Exhibit 10.1


 


 


 


LEASE


 


 


SOVA CENTRAL SCIENCE DISTRICT


 


 


 


 


SAN DIEGO INSPIRE 5, LLC,



a Delaware limited liability company


 


as Landlord,


 


and


 


AETHLON MEDICAL, INC.,


 


a Nevada corporation,


 


as Tenant.


 


 


 


 


 


 


 






    	 	 	 



     


    

 


Table
of Contents


 


 


	 	 	Page
	 	 	 
	1	PREMISES, BUILDING, PROJECT, AND COMMON AREAS	5
	2	LEASE TERM; OPTION TERM	6
	3	BASE RENT	8
	4	ADDITIONAL RENT	8
	5	USE OF PREMISES	14
	6	SERVICES AND UTILITIES	20
	7	REPAIRS	23
	8	ADDITIONS AND ALTERATIONS	24
	9	COVENANT AGAINST LIENS	25
	10	INSURANCE	25
	11	DAMAGE AND DESTRUCTION	28
	12	NONWAIVER	29
	13	CONDEMNATION	29
	14	ASSIGNMENT AND SUBLETTING	30
	15	SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES	33
	16	HOLDING OVER	34
	17	ESTOPPEL CERTIFICATES	35
	18	SUBORDINATION	35
	19	DEFAULTS; REMEDIES	36
	20	COVENANT OF QUIET ENJOYMENT	38
	21	CREDIT ENHANCEMENT	39
	22	INTENTIONALLY OMITTED	40
	23	SIGNS	40
	24	COMPLIANCE WITH LAW	41
	25	LATE CHARGES	42
	26	LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT	42
	27	PROJECT CONTROL BY LANDLORD; ENTRY BY LANDLORD	42
	28	TENANT PARKING	43
	29	MISCELLANEOUS PROVISIONS	43






 


 






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EXHIBITS


	Exhibit 1.1.1-1	Premises
	Exhibit 1.1.1-2	Work Letter
	Exhibit 2.1	Form of Notice of Lease Term Dates
	Exhibit 5.2	Rules and Regulations
	Exhibit 5.3.1.1	Environmental Questionnaire
	Exhibit 17	Form of Tenant’s Estoppel Certificate
	Exhibit 21A	Form of Letter of Credit 
	Exhibit 21B	Approved Form of First Republic Bank Letter of Credit


 


 






    	 	-ii-	 



     


    

 


Index of Defined Terms


 


	 	Page
	 	 
	Abatement Period	2
	Accountant	13
	ADA	19
	Additional Insureds	27
	Additional Rent	8
	Advocate Arbitrators	7
	Alterations	24
	Applicable Laws	41
	Bank Prime Loan	42
	Base Rent	8
	BMBL	15
	BOMA	6
	Brokers	46
	Builder’s All Risk	24
	Building	1
	Building Common Areas	5
	Building Hours	20
	CASp Report	41
	CC&Rs	19
	Claims	19
	Clean-up	18
	Closure Letter	18
	Code	8
	Common Areas	5
	Company	32
	Comparable Buildings	7
	Comparable Transactions	7
	Contemplated Effective Date	32
	Contemplated Transfer Space	32
	DHHS	15
	Direct Expenses	9
	Environmental Assessment	17
	Environmental Laws	16
	Environmental Questionnaire	15
	Environmental Report	18
	Estimate	13
	Estimate Statement	13
	Estimated Direct Expenses	13
	Existing Hazardous Materials	17
	Existing Lease	1
	Expense Year	9
	Fair Rental Value	6
	Force Majeure	45
	Hazardous Materials	15
	Hazardous Materials Claims	16
	Holidays	20
	HVAC	21
	Independent Accountants	14
	Intention to Transfer Notice	32
	L/C Security	39
	Landlord	1
	Landlord Indemnitees	19
	Landlord Parties	26



 






    	 	-iii-	 



     


    

 


 


	 	Page
	 	 
	Lease	1
	Lease Expiration Date	6
	Lease Term	6
	Lease Year	6
	Lender	19
	Lines	47
	Mail	45
	Material Service Interruption	23
	Net Worth	33
	Neutral Arbitrator	7
	New Improvements	26
	Notices	45
	Operating Expenses	9
	Option Conditions	6
	Option Rent	6
	Option Term	6
	Original Tenant	6
	Outside Agreement Date	7
	PCBs	15
	Permitted Transfer	33
	Permitted Transferee	33
	Permitted Use	14
	Premises	1
	Project	5
	Project Common Areas	5
	Proposition 13	12
	Recapture Notice	32
	Regulations	8
	REIT	45
	Release	15
	Renovations	47
	Rent	8
	Rent Commencement Date	6
	Review Period	13
	Rules and Regulations	14
	Service Interruption	23
	Service Interruption Notice	23
	Special System	48
	Statement	13
	Subject Space	30
	Summary	1
	Tax Expenses	11
	Tenant	1
	Tenant Parties	15
	Tenant’s Share	12
	Tenant’s Subleasing Costs	31
	Third Parties	27
	Transfer Notice	30
	Transfer Premium	31
	Transferee	30
	Transfers	30
	Underlying Documents	9
	 	 



 


 


 



    	 	-iv-	 



     


    




 


 


SOVA SCIENCE DISTRICT


 


LEASE


 


This Lease (the “Lease”),
dated as of the date set forth in Section 1 of the Summary of Basic Lease Information (the “Summary”),
below, is made by and between SAN DIEGO INSPIRE 5, LLC, a Delaware limited liability company (“Landlord”), and
AETHLON MEDICAL, INC., a Nevada corporation (“Tenant”), with respect to the following:


 


A.                 
Tenant presently leases certain premises in the SOVA Science District pursuant to that certain lease dated November 24, 2020, by
and among San Diego Inspire 1, LLC, a Delaware limited liability company, and San Diego Inspire 2, LLC, a Delaware limited liability company
(collectively, the “Existing Landlord”) and Tenant (the “Existing Lease”).


 


B.                 
Subject to the terms and conditions of this Lease, Tenant desires to lease additional space for use as a clean room in another
building within the SOVA Science District, which building is owned by Landlord, an affiliate of the Existing Landlord.


 


AGREEMENT:


 


NOW, THEREFORE, in consideration
of the mutual promises and covenants contained in this Agreement, the parties hereto hereby agree as follows:


 


SUMMARY
OF BASIC LEASE INFORMATION


 


	TERMS OF LEASE	DESCRIPTION
	 	 
	1.Dated as of:	October 20, 2021
	 	 
	2.Premises

(Article 1).	 
	 	 
	2.1Buildings:	That certain life sciences building containing approximately 22,260 rentable square feet of space located at 11588 Sorrento Valley Road, San Diego, California 92121 (the “Building”).
	 	 
	2.2Premises:	Approximately 2,655 rentable square feet of space (including mezzanine area) in the Building and commonly known as Suite 18 (the “Premises”), as further set forth in Exhibit 1.1.1-1 to the Lease.
	 	 
	3.Lease Term

(Article 2).	 
	 	 
	3.1Length of Term:	Approximately 58 months.
	 	 
	3.2Intentionally Blank:	 
	 	 
	3.3Rent Commencement Date:	The date upon which the Premises are Ready for Occupancy (as defined in the Work Letter attached as Exhibit 1.1.1-2) (estimated to be on or about June 9, 2022).  
	 	 



 





 



    	 	-1-	 



     


    




 



    	3.3Lease Expiration Date:	The same date as the scheduled expiration date of the Existing Lease, which expiration date is projected to be February 28, 2027 (assuming a commencement date of the Existing Lease occurs in November 2021).  In any event, the Lease Expiration Date will be co-terminous with the Existing Lease.
	 	 
	3.4Option Term:	One (1) renewal term of five (5) years.




  



        	4.Base Rent (Article 3):	 



      


	 	 	 	Monthly Base
	 	 	Monthly	Rent
	 	Annual	Installment	per Rentable
	Lease Year [1]	Base Rent	of Base Rent	Square Foot [2] 
	1[3]	$144,963.00	$12,080.25	$4.55
	2	$149,411.40	$12,451.95	$4.69
	3	$153,883.80	$12,823.65	$4.83
	4	$158,344.20	$13,195.35	$4.97
	5 (mos. 49 – Lease

Expiration Date)	$163,123.20	$13,593.60	$5.12



 


 


	4.1Payment of Rent:	
    Rent checks shall be made payable to and sent to the following lockbox
    address:

     

    San Diego Inspire 5, LLC

    P.O. Box 894412

    Los Angeles, CA 90189-4422

     

    Or wired or sent via ACH to:

     

    Citibank, N. A. New York

Account Name: San Diego Inspire Holdings, LLC

Account Number 6794041847

Routing Number: 021000089

Origin is outside of U.S.: Swift code CITIUS33




 


 


 






[1]
If the Rent Commencement Date does not occur on the first day of a calendar month, then Lease Year 1 shall include the
first twelve (12) full calendar months of the Lease Term and any partial calendar month in which the Rent Commencement Date occurs, and
the Base Rent for such partial calendar month shall be prorated in accordance with Section 3.1 below. 


 


[2]
Monthly Base Rent per rentable square foot has been rounded off to the nearest cent using conventional rounding principles. 


 


[3]
Provided Tenant is not in default of the terms of this Lease after expiration of any applicable notice and cure period, Tenant shall be
entitled to receive a Base Rent abatement for the second (2nd) full calendar month of the Lease Term (the “Abatement
Period“) in the amount of $12,080.25; the abatement amount does not include the amortized cost of any Additional Allowance.
Tenant shall be obligated to pay Tenant’s Share of Direct Expenses attributable to such period.


 


 



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	5.Tenant Improvement Allowance:	Landlord shall construct improvements in the Premises in accordance with the terms of the Tenant Work Letter attached hereto as Exhibit 1.1.1-2.
	 	 
	6.NNN Lease:	In addition to the Base Rent, Tenant shall be responsible to pay separately metered utilities, janitorial expenses with respect to the Premises and Tenant’s Share of Direct Expenses in accordance with the terms of Article 4 of the Lease.  Initially, Tenant’s Share of Direct Expenses is estimated as $0.79 per rentable square feet per month.
	 	 
	7.Tenant’s Share

(Article 4):	Approximately (i) 11.93% of the Building, and (ii) 3.08% of the Project, based on the calculations set forth in Section 4.2.6 below of this Lease.
	 	 
	8.Permitted Use

(Article 5):	The Premises shall be used only for manufacturing, general office, laboratory, administrative offices and, incidental and accessory thereto, storage uses and other lawful uses reasonably related to and incidental to such specified uses, all (i) consistent with comparable life sciences projects in the San Diego, California area, and (ii) in compliance with, and subject to, Applicable Laws (as defined below).
	 	 
	9.Credit Enhancement

(Article 21):	A letter of credit in the amount of Forty Thousand, Seven Hundred Eighty Dollars ($40,780.00)
	 	 
	10.Guarantor:


	None
	11.Parking Pass Ratio

(Article 28):	
    Two and one-half (2.5) unreserved parking
spaces for every 1,000 rentable square feet of the Premises (i.e., 6 parking spaces), subject to the terms of Article 28
of the Lease. 

     

	12.Address of Tenant

(Section 29.18):	
    Aethlon Medical, Inc.

11555 Sorrento Valley Road, Suite 203 

    San Diego, CA 92121

Attention CFO 

     

    And in each case, with a copy to:

      

    Cooley LLP

4401 Eastgate Mall

San Diego, California 92121-1909

Attention: Michael Levinson




 


 






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    13.       Address
    of Landlord

    (Section 29.18):

     

     

     
	
    San Diego Inspire 5, LLC

    c/o Longfellow Real Estate Partners

    260 Franklin Street, Suite 1920

    Boston, MA 02110

    Attention: Asset Management

     

    and

     

    San Diego Inspire 5, LLC

    c/o Longfellow Property Management Services CA Inc.

    11772 Sorrento Valley Road, Suite 250

    San Diego, CA 92121

    Attention: Property Management.

     

	14.Broker(s)

(Section 29.24):	
    Newmark of Southern California, Inc. dba Newmark Knight Frank

    (representing Landlord exclusively)

     

    and

     

    JLL Life Sciences Group (representing Tenant exclusively)

     

     

     




 


 


 



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1.                  
PREMISES, BUILDING, PROJECT, AND COMMON AREAS


 


1.1               
Premises, Building, Project and Common Areas.


 


1.1.1          
The Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in Section 2.2
of the Summary (the “Premises”). The outline of the Premises is set forth in Exhibit 1.1.1-1 attached
hereto. The parties hereto agree that the lease of the Premises is upon and subject to the terms, covenants and conditions herein set
forth, and Tenant covenants as a material part of the consideration for this Lease to keep and perform each and all of such terms, covenants
and conditions by it to be kept and performed and that this Lease is made upon the condition of such performance. The parties hereto hereby
acknowledge that the purpose of Exhibit 1.1.1-1 is to show the approximate location of the Premises in the Building
only, and such Exhibit is not meant to constitute an agreement, representation or warranty as to the construction of the Premises, the
precise area thereof or the specific location of the “Common Areas,” as that term is defined in Section 1.1.3
below, or the elements thereof or of the accessways to the Premises or the “Project”, as that term is defined in Section 1.1.2
below. Tenant shall accept the Premises in its presently existing “as-is” condition and Landlord shall not be obligated to
provide or pay for any improvement work or services related to the improvement of the Premises except as otherwise expressly set forth
in this Lease or in the Tenant Work Letter attached hereto as Exhibit 1.1.1-2. The Premises shall exclude Common Areas,
including without limitation exterior faces of exterior walls, the entry, vestibules and main lobby of the Building, elevator lobbies
and common lavatories, the common stairways and stairwells, elevators and elevator wells, boiler room, sprinkler rooms, elevator rooms,
mechanical rooms, loading and receiving areas, electric and telephone closets, janitor closets, and pipes, ducts, conduits, wires and
appurtenant fixtures and equipment serving exclusively or in common with other parts of the Building. Notwithstanding anything to the
contrary in this Lease, Landlord shall, at its sole expense, deliver the Premises to Tenant with the plumbing, electrical systems, fire
sprinkler system, lighting, air conditioning and heating systems and all other building systems serving the Premises in good operating
condition and repair. If it is determined that either the Premises or the Project, or both, are not in compliance with Applicable Laws
when the Premises are, or were, delivered to Tenant, Landlord shall thereafter promptly make such alterations as is necessary to cause
the Premises and the Project, as applicable, to be in compliance with Applicable Laws. Any expenses incurred by Landlord to comply with
the provisions of the two preceding sentences shall not be included in any Operating Expenses that may be charged to Tenant in any manner
under this Lease.


 


1.1.2          
The Building and The Project. The Premises are a part of the buildings set forth in Section 2.1 of the
Summary (collectively, the “Building”). The term “Project”, as used in this Lease, shall mean (i)
the Building and the Common Areas, (ii) the land (which is improved with landscaping, parking facilities and other improvements) upon
which the Building and the Common Areas are located, and (iii) the other buildings (i.e., 11558, 11568 and 11585 Sorrento Valley Road)
located in a portion of the project known as either the “SOVA Central Science District” or simply the “SOVA Science
District” and the land upon which such adjacent buildings are located. For the sake of clarity, the SOVA Science District, as of
the date of this Lease, is a 17-building campus comprising more buildings than the buildings comprising the Project as defined herein.


 


1.1.3          
Common Areas. Tenant shall have the non-exclusive right to use in common with other tenants in the Project, and subject
to the rules and regulations referred to in Article 5 of this Lease, those portions of the Project which are provided, from time
to time, for use in common by Landlord, Tenant and any other tenants of the Project (such areas, together with such other portions of
the Project designated by Landlord, in its discretion, including certain areas designated for the exclusive use of certain tenants, including
Tenant, or to be shared by Landlord and certain tenants, including Tenant, are collectively referred to herein as the “Common
Areas”). The Common Areas shall consist of the “Project Common Areas” and the “Building Common Areas”.
The term “Project Common Areas”, as used in this Lease, shall mean the portion of the Project designated as such by
Landlord. The term “Building Common Areas”, as used in this Lease, shall mean the portions of the Common Areas located
within the Building designated as such by Landlord. The manner in which the Common Areas are maintained and operated shall be at the sole
discretion of Landlord and the use thereof shall be subject to such rules, regulations and restrictions as Landlord may make from time
to time in accordance with Section 5.2 below; provided that, notwithstanding anything to the contrary in this Lease, Landlord shall
operate the Project as a first class life sciences project comparable to other first class life sciences projects in San Diego. Landlord
reserves the right to close temporarily, make alterations or additions to, or change the location of elements of the Project and the Common
Areas, provided that, in connection therewith, Landlord shall perform such closures, alterations, additions or changes in a commercially
reasonable manner and, in connection therewith, shall use commercially reasonable efforts to minimize any material interference with Tenant’s
use of and access to the Premises. Notwithstanding anything to the contrary in this Lease, in no event shall Landlord operate, maintain
or make any changes to the Project or any portion thereof that will unreasonably interfere with or limit (a) Tenant’s access to
or from the Premises, (b) Tenant’s use of the Premises, or (c) Tenant’s parking rights under this Lease.


 






    	 	-5-	 



     


    

 


1.2               
Stipulation of Rentable Square Feet of Premises. For purposes of this Lease, “rentable square feet” of
the Premises shall be deemed to be as set forth in Section 2.2 of the Summary. For purposes of this Lease, the “rentable
square feet” of the Premises and the Building and the other buildings in the Project shall be calculated by Landlord pursuant to
Industrial Buildings: Standard Method for Measurement ANSI/BOMA Z65.2-2019,or any subsequent updated standard as may be used by Landlord
(“BOMA”), as modified for the Project pursuant to Landlord’s standard rental area measurements for the
Project, to include, among other calculations, a portion of the common areas and service areas of the Building and other buildings in
the Project.


 


2.                  
LEASE TERM; OPTION TERM


 


2.1               
Lease Term. The terms and provisions of this Lease shall be effective as of the date of this Lease, except that in
no event shall Tenant have any obligations under this Lease prior to the Rent Commencement Date except as expressly set forth in this
Lease. The term of this Lease (the “Lease Term”) shall be as set forth in Section 3.1 of the Summary, shall
commence on the date set forth in Section 3.3 of the Summary (the “Rent Commencement Date”), and shall
terminate on the date set forth in Section 3.4 of the Summary (the “Lease Expiration Date”) unless this
Lease is sooner terminated as hereinafter provided. For purposes of this Lease, the term “Lease Year” shall mean the
consecutive twelve (12) month period following and including the Rent Commencement Date and each subsequent twelve (12) month period during
the Lease Term. At any time during the Lease Term, Landlord may deliver to Tenant a notice in the form as set forth in Exhibit 2.1
attached hereto, as a confirmation only of the information set forth therein, which Tenant shall (absent manifest error) execute and return
to Landlord within ten (10) business days of receipt thereof, but execution of such instrument shall not be a condition to Lease commencement
or Tenant’s obligations hereunder.


 


2.2               
Option Term.


 


2.2.1          
Option Right. Landlord hereby grants to the originally named Tenant herein (the “Original Tenant”)
and any Permitted Transferee (as defined in Section 14.8) the option to extend the Lease Term for a period of five (5) years (the
“Option Term”), which option shall be irrevocably exercised only by written notice delivered by Tenant to Landlord
not more than twelve (12) months nor less than nine (9) months prior to the expiration of the initial Lease Term, provided that the following
conditions (the “Option Conditions”) are satisfied: (i) as of the date of delivery of such notice, Tenant
is not in default under this Lease after the expiration of any applicable notice and cure period; (ii) as of the end of the Lease
Term, Tenant is not in default under this Lease, after the expiration of any applicable notice and cure period; (iii) Tenant has
not previously been in default under this Lease, after the expiration of any applicable notice and cure period, more than twice; (iv) the
Lease then remains in full force and effect and the Original Tenant or any Permitted Transferee occupies at least seventy-five (75%) of
the Premises at the time the option to extend is exercised and as of the commencement of the Option Term, and (v) Tenant concurrently
exercises its option to extend the term of the Existing Lease when Tenant exercises this option. Landlord may, at Landlord’s option,
exercised in Landlord’s sole and absolute discretion, waive any of the Option Conditions in which case the option, if otherwise
properly exercised by Tenant, shall remain in full force and effect. Upon the proper exercise of such option to extend, and provided that
Tenant satisfies all of the Option Conditions (except those, if any, which are waived by Landlord), the Lease Term, as it applies to the
Premises, shall be extended for a period of five (5) years. The rights contained in this Section 2.2 shall be personal to
Original Tenant and may be exercised by Original Tenant or any Permitted Transferee occupying the entire Premises (and not by any other
assignee, sublessee or other “Transferee” (as defined in Section 14.1 of this Lease) of Tenant’s interest in
this Lease).


 


2.2.2          
Option Rent. The annual Base Rent payable by Tenant during the Option Term (the “Option Rent”)
shall be equal to the “Fair Rental Value”, as that term is defined below, for the Premises as of the commencement date of
the Option Term. The “Fair Rental Value”, as used in this Lease, shall be equal to the annual fixed base rent per rentable
square foot at which tenants (pursuant to leases consummated within the twelve (12) month period preceding the first day of the Option
Term), are leasing non-sublease, non-encumbered, non-equity space which is not significantly greater or smaller in size than the subject
space, for a comparable lease term, in an arm’s length transaction, which comparable space is located in the “Comparable Buildings”,
as that term is defined below (transactions satisfying the foregoing criteria shall be known as the “Comparable Transactions”),
taking into consideration all reasonable factors considered by landlords and tenants in the determination of fixed annual rent. The term
“Comparable Buildings” shall mean the Building and those other life sciences buildings which are comparable to the
Building in terms of age (based upon the date of completion of construction or major renovation of to the building), quality of construction,
level of services and amenities, size and appearance, and are located in Sorrento Valley submarket within the City of San Diego, California.


 






    	 	-6-	 



     


    

 


2.2.3          
Determination of Option Rent. In the event Tenant timely and appropriately exercises an option to extend the Lease
Term, Landlord shall notify Tenant of Landlord’s determination of the Option Rent no later than five (5) months prior to the Lease
Expiration Date. If Tenant, on or before the date which is ten (10) days following the date upon which Tenant receives Landlord’s
determination of the Option Rent, in good faith objects to Landlord’s determination of the Option Rent, then Landlord and Tenant
shall attempt to agree upon the Option Rent using their best good-faith efforts. If Landlord and Tenant fail to reach agreement within
ten (10) days following Tenant’s objection to the Option Rent (the “Outside Agreement Date”), then each party
shall make a separate determination of the Option Rent, as the case may be, within five (5) days, and such determinations shall be submitted
to arbitration in accordance with Sections 2.2.3.1 through 2.2.3.7 below. If Tenant fails to object to Landlord’s
determination of the Option Rent within the time period set forth herein, then Tenant shall be deemed to have accepted Landlord’s
determination of Option Rent.


 


2.2.3.1     
If Landlord and Tenant fail to reach agreement prior to the Outside Agreement Date, then Landlord and Tenant shall each appoint
one arbitrator who shall be, at the option of the appointing party, a qualified real estate broker or appraiser who shall have been active
over the ten (10) year period ending on the date of such appointment in the leasing of other comparable life sciences buildings located
in the city of San Diego. The determination of the arbitrators shall be limited solely to the issue of whether Landlord’s or Tenant’s
submitted Option Rent is the closest to the actual Option Rent, taking into account the requirements of Section 2.2.2 of this
Lease, as determined by the arbitrators. Each such arbitrator shall be appointed within fifteen (15) days after the Outside Agreement
Date. Landlord and Tenant may consult with their selected arbitrators prior to appointment and may select an arbitrator who is favorable
to their respective positions. The arbitrators so selected by Landlord and Tenant shall be deemed “Advocate Arbitrators”.


 


2.2.3.2     
The two (2) Advocate Arbitrators so appointed shall be specifically required pursuant to an engagement letter to, within ten (10)
days of the date of the appointment of the last appointed Advocate Arbitrator, agree upon and appoint a third arbitrator (“Neutral
Arbitrator”) who shall be qualified under the same criteria set forth hereinabove for qualification of the two Advocate Arbitrators,
except that neither Landlord or Tenant or either party’s Advocate Arbitrator may, directly or indirectly, consult with the Neutral
Arbitrator prior or subsequent to his or her appearance. The Neutral Arbitrator shall be retained via an engagement letter jointly prepared
by Landlord’s counsel and Tenant’s counsel.


 


2.2.3.3     
The three arbitrators shall, within thirty (30) days of the appointment of the Neutral Arbitrator, reach a decision as to whether
the parties shall use Landlord’s or Tenant’s submitted Option Rent, and shall notify Landlord and Tenant thereof.


 


2.2.3.4     
The decision of the majority of the three arbitrators shall be binding upon Landlord and Tenant.


 


2.2.3.5     
Intentionally Blank.


 


2.2.3.6     
If the two (2) Advocate Arbitrators fail to agree upon and appoint the Neutral Arbitrator, then either party may petition JAMS
San Diego to appoint such Neutral Arbitrator subject to the criteria in Section 2.2.3.1 of this Lease.


 


2.2.3.7     
The cost of the Neutral Arbitrator shall be paid by Landlord and Tenant equally and each of Landlord and Tenant shall pay the cost
of its respective Advocate Arbitrator.


 


2.2.3.8     
If the Option Rent shall not have been determined pursuant to the terms hereof prior to the commencement of the Option Term, Tenant
shall be required to pay the Option Rent initially provided by Landlord to Tenant, and upon the final determination of the Option Rent,
the payments made by Tenant shall be reconciled with the actual amounts of Option Rent due, and the appropriate party shall make any corresponding
payment to the other party.


 






    	 	-7-	 



     


    

 


2.2.3.9     
The terms of the Lease during any Option Term shall be the same as the terms during the initial Lease Term, other than as expressly
set forth in this Section 2.2.


 


3.                  
BASE RENT


 


3.1               
Payment of Rent. Tenant shall pay, without prior notice or demand, in accordance with Section 4.1 of the Summary
or at such place as Landlord may from time to time designate in writing, by a check for currency which, at the time of payment, is legal
tender for private or public debts in the United States of America or pursuant to wire or electronic payment instructions provided by
Landlord, base rent (“Base Rent”) as set forth in Section 4 of the Summary, payable in equal monthly installments
as set forth in Section 4 of the Summary, in advance, on or before the first day of each and every calendar month during the
Lease Term, without any setoff or deduction whatsoever. Base Rent for the first full month of the Lease Term shall be paid at the time
of Tenant’s execution of this Lease. If any Rent payment date (including the Rent Commencement Date) falls on a day of the month
other than the first day of such month or if any payment of Rent is for a period which is shorter than one month, the Rent for any fractional
month shall accrue on a daily basis for the period from the date such payment is due to the end of such calendar month or to the end of
the Lease Term at a rate per day which is equal to 1/365 of the applicable annual Rent. All other payments or adjustments required to
be made under the terms of this Lease that require proration on a time basis shall be prorated on the same basis. Base Rent and Additional
Rent shall together be denominated “Rent”. Without limiting the foregoing, Tenant’s obligation to pay Rent shall
be absolute, unconditional and independent of any Landlord covenants and shall not be discharged or otherwise affected by any law or regulation
now or hereafter applicable to the Premises, or any other restriction on Tenant’s use, or (except as expressly provided herein)
any casualty or taking, or any failure by Landlord to perform any covenant contained herein, or any other occurrence; and Tenant assumes
the risk of the foregoing and waives all rights now or hereafter existing to terminate or cancel this Lease or quit or surrender the Premises
or any part thereof, or to assert any defense in the nature of constructive eviction to any action seeking to recover rent. Tenant’s
covenants contained herein are independent and not dependent, and Tenant hereby waives the benefit of any statute or judicial law to the
contrary. Notwithstanding anything to the contrary in this Lease, Tenant may at its election pay any Rent (as defined below) to Landlord
by electronic transfer (including ACH), and Tenant shall use the ACH information set forth in Section 4 of the Summary in order
to effect such payments of Rent using electronic transfer of funds through its bank.


 


3.2               
Rents from Real Property. Landlord and Tenant hereby agree that it is their intent that all Base Rent, Additional
Rent and other rent and charges payable to the Landlord under this Lease (hereinafter individually and collectively referred to as “Rent”)
shall qualify as “rents from real property” within the meaning of Section 856(d) of the Internal Revenue Code of 1986, as
amended (the “Code”), and the Department of the U.S. Treasury Regulations promulgated thereunder (the “Regulations”).
Should the Code or the Regulations, or interpretations thereof by the Internal Revenue Service contained in revenue rulings or other similar
public pronouncements, be changed so that any Rent no longer so qualifies as “rent from real property” for purposes of Section
856(d) of the Code and the Regulations promulgated thereunder, such Rent shall be adjusted in such manner as the Landlord may require
so that it will so qualify; provided, however, that any adjustments required pursuant to this Section 3.2 shall be made so as to
produce the equivalent (in economic terms) Rent as payable prior to such adjustment and in no event shall Tenant be obligated to incur
any additional Rent by virtue of such adjustments.


 


4.                  
ADDITIONAL RENT


 


4.1               
General Terms. In addition to paying the Base Rent specified in Article 3 of this Lease, Tenant shall pay
“Tenant’s Share” of the annual “Direct Expenses” as those terms are defined in Sections
4.2.6 and 4.2.2 of this Lease, respectively. Such payments by Tenant, together with any and all other amounts payable by Tenant
to Landlord pursuant to the terms of this Lease other than Base Rent, are hereinafter collectively referred to as the “Additional
Rent”. All amounts due under this Article 4 as Additional Rent shall be payable for the same periods and in the same
manner as the Base Rent. Without limitation on other obligations of Tenant which survive the expiration of the Lease Term, the obligations
of Tenant to pay the Additional Rent provided for in this Article 4 shall survive the expiration of the Lease Term.


 






    	 	-8-	 



     


    

 


4.2               
Definitions of Key Terms Relating to Additional Rent. As used in this Article 4, the following terms
shall have the meanings hereinafter set forth:


 


4.2.1          
Intentionally Omitted.


 


4.2.2          
“Direct Expenses” shall mean “Operating Expenses” and “Tax Expenses”.


 


4.2.3          
“Expense Year” shall mean each calendar year in which any portion of the Lease Term falls, through and including
the calendar year in which the Lease Term expires, provided that Landlord, upon notice to Tenant, may change the Expense Year from time
to time to any other twelve (12) consecutive month period, and, in the event of any such change, Tenant’s Share of Direct Expenses
shall be equitably adjusted for any Expense Year involved in any such change.


 


4.2.4          
“Operating Expenses” shall mean all expenses, costs and amounts of every kind and nature which Landlord pays
or accrues during any Expense Year because of or in connection with the ownership, management, maintenance, security, repair, replacement,
restoration or operation of (i) the Project, or any portion thereof, and (ii) the amenities within the SOVA Science District (including,
without limitation, a market rent for the fitness and conference centers) to which Tenant enjoys a right to use in common with other tenants
of buildings within the SOVA Science District. Without limiting the generality of the foregoing, Operating Expenses shall specifically
include any and all of the following: (i) the cost of supplying all utilities, the cost of operating, repairing, maintaining, and renovating
the utility, telephone, mechanical, sanitary, storm drainage, and elevator systems, and the cost of maintenance and service contracts
in connection therewith; (ii) the cost of licenses, certificates, permits and inspections and the cost of contesting any governmental
enactments which may affect Operating Expenses, and the costs incurred in connection with any federal, state or municipal governmentally
mandated transportation demand management program or similar program; (iii) the cost of all insurance carried by Landlord in connection
with the Project; (iv) the cost of landscaping, re-lamping, and all supplies, tools, equipment and materials used in the operation, repair
and maintenance of the Project, or any portion thereof; (v) the cost of parking area operation, repair, restoration, and maintenance;
(vi) fees and other costs, including management, consulting fees, legal fees and accounting fees, of all contractors and consultants in
connection with the management, operation, maintenance and repair of the Project; (vii) payments under any equipment rental agreements
and the fair rental value of any management office space; (viii) subject to item (f), below, wages, salaries and other compensation and
benefits, including taxes levied thereon, of all persons engaged in the operation, maintenance and security of the Project; (ix) intentionally
omitted (x) operation, repair, maintenance and replacement of all systems and equipment and components thereof of the Project; (xi) the
cost of janitorial, alarm, security and other services, replacement of wall and floor coverings, ceiling tiles and fixtures in common
areas, maintenance and replacement of curbs and walkways, repair to roofs and re-roofing; (xii) amortization (including reasonable interest
on the unamortized cost) over such period of time as Landlord shall reasonably determine, of the cost of acquiring or the rental expense
of personal property used in the maintenance, operation and repair of the Project, or any portion thereof; (xiii) the cost of capital
improvements or other costs incurred in connection with the Project (A) which are, in good faith, intended to reduce expenses in the operation
or maintenance of the Project, or any portion thereof, or to reduce current or future Operating Expenses or to enhance the safety or security
of the Project or its occupants, (B) that are required to comply with any mandatory energy conservation programs, (C) which are replacements
or modifications of nonstructural items located in the Common Areas required to keep the Common Areas in the same good order or condition
as on the Lease Commencement Date, or (D) that are required under any federal, state or municipal governmental law or regulation that
was not in force or effect as of the Rent Commencement Date; provided, however, that the costs of any capital improvement shall be amortized
(including reasonable interest on the amortized cost as reasonably determined by Landlord) over such period of time as Landlord shall
reasonably determine; and (xiv) costs, fees, charges or assessments imposed by, or resulting from any mandate imposed on Landlord by,
any federal, state or municipal government for fire and police protection, trash removal, community services, or other services which
do not constitute “Tax Expenses” as that term is defined in Section 4.2.5 below, (xv) cost of tenant relation
programs reasonably established by Landlord, and (xvi) payments under any easement, license, operating agreement, declaration, restrictive
covenant, or instrument pertaining to the sharing of costs by the Building, including, without limitation, any covenants, conditions,
restrictions, and reciprocal easement agreements affecting the Project, and any agreements with governmental agencies affecting the Project
(any of the foregoing that now or hereafter affect the Property, collectively, the “Underlying Documents”). In the
event that Landlord or Landlord’s managers or agents perform services for the benefit of the Building off-site which would otherwise
be performed on-site (e.g., accounting), the cost of such services shall be reasonably allocated among the properties benefitting from
such service and shall be included in Operating Expenses. Notwithstanding the foregoing, for purposes of this Lease, Operating Expenses
shall not, however, include:


 






    	 	-9-	 



     


    

 


(a)                
costs, including legal fees, space planners’ fees, advertising and promotional expenses, and brokerage fees incurred in connection
with the original construction or development (or any defects), or original or future leasing of the Project, and costs, including permit,
license and inspection costs, incurred with respect to the installation of tenant improvements made for tenants or incurred in renovating
or otherwise improving, decorating, painting or redecorating vacant space for tenants of the Project (excluding, however, such costs relating
to any common areas of the Project);


 


(b)               
except as set forth in items (xii), (xiii), and (xiv) above, depreciation, interest and principal payments on mortgages and other
debt costs, if any, penalties and interest, and costs of capital improvements (as distinguished from repairs or replacements);


 


(c)                
costs for which Landlord is reimbursed by any tenant or occupant of the Project (other than as Direct Expenses) or by insurance
by its carrier or any tenant’s carrier or by anyone else, and electric power costs for which any tenant directly contracts with
the local public service company;


 


(d)               
any bad debt loss, rent loss, or reserves for bad debts or rent loss;


 


(e)                
costs associated with the operation of the business of the partnership or entity which constitutes Landlord, as the same are distinguished
from the costs of operation of the Project (which shall specifically include, but not be limited to, accounting costs associated with
the operation of the Project). Costs associated with the operation of the business of the partnership or entity which constitutes Landlord
include without limitation costs of partnership accounting and legal matters, costs of defending any lawsuits with any mortgagee (except
as the actions of Tenant may be in issue), costs of selling, syndicating, financing, mortgaging or hypothecating any of Landlord’s
interest in the Project, and costs incurred in connection with any disputes between Landlord and its employees, between Landlord and Project
management, or between Landlord and other tenants or occupants;


 


(f)                 
the wages and benefits of any employee who does not devote substantially all of his or her employed time to the Project unless
such wages and benefits are prorated to reflect time spent on operating and managing the Project vis-a-vis time spent on matters unrelated
to operating and managing the Project; provided, that in no event shall Operating Expenses for purposes of this Lease include wages and/or
benefits attributable to personnel above the level of Project manager;


 


(g)               
amount paid as ground rental for the Project by Landlord;


 


(h)               
except for a property management fee, overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord
for services in the Project to the extent the same exceeds the costs of such services rendered by qualified, first-class unaffiliated
third parties on a competitive basis;


 


(i)                 
any compensation paid to clerks, attendants or other persons in commercial concessions operated by Landlord, provided that any
compensation paid to any concierge at the Project shall be includable as an Operating Expense;


 


(j)                 
all items and services for which Tenant or any other tenant in the Project reimburses Landlord (other than as Direct Expenses)
or which Landlord provides selectively to one or more tenants (other than Tenant) without reimbursement;


 


(k)               
rent for any office space occupied by Project management personnel to the extent the size or rental rate of such office space exceeds
the size or fair market rental value of office space occupied by management personnel of comparable buildings in the vicinity of the Building,
with adjustment where appropriate for the size of the applicable project;


 


(l)                 
costs incurred to comply with laws relating to the removal of Hazardous Materials;


 


(m)              
Landlord’s general overhead expenses not related to the Project;


 






    	 	-10-	 



     


    

 


(n)               
legal fees, accountants’ fees (other than normal bookkeeping expenses) and other expenses incurred in connection with disputes
of tenants or other occupants of the Project or associated with the enforcement of the terms of any leases with tenants or the defense
of Landlord’s title to or interest in the Project or any part thereof;


 


(o)               
any reserves;


 


(p)               
capital expenditures except as expressly set forth above and then only to the extent that they are capitalized over the useful
life of such item (as such useful life is reasonably determined by Landlord).


 


(q)               
costs of Landlord's charitable or political contributions, or of fine art maintained at the Project.


 


(r)                 
costs incurred in the sale or refinancing of the Project.


 


(s)                
penalties, fines, interest or other similar charges incurred by Landlord (1) due to the violation by Landlord, its employees, agents
or contractors or any tenant of the terms and conditions of any lease of space in the Project or any legal requirement, (2) incurred as
a result of Landlord's inability or failure to make payment of taxes and/or to file any tax or informational returns when due or (3) due
to the gross negligence or willful misconduct of Landlord or its employees, officers, directors, contractors or agents.


 


(t)                 
any costs incurred to remove, study, test or remediate hazardous materials that exist in or about the Project prior to the date
of this Lease; and costs incurred to remove, remedy, contain, or treat hazardous material, which hazardous material is brought into the
Project or onto the Project after the date hereof by Landlord or any other tenant of the Project.


 


If Landlord is not furnishing
any particular work or service (the cost of which, if performed by Landlord, would be included in Operating Expenses) to a tenant who
has undertaken to perform such work or service in lieu of the performance thereof by Landlord, Operating Expenses shall be deemed to be
increased by an amount equal to the additional Operating Expenses which would reasonably have been incurred during such period by Landlord
if it had at its own expense furnished such work or service to such tenant. If the Project is not at least one hundred percent (100%)
occupied during all or a portion of any Expense Year, Landlord shall make an appropriate adjustment to the components of Operating Expenses
for such year to determine the amount of Operating Expenses that would have been incurred had the Project been one hundred percent (100%)
occupied; and the amount so determined shall be deemed to have been the amount of Operating Expenses for such year.


 


4.2.5          
Taxes.


 


4.2.5.1     
“Tax Expenses” shall mean all federal, state, county, or local governmental or municipal taxes, fees, charges
or other impositions of every kind and nature, whether general, special, ordinary or extraordinary (including, without limitation, real
estate taxes, general and special assessments, transit taxes, payments in lieu of taxes, business improvement district charges, leasehold
taxes or taxes based upon the receipt of rent, including gross receipts or sales taxes applicable to the receipt of rent, unless required
to be paid by Tenant, personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, systems and equipment, appurtenances,
furniture and other personal property used in connection with the Project, or any portion thereof), which shall be paid or accrued during
any Expense Year (without regard to any different fiscal year used by such governmental or municipal authority) because of or in connection
with the ownership, leasing and operation of the Project, or any portion thereof.


 






    	 	-11-	 



     


    

 


4.2.5.2     
Tax Expenses shall include, without limitation: (i) Any tax on the rent, right to rent or other income from the Project, or any
portion thereof, or as against the business of leasing the Project, or any portion thereof; (ii) any assessment, tax, fee, levy or charge
in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge previously included within the definition
of real property tax, it being acknowledged by Tenant and Landlord that Proposition 13 was adopted by the voters of the State of California
in the June 1978 election (“Proposition 13”) and that assessments, taxes, fees, levies and charges may be imposed by
governmental agencies for such services as fire protection, street, sidewalk and road maintenance, refuse removal and for other governmental
services formerly provided without charge to property owners or occupants, and, in further recognition of the decrease in the level and
quality of governmental services and amenities as a result of Proposition 13, Tax Expenses shall also include any governmental or private
assessments or the Project's contribution towards a governmental or private cost-sharing agreement for the purpose of augmenting or improving
the quality of services and amenities normally provided by governmental agencies; and it being further acknowledged that the voters of
the State of California may amend, modify or reject Proposition 13 during the Lease Term resulting in increases in real property taxes
assessed or levied against the Project, (iii) any assessment, tax, fee, levy, or charge allocable to or measured by the area of the Premises
or the Rent payable hereunder, including, without limitation, any business or gross income tax or excise tax with respect to the receipt
of such rent, or upon or with respect to the possession, leasing, operating, management, maintenance, alteration, repair, use or occupancy
by Tenant of the Premises, or any portion thereof; and (iv) any assessment, tax, fee, levy or charge, upon this transaction or any document
to which Tenant is a party, creating or transferring an interest or an estate in the Premises or the improvements thereon. If at any time
during the Lease Term there shall be assessed on Landlord, in addition to or lieu of the whole or any part of the ad valorem tax on real
or personal property, a capital levy or other tax on the gross rents or other measures of building operations, or a governmental income,
franchise, excise or similar tax, assessment, levy, charge or fee measured by or based, in whole or in part, upon building valuation,
gross rents or other measures of building operations or benefits of governmental services furnished to the Building, then any and all
of such taxes, assessments, levies, charges and fees, to the extent so measured or based, shall be included within the term Tax Expenses,
but only to the extent that the same would be payable if the Building and Land were the only property of Landlord.


 


4.2.5.3     
Any costs and expenses (including, without limitation, reasonable and actual attorneys’ and consultants’ fees) incurred
in attempting to protest, reduce or minimize Tax Expenses shall be included in Tax Expenses in the Expense Year such expenses are incurred.
Tax refunds shall be credited against Tax Expenses and refunded to Tenant regardless of when received, based on the Expense Year to which
the refund is applicable, provided that in no event shall the amount to be refunded to Tenant for any such Expense Year exceed the total
amount paid by Tenant as on account of Tax Expenses under this Article 4 for such Expense Year. The foregoing sentence shall survive
the expiration or earlier termination of this Lease. If Tax Expenses for any period during the Lease Term or any extension thereof are
increased after payment thereof for any reason, including, without limitation, error or reassessment by applicable governmental or municipal
authorities, Tenant shall pay Landlord upon demand Tenant’s Share of any such increased Tax Expenses. Notwithstanding anything to
the contrary contained in this Lease, there shall be excluded from Tax Expenses (i) all excess profits taxes, franchise taxes, gift taxes,
capital stock taxes, inheritance and succession taxes, estate taxes, transfer tax or fee, federal and state income taxes, and other taxes
to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts or income attributable to operations
at the Project), (ii) any items included as Operating Expenses, and (iii) any items paid by Tenant under Section 4.5 of this
Lease.


 


4.2.6          
“Tenant’s Share” is based upon the following, as applicable: (i) the ratio that the rentable square
feet of the Premises bears to the rentable square feet of the Building (i.e., 2,655 ÷ 22,260), and (ii) for the Project, the ratio
that the rentable square feet of the Premises bears to the rentable square feet of the Project (i.e., 2,655 ÷ 87,409). Initially,
Tenant’s Share shall mean the applicable percentages set forth in Section 7 of the Summary, subject to adjustment in
the event that Tenant expands the Premises within the Building.


 


4.3               
Allocation of Direct Expenses. The parties acknowledge that the Building is a part of a multi-building project and
that the costs and expenses incurred in connection with the Project (i.e., the Direct Expenses) should be shared among the tenants of
the Building and the tenants of the other buildings in the Project. Accordingly, as set forth in Section 4.2 above, Direct Expenses
(which consist of Operating Expenses and Tax Expenses) are determined annually for the Project as a whole, and a portion of the Direct
Expenses, which portion shall be determined by Landlord on an equitable basis, shall be allocated to the tenants of the Building (as opposed
to the tenants of any other buildings in the Project). Such portion of Direct Expenses allocated to the tenants of the Building shall
include all Direct Expenses attributable solely to the Building and an equitable portion of the Direct Expenses attributable to the Project
as a whole. Further, Landlord shall have the right, from time to time, to allocate equitably some or all of the Direct Expenses for the
Building or the Project among different portions or occupants of the Building or Project, in Landlord’s reasonable discretion, in
a manner reflecting commercially reasonable cost pools for such Direct Expenses so allocated. The Direct Expenses within each cost pool
shall be allocated and charged to the tenants within such cost pool in an equitable manner.


 






    	 	-12-	 



     


    

 


4.4               
Calculation and Payment of Additional Rent. Tenant shall pay to Landlord, in the manner set forth in Section 4.4.1
below and as Additional Rent, Tenant’s Share of Direct Expenses for each Expense Year.





 


4.4.1          
Statement of Actual Direct Expenses and Payment by Tenant. Landlord shall endeavor to give to Tenant within six (6)
months following the end of each Expense Year, a statement (the “Statement”) which shall state the Direct Expenses
(and itemized details therefor) incurred or accrued for such preceding Expense Year, and which shall indicate the amount of Tenant’s
Share of Direct Expenses. Upon receipt of the Statement for each Expense Year commencing or ending during the Lease Term, Tenant shall
pay, with its next installment of Base Rent due, the full amount of Tenant’s Share of Direct Expenses for such Expense Year, less
the amounts, if any, paid during such Expense Year as “Estimated Direct Expenses”, as that term is defined in Section 4.4.2,
below, and if Tenant paid more as Estimated Direct Expenses than the actual Tenant’s Share of Direct Expenses, Tenant shall receive
a credit in the amount of Tenant’s overpayment against Rent next due under this Lease or, if Landlord elects, Landlord shall reimburse
such overpayment amount to Tenant. The failure of Landlord to timely furnish the Statement for any Expense Year shall not prejudice Landlord
or Tenant from enforcing its rights under this Article 4. Even though the Lease Term has expired and Tenant has vacated the Premises,
when the final determination is made of Tenant’s Share of Direct Expenses for the Expense Year in which this Lease terminates, Tenant
shall pay to Landlord such amount within thirty (30) days, and if Tenant paid more as Estimated Direct Expenses than the actual Tenant’s
Share of Direct Expenses, Landlord shall, within thirty (30) days, pay to Tenant the amount of the overpayment. The provisions of this
Section 4.4.1 shall survive the expiration or earlier termination of the Lease Term except that in no event shall Tenant owe
any Additional Rent to Landlord with respect to any statement first delivered more than twelve (12) months after the end of the calendar
year in which this Lease terminates.


 


4.4.2          
Statement of Estimated Direct Expenses. In addition, Landlord shall endeavor to give Tenant a yearly expense estimate
statement (the “Estimate Statement”) which shall set forth Landlord’s reasonable estimate (the “Estimate”)
of what the total amount of Direct Expenses (and itemized details therefor) for the then-current Expense Year shall be and the estimated
Tenant’s Share of Direct Expenses (the “Estimated Direct Expenses”). The failure of Landlord to timely furnish
the Estimate Statement for any Expense Year shall not preclude Landlord from enforcing its rights to collect any Estimated Direct Expenses
under this Article 4, nor shall Landlord be prohibited from revising any Estimate Statement or Estimated Direct Expenses theretofore
delivered to the extent necessary. Thereafter, Tenant shall pay, with its next installment of Base Rent due, a fraction of the Estimated
Direct Expenses for the then-current Expense Year (reduced by any amounts paid pursuant to the last sentence of this Section 4.4.2).
Such fraction shall have as its numerator the number of months which have elapsed in such current Expense Year, including the month of
such payment, and twelve (12) as its denominator. Until a new Estimate Statement is furnished (which Landlord shall have the right to
deliver to Tenant at any time), Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to one-twelfth (1/12)
of the total Estimated Direct Expenses set forth in the previous Estimate Statement delivered by Landlord to Tenant.


 


4.4.3          
Audit Rights. Tenant shall have the right, at Tenant's cost, after reasonable notice to Landlord, to have Tenant's
authorized employees or agents inspect, at Landlord's or its property manager’s California office during normal business hours,
Landlord's books, records and supporting documents concerning the Direct Expenses set forth in any statement delivered by Landlord to
Tenant for a particular calendar year pursuant to Section 4.4.1 above; provided, however, Tenant shall have no right to conduct
such inspection or object to or otherwise dispute the amount of the Direct Expenses set forth in any such statement, unless Tenant notifies
Landlord of such inspection request, completes such inspection, and demands an audit as set forth below within six (6) months immediately
following Landlord's delivery of the particular statement in question (the “Review Period”); provided, further, that
notwithstanding any such timely inspection, objection, dispute, and/or audit, and as a condition precedent to Tenant's exercise of its
right of inspection, objection, dispute, and/or audit as set forth in this Section 4.4.3, Tenant shall not be permitted to withhold
payment of, and Tenant shall timely pay to Landlord, the full amounts as required by the provisions of this Article 4 in accordance
with such statement. However, such payment may be made under protest pending the outcome of any audit. In connection with any such inspection
by Tenant, Landlord and Tenant shall reasonably cooperate with each other so that such inspection can be performed pursuant to a mutually
acceptable schedule, in an expeditious manner and without undue interference with Landlord's operation and management of the Project.
If, after such inspection and/or request for documentation, Tenant disputes the amount of the Direct Expenses set forth in the statement,
Tenant shall have the right, but not the obligation, within the Review Period, to cause an independent certified public accountant which
is not paid on a contingency basis and which is mutually approved by Landlord and Tenant (the “Accountant”) to complete
an audit of Landlord's books and records to determine the proper amount of the disputed Direct Expenses incurred and amounts payable by
Tenant for the calendar year which is the subject of such statement. Such audit by the Accountant shall be final and binding upon Landlord
and Tenant. If Landlord and Tenant cannot mutually agree as to the identity of the Accountant within thirty (30) days after Tenant notifies
Landlord that Tenant desires an audit to be performed, then Landlord may submit to Tenant the names of at least three (3) certified public
accountants with at least ten (10) years of experience in auditing life science office and research and development buildings in the San
Diego market and who do not currently represent Landlord or any of its affiliates (“Independent Accountants”) and Tenant
shall select one (1) of the Independent Accountants as the Accountant within ten (10) days thereafter. The cost of the Accountant shall
be paid by Tenant unless it is subsequently determined that Landlord's original statement which was the subject of such audit was in error
to Tenant's disadvantage by five percent (5%) or more of the total Operating Expenses which was the subject of such audit. If the Additional
Rent due with respect to Operating Expenses is finally determined to be less or more than the Additional Rent paid by Tenant on account
of Landlord’s calculation of Operating Expenses, Landlord shall either promptly refund to Tenant the difference or credit same against
Rent next due from Tenant or Tenant shall promptly pay to Landlord the difference, as applicable. The payment by Tenant of any amounts
pursuant to this Article 4 shall not preclude Tenant from questioning the correctness of any statement provided by Landlord at
any time during the Review Period, but the failure of Tenant to object thereto, conduct and complete its inspection and have the Accountant
conduct and complete the audit as described above prior to the expiration of the Review Period shall be conclusively deemed Tenant's approval
of the statement in question and the amount of Operating Expenses shown thereon. In connection with any inspection and/or audit conducted
by Tenant pursuant to this Section 4.4.3. Tenant agrees to keep, and to cause all of Tenant's employees and consultants and the
Accountant to keep, all of Landlord's books and records and the audit, and all information pertaining thereto and the results thereof,
strictly confidential (except to the extent disclosure is required in accordance with applicable law), and in connection therewith, Tenant
shall cause such employees, consultants and the Accountant to execute such reasonable confidentiality agreements as Landlord may require
prior to conducting any such inspections and/or audits.


 






    	 	-13-	 



     


    

 


4.5               
Taxes and Other Charges for Which Tenant Is Directly Responsible. Tenant shall be liable for and shall pay ten (10)
days before delinquency, taxes levied against Tenant’s equipment, furniture, fixtures and any other personal property located in
or about the Premises. If any such taxes on Tenant’s equipment, furniture, fixtures and any other personal property are levied against
Landlord or Landlord’s property or if the assessed value of Landlord’s property is increased by the inclusion therein of a
value placed upon such equipment, furniture, fixtures or any other personal property and if Landlord pays the taxes based upon such increased
assessment, which Landlord shall have the right to do regardless of the validity thereof but only under proper protest if requested by
Tenant, Tenant shall upon demand (together with reasonable back-up evidencing the same) repay to Landlord the taxes so levied against
Landlord or the proportion of such taxes resulting from such increase in the assessment, as the case may be.


 


5.                  
USE OF PREMISES


 


5.1               
Permitted Use. Tenant shall use the Premises solely for the Permitted Use set forth in Section 8 of the
Summary (“Permitted Use”) and Tenant shall not use or permit the Premises or the Project to be used for any other purpose
or purposes whatsoever.


 


5.2               
Prohibited Uses. Tenant further covenants and agrees that Tenant shall not use, or suffer or permit any person or
persons claiming by, through, or under Tenant to use, the Premises or any part thereof for any use or purpose contrary to the provisions
of the Rules and Regulations attached hereto as Exhibit 5.2, as the same may be amended by Landlord from time to time in
a non-discriminatory, commercially reasonable manner (the “Rules and Regulations”), or in violation of Applicable Laws
or any Underlying Documents (with respect to which a copy was furnished to Tenant prior thereto). Tenant shall not do or permit anything
to be done in or about the Premises which will in any way damage the reputation of the Project or obstruct or interfere with the rights
of other tenants or occupants of the Building, or injure or annoy them or use or allow the Premises to be used for any improper, unlawful
or objectionable purpose, nor shall Tenant cause, maintain or permit any nuisance in, on or about the Premises. Tenant shall comply with,
and Tenant’s rights and obligations under the Lease and Tenant’s use of the Premises shall be subject and subordinate to,
all Underlying Documents (with respect to which a copy was furnished to Tenant prior thereto). Tenant shall only place equipment within
the Premises with floor loading consistent with the Building's structural design, and such equipment shall be placed in a location designed
to carry the weight of such equipment. Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably
prevent sounds or vibrations therefrom from extending into the Common Areas or other offices in the Project.


 


 


 


 






    	 	14	 



     


    

 


5.3               
Hazardous Materials.


 


5.3.1          
Tenant’s Obligations.


 


5.3.1.1     
Prohibitions. As a material inducement to Landlord to enter into this Lease with Tenant, Tenant has fully and accurately
completed Landlord’s Pre-Leasing Environmental Exposure Questionnaire (the “Environmental Questionnaire”), which
is attached as Exhibit 5.3.1.1. Tenant hereby represents, warrants and covenants that except for general office supplies
within the Premises which are of a kind typically used in normal office areas in the ordinary course of business, for use in the manner
for which they were designed and only in accordance with all Applicable Laws, and then only in such amounts as may be normal for general
office use, Tenant shall not use or allow another person or entity to use any part of the Premises for the storage, use, treatment, manufacture
or sale of Hazardous Materials and except for those chemicals or materials, and their respective quantities, specifically listed on the
Environmental Questionnaire, and neither Tenant nor Tenant’s subtenants or assigns, or any of their respective employees, contractors
and subcontractors of any tier, entities with a contractual relationship with such parties (other than Landlord), or any entity acting
as an agent or sub-agent of such parties or any of the foregoing (collectively, “Tenant Parties”) will produce, use,
store or generate any “Hazardous Materials”, as that term is defined below, on, under or about the Premises, nor cause or
permit any Hazardous Material to be brought upon, placed, stored, manufactured, generated, blended, handled, recycled, used or “Released”,
as that term is defined below, on, in, under or about the Premises or Project. If any information provided to Landlord by Tenant on the
Environmental Questionnaire, or otherwise relating to information concerning Hazardous Materials is false, incomplete, or misleading
in any material respect, the same shall be deemed a default by Tenant under this Lease. Upon Landlord’s request, or in the event
of any material change in Tenant’s use of Hazardous Materials at the Premises, Tenant shall deliver to Landlord an updated Environmental
Questionnaire. Landlord’s prior written consent shall be required for any Hazardous Materials use for the Premises not described
on the initial Environmental Questionnaire, such consent not to be unreasonably withheld, conditioned or delayed. Tenant shall not install
or permit any underground storage tank on the Premises. In addition, Tenant agrees that it: (i) shall not cause or suffer to occur,
the Release (as defined below) of any Hazardous Materials at, upon, under or within the Premises or any contiguous or adjacent premises;
and (ii) shall not engage in activities at the Premises that give rise to, or lead to the imposition of, liability upon Tenant or
Landlord or the creation of an environmental lien or use restriction upon the Premises. For purposes of this Lease, “Hazardous
Materials” means all flammable explosives, petroleum and petroleum products, oil, radon, radioactive materials, toxic pollutants,
asbestos, polychlorinated biphenyls (“PCBs”), medical waste, chemicals known to cause cancer or reproductive toxicity,
pollutants, contaminants, hazardous wastes, toxic substances or related materials, including without limitation any chemical, element,
compound, mixture, solution, substance, object, waste or any combination thereof, which is or may hereafter be determined to be hazardous
to human health, safety or to the environment due to its radioactivity, ignitability, corrosiveness, reactivity, explosiveness, toxicity,
carcinogenicity, infectiousness or other harmful or potentially harmful properties or effects, or defined as, regulated as or included
in, the definition of “hazardous substances”, “hazardous wastes”, “hazardous materials”, or “toxic
substances” under any Environmental Laws. The term “Hazardous Materials” for purposes of this Lease shall also include
any mold, fungus or spores, whether or not the same is defined, listed, or otherwise classified as a “hazardous material”
under any Environmental Laws, if such mold, fungus or spores may pose a risk to human health or the environment or negatively impact
the value of the Premises. Hazardous Materials shall also include any “biohazardous waste,” “medical waste,”
or other waste under California Health and Safety Code Division 20, Chapter 6.1 (Medical Waste Management Act). For purposes of this
Lease, “Release” or “Released” or “Releases” shall mean any release, deposit,
discharge, emission, leaking, spilling, seeping, migrating, injecting, pumping, pouring, emptying, escaping, dumping, disposing, or other
movement of Hazardous Materials into the environment.





 


Any use or storage of Hazardous
Materials by Tenant permitted pursuant to his Article 5 shall not exceed Tenant’s proportionate share (measured on a per
floor basis) of similarly classed Hazardous Materials. Notwithstanding anything contained herein to the contrary, in no event shall Tenant
or anyone claiming by through or under Tenant perform work at or above the risk category Biosafety Level 2 as established by the Department
of Health and Human Services (“DHHS”) and as further described in the DHHS publication Biosafety in Microbiological
and Biomedical Laboratories (5th Edition) (as it may be or may have been further revised, the “BMBL”) or
such nationally recognized new or replacement standards as Landlord may reasonable designate. Tenant shall comply with all applicable
provisions of the standards of the BMBL to the extent applicable to Tenant’s operations in the Premises.


 






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5.3.1.2     
Notices to Landlord. Unless Tenant is required by Applicable Laws to give earlier notice to Landlord, Tenant shall
notify Landlord in writing as soon as possible but in no event later than five (5) days after (i) Tenant becomes aware of any
actual, alleged or threatened Release of any Hazardous Material in, on, under, from, about or in the vicinity of the Premises (whether
past or present), regardless of the source or quantity of any such Release, or (ii) Tenant becomes aware of any regulatory actions,
inquiries, inspections, investigations, directives, or any cleanup, compliance, enforcement or abatement proceedings (including any threatened
or contemplated investigations or proceedings) relating to or potentially affecting the Premises, or (iii) Tenant becomes aware of
any claims by any person or entity relating to any Hazardous Materials in, on, under, from, about or in the vicinity of the Premises,
whether relating to damage, contribution, cost recovery, compensation, loss or injury. Collectively, the matters set forth in clauses (i),
(ii) and (iii) above are hereinafter referred to as “Hazardous Materials Claims”. Tenant shall promptly forward to
Landlord copies of all orders, notices, permits, applications and other communications and reports in connection with any Hazardous Materials
Claims. Additionally, Tenant shall promptly advise Landlord in writing of Tenant’s discovery of any occurrence or condition on,
in, under or about the Premises that could subject Tenant or Landlord to any liability, or restrictions on ownership, occupancy, transferability
or use of the Premises under any “Environmental Laws”, as that term is defined below. Tenant shall not enter into any legal
proceeding or other action, settlement, consent decree or other compromise with respect to any Hazardous Materials Claims without first
notifying Landlord of Tenant’s intention to do so and affording Landlord the opportunity to join and participate, as a party if
Landlord so elects, in such proceedings and in no event shall Tenant enter into any agreements which are binding on Landlord or the Project
without Landlord’s prior written consent. Landlord shall have the right to appear at and participate in, any and all legal or other
administrative proceedings concerning any Hazardous Materials Claim. For purposes of this Lease, “Environmental Laws”
means all applicable present and future laws relating to the protection of human health, safety, wildlife or the environment, including,
without limitation, (i) all requirements pertaining to reporting, licensing, permitting, investigation and/or remediation of emissions,
discharges, Releases, or threatened Releases of Hazardous Materials, whether solid, liquid, or gaseous in nature, into the air, surface
water, groundwater, or land, or relating to the manufacture, processing, distribution, use, treatment, storage, disposal, transport, or
handling of Hazardous Materials; and (ii) all requirements pertaining to the health and safety of employees or the public. Environmental
Laws include, but are not limited to, the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 USC § 9601,
et seq., the Hazardous Materials Transportation Authorization Act of 1994, 49 USC § 5101, et seq., the Solid Waste Disposal
Act, as amended by the Resource Conservation and Recovery Act of 1976, and Hazardous and Solid Waste Amendments of 1984, 42 USC § 6901,
et seq., the Federal Water Pollution Control Act, as amended by the Clean Water Act of 1977, 33 USC § 1251, et seq., the
Clean Air Act of 1966, 42 USC § 7401, et seq., the Toxic Substances Control Act of 1976, 15 USC § 2601,
et seq., the Safe Drinking Water Act of 1974, 42 USC §§ 300f through 300j, the Occupational Safety and Health Act
of 1970, as amended, 29 USC § 651 et seq., the Oil Pollution Act of 1990, 33 USC § 2701 et seq., the Emergency
Planning and Community Right-To-Know Act of 1986, 42 USC § 11001 et seq., the National Environmental Policy Act of 1969,
42 USC § 4321 et seq.; oil and hazardous materials as defined in any federal, state or local law, as such Applicable Laws
are in effect as of the Rent Commencement Date, or thereafter amended, adopted, published or promulgated.


 


5.3.1.3     
Releases of Hazardous Materials. If any Release of any Hazardous Material in, on, under, from or about the Premises
by Tenant or any one acting under Tenant (e.g., employees of Tenant or any subtenant) in violation of, or requiring any Clean-Up (as defined
below), in addition to notifying Landlord as specified above, Tenant, at its own sole cost and expense, shall (i) immediately comply
with any and all reporting requirements imposed pursuant to any and all Environmental Laws, (ii) provide a written certification
to Landlord indicating that Tenant has complied with all applicable reporting requirements, (iii) take any and all necessary investigation,
corrective, remedial and other Clean-up action in accordance with any and all applicable Environmental Laws, utilizing an environmental
consultant approved by Landlord, all in accordance with the provisions and requirements of this Section 5.3, including, without
limitation, Section 5.3.4, and (iv) take any such additional investigative, remedial and corrective actions as Landlord
shall in its reasonable discretion deem necessary such that the Premises and Project are remediated to a condition allowing unrestricted
use of the Premises (i.e., to a level that will allow any future use of the Premises, including residential, without any engineering controls
or deed restrictions), all in accordance with the provisions and requirements of this Section 5.3. Landlord may, as required by
any and all Environmental Laws, report the Release of any Hazardous Material to the appropriate governmental authority, identifying Tenant
as the responsible party. Tenant shall deliver to Landlord copies of all administrative orders, notices, demands, directives or other
communications directed to Tenant from any governmental authority with respect to any Release of Hazardous Materials in, on, under, from,
or about the Premises, together with copies of all investigation, assessment, and remediation plans and reports prepared by or on behalf
of Tenant in response to any such regulatory order or directive.


 






    	 	16	 



     


    

 


5.3.1.4     
Indemnification.


 


5.3.1.4.1         
In General. Without limiting in any way Tenant’s obligations under any other provision of this Lease, Tenant
shall be solely responsible for and shall protect, defend, indemnify and hold the Landlord Parties harmless from and against any and all
claims, judgments, losses, damages, costs, expenses, penalties, enforcement actions, taxes, fines, remedial actions, liabilities (including,
without limitation, actual attorneys’ fees, litigation, arbitration and administrative proceeding costs, expert and consultant fees
and laboratory costs) including, without limitation, consequential damages and sums paid in settlement of claims, which arise during or
after the Lease Term, whether foreseeable or unforeseeable, directly or indirectly arising out of or attributable to the presence, use,
generation, manufacture, treatment, handling, refining, production, processing, storage, Release or presence of Hazardous Materials in,
on, under or about the Premises or Project by any Tenant Party, except to the extent such liabilities result from the negligence or willful
misconduct of Landlord following the Rent Commencement Date. The foregoing obligations of Tenant shall include, without limitation: (i) the
costs of any required or necessary removal, repair, cleanup or remediation of the Premises and Project, and the preparation and implementation
of any closure, removal, remedial or other required plans; (ii) judgments for personal injury or property damages; and (iii) all
costs and expenses incurred by Landlord in connection therewith. It is the express intention of the parties to this Lease that Tenant
assumes all such liabilities, and holds Landlord harmless from all such liabilities, associated with the environmental condition of the
Premises, arising on or after the date Tenant takes possession of the Premises.


 


5.3.1.4.2         
Limitations. Notwithstanding anything in this Lease to the contrary, Tenant’s indemnity of Landlord shall not
be applicable to claims based upon, and in no event shall Tenant have any liability for or be deemed to be in default because of, Existing
Hazardous Materials except to the extent that Tenant’s acts caused or exacerbated the subject claim. “Existing Hazardous
Materials” shall mean Hazardous Materials located on the Property as of the Rent Commencement Date.


 


5.3.1.5     
Compliance with Environmental Laws. Without limiting the generality of Tenant’s obligation to comply with Applicable
Laws as otherwise provided in this Lease, Tenant shall, at its sole cost and expense, comply with all Environmental Laws with respect
to its use of the Premises other than with respect to any Existing Hazardous Materials. Tenant shall obtain and maintain any and all necessary
permits, licenses, certifications and approvals appropriate or required for the use, handling, storage, and disposal of any Hazardous
Materials used, stored, generated, transported, handled, blended, or recycled by Tenant on the Premises. Landlord shall have a continuing
right, without obligation, to require Tenant to obtain, and to review and inspect any and all such permits, licenses, certifications and
approvals, together with copies of any and all Hazardous Materials management plans and programs, any and all Hazardous Materials risk
management and pollution prevention programs, and any and all Hazardous Materials emergency response and employee training programs respecting
Tenant’s use of Hazardous Materials. Upon request of Landlord, Tenant shall deliver to Landlord a narrative description explaining
the nature and scope of Tenant’s activities involving Hazardous Materials and showing to Landlord’s satisfaction compliance
with all Environmental Laws and the terms of this Lease.


 


5.3.2          
Assurance of Performance.


 


5.3.2.1     
Environmental Assessments In General. Landlord may, but shall not be required to, engage from time to time such contractors
as Landlord determines to be appropriate to perform “Environmental Assessments”, as that term is defined below, to ensure
Tenant’s compliance with the requirements of this Lease with respect to Hazardous Materials. For purposes of this Lease, “Environmental
Assessment” means an assessment including, without limitation: (i) an environmental site assessment conducted in accordance
with the then-current standards of the American Society for Testing and Materials and meeting the requirements for satisfying the “all
appropriate inquiries” requirements; and (ii) sampling and testing of the Premises based upon potential recognized environmental
conditions or areas of concern or inquiry identified by the environmental site assessment.


 


5.3.2.2     
Costs of Environmental Assessments. All costs and expenses incurred by Landlord in connection with any such Environmental
Assessment initially shall be paid by Landlord; provided that if any such Environmental Assessment shows that Tenant has failed to comply
with the provisions of this Section 5.3, then all of the reasonable costs and expenses of such Environmental Assessment shall be
reimbursed by Tenant as Additional Rent within thirty (30) days after receipt of written demand therefor.


 






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5.3.3          
Tenant’s Obligations upon Surrender. At the expiration or earlier termination of the Lease Term, Tenant, at
Tenant’s sole cost and expense, shall: (i) cause an Environmental Assessment of the Premises to be conducted in accordance
with Section 15.3; (ii) cause all Hazardous Materials to be removed from the Premises and disposed of in accordance with all
Environmental Laws and as necessary to allow the Premises to be used for any purpose; and (iii) cause to be removed all containers
installed or used by any Tenant Parties to store any Hazardous Materials on the Premises, and cause to be repaired any damage to the Premises
caused by such removal.


 


5.3.4          
Clean-up.


 


5.3.4.1     
Environmental Reports; Clean-Up. If any written report, including any report containing results of any Environmental
Assessment (an “Environmental Report”) shall indicate (i) the presence of any Hazardous Materials brought into
the Premises by Tenant as to which Tenant has a removal or remediation obligation under this Section 5.3, and (ii) that as
a result of same, the investigation, characterization, monitoring, assessment, repair, closure, remediation, removal, or other clean-up
(the “Clean-up”) of any Hazardous Materials is required, Tenant shall immediately prepare and submit to Landlord within
thirty (30) days after receipt of the Environmental Report a comprehensive plan, subject to Landlord’s written approval, specifying
the actions to be taken by Tenant to perform the Clean-up so that the Premises are restored to the conditions required by this Lease.
Upon Landlord’s approval of the Clean-up plan, Tenant shall, at Tenant’s sole cost and expense, without limitation of any
rights and remedies of Landlord under this Lease, immediately implement such plan with a consultant reasonably acceptable to Landlord
and proceed to Clean-Up Hazardous Materials in accordance with all applicable laws and as required by such plan and this Lease. If, within
thirty (30) days after receiving a copy of such Environmental Report, Tenant fails either (a) to complete such Clean-up, or
(b) with respect to any Clean-up that cannot be completed within such 30-day period, fails to proceed with diligence to prepare the
Clean-up plan and complete the Clean-up as promptly as practicable, then Landlord shall have the right, but not the obligation, and without
waiving any other rights under this Lease, to carry out any Clean-up recommended by the Environmental Report or required by any governmental
authority having jurisdiction over the Premises, and recover all of the costs and expenses thereof from Tenant as Additional Rent, payable
within ten (10) days after receipt of written demand therefor.


 


5.3.4.2     
No Rent Abatement. Tenant shall continue to pay all Rent due or accruing under this Lease during any Clean-up, and
shall not be entitled to any reduction, offset or deferral of any Base Rent or Additional Rent due or accruing under this Lease during
any such Clean-up.


 


5.3.4.3     
Surrender of Premises. Tenant shall complete any Clean-up prior to surrender of the Premises upon the expiration
or earlier termination of this Lease and shall fully comply with all Environmental Laws and requirements of any governmental authority
with respect to such completion, including, without limitation, fully comply with any requirement to file a risk assessment, mitigation
plan or other information with any such governmental authority in conjunction with the Clean-up prior to such surrender. Tenant shall
obtain and deliver to Landlord a letter or other written determination from the overseeing governmental authority confirming that the
Clean-up has been completed in accordance with all requirements of such governmental authority and that no further response action of
any kind is required for the unrestricted use of the Premises (“Closure Letter”). Upon the expiration or earlier termination
of this Lease, Tenant shall also be obligated to close all permits obtained in connection with Hazardous Materials in accordance with
Applicable Laws.


 


5.3.4.4     
Failure to Timely Clean-Up. Should any Clean-up for which Tenant is responsible not be completed, or should Tenant
not receive the Closure Letter and any governmental approvals required under Environmental Laws in conjunction with such Clean-up prior
to the expiration or earlier termination of this Lease, and Tenant’s failure to receive the Closure Letter is prohibiting Landlord
from leasing the Premises or any part thereof to a third party, or prevents the occupancy or use of the Premises or any part thereof by
a third party, then Tenant shall be liable to Landlord as a holdover tenant (as more particularly provided in Article 16)
until Tenant has fully complied with its obligations under this Section 5.3.


 


5.3.5          
Confidentiality. Unless compelled to do so by applicable law, Tenant agrees that Tenant shall not disclose, discuss,
disseminate or copy any information, data, findings, communications, conclusions and reports regarding the environmental condition of
the Premises to any Person (other than Tenant’s consultants, attorneys, property managers and employees that have a need to know
such information), including any governmental authority, without the prior written consent of Landlord. In the event Tenant reasonably
believes that disclosure is compelled by Applicable Laws, it shall provide Landlord ten (10) days’ advance notice of disclosure
of confidential information so that Landlord may attempt to obtain a protective order. Tenant may additionally release such information
to bona fide prospective purchasers or lenders or investors, directors, shareholders and consultants, subject to any such parties’
written agreement to be bound by the terms of this Section 5.3.


 






    	 	18	 



     


    

 


5.3.6          
Copies of Environmental Reports. Within thirty (30) days of receipt thereof, Tenant shall provide Landlord with
a copy of any and all environmental assessments, audits, studies and reports regarding Tenant’s activities with respect to the Premises,
or ground water beneath the Land, or the environmental condition or Clean-up thereof. Tenant shall be obligated to provide Landlord with
a copy of such materials without regard to whether such materials are generated by Tenant or prepared for Tenant, or how Tenant comes
into possession of such materials.


 


5.3.7          
Signs, Response Plans, Etc. Tenant shall be responsible for posting on the Premises any signs required under applicable
Environmental Laws. Tenant shall also complete and file any business response plans or inventories required by any applicable Environmental
Laws. Tenant shall concurrently file a copy of any such business response plan or inventory with Landlord.


 


5.3.8          
Survival. Each covenant, agreement, representation, warranty and indemnification made by Tenant set forth in this
Section 5.3 shall survive the expiration or earlier termination of this Lease and shall remain effective until all of Tenant’s
obligations under this Section 5.3 have been completely performed and satisfied.


 


5.4               
Premises Compliance with ADA. Notwithstanding any other provision herein to the contrary, Tenant shall be responsible
for all liabilities, costs and expenses arising out of or in connection with the compliance of the Premises with the Americans with Disabilities
Act, 42 U.S.C. § 1210 I, et seq., and any state and local accessibility laws, codes, ordinances and rules (collectively, and
together with regulations promulgated pursuant thereto, the “ADA”), and Tenant shall indemnify, save, defend (at Landlord’s
option and with counsel reasonably acceptable to Landlord) and hold Landlord and its affiliates, employees, agents and contractors; and
any lender, mortgagee or beneficiary (each, a “Lender” and, collectively with Landlord its partners and subpartners,
and their respective officers, members, directors, shareholders, agents, property managers, employees and independent contractors, the
“Landlord Indemnitees”) harmless from and against any demands, claims, liabilities, losses, costs, expenses, actions,
causes of action, damages or judgments, and all reasonable expenses (including reasonable attorneys’ fees, charges and disbursements)
incurred in investigating or resisting the same (collectively, “Claims”) arising out of any such failure of the Premises
to comply with the ADA. Notwithstanding anything to the contrary in this Lease, in no event shall Tenant be obligated to make any physical
alterations to the Premises or the Project, or any portion thereof, in order to comply with Applicable Laws except to the extent caused
by voluntary Alterations made by Tenant to the Premises after the Rent Commencement Date. The provisions of this Section shall survive
the expiration or earlier termination of this Lease.


 


5.5               
Rules and Regulations, CC&Rs, Parking Facilities and Common Areas.


 


5.5.1          
Tenant shall have the non-exclusive right, in common with others, to use the Common Areas, subject to the Rules and Regulations.
The manner in which the Common Areas are maintained and operated shall be at the sole discretion of Landlord and the use thereof shall
be subject to the Rules and Regulations, as Landlord may make from time to time in a non-discriminatory, commercially reasonable manner.


 


5.5.2          
This Lease is subject to any recorded covenants, conditions or restrictions on the Project or Property (the “CC&Rs”),
as the same may be amended, amended and restated, supplemented or otherwise modified from time to time; provided that any such amendments,
restatements, supplements or modifications do not materially modify Tenant’s rights or obligations hereunder. Tenant shall comply
with the CC&Rs.


 


5.5.3          
Tenant shall have a non-exclusive, irrevocable license to use throughout the Lease Term the number of unreserved parking passes
set forth in Section 11 of the Summary in at such locations in the parking facilities serving the Building as may be determined
by Landlord from time to time in common with the other occupants of the Building, on an unreserved basis at no cost to Tenant. Tenant
shall use only such parking facilities to park Tenant’s vehicles. In no event shall Tenant park or store any items other than automotive
vehicles at such parking facilities.


 






    	 	19	 



     


    

 


5.5.4          
Tenant agrees not to unreasonably overburden the parking facilities and agrees to cooperate with Landlord and other tenants in
the use of the parking facilities. Landlord may reasonably allocate parking spaces among Tenant and other tenants of the Building or the
Project provided that Tenant shall be entitled to use throughout the Lease Term the number of unreserved parking passes set forth in Section
11 of the Summary. Nothing in this Section, however, is intended to create an affirmative duty on Landlord’s part to monitor
parking.


 


5.5.5          
Landlord reserves the right to modify the Common Areas, including the right to add or remove exterior and interior landscaping
and to subdivide real property, in accordance with the terms and conditions of this Lease. Tenant acknowledges that Landlord specifically
reserves the right to allow the exclusive use of corridors and restroom facilities located on specific floors to one or more tenants occupying
such floors; provided, however, that Tenant shall not be deprived of the use of the corridors reasonably required to serve the Premises
or of restroom facilities serving the floor upon which the Premises are located. Landlord reserves the right to close temporarily, make
alterations or additions to, or change the location of elements of the Project and the Common Areas; provided, however, Landlord will
give to Tenant prior reasonable notice of any closure necessitated by such alterations, additions or changes and use commercially reasonable
efforts to minimize any disruption to Tenant’s use of the Premises.


 


6.                  
SERVICES AND UTILITIES


 


6.1               
Landlord Provided Services. Landlord shall provide the following services on all days (unless otherwise stated below)
during the Lease Term.


 


6.1.1          
Landlord shall provide HVAC when necessary for normal comfort in the Building Common Areas from 8:00 A.M. to 6:00 P.M.
Monday through Friday, and on Saturdays from 9:00 A.M. to 1:00 P.M. (collectively, the “Building Hours”),
except for the date of observance of New Year’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day
and, at Landlord’s discretion, other locally or nationally recognized holidays which are observed by other buildings comparable
to and in the vicinity of the Building (collectively, the “Holidays”).


 


6.1.2          
Landlord shall provide adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and incidental
use equipment, provided that the connected electrical load of the incidental use equipment and the connected electrical load of Tenant’s
lighting fixtures does not exceed Tenant’s Share of the per floor limits of the electrical system of the Building. Tenant shall
bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises.


 


6.1.3          
Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes in the Building
Common Areas.


 


6.1.4          
Landlord shall provide a dumpster and/or trash compactor at the Building for use by Tenant and other tenants for ordinary office
waste (and not for Hazardous Materials) and janitorial, trash services and cleaning to Building Common Areas consistent with Comparable
Buildings.


 


6.1.5          
Intentionally Omitted.


 


6.1.6          
Landlord agrees to provide and maintain utility connections to the Building and, where applicable, Common Areas, for electricity,
water and sewer.


 


6.1.7          
Electric energy to the Premises shall be furnished through a meter or meters and related equipment installed, serviced, maintained,
monitored and, as appropriate from time to time, upgraded by Landlord, in each case at Tenant’s expense, measuring the amount of
electric energy furnished to the Premises; provided, however, for the sake of clarity, the Premises has its own dedicated electrical meter.
Tenant shall pay for electric energy directly from the utility provider prior to the delinquency of any bills related thereto. If any
electricity is furnished to the Premises through one or more meters in the Landlord’s name, the amount charged for electric energy
furnished to the Premises shall be one hundred percent (100%) of Landlord’s cost (including those charges applicable to or computed
on the basis of electric consumption, demand and hours of use, any sales or other taxes regularly passed on to Landlord by such public
utility company, fuel rate adjustments and surcharges, weighted in each case to reflect differences in consumption or demand applicable
to each rate level). Tenant and its authorized representatives may have access to such meter or meters (if any) on at least three (3)
days’ prior notice to Landlord for the purpose of verifying Landlord’s meter readings (if any). From time to time during the
Lease Term, Landlord may, in its sole discretion, (a) install or eliminate such meters, (b) increase or reduce the number of such meters,
(e) vary the portions of the Premises that such meters serve or (d) replace any or all of such meters.


 






    	 	20	 



     


    

 


6.2               
Tenant Provided Services and Utilities. Except as otherwise expressly set forth in Section 6.1, above,
Tenant will be responsible, at its sole cost and expense, for the furnishing of all services and utilities to the Premises, including
without limitation electricity, water, telephone, janitorial and Premises security services. Tenant acknowledges that (i) electricity
is, or will be, separately metered or submetered to the Premises, and (ii) water will not be separately submetered and will be charged
to Tenant as part of Tenant’s Share of Operating Expenses.


 


6.2.1          
Tenant shall be solely responsible for performing all janitorial and trash services and other cleaning of the Premises, all in
compliance with Applicable Laws. In the event such service is provided by a third party janitorial service, and not by employees of Tenant,
such service shall be a janitorial service approved in advance by Landlord (Landlord shall provide Tenant with a list of approved vendors
upon Tenant’s request). The janitorial and cleaning of the Premises shall be adequate to maintain the Premises in a manner consistent
with Comparable Buildings.


 


6.2.2          
Subject to Applicable Laws and except in the event of an emergency, Tenant shall have access to the Building, the Premises and
the Common Areas of the Building, other than Common Areas requiring access with a Building engineer, twenty-four (24) hours per day, seven
(7) days per week, every day of the year; provided, however, that Tenant shall only be permitted to have access to and use of the limited-access
areas of the Building during the normal operating hours of such portions of the Building.


 


Tenant shall cooperate fully
with Landlord at all times and abide by all non-discriminatory, commercially reasonable regulations and requirements that Landlord may
reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.


 


6.2.3          
Tenant shall pay for all water (including the cost to service, repair and replace reverse osmosis, de-ionized and other treated
water), gas, heat, light, power, telephone, internet service, cable television, other telecommunications and other utilities supplied
to the Premises, together with any fees, surcharges and taxes thereon, utilities and services provided to the Premises that are separately
metered shall be paid by Tenant directly to the supplier of such utility or service. If any such utility is not separately metered to
Tenant, Tenant shall pay Tenant’s Share of all charges of such utility jointly metered with other premises as Additional Rent or,
in the alternative, Landlord may, at its option, monitor the usage of such utilities by Tenant and charge Tenant with the cost of monitoring
such metering equipment, provided that Landlord shall pay for the cost of the initial purchase and installation (only) of any such metering
equipment. To the extent that Tenant uses more than Tenant’s Pro Rata Share of any utilities that are not separately metered and
billed directly to Tenant, then Tenant shall pay Landlord the cost of such excess consumption as reasonably determined by Landlord. In
the event that the Building or the Project is less than fully occupied, Tenant acknowledges that Landlord may extrapolate utility usage
that vary depending on the occupancy of the Building or Project, as applicable, by dividing (a) the total cost of utility usage by (b)
the Rentable Area of the Building or Project (as applicable) that is occupied, then multiplying (y) the resulting quotient by (z) ninety-five
percent (95%) of the total Rentable Area of the Building or Project (as applicable). Tenant shall pay Tenant’s Share of the product
of (y) and (z), subject to adjustment based on actual usage as reasonably determined by Landlord; provided, however, that Landlord shall
not recover more than one hundred percent (100%) of such utility costs.


 


6.2.4          
Tenant shall (a) maintain and operate the heating, ventilating and air conditioning systems used for the Permitted Use only (“HVAC”)
and (b) subject to clause (a) above, furnish HVAC as reasonably required (except as this Lease otherwise provides) for reasonably comfortable
occupancy of the Premises twenty-four (24) hours a day, every day during the Lease Term, subject to casualty, eminent domain or as otherwise
specified in this Article. Notwithstanding anything to the contrary in this Section (other than as expressly set forth in Section 6.4
below), Landlord shall have no liability, and Tenant shall have no right or remedy, on account of any interruption or impairment in HVAC
services. If requested in writing by Landlord, Tenant shall provide Landlord copies of HVAC maintenance contracts and HVAC maintenance
reports on a quarterly basis. In the event Landlord determines that Tenant is not properly maintaining the HVAC, Landlord may take over
the responsibilities in (a) and (b) above.


 






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6.2.5          
For any utilities serving the Premises for which Tenant is billed directly by such utility provider, Tenant agrees to furnish to
Landlord (a) if expressly requested by Landlord from time to time, any invoices or statements for such utilities within thirty (30) days
after Tenant’s receipt thereof and (b) within thirty (30) days after Landlord’s request, any other utility usage information
reasonably requested by Landlord. Tenant shall retain records of utility usage at the Premises, including invoices and statements from
the utility provider, for at least sixty (60) months, or such other shorter period of time as may be requested by Landlord. Tenant acknowledges
that any utility information for the Premises, the Building and the Project may be shared with third parties, including Landlord’s
consultants and governmental authorities. In the event that Tenant fails to comply with this Section, Tenant hereby authorizes Landlord
to collect utility usage information directly from the applicable utility providers.


 


6.2.6          
Tenant, at its sole cost, shall furnish and install all replacement lighting tubes, lamps, bulbs and ballasts required in the Premises.


 


6.2.7          
Tenant’s use of electric energy in the Premises shall not at any time exceed the capacity of any of the electrical conductors
and equipment in or otherwise serving the Premises. In order to ensure that such capacity is not exceeded, and to avert a possible adverse
effect upon the Project’s distribution of electricity via the Project’s electric system, Tenant shall not, without Landlord’s
prior written consent in each instance (which consent Landlord may condition upon the availability of electric energy in the Project as
allocated by Landlord to various areas of the Project) connect any fixtures, appliances or equipment (other than normal business machines)
to the Building’s or Project’s electric system or make any alterations or additions to the electric system of the Premises
existing on the date hereof. Should Landlord grant such consent, all additional risers, distribution cables or other equipment required
therefor shall be provided by Landlord and the cost thereof shall be paid by Tenant to Landlord on demand (or, at Tenant’s option,
shall be provided by Tenant pursuant to plans and contractors approved by Landlord, and otherwise in accordance with the provisions of
this Lease). Landlord shall have the right to require Tenant to pay sums on account of such cost prior to the installation of any such
risers or equipment.


 


6.2.8          
Landlord reserves the right, upon at least two (2) business days’ prior written notice to Tenant absent exigent circumstances
in which the giving of such notice is not reasonably possible, to stop service of the elevator, plumbing, ventilation, air conditioning
and electric systems, when Landlord deems any such stoppage as reasonably necessary due to accident, emergency or the need to make repairs,
alterations or improvements, until such repairs, alterations or improvements shall have been completed, and Landlord shall further have
no responsibility or liability for failure to supply elevator facilities, plumbing, ventilation, air conditioning or electric service
when prevented from doing so by Force Majeure or Landlord’s negligence; a failure by a third party to deliver gas, oil or another
suitable fuel supply; or Landlord’s inability by exercise of reasonable diligence to obtain gas, oil or another suitable fuel. If
any such repairs, alterations or improvements might require or cause an interruption in electrical service to the Premises or any portion
thereof, Landlord will give to Tenant at least three (3) business days prior written notice whenever practicable. Without limiting the
foregoing, it is expressly understood and agreed that any covenants on Landlord’s part to furnish any service pursuant to any of
the terms, covenants, conditions, provisions or agreements of this Lease, or to perform any act or thing for the benefit of Tenant, shall
not be deemed breached if Landlord is unable to furnish or perform the same by virtue of Force Majeure or Landlord’s negligence.


 


6.3               
Capacities; Overstandard Tenant Use. Tenant’s use of electricity and any other utility serving the Premises
shall never exceed the capacity of the feeders to the Project. If Tenant desires to use heat, ventilation or air conditioning with respect
to the Premises during hours other than those for which Landlord is obligated to supply such utilities pursuant to the terms of Section
6.1 of this Lease, Tenant shall give Landlord such prior notice, if any, as Landlord shall from time to time reasonably establish
as appropriate, of Tenant’s desired use in order to supply such utilities, and Landlord shall supply such utilities to Tenant at
such hourly cost per zone to Tenant (which shall be treated as Additional Rent) as Landlord shall from time to time establish based upon
its reasonably estimated out-of-pocket costs.


 


6.4               
Interruption of Use. Tenant agrees that, to the extent permitted pursuant to Applicable Laws, Landlord shall not
be liable for damages, by abatement of Rent or otherwise, for failure to furnish or delay in furnishing any service required to be provided
by Landlord under this Lease, or for any diminution in the quality or quantity thereof, when such failure or delay or diminution is occasioned,
in whole or in part, by breakage, repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability
to secure electricity, gas, water, or other fuel at the Building or Project after reasonable effort to do so, by any riot or other dangerous
condition, emergency, accident or casualty whatsoever, by act or default of Tenant or other parties, or by any other cause; and such failures
or delays or diminution shall never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the Premises
or relieve Tenant from paying Rent or performing any of its obligations under this Lease. Furthermore, Landlord shall not be liable under
any circumstances for a loss of, or injury to, property or for injury to, or interference with, Tenant’s business, including, without
limitation, loss of profits, however occurring, through or in connection with or incidental to a failure to furnish any of the services
or utilities as set forth in this Article 6. Notwithstanding anything to the contrary in this Lease, in the event that there shall
be an interruption, curtailment or suspension of any service required to be provided by Landlord pursuant to Section 6.1 (and no
reasonably equivalent alternative service or supply is provided by Landlord) that shall materially interfere with Tenant’s use and
enjoyment of a material portion of the Premises, or if Tenant is unable to use the Premises or its parking rights hereunder (whether by
lack of services, lack of utilities, lack of access, repairs or construction, or any other reason, and provided that such inability to
use is not caused by Tenant and provided that such inability to use is caused by the acts or omissions of Landlord) and Tenant actually
ceases to use the affected portion of the Premises or parking (any such event, a “Service Interruption”), and if (i)
such Service Interruption shall continue for eight (8) consecutive business days following receipt by Landlord of written notice from
Tenant describing such Service Interruption (the “Service Interruption Notice”), and (ii) such Service Interruption
shall not have been caused, in whole or in part, by reasons beyond Landlord’s reasonable control or by an act or omission in violation
of this Lease by any Tenant Party or by any negligence of Tenant any Tenant Parties, (a Service Interruption that satisfies the foregoing
conditions being referred to hereinafter as a “Material Service Interruption”) then, as liquidated damages and Tenant’s
sole remedy at law or equity, Tenant shall be entitled to an equitable abatement of Base Rent and Tenant’s Share of Direct Expenses,
based on the nature and duration of the Material Service Interruption, the area of the Premises or parking affected, and the then current
Rent amounts, for the period that shall begin on the commencement of such Material Service Interruption and that shall end on the day
such Material Service Interruption shall cease. To the extent a Material Service Interruption is caused by an event covered by Articles 11
or 13 of this Lease, then Tenant’s right to abate rent shall be governed by the terms of such Article 11 or 13,
as applicable, and the provisions of this paragraph shall not apply.


 






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6.5               
Intentionally Blank.


 


7.                  
REPAIRS


 


Tenant shall, at Tenant’s
own expense, keep the Premises, including all improvements, fixtures, furnishings, and systems and equipment within the Premises (or,
provided that Landlord provides access to Tenant, any systems and equipment outside of the Premises but exclusively serving the Premises),
in good order, repair and condition at all times during the Lease Term. In addition, Tenant shall, at Tenant’s own expense, but
under the supervision and subject to the prior reasonable approval of Landlord, and within any reasonable period of time specified by
Landlord, promptly and adequately repair all damage to the Premises and replace or repair all damaged, broken, or worn fixtures and appurtenances,
except for damage caused by ordinary wear and tear; provided however, that if Tenant fails to make such repairs within applicable notice
and cure periods, Landlord may, but need not, make such repairs and replacements, and Tenant shall pay Landlord the cost thereof, including
a management fee of five percent (5%) of such costs. Without limitation, Tenant shall be responsible for repair and maintenance of all
electrical, plumbing, heating, ventilating and air-conditioning systems and other utility services serving the Premises from the Building
connection point to the Premises (but only to the extent such electrical, plumbing, heating, ventilating and air-conditioning systems
and other utility services serve Tenant exclusively and only to the extent that Landlord provides access to Tenant), and Tenant shall
secure, pay for, and keep in force contracts with appropriate and reputable service companies reasonably approved by Landlord providing
for the regular maintenance of such systems. Notwithstanding the foregoing, Landlord shall be responsible for repairs to the exterior
walls, foundation and roof (including roof membrane) of the Building, the structural portions of the floors of the Building, and the base
building systems and equipment of the Building and Common Areas, and all portions of the Project outside the Premises and not exclusively
leased to other tenants, except to the extent that such repairs are required due to the negligence or willful misconduct of Tenant; provided,
however, that if such repairs are due to the negligence or willful misconduct of Tenant, Landlord shall nevertheless make such repairs
at Tenant’s expense, or, if covered by Landlord’s insurance, Tenant shall only be obligated to pay any deductible in connection
therewith. Subject to the terms of Article 27, below, Landlord may, but shall not be required to, enter the Premises at all reasonable
times and upon reasonable prior notice to make such repairs, alterations, improvements or additions to the Premises or to the Project
or to any equipment located in the Project as Landlord shall desire or deem necessary or as Landlord may be required to do by governmental
or quasi-governmental authority or court order or decree. Tenant hereby waives and releases its right to make repairs at Landlord’s
expense under Sections 1941 and 1942 of the California Civil Code or under any similar law, statute or ordinance now or hereafter in effect.
Tenant’s obligation hereunder shall include maintenance and repair of all telecommunications wire and cabling with the Building’s
network cabling.


 


 


 






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8.                  
ADDITIONS AND ALTERATIONS


 


8.1               
Landlord’s Consent to Alterations. Tenant may not make any improvements, alterations, additions or changes
to the Premises or any mechanical, plumbing, HVAC facilities or other utility or Building systems pertaining to the Premises (collectively,
the “Alterations”) without first procuring the prior written consent of Landlord to such Alterations, which consent
shall be requested by Tenant not less than fifteen (15) business days prior to the commencement thereof. Landlord shall not unreasonably
withhold or delay its consent to any proposed Alterations, provided that such Alterations (1) are not visible from the outside of the
Building, (2) do not violate any certificate of occupancy for the Building or any other permits or licenses relating to the Project and
(3) do not materially adversely affect any service required to be furnished to Tenant or to any other tenant or occupant of the Building
(4) do not adversely affect any Building systems or Common Areas, (5) do not reduce the value or utility of the Building, and (6) otherwise
comply with the terms and conditions of this Article 8.. Notwithstanding the foregoing, Tenant shall be permitted to make Alterations
following ten (10) business days’ notice to Landlord, but without Landlord’s prior consent, to the extent that such Alterations
(i) are purely cosmetic in nature (such as painting, carpeting and the like), (ii) do not affect the Building systems or equipment, (iii)
are not visible from the exterior of the Building, and (iv) cost less than $35,000.00 for a particular job of work.


 


8.2               
Work Affecting Air Distribution or Ventilation Systems. Prior to commencing any Alterations affecting air distribution
or disbursement from ventilation systems serving Tenant or the Building, including without limitation the installation of Tenant’s
exhaust systems, Tenant shall provide Landlord with a third party report from a consultant, and in a form reasonably acceptable to Landlord,
showing that such work will not adversely affect the ventilation systems or air quality of the Building (or of any other tenant in the
Building) and shall, upon completion of such work, provide Landlord with a certification reasonably satisfactory to Landlord from such
consultant confirming that no such adverse effects have resulted from such work.


 


8.3               
Manner of Construction. Landlord may impose, as a condition of its consent to any and all Alterations or repairs
of the Premises or about the Premises, such commercially reasonable, non-discriminatory requirements as Landlord in its reasonable discretion
may deem desirable, including, but not limited to, the requirement that Tenant utilize for such purposes only contractors, subcontractors,
materials, mechanics and materialmen selected by Tenant and approved by Landlord (which approval shall not be unreasonably withheld, conditioned
or delayed) and the requirement that upon Landlord’s request (subject to the terms of Section 8.5, below), Tenant shall,
at Tenant’s expense, remove such Alterations upon the expiration or any early termination of the Lease Term. Tenant shall construct
such Alterations and perform such repairs in a good and workmanlike manner, in conformance with any and all Applicable Laws and, where
required by Applicable Law, pursuant to a valid building permit. Tenant shall not use (and upon notice from Landlord shall cease using)
contractors, services, workmen, labor, materials or equipment that, in Landlord’s reasonable judgment, would disturb labor harmony
with the workforce or trades engaged in performing other work, labor or services in or about the Building or the Common Areas. Upon completion
of any Alterations (or repairs), Tenant shall deliver to Landlord final lien waivers from all contractors, subcontractors, design professionals,
service providers, suppliers and materialmen who performed such work and whose labor, supplies or services give rise to a lien under California
law. In addition to Tenant’s obligations under Article 9 of this Lease, upon completion of any Alterations that cost more
than $35,000, Tenant shall deliver to the Project construction manager a reproducible copy of the “as built” drawings
of the Alterations in CAD format as well as copies of all permits, approvals and other documents issued by any governmental agency in
connection with the Alterations.


 


8.4               
Payment for Improvements. If Tenant orders any work directly from Landlord, Tenant shall pay to Landlord an amount
equal to five percent (5%) of the cost of such work to compensate Landlord for all overhead, general conditions, fees and other costs
and expenses arising from Landlord’s involvement with such work. If Tenant does not order any work directly from Landlord, Tenant
shall reimburse Landlord for Landlord’s reasonable, actual, out-of-pocket costs and expenses actually incurred in connection with
Landlord’s review of any proposed Alterations.


 


8.5               
Construction Insurance. In addition to the requirements of Article 10 of this Lease, in the event that Tenant
makes any Alterations, prior to the commencement of such Alterations, Tenant shall provide Landlord with evidence that Tenant or Tenant’s
general contractor carries “Builder’s All Risk” insurance (to the extent that the cost of the work shall exceed
$100,000.00) in an amount reasonably approved by Landlord covering the construction of such Alterations, and such other insurance as Landlord
may reasonably require, it being understood and agreed that all of such Alterations shall be insured by Tenant pursuant to Article
10 of this Lease immediately upon completion thereof. In addition, Tenant’s contractors and subcontractors shall be required
to carry Commercial General Liability Insurance, Auto Liability Insurance, and Workers’ Compensation Insurance in amounts reasonably
approved by Landlord and otherwise in accordance with the requirements of Article 10 of this Lease and such Commercial General
Liability and Auto Liability insurance shall name Tenant and the Landlord Parties (as defined below) as additional insureds on a primary
and non-contributory basis for both ongoing and completed operations. If commercially reasonable under the circumstances, Tenant shall
maintain and require its contractors and subcontractors to maintain products-completed operations coverage for not less than the greater
of ten (10) years after substantial completion of any Alterations or the greater time under which a claim may be properly brought under
the applicable statute of limitations or repose. Landlord may, in its discretion, require Tenant to obtain and record a statutory form
of lien bond, or obtain performance and payment bonds, or some alternate form of security satisfactory to Landlord in an amount sufficient
to ensure the lien-free completion of such Alterations and naming Landlord as a co-obligee, in each case in form and substance reasonably
satisfactory to Landlord. In addition, Tenant’s contractors and subcontractors shall be required to carry workers compensation insurance
with a waiver of subrogation in favor of Landlord Parties.


 


 






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8.6               
Landlord’s Property. All Alterations which may be installed or placed in or about the Premises, from time to
time, shall be at the sole cost of Tenant and shall be and become the property of Landlord and remain in place at the Premises following
the expiration or earlier termination of this Lease. Notwithstanding the foregoing to the contrary, Landlord may, by written notice to
Tenant given at the time that Landlord consents to the Alterations, require Tenant, at Tenant’s expense, to remove any such
Alterations within the Premises and to repair any damage to the Premises and Building caused by such removal and return the affected portion
of the Premises to a building standard tenant improved condition as determined by Landlord. Further, Tenant shall be required to remove
the modular clean room improvements (installed as part of the Tenant Improvements) within the Premises and to repair any damage to the
Premises and Building caused by such removal and return the affected portion of the Premises to a building standard tenant improved condition
as determined by Landlord. If Tenant fails to complete any required removal and/or to repair any damage caused by the removal of any Alterations
in the Premises and return the affected portion of the Premises to a building standard tenant improved condition as reasonably determined
by Landlord, Landlord may do so and may charge the actual and reasonable cost thereof to Tenant. Tenant hereby protects, defends, indemnifies
and holds Landlord harmless from any liability, cost, obligation, expense or claim of lien in any manner relating to the installation,
placement, removal or financing of any such Alterations, improvements, fixtures and/or equipment in, on or about the Premises, which obligations
of Tenant shall survive the expiration or earlier termination of this Lease.


 


9.                  
COVENANT AGAINST LIENS


 


Within ten (10) business days
following a request in writing by Landlord, Tenant shall keep the Project and Premises free from any liens or encumbrances arising out
of the work performed, materials or services furnished or obligations incurred by or on behalf of Tenant (which expressly excludes the
Landlord Work), and shall protect, defend, indemnify and hold Landlord harmless from and against any claims, liabilities, judgments or
costs (including, without limitation, reasonable attorneys’ fees and costs) arising out of same or in connection therewith. Tenant
shall give Landlord notice at least twenty (20) days prior to the commencement of any work, services or obligations related to the Premises
giving rise to any such liens or encumbrances (or such additional time as may be necessary under Applicable Laws) to afford Landlord the
opportunity of posting and recording appropriate notices of non-responsibility (to the extent applicable pursuant to then Applicable Laws).
Tenant shall remove any such lien or encumbrance by statutory lien bond or otherwise within ten (10) business days after notice by Landlord,
and if Tenant shall fail to do so, Landlord may pay the amount necessary to remove such lien or encumbrance, without being responsible
for investigating the validity thereof.


 


10.               
INSURANCE


 


10.1            
Indemnification and Waiver. To the maximum extent permitted pursuant to Applicable Laws, Tenant hereby assumes all
risk of damage to property or injury to persons in, upon or about the Premises from any cause whatsoever (including, but not limited to,
any personal injuries resulting from a slip and fall in, upon or about the Premises) and agrees that, to the extent permitted pursuant
to Applicable Laws, Landlord, its lenders, partners, subpartners, the Additional Insureds, and each of their respective officers, agents,
servants, employees, and independent contractors (collectively, “Landlord Parties”) shall not be liable for, and are
hereby released from any responsibility for, any damage either to person or property or resulting from the loss of use thereof, which
damage is sustained by Tenant or by other persons claiming through Tenant. Tenant shall indemnify, defend, protect, and hold harmless
the Landlord Parties from any and all loss, cost, damage, injury, expense and liability (including without limitation court costs and
reasonable attorneys’ fees) during the Lease Term, or any period of Tenant’s occupancy of the Premises prior to the commencement
or after the expiration of the Lease Term, incurred in connection with or arising from (i) any cause in, on or about the Premises (including,
but not limited to, a slip and fall), provided that the terms of the foregoing indemnity shall not apply to the extent of any gross negligence
or willful misconduct of Landlord, (ii) any negligent acts or omissions of Tenant or of any person claiming by, through or under Tenant,
or of the contractors, agents, servants, employees, invitees, guests or licensees of Tenant or any such person, in, on or about the Project,
or (iii) any breach of the terms of this Lease by Tenant, either prior to, during, or after the expiration of the Lease Term. Should Landlord
be named as a defendant in any suit brought against Tenant in connection with or arising out of Tenant’s occupancy of the Premises,
Tenant shall pay to Landlord its reasonable costs and expenses incurred in such suit, including without limitation, its actual professional
fees such as reasonable appraisers’, accountants’ and attorneys’ fees. Notwithstanding anything to the contrary in this
Lease, (a) except for Section 10.5 below, in no event shall Landlord be exculpated in any manner to the extent of the gross negligence,
willful misconduct or breach of this Lease by or of Landlord or any officer, employee, director, manager, tenant, contractor or agent
of Landlord, and (b) neither Landlord nor Tenant shall have any liability to the other for any consequential, indirect, special or
punitive damages, except for the indemnification obligation of Tenant set forth in Article 16. The provisions of this Section 10.1
shall survive the expiration or sooner termination of this Lease.


 






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10.2            
Tenant’s Compliance With Landlord’s Property Insurance. Tenant shall, at Tenant’s expense, comply
with all commercially reasonable, non-discriminatory insurance company requirements pertaining to the use of the Premises. If Tenant’s
conduct or use of the Premises for any purpose other than a Permitted Use causes any increase in the premium for such insurance policies
then Tenant shall reimburse Landlord for any such increase. Tenant, at Tenant’s expense, shall comply with all rules, orders, regulations
or requirements of the American Insurance Association (formerly the National Board of Fire Underwriters) and with any similar body.


 


10.3            
Tenant’s Insurance. Tenant shall maintain, at its cost and expense, the following coverages with limits of
not less than the greater of (i) those set forth hereunder, and (ii) those required by law.


 


10.3.1       
Commercial General Liability Insurance issued on terms no less broad than the most current ISO CG 00 01 occurrence form covering
the insured against claims of bodily injury, personal and advertising injury and property damage (including loss of use thereof) arising
out of Tenant’s operations, products/completed operations, social or host liquor liability (if applicable), and “insured contracts”
(as defined by the most current ISO CG 00 01 form), including a Separation of Insureds provision with no exclusion for cross-liability,
and including the Additional Insureds (as defined hereunder) as additional insureds with respect to both ongoing and completed operations
coverage on a primary and non-contributory basis, for limits of liability of not less than:


 


$1,000,000 each occurrence


$2,000,000 annual aggregate per location


 


$1,000,000 personal and advertising injury


$2,000,000 products-completed operations


Commercially reasonable deductible or self-insured


retention (but not in excess of $25,000).


$25,000 self-insured retention on product liability.


 






10.3.2       
Property Insurance covering (i) all office furniture, business and trade fixtures, office equipment, free-standing cabinet work,
movable partitions, merchandise and all other items of Tenant’s property on the Premises installed by, for, or at the expense of
Tenant, and (ii) the Tenant Improvements described in Exhibit 1.1.1-2 and any other tenant improvements that exist in the
Premises as of the Rent Commencement Date (the “New Improvements”). Such insurance shall be written on an “all
risks” of physical loss or damage basis, for the full replacement cost value (subject to reasonable deductible amounts) new
without deduction for depreciation of the covered items and in amounts that meet any co-insurance clauses of the policies of insurance
and shall include coverage for damage or other loss caused by fire or other peril including, but not limited to, hail, windstorm, flood,
earthquake, terrorism, vandalism and malicious mischief, theft, water damage of any type, including sprinkler leakage, earthquake sprinkler
leakage, bursting or stoppage of pipes, and explosion.


 


 






    	 	26	 



     


    

 


10.3.3       
Business Income Interruption for one (1) year plus Extra Expense insurance in such amounts as will reimburse Tenant for actual
direct or indirect loss of earnings and continuing expenses, including rent, attributable to the risks outlined in Section 10.3.2
above.


 


10.3.4       
Auto Liability Insurance covering liability arising out of any auto, including owned (if any), non-owned, leased, and hired autos,
with a limit of not less than $1,000,000 combined single limit each accident for bodily injury and property damage.


 


10.3.5       
Worker’s Compensation and Employer’s Liability or other similar insurance pursuant to all applicable state and local
statutes and regulations, together with Employer’s Liability Insurance with limits of not less than $1,000,000 bodily injury (each
accident), $1,000,000 bodily injury by disease (each employee), and $1,000,000 bodily injury by disease (policy limit) or such greater
amounts as may be required by Tenant’s Umbrella/Excess Liability policy in order to effect such coverage. The policy will include
a waiver of subrogation in favor of the Landlord Parties.


 


10.3.6       
Umbrella and/or Excess Liability Insurance policy in excess of Commercial General Liability, Auto Liability, and Employer’s
Liability Insurance policies, concurrent to, and at least as broad as the underlying primary insurance policies, which must “drop
down” over reduced or exhausted aggregate limits as to such underlying policies and contain a “follow form” statement.
The limits must be no less than $1,000,000 each occurrence and $1,000,000 in the aggregate. Such Umbrella/Excess Liability policy must
be endorsed to provide that this insurance is primary to, and non-contributory with, any other insurance on which the Additional Insureds
are an insured, whether such other insurance is primary, excess, contingent, self-insurance, or insurance on any other basis. This endorsement
must cause the Umbrella/Excess coverage to be vertically exhausted, whereby such coverage is not subject to any “Other Insurance”
clause under this Umbrella and/or Excess Liability policy.


 


10.3.7       
Tenant’s Agents/Contractors. In the case of Tenant’s contractors, subcontractors, and any vendors/consultants
brought on to the property for any Alterations (collectively, for purposes of this Article 10, Tenant’s “Third Parties”),
Tenant shall cause such Third Parties to obtain and maintain such insurance as is required under Sections 10.3.1, 10.3.4,
and 10.3.5 herein, unless granted written approval from Landlord to waive such requirements. Such Third Parties’ coverage
under Sections 10.3.1 and 10.3.4 shall include Tenant and the Additional Insureds each as additional insureds on a
primary and non-contributory basis for both ongoing and completed operations. Additionally, the commercial general liability limit required
to be carried by any contractor or subcontractors of Tenant shall be not less than the following: (x) general contractors – $5,000,000,
(y) any subcontractors for work costing $250,000 or more – $2,000,000, and (z) any subcontractors for work costing less than
$250,000 – $1,000,000. The foregoing limits may be satisfied by a combination of primary and/or excess policies.


 


10.4            
Form of Policies. The minimum limits of policies of insurance required of Tenant and its agents/contractors under
this Lease shall in no event limit the liability of Tenant under this Lease. Such insurance shall name Landlord, its subsidiaries and
affiliates, Longfellow Property Management Services CA Inc.; Longfellow Strategic Value Fund, LLC; San Diego Inspire Holdings, LLC; LSVF
Americas, LP; LSVF Pacific, LP; Longfellow Capital Partners II, LP; Longfellow Real Estate Partners, LLC; Invesco CMI Investments, LP;
and any other party the Landlord so specifies (collectively, the “Additional Insureds”), as additional insureds under
the policies listed in Sections 10.3.1, 10.3.2, 10.3.3, 10.3.4 and 10.3.6. All insurance policies required
to be maintained by Tenant shall (i) be issued by an insurance company having a rating of not less than A:VIII in Best’s Insurance
Guide or which is otherwise acceptable to Landlord and licensed to do business in the State of California; (ii) be primary insurance as
to all claims thereunder and provide that any insurance carried by Landlord is excess and is non-contributing with any insurance required
of Tenant; (iii) be in form and content reasonably acceptable to Landlord (Tenant shall provide full and complete copies of any policies
that Landlord reasonably requests); (iv) be endorsed with waiver of subrogation endorsements in favor of the Additional Insureds; (v)
not contain deductible or self-insured retention in excess of $25,000 unless otherwise approved by Landlord in writing; and (vi) if generally
commercially available in California, provide that said insurer shall provide thirty (30) days’ written notice to Landlord
and any mortgagee of Landlord, to the extent such names are furnished to Tenant prior to the cancellation of such policy (ten (10)
days’ for non-payment of premium). Tenant shall deliver said policy or policies or certificates thereof to Landlord on or before
the earlier to occur of (A) the Rent Commencement Date, and (B) the date upon which Tenant is first provided access to the Premises,
and at least ten (10) days before the expiration dates thereof. In the event Tenant shall fail to procure such insurance, or to deliver
such policies or certificate within ten (10) days after written notice from Landlord, Landlord may, at its option, procure such policies
for the account of Tenant, and the cost thereof shall be paid to Landlord within five (5) days after delivery to Tenant of bills
therefor. Landlord and the Additional Insureds will not be responsible for any deductibles or self-insured retentions related to any insurance
under this Article 10.


 


 






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10.5            
Subrogation. Landlord and Tenant intend that their respective property loss risks shall be borne by reasonable insurance
carriers to the extent above provided, and Landlord and Tenant hereby agree to look solely to, and seek recovery only from, their respective
insurance carriers in the event of a property loss to the extent that such coverage is agreed to be provided hereunder. The parties each
hereby waive all rights and claims against each other for such losses, and waive all rights of subrogation of their respective insurers,
provided such waiver of subrogation shall not affect the right of the insured to recover thereunder. The parties agree that their respective
insurance policies are now, or shall specify that the waiver of subrogation shall not affect the right of the insured to recover thereunder.
Tenant will waive, and cause its Third Parties to waive, all causes of action or claims they may have against the Additional Insureds
for any liability and workers compensation claims they incur in relation to the Lease or any Alterations, or any other work or activities
performed in connection with the Project.


 


10.6            
Additional Insurance Obligations. Landlord reserves the right to require such other insurance, written in such other
amounts, terms, and conditions, against other insurable hazards that at the time are commonly insured against in the case of projects
similar in nature, construction type, and geographic location to the Project and/or as otherwise required by any mortgage lender provided
that any such lender requirements are consistent with the requirements of other landlords of comparable life science projects in the Sorrento
Valley market. Tenant shall carry and maintain during the entire Lease Term, at Tenant’s sole cost and expense, such increased amounts
of insurance provided they are consistent with the requirements of other landlords of comparable life science projects in the Sorrento
Valley market.


 


10.7            
Landlord’s Insurance. Landlord shall maintain its usual liability insurance as well as property insurance for
the Building (excluding any Alterations and Tenant Improvements).


 


11.               
DAMAGE AND DESTRUCTION


 


11.1            
Repair of Damage to Premises by Landlord. Tenant shall promptly notify Landlord of any damage to the Premises resulting
from fire or any other casualty. If the Premises or any Common Areas serving or providing access to the Premises shall be damaged by fire
or other casualty, Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond
Landlord’s reasonable control, and subject to all other terms of this Article 11, restore such Common Areas and the Premises
to substantially the same condition as existed prior to the casualty, except for modifications required by zoning and building codes and
other laws or by the holder of a mortgage on the Building or Project or any other modifications to the Common Areas deemed desirable by
Landlord, which are consistent with the character of the Project, provided that access to the Premises shall not be materially impaired.
To the extent permitted pursuant to Applicable Laws, Landlord shall not be liable for any inconvenience or annoyance to Tenant or its
visitors, or injury to Tenant’s business resulting in any way from such damage or the repair thereof; provided however, that if
such fire or other casualty shall have damaged the Premises or Common Areas necessary to Tenant’s occupancy, and the Premises are
not occupied by Tenant as a result thereof, then during the time and to the extent the Premises are unfit for occupancy, the Rent shall
be abated in proportion to the ratio that the amount of rentable square feet of the Premises which is unfit for occupancy for the Permitted
Use bears to the total rentable square feet of the Premises.


 


11.2            
Landlord’s Option to Repair. Notwithstanding the terms of Section 11.1 of this Lease, Landlord
may elect not to rebuild and/or restore the Premises, Building and/or Project, and instead terminate this Lease, by notifying Tenant in
writing of such termination within sixty (60) days after the date of discovery of the damage, such notice to include a termination date
giving Tenant sixty (60) days to vacate the Premises, but Landlord may so elect only if the Building or Project shall be damaged by fire
or other casualty or cause, whether or not the Premises are affected, and one or more of the following conditions is present: (i) in Landlord’s
reasonable judgment, repairs cannot reasonably be completed within one hundred eighty (180) days after the date of discovery of the damage
(when such repairs are made without the payment of overtime or other premiums); (ii) the holder of any mortgage on the Building or Project
or ground lessor with respect to the Building or Project shall require that the insurance proceeds or any portion thereof be used to retire
the mortgage debt, or shall terminate the ground lease, as the case may be; (iii) such damage is not fully covered by Landlord’s
insurance policies; (iv) Landlord decides to rebuild the Building or Common Areas so that they will be substantially different structurally
or architecturally; (v) the damage occurs during the last twelve (12) months of the Lease Term; or (vi) any owner of any other
portion of the Project, other than Landlord, does not intend to repair the damage to such portion of the Project; provided, however, that
if Landlord does not elect to terminate this Lease pursuant to Landlord’s termination right as provided above, and the repairs cannot,
in the reasonable opinion of Landlord, be completed within one hundred eighty (180) days after being commenced, Tenant may elect, no earlier
than sixty (60) days after the date of the damage and not later than ninety (90) days after the date of such damage, to terminate this
Lease by written notice to Landlord effective as of the date specified in the notice, which date shall not be less than thirty (30) days
nor more than sixty (60) days after the date such notice is given by Tenant. Notwithstanding the provisions of this Section 11.2,
Tenant shall have the right to terminate this Lease under this Section 11.2 only if each of the following conditions is satisfied:
(a) the damage to the Project by fire or other casualty was not caused by the negligence or intentional act of Tenant or any Tenant Party;
(b) as a result of the damage, Tenant cannot reasonably conduct business from the Premises; and, (c) as a result of the damage to the
Project, Tenant does not occupy or use the Premises at all. In addition, Tenant may terminate this Lease if the damage to the Premises
occurs during the last twelve (12) months of the Lease Term, and, as a result of such damage, Tenant cannot reasonably conduct business
from the Premises for a period of at least one-half (1/2) of the then-remaining term. In no event shall Landlord have any obligation
to undertake restoration on account of any casualty except to the extent of the insurance proceeds actually received by Landlord.


 


 






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11.3            
Waiver of Statutory Provisions. The provisions of this Lease, including this Article 11, constitute an express
agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, the Building
or the Project, and any statute or regulation of the State of California, including, without limitation, Sections 1932(2) and 1933(4)
of the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an express
agreement between the parties, and any other statute or regulation, now or hereafter in effect, shall have no application to this Lease
or any damage or destruction to all or any part of the Premises, the Building or the Project.


 


12.               
NONWAIVER


 


No provision of this Lease
shall be deemed waived by either party hereto unless expressly waived in a writing signed thereby. The waiver by either party hereto of
any breach of any term, covenant or condition herein contained shall not be deemed to be a waiver of any subsequent breach of same or
any other term, covenant or condition herein contained. The subsequent acceptance of Rent hereunder by Landlord shall not be deemed to
be a waiver of any preceding breach by Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay
the particular Rent so accepted, regardless of Landlord’s knowledge of such preceding breach at the time of acceptance of such Rent.
No acceptance of a lesser amount than the Rent herein stipulated shall be deemed a waiver of Landlord’s right to receive the full
amount due, nor shall any endorsement or statement on any check or payment or any letter accompanying such check or payment be deemed
an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the full
amount due. No receipt of monies by Landlord from Tenant after the termination of this Lease shall in any way alter the length of the
Lease Term or of Tenant’s right of possession hereunder, or after the giving of any notice shall reinstate, continue or extend the
Lease Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that after the service of notice or
the commencement of a suit, or after final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and
the payment of said Rent shall not waive or affect said notice, suit or judgment.


 


13.               
CONDEMNATION


 


13.1            
If the whole or substantially all of the Premises, Building or Project shall be taken by power of eminent domain or condemned by
any competent authority for any public or quasi-public use or purpose, or if all reasonable access to the Building is so taken or condemned,
or if Landlord shall grant a deed or other instrument in lieu of such taking by eminent domain or condemnation, Landlord shall have the
option to terminate this Lease effective as of the date possession is required to be surrendered to the authority. Tenant shall not because
of such taking assert any claim against Landlord or the authority for any compensation because of such taking and Landlord shall be entitled
to the entire award or payment in connection therewith, except that Tenant shall have the right to file any separate claim available to
Tenant for any taking of Tenant’s personal property and fixtures belonging to Tenant and removable by Tenant upon expiration of
the Lease Term pursuant to the terms of this Lease, and for moving expenses, so long as such claims do not diminish the award available
to Landlord, its ground lessor with respect to the Building or Project or its mortgagee, and such claim is payable separately to Tenant.
All Rent shall be apportioned as of the date of such termination. If any part of the Premises shall be taken, and this Lease shall not
be so terminated, the Rent shall be proportionately abated. Notwithstanding anything to the contrary contained in this Article 13,
in the event of a temporary taking of all or any portion of the Premises for a period of one hundred and eighty (180) days or less, and
provided that such temporary taking does not materially preclude or unreasonably diminish Tenant’s ability to conduct business from
the Premises, then this Lease shall not terminate but the Base Rent and Tenant’s Share of Direct Expenses shall be abated for the
period of such taking in proportion to the ratio that the amount of rentable square feet of the Premises taken bears to the total rentable
square feet of the Premises. Tenant hereby waives any and all rights it might otherwise have pursuant to Section 1265.130 of The California
Code of Civil Procedure. Landlord shall be entitled to receive the entire award made in connection with any such temporary taking, provided,
however, that Tenant shall be entitled to a share of the award for any loss of fixtures and improvements and for moving and other reasonable
expenses that do not otherwise reduce Landlord’s recovery. If this Lease does not terminate on account of any such eminent domain
or condemnation proceeding, then Landlord shall, to the extent practicable, restore the affected area of the Premises, Building or Project.
In no event shall Landlord have any obligation to undertake restoration on account of any condemnation or eminent domain proceeding except
to the extent of the award actually received by Landlord.


 


 






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14.               
ASSIGNMENT AND SUBLETTING


 


14.1            
Transfers. Tenant shall not, without the prior written consent of Landlord, assign, mortgage, pledge, hypothecate,
encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any interest hereunder, permit any assignment, or other
transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any part thereof, or enter into any license
or concession agreements or otherwise permit the occupancy or use of the Premises or any part thereof by any persons other than Tenant
and its employees and contractors (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers”
and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a “Transferee”).
If Tenant desires Landlord’s consent to any Transfer, Tenant shall notify Landlord in writing, which notice (the “Transfer
Notice”) shall include (i) the proposed effective date of the Transfer, which shall not be less than twenty (20) days nor more
than one hundred eighty (180) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Premises
to be transferred (the “Subject Space”), (iii) all of the terms of the proposed Transfer and the consideration therefor,
including calculation of the “Transfer Premium”, as that term is defined in Section 14.3 below, in connection
with such Transfer, the name and address of the proposed Transferee, and a copy of all existing executed and/or proposed documentation
pertaining to the proposed Transfer, and (iv) provided that Landlord executes a commercially reasonable non-disclosure agreement, current
financial statements of the proposed Transferee certified by an officer, partner or owner thereof, business credit and personal references
and history of the proposed Transferee and any other information reasonably required by Landlord which will enable Landlord to determine
the financial responsibility, character, and reputation of the proposed Transferee, nature of such Transferee’s business and proposed
use of the Subject Space. Any Transfer made without Landlord’s prior written consent shall, at Landlord’s option, be null,
void and of no effect, and shall, at Landlord’s option, constitute a default by Tenant under this Lease. Whether or not Landlord
consents to any proposed Transfer, Tenant shall pay Landlord’s reasonable review and processing fees, as well as any reasonable
professional fees (including, without limitation, attorneys’, accountants’, architects’, engineers’ and consultants’
fees) incurred by Landlord, not to exceed the sum of $4,000, within thirty (30) days after written request by Landlord.


 


14.2            
Landlord’s Consent. Landlord shall not unreasonably withhold, condition or delay its consent to any proposed
sublet of the Subject Space or assignment of this Lease on the terms specified in the Transfer Notice. If Landlord fails to reasonably
object to a proposed assignment, sublease or other Transfer within twenty (20) days after Tenant’s request, and provided that Tenant
provides Landlord with a reminder notice and Landlord fails to reasonably object within two (2) business days after the giving of such
reminder notice, then Landlord shall be deemed to have consented thereto. Without limitation as to other reasonable grounds for withholding
consent, the parties hereby agree that it shall be reasonable under this Lease and under any Applicable Law for Landlord to withhold consent
to any proposed sublet or assignment where one or more of the following apply:


 


14.2.1       
The Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of the Building
or the Project;


 


 






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14.2.2       
The Transferee is either a governmental agency or instrumentality thereof;


 


14.2.3       
The Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities to be undertaken
in connection with the Transfer on the date consent is requested;


 


14.2.4       
The proposed Transfer would cause a violation of another lease for space in the Project, or would give an occupant of the Project
a right to cancel its lease (provided that Landlord notifies Tenant in writing of any such restriction upon request from Tenant from time
to time); or


 


14.2.5       
Either the proposed Transferee, or any person or entity which directly or indirectly, controls, is controlled by, or is under common
control with, the proposed Transferee, is negotiating with Landlord or has negotiated with Landlord during the three (3) month period
immediately preceding the date Landlord receives the Transfer Notice to lease space in the Project and Landlord (or an affiliate within
the SOVA Science District) has space available for such proposed Transferee.


 


14.2.6       
In Landlord’s reasonable determination, the sub-rent, additional rent or other amounts received or accrued by Tenant from
subleasing, assigning or otherwise Transferring all or any portion of the Premises is based on the income or profits of any person, or
the assignment or sublease could cause any portion of the amounts received by Landlord pursuant to this Lease to fail to qualify as “rents
from real property” within the meaning of section 856(d) of the Internal Revenue Code of 1986, as amended (the “Code”),
or any similar or successor provision thereto or which would cause any other income of Landlord to fail to qualify as income described
in section 856(c)(2) of the Code.


 


If Landlord consents to any
Transfer pursuant to the terms of this Section 14.2 (and does not exercise any recapture rights Landlord may have under Section 14.4
of this Lease), Tenant may within six (6) months after Landlord’s consent, but not later than the expiration of said six-month period,
enter into such Transfer of the Premises or portion thereof, upon substantially the same terms and conditions as are set forth in the
Transfer Notice furnished by Tenant to Landlord pursuant to Section 14.1 of this Lease, provided that if there are any changes
in the terms and conditions from those specified in the Transfer Notice (i) such that Landlord would initially have been entitled to refuse
its consent to such Transfer under this Section 14.2, Tenant shall again submit the Transfer to Landlord for its approval
and other action under this Article 14 (including Landlord’s right of recapture, if any, under Section 14.4 of
this Lease). Notwithstanding anything to the contrary in this Lease, if Tenant or any proposed Transferee claims that Landlord has withheld
or delayed its consent in violation of this Section 14.2 or otherwise has breached its obligations under this Article 14,
their sole remedies shall be a suit for contract damages (other than damages for injury to, or interference with, Tenant’s business
including, without limitation, loss of profits, however occurring) or declaratory judgment and an injunction for the relief sought, and
Tenant hereby waives all other remedies, including, without limitation, any right at law or equity to terminate this Lease, on its own
behalf and, to the extent permitted under all Applicable Laws, on behalf of the proposed Transferee.


 


14.3            
Transfer Premium. If Landlord consents to a Transfer, as a condition thereto which the parties hereby agree is reasonable,
Tenant shall pay to Landlord fifty percent (50%) of any “Transfer Premium”, as that term is defined in this Section 14.3,
received by Tenant from such Transferee. “Transfer Premium” shall mean all rent, additional rent or other consideration
payable by such Transferee in connection with the Transfer in excess of the Rent and Additional Rent payable by Tenant under this Lease
during the term of the Transfer on a per rentable square foot basis if less than all of the Premises is transferred, after deducting the
reasonable third party expenses incurred by Tenant for (i) any design and construction costs incurred on account of changes, alterations
and improvements to the Premises in connection with the Transfer, (ii) any free base rent and tenant improvement allowances reasonably
provided to the Transferee in connection with the Transfer (provided that such free rent and tenant improvement allowances shall be deducted
only to the extent the same is included in the calculation of total consideration payable by such Transferee), (iii) any brokerage
commissions and/or marketing expenses in connection with the Transfer, and (iv) legal fees and disbursements reasonably incurred in connection
with the Transfer (collectively, “Tenant’s Subleasing Costs”). “Transfer Premium” shall also
include, but not be limited to, any lump sum payment, key money, bonus money or other cash consideration paid by Transferee to Tenant
in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for
assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee in connection with such Transfer. The determination
of the amount of Landlord’s applicable share of the Transfer Premium shall be made on a monthly basis as rent or other consideration
is received by Tenant under the Transfer.


 


 






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14.4            
Landlord’s Option as to Subject Space. Notwithstanding anything to the contrary contained in this Article
14, in the event Tenant contemplates a Transfer of more than twenty-five percent (25%) of the Premises for a proposed term (including
options to extend) of more than twenty-four (24) months (unless such Transfer is proposed during the final twenty-four (24) months of
the Lease Term, in which case it is proposed for all or substantially all of the balance of the Lease Term), Tenant shall give Landlord
notice (the “Intention to Transfer Notice”) of such contemplated Transfer (whether or not the contemplated Transferee
or the terms of such contemplated Transfer have been determined). The Intention to Transfer Notice shall specify the portion of and amount
of rentable square feet of the Premises which Tenant intends to Transfer (the “Contemplated Transfer Space”), the contemplated
date of commencement of the Contemplated Transfer (the “Contemplated Effective Date”), and the contemplated length
of the term of such contemplated Transfer, and shall specify that such Intention to Transfer Notice is delivered to Landlord pursuant
to this Section 14.4 in order to allow Landlord to elect to recapture the Contemplated Transfer Space. Thereafter, Landlord
shall have the option, by giving written notice to Tenant (a “Recapture Notice”) within fifteen (15) days after receipt
of any Intention to Transfer Notice, to recapture the Contemplated Transfer Space. Such recapture shall cancel and terminate this Lease
with respect to such Contemplated Transfer Space as of the Contemplated Effective Date. In the event of a recapture by Landlord, if this
Lease shall be canceled with respect to less than the entire Premises, the Rent reserved herein shall be prorated on the basis of the
number of rentable square feet retained by Tenant in proportion to the number of rentable square feet contained in the Premises, and this
Lease as so amended shall continue thereafter in full force and effect, and upon request of either party, the parties shall execute written
confirmation of the same. Landlord and Tenant shall share equally in the costs to demise any such portion of the Premises recaptured by
Landlord pursuant to this Section 14.4.


 


14.5            
Effect of Transfer. If Landlord consents to a Transfer, (i) the terms and conditions of this Lease shall in no way
be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a
Transferee, (iii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy of all documentation pertaining
to the Transfer in form reasonably acceptable to Landlord, (iv) Tenant shall furnish upon Landlord’s request a complete statement,
certified by an independent certified public accountant, or Tenant’s chief financial officer, setting forth in detail the computation
of any Transfer Premium Tenant has derived and shall derive from such Transfer, and (v) no Transfer relating to this Lease or agreement
entered into with respect thereto, whether with or without Landlord’s consent, shall relieve Tenant or any guarantor of the Lease
from any liability under this Lease, including, without limitation, in connection with the Subject Space. Landlord or its authorized representatives
shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall have
the right to make copies thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall, within thirty
(30) days after demand, pay the deficiency, and if understated by more than two percent (2%), Tenant shall pay Landlord’s costs
of such audit.


 


14.6            
Sublease/Transfer Restrictions. Notwithstanding anything contained herein to the contrary and without limiting the
generality of Section 14.1 above, Tenant shall not: (a) sublet all or part of the Premises or assign or otherwise Transfer this
Lease on any basis such that the rental or other amounts to be paid by the subtenant or assignee thereunder would be based, in whole or
in part, on the income or profits derived by the business activities of the subtenant or assignee; (b) sublet all or part of the Premises
or assign this Lease to any person or entity in which, under Section 856(d)(2)(B) of the Code, Longfellow Atlantic REIT, Inc., a Delaware
corporation (the “Company”), or any affiliate of the Company owns, directly or indirectly (by applying constructive
ownership rules set forth in Section 856(d) (5) of the Code), a ten percent (10%) or greater interest; or (c) sublet all or part of the
Premises or assign this Lease in any other manner or otherwise derive any income which could cause any portion of the amounts received
by Landlord pursuant hereto or any sublease to fail to qualify as “rents from real property” within the meaning of Section
856(d) of the Code, or which could cause any other income received by Landlord to fail to qualify as income described in Section 856(c)
(2) of the Code. The requirements of this Section 14.4 shall likewise apply to any further subleasing, assignment or other Transfer
by any subtenant or assignee. All references herein to Section 856 of the Code also shall refer to any amendments thereof or successor
provisions thereto.


 


14.7            
Occurrence of Default. Any Transfer hereunder shall be subordinate and subject to the provisions of this Lease, and
if this Lease shall be terminated during the term of any Transfer, Landlord shall have the right to (and each sublease shall provide Landlord
with the ability to): (i) treat such Transfer as cancelled and repossess the Subject Space by any lawful means, or (ii) require that such
Transferee attorn to and recognize Landlord as its landlord under any such Transfer. If Tenant shall be in default under this Lease, Landlord
is hereby irrevocably authorized, as Tenant’s agent and attorney-in-fact, to direct any Transferee to make all payments under or
in connection with the Transfer directly to Landlord (which Landlord shall apply towards Tenant’s obligations under this Lease)
until such default is cured. Such Transferee shall rely on any representation by Landlord that Tenant is in default hereunder, without
any need for confirmation thereof by Tenant. Upon any assignment, the assignee shall assume in writing all obligations and covenants of
Tenant thereafter to be performed or observed under this Lease. No collection or acceptance of rent by Landlord from any Transferee shall
be deemed a waiver of any provision of this Article 14 or the approval of any Transferee or a release of Tenant from any obligation
under this Lease, whether theretofore or thereafter accruing. In no event shall Landlord’s enforcement of any provision of this
Lease against any Transferee be deemed a waiver of Landlord’s right to enforce any term of this Lease against Tenant or any other
person. If Tenant’s obligations hereunder have been guaranteed, Landlord’s consent to any Transfer shall not be effective
unless the guarantor also consents to such Transfer.


 


 






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14.8            
Permitted Transfers. “Permitted Transfer” means (a) an assignment of this Lease or a subletting
of all or a portion of the Premises to an affiliate of Tenant (an entity which controls (as defined below), is controlled by or is under
common control with, Tenant), (b) an assignment of this Lease to an entity which acquires all or substantially all of the assets of Tenant,
and (c) an assignment of this Lease to an entity which is the resulting entity of a merger or consolidation of Tenant. The term “control”
and similar phrases, as used in this subsection, means the ownership, directly or indirectly, of more than fifty percent (50%) of the
voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, of more than fifty percent (50%) of
the voting interest in, any person or entity. “Permitted Transferee” means (i) any transferee with respect to a Permitted
Transfer pursuant to Clauses (a) or (b) above, and (ii) the resulting Tenant arising from or in connection with a Permitted Transfer pursuant
to Clause (c) above. Notwithstanding anything to the contrary in this Lease, a Permitted Transfer shall not be deemed an assignment, sublease
or Transfer under this Lease, shall not require Landlord’s consent and shall not trigger any recapture or rent-sharing provisions
of this Lease, provided that (A) following the closing of such Permitted Transfer, Tenant notifies Landlord of such Permitted Transfer
and promptly supplies Landlord with any documents or information reasonably requested by Landlord regarding such Permitted Transfer or
such Permitted Transferee, (B) such Permitted Transfer is not a subterfuge by Tenant to avoid its obligations under this Lease, (C) with
respect to a Permitted Transfer pursuant to clauses (b) or (c) above, the Permitted Transferee shall have a tangible net worth (not including
goodwill as an asset) computed in accordance with generally accepted accounting principles (“Net Worth”) at least equal
to the Net Worth of Tenant on the day preceding the effective date of such Permitted Transfer. No such permitted assignment or subletting
or other Transfer permitted with or without Landlord’s consent pursuant to this Article 14 shall serve to release Tenant
from any of its obligations under this Lease. Any Permitted Transferee in connection with a Permitted Transfer shall be deemed the original
Tenant for all purposes of this Lease (including without limitation options to renew and signage rights).


 


15.               
SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES


 


15.1            
Surrender of Premises. No act or thing done by Landlord or any agent or employee of Landlord during the Lease Term
shall be deemed to constitute an acceptance by Landlord of a surrender of the Premises unless such intent is specifically acknowledged
in writing by Landlord. The delivery of keys to the Premises to Landlord or any agent or employee of Landlord shall not constitute a surrender
of the Premises or effect a termination of this Lease, whether or not the keys are thereafter retained by Landlord, and notwithstanding
such delivery Tenant shall be entitled to the return of such keys at any reasonable time upon request until this Lease shall have been
properly terminated. The voluntary or other surrender of this Lease by Tenant, whether accepted by Landlord or not, or a mutual termination
hereof, shall not work a merger, and at the option of Landlord shall operate as an assignment to Landlord of all subleases or subtenancies
affecting the Premises or terminate any or all such sublessees or subtenancies.


 


15.2            
Removal of Tenant Property by Tenant. Upon the expiration of the Lease Term, or upon any earlier termination of this
Lease, Tenant shall, subject to the provisions of this Article 15, quit and surrender possession of the Premises to Landlord in
as good order and condition as when Tenant took possession and as thereafter improved by Landlord and/or Tenant, reasonable wear and tear
and repairs which are specifically made the responsibility of Landlord hereunder, and casualty, excepted. Upon such expiration or termination,
Tenant shall, without expense to Landlord, remove or cause to be removed from the Premises all Alterations that Tenant is required to
remove in accordance with Section 8.3 of this Lease, any debris and rubbish, and such items of furniture, equipment, free-standing
cabinet work, movable partitions and other articles of personal property owned by Tenant or installed or placed by Tenant at its expense
in the Premises, and such similar articles of any other persons claiming under Tenant (unless Landlord, in its sole discretion, waives
the requirement that any item of personal property be removed), and Tenant shall repair at its own expense all damage to the Premises
and Building resulting from such removal. Tenant’s personal property includes only those items that are not built into the Premises
and that have not been constructed or installed by Landlord.


 


 






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15.3            
Environmental Assessment. Prior to the expiration of the Lease (or within thirty (30) days after any earlier termination),
Tenant shall clean and otherwise decommission all interior surfaces (including floors, walls, ceilings, and counters), piping, supply
lines, waste lines and plumbing in or serving the Premises, and all exhaust or other ductwork in or serving the Premises, in each case
that has carried, released or otherwise been exposed to any Hazardous Materials due to Tenant’s use or occupancy of the Premises,
and shall otherwise clean the Premises so as to permit the Environmental Assessment called for by this Section 15.3 to be issued.
Prior to the expiration of this Lease (or within thirty (30) days after any earlier termination), Tenant, at Tenant’s expense, shall
obtain for Landlord a report (an “Environmental Assessment”) addressed to Landlord (and, at Tenant’s election,
Tenant) by a reputable licensed environmental engineer or industrial hygienist that is designated by Tenant and acceptable to Landlord
in Landlord’s reasonable discretion, which report shall be based on the environmental engineer’s inspection of the Premises
and shall state, to Landlord’s reasonable satisfaction, that (a) the Hazardous Materials described in the first sentence of this
paragraph, to the extent, if any, existing prior to such decommissioning, have been removed in accordance with Applicable Laws; (b) all
Hazardous Materials described in the first sentence of this paragraph, if any, have been removed in accordance with Applicable Laws from
the interior surfaces of the Premises (including floors, walls, ceilings, and counters), piping, supply lines, waste lines and plumbing,
and all such exhaust or other ductwork in the Premises, may be reused by a subsequent tenant or disposed of in compliance with Applicable
Laws without incurring special costs or undertaking special procedures for demolition, disposal, investigation, assessment, cleaning or
removal of such Hazardous Materials and without giving notice in connection with such Hazardous Materials; and (c) the Premises may be
reoccupied for office, research and development, or laboratory use, demolished or renovated without incurring special costs or undertaking
special procedures for disposal, investigation, assessment, cleaning or removal of Hazardous Materials described in the first sentence
of this paragraph and without giving notice in connection with Hazardous Materials. Further, for purposes of clauses (b) and (c), “special
costs” or “special procedures” shall mean costs or procedures, as the case may be, that would not be incurred but for
the nature of the Hazardous Materials as Hazardous Materials instead of non-hazardous materials. The report shall also include reasonable
detail concerning the clean-up measures taken, the clean-up locations, the tests run and the analytic results. Tenant shall submit to
Landlord the identity of the applicable consultants and the scope of the proposed Environmental Assessment for Landlord’s reasonable
review and approval at least 30 days prior to commencing the work described therein or at least 60 days prior to the expiration of the
Lease Term, whichever is earlier.


 


If Tenant fails to perform
its obligations under this Section 15.3, without limiting any other right or remedy, Landlord may, on five (5) business days’
prior written notice to Tenant perform such obligations at Tenant’s expense if Tenant has not commenced to do so within said five
day period, and Tenant shall within 10 days of written demand reimburse Landlord for all reasonable out-of-pocket costs and expenses incurred
by Landlord in connection with such work. Tenant’s obligations under this Section 15.2 shall survive the expiration or earlier
termination of this Lease. In addition, at Landlord’s election, Landlord may inspect the Premises and/or the Project for Hazardous
Materials at Landlord’s cost and expense within sixty (60) days of Tenant’s surrender of the Premises at the expiration or
earlier termination of this Lease. Tenant shall pay for all such costs and expenses incurred by Landlord in connection with such inspection
if such inspection reveals that a release or threat of release of Hazardous Materials exists at the Project or Premises as a result of
the acts or omission of Tenant, its officers, employees, contractors, and agents (except to the extent resulting from (i) Hazardous Materials
existing in the Premises as at the delivery of possession to Tenant (in which event Landlord shall be responsible for any Clean-up, as
provided in this Lease), or (ii) the acts or omissions of Landlord or Landlord’s agents, employees or contractors).


 


16.               
HOLDING OVER


 


If Tenant holds over after
the expiration of the Lease Term or earlier termination thereof, with the express written consent of Landlord, such tenancy shall be from
month-to-month only, and shall not constitute a renewal hereof or an extension for any further term. If Tenant holds over after the expiration
of the Lease Term of earlier termination thereof, without the express written consent of Landlord, such tenancy shall be deemed to be
a tenancy by sufferance only, and shall not constitute a renewal hereof or an extension for any further term. In either case, Base Rent
shall be payable at a monthly rate equal to (x) one twenty five percent (125%) of the Base Rent applicable during the last rental period
of the Lease Term for the first thirty (30) days of such hold over, and (y) one hundred fifty percent (150%) of the Base Rent applicable
during the last rental period of the Lease Term for each day thereafter. Such month-to-month tenancy or tenancy by sufferance, as the
case may be, shall be subject to every other applicable term, covenant and agreement contained herein, including without limitation the
obligation to pay Additional Rent. Nothing contained in this Article 16 shall be construed as consent by Landlord to any holding
over by Tenant, and Landlord expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord as provided
in this Lease upon the expiration or other termination of this Lease. The provisions of this Article 16 shall not be deemed to
limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant fails to surrender the Premises
on or before thirty (30) days after the expiration or earlier termination of this Lease, in addition to any other liabilities to Landlord
accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys’
fees) and liability resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any succeeding
tenant founded upon such failure to surrender and/or any lost profits and consequential or indirect damages to Landlord resulting therefrom.


 


 






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17.               
ESTOPPEL CERTIFICATES


 


Tenant shall execute, acknowledge
and deliver to Landlord an estoppel certificate, which, as submitted by Landlord, shall be substantially in the form of Exhibit 17,
attached hereto (or such other form as may be reasonably required by any prospective mortgagee or purchaser of the Project, or any portion
thereof), indicating therein any exceptions thereto that may exist at that time, and shall also contain any other information reasonably
requested by Landlord or Landlord’s mortgagee or prospective mortgagee. Any such certificate may be relied upon by any prospective
mortgagee or purchaser of all or any portion of the Project. Tenant shall execute and deliver whatever other instruments may be reasonably
required for such purposes. Failure of Tenant to timely execute, acknowledge and deliver such estoppel certificate or other instruments
shall constitute an acceptance of the Premises and an acknowledgment by Tenant that statements included in the estoppel certificate are
true and correct, without exception. At any time during the Lease Term, within ten (10) business days following a request in writing by
Landlord, provided that Landlord executes a commercially reasonable non-disclosure agreement, Landlord may require Tenant to provide Landlord
with a current financial statement and financial statements of the two (2) years prior to the current financial statement year. Such statements
shall be prepared in accordance with generally accepted accounting principles and, if such is the normal practice of Tenant, shall be
audited by an independent certified public accountant. If no audited financial statement is prepared, such statement will be certified
by the CFO or Treasurer of Tenant. Upon request from Tenant from time to time, Landlord shall promptly furnish a similar commercially
reasonable estoppel certificate to Tenant.


 


18.               
SUBORDINATION


 


This Lease shall be subject
and subordinate to all future ground or underlying leases of the Building or Project and to the lien of any mortgage, trust deed or other
encumbrances now or hereafter in force against the Building or Project or any part thereof, if any, and to all renewals, extensions, modifications,
consolidations and replacements thereof, and to all advances made or hereafter to be made upon the security of such mortgages or trust
deeds, unless the holders of such mortgages, trust deeds or other encumbrances, or the lessors under such ground lease or underlying leases
require in writing that this Lease be superior thereto. Tenant covenants and agrees that in the event any proceedings are brought for
the foreclosure of any such mortgage or deed in lieu thereof (or if any ground lease is terminated), to attorn, without any deductions
or set-offs whatsoever, to the lienholder or purchaser or any successors thereto upon any such foreclosure sale or deed in lieu thereof
(or to the ground lessor), if so requested to do so by such purchaser or lienholder or ground lessor. Notwithstanding any other provision
of this Lease to the contrary, no holder of any such mortgage, trustee deed or other encumbrance and no such ground lessor, shall be obligated
to perform or liable in damages for failure to perform any of Landlord’s obligations under this Lease unless and until such holder
shall foreclose such mortgage, trust deed or other encumbrance, or the lessors under such ground lease or underlying leases otherwise
acquire title to the Property, and then shall only be liable for Landlord’s obligations arising or accruing after such foreclosure
or acquisition of title, provided the foregoing shall not release any such holder or ground lessor from performing ongoing obligations
of Landlord from and after the date of such foreclosure or acquisition of title, such as repair and maintenance obligations. No such holder
shall ever be obligated to perform or be liable in damages for any of Landlord’s obligations arising or accruing before such foreclosure
or acquisition of title. Tenant shall, within ten (10) business days of request by Landlord, execute such further instruments or assurances
as Landlord may reasonably deem necessary to evidence or confirm the subordination or superiority of this Lease to any such mortgages,
trust deeds, ground leases or underlying leases. Tenant waives the provisions of any current or future statute, rule or law which may
give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease and the obligations of Tenant
hereunder in the event of any foreclosure proceeding or sale. The subordination of this Lease to future mortgages, deeds of trust, master
leases or similar instruments shall be subject to Tenant’s receipt of a commercially reasonable non-disturbance agreement from the
beneficiary or lessor thereunder which provides in substance that so long as Tenant is not in default under this Lease past applicable
cure periods, its use and occupancy of the Premises shall not be disturbed notwithstanding any default of Landlord under such mortgage,
deed of trust, master lease or similar instrument.


 






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Landlord’s interest
herein may be assigned as security at any time to any Mortgagee. Notwithstanding the foregoing or anything to the contrary herein, no
Mortgagee succeeding to the interest of Landlord hereunder shall be (i) liable in any way to Tenant for any act or omission, neglect or
default on the part of Landlord under this Lease, (ii) responsible for any monies owing by or on deposit with Landlord to the credit of
Tenant (except to the extent any such deposit is actually received by such mortgagee or ground lessor), (iii) subject to any counterclaim
or setoff which theretofore accrued to Tenant against Landlord, (iv) bound by any amendment or modification of this Lease subsequent to
such mortgage (provided that Landlord notifies Tenant of such mortgage prior to such amendment or modification), or by any previous prepayment
of Rent for more than one (1) month, which was not approved in writing by the Mortgagee, (v) liable beyond such Mortgagee’s interest
in the Project, or (vi) responsible for the payment or performance of any work to be done by Landlord under this Lease to render the Premises
ready for occupancy by Tenant or for the payment of any tenant improvements allowances. Nothing in clause (i), above, shall be deemed
to relieve any Mortgagee succeeding to the interest of Landlord hereunder of its obligation to comply with the obligations of Landlord
under this Lease from and after the date of such succession.


 


No Mortgagee shall, either
by virtue of the Mortgage or any assignment of leases executed by Landlord for the benefit of such Mortgagee, be or become a mortgagee
in possession or be or become subject to any liability or obligation under the Lease or otherwise until such Mortgagee shall have acquired
the interest of Landlord in the Property, by foreclosure or otherwise, or in fact have taken possession of the Property as a mortgagee
in possession and then such liability or obligation of Mortgagee under the Lease shall extend only to those liability or obligations accruing
subsequent to the date that such Mortgagee has acquired the interest of Landlord in the Premises, or in fact taken possession of the Property
as a mortgagee in possession.


 


19.               
DEFAULTS; REMEDIES


 


19.1            
Events of Default. The occurrence of any of the following shall constitute a default of this Lease by Tenant:


 


19.1.1       
Any failure by Tenant to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, when due and
such failure shall continue for five (5) business days after notice of such failure is given to Tenant, except that if Landlord shall
have given two (2) such notices in any twelve (12) month period, Tenant shall not be entitled to any further notice of its delinquency
in the payment of Rent or any other charge required to be paid under this Lease until such time as twelve (12) consecutive months shall
have elapsed without Tenant having defaulted in any such payment; or


 


19.1.2       
Any failure by Tenant to observe or perform any other provision, covenant or condition of this Lease to be observed or performed
by Tenant where such failure continues for thirty (30) days after written notice thereof from Landlord to Tenant; provided that if the
nature of such default is such that the same cannot reasonably be cured within a thirty (30) day period, Tenant shall not be deemed to
be in default if it diligently commences such cure within such period and thereafter diligently proceeds to rectify and cure such default;
or


 


19.1.3       
Abandonment of the Premises by Tenant pursuant to Section 1951.35 of the California Civil Code; or


 


19.1.4       
The failure by Tenant to observe or perform according to the provisions of Sections 5.1 or 5.2 or Articles
14, 17 or 18 of this Lease where such failure continues for more than two (2) business days after notice from Landlord;
or


 






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19.1.5       
If a receiver, guardian, conservator, trustee in bankruptcy or similar officer shall be appointed by a court of competent jurisdiction
to take charge of all or any part of Tenant’s or any guarantor’s property and such appointment is not discharged within 90 days
thereafter or if a petition including, without limitation, a petition for reorganization or arrangement is filed by Tenant or any guarantor
under any bankruptcy law or is filed against Tenant or any guarantor and, in the case of a filing against Tenant only, the same shall
not be dismissed within 90 days from the date upon which it is filed; or


 


19.1.6       
Any event of default by Tenant beyond any applicable notice and cure period under the Existing Lease.


 


The notice periods provided
herein are in lieu of, and not in addition to, any notice periods provided by law.


 


19.2            
Remedies Upon Default. Upon the occurrence of any event of default by Tenant beyond applicable notice and cure periods,
Landlord shall have, in addition to any other remedies available to Landlord at law or in equity (all of which remedies shall be distinct,
separate and cumulative), the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and
nonexclusive, without any notice or demand whatsoever. Tenant hereby waives, for Tenant and for all those claiming under Tenant, any and
all rights now or hereafter existing to redeem by order or judgment of any court or by any legal process or writ, Tenant’s right
of occupancy of the Premises after any termination of this Lease.


 


19.2.1       
Terminate this Lease (pursuant to Section 1951.2 of the California Civil Code), in which event Tenant shall immediately surrender
the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession
or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying
the Premises or any part thereof, without being liable for prosecution or any claim or damages therefor; and Landlord may recover from
Tenant the following:


 


(i)                 
The worth at the time of award of the unpaid rent which has been earned at the time of such termination; plus


 


(ii)               
The worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the
time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus


 


(iii)             
The worth at the time of award of the amount by which the unpaid rent for the balance of the Lease Term after the time of award
exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus


 


(iv)              
Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform
its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, specifically including
but not limited to, brokerage commissions and advertising expenses incurred, expenses of remodeling the Premises or any portion thereof
for a new tenant, whether for the same or a different use, and any special concessions made to obtain a new tenant; and


 


(v)               
At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time
by applicable law.


 


The term “rent”
as used in this Section 19.2 shall be deemed to be and to mean all sums of every nature required to be paid by Tenant pursuant
to the terms of this Lease, whether to Landlord or to others. As used in Sections 19.2.1(i) and (ii), above, the “worth
at the time of award” shall be computed by allowing interest at the rate set forth in Article 25 of this Lease, but in no
case greater than the maximum amount of such interest permitted by law. As used in Section 19.2.1(iii) above, the “worth
at the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco
at the time of award plus one percent (1%).


 


19.2.2       
Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after lessee’s
breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations).
Accordingly, if Landlord does not elect to terminate this Lease on account of any default by Tenant, Landlord may, from time to time,
without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all rent as it
becomes due.


 






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19.2.3       
Landlord shall at all times have the rights and remedies (which shall be cumulative with each other and cumulative and in addition
to those rights and remedies available under this Section 19.2, or any law or other provision of this Lease), without prior demand
or notice except as required by Applicable Law, to seek any declaratory, injunctive or other equitable relief, and specifically enforce
this Lease, or restrain or enjoin a violation or breach of any provision hereof. The provisions of this Section 19.2.6 are not
dependent upon the occurrence of a default.


 


19.2.4       
Any obligation imposed by law upon Landlord to relet the Premises after any termination of the 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 and to develop
the Building in a harmonious manner with an appropriate mix of uses, tenants, floor areas and terms of tenancies, and the like, and Landlord
shall not be obligated to relet the Premises to any party to whom Landlord or its affiliate may desire to lease other available space
in the Building.


 


19.2.5       
Nothing herein shall limit or prejudice the right of Landlord to prove and obtain in a proceeding for bankruptcy, insolvency, arrangement
or reorganization, by reason of the termination, an amount equal to the maximum allowed by a statute of law in effect at the time when,
and governing the proceedings in which, the damages are to be proved, whether or not the amount is greater to, equal to, or less than
the amount of the loss or damage which Landlord has suffered.


 


19.3            
Subleases of Tenant. Whether or not Landlord elects to terminate this Lease on account of any default by Tenant,
as set forth in this Article 19, Landlord shall have the right to terminate any and all subleases, licenses, concessions or other
consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in Landlord’s sole discretion,
succeed to Tenant’s interest in such subleases, licenses, concessions or arrangements. In the event of Landlord’s election
to succeed to Tenant’s interest in any such subleases, licenses, concessions or arrangements, Tenant shall, as of the date of notice
by Landlord of such election, have no further right to or interest in the rent or other consideration receivable thereunder.


 


19.4            
Efforts to Relet. No re-entry or repossession, repairs, maintenance, changes, alterations and additions, reletting,
appointment of a receiver to protect Landlord’s interests hereunder, or any other action or omission by Landlord shall be construed
as an election by Landlord to terminate this Lease or Tenant’s right to possession, or to accept a surrender of the Premises, nor
shall same operate to release Tenant in whole or in part from any of Tenant’s obligations hereunder, unless express written notice
of such intention is sent by Landlord to Tenant. Tenant hereby irrevocably waives any right otherwise available under any law to redeem
or reinstate this Lease.


 


19.5            
Landlord Default.


 


19.5.1       
General. Notwithstanding anything to the contrary set forth in this Lease, Landlord shall not be in default in the
performance of any obligation required to be performed by Landlord pursuant to this Lease unless Landlord fails to perform such obligation
within thirty (30) days after the receipt of notice from Tenant specifying in detail Landlord’s failure to perform; provided, however,
if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord shall
not be in default under this Lease if it shall commence such performance within such thirty (30) day period and thereafter diligently
pursue the same to completion.


 


20.               
COVENANT OF QUIET ENJOYMENT


 


Landlord covenants that Tenant,
on paying the Rent, charges for services and other payments herein reserved and on keeping, observing and performing all the other terms,
covenants, conditions, provisions and agreements herein contained on the part of Tenant to be kept, observed and performed, shall, during
the Lease Term, peaceably and quietly have, hold and enjoy the Premises subject to the terms, covenants, conditions, provisions and agreements
hereof without interference by any persons lawfully claiming by or through Landlord. The foregoing covenant is in lieu of any other covenant
express or implied.


 






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21.               
CREDIT ENHANCEMENT


 


Concurrently with Tenant’s
execution of this Lease, Tenant shall deposit with Landlord a letter of credit (the “L/C Security”) in the amount set
forth in Section 9 of the Summary as security for the faithful performance by Tenant of all of its obligations under this
Lease as follows:


 


(a)                
Tenant shall provide Landlord, and maintain in full force and effect throughout the Term and until the date that is ninety (90)
days after the Lease Expiration Date, an evergreen letter of credit substantially in the form of Exhibit 21A attached hereto
issued by an issuer reasonably satisfactory to Landlord in the amount set forth in Section 9 of the Summary; provided however,
Landlord hereby approves First Republic Bank as an issuer of the letter of credit with such letter of credit being in the form of Exhibit
21B attached hereto. If at any time during the Term (i) Landlord determines in its reasonable discretion that the financial condition
of such issuer has changed in any materially adverse way from the financial condition of such issuer as of the date of execution of this
Lease including, without limitation, if such issuer is declared insolvent or is placed into receivership or conservatorship by the Federal
Deposit Insurance Corporation, or any successor or similar entity, if a trustee, receiver or liquidator is appointed for such issuer,
if the credit rating of the long-term debt of the issuer of the letter of credit (according to Moody’s, Standard & Poor’s
or similar national rating agency reasonably identified by Landlord) is downgraded to a grade below investment grade, if the issuer enters
into any supervisory agreement with any governmental authority or fails to meet any capital requirements imposed by applicable law, Landlord
may require the L/C Security to be replaced by an L/C Security issued by a different issuer, in which event Tenant shall within twenty (20)
days after written notice from Landlord deliver to Landlord a replacement L/C Security issued by a commercial bank or savings and loan
association reasonably acceptable to Landlord and that meets all other requirements of this Article. If Tenant has actual notice, or Landlord
notifies Tenant at any time, that any issuer of the L/C Security has become insolvent or placed into FDIC receivership, then Tenant shall
promptly deliver to Landlord (without the requirement of further notice from Landlord) substitute L/C Security issued by a commercial
bank or savings and loan association reasonably acceptable to Landlord and that meets all other requirements of this Article. As used
herein with respect to the issuer of the L/C Security, “insolvent” shall mean the determination of insolvency as made by such
issuer’s primary bank regulator (i.e., the state bank supervisor for state-chartered banks; the OCC or OTS, respectively, for federally
chartered banks or thrifts; or the Federal Reserve for its member banks).


 


(b)               
Landlord may draw upon the L/C Security, and hold and apply the proceeds for the payment of any Rent or any other sum in default,
or to compensate Landlord for any other loss or damage that Landlord may suffer by reason of Tenant’s default, if: (i) a default
beyond applicable notice and cure periods exists (or would have existed with the giving of notice and passage of applicable cure periods,
but only if transmittal of a default notice is stayed or barred by applicable bankruptcy or other similar law); (ii) as of the date forty-five
(45) days before any L/C Security expires Tenant has not delivered to Landlord an amendment or replacement for such L/C Security, reasonably
satisfactory to Landlord, extending the expiry date to the date that is sixty (60) days after the then-current Lease Expiration Date;
(iii) Tenant fails to pay any bank charges for Landlord’s transfer of the L/C Security when due, after the expiration of any applicable
notice and cure period; or (iv) the issuer of the L/C Security ceases, or announces that it will cease, to maintain an office in the city
where Landlord may present drafts under the L/C Security (and fails to permit drawing upon the L/C Security by overnight courier or facsimile).
This Section does not limit any other provisions of this Lease allowing Landlord to draw the L/C Security under specified circumstances.
In the event of any such draw upon the L/C Security, Tenant shall within 10 business days thereafter provide Landlord with a replacement
letter of credit, or amendment to the existing letter of credit increasing the amount of such letter of credit, in the amount of L/C Security,
and in the form, required hereunder, and Tenant’s failure to do so shall be a material breach of this Lease. Landlord shall hold
the proceeds of any draw not applied as set forth above as a cash Security Deposit as further described below.


 


(c)                
If Landlord transfers its interest in the Premises, then Landlord shall transfer the L/C Security to the transferee of its interest
and notify Tenant of such transfer, and Tenant shall at Tenant’s expense, within fifteen (15) business days after receiving a request
from Landlord, deliver (and, if the issuer requires, Landlord shall consent to) an amendment to the L/C Security naming Landlord’s
grantee as substitute beneficiary. If the required Security Deposit changes while L/C Security is in force, then Tenant shall deliver
(and, if the issuer requires, Landlord shall consent to) a corresponding amendment to the L/C Security.


 






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(d)               
If and to the extent Landlord is holding the proceeds of the L/C Security in cash from time to time, such cash shall be held by
Landlord as security for the faithful performance by Tenant of all of the terms, covenants and conditions of this Lease to be kept and
performed by Tenant during the period commencing on the Execution Date and ending upon the expiration or termination of Tenant’s
obligations under this Lease. If Tenant defaults (beyond applicable notice and cure periods) with respect to any provision of this Lease,
including any provision relating to the payment of Rent, then Landlord may (but shall not be required to) use, apply or retain all or
any part of the Security Deposit for the payment of any Rent or any other sum in default, or to compensate Landlord for any other loss
or damage that Landlord may suffer by reason of Tenant’s default as provided in this Lease. The provisions of this Article shall
survive the expiration or earlier termination of this Lease. In the event of bankruptcy or other debtor-creditor proceedings against Tenant,
any cash security then being held by Landlord shall be deemed to be applied first to the payment of Rent and other charges due Landlord
for all periods prior to the filing of such proceedings. Landlord shall deliver or credit to any purchaser of Landlord’s interest
in the Premises the funds then held hereunder by Landlord, and thereupon (and upon confirmation by the transferee of such funds, whether
expressly or by written assumption of this Lease, generally) Landlord shall be discharged from any further liability with respect to such
funds. This provision shall also apply to any subsequent transfers. If Tenant shall fully and faithfully perform every provision of this
Lease to be performed by it, then the cash security, if any, or any balance thereof, shall be returned to Tenant (or, at Landlord’s
option, to the last assignee of Tenant’s interest hereunder) within sixty (60) days after the expiration or earlier termination
of this Lease. If and to the extent the security held by Landlord hereunder shall be in cash, Landlord shall hold such cash in an account
at a banking organization selected by Landlord; provided, however, that Landlord shall not be required to maintain a separate account
for the cash security, but may intermingle it with other funds of Landlord. Landlord shall be entitled to all interest and/or dividends,
if any, accruing on such cash security.


 


(e)                
If, at any time, Tenant is obligated to deliver to Landlord a replacement letter of credit pursuant to the terms of this Section
21 but Tenant is unable to do so despite its good faith, commercially reasonable efforts to deliver a replacement letter of credit, then
Tenant shall be permitted (in lieu thereof) to deliver to Landlord a cash security deposit to Landlord in such amount. In such event,
Landlord shall hold such security deposit in accordance with Section 21(d) above and this Section 21(e). Further, Tenant hereby
waives the provisions of Section 1950.7 of the California Civil Code, or any successor statute, and all other provisions of law, now or
hereafter in effect, which (i) establish the time frame by which a landlord must refund a security deposit under a lease, and/or (ii)
provide that a landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of rent,
to repair damage caused by a tenant or to clean the premises, it being agreed that Landlord may, in addition, claim those sums specified
in this Section above and/or those sums reasonably necessary to compensate Landlord for any loss or damage caused by Tenant’s default
of this Lease (beyond applicable notice and cure periods), as amended hereby, including, but not limited to, all damages or rent due upon
termination of Lease pursuant to Section 1951.2 of the California Civil Code. Notwithstanding anything to the contrary contained in this
Section 21(e), Landlord may, from time to time (but not more often than once in any twelve (12) month period), require Tenant to attempt
to obtain a replacement letter of credit in lieu of a cash security deposit, and Tenant will use good faith, commercially reasonable efforts
to deliver a replacement letter of credit in lieu of a cash security deposit.


 


22.               
INTENTIONALLY OMITTED


 


23.               
SIGNS


 


23.1            
Signage. Tenant shall not install any signage (including, without limitation, any signs identifying Tenant’s
name or advertising Tenant’s merchandise or otherwise) in or about the Premises that is visible from the exterior of the Premises
or in any other part of the Project except as expressly permitted in this Section 23.1. Landlord shall add Tenant to any relevant
multi-tenant lobby directories. Such signage shall comply with Landlord’s then-current Building standard signage program. Subject
to Landlord’s prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed, and provided all
signs are in keeping with the quality, design and style of the Building and Project, Tenant, at its sole cost and expense, may install
one sign identifying Tenant (and Tenant’s subsidiary, Exosome Sciences, Inc., so long as such subsidiary does not have any employees
and remains an affiliate of Tenant) at the entry to the Premises, which identification signs shall be consistent with building standard
signage as determined by Landlord. All permitted signs shall be maintained by Tenant at its expense in a first-class and safe condition
and appearance. Upon the expiration or earlier termination of this Lease, Tenant shall remove all of its signs at Tenant’s sole
cost and expense. Tenant shall repair any damage to the Premises or Project, inside or outside, resulting from the erection, maintenance
or removal of any signs. Tenant’s signage must also comply with all Applicable Laws.


 






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23.2            
Prohibited Signage and Other Items. Any signs, notices, logos, pictures, names or advertisements which are installed
and that have not been separately approved by Landlord may be removed without notice by Landlord at the sole expense of Tenant. Except
as expressly permitted pursuant to Section 23.1, above, Tenant may not install any signs on the exterior or roof of the Project
or the Common Areas. Any signs, displays, window coverings, window lettering, or blinds (even if the same are located behind the Landlord-approved
window coverings for the Building), or other items or Alterations visible from the exterior of the Premises or Building, shall be subject
to the prior approval of Landlord, in its sole reasonable discretion. Tenant shall not place or install any projections, antennae, aerials,
or similar devices inside or outside of the Building, without the prior written approval of Landlord.


 


24.               
COMPLIANCE WITH LAW


 


Tenant shall not do anything
or suffer anything to be done by any Tenant Party in or about the Premises or the Project which will in any way conflict with any law,
statute, ordinance or other federal, state or local governmental rule, regulation or requirement now in force or which may hereafter be
enacted or promulgated (collectively, “Applicable Laws”). At its sole cost and expense, Tenant shall promptly comply
with all such Applicable Laws which relate to (i) Tenant’s use of the Premises, (ii)  any Alterations, or (iii) the
Building, but in no event shall Tenant be obligated to make any alterations outside of the Premises to the extent such obligations are
triggered by Tenant’s particular use of the Premises as opposed to office and laboratory use, generally. Tenant shall be responsible,
at its sole cost and expense, to make all alterations to the Premises as are required to comply with the Applicable Laws to the extent
required in this Article 24. Notwithstanding the foregoing terms of this Article 24 to the contrary, Tenant may defer such
compliance with Applicable Laws while Tenant contests, in a court of proper jurisdiction, in good faith, the applicability of such Applicable
Laws to the Premises or Tenant’s specific use or occupancy of the Premises; provided, however, Tenant may only defer such compliance
if such deferral shall not (a) prohibit Tenant from obtaining or maintaining a certificate of occupancy for the Premises, (b) prohibit
Landlord from obtaining or maintaining a certificate of occupancy for the Building or any portion thereof, (c) unreasonably and materially
affect the safety of the employees and/or invitees of Landlord or of any tenant in the Building (including Tenant), (d) create a
significant health hazard for the employees and/or invitees of Landlord or of any tenant in the Building (including Tenant), (e) otherwise
materially and adversely affect Tenant’s use of or access to the Buildings or the Premises, or (f) impose material obligations,
liability, fines, or penalties upon Landlord or any other tenant of the Building, or would materially and adversely affect the use of
or access to the Building by Landlord or other tenants or invitees of the Building. The judgment of any court of competent jurisdiction
or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any of
said governmental measures, shall be conclusive of that fact as between Landlord and Tenant. Landlord shall comply with all Applicable
Laws relating to the Common Areas of the Building, provided that compliance with such Applicable Laws is not the responsibility of Tenant
under this Lease, and provided further that Landlord’s failure to comply therewith would prohibit Tenant from obtaining or maintaining
a certificate of occupancy for the Premises, or would unreasonably and materially affect the safety of Tenant’s employees or create
a significant health hazard for Tenant’s employees, or would otherwise materially and adversely affect Tenant’s use of or
access to the Premises. Landlord shall be permitted to include in Operating Expenses any costs or expenses incurred by Landlord under
this Article 24 to the extent not prohibited by the terms of Section 4.2.7 above.


 


For purposes of Section 1938
of the California Civil Code, Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, that neither the Premises, the Building
nor the Common Areas have undergone inspection by a Certified Access Specialist (CASp). Pursuant to California Civil Code Section 1938,
Tenant is hereby notified as follows: “A Certified Access Specialist (CASp) can inspect the subject premises and determine whether
the subject premises comply with all of the applicable construction-related accessibility standards under state law. Although state law
does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant
from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or tenant, if requested
by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of any CASp inspection, the payment
of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction-related accessibility
standards within the subject premises.” If Tenant requests to perform a CASp inspection of the Premises, Tenant shall, at its
cost, retain a CASp approved by Landlord (provided that Landlord may designate the CASp, at Landlord’s option) to perform the inspection
of the Premises at a time agreed upon by the parties. Tenant shall provide Landlord with a copy of any report or certificate issued by
the CASp (the “CASp Report”). Landlord and Tenant agree that any modifications necessary to correct violations of construction
related accessibility standards identified in the CASp Report shall be the responsibility of Tenant. Tenant agrees to keep the information
in the CASp Report confidential except as necessary for the Tenant to complete such modifications.


 






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25.               
LATE CHARGES


 


If any installment of Rent
or any other sum due from Tenant shall not be received by Landlord or Landlord’s designee within five (5) business days after the
date due, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of the overdue amount plus any reasonable attorneys’
fees incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges when due hereunder. Notwithstanding the
foregoing, Landlord shall not charge Tenant a late charge for the first (1st) late payment in any twelve (12) month period
unless Tenant fails to timely pay such amount within five (5) business days following notice from Landlord that such amount is past due.
The late charge shall be deemed Additional Rent and the right to require it shall be in addition to all of Landlord’s other rights
and remedies hereunder or at law and shall not be construed as liquidated damages or as limiting Landlord’s remedies in any manner.
In addition to the late charge described above, any Rent or other amounts owing hereunder which are not paid when due shall bear interest
from the date when due until paid at a rate per annum equal to the lesser of (i) the annual “Bank Prime Loan” rate
cited in the Federal Reserve Statistical Release Publication H.15, published on the first Tuesday of each calendar month (or such other
comparable index as Landlord and Tenant shall reasonably agree upon if such rate ceases to be published) plus three (3) percentage points,
and (ii) the highest rate permitted by Applicable Law.


 


26.               
LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT


 


26.1            
Landlord’s Cure. All covenants and agreements to be kept or performed by Tenant under this Lease shall be performed
by Tenant at Tenant’s sole cost and expense and without any reduction of Rent, except to the extent, if any, otherwise expressly
provided herein. If Tenant shall fail to perform any obligation under this Lease, and such failure shall continue in excess of the time
allowed under Section 19.1.2 above, unless a specific time period is otherwise stated in this Lease, Landlord may, but shall
not be obligated to, make any such payment or perform any such act on Tenant’s part without waiving its rights based upon any default
of Tenant after the expiration of any applicable notice and cure period and without releasing Tenant from any obligations hereunder. Tenant’s
obligations under this Section 26.1 shall survive the expiration or sooner termination of the Lease Term. Except as may be
specifically provided to the contrary in this Lease, Tenant shall pay to Landlord, within twenty (20) days after delivery by Landlord
to Tenant of statements therefor: (i) sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with
the remedying by Landlord of Tenant’s defaults pursuant to the provisions of Section 26.1; (ii) sums equal to all losses,
costs, liabilities, damages and expenses referred to in Article 10 of this Lease; and (iii) sums equal to all expenditures made
and obligations incurred by Landlord in collecting or attempting to collect the Rent or in enforcing or attempting to enforce any rights
of Landlord under this Lease or pursuant to law, including, without limitation, all reasonable legal fees and other amounts so expended.
Tenant’s obligations under this Section 26.1 shall survive the expiration or sooner termination of the Lease Term.


 


27.               
PROJECT CONTROL BY LANDLORD; ENTRY BY LANDLORD


 


27.1            
Project Control. Landlord reserves full control over the Building and the Project to the extent not inconsistent
with Tenant’s enjoyment of the Premises as provided by this Lease. This reservation includes Landlord’s right to subdivide
the Project; convert the Building to condominium units; change the size of the Project by selling all or a portion of the Project or adding
real property and any improvements thereon to the Project; grant assessments and licenses to third parties; maintain or establish ownership
of the Building separate from fee title to the Property; make additions to or reconstruct portions of the Building and the Project; install,
use, maintain, repair, replace and relocate for service to the Premises and other parts of the Building or the Project pipes, ducts, conduits,
wires and appurtenant fixtures, wherever located in the Premises, the Building or elsewhere at the Project; and alter or relocate any
other Common Area or facility, including private drives, lobbies and entrances. Landlord’s right pursuant to this Section 27.1,
including without limitation the rights to construct, maintain, relocate, alter, improve, or adjust the Building or the Project shall
be subject to the condition that (i) the exercise of any of such rights shall not materially and adversely interfere with Tenant’s
use of the Premises or materially decrease the number of Tenant’s parking spaces, (ii) Landlord shall provide reasonable prior notice
to Tenant before exercising any such rights which may materially and adversely interfere with Tenant’s use of the Premises, provided
that such use of the Premises is in accordance with the Permitted Use, and (iii) Landlord shall use reasonable efforts to minimize to
the extent possible any interference with Tenant’s business, provided that such business is in accordance with the Permitted Use,
including, when reasonable, scheduling such work after business hours or on weekends. Possession of areas of the Premises necessary for
utilities, services, safety and operation of the Building is reserved to Landlord. Notwithstanding the foregoing, Landlord shall provide
Tenant reasonable prior notice of required access to the Premises for such activities.


 






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27.2            
Entry by Landlord. Landlord reserves the right at all reasonable times and upon not less than one (1) business day’s
prior notice to Tenant which may be given by telephone or electronic mail (except in the case of an emergency or with respect to regularly
scheduled services) to enter the Premises to (i) inspect them; (ii) show the Premises to prospective purchasers, or to current or prospective
mortgagees, ground or underlying lessors or insurers or, during the last twelve (12) months of the Lease Term, to prospective tenants;
(iii) post notices of nonresponsibility (to the extent applicable pursuant to then Applicable Law); or (iv) provided that it is in accordance
with the express provisions of this Lease, alter, improve or repair the Premises or the Building, or for structural alterations, repairs
or improvements to the Building or the Building’s systems and equipment. Provided that Landlord employs commercially reasonable
efforts to minimize interference with the conduct of Tenant’s business in connection with entries into the Premises, Landlord may
make any such entries without creating a default by Landlord and shall take such reasonable steps as required to accomplish the stated
purposes. In an emergency, Landlord shall have the right to use any means that Landlord may deem proper to open the doors in and to the
Premises. Landlord also shall have the right at any time, without the same constituting an actual or constructive eviction and without
incurring any liability to Tenant therefor, to change the arrangement or location of entrances or passageways, doors and doorways, and
corridors, elevators, stairs, toilets, or other public parts of the Building and to change the name, address, number or designation by
which the Premises is commonly known, provided any such change does not (A) unreasonably reduce, interfere with or deprive Tenant of access
to the Premises, or (B) reduce the rentable area (except by a de minimis amount) of the Premises. Any entry into the Premises by
Landlord in the manner hereinbefore described shall not be deemed to be a forcible or unlawful entry into, or a detainer of, the Premises,
or an actual or constructive eviction of Tenant from any portion of the Premises and the Base Rent (and any other item of Rent) shall
under no circumstances abate while said repairs, alterations, improvements, additions or restorations are being made, by reason of loss
or interruption of business of Tenant, or otherwise. If Tenant shall not be present when for any reason entry into the Premises shall
be necessary or permissible, Landlord or Landlord’s agents, representatives, contractors or employees may enter the same without
rendering Landlord or such agents liable therefor if during such entry Landlord or Landlord’s agents shall accord reasonable care
under the circumstances to Tenant’s Property, and without in any manner affecting this Lease. Tenant shall, at all times during
the Term, be responsible for ensuring that Landlord has any and all keys, cards, codes or other means necessary to access the Premises.


 


27.3            
Intentionally Omitted.


 


28.               
TENANT PARKING


 


During the Term, Landlord
shall provide Tenant with parking passes for use by standard size automobiles and small utility vehicles in an amount equal to the number
of parking passes set forth in Section 10 of the Summary, which parking passes shall pertain to the on-site and/or off-site,
as the case may be, parking facility (or facilities) which serve the Project. All such parking shall be on a first-come, first-serve basis
in common with others entitled to use the same. Tenant’s continued right to use the parking passes is conditioned upon Tenant abiding
by all rules and regulations which are prescribed from time to time for the orderly operation and use of the parking facility where the
parking passes provide access (including any sticker or other identification system established by Landlord and the prohibition of vehicle
repair and maintenance activities in the parking facilities), and Tenant shall cooperate in seeing that any Tenant Parties and Tenant
visitors also comply with such rules and regulations. Tenant’s use of the parking passes for parking at the Project shall be at
Tenant’s sole risk and Tenant acknowledges and agrees that Landlord shall have no liability whatsoever for damage to the vehicles
of Tenant, its employees and/or visitors, or for other personal injury or property damage or theft relating to or connected with the parking
rights granted herein or any of Tenant’s, its employees’ and/or visitors’ use of the parking facilities. Landlord shall
have the right to assign its obligations under this Article 28 to an affiliate of Landlord or a third-party parking manager
or operator, in which case Tenant shall make any payments due under this Article 28 directly to such other entity.


 


29.               
MISCELLANEOUS PROVISIONS


 


29.1            
Terms; Captions. The words “Landlord” and “Tenant” as used herein shall include
the plural as well as the singular. The necessary grammatical changes required to make the provisions hereof apply either to corporations
or partnerships or individuals, men or women, as the case may require, shall in all cases be assumed as though in each case fully expressed.
The captions of Articles and Sections are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning
of such Articles and Sections.


 






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29.2            
Binding Effect. Subject to all other provisions of this Lease, each of the covenants, conditions and provisions of
this Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also
of their respective heirs, personal representatives, successors or assigns, provided this clause shall not permit any assignment by Tenant
contrary to the provisions of Article 14 of this Lease.


 


29.3            
No Air Rights. No rights to any view or to light or air over any property, whether belonging to Landlord or any other
person, are granted to Tenant by this Lease. If at any time any windows of the Premises are temporarily darkened or the light or view
therefrom is obstructed by reason of any repairs, improvements, maintenance or cleaning in or about the Project, the same shall be without
liability to Landlord and without any reduction or diminution of Tenant’s obligations under this Lease.


 


29.4            
Modification of Lease. Should any current or prospective mortgagee or ground lessor for the Building or Project require
a modification of this Lease, which modification will not cause an increased cost or expense to Tenant or in any other way adversely change
the rights or obligations of Tenant hereunder, then and in such event, Tenant agrees that this Lease may be so modified and agrees to
execute whatever documents are reasonably required therefor and to deliver the same to Landlord within ten (10) business days following
a request therefor.


 


29.5            
Transfer of Landlord’s Interest. Tenant acknowledges that Landlord has the right to transfer all or any portion
of its interest in the Project or Building and in this Lease, and Tenant agrees that in the event of any such transfer, Landlord shall
automatically be released from all liability under this Lease and Tenant agrees to look solely to such transferee for the performance
of Landlord’s obligations hereunder after the date of transfer and such transferee shall be deemed to have fully assumed and be
liable for all obligations of this Lease to be performed by Landlord and Tenant shall attorn to such transferee.


 


29.6            
Prohibition Against Recording. Landlord and Tenant agree not to record this Lease.


 


29.7            
Landlord’s Title. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein
contained shall empower Tenant to do any act which can, shall or may encumber the title of Landlord.


 


29.8            
Relationship of Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by
any third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and
Tenant.


 


29.9            
Application of Payments. Landlord shall have the right to apply payments received from Tenant pursuant to this Lease,
regardless of Tenant’s designation of such payments, to satisfy any obligations of Tenant hereunder, in such order and amounts as
Landlord, in its sole discretion, may elect.


 


29.10        
Time of Essence. Time is of the essence with respect to the performance of every provision of this Lease in which
time of performance is a factor.


 


29.11        
Partial Invalidity. If any term, provision or condition contained in this Lease shall, to any extent, be invalid
or unenforceable, the remainder of this Lease, or the application of such term, provision or condition to persons or circumstances other
than those with respect to which it is invalid or unenforceable, shall not be affected thereby, and each and every other term, provision
and condition of this Lease shall be valid and enforceable to the fullest extent possible permitted by law.


 


29.12        
No Warranty. In executing and delivering this Lease, Tenant has not relied on any representations, including, but
not limited to, any representation as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the
aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on the same basis, or any warranty
or any statement of Landlord which is not expressly set forth herein.


 






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29.13        
Landlord Exculpation. The liability of Landlord or the Landlord Parties to Tenant for any default by Landlord under
this Lease or arising in connection herewith or with Landlord’s operation, management, leasing, repair, renovation, alteration or
any other matter relating to the Project or the Premises shall be limited solely and exclusively to an amount which is equal to the interest
of Landlord in the Project. Neither Landlord, nor any of the Landlord Parties shall have any personal liability therefor, and Tenant hereby
expressly waives and releases such personal liability on behalf of itself and all persons claiming by, through or under Tenant. The limitations
of liability contained in this Section 29.13 shall inure to the benefit of Landlord’s and the Landlord Parties’
present and future partners, beneficiaries, officers, directors, trustees, shareholders, agents and employees, and their respective partners,
heirs, successors and assigns. Under no circumstances shall any present or future partner of Landlord (if Landlord is a partnership),
or trustee or beneficiary (if Landlord or any partner of Landlord is a trust), have any liability for the performance of Landlord’s
obligations under this Lease. Notwithstanding any contrary provision herein, neither Landlord nor the Landlord Parties shall be liable
under any circumstances for consequential or indirect damages, including without limitation injury or damage to, or interference with,
Tenant’s business, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use,
in each case, however occurring.


 


29.14        
Entire Agreement. It is understood and acknowledged that there are no oral agreements between the parties hereto
affecting this Lease and this Lease constitutes the parties’ entire agreement with respect to the leasing of the Premises and supersedes
and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any, between the parties hereto
or displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof shall be used to interpret or construe
this Lease. None of the terms, covenants, conditions or provisions of this Lease can be modified, deleted or added to except in writing
signed by the parties hereto.


 


29.15        
REIT. Tenant acknowledges that the Company, an affiliate of Landlord, elects to be taxed as a real estate investment
trust (a “REIT”) under the Code. Tenant hereby agrees to modifications of this Lease required to retain or clarify
the Company’s status as a REIT, provided such modifications: (a) are reasonable, (b) do not adversely affect Tenant’s use
of the Premises as herein permitted or any rights or obligations of Tenant hereunder, and (c) do not increase the Base Rent, Additional
Rent and other sums to be paid by Tenant or Tenant’s other obligations pursuant to this Lease, or reduce any rights of Tenant under
this Lease, then Landlord may submit to Tenant an amendment to this Lease incorporating such required modifications, and Tenant shall
execute, acknowledge and deliver such amendment to Landlord within ten (10) days after Tenant’s receipt thereof.


 


29.16        
Right to Lease. Landlord reserves the absolute right to effect such other tenancies in the Project as Landlord in
the exercise of its sole business judgment shall determine to best promote the interests of the Building or Project. Tenant does not rely
on the fact, nor does Landlord represent, that any specific tenant or type or number of tenants shall, during the Lease Term, occupy any
space in the Building or Project.


 


29.17        
Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, acts of war,
terrorist acts, governmental action or inaction, inability to obtain services, labor, or materials or reasonable substitutes therefor,
governmental actions, civil commotions, fire or other casualty, and other causes beyond the reasonable control of the party obligated
to perform, except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this
Lease (collectively, a “Force Majeure”), notwithstanding anything to the contrary contained in this Lease, shall excuse
the performance of such party for a period equal to any such prevention, delay or stoppage and, therefore, if this Lease specifies a time
period for performance of an obligation of either party, that time period shall be extended by the period of any delay in such party’s
performance caused by a Force Majeure.


 


29.18        
Notices. All notices, demands, statements, designations, approvals or other communications (collectively, “Notices”)
given or required to be given by either party to the other hereunder or by law shall be in writing, shall be (A) sent by United States
certified or registered mail, postage prepaid, return receipt requested (“Mail”), (B) delivered by a nationally recognized
overnight courier, or (D) delivered personally. Any Notice shall be sent, transmitted, or delivered, as the case may be, to Tenant at
the appropriate address set forth in Section 12 of the Summary, or to such other place as Tenant may from time to time designate
in a Notice to Landlord, and to Landlord at the addresses set forth in Section 13 of the Summary, or to such other places as Landlord
may from time to time designate in a Notice to Tenant. Any Notice will be deemed given the date of actual or attempted but refused or
failed delivery.


 


29.19        
Joint and Several. If there is more than one Tenant, the obligations imposed upon Tenant under this Lease shall be
joint and several.


 






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29.20        
Authority. If Tenant is a corporation, trust or partnership, Tenant hereby represents and warrants that Tenant (a)
is a duly formed and existing entity qualified to do business in the State of Nevada and is qualified as a foreign entity authorized to
do business in the State of California and (b) has full right and authority to execute and deliver this Lease, and (c) each person signing
on behalf of Tenant is authorized to do so.


 


29.21        
Attorneys’ Fees. In the event that either Landlord or Tenant should bring suit for the possession of the Premises,
for the recovery of any sum due under this Lease, or because of the breach of any provision of this Lease or for any other relief against
the other, then all costs and expenses, including reasonable attorneys’ fees, incurred by the prevailing party therein shall be
paid by the other party.


 


29.22        
Governing Law; WAIVER OF TRIAL BY JURY. This Lease shall be construed and enforced in accordance with the laws of
the State of California. Landlord and Tenant agree that any disputes arising in connection with this Lease (including but not limited
to a determination of any and all of the issues in such dispute, whether of fact or of law) shall be resolved (and a decision shall be
rendered) by way of a general reference as provided for in Part 2, Title 8, Chapter 6 (§§ 638 et. seq.)
of the California Code of Civil Procedure, or any successor California statute governing resolution of disputes by a court appointed referee.
Nothing within this Section 29.22 shall apply to an unlawful detainer action. LANDLORD AND TENANT EACH ACKNOWLEDGES THAT IT
IS AWARE OF AND HAS HAD THE ADVICE OF COUNSEL OF ITS CHOICE WITH RESPECT TO ITS RIGHT TO TRIAL BY JURY, AND, TO THE EXTENT PERMITTED BY
LAW, EACH PARTY DOES HEREBY EXPRESSLY AND KNOWINGLY WAIVE AND RELEASE ALL SUCH RIGHTS TO TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM
ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE. The waiver of trial by jury in the immediately preceding Section 29.22
is voluntary and intentionally made by Landlord and Tenant. IN THE EVENT LANDLORD COMMENCES ANY SUMMARY PROCEEDINGS OR ACTION FOR NONPAYMENT
OF BASE RENT OR ADDITIONAL RENT, TENANT SHALL NOT INTERPOSE ANY COUNTERCLAIM OF ANY NATURE OR DESCRIPTION (UNLESS SUCH COUNTERCLAIM SHALL
BE MANDATORY) IN ANY SUCH PROCEEDING OR ACTION BUT SHALL BE RELEGATED TO AN INDEPENDENT ACTION AT LAW.


 


29.23        
Submission of Lease. Submission of this instrument for examination or signature by Tenant does not constitute a reservation
of, option for or option to lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant.


 


29.24        
Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker
or agent in connection with the negotiation of this Lease, excepting only the real estate brokers or agents specified in Section 14
of the Summary (the “Brokers”), whose commissions shall be paid by Landlord, and that they know of no other real estate
broker or agent who is entitled to a commission in connection with this Lease. Each party agrees to indemnify and defend the other party
against and hold the other party harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, costs and expenses
(including without limitation reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged
to be owing on account of any dealings with any real estate broker or agent, other than the Brokers, occurring by, through, or under the
indemnifying party. The terms of this Section 29.24 shall survive the expiration or earlier termination of the Lease Term. Landlord
shall pay a commission to the Brokers pursuant to a separate written agreement between Landlord and the Brokers.


 


29.25        
Project or Building Name, Address and Signage. Landlord shall have the right at any time to change the name and/or
address of the Project or Building and to install, affix and maintain any and all signs on the exterior and on the interior of the Project
or Building as Landlord may, in Landlord’s sole discretion, desire. Tenant shall not use the name of the Project or Building or
use pictures or illustrations of the Project or Building in advertising or other publicity or for any purpose other than as the address
of the business to be conducted by Tenant in the Premises, without the prior written consent of Landlord.


 


29.26        
Counterparts. This Lease may be executed in counterparts with the same effect as if both parties hereto had executed
the same document, and this Lease may be executed by Landlord and/or Tenant using electronic signing technology (e.g., DocuSign or other
similar electronic signing technology). Both counterparts shall be construed together and shall constitute a single lease. Delivery by
fax or by electronic mail file attachment of any executed counterpart to this Lease will be deemed the equivalent of the delivery of the
original executed (“wet signature”) instrument.


 






    	 	46	 



     


    

 


29.27        
Intentionally Blank.


 


29.28        
Development of the Project.


 


29.28.1   
Subdivision. Landlord reserves the right to subdivide all or a portion of the Building or Project. Tenant agrees
to execute and deliver, upon demand by Landlord and in the form requested by Landlord, any additional documents needed to conform this
Lease to the circumstances resulting from a subdivision and any all maps in connection therewith. Notwithstanding anything to the contrary
set forth in this Lease, the separate ownership of any buildings and/or Common Areas by an entity other than Landlord shall not affect
the calculation of Direct Expenses or Tenant’s payment of Tenant’s Share of Direct Expenses.


 


29.28.2   
Construction of Property and Other Improvements. Tenant acknowledges that portions of the Project may be under construction
following Tenant’s occupancy of the Premises, and that such construction may result in levels of noise, dust, obstruction of access,
etc. which are in excess of that present in a fully constructed project. Tenant hereby waives any and all rent offsets or claims of constructive
eviction which may arise in connection with such construction. However, Tenant hereby acknowledges that Landlord is currently renovating
or may during the Lease Term renovate, improve, alter, or modify (collectively, the “Renovations”) the Project, the
Building and/or the Premises. Landlord shall use commercially reasonable efforts to complete any Renovations in a manner which does not
materially, adversely affect Tenant’s use of or access to the Premises. Notwithstanding the foregoing, Tenant hereby agrees that
such Renovations shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent. Landlord shall
have no responsibility and shall not be liable to Tenant for any injury to or interference with Tenant’s business arising from the
Renovations, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the whole or any part of
the Premises or of Tenant’s personal property or improvements resulting from the Renovations, or for any inconvenience or annoyance
occasioned by such Renovations, provided that the foregoing shall not limit Landlord’s liability, if any, pursuant to applicable
law for personal injury and property damage to the extent caused by the gross negligence or willful misconduct of Landlord, its agents,
employees or contractors.


 


29.29        
No Violation. Tenant hereby warrants and represents that neither its execution of nor performance under this Lease
shall cause Tenant to be in violation of any agreement, instrument, contract, law, rule or regulation by which Tenant is bound, and Tenant
shall protect, defend, indemnify and hold Landlord harmless against any claims, demands, losses, damages, liabilities, costs and expenses,
including, without limitation, reasonable attorneys’ fees and costs, arising from Tenant’s breach of this warranty and representation.


 


29.30        
Communications and Computer Lines. Tenant may install, maintain, replace, remove or use any communications or computer
wires and cables serving the Premises (collectively, the “Lines”), provided that Tenant shall obtain Landlord’s
prior written consent (which consent shall not be unreasonably withheld, conditioned or delayed), use an experienced and qualified contractor
approved in writing by Landlord, and comply with all of the other provisions of Articles 7 and 8 of this Lease. Tenant shall
pay all costs in connection therewith. Landlord reserves the right, upon notice to Tenant prior to the expiration or earlier termination
of this Lease, to require that Tenant, at Tenant’s sole cost and expense, remove any Lines located in or serving the Premises (that
would adversely affect any future tenant of the Premises) prior to the expiration or earlier termination of this Lease.


 


29.31        
Transportation Management. Tenant shall fully comply with all present or future mandatory governmental programs intended
to manage parking, transportation or traffic in and around the Project and/or the Building, and in connection therewith, Tenant shall
take responsible action for the transportation planning and management of all employees located at the Premises by working directly with
Landlord, any governmental transportation management organization or any other transportation-related committees or entities. Such programs
may include, without limitation: (i) restrictions on the number of peak-hour vehicle trips generated by Tenant; (ii) increased vehicle
occupancy; (iii) implementation of an in-house ridesharing program and an employee transportation coordinator; (iv) working with employees
and any Project, Building or area-wide ridesharing program manager; (v) instituting employer-sponsored incentives (financial or in-kind)
to encourage employees to rideshare; and (vi) utilizing flexible work shifts for employees.


 






    	 	47	 



     


    

 


29.32        
Special Appurtenant Right. Tenant shall have the right in common with others to connect to and use the following
system:


 


(a)       100
kW emergency generator (the “Special System”) to be located adjacent to the Building (in a location as reasonably determined
by Landlord), subject to the following provisions. Landlord shall use its best efforts to cause, on or before the Rent Commencement Date,
the Special System to be installed and the Premises connected to the central distribution point for the Special System.


 


(1) Tenant’s use of the Special
System shall be at Tenant’s sole risk to the extent permitted pursuant to Applicable Laws (Landlord making no representation or
warranty regarding the sufficiency of the Special System for Tenant’s use);


 


(2) Tenant’s use of the Special
System shall be undertaken by Tenant in compliance with all Applicable Laws, including Environmental Laws, and Tenant shall obtain any
and all permits required in connection with such use by Tenant (but Landlord shall obtain and maintain all required permits (e.g., APCD
permit) for the installation of the emergency generator);


 


(3) Landlord shall be responsible for
connecting to the central distribution point for the Special System in connection with the Tenant Improvements.


 


(4) The costs to operate and maintain
the Special System shall be included in Operating Expenses. Tenant use of the Special System shall not exceed Tenant’s Share (i.e.,
11.93%) of the capacity available to tenants of any such Special System; provided, however, so long as the adjacent tenant (Cellics Therapeutics,
Inc.) remains in occupancy of the space adjacent to the Premises (i.e., its lease term, as of the date of this Lease, is scheduled to
expire November 2023), Landlord hereby grants to Tenant a license to use the Special System (up to the capacity otherwise available to
such tenant, which capacity is 36%). For the sake of clarity, so long as Cellics Therapeutics, Inc remains in occupancy of the space adjacent
to the Premises, Tenant’s use of the Special System shall not exceed 47.93%. If Tenant’s right to use such additional capacity
changes during the Lease Term, Landlord shall give to Tenant at least sixty (60) days written notice thereof, and Landlord shall cooperate
with Tenant in connection with Tenant’s obtaining additional emergency power to offset the loss of such additional capacity. For
so long as Tenant enjoys the right to use such additional capacity during the Lease Term, Tenant shall pay to Landlord, concurrently with
the payment of Base Rent and during the Abatement Period, a monthly fee of $566.00 for the right to such additional capacity, and Tenant
shall be obligated to pay Tenant’s Share of Operating Expenses pertaining solely to the Special System (i.e., allocated by Landlord
among Tenant and the other tenants connected to the Special System as a cost pool) that reflects the additional 36% capacity allocated
to Tenant.


 


(5) The use of the Special System shall
be subject to the Rules and Regulations.


 


(6) Tenant acknowledges and agrees,
except as expressly set forth in this Lease, that there are no warranties of any kind, whether express or implied, made by Landlord or
otherwise with respect to the Special Systems or any services (if any) provided in the Special System, and Tenant disclaims any and all
such warranties.


 


(7) Landlord shall maintain the Special
System and any equipment connection with the Special System to Tenant’s automatic transfer switch in good working condition, and
Landlord shall from time to time, as recommended by the manufacturer, test the operational and electrical load capacity of the Special
System.


 


 


 



    	 	-48-	 



     


    




 


 


IN WITNESS WHEREOF, Landlord
and Tenant have caused this Lease to be executed the day and date first above written as a sealed California instrument.


 


	
    LANDLORD:

     

    SAN DIEGO INSPIRE 5, LLC,

    a Delaware limited liability company

     

    By:    /s/ Jessica Brock                                

     

    Name: Jessica
Brock                             

     

    Its:    Authorized
Signatory                 

     

     

     

     

     
	
    TENANT:

     

    AETHLON MEDICAL, INC.,

    a Nevada corporation

     

    By:   /s/ Chuck Fisher                               

     

    Name: Chuck
Fisher                           

     

    Its:   Chief
Executive Officer             

     

    By:   /s/ Jim Frakes                                     

     

    Name:   Jim
    Frakes                             
     

     

    Its:   Chief Financial
    Officer               

     

     

     



 






    	 	-49-	 



     


    

 


 


EXHIBIT
1.1.1-1



PREMISES


 


 





 


 



    	 	-1-	 



     


    




 


EXHIBIT
1.1.1-2


 


tenant
WORK LETTER


 


This Tenant Work Letter (or
simply “Work Letter”) sets forth the terms and conditions relating to the construction of the initial tenant improvements
in the Premises. This Work Letter is essentially organized chronologically and addresses the issues of the construction of the Premises,
in sequence, as such issues will arise during the actual construction of the Premises. All references to “Lease” shall mean
the relevant portions of the Lease to which this Work Letter is attached as Exhibit 1.1.1-2A.


 


1.                  
LANDLORD’S INITIAL CONSTRUCTION IN THE PREMISES


 


1.1               
Landlord Base Building Work. Landlord shall, at Landlord’s sole cost and expense, cause the construction or installation
of an emergency generator for the Building; the emergency generator is more particluarly described in the attached Attachment 1
(collectively, the “Landlord Base Building Work”). Except for the Landlord Base Building Work and the Tenant Improvement
Allowance (and, if applicable, the Additional Allowance) set forth below, Landlord shall not be obligated to make or to pay for any alterations
or improvements to the Premises, the Building or the Project. The Landlord Base Building Work shall be performed in a first-class, workmanlike
manner using new materials of good quality and in accordance with all Applicable Laws.


 


2.                  
TENANT IMPROVEMENTS


 


2.1               
Tenant Improvement Allowance. Tenant shall be entitled to a tenant improvement allowance (the “Tenant Improvement
Allowance”) in the maximum aggregate amount of Four Hundred Twenty Four Thousand, Eight Hundred Dollars ($424,800.00) (i.e.,
One Hundred Sixty Dollars ($160.00) per rentable square foot of the Premises) (the “Maximum Allowance Amount”) for
the hard costs and customary soft costs incurred by Landlord including, without limitation out-of-pocket architectural and engineering
fees and a five percent (5%) project management fee payable to Landlord or its affiliates and permits, relating to the initial design
and construction of Tenant’s improvements which are to be permanently affixed to the Premises in accordance with this Work Letter
(the “Tenant Improvements”). For the avoidance of any doubt, the purchase and installation of data and telecommunications
cabling shall not be included in the definition of Tenant Improvements. Landlord agrees to keep Tenant advised as to the progress of the
work by providing copies of the Contractor’s applications for payment. The Tenant Improvements are described narratively in Attachment
2 as supported by the project budget for the Tenant Improvements set forth in Attachment 3 (the “TI Requirements”),
and Landlord and Tenant acknowledge and agree that the Tenant Improvements Allowance shall be used subject to and pursuant to this Tenant
Work Letter to construct the Tenant Improvements as described in the TI Requirements. In no event shall Landlord be obligated to
make disbursements pursuant to this Work Letter in a total amount which exceeds the Maximum Allowance, subject to Tenant electing to use
the Additional Allowance in accordance with Section 2.3 below. All Tenant Improvements for which the Tenant Improvement Allowance
has been made available shall be deemed Landlord’s property under the terms of the Lease.


 


2.2               
Disbursement of the Tenant Improvement Allowance. Except as otherwise set forth in this Work Letter, the Tenant Improvement
Allowance shall be disbursed by Landlord (each of which disbursements shall be made pursuant to Landlord’s reasonable disbursement
process) for costs incurred by Landlord related to the construction of the Tenant Improvements and for the following items and costs (collectively,
the “Tenant Improvement Allowance Items”): (i) payment of the fees of the “Architect” as that term
is defined in Section 3.1 of this Tenant Work Letter in connection with the preparation and review of the “Construction
Documents” (as that term is defined in Section 3.1 of this Work Letter); (ii) payment of the project management fee described
above and a management fee (not to exceed two percent (2%) of the hard construction costs payable to a project manager hired by Tenant,
(iii) the cost of any changes to the Construction Documents or Tenant Improvements required by all applicable building codes (the “Code”)
enacted after approval of the Construction Documents, (iv) costs payable to the Contractor and any subcontractors, and (v) other costs
incurred in connection with the Tenant Improvements to the extent the same can be paid using the Tenant Improvement Allowance pursuant
to the specific provisions of this Work Letter.


 






    	 	-1-	 



     


    

 


Following the completion of
the Tenant Improvements, Landlord shall disburse funds remaining in the Tenant Improvement Allowance, if any, to reimburse Tenant for
Tenant’s out-of-pocket costs to purchase and install data and telecommunications cabling in the Premises in one lump sum payment
made within forty-five (45) days after Tenant’s request if the following conditions have been fully satisfied: (a) no
Event of Default then exists, (b) Landlord shall have no reason to believe that any work for which payment is requisitioned has not
been properly completed, and (c) Tenant shall have complied with any other reasonable requirements for disbursement of Tenant Improvement
Allowance Items that are comparable to requirements applicable to disbursements of institutional construction loans, such as the provision
of mechanics lien waivers where applicable. Notwithstanding anything herein to the contrary, the Tenant Improvements Allowance must be
requested by Tenant, if at all, in accordance with this paragraph on or before the date that is one year following the Rent Commencement
Date, and any portion not requested by such date may no longer be used by Tenant.


 


2.3               
Additional Allowance. Tenant shall, by written notice given to Landlord (the “Allowance Increase Notice”)
no later than the Cost Proposal Delivery Date (as defined below), have the one-time right to increase the amount of the Tenant Improvement
Allowance by an amount not to exceed Seventy Nine Thousand, Six Hundred Fifty Dollars ($79,650.00) (i.e., $30.00 per rentable square foot
of the Premises) (the “Additional Allowance”). The Additional Allowance, if elected by Tenant, shall be added to the
Tenant Improvement Allowance and used on the terms and conditions set forth herein with respect to the Tenant Improvement Allowance (and
the Tenant Improvement Allowance shall be deemed to have been increased accordingly). If Tenant gives the Allowance Increase Notice, Tenant
shall repay the amount of the Additional Allowance used by Tenant to Landlord in equal monthly installments determined by amortizing the
amount of the Additional Allowance used by Tenant over the initial term of the Lease (excluding any Abatement Period), together with interest
at eight percent (8%) per annum (such monthly payments, the “Supplemental Base Rent”), on the first calendar day of
each month commencing on the Rent Commencement Date and continuing thereafter during the initial Lease Term with Tenant’s regular
payments of Base Rent (and the parties shall enter into an amendment to the Lease to confirm the same promptly following the giving of
the Additional Allowance Notice.


 


3.                  
CONSTRUCTION DOCUMENTS


 


3.1               
Selection of Architect/Construction Documents. Landlord shall cause Landlord’s design/build contractor to retain Ferguson
Pape Baldwin Architects (the “Architect”) as subcontractors to prepare the “Construction Documents”, as
that term is defined in this Section 3.1 for the Tenant Improvements, together with the consulting engineers selected by the Architect
and reasonably approved by Landlord. Landlord acknowledges and agrees that a third-party clean room vendor will be required to prepare
the plans and specifications for the clean room improvements, and such third-party clean room vendor will be selected by Tenant and reasonably
approved by Landlord. Landlord may cause Landlord’s design/build contractor to retain another Architect or Architects from time
to time, provided, however, that any such other Architects shall be subject to Tenant’s reasonable approval. The plans and drawings
to be prepared by Architect hereunder shall be known collectively as the “Construction Documents”. All Construction
Documents shall comply with the drawing format and specifications as determined by Landlord, and shall be subject to Landlord’s
and Tenant’s approval. Tenant may hire an architectural firm reasonably approved by Landlord to conduct a peer review, and the fees
associated with this peer review shall be paid solely by Tenant.


 


Landlord has no obligation
to approve or perform any Tenant Change or any Tenant Improvements not shown on the plans previously approved by Landlord and Tenant or
reasonably inferable therefrom if, in Landlord’s reasonable judgment, such Tenant Improvements (i) would delay completion of
the Tenant Improvements beyond June 9, 2022, unless Tenant agrees in writing that such work constitutes a Tenant Delay (to the extent
such work causes Substantial Completion to be delayed beyond such date) and Landlord and Tenant agree in writing to the amount of such
Tenant Delay, (ii) would materially increase the cost of performing any other work in the Building, unless in each case Tenant agrees
to pay such costs based on Landlord’s Change Estimate Notice (as defined below), (iii) are incompatible with the design, quality,
equipment or systems of the Building or otherwise require a change to the existing Building systems or structure, each in a manner that
would not otherwise be required in connection with the improvements contemplated by the Fit Plan (as defined below) and would have a materail
adverse affect ont eh Building structure or systems, or (iv) otherwise do not comply with the provisions of the Lease.


 


3.2               
Final Space Plan. Tenant has approved the preliminary space plan prepared by the Architect, on behalf of the Contractor,
attached as Attachment 4 hereto (the “Fit Plan”). On or before the date set forth in Attachment 4 attached
hereto, Landlord shall use commercially reasonable efforts to cause the Contractor to have the Architect prepare a space plan for Tenant
for the Premises which space plan shall be reasonably consistent with the Fit Plan and shall include a layout and designation of all labs,
offices, rooms and other partitioning, their intended use, and equipment to be contained therein, and shall deliver the space plan to
Landlord and Tenant for their approval. Landlord and Tenant shall review and provide any changes to the space plan within five (5) Business
Days of receipt thereof (and if Tenant shall fail to object thereto within such five Business Day period, then such space plan shall be
deemed approved by Tenant). and Landlord shall use reasonable efforts to cause the Architect to prepare and circulate a modified plan
within five (5) Business Days after its receipt of any requested changes from Tenant or Landlord. Such process of submittal and response
within the time frame specified in the preceding sentence shall continue until each of Landlord and Tenant gives written approval to such
space plan, with the understanding that Landlord and Tenant shall use commercially reasonable efforts to cause the Final Space Plan to
be approved no later than the date set forth for such approval on Attachment 5. Once Landlord and Tenant approve the final space
plan, the space plan shall be considered final (the “Final Space Plan”).


 






    	 	-2-	 



     


    

 


3.3               
Construction Documents. On or before the date set forth in Attachment 5, Landlord shall use commercially reasonable
efforts to cause Landlord’s design/build contractor to cause the Architect to complete final Construction Documents consistent with
the Final Space Plan and shall submit the same to Landlord and Tenant for their approval. Landlord and Tenant shall review and provide
any changes to the construction documents within five (5) Business Days of receipt thereof, and Landlord shall use reasonable efforts
to cause the Architect to prepare and circulate modified documents within five (5) Business Days of its receipt of any requested changes
from Tenant or Landlord. Such process of submittal and response within the time frame specified in the preceding sentence shall continue
until each of Landlord and Tenant gives written approval to such documents, and the Construction Documents shall be considered final once
approved by Landlord and Tenant, with the understanding that Landlord and Tenant shall use commercially reasonable efforts to cause the
Construction Documents to be approved no later than the date set forth for such approval on Attachment 5. In no event may either
Tenant or Landlord require any changes that are inconsistent with the Final Space Plan. The Construction Documents shall comply with Applicable Laws
existing on the date of this Tenant Work Letter and which may be enacted prior to Tenant’s approval of completed Construction Documents.
Subject to the provisions of Sections 3.1 and 5.4 of this Work Letter, Tenant may, from time to time, by written order to
Landlord on a form reasonably specified by Landlord (“Tenant Change”), request a change in the Tenant Improvements
shown on the Construction Documents, which approval shall not be unreasonably withheld or conditioned, and shall be granted or denied
within five (5) business days after delivery of such Tenant Change to Landlord. The Over-Allowance Amount shall be adjusted for any Tenant
Change as further contemplated by Section 5.4 below.


 


3.4               
Permits; Approved Working Drawings. The Construction Documents as approved (or deemed approved) pursuant to Section 3.3
shall be the “Approved Working Drawings”. Following Tenant’s approval or deemed approval of the Cost Proposal,
as described below, Landlord shall promptly thereafter submit or cause to be submitted, the Approved Working Drawings to the appropriate
municipal authorities for all applicable building permits necessary to allow “Contractor” (as that term is defined in Section
4.1 below), to commence and fully complete the construction of the applicable Tenant Improvements (the “Permits”).


 


3.5               
Time Deadlines. The applicable dates for approval of items, plans and drawings as described in this Section 3, Section
4 below, and in this Tenant Work Letter are set forth and further elaborated upon in Attachment 5 (the “Time Deadlines”)
attached hereto.


 


4.                  
CONSTRUCTION OF THE TENANT IMPROVEMENTS


 


4.1               
Contractor. A design/build contractor designated by Landlord and approved by Tenant (“Contractor”) shall
construct the Tenant Improvements. Tenant acknowledges that JB Pacific is hereby approved as the initial Contractor.


 


4.2               
Cost Proposal. After the Approved Working Drawings are approved by Landlord and Tenant, Landlord shall provide Tenant with
a cost proposal (or cost proposals) in accordance with the Approved Working Drawings, which cost proposal(s) shall include, as nearly
as possible, the cost of all Tenant Improvements Allowance Items to be incurred in connection with the design and construction of the
Tenant Improvements and shall include a so-called guaranteed maximum price proposal from Landlord’s Contractor together with a construction
schedule (collectively, the “Cost Proposal”), which Cost Proposal shall include, among other things, the Contractor’s
fee, general conditions, and a reasonable contingency. The Cost Proposal may include early trade release packages for long lead time matters
such as mechanical equipment. Tenant shall have the right to propose one subcontractor to be included in the bidding for each trade, subject
to Landlord’s reasonable approval. Landlord will consult with Tenant prior to approving the subcontractors to whom it will be bid
and Tenant may review bid packages at Tenant’s request. In the case of each bid request, Landlord will accept the lowest responsible
bid, unless Landlord and Tenant reasonably determine otherwise. Tenant shall approve (or reasonably disapprove) and deliver the Cost Proposal
to Landlord within five (5) Business Days after the receipt of the same, provided, however, Tenant shall have the right to request Tenant
Changes to the Approved Working Drawings within such five (5) Business Days, following its receipt of the Cost Proposal for the purpose
of value engineering (in which event Landlord will cause its contractor to provide a new Cost Proposal to Landlord and Tenant following
its receipt and approval of modified drawing showing such Tenant Change (such approval not to be unreasonably withheld, conditioned or
delayed)).  Upon Tenant’s approval of a Cost Proposal by Landlord, Landlord shall be released by Tenant to cause the Contractor
to purchase the items set forth in the Cost Proposal and to commence the construction relating to such items (the date on which Tenant
approves or is deemed to approve the Cost Proposal shall be known hereafter as the “Cost Proposal Delivery Date”).


 






    	 	-3-	 



     


    

 


4.3               
Construction of Tenant Improvements by Contractor.


 


4.3.1          
Over-Allowance Amount. Tenant acknowledges that the Tenant Improvements are anticipated to cost approximately $398/rsf of
the Premises; therefore, the Over-Allowance Amount will be significant. Within three (3) days after the Cost Proposal Delivery Date, Tenant
shall deliver to Landlord cash in an amount (the “Over-Allowance Amount”), if any, equal to 50% of the difference between
(i) the amount of the Cost Proposal and (ii) the amount of the remaining unused Tenant Improvements Allowance. The Over-Allowance Amount
shall be disbursed by Landlord prior to the disbursement of any then remaining portion of the Tenant Improvements Allowance, and such
disbursement shall be pursuant to the same procedure as the Tenant Improvements Allowance. The remaining 50% of the Over-Allowance Amount
shall be paid by Tenant to Landlord promptly once eighty percent (80%) of the Tenant Improvements Allowance is expended (other than any
contingency amount withheld). In the event that, after the applicable Cost Proposal Delivery Date, any revisions, changes, or substitutions
shall be made to the Construction Documents or the Tenant Improvements, then, subject to Section 5.4 below, to the extent that
the amount of the Cost Proposal plus any additional costs which arise in connection with such revisions, changes or substitutions or any
other additional costs exceeds the sum of the Tenant Improvements Allowance and any Over-Allowance Amounts previously funded by Tenant,
such excess costs shall be paid by Tenant to Landlord immediately upon Landlord’s request as an addition to the Over-Allowance Amount
(whether or not the Tenant Improvements Allowance has then been fully used). Unless otherwise agreed by the parties, all Tenant Improvements
paid for by the Over-Allowance Amount shall be deemed Landlord’s property under the terms of the Lease. Tenant hereby acknowledges
and agrees that Tenant shall be responsible for all costs associated with the Tenant Improvements to the extent the same exceed the Tenant
Improvements Allowance (notwithstanding the content of the Cost Proposal).


 


4.3.2          
Landlord’s Retention of Contractor. Except as provided in Section 2, Landlord shall independently retain Contractor
to construct the Tenant Improvements in accordance with the applicable Approved Working Drawings and the applicable Cost Proposal. Tenant
shall be entitled to review Landlord’s construction contract with the Contractor upon Tenant’s written request. Landlord shall
manage the Contractor in its performance of the construction work and endeavor to oversee the Contractor’s performance of its work
to protect Tenant from construction defects. The Tenant Improvements shall be constructed by Landlord in a good and workmanlike manner,
in accordance with all Applicable Laws and the Approved Working Drawings.


 


5.                  
COMPLETION OF THE TENANT IMPROVEMENTS; LEASE COMMENCEMENT DATE


 


5.1               
Substantial Completion of the Premises. When Substantial Completion of the Premises occurs, the Premises shall be “Ready
for Occupancy.” For purposes of this Lease, “Substantial Completion” shall occur upon the completion of the last
of the following to occur: (i) the completion of construction of the Landlord Base Building Work and the Tenant Improvements in conformance
with the Approved Working Drawings for such Tenant Improvements (each as reasonably determined by Landlord), with the exception of any
Punch List Items (as defined below), (ii) the acquisition of a certificate of occupancy or its legal equivalent allowing occupancy of
the Premises (a “Sign Off”), (iii) all base building systems are operational and fully-commissioned, (iv) delivery
of the Premises to Tenant, and (v) delivery of a certificate of substantial completion from the Architect on behalf of the Contractor
confirming the matters set forth in the foregoing clause (i). “Punch List Items” shall mean only commercially reasonable punch
list items, the non-completion of which does not unreasonably interfere with Tenant’s use or occupancy of the Premises, and which
punch list items shall be corrected promptly by Landlord (within thirty (30) days following Landlord’s receipt of written notice
thereof from Tenant) without unreasonable interference with Tenant’s use of or access to or from the Premises. In the event that
the Sign Off is not a final certificate of occupancy, Landlord shall diligently prosecute the work necessary to achieve a full certificate
of occupancy and use commercially reasonable efforts to obtain such full certificate of occupancy as soon as reasonably practicable following
Substantial Completion. Notwithstanding anything to the contrary contained in this Work Letter or the Lease, if any equipment ordered
by Tenant for the Tenant Improvements or otherwise is not delivered to accommodate the Estimated Delivery Date, Substantial Completion
shall nevertheless be deemed to have occurred. Tenant acknowledges and agrees that the Rent Commencment Date shall not be delayed or deferred
due to equipment failng to be delivered by dates that facilitate the achieving of the Estimated Delivery Date.


 






    	 	-4-	 



     


    

 


5.2               
Delay of the Substantial Completion of the Premises. Except as provided in this Section 5.2, the Rent Commencement
Date shall occur as set forth in the Lease and Section 5.1 above. Each of the following shall constitute a “Tenant Delay”
to the extent such matter actually causes a delay in Substantial Completion beyond June 9, 2022 (the “Estimated Delivery Date”),
and cannot reasonably be avoided without additional cost:


 


5.2.1          
Tenant’s failure to furnish information in accordance with this Work Letter or to respond to any request by Landlord for
any approval or information within any time period prescribed, or if no time period is prescribed, then within two (2) business days of
such request; or


 


5.2.2          
Tenant’s request for materials, finishes or installations that have long lead times after having first been informed by Landlord
that such materials, finishes or installations will cause a Delay; or


 


5.2.3          
A Change Order; or


 


5.2.4          
The performance or nonperformance by a person or entity employed by on or behalf of Tenant in the completion of any work in the
Premises (all such work and such persons or entities being subject to prior approval of Landlord); or


 


5.2.5          
Any written request by Tenant that Landlord delay the completion of any component of Landlord’s Work; or


 


5.2.6          
Tenant’s failure to pay any amounts as and when due under this Work Letter;


 


5.2.7          
Any delay resulting from Tenant’s having taken possession of the Premises for any reason prior to substantial completion
of Landlord’s Work; or


 


5.2.8          
Any other delay appropriately chargeable to Tenant, its agents, employees or independent contractors and for which Landlord gives
to Tenant written notice of such delay and two (2) business days’ opportunity for Tenant to cure or resolve such delay (but any
such other delay will be limited to the extent of any delay following such the two (2) business days without any cure or resolution of
such delay);


 


then, for purposes of determining
the Rent Commencement Date, the date of Substantial Completion shall be deemed to be the date that the Tenant Improvements would have
been substantially completed absent any such Tenant Delay.


 


Any increased costs of the
Tenant Improvements resulting from Tenant Delay shall be shall be paid by Tenant. Notwithstanding anything to the contary contained in
this Work Letter, no delay shall constitute a Tenant Delay unless Landlord has given to Tenant reasonably detailed written notice of such
delay and Tenant fails to correct the cause thereof within one (1) business day after reciept thereof (but Landlord shall not be required
to give more than one (1) such written notice as to delays under Sections 5.2.7 and 5.2.8).


 


5.3               
Walk-through and Punchlist. After the Tenant Improvements are Substantially Completed and prior to Tenant’s move-in
into the Premises, following no less than two (2) days’ advance written notice from Tenant to Landlord, Landlord shall cause the
Contractor to inspect the Premises with a representative of Tenant and complete a punch list of unfinished or defective items of construction
of the Tenant Improvements. The items listed on such punch list shall be completed by the Contractor within thirty (30) days after the
approval of such punch list or as soon thereafter as reasonably practicable, provided that in the event a punch list item reasonably requires
longer than thirty (30) days to complete, then Landlord shall cause Contractor to commence the completion of such particular item within
thirty (30) days and diligently pursue the same to completion. The terms of this Section 5.3 will not affect the occurrence of
the Substantial Completion of the Premises or the occurrence of the Rent Commencement Date.


 






    	 	-5-	 



     


    

 


5.4               
Tenant Changes. Landlord may, but shall not be obligated to, approve any Tenant Change on the condition that Tenant shall
pay in full, in advance (or cause to be paid in full from the Tenant Improvements Allowance), any and all additional costs or expenses
associated with the approval of said Tenant Change. If Tenant shall request any Tenant Change, Landlord shall provide Tenant in writing
(a “Landlord’s Change Estimate Notice”) the estimated costs of design and/or construction of the Tenant Improvements
or Landlord Base Building Work that Landlord determines will be incurred as a consequence of such Tenant Change on an order of magnitude
basis and shall provide Tenant with the estimated Tenant Delay, if any, on account of such proposed Tenant Change. Tenant shall, within
three (3) Business Days following receipt of Landlord’s Change Estimate Notice, notify Landlord in writing whether it desires to
proceed with the applicable Tenant Change or withdraw such Tenant Change. Tenant’s failure to respond in such three (3) Business
Day period shall be deemed to be a withdrawal of the applicable Tenant Change. The cost of any Tenant Change shall be determined on a
net basis; i.e. taking into account the savings, if any, resulting from such Tenant Change. To the extent that there is no remaining unused
Tenant Improvements Allowance, the Over-Allowance Amount shall be adjusted for any Tenant Change. If and to the extent that Landlord initiates
any change orders in the Tenant Improvements, such change orders shall be at Landlord’s sole cost and expense to the extent that
the net cost of such changes exceed the costs that would have been incurred but for such change. Without limiting the generality of any
provisions of this Tenant Work Letter, Tenant acknowledges that any extension of time due to a Tenant Change will not cause an extension
of any Rent Commencement Date. Landlord shall be authorized to proceed with work described in a Tenant Change upon receipt of Tenant’s
notice to proceed following the giving of Landlord’s Change Estimate Notice. All change orders shall specify any change in the Cost
Proposal and the amount of any delay in the substantial completion of the Tenant Improvements as a consequence of the change order.


 


5.5               
Delay Not Caused by Parties. Neither Landlord nor Tenant shall be considered to be in default of the provisions of this
Tenant Work Letter for delays in performance due to Force Majeure.


 


5.6               
Warranty. Except for uncompleted items of Tenant Improvements specified in the punchlist described in Section 5.3
above, and for latent defects, Tenant shall be deemed to have accepted all elements of Tenant Improvements on the date thirty (30) days
after the date of Substantial Completion. In the case of a dispute concerning the completion of items of Tenant Improvements specified
in the punchlist, such items shall be deemed completed and accepted by Tenant upon the delivery to Tenant of a certificate of the Architect
on behalf of the Contractor that such items have been completed unless the certification reasonably is disputed by Tenant by a notice
to Landlord given within ten (10) Business Days of Landlord’s delivery of the certification to Tenant. In the case of latent defects
in Tenant Improvements appearing after the Rent Commencement Date, Tenant shall be deemed to have waived any claim for correction or cure
thereof on the date that is eleven (11) months following the date of Substantial Completion of the applicable work if Tenant has not then
given notice of such defect to Landlord. For the purposes of this Lease, “latent defects” shall mean defects in the construction
of the Landlord Base Building Work or Tenant Improvements that are not readily observable by visible inspection at the time the punchlist
is prepared or cannot be ascertained by reason of seasonality. Landlord shall cause Landlord’s contractor so to remedy, repair or
replace any such latent defects identified by Tenant within the foregoing time periods, together with any damage caused to the Landlord
Base Building Work or Tenant Improvements on account of such defects, such action to occur as soon as practicable during normal working
hours and so as to avoid any unreasonable interruption of Tenant’s use of the Premises. If timely and adequate notice has been given
and if Landlord has other guarantees, contract rights, or other claims against contractors, materialmen, architects, suppliers or manufacturers
with respect to the Tenant Improvements or any portion thereof, Landlord shall also exercise commercially reasonable efforts to enforce
such guarantees or contract rights for Tenant’s benefit upon its request. The foregoing shall constitute Landlord’s entire
obligation with respect to all latent defects in the Tenant Improvements. The Tenant Improvements shall be constructed by Landlord in
a good and workmanlike manner, in accordance with all Applicable Laws and in substantial conformanc with the Approved working Drawings
as amended. Landlord shall cause Contractor to agree that all warranties and guaranties by Contractor relating to the Tenant Improvements
shall inure to the benefit of both Landlord and Tenant and shall be enforceable by Tenant if Landlord fails to enforce the same or delegates,
at Tenant’s request, such enforcement.


 






    	 	-6-	 



     


    

 


5.7               
Delivery. Landlord’s failure to Substantially Complete the Landlord Base Building Work or Tenant Improvements on or
before the Estimated Delivery Date, or to substantially complete any element of the Landlord Base Building Work or Tenant Improvements
by any particular time, shall not give rise to any liability of Landlord hereunder, shall not constitute Landlord’s default, and
shall not affect the validity of this Lease, except as expressly provided in this Section 5.7.


 


6.                  
MISCELLANEOUS


 


6.1               
Tenant’s Entry Into the Premises Prior to Substantial Completion. Provided that Tenant and its agents do not interfere
with Contractor’s work in the Building and the Premises, Contractor shall allow Tenant ten (10) days early access to the Premises
prior to Substantial Completion for the purpose of Tenant installing Tenant’s furniture, fixtures and equipment (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
6.1, 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’s entry pursuant to this Section 6.1 shall be subject to all applicable provisions of the
Lease other than the obligation to pay Base Rent and Additional Rent for Tenant’s Share of Direct Expenses.


 


As a condition to Tenant’s
entry into the Premises prior to the Rent Commencement Date, Tenant shall comply with and perform, and shall cause its employees, agents,
contractors, subcontractors, material suppliers and laborers to comply with and perform, all of Tenant’s insurance and indemnity
obligations and other obligations governing the conduct of Tenant at the Property under this Lease.


 


Any independent contractor
of Tenant (or any employee or agent of Tenant) performing any work or inspections in the Premises prior to the Rent Commencement Date
shall be subject to all of the terms, conditions and requirements contained in the Lease (including without limitation the provisions
of Article 10) and, prior to such entry, Tenant shall provide Landlord with evidence of the insurance coverages required pursuant
to Article 10. Tenant and any Tenant contractor performing any work or inspections in the Premises prior to the Rent Commencement
Date shall use reasonable efforts not to interfere in any way with construction of, and shall not damage the Landlord Base Building Work
or the common areas or other parts of the Building. Without limiting the generality of the foregoing, to the extent that the commencement
or performance of Landlord Base Building Work or Tenant Improvements is delayed on account in whole or in part of any act or negligent
omission, neglect, or default by Tenant or any Tenant contractor, then such delay shall constitute a Tenant Delay to the extent set forth
in Section 5.2 above.


 


Any requirements of any Tenant
contractor performing any work or inspections in the Premises prior to the Rent Commencement Date for services from Landlord or Landlord’s
contractor, such as hoisting, electrical or mechanical needs, shall be paid for by Tenant and arranged between such Tenant contractor
and Landlord or Landlord’s contractor based on the actual, reasonable cost thereof determined on a time and materials basis. Should
the work of any Tenant contractor performing any work or inspections in the Premises prior to the Rent Commencement Date depend on the
installed field conditions of any item of Landlord Base Buidling Work or Tenant Improvements, such Tenant contractor shall ascertain such
field conditions after installation of such item of Landlord Base Building Work or Tenant Improvements, provided, however, both parties
shall cooperate with each other in order to maximize cost and scheduling efficiencies wherever reasonably practicable so long as Landlord
is not delayed in the performance of the Tenant Improvements or Landlord Base Building Work or required to incur any additional expense
not borne by Tenant hereunder. Neither Landlord nor Landlord’s contractor shall ever be required or obliged to alter the method,
time or manner for performing Landlord Base Building Work or Tenant Improvements or work elsewhere in the Building, on account of the
work of any such Tenant contractor. Tenant shall cause each Tenant contractor performing work on the Premises prior to the Rent Commencement
Date to clean up regularly and remove its debris from the Premises and Building. Any work performed by Tenant pursuant to this Section
6.1 shall be performed in accordance with the applicable provisions of Article 8 of the Lease.


 


6.2               
Tenant’s Representative. Tenant has designated James Frakes and Michelle Bowman as its sole representatives with respect
to the matters set forth in this Tenant Work Letter, each of whom (acting alone), until further notice to Landlord, shall have full authority
and responsibility to act on behalf of the Tenant as required in this Tenant Work Letter.


 






    	 	-7-	 



     


    

 


6.3               
Landlord’s Representative. Landlord has designated Peter Fritz as its sole representative with respect to the matters
set forth in this Tenant Work Letter, who, until further notice to Tenant, shall have full authority and responsibility to act on behalf
of Landlord as required in this Tenant Work Letter.


 


6.4               
Time of the Essence in This Tenant Work Letter. Unless otherwise indicated, all references herein to a “number of
days” shall mean and refer to calendar days.


 


6.5               
General. This Work Letter shall not be deemed applicable to any additional space added to the Premises at any time or from
time to time, whether by any options under the Lease or otherwise, or to any additions to the Premises in the event of a renewal or extension
of the original Lease Term, whether by any options under the Lease or otherwise. Further, Tenant acknowledges and understands that pursuant
to Section 8.6 of the Lease Landlord has reserved the right to require Tenant, at its sole cost and expense, to remove the modular
clean room improvements (installed as part of the Tenant Improvements) within the Premises and to repair any damage to the Premises and
Building caused by such removal and return the affected portion of the Premises to a building standard tenant improved condition as determined
by Landlord.


 


 






    	 	-8-	 



     


    

 


Attachment 1 to Work Letter


 


Landlord Base Building Work


 


100 KW generator to serve building located at 11588 Sorrento Valley
Road, San Diego.


 


 


 


 






    	 	-9-	 



     


    

 


 


Attachment 2 to Work Letter


 


TI Requirements[4]


 


The scope of work for the Tenant Improvements encompasses all of the
following: 


 


Demo Existing Lab Ceiling 


Demo Ceiling Tile/Flooring 


Demo Existing Casework 


Demo Dumpster Allowance 


Misc. Demo Allowance 


Roof Patch Allowance 


 


Structural Support/Opening for Clean Room Make Up Air 


Structural Support/Opening for Clean Room Exhaust Fan 


Structural Support for Clean Room Humidification System 


Structural Support RR/Break Room Exhaust System 


Misc. MEP Structural Supports 


 


Insulation at New Walls 


Insulation / Scrim at Ceiling 


New Ceiling Tile in Office/Break Room 


New 2X4 Vinyl Wrapped Cleanable Ceiling Tiles at Lab 


Drywall Ceiling at Restroom


 


Moisture Mitigation 


New Sheet Vinyl Flooring at Restrooms/Clean Room 


New Sheet Vinyl Flooring Cove Base 


New Sealed Concrete at S/R 


New Carpet at Office and Stairs 


LVT at Break Room 


 


Break Room Base Cabinets / Upper Shelves 


Window Coverings 


 


Refurbished 6' Fume Hoods (2) 


Install Allowance for Terra Clean Room 


Terra Clean Room Furnished by Tenant  


 


Plumbing: 


RO Unit for Humidifier 


(3) Instahots 


Break Room Sink/Garbage Disposal/Water Filter 


Combination Eye Wash Shower 


Condensation Drain Piping from RTU's


 





 



 


[4]
This list of TI Requirements described in this Attachment is not final and is subject to change.


 


 






    	 	-10-	 



     


    

 


HVAC / Mechanical: 


Mechanical -New Office AC Unit 


Mechanical -Office Exhaust and Re-duct 


Mechanical - Clean Room 


Qty (1) 8 Ton Clean Room Make Up Air Unit 


Qty (1) Clean Room Humidification System 


Qty (1) Clean Room Exhaust Fan 


Qty (1) Restroom/Break Room Exhaust Fan 


Replace (1) Existing Rooftop Package Unit 


Install HEPAs/Mag Gauges Provide by Clean Room Vendor
 


DDC Controls for Clean Room System 


 


Electrical: 


Allowance for Final Connections at Clean Room 


Conduit from MPOE to Suite 


New Lighting Entire Suite 


Standby Power Distribution from Existing 100KW Emergency
Generator to Suite 


Power to Mechanical Units 


Distribution 


Lab Equipment Power 


Lighting Control Commissioning


Fire Alarm


 


 


 



    	 	-11-	 



     


    

 


Attachment 3 to Work Letter


 


Project Budget for Tenant Improvements


 


 


 





 


 


 



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Attachment 4 to Work Letter


 


 


Fit Plan


 





 


 






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Attachment 5 to Work Letter


 


 


 


Time Deadlines


 


 


 





 


 



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    	 	-32-	 



     


    

 


 


EXHIBIT
2.1



form of NOTICE OF LEASE TERM DATES


 


		To:	_______________________

_______________________

_______________________

_______________________







 


		Re:	Lease dated ____________, 20__ between ____________________, a _____________________ (“Landlord”),
and _______________________, a _______________________ (“Tenant”) concerning Suite ______ on floor(s) __________ of
the building located at [INSERT BUILDING ADDRESS].



 


Gentlemen:


 


In accordance with the 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.	The Rent Commencement Date occurred on _____________..



 


		3.	Your rent checks should be made payable to __________ at ______________.



 


 


	 	
    “Landlord”:

     

    SAN DIEGO INSPIRE 5, LLC,

    a Delaware limited liability company

     

    By: ____________________________

      Its: __________________________

     

     

	
    Agreed to and Accepted as

of  __________ , 20____.

     

    “Tenant”:

     

    ___________________________

    

a __________________________

     

    By:_________________________ 

     Its: ______________________

     
	 


 






    	 	-33-	 



     


    

 


 


EXHIBIT
5.2



RULES AND REGULATIONS


 


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 latter shall control. Any consent, approval
or waiver required of Landlord under these rules and regulations shall not be unreasonably withheld, conditioned or delayed.


 


1.       Tenant
shall not alter any lock or install any new or additional locks or bolts on any doors or windows of the Premises without obtaining Landlord’s
prior written consent, which shall not be unreasonably withheld, conditioned or delayed. If Tenant shall affix additional locks on doors
then Tenant shall furnish Landlord with copies of keys or pass cards or similar devices for said locks. Tenant shall bear the cost of
any lock changes or repairs required by Tenant. Initial keys will be furnished by Landlord for the Premises, and any additional keys required
by Tenant must be obtained from Landlord at a reasonable cost to be established by Landlord. Upon the termination of this Lease, Tenant
shall restore to Landlord all keys of stores, offices, and toilet rooms, either furnished to, or otherwise procured by, Tenant and in
the event of the loss of keys so furnished, Tenant shall pay to Landlord the cost of replacing same or of changing the lock or locks opened
by such lost key if Landlord shall deem it necessary to make such changes.


 


2.       All
doors opening to public corridors shall be kept closed at all times except for normal ingress and egress to the Premises.


 


3.       Landlord
reserves the right to close and keep locked all entrance and exit doors of the Building during such hours as are customary for comparable
buildings in the vicinity of the Building. Tenant, its employees and agents must be sure that the doors to the Building are securely closed
and locked when leaving the Premises if it is after the normal hours of business for the Building. Any tenant, its employees, agents or
any other persons entering or leaving the Building at any time when it is so locked, or any time when it is considered to be after normal
business hours for the Building, may be required to sign the Building register. Access to the Building may be refused unless the person
seeking access has proper identification or has a previously arranged pass for access to the Building. Landlord will furnish passes to
persons for whom Tenant requests same in writing. Tenant shall be responsible for all persons for whom Tenant requests passes and shall
be liable to Landlord for all acts of such persons. Landlord and its agents shall in no case be liable for damages for any error with
regard to the admission to or exclusion from the Building of any person. In case of invasion, mob, riot, public excitement, or other commotion,
Landlord reserves the right to prevent access to the Building or the Project during the continuance thereof by any means it deems appropriate
for the safety and protection of life and property.


 


4.       No
freight or equipment of any kind shall be brought into the Building without prior notice to Landlord; Tenant may bring furniture into
the Building without prior notice to Landlord provided it does so in the rear of the Building without disturbing other tenants of the
Building. All moving activity into or out of the Building shall be scheduled with Landlord and done only at such time and in such manner
as Landlord designates. Landlord shall have the right to prescribe the weight, size and position of all safes and other heavy property
brought into the Building and also the times and manner of moving the same in and out of the Building. Safes and other heavy objects shall,
if considered necessary by Landlord, stand on supports of such thickness as is necessary to properly distribute the weight. Landlord will
not be responsible for loss of or damage to any such safe or property in any case. Any damage to any part of the Building, its contents,
occupants or visitors by moving or maintaining any such safe or other property shall be the sole responsibility and expense of Tenant.


 


5.       Intentionally
Omitted.


 


6.       The
requirements of Tenant will be attended to only upon application at the management office for the Project or at such office location designated
by Landlord. Employees of Landlord shall not perform any work or do anything outside their regular duties unless under special instructions
from Landlord.


 


 






    	 	-1-	 



     


    

 


7.       No
sign, advertisement, notice or handbill shall be exhibited, distributed, painted or affixed by Tenant on any part of the Premises or the
Building without the prior written consent of Landlord. Tenant shall not disturb, solicit, peddle, or canvass any occupant of the Project
and shall cooperate with Landlord and its agents of Landlord to prevent same.


 


8.       The
toilet rooms, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed,
and no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from
the violation of this rule shall be borne by the tenant who, or whose servants, employees, agents, visitors or licensees shall have caused
same.


 


9.        Discharge
of industrial sewage to the Building plumbing system shall only be permitted if Tenant, at its sole expense, shall have obtained all necessary
permits and licenses therefor, including without limitation permits from state and local authorities having jurisdiction thereof.


 


10.       Tenant
shall not overload the floor of the Premises, nor mark, drive nails or screws, or drill into the partitions, woodwork or drywall or in
any way deface the Premises or any part thereof without Landlord’s prior written consent; provided, however, that Landlord’s
prior written consent shall not be required for the hanging of normal and customary office artwork and personal items or for the installation
of earthquake braces; provided however, any items weighing more than ten (10) pounds that Tenant desires to hang on any wall requires
Landlord’s prior approval and Tenant must repair any damage when such items are removed (regardless of whether they weigh more than
ten (10) pounds). Tenant shall not purchase spring water, ice, towel, linen, maintenance or other like services from any person or persons
not included on an approved list that Landlord shall provide to Tenant upon request. Landlord reserves the right to have Landlord’s
structural engineer review Tenant’s floor loads on the Building at Landlord’s expense, unless such study reveals that Tenant
has exceeded the floor loads, in which case Tenant shall pay the cost of such survey.


 


11.       Except
for vending machines intended for the sole use of Tenant’s employees and invitees, no vending machine or machines other than fractional
horsepower office machines shall be installed, maintained or operated upon the Premises without the written consent of Landlord.


 


12.       Except
as permitted in accordance with Section 5.3 of the Lease (including as disclosed by Tenant in the Environmental Questionnaire and
approved by Landlord), Tenant shall not use or keep in or on the Premises, the Building, or the Project any kerosene, gasoline or other
inflammable or combustible fluid, chemical, substance or material. For the sake of clarity, Landlord acknowledges that it has approved
Tenant’s use of isopropanol, ethanol, aminopropyltriethoxysilane, ethanolamine and picrylsulfonic acid, provided the foregoing flammable
substances or materials are used and stored at the Premises in compliance with all Applicable Laws.


 


13.       Tenant
shall not without the prior written consent of Landlord use any method of heating or air conditioning other than that supplied by Landlord.


 


14.       Tenant
shall not use, keep or permit to be used or kept, any foul or noxious gas or substance in or on the Premises, or permit or allow the Premises
to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Project by reason of noise, odors,
or vibrations, or interfere with other tenants or those having business therein, whether by the use of any musical instrument, radio,
phonograph, or in any other way. Tenant shall not throw anything out of doors, windows or skylights or down passageways.


 


15.       Tenant
shall not bring into or keep within the Project, the Building or the Premises any animals, birds, aquariums, or, except in areas designated
by Landlord, bicycles or other vehicles.


 


16.       No
cooking shall be done or permitted on the Premises, nor shall the Premises be used for the storage of merchandise, for lodging or for
any improper, objectionable or immoral purposes. Notwithstanding the foregoing, Underwriters’ laboratory-approved equipment and
microwave ovens may be used in the Premises for heating food and brewing coffee, tea, hot chocolate and similar beverages for employees
and visitors, provided that such use is in accordance with all applicable federal, state, county and city laws, codes, ordinances, rules
and regulations.


 






    	 	-2-	 



     


    

 


17.       Tenant
shall not occupy or permit any portion of the Premises to be occupied as an office for a messenger-type operation or dispatch office,
public stenographer or typist, or for the manufacture or sale of liquor, narcotics, or tobacco in any form, or as a medical office, or
as a barber or manicure shop, or as an employment bureau without the express prior written consent of Landlord. Tenant shall not engage
or pay any employees on the Premises except those actually working for such tenant on the Premises nor advertise for laborers giving an
address at the Premises.


 


18.       Landlord
reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under the influence
of liquor or drugs, or who shall in any manner do any act in violation of any of these Rules and Regulations.


 


19.       Tenant,
its employees and agents shall not loiter in or on the entrances, corridors, sidewalks, lobbies, courts, halls, stairways, elevators,
vestibules or any Common Areas for the purpose of smoking tobacco products or for any other purpose, nor in any way obstruct such areas,
and shall use them only as a means of ingress and egress for the Premises.


 


20.       Tenant
shall not waste electricity, water or air conditioning and agrees to cooperate fully with Landlord to ensure the most effective operation
of the Building’s heating and air conditioning system, and shall refrain from attempting to adjust any controls.


 


21.       Tenant
shall store all its trash and garbage within the interior of the Premises. No material shall be placed in the trash boxes or receptacles
if such material is of such nature that it may not be disposed of in the ordinary and customary manner of removing and disposing of trash
and garbage in San Diego, California without violation of any law or ordinance governing such disposal. All trash, garbage and refuse
disposal shall be made only through entry-ways and elevators provided for such purposes at such times as Landlord shall designate.


 


22.       Tenant
shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any governmental agency.


 


23.       Any
persons employed by Tenant to do janitorial work shall be subject to the prior written approval of Landlord, and while in the Building
and outside of the Premises, shall be subject to and under the control and direction of the Building manager (but not as an agent or servant
of such manager or of Landlord), and Tenant shall be responsible for all acts of such persons.


 


24.       No
awnings or other projection shall be attached to the outside walls of the Building without the prior written consent of Landlord, and
no curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises
other than Landlord standard drapes. All electrical ceiling fixtures hung in the Premises or spaces along the perimeter of the Building
must be fluorescent and/or of a quality, type, design and a warm white bulb color approved in advance in writing by Landlord. Neither
the interior nor exterior of any windows shall be coated or otherwise sunscreened without the prior written consent of Landlord. Tenant
shall abide by Landlord’s regulations concerning the opening and closing of window coverings which are attached to the windows in
the Premises, if any, which have a view of any interior portion of the Building or Building Common Areas.


 


25.       The
sashes, sash doors, skylights, windows, and doors that reflect or admit light and air into the halls, passageways or other public places
in the Building shall not be covered or obstructed by Tenant, nor shall any bottles, parcels or other articles be placed on the windowsills.


 


26.       Tenant
must comply with requests by Landlord concerning the informing of their employees of items of importance to Landlord.


 


27.       No
smoking is permitted in the Building or on the Project. Tenant must comply with the State of California “No-Smoking” law set
forth in California Labor Code Section 6404.5, and any local “No-Smoking” ordinance which may be in effect from time to time
and which is not superseded by such state law.


 






    	 	-3-	 



     


    

 


28.       Tenant
hereby acknowledges that Landlord shall have no obligation to provide guard service or other security measures for the benefit of the
Premises, the Building or the Project. Tenant hereby assumes all responsibility for the protection of Tenant and its agents, employees,
contractors, invitees and guests, and the property thereof, from acts of third parties, including keeping doors locked and other means
of entry to the Premises closed, whether or not Landlord, at its option, elects to provide security protection for the Project or any
portion thereof. Tenant further assumes the risk that any safety and security devices, services and programs which Landlord elects, in
its sole discretion, to provide may not be effective, or may malfunction or be circumvented by an unauthorized third party, and Tenant
shall, in addition to its other insurance obligations under this Lease, obtain its own insurance coverage to the extent Tenant desires
protection against losses related to such occurrences. Tenant shall cooperate in any reasonable safety or security program developed by
Landlord or required by law.


 


29.       All
non-standard office equipment of any electrical or mechanical nature shall be placed by Tenant in the Premises in settings approved by
Landlord, to absorb or prevent any vibration, noise and annoyance.


 


30.       Tenant
shall not use in any space or in the public halls of the Building, any hand trucks except those equipped with rubber tires and rubber
side guards.


 


31.       No
auction, liquidation, fire sale, going-out-of-business or bankruptcy sale shall be conducted in the Premises without the prior written
consent of Landlord.


 


32.       No
tenant shall use or permit the use of any portion of the Premises for living quarters, sleeping apartments or lodging rooms.


 


Landlord reserves the right at any time to change
or rescind any one or more of these Rules and Regulations, or to make such other and further reasonable Rules and Regulations as in Landlord’s
judgment, acting in a non-discriminatory and commercially reasonable manner, may from time to time be necessary for the management, safety,
care and cleanliness of the Premises, Building, the Common Areas and the Project, and for the preservation of good order therein, as well
as for the convenience of other occupants and tenants therein. Landlord may waive any one or more of these Rules and Regulations for the
benefit of any particular tenants, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor
of any other tenant, nor prevent Landlord from thereafter enforcing any such Rules or Regulations against any or all tenants of the Project.
Tenant shall be deemed to have read these Rules and Regulations and to have agreed to abide by them as a condition of its occupancy of
the Premises.


 






    	 	-4-	 



     


    

 


 


EXHIBIT
5.3.1.1


 


ENVIRONMENTAL
QUESTIONNAIRE


 


ENVIRONMENTAL QUESTIONNAIRE

FOR COMMERCIAL AND INDUSTRIAL PROPERTIES


 


Property Name: _________________________________________________________



Property Address: _______________________________________________________


 


Instructions: The following questionnaire
is to be completed by the Lessee representative with knowledge of the planned operations for the specified building/location. Please print
clearly and attach additional sheets as necessary.


 


1.0       PROCESS
INFORMATION


 


Describe planned use, and include brief description
of manufacturing processes employed.


______________________________________________________________________


______________________________________________________________________




______________________________________________________________________




 


2.0       HAZARDOUS
MATERIALS


 


Are hazardous materials used or stored? If so,
continue with the next question. If not, go to Section 3.0.


 


		2.1	Are any of the following materials handled on the Property?  Yes   No



 


(A material is handled if it is used, generated, processed,
produced, packaged, treated, stored, emitted, discharged, or disposed.) If so, complete this section. If this question is not applicable,
skip this section and go on to Section 5.0.


 


	 Explosives	 Fuels	 Oils
	 Solvents	 Oxidizers	 Organics/Inorganics
	 Acids	 Bases	 Pesticides
	 Gases	 PCBs	 Radioactive Materials
	 Other (please specify)	 	 
	 	 	 


		2-2.	If any of the groups of materials checked in Section 2.1, please list the specific material(s), use(s), and quantity of
each chemical used or stored on the site in the Table below. If convenient, you may substitute a chemical inventory and list the uses
of each of the chemicals in each category separately.



 


	Material	Physical State (Solid, Liquid, or Gas)	Usage	Container Size	Number of Containers	Total Quantity
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 


 


	2-3.	Describe the planned storage area location(s) for these materials. Please include site maps and drawings as appropriate.




______________________________________________________________________


______________________________________________________________________




______________________________________________________________________






 






    	 	-1-	 



     


    

 


3.0       HAZARDOUS
WASTES


 


Are hazardous wastes generated?  Yes   No


 


If yes, continue with the next question. If not,
skip this section and go to Section 4.0.


 


		3.1	Are any of the following wastes generated, handled, or disposed of (where applicable) on the Property?



 


	 Hazardous wastes	 Industrial Wastewater
	 Waste oils	 PCBs
	 Air emissions	 Sludges
	 Regulated Wastes	 Other (please specify)
	 	 


		3-2.	List and quantify the materials identified in Question 3-1 of this section.



 


	WASTE GENERATED	RCRA listed Waste?	SOURCE	APPROXIMATE MONTHLY QUANTITY	WASTE CHARACTERIZATION	DISPOSITION
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 


 


	3-3.	Please include name, location, and permit number (e.g. EPA ID No.) for transporter and disposal facility, if applicable). Attach separate
pages as necessary.




 


	Transporter/Disposal Facility Name	Facility Location	Transporter (T) or Disposal (D) Facility	Permit Number
	 	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	 	 
	 	 	 	 


		3-4.	Are pollution controls or monitoring employed in the process to prevent or minimize the release of wastes into the environment?Yes
No



 


		3-5.	If so, please describe.



______________________________________________________________________


______________________________________________________________________




______________________________________________________________________


 











4.0          USTS/ASTS





 


		4.1	Are underground storage tanks (USTs), aboveground storage tanks (ASTs), or associated pipelines used for the storage of petroleum
products, chemicals, or liquid wastes present on site (lease renewals) or required for planned operations (new tenants)?  Yes___  No___



 


If not, continue with Section 5.0. If yes, please
describe capacity, contents, age, type of the USTs or ASTs, as well any associated leak detection/spill prevention measures. Please attach
additional pages if necessary. 


 


	Capacity	Contents	Year Installed	Type (Steel, Fiberglass, etc.)	Associated Leak Detection / Spill Prevention Measures*
	 	 	 	 	 
	 	 	 	 	 
	 	 	 	 	 


*


 






    	 	-2-	 



     


    

 


Note:The following are
examples of leak detection / spill prevention measures:


 


	Integrity testing	Inventory reconciliation	Leak detection system
	Overfill spill protection	Secondary containment	Cathodic protection
	 	 	 


		4-2.	Please provide copies of written tank integrity test results and/or monitoring documentation, if available.



 


		4-3.	Is the UST/AST registered and permitted with the appropriate regulatory agencies?  Yes  No

If so, please attach a copy of the required permits.



 


		4-4.	If this Questionnaire is being completed for a lease renewal, and if any of the USTs/ASTs have leaked, please state the substance
released, the media(s) impacted (e.g., soil, water, asphalt, etc.), the actions taken, and all remedial responses to the incident.



______________________________________________________________________


______________________________________________________________________




______________________________________________________________________




 


		4-5.	If this Questionnaire is being completed for a lease renewal, have USTs/ASTs been removed from the Property?  Yes   No



 


If yes, please provide any official closure letters or reports
and supporting documentation (e.g., analytical test results, remediation report results, etc.).


 


		4-6.	For Lease renewals, are there any above or below ground pipelines on site used to transfer chemicals or wastes?  Yes  No



 


For new tenants, are installations of this type required
for the planned operations?


 


Yes  No


 


If yes to either question, please describe.


______________________________________________________________________


______________________________________________________________________




______________________________________________________________________





  


5.0       ASBESTOS
CONTAINING BUILDING MATERIALS


 


Please be advised that an asbestos survey may
have been performed at the Property. If provided, please review the information that identifies the locations of known asbestos containing
material or presumed asbestos containing material. All personnel and appropriate subcontractors should be notified of the presence of
these materials, and informed not to disturb these materials. Any activity that involves the disturbance or removal of these materials
must be done by an appropriately trained individual/contractor.


 


6.0       REGULATORY


 


		6-1.	Does the operation have or require a National Pollutant Discharge Elimination System (NPDES) or equivalent permit?Yes No

If so, please attach a copy of this permit.



 


		6-2.	Has a Hazardous Materials Business Plan been developed for the site?Yes No

If so, please attach a copy.



 






    	 	-3-	 



     


    

 


CERTIFICATION


 


I am familiar with the real property described
in this questionnaire. By signing below, I represent and warrant that the answers to the above questions are complete and accurate to
the best of my knowledge. I also understand that Lessor will rely on the completeness and accuracy of my answers in assessing any environmental
liability risks associated with the property.


 


Signature: _______________________________________


 




Name: __________________________________________


 


Title: ___________________________________________


 


Date: ___________________________________________





 


Telephone: ______________________________________


 


 


 



    	 	-4-	 



     


    

 


EXHIBIT
17


 


SOVA Science District


 


FORM
OF TENANT’S ESTOPPEL CERTIFICATE


 


The undersigned as Tenant
under that certain Lease (the “Lease”) made and entered into as of ___________, 20__ by and between _______________
as Landlord, and the undersigned as Tenant, for Premises on the ______________ floor(s) of the office building located at [INSERT BUILDING
ADDRESS], San Diego, California, certifies as follows:


 


1.       Attached
hereto as Exhibit A is a true and correct copy of the Lease and all amendments and modifications thereto. The documents
contained in Exhibit A represent the entire agreement between the parties as to the Premises.


 


2.       The
undersigned currently occupies the Premises described in the Lease, the Lease Term commenced on __________, and the Lease Term expires
on ___________, and the undersigned has no option to terminate or cancel the Lease or to purchase all or any part of the Premises, the
Building and/or the Project, except as expressly set forth therein.


 


3.       Base
Rent became payable on ____________.


 


4.       The
Lease is in full force and effect and has not been modified, supplemented or amended in any way except as provided in Exhibit A.


 


5.       Tenant
has not transferred, assigned, or sublet any portion of the Premises nor entered into any license or concession agreements with respect
thereto except as follows:


 


6.       Intentionally
Omitted.


 


7.       All
monthly installments of Base Rent, all Additional Rent and all monthly installments of estimated Additional Rent have been paid when due
through ___________. The current monthly installment of Base Rent is $_____________________.


 


8.       To
the best of the undersigned’s knowledge, all conditions of the Lease to be performed by Landlord necessary to the enforceability
of the Lease have been satisfied and Landlord is not in default thereunder. In addition, the undersigned has not delivered any notice
to Landlord regarding a default by Landlord thereunder.


 


9.       No
rental has been paid more than thirty (30) days in advance and no security has been deposited with Landlord except as provided in the
Lease.


 


10.       As
of the date hereof, to the undersigned’s knowledge, there are no existing defenses or offsets or claims or any basis for a claim,
that the undersigned has against Landlord.


 


11.       If
Tenant is a corporation or partnership, each individual executing this Estoppel Certificate on behalf of Tenant hereby represents and
warrants that Tenant is a duly formed and existing entity qualified to do business in California and that Tenant has full right and authority
to execute and deliver this Estoppel Certificate and that each person signing on behalf of Tenant is authorized to do so.


 


12.       There
are no actions pending against the undersigned under the bankruptcy or similar laws of the United States or any state.


 


13.       To
the undersigned’s knowledge, (a) all tenant improvement work to be performed by Landlord under the Lease has been completed
in accordance with the Lease and has been accepted by the undersigned and all reimbursements and allowances due to the undersigned under
the Lease in connection with any tenant improvement work have been paid in full and (b) all work (if any) in the common areas required
by the Lease to be completed by Landlord has been completed and all parking spaces required by the Lease have been furnished and/or all
parking ratios required by the Lease have been met.


 






    	 	-1-	 



     


    

 


The undersigned acknowledges
that this Estoppel Certificate may be delivered to Landlord or to a prospective mortgagee or prospective purchaser, and acknowledges that
said prospective mortgagee or prospective purchaser will be relying upon the statements contained herein in making the loan or acquiring
the property of which the Premises are a part and that receipt by it of this certificate is a condition of making such loan or acquiring
such property.


 


Executed at ______________
on the ____ day of ___________, 20__.


 


	 	
    “Tenant”:

     

    _____________________________________,

     

    a ____________________________________

     

    By: ___________________________________

           Its: ________________________________

     

    By: ___________________________________

           Its: ________________________________

     



 






    	 	-2-	 



     


    

 


 


EXHIBIT
21A



FORM LETTER OF CREDIT


 


 


IRREVOCABLE STANDBY LETTER OF CREDIT NO. ______________


 


DATE: _______________, 20___


 


 


 


BENEFICIARY:


 


______________________________________


 


______________________________________


 


______________________________________


 


 


 


APPLICANT:


 


______________________________________


 


______________________________________


 


______________________________________


 


 


 


AMOUNT: US$__________________ ($___________and 00/100 U.S. DOLLARS)


 


EXPIRATION DATE: _______________, 20____


 


LOCATION: AT OUR COUNTERS IN ____________________________________


 


 


 


DEAR SIR/MADAM:


 


WE HEREBY ESTABLISH OUR IRREVOCABLE
STANDBY LETTER OF CREDIT NO. ________________ IN YOUR FAVOR AVAILABLE BY YOUR DRAFT IN THE FORM OF “ANNEX 1” ATTACHED DRAWN
ON US AT SIGHT AND ACCOMPANIED BY THE FOLLOWING DOCUMENTS:


 


A DATED STATEMENT SIGNED BY AN AUTHORIZED OFFICER
OF THE BENEFICIARY READING AS FOLLOWS:


 






    	 	-1-	 



     


    

 


 


(A)       WE
ARE ENTITLED TO DRAW ON THE LETTER OF CREDIT PURSUANT TO THE TERMS OF THAT CERTAIN LEASE BY AND BETWEEN _______________, AS LANDLORD,
AND _____________________, AS TENANT


 


OR


 


(B)       _________________
HEREBY CERTIFIES THAT IT HAS RECEIVED NOTICE FROM _____________ THAT THE LETTER OF CREDIT NO. ___________ WILL NOT BE RENEWED, AND THAT
IT HAS NOT RECEIVED A REPLACEMENT OF THIS LETTER OF CREDIT FROM ________________________ SATISFACTORY TO _________________ AT LEAST FORTY-FIVE
(45) DAYS PRIOR TO THE EXPIRATION DATE OF THIS LETTER OF CREDIT.


 


THE LEASE MENTIONED IN THIS
LETTER OF CREDIT IS FOR IDENTIFICATION PURPOSES ONLY AND IT IS NOT INTENDED THAT SAID AGREEMENT BE INCORPORATED HEREIN OR FORM PART OF
THIS LETTER OF CREDIT.


 


DRAFT(S) AND DOCUMENTS MUST
INDICATE THE NUMBER AND DATE OF THIS LETTER OF CREDIT. PARTIAL DRAWINGS ARE PERMITTED.


 


THIS LETTER OF CREDIT SHALL
BE AUTOMATICALLY EXTENDED FOR AN ADDITIONAL PERIOD OF ONE YEAR, WITHOUT AMENDMENT OR CONDITION, FROM THE PRESENT OR EACH FUTURE EXPIRATION
DATE UNLESS AT LEAST FORTY-FIVE (45) DAYS PRIOR TO THE THEN CURRENT EXPIRATION DATE WE NOTIFY YOU AND THE APPLICANT BY REGISTERED MAIL/OVERNIGHT
COURIER SERVICE AT THE ABOVE ADDRESSES THAT THIS LETTER OF CREDIT WILL NOT BE EXTENDED BEYOND THE CURRENT EXPIRATION DATE.


 


THIS LETTER OF CREDIT MAY
BE TRANSFERRED (AND THE PROCEEDS HEREOF ASSIGNED), AT THE EXPENSE OF THE APPLICANT (WHICH PAYMENT SHALL NOT BE A CONDITION TO ANY TRANSFER),
ONE OR MORE TIMES BUT IN EACH INSTANCE ONLY IN THE FULL AMOUNT AVAILABLE TO BE DRAWN UNDER THE LETTER OF CREDIT.


 


ALL DEMANDS FOR PAYMENT SHALL
BE MADE BY PRESENTATION OF THE DATED CERTIFICATION PRIOR TO ______ A.M. ____________ TIME, ON A BUSINESS DAY AT OUR OFFICE (THE “BANK’S
OFFICE”) AT: _________________________________, ATTENTION: STANDBY LETTER OF CREDIT SECTION OR BY FACSIMILE TRANSMISSION AT: (___)
_____________; AND SIMULTANEOUSLY UNDER TELEPHONE ADVICE TO: (___) __________, ATTENTION: STANDBY LETTER OF CREDIT NEGOTIATION SECTION
WITH ORIGINALS TO FOLLOW BY OVERNIGHT COURIER SERVICE.


 


PAYMENT AGAINST CONFORMING
PRESENTATIONS HEREUNDER SHALL BE MADE BY BANK IN IMMEDIATELY AVAILABLE U.S. FUNDS DURING NORMAL BUSINESS HOURS OF THE BANK’S OFFICE
WITHIN TWO (2) BUSINESS DAYS AFTER PRESENTATION NOTWITHSTANDING ANYTHING TO THE CONTRARY IN THE INTERNATIONAL STANDBY PRACTICES OF THE
INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 590 (ISP98).


 


WE HEREBY CERTIFY THAT THIS
IS AN UNCONDITIONAL AND IRREVOCABLE CREDIT AND AGREE WITH THE DRAWERS, ENDORSERS AND BONAFIDE HOLDERS THAT THE DRAFTS DRAWN UNDER AND
IN ACCORDANCE WITH THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT SHALL BE DULY HONORED UPON PRESENTATION TO THE DRAWEE, IF NEGOTIATED
ON OR BEFORE THE EXPIRATION DATE OF THIS CREDIT.


 






    	 	-2-	 



     


    

 


EXCEPT TO THE EXTENT INCONSISTENT
WITH THE EXPRESS TERMS HEREOF, THIS LETTER OF CREDIT IS SUBJECT TO THE INTERNATIONAL STANDBY PRACTICES OF THE INTERNATIONAL CHAMBER OF
COMMERCE, PUBLICATION NO. 590 (ISP98).


 


 





	 	 	 
	AUTHORIZED SIGNATURE	 	AUTHORIZED SIGNATURE



 


 






    	 	-3-	 



     


    

 





ANNEX 1


 


 




BILL OF EXCHANGE


 


DATE:


 


AT                                     SIGHT OF THIS BILL OF EXCHANGE


 


PAY TO THE ORDER OF _______________________________________________


 


US _______________________________________ DOLLARS (US
$_________________)


 


DRAWN UNDER


 


CREDIT NUMBER NO.                                    DATED


 


 


 


TO:


 


 


...............................................................


Authorized Signature


 





 


 


 






    	 	-4-	 



     


    

 


 


EXHIBIT “A”


 


DATE:


 


	TO: ____________________________	RE:	STANDBY LETTER OF CREDIT
	 	 	 
	       ____________________________		NO. _____________________________
	 	 	 
	 		ISSUED BY _________________________________



 





LADIES AND GENTLEMEN:


 


FOR VALUE RECEIVED, THE UNDERSIGNED BENEFICIARY
HEREBY IRREVOCABLY TRANSFERS TO:


 


	(NAME OF TRANSFEREE)	________________________________________________
	 	 
	(ADDRESS)	________________________________________________
	 	 
	 	________________________________________________



  


ALL RIGHTS OF THE UNDERSIGNED
BENEFICIARY TO DRAW UNDER THE ABOVE LETTER OF CREDIT UP TO ITS AVAILABLE AMOUNT AS SHOWN ABOVE AS OF THE DATE OF THIS TRANSFER.


 


BY THIS TRANSFER, ALL RIGHTS
OF THE UNDERSIGNED BENEFICIARY IN SUCH LETTER OF CREDIT ARE TRANSFERRED TO THE TRANSFEREE. TRANSFEREE SHALL HAVE THE SOLE RIGHTS AS BENEFICIARY
THEREOF, INCLUDING SOLE RIGHTS RELATING TO ANY AMENDMENTS, WHETHER INCREASES OR EXTENSIONS OR OTHER AMENDMENTS, AND WHETHER NOW EXISTING
OR HEREAFTER MADE. ALL AMENDMENTS ARE TO BE ADVISED DIRECT TO THE TRANSFEREE WITHOUT NECESSITY OF ANY CONSENT OF OR NOTICE TO THE UNDERSIGNED
BENEFICIARY.


 


THE ORIGINAL OF SUCH LETTER
OF CREDIT IS RETURNED HEREWITH, AND WE ASK YOU TO ENDORSE THE TRANSFER ON THE REVERSE THEREOF, AND


 


FORWARD IT DIRECTLY TO THE
TRANSFEREE WITH YOUR CUSTOMARY NOTICE OF TRANSFER.


 


	SINCERELY,	SIGNATURE AUTHENTICATED
	 	 
	_____________________________	_________________________________
	(BENEFICIARY’S NAME)	(Name of Bank)
	 	 
	_____________________________	_________________________________
	 SIGNATURE OF BENEFICIARY	(authorized signature)


 






    	 	-5-	 



     


    

 


 


EXHIBIT
21B



Approved Form of First Republic Bank Letter of Credit


 





 


 



    	 	-1-	 



     


    




 





 


 



    	 	-2-	 



     


    




 





 


 



    	 	-3-	 



     


    




 





 


 



    	 	-4-	 



     


    




 





 






    	 	-5-