DS-5 debugger doesn't work

DS-5 debugger doesn't work. In Run->Debug Configurationn->DS-5 Debugger-> New Configuration, the button Debug is always in grey, can't be clicked. I tried both floating license and 30-trial license. 

The License Manager Diagnostics shows:(30-day trial license)

Product Information:
Version: 5.27.1
Build number: 5271024
Build date: 201706
Selected toolkit: DS-5 Ultimate Edition (Evaluation)
ARM_TOOL_VARIANT environment variable: ulteval
arm.tool.variant system property: ulteval

Licenses are searched for in the following locations:
ARMLMD_LICENSE_FILE environment variable: "C:\Users\xxxxxxxx\AppData\Roaming\ARM\DS-5\licenses"
LM_LICENSE_FILE environment variable: not set
DS-5 licenses directory: "C:\Users\xxxxxxxx\AppData\Roaming\ARM\DS-5\licenses"

License Mapping Information:
ARM_PRODUCT_DEF environment variable: not set
ARM_PRODUCT_PATH environment variable: "C:\Program Files\DS-5 v5.27.1\sw\mappings"
ARM_TOOL_VARIANT environment variable: "ulteval"
ARM_CONFIG_PATH environment variable: "C:\Users\xxxxxxx\AppData\Roaming\ARM\DS-5_v5.27.1"

Licenses used recently (Streamline and DS-5 Debugger only):
(none)

License checkout log (Streamline and DS-5 Debugger only):
(empty)

Anybody knows the reason I can't use Debug?  Any configuration wrong or missing?

Thanks