power requirements, with utility metering section with CAT5E station cable to MPOE. Provide a vertical 480/277V 3PH bus riser complete with bus plugs capable of supply full floor power, lighting and miscellaneous loads at electrical room on each floor for future tenant distribution. 788287.02/WLA 375755-00007/7-26-18/mjh/ejw SCHEDULE 1-B TO EXHIBIT B -1- CXXXXXX HIGHLINE 1173, 1167 & 1000 Xxxxxxx Xxxxxx Roku, Inc. e) Fully operational main electric service for the Buildings including main switchboard rated at 14 Wxxxx per SX, 0000 AMP 480/277V 3PH, serving Tenant lighting, power and miscellaneous loads, as well as Base Building electrical and mechanical equipment loads. Space sized for Building fire pump systemTenant panels and transformers are included. Includes bus duct for lighting and power for Core only. Includes conduits and wire feeders for Mechanical. Landlord to provide electrical panels for Tenant to use at electrical closet on each floor of the Premises. ef) HVAC shall be builtair-up cooled package rooftop VAV unit(s). Units will be side discharge to a shaft location where ducts will extend down shaft and connect to fire smoke dampers at ceiling level for each floor. Rooftop ductwork will be internally lined and ductwork inside shaft will be wrapped. Duct loops at each floor are not included (risers and stubs on each floor only). Design shall be for an indoor temperature of 74 F, and outdoor temperatures corresponding to the 0.4% ASHRAE design day: a winter temperature of 36 F, and a summer temperature of 92 F dry bulb and 67 F wet bulb. Additionally, HVAC design shall comply with ASHRAE Standard 90.1, 62.1, and 55. Landlord to provide mechanical HVAC pads on roof VAV system. for Tenant-installed HVAC units, Landlord to coordinate conduit placement for electrical, data and AV during construction of Buildings 3 and 4 prior to pouring the concrete slab, provided that locations are identified by Tenant for Landlord in a timely manner and will not impact construction schedule. g) DDC controls for base building Base Building system (rooftop heating and cooling) with the availability for of the addition of DDC controls should the future tenant require. Completed HVAC medium pressure vertical duct work in shaftsElectrical monitoring is not included. The loop General Office Areas: Lighting load (including task lighting): Cooling system designed for 1.2 wxxxx/RSF; Lighting designed to be restricted to .95 wxxxx/RSF to conform to potential LEED goals Non Core miscellaneous office equipment designed for cooling loads 3.0 wxxxx/RSF (highly populated floor plates need more wxxxx/SF) Designated dry lab space: Increased loads are a tenant expense performed by Landlord Occupancy: designed to accommodate 150 SF/person h) Hot water boiler system, including hot water pump(s), water treatment and all necessary piping specialties, serving one riser extending from the roof to the lower floor. Supply and return valves to be located on each floor shall be stubbed just outside the building core. Mechanical equipment room/roof penthouse completed, including fans and equipment along with the for future connection to hot water piping loop distributed to a point at each floorif required. The loop Piping loops on each floor shall be stubbed just outside of the building coreare not included. fi) Auxiliary cooling is not included. j) Domestic cold water main branch piping to each floor restroom per Landlord’s construction documentsnear the stair for future break rooms. gk) Fire alarm system: Building is Buildings are fully sprinklered and ready to be monitored including the PIV as required by Code. Life safety system distribution (smoke detectors, annunciators, strobes, etc) as required by Code for core restrooms and common ground areas. Each floor areasis designated as one smoke zone. Fire alarm to be expandable. hl) Building telephone MPOE shall be separate from Main Electrical Room. Stacked Roof pad to allow for future 24hr cooling tenant requirement and stacked IDF closets shall be included per Code. Phone systems, switching equipment, connections etc., are not included. im) Elevators (3 passenger, 1 freight, sized quantity and size to meet Codecode) shall be gearless traction machine room less elevators with call buttons to meet Code ADA and fire code requirements. Cabs Pit ladder(s), separation screens, sill angles, guide rails and separation beams will be installed, if required, in shaft. Elevator vestibule walls will be fire taped for tenant improvement. Flooring on upper level vestibule to be finishedprovided by T.I. Excludes build out of main lobby and upper elevator lobbies. Elevator lobbies on office floors are not finishedStandard elevator cab finish will be provided. Upgrades if required by Tenant. Elevators to include security card-reader interface capacity. jn) Emergency power; An inverter will be provided for the Buildings to power exterior egress lighting. All interior egress lights to be powered by self-contained emergency battery packs. o) Tenant generator provisions; Provisions will be made at exterior utility enclosure for a 500kW generator for the Buildings. Provisions to include underground conduits for power, control and parasitic connections. Balance of work to be NIC. p) All core walls will be constructed with metal stud framing and drywall assembly with fire rating in compliance to construction type. Wall facing tenant Tenant space will be fire taped. Perimeter wall and column cover furring788287.02/WLA 375755-00007/7-26-18/mjh/ejw SCHEDULE 1-B TO EXHIBIT B -2- CXXXXXX HIGHLINE 1173, studs, insulation, drywall and finishes are not provided. SCHEDULE 2 -3- 333 XXXXXXX [Dropbox1167 & 1000 Xxxxxxx Xxxxxx Roku, Inc.]

Core. All work related to construction of core bathrooms, stairs shafts, HVAC shafts, electrical and phone rooms, janitor closets, and elevators and shafts. Work related to construction of main lobby and upper elevator lobbies are excluded. a) Core bathrooms (one set for men and women per floor) shall include multiple stalls with one (1) handicap stall per floor to meet Code requirements and provide +2 plumbing fixtures over code requirement for occupancy load. Includes showers for men and women on first floor only. Bathroom will receive tile flooring and wall tiles up to wainscot height at wet walls only (6’ above finished floor). All other bathroom interior walls and gypsum board ceilings will be taped, finished, and painted. All plumbing fixtures including water closets, urinals, lavatory sinks and faucetsfaucets will be battery operated. Code-required Toilet accessories including soap dispensers, toilet paper dispensers, toilet seat dispensers, trash receptacles, paper towel dispensers, napkin dispensers, and handicap grab bars are included. Toilet Plastic laminate toilet partitions to be are included. Granite countertops with under mount sinks are included. All associated lighting, fire sprinklers, power receptacles, ventilation, venting, sewer piping, water piping and floor drains are included. All associated lighting and fire sprinklers are included. b) Stair shafts will be constructed with metal stud framing and drywall assembly with fire rating in compliance to construction type. Stairs to be 1’ wider than Code required. All interior walls and ceilings facing the egress stairs will be taped, finished, and painted. Gypsum board ceiling will be constructed at the top level. No soffit on the underside of stairs. Stair rails and stringers will be painted. All associated lighting and fire sprinklers are included. c) Electrical and telephone rooms will receive sealed concrete floors with a plywood backboard backing on walls. Electrical scope will include power distribution via a bus-way riserincluding transformer, conduit risers and electrical panels. Conduit sleeves risers will be provided for phone service distribution. d) HVAC and elevators are served from switchboard distribution boardSVP transformer pad for each Building. Main switchboard to be per Code CEC, Silicon Valley Power and PG&E City of San Jxxx requirements. Dedicated switchboard Meter main per Silicon Valley Power requirements, with utility metering section with CAT5E station cable to MPOE. Provide a vertical 480/277V 3PH bus riser complete with bus plugs capable of supply full floor power, lighting and miscellaneous loads at electrical room on each floor for Building fire pump systemfuture tenant distribution. e) Fully operational main electric service for the Building including main switchboard rated at 14 Wxxxx per SX, 0000 AMP 480/277V 3PH, serving Tenant lighting, power and miscellaneous loads, as well as Base Building electrical and mechanical equipment loads. Space sized for Tenant panels and transformers are included. Includes bus duct for lighting and power for Core only. Includes conduits and wire feeders for Mechanical. Landlord to provide electrical panels for Tenant to use at electrical closet on each floor of the Premises. 788288.01/WLA 375755-00007/8-9-18//ejw SCHEDULE 1-B TO EXHIBIT B -1- CXXXXXX HIGHLINE 1000 Xxxxxxx Xxxxxx [Building 2] Roku, Inc. f) HVAC shall be builtair-up cooled package rooftop VAV unit(s). Units will be side discharge to a shaft location where ducts will extend down shaft and connect to fire smoke dampers at ceiling level for each floor. Rooftop ductwork will be internally lined and ductwork inside shaft will be wrapped. Duct loops at each floor are not included (risers and stubs on each floor only). Design shall be for an indoor temperature of 74 F, and outdoor temperatures corresponding to the 0.4% ASHRAE design day: a winter temperature of 36 F, and a summer temperature of 92 F dry bulb and 67 F wet bulb. Additionally, HVAC design shall comply with ASHRAE Standard 90.1, 62.1, and 55. Landlord to provide mechanical HVAC pads on roof VAV system. for Tenant-installed HVAC units, Landlord to coordinate conduit placement for electrical, data and AV during construction of Building 2 prior to pouring the concrete slab, provided that locations are identified by Tenant for Landlord in a timely manner and will not impact construction schedule. g) DDC controls for base building Base Building system (rooftop heating and cooling) with the availability for of the addition of DDC controls should the future tenant require. Completed HVAC medium pressure vertical duct work in shaftsElectrical monitoring is not included. The loop General Office Areas: Lighting load (including task lighting): Cooling system designed for 1.2 wxxxx/RSF; Lighting designed to be restricted to .95 wxxxx/RSF to conform to potential LEED goals Non Core miscellaneous office equipment designed for cooling loads 3.0 wxxxx/RSF (highly populated floor plates need more wxxxx/SF) Designated dry lab space: Increased loads are a tenant expense performed by Landlord Occupancy: designed to accommodate 150 SF/person h) Hot water boiler system, including hot water pump(s), water treatment and all necessary piping specialties, serving one riser extending from the roof to the lower floor. Supply and return valves to be located on each floor shall be stubbed just outside the building core. Mechanical equipment room/roof penthouse completed, including fans and equipment along with the for future connection to hot water piping loop distributed to a point at each floorif required. The loop Piping loops on each floor shall be stubbed just outside of the building coreare not included. fi) Auxiliary cooling is not included. j) Domestic cold water main branch piping to each floor restroom per Landlord’s construction documentsnear the stair for future break rooms. gk) Fire alarm system: Building is fully sprinklered and ready to be monitored including the PIV as required by Code. Life safety system distribution (smoke detectors, annunciators, strobes, etc) as required by Code for core restrooms and common ground areas. Each floor areasis designated as one smoke zone. Fire alarm to be expandable. hl) Building telephone MPOE shall be separate from Main Electrical Room. Stacked Roof pad to allow for future 24hr cooling tenant requirement and stacked IDF closets shall be included per Code. Phone systems, switching equipment, connections etc., are not included. im) Elevators (3 passenger, 1 freight, sized quantity and size to meet Codecode) shall be gearless traction machine room less elevators with call buttons to meet Code ADA and fire code requirements. Cabs Pit ladder(s), separation screens, sill angles, guide rails and separation beams will be installed, if required, in shaft. Elevator vestibule walls will be fire taped for tenant improvement. Flooring on upper level vestibule to be finishedprovided by T.I. Excludes build out of main lobby and upper elevator lobbies. Elevator lobbies on office floors are not finishedStandard elevator cab finish will be provided. Upgrades if required by Tenant. Elevators to include security card-reader. jn) Emergency power; An inverter will be provided for the Building to power exterior egress lighting. All interior egress lights to be powered by self-contained emergency battery packs. o) Tenant generator provisions; Provisions will be made at exterior utility enclosure for a 500kW generator for the Building. Provisions to include underground conduits for power, control and parasitic connections. Balance of work to be NIC. p) All core walls will be constructed with metal stud framing and drywall assembly with fire rating in compliance to construction type. Wall facing tenant Tenant space will be fire taped. Perimeter wall and column cover furring788288.01/WLA 375755-00007/8-9-18//ejw SCHEDULE 1-B TO EXHIBIT B -2- CXXXXXX HIGHLINE 1000 Xxxxxxx Xxxxxx [Building 2] Roku, studsInc. CXXXXXX HIGHLINE BUILDING 2 1000 XXXXXXX XXX., insulationSAN JXXX SHEET NUMBER TITLE ARCHITECTURAL DRAWING DATE 2A2.1 2A2.2 2A3.1 2A4.1 2A4.2 2A5.1 2A5.2 2A10.4 FIRST FLOOR – PROPOSED PARTITION PLAN SECOND FLOOR - PROPOSED PARTITION PLAN FIRST FLOOR – REFLECTED CEILING PLAN POWER & COMMUNICATION PLAN GROUND FLOOR FINISH PLAN SECOND FLOOR FINISH PLAN PARTITION SCHEDULE 7/18/2018 7/10/2018 *NOTE – NO PLANS FOR BUILDING 2 THIRD FLOOR FIT OUT AVAILABLE AS LEASE SIGNING. 788288.01/WLA 375755-00007/8-9-18//ejw SCHEDULE 1-C TO EXHIBIT B -1- CXXXXXX HIGHLINE 1000 Xxxxxxx Xxxxxx [Building 2] Roku, drywall and finishes are not providedInc. SUMMARY 12 WORKSTATIONS (6’ x 8’) 10 HUDDLE ROOMS 4 PHONE ROOMS 0 (S) CONFERENCE 4 (M) CONFERENCE 3 (L) CONFERENCE 9 MISC. STORAGE 2 OPEN COLLABORATION 0’ 5’ 20’ KSH ARCHITECTS KXXXX SXXXXXX HXXXX ROKU FIRST FLOOR -6’ x 8’ WORKSTATION 2018,0611 ASK 5 788288.01/WLA 375755-00007/8-9-18//ejw SCHEDULE 2 -3- 333 XXXXXXX -1- CXXXXXX HIGHLINE 1000 Xxxxxxx Xxxxxx [DropboxBuilding 2] Roku, Inc.]Inc. SUMMARY 170 WORKSTATIONS (6’ x 8’) 11 HUDDLE ROOMS 12 PHONE ROOMS 5 (S) CONFERENCE 6 (M) CONFERENCE 2 (L) CONFERENCE 2 OPEN COLLABORATION 0’ 5’ 20’ KSH ARCHITECTS KXXXX SXXXXXX HXXXX ROKU SECOND FLOOR -6’ x 8’ WORKSTATION 2018,0611 ASK 7 788288.01/WLA 375755-00007/8-9-18//ejw SCHEDULE 2 -2- CXXXXXX HIGHLINE 1000 Xxxxxxx Xxxxxx [Building 2] Roku, Inc. To: _______________________ _______________________ _______________________ _______________________ Re: Office Lease dated ____________, 20__ between ____________________, a _____________________ ("Landlord"), and _______________________, a _______________________ ("Tenant") concerning Suite ______ on floor(s) __________ of the office building located at _____________________. Gentlemen: In accordance with the Office Lease (the "Lease"), we wish to advise you and/or confirm as follows: 1. The Lease Term shall commence on or has commenced on _____________ for a term of _______________ ending on _______________. 2. Rent commenced to accrue on ____________, in the amount of ____________. 3. If the Lease Commencement Date is other than the first day of the month, the first billing will contain a pro rata adjustment. Each billing thereafter, with the exception of the final billing, shall be for the full amount of the monthly installment as provided for in the Lease. 4. Your rent checks should be made payable to __________ at ______________. a By: Its: Agreed to and Accepted as of , 20_ . a By: Its: 788288.01/WLA 375755-00007/8-9-18//ejw EXHIBIT C -1- CXXXXXX HIGHLINE 1000 Xxxxxxx Xxxxxx [Building 2] Roku, Inc. Tenant shall faithfully observe and comply with the following Rules and Regulations. Landlord shall not be responsible to Tenant for the nonperformance of any of said Rules and Regulations by or otherwise with respect to the acts or omissions of any other tenants or occupants of the Project. In the event of any conflict between the Rules and Regulations and the other provisions of this Lease, the other provisions of this Lease shall control. Landlord will not discriminate against Tenant in the enforcement of the Rules and Regulations.