Rewrite Rules issue - how to make both work?

functions.php

<?php

function rewrite_rules(){
    add_rewrite_tag( '%course%', '([^&]+)' );
    add_rewrite_tag( '%theme%', '([^&]+)' );    

    add_rewrite_rule("^app/course/([^/]+)/?",'index.php?page_id=3400&course=matches[1]', 'top' );
    add_rewrite_rule('^app/course/([^/]+)/theme/([^/]+)/?','index.php?page_id=3400&course=$matches[1]&theme=$matches[2]', 'top' );
}

add_action( 'init', 'rewrite_rules' );