Exhibit 10.1


 


LEASE AGREEMENT


 


THIS LEASE AGREEMENT
(this “Lease”) is made as of this 28th day of May, 2021, between ARE-MA REGION NO. 59, LLC, a Delaware
limited liability company (“Landlord”), and INVIVO THERAPEUTICS CORPORATION, a Delaware corporation
(“Tenant”).


 


BASIC LEASE PROVISIONS


 


Address
of Building: 1400 One Kendall Square, Cambridge, MA 02139


 


	Premises:	That
                                            portion of (i) the fourth floor of the Building in the Project (each as defined below),
                                            commonly known as Suite 14-402, containing approximately 5,104 rentable square feet,
                                            and (ii) the first floor of the Building, commonly known as Suite 14-103, containing
                                            approximately 35 rentable square feet, all as determined by Landlord, as shown on Exhibit A.
                                            The rentable square footage of the Premises shall not be subject to re-measurement during
                                            the Term.



 


	Building:	The
                                            building in the Project currently known and numbered as 1400 One Kendall Square, Cambridge,
                                            Massachusetts, and located on the real property owned by Landlord and described on Exhibit B
                                            (the “Property”).



 


	Project:	The
                                            real property on which the Building in which the Premises are located, together with all
                                            improvements thereon and appurtenances thereto as described on Exhibit B.
	 	 
	Base Rent:	Period	Base Rent
	 	 	 
	 	Commencement Date – 10/31/21	 $78.51/RSF of the Premises
                                            per year
	 	11/1/21 – 10/31/22	$80.87//RSF of the Premises
                                            per year
	 	11/1/22 – 10/31/23	$83.29/RSF of the Premises
                                            per year
	 	11/1/23 – 12/31/23	$85.79/RSF of the Premises
                                            per year



 


Rentable Area of Premises: 5,104
rentable square feet





  


Rentable Area
of Project: 815,348 rentable square feet





 


Rentable Area
of the 4th Floor of the Building: 26,150 rentable square feet





  


Rentable Area
of Building:  133,989 rentable square feet




 


Building’s
Share of Operating Expenses of Project:  16.43%





  


Tenant’s
Share of Operating Expenses of Building:  3.81%





  


Tenant’s
Share of the 4th Floor of the Building:  19.52%




 


Security
Deposit:  $100,178.76




 


	Base Term:	Beginning on the Commencement
    Date and ending on December 31, 2023.
	 	 
	Permitted Use:	Research and development
    laboratory, GMP manufacturing, related office and other related uses consistent with the character of the Project and otherwise in
    compliance with the provisions of Section 7 hereof.


 


 


 






     


     


    

 


		

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	Address for Rent Payment:	Landlord’s Notice Address:
	ARE-MA Region No. 59, LLC	26 North Euclid Avenue
	P.O. Box 944193	Pasadena, CA 91101
	Cleveland, OH 44194-4193	Attention: Corporate Secretary


 


Tenant’s Notice Address:


1400 One Kendall Square, Suite 14-402


Cambridge, MA 02139


Attention: Lease Administrator


 


The following Exhibits and Addenda are attached
hereto and incorporated herein by this reference:


 


x EXHIBIT A
- PREMISES DESCRIPTION          x EXHIBIT B - DESCRIPTION OF PROPERTY


  ̈
EXHIBIT C - INTENTIONALLY OMITTED     x EXHIBIT D - COMMENCEMENT DATE


 x EXHIBIT E
- RULES AND REGULATIONS    x EXHIBIT F -
TENANT’S PERSONAL PROPERTY


 x EXHIBIT G
- NOTIFICATION OF PRESENCE OF ASBESTOS CONTAINING MATERIALS


 


1.            Lease
of Premises. Upon and subject to all of the terms and conditions of this Lease, Landlord hereby leases the Premises to Tenant and
Tenant hereby leases the Premises from Landlord. The portions of the Project which are for the non-exclusive use of tenants of the Building
are collectively referred to herein as the “Common Areas,” including, without limitation, the Wellness Room (Room
458) located on the 4th floor of the Building. Subject to the terms and conditions of this Lease, Tenant shall have the appurtenant
right to use the Common Areas for their intended uses. In addition to other rights reserved herein or by law, Landlord reserves the right
from time to time, without material interruption of Tenant’s access to the Premises or use the Premises for the Permitted Use (except
in emergency): (i) to make additions to or reconstructions of the Building, Property and Project and to install, use, maintain,
repair, replace and relocate for service to the Premises or other parts of the Building, Property and/or Project, pipes, ducts, conduits,
wires and appurtenant fixtures, wherever located in the Premises, the Building, the Property or elsewhere in the Project, including without
limitation, the installation of such facilities in the plenums of the ceilings of the Premises (or, if there is no drop ceiling, within
the space above 10 feet of any floor of the Premises), and coring therefor between the ceiling or top surface of any portion of the Premises,
and the space above the Premises in the plenum or below the top of the Premises as aforesaid; and (ii) to alter or relocate any
Common Area or facility. Commencing on the Commencement Date and continuing thereafter through the expiration of the Term, Tenant shall
have access to the Building and the Premises 24 hours a day, 7 days a week, except in the case of emergencies, as the result of Legal
Requirements, the performance by Landlord of any installation, maintenance or repairs, or any other temporary interruptions, and otherwise
subject to the terms of this Lease.


 


2.            Delivery;
Acceptance of Premises; Commencement Date. The “Commencement Date” shall be the day immediately following
the termination date of the Shiseido Lease (as defined below), which termination date is anticipated to occur on May 31, 2021 (such
that the Commencement Date would be June 1, 2021). Upon request of Landlord, Tenant shall execute and deliver a written acknowledgment
of the Commencement Date and the expiration date of the Term when such are established in the form of the “Acknowledgement of Commencement
Date” attached to this Lease as Exhibit D; provided, however, Tenant’s failure to execute and deliver
such acknowledgment shall not affect Landlord’s rights hereunder. The “Term” of this Lease shall be the Base
Term, as defined above on the first page of this Lease.


 


Landlord
and Tenant acknowledge that (a) Tenant occupied the Premises prior to the Commencement Date pursuant to that certain sublease agreement
between Shiseido Americas Corporation (“Shiseido”), the current tenant of the Premises, pursuant to a sublease
agreement between Tenant and Shiseido (the “Sublease”), and (b) Shiseido is terminating its existing lease (the
 “Shiseido Lease”) with respect to the Premises and the Sublease is being terminated concurrently therewith.


 


 


 






     


     


    

 


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Except
as otherwise expressly set forth in this Lease: (i) Tenant shall accept the Premises in their “as-is” condition
as of the Commencement Date, subject to all applicable Legal Requirements (as defined in Section 7 hereof); (ii) Landlord
shall have no obligation for any defects in the Premises; and (iii) Tenant’s taking possession of the Premises shall be conclusive
evidence that Tenant accepts the Premises and that the Premises were in good condition at the time possession was taken. Notwithstanding
anything to the contrary contained herein, nothing in this paragraph shall limit Landlord’s maintenance and repair obligations
under Section 13 of this Lease.


 


For the period of 30 consecutive
days after the Commencement Date, Landlord shall, at its sole cost and expense (which shall not constitute an Operating Expense), be
responsible for any repairs that are required to be made to the Building Systems (as defined in Section 13) serving the Premises,
unless Tenant or any Tenant Party was responsible for the cause of such repair, in which case Tenant shall pay the cost.


 


Landlord and Tenant agree
that this Lease shall not be effective unless and until Landlord obtains consent to this Lease from the lender that currently holds a
mortgage secured by the Project (the “Lender”). Landlord agrees to use reasonable efforts to obtain Lender’s
consent to this Lease and agrees to promptly notify Tenant upon Landlord’s receipt of such consent from Lender.


 


Tenant agrees and acknowledges
that, except as otherwise expressly set forth in this Lease, neither Landlord nor any agent of Landlord has made any representation or
warranty with respect to the condition of all or any portion of the Premises or the Project, and/or the suitability of the Premises or
the Project for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises or the Project are suitable
for the Permitted Use. This Lease (including its exhibits) constitutes the complete agreement of Landlord and Tenant with respect to
the subject matter hereof and supersedes any and all prior representations, inducements, promises, agreements, understandings and negotiations
which are not contained herein. Landlord in executing this Lease does so in reliance upon Tenant’s representations, warranties,
acknowledgments and agreements contained herein.


 


3.            Rent.


 


(a)          Base
Rent. The first full calendar month’s Base Rent and the Security Deposit shall be due and payable concurrently with Tenant’s
delivery of an executed copy of this Lease to Landlord. Commencing on the Commencement Date, Tenant shall pay to Landlord in advance,
without demand, abatement, deduction or set-off, monthly installments of Base Rent on or before the first day of each calendar month
during the Term hereof, in lawful money of the United States of America, at the office of Landlord for payment of Rent set forth above,
or to such other person or at such other place as Landlord may from time to time designate in writing, or via federally insured wire
transfer (including ACH) pursuant to the wire instructions provided by Landlord. Payments of Base Rent for any fractional calendar month
shall be prorated. If the Commencement Date occurs on a day other than the first day of a calendar month, the difference between the
first full calendar month’s Base Rent paid upon delivery of an executed copy of this Lease by Tenant to Landlord and the prorated
Base Rent for the fractional month in which the Commencement Date occurs shall be applied by Landlord to such first full calendar month
after the Commencement Date, and Tenant shall pay the remainder of the first full calendar month’s rent to Landlord on or before
the first day of such first full calendar month. The obligation of Tenant to pay Base Rent, Additional Rent and any other sums to Landlord
and the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce,
or set-off any Rent (as defined in Section 5) due hereunder except for any abatement as may be expressly provided in this
Lease.


 


(b)          Additional
Rent. Additional Rent. In addition to Base Rent, Tenant agrees to pay to Landlord as additional rent (“Additional
Rent”): (i) commencing on the Commencement Date, Tenant’s Share of Operating Expenses (as defined in Section 5),
and (ii) any and all other amounts Tenant assumes or agrees to pay under the provisions of this Lease, including, without limitation,
any and all other sums that may become due by reason of any default of Tenant or failure to comply with the agreements, terms, covenants
and conditions of this Lease to be performed by Tenant, after any applicable notice and cure period.


 


 


 






     


     


    

 


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4.            Base
Rent Adjustments. Base Rent shall be increased during the Term pursuant to the schedule set forth on page 1 of this Lease.


 


5.            Operating
Expense Payments. Landlord shall deliver to Tenant a written estimate of Operating Expenses for each calendar year during the Term
(the “Annual Estimate”), which may be revised by Landlord from time to time during such calendar year. Commencing
on the Commencement Date, and continuing thereafter on the first day of each month during the Term, Tenant shall pay Landlord an amount
equal to 1/12th of Tenant’s Share of the Annual Estimate. Payments for any fractional calendar month shall be prorated.


 


The
term “Operating Expenses” means all costs and expenses of any kind or description whatsoever incurred or accrued each
calendar year by Landlord with respect to the Building and Property (including, without duplication, the Building’s Share of Project
with respect to all costs and expenses of any kind or description incurred or accrued by Landlord with respect to the Project which are
not specific to the Building or Property or any other building or property located in the Project) including, without duplication or
limitation, (s) Taxes (as defined in Section 9), (t) Utilities (as defined in Section 11), (u) insurance,
(v) the cost of upgrades to the Building or Project or enhanced services provided at the Building and/or Project which are
intended to encourage social distancing, promote and protect health and physical well-being and/or intended to limit the spread of communicable
diseases and/or viruses of any kind or nature (collectively, “Infectious Conditions”), (w) the cost (including,
without limitation, any commercially reasonable subsidies which Landlord may provide in connection with the Project Amenities) of the
common area amenities (the “Project Amenities”) now or hereafter located at the Project, (x) transportation services
(including the Shuttle Service Costs (as defined in Section 40(n)), (y) Permitted Capital Expenditures (as defined below)
amortized over the lesser of 10 years and the useful life of such Permitted Capital Expenditures, and (z) the costs of Landlord’s
third party property manager (not to exceed 3% of Base Rent) or, if there is no third party property manager, administration rent in
the amount of 3.0% of Base Rent), excluding only:


 


(a)            the
original construction costs of the Project and renovation prior to the date of this Lease and costs of correcting defects in such original
construction or renovation;


 


(b)            capital
expenditures other than those capital repairs improvements and replacements that: (1) are required in order to comply with Legal
Requirements (other than compliance with those Legal Requirements for which Landlord is, at Landlord’s sole cost and expense, responsible
for compliance with pursuant the provisions of the first sentence of the second paragraph of Section 7 below); (2) which
are intended to reduce Operating Expenses, (3) are intended to maintain or improve the utility, safety, efficiency or capacity of
the Building, any Building Systems or the Common Areas of the Project, (4) are incurred in connection with repairs that extend the
life of any capital items and/or (5) are triggered by Tenant’s particular use of the Premises or Tenant’s Alterations
(collectively, “Permitted Capital Improvements”);


 


(c)            interest,
principal payments of Mortgage (as defined in Section 27) debts of Landlord, financing costs and amortization of funds borrowed
by Landlord, whether secured or unsecured and all payments of base rent (but not taxes or operating expenses) under any ground lease
or other underlying lease of all or any portion of the Project;


 


(d)            depreciation
of the Project (except for capital improvements, the cost of which are includable in Operating Expenses);


 


 


 






     


     


    

 


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(e)           advertising,
legal and space planning expenses and leasing commissions and other costs and expenses incurred in procuring and leasing space to tenants
for the Project, including any leasing office maintained in the Project, free rent and construction allowances for tenants;


 


(f)           legal
and other expenses incurred in the negotiation or enforcement of leases;


 


(g)           completing,
fixturing, improving, renovating, painting, redecorating or other work, which Landlord pays for or performs for other tenants within
their premises, and costs of correcting defects in such work;


 


(h)           costs
to be reimbursed by other tenants of the Project or Taxes to be paid directly by Tenant or other tenants of the Project, whether or not
actually paid;


 


(i)            salaries,
wages, benefits and other compensation (including fringe benefits) paid to officers and employees of Landlord who are not assigned in
whole or in part to the operation, management, maintenance or repair of the Project;


 


(j)            general
organizational, administrative and overhead costs relating to maintaining Landlord’s existence, either as a corporation, partnership,
or other entity, including general corporate, legal and accounting expenses;


 


(k)           costs
(including attorneys’ fees and costs of settlement, judgments and payments in lieu thereof) incurred in connection with disputes
with tenants, other occupants, or prospective tenants, and costs and expenses, including legal fees, incurred in connection with negotiations
or disputes with employees, consultants, management agents, leasing agents, purchasers or mortgagees of the Building or Property;


 


(l)            costs
incurred by Landlord 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 (as defined in Section 7);


 


(m)          penalties,
fines or interest incurred as a result of Landlord’s inability or failure to make payment of Taxes or the payment of other amounts
payable by Landlord and/or to file any tax or informational returns when due, or from Landlord’s failure to make any payment of
Taxes or such payment of other amounts required to be made by Landlord hereunder before delinquency;


 


(n)            overhead
and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or services in or to the Project to
the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis;


 


(o)            costs
of Landlord’s charitable or political contributions, or of fine art maintained at the Project;


 


(p)            costs
in connection with services (including electricity and other Utilities), items or other benefits of a type which are not standard for
the Project and which are not available to Tenant without specific charges therefor, but which are provided to another tenant or occupant
of the Project, whether or not such other tenant or occupant is specifically charged therefor by Landlord;


 


(q)            costs
incurred in the sale or refinancing of the Property or Project;


 


(r)            net
income taxes of Landlord or the owner of any interest in the Property or Project, franchise, capital stock, transfer, gift, estate or
inheritance taxes or any federal, state or local documentary taxes imposed against the Property or Project or any portion thereof or
interest therein;


 


 


 






     


     


    

 


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(s)           long
term rentals of equipment ordinarily considered to be of a capital nature, except to the extent that such equipment is customarily leased
in the operation of first class laboratory/office buildings in the Cambridge area;


 


(t)            reserves
of any kind (other than reserves for Taxes for the then-current year);


 


(u)          costs
reimbursed to Landlord under any warranty carried by Landlord for the Project;


 


(v)          any
costs incurred to remove, study, test or remediate Hazardous Materials (as defined in Section 30) in or about the Building
or the Project for which Tenant is not responsible under this Lease;


 


(w)          costs
to the extent arising from the gross negligence or willful misconduct of Landlord or its agents or employees;


 


(x)           Utility
and other costs reimbursed by other tenants of the Project;


 


(y)           cost
of repairs or other work necessitated by fire, windstorm or other similar casualty (except for insurance deductibles); and


 


(z)           any
expenses otherwise includable within Operating Expenses to the extent actually reimbursed by persons other than tenants of the Project
under leases for space in the Project.


 


Furthermore, notwithstanding
anything to the contrary contained in this Lease, Landlord shall not recover under this section or elsewhere in this Lease any item of
cost more than once.


 


In addition, notwithstanding
anything to the contrary contained in this Lease, Operating Expenses incurred or accrued by Landlord with respect to any capital improvements
which are reasonably expected by Landlord to reduce overall Operating Expenses (for example, without limitation, by reducing energy usage
at the Project) (the “Energy Savings Costs”) shall be amortized over a period of years equal to the least of (A) 10
years, (B) the useful life of such capital items, or (C) the quotient of (i) the Energy Savings Costs, divided by (ii) the
annual amount of Operating Expenses reasonably expected by Landlord to be saved as a result of such capital improvements.


 


Within 90 days after the
end of each calendar year (or such longer period as may be reasonably required), Landlord shall furnish to Tenant a statement (an “Annual
Statement”) showing in reasonable detail: (a) the total and Tenant’s Share of actual Operating Expenses for the
previous calendar year, and (b) the total of Tenant’s payments in respect of Operating Expenses for such year. If Tenant’s
Share of actual Operating Expenses for such year exceeds Tenant’s payments of Operating Expenses for such year, the excess shall
be due and payable by Tenant as Rent within 30 days after delivery of such Annual Statement to Tenant. If Tenant’s payments of
Operating Expenses for such year exceed Tenant’s Share of actual Operating Expenses for such year Landlord shall pay the excess
to Tenant within 30 days after delivery of such Annual Statement, except that after the expiration, or earlier termination of the Term
or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due
Landlord.


 


 


 






     


     


    

 


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The Annual Statement shall
be final and binding upon Tenant unless Tenant, within 90 days after Tenant’s receipt thereof, shall contest any item therein by
giving written notice to Landlord, specifying each item contested and the reason therefor. If, during such 90 day period, Tenant reasonably
and in good faith questions or contests the accuracy of Landlord’s statement of Tenant’s Share of Operating Expenses, Landlord
will provide Tenant with access to Landlord’s books and records relating to the operation of the Project and such information as
Landlord reasonably determines to be responsive to Tenant’s questions (the “Expense Information”). If after
Tenant’s review of such Expense Information, Landlord and Tenant cannot agree upon the amount of Tenant’s Share of Operating
Expenses, then Tenant shall have the right to have an independent public accounting firm selected by Tenant from among the 5 largest
in the United States, working pursuant to a fee arrangement other than a contingent fee (at Tenant’s sole cost and expense) and
approved by Landlord (which approval shall not be unreasonably withheld or delayed), audit and/or review the Expense Information for
the year in question (the “Independent Review”). The results of any such Independent Review shall be binding on Landlord
and Tenant. If the Independent Review shows that the payments actually made by Tenant with respect to Operating Expenses for the calendar
year in question exceeded Tenant’s Share of Operating Expenses for such calendar year, Landlord shall at Landlord’s option
either (i) credit the excess amount to the next succeeding installments of estimated Operating Expenses or (ii) pay the excess
to Tenant within 30 days after delivery of such statement, except that after the expiration or earlier termination of this Lease or if
Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord.
If the Independent Review shows that Tenant’s payments with respect to Operating Expenses for such calendar year were less than
Tenant’s Share of Operating Expenses for the calendar year, Tenant shall pay the deficiency to Landlord within 30 days after delivery
of such statement. If the Independent Review shows that Tenant has overpaid with respect to Operating Expenses by more than 5% then Landlord
shall reimburse Tenant for all costs incurred by Tenant for the Independent Review. Operating Expenses for the calendar years in which
Tenant’s obligation to share therein begins and ends shall be prorated. Notwithstanding anything set forth herein to the contrary,
if the Building is not at least 95% occupied on average during any year of the Term, Tenant’s Share of Operating Expenses for such
year shall be computed as though the Building had been 95% occupied on average during such year.


 


“Tenant’s
Share” shall be the percentage shall be the percentage set forth in the Basic Lease Provisions as Tenant’s Share of Operating
Expenses of Building, and “Building’s Share of Project” shall be the percentage set forth in the Basic Lease
Provisions as the Building’s Share of Operating Expenses of Project, each as may be reasonably adjusted by Landlord for changes
in the physical size of the Premises, Building, Property or Project occurring thereafter. The rentable square footage of the Premises
shall not be subject to re-measurement during the Term. Landlord may equitably increase Tenant’s Share for any item of expense
or cost reimbursable by Tenant that relates to a repair, replacement, or service that benefits only the Premises or only a portion of
the Building, Property or Project that includes the Premises or that varies with occupancy or use. Landlord may equitably increase the
Building’s Share of Project for any item of expense or cost reimbursable by Tenant that relates to a repair, replacement, or service
that benefits only the Building or only a portion of the Property or Project that includes the Building or that varies with occupancy
or use of the Building. Base Rent, Tenant’s Share of Operating Expenses of Building and all other amounts payable by Tenant to
Landlord hereunder are collectively referred to herein as “Rent.”


 


6.            Security
Deposit. Tenant shall deposit with Landlord, upon delivery of an executed copy of this Lease to Landlord, a security deposit (the
 “Security Deposit”) for the performance of all of Tenant’s obligations hereunder in the amount set forth in
the Basic Lease Provisions, which Security Deposit shall be in the form of an unconditional and irrevocable letter of credit (the “Letter
of Credit”): (i) in form and substance satisfactory to Landlord, (ii) naming Landlord as beneficiary, (iii) expressly
allowing Landlord to draw upon it at any time from time to time by delivering to the issuer notice that Landlord is entitled to draw
thereunder, (iv) issued by an FDIC-insured financial institution reasonably satisfactory to Landlord, and (v) redeemable by
presentation of a sight draft in the state of Landlord’s choice. If Tenant does not provide Landlord with a substitute Letter of
Credit complying with all of the requirements hereof at least 10 days before the stated expiration date of any then current Letter of
Credit, Landlord shall have the right to draw the full amount of the current Letter of Credit and hold the funds drawn in cash without
obligation for interest thereon as the Security Deposit. The Security Deposit shall be held by Landlord as security for the performance
of Tenant’s obligations under this Lease. The Security Deposit is not an advance rental deposit or a measure of Landlord’s
damages in case of Tenant’s default. Upon each occurrence of a default (subject to applicable notice and cure periods), Landlord
may use all or any part of the Security Deposit to pay delinquent payments due under this Lease, and the cost of any damage, injury,
expense or liability caused by such Default, without prejudice to any other remedy provided herein or provided by law. Upon any such
use of all or any portion of the Security Deposit, Tenant shall pay Landlord on demand the amount that will restore the Security Deposit
to the amount set forth in the Basic Lease Provisions. Tenant hereby waives the provisions of any law, now or hereafter in force, which
provide that 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 Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums reasonably
necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission of Tenant
or any officer, employee, agent or invitee of Tenant which constitutes a default under this Lease (subject to applicable notice and cure
periods). Upon bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed to be applied first
to the payment of Rent and other charges due Landlord for periods prior to the filing of such proceedings. Upon any such use of all or
any portion of the Security Deposit, Tenant shall, within 5 days after written demand from Landlord, restore the Security Deposit to
its original amount. If Tenant shall fully perform every provision of this Lease to be performed by Tenant, the Security Deposit, or
any balance thereof (i.e., after deducting therefrom all amounts to which Landlord is entitled under the provisions of this Lease), shall
be returned to Tenant within 90 days after the expiration or earlier termination of this Lease.


 


 


 






     


     


    

 


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If Landlord transfers its
interest in the Project or this Lease, Landlord shall either (a) transfer any Security Deposit then held by Landlord to a person
or entity assuming Landlord’s obligations under this Section 6, or (b) return to Tenant any Security Deposit then
held by Landlord and remaining after the deductions permitted herein. Upon such transfer to such transferee or the return of the Security
Deposit to Tenant, Landlord shall have no further obligation with respect to the Security Deposit, and Tenant’s right to the return
of the Security Deposit shall apply solely against Landlord’s transferee. The Security Deposit is not an advance rental deposit
or a measure of Landlord’s damages in case of Tenant’s default. Landlord’s obligation respecting the Security Deposit
is that of a debtor, not a trustee, and no interest shall accrue thereon.


 


7.            Use.


 


(a)          Tenant’s
Use. The Premises shall be used solely for the Permitted Use set forth in the basic lease provisions on page 1 of this Lease,
and in compliance with all laws, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions
now or hereafter applicable to the Premises, and to the use and occupancy thereof, including, without limitation, the Americans With
Disabilities Act, 42 U.S.C. § 12101, et seq. (together with the regulations promulgated pursuant thereto, “ADA”)
(collectively, “Legal Requirements” and each, a “Legal Requirement”). Tenant shall, upon 5 days’
written notice from Landlord, discontinue any use of the Premises which is declared by any Governmental Authority (as defined in Section 9)
having jurisdiction to be a violation of a Legal Requirement. Tenant will not use or permit the Premises to be used for any purpose or
in any manner that would void Tenant’s or Landlord’s insurance, increase the insurance risk, or cause the disallowance of
any sprinkler or other credits. Tenant shall not permit any part of the Premises to be used as a “place of public accommodation”,
as defined in the ADA or any similar legal requirement. Tenant shall reimburse Landlord within 30 days after Tenant’s receipt of
written demand therefor for any additional premium charged for any such insurance policy to the extent incurred by Landlord by reason
of Tenant’s failure to comply with the provisions of this Section or otherwise caused by Tenant’s use and/or occupancy
of the Premises. Tenant will use the Premises in a careful, safe and proper manner and will not commit or permit waste, overload the
floor or structure of the Premises, subject the Premises to use that would damage the Premises or obstruct or interfere with the rights
of Landlord or other tenants or occupants of the Project, including conducting or giving notice of any auction, liquidation, or going
out of business sale on the Premises, or using or allowing the Premises to be used for any unlawful purpose. Tenant shall cause any equipment
or machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations from the Premises from extending into Common
Areas, or other space in the Project. Tenant shall not place any machinery or equipment that would overload the floor in or upon the
Premises or transport or move such items through the Common Areas of the Project or in the Project elevators without the prior written
consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. Tenant shall not, without the prior written
consent of Landlord, use the Premises in any manner which will require ventilation, air exchange, heating, gas, steam, electricity or
water beyond the existing capacity of the Project as proportionately allocated to the Premises based upon Tenant’s Share as usually
furnished for the Permitted Use.


 


 


 






     


     


    

 


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Landlord
shall be responsible, at Landlord’s cost and not as part of Operating Expenses, for the compliance of the Common Areas of the Project
and the Property with Legal Requirements (including the ADA) as of the Commencement Date. Following the Commencement Date, Landlord
shall be responsible for performing alterations or modifications to the Common Areas or the exterior of the Building that are required
by Legal Requirements; provided, however, that Landlord shall be entitled to reimbursement for the costs thereof (a) as an Operating
Expense (except to the extent the cost thereof is excluded from Operating Expenses pursuant to Section 5 hereof) to the extent
such Legal Requirement is generally applicable to similar buildings in the area in which the Project is located, and (b) at Tenant’s
expense, only to the extent such Legal Requirement is triggered by reason of Tenant’s, as compared to other tenants of the Project,
particular use (as opposed to use for as general laboratory and administrative office use) of the Premises or Tenant’s Alterations.
Except as provided in the 2 immediately preceding sentences, Tenant, at its sole expense, shall make any alterations or modifications
to the interior of the Premises that are required by Legal Requirements (including, without limitation, compliance of the Premises with
the ADA) related to Tenant’s particular use (as opposed to use for as general laboratory and administrative office use) of the
Premises or Tenant’s Alterations. Tenant shall be responsible for any and all demands, claims, liabilities, losses, costs, expenses,
actions, causes of action, damages or judgments, and all reasonable expenses incurred in investigating or resisting the same (including,
without limitation, reasonable attorneys’ fees, charges and disbursements and costs of suit) (collectively, “Claims”)
arising out of or in connection with Legal Requirements related to Tenant’s particular use (as opposed to use for as general laboratory
and administrative office use) or occupancy of the Premises or Tenant’s Alterations, and Tenant shall indemnify, defend, hold and
save Landlord harmless from and against any and all Claims arising out of or in connection with any failure of the Premises to comply
with any Legal Requirement related to Tenant’s particular use (as opposed to use for as general laboratory and administrative office
use) or occupancy of the Premises or Tenant’s Alterations.


 


(b)          Energy
Use Reporting. Tenant agrees to provide, within 10 business days of request by Landlord, such information and documentation as may
be needed for compliance with the City of Cambridge Building Energy Use Disclosure Ordinance, Section 8.67.010 et seq. of the Municipal
Code of the City of Cambridge (as the same may be amended, the “Cambridge Building Energy Use Disclosure Ordinance”),
and other such energy or sustainability requirements as may be adopted from time to time by the City of Cambridge or any other governmental
authority with jurisdiction over the Building, which information shall include without limitation usage at or by the Premises of electricity,
natural gas, steam, hot or chilled water or other energy. Landlord shall report to the applicable governmental authority such energy
usage for the Building and other Building information as required by the Cambridge Building Energy Use Disclosure Ordinance.


 


(c)          LEED.
Tenant acknowledges that Landlord may, but shall not be obligated to, seek to obtain Leadership in Energy and Environmental Design (LEED),
WELL Building Standard, or other similar “green” certification with respect to the Project and/or the Premises, and Tenant
agrees to reasonably cooperate with Landlord (at no additional cost or expense to Tenant), and to provide such information and/or documentation
as Landlord may reasonably request, in connection therewith.


 


 


 






     


     


    

 


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8.            Holding
Over. If, with Landlord’s express written consent, Tenant retains possession of the Premises after the termination of the Term,
(a) unless otherwise agreed in such written consent, such possession shall be subject to immediate termination by Landlord at any
time, (b) all of the other terms and provisions of this Lease (including, without limitation, the adjustment of Base Rent pursuant
to Section 4 hereof) shall remain in full force and effect (excluding any expansion or renewal option or other similar right
or option) during such holdover period, (c) Tenant shall continue to pay Base Rent in the amount payable upon the date of the expiration
or earlier termination of this Lease or such other amount as Landlord and Tenant may mutually agree in a written consent signed by both
parties, and (d) all other payments shall continue under the terms of this Lease. If Tenant remains in possession of the Premises
after the expiration or earlier termination of the Term without the express written consent of Landlord, (i) Tenant shall become
a tenant at sufferance upon the terms of this Lease except that the monthly rental shall be equal to 150% of Base Rent in effect during
the last 30 days of the Term, plus 100% Operating Expenses due from Tenant to Landlord hereunder, and (ii) if Tenant holds over
in excess of 30 days, Tenant shall be responsible for all damages suffered by Landlord resulting from or occasioned by Tenant’s
holding over, including consequential damages. No holding over by Tenant, whether with or without consent of Landlord, shall operate
to extend this Lease except as otherwise expressly provided, and this Section 8 shall not be construed as consent for Tenant
to retain possession of the Premises. Acceptance by Landlord of Rent after the expiration of the Term or earlier termination of this
Lease shall not result in a renewal or reinstatement of this Lease.


 


9.            Taxes.
Landlord shall pay, as part of Operating Expenses, all taxes, levies, fees, assessments and governmental charges of any kind, existing
as of the Commencement Date or thereafter enacted (collectively referred to as “Taxes”), imposed by any federal, state,
regional, municipal, local or other governmental authority or agency, including, without limitation, quasi-public agencies (collectively,
 “Governmental Authority”) during the Term, including, without limitation, all Taxes: (i) imposed on or measured
by or based, in whole or in part, on rent payable to (or gross receipts received by) Landlord under this Lease and/or from the rental
by Landlord of the Building, Property or Project or any portion thereof, or (ii) based on the square footage, assessed value or
other measure or evaluation of any kind of the Premises, Building, Property or Project or portion thereof, or (iii) assessed or
imposed by or on the operation or maintenance of any portion of the Premises, Building, Property or Project, including parking, or (iv) assessed
or imposed by, or at the direction of, or resulting from Legal Requirements, or interpretations thereof, promulgated by, any Governmental
Authority, or (v) imposed as a license or other fee, charge, tax or assessment on Landlord’s business or occupation of leasing
space in the Building, Property or Project or portion thereof. Landlord may contest by appropriate legal proceedings the amount, validity,
or application of any Taxes or liens securing Taxes. Taxes shall not include any net income taxes imposed on Landlord except to the extent
such net income taxes are in substitution for any Taxes payable hereunder. If any such Tax is levied or assessed directly against Tenant,
then Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require. Operating
Expenses hereunder shall also include the cost of tax monitoring services provided to Landlord with respect to the Building, Property
or Project. Tenant shall pay, prior to delinquency, any and all Taxes levied or assessed against any personal property or trade fixtures
placed by Tenant in the Premises, whether levied or assessed against Landlord or Tenant. If any Taxes on Tenant’s personal property
or trade fixtures are levied against Landlord or Landlord’s property, or if the assessed valuation of the Building, Property or
Project is increased by a value attributable to improvements in or alterations to the Premises, whether owned by Landlord or Tenant and
whether or not affixed to the real property so as to become a part thereof, higher than the base valuation on which Landlord from time-to-time
allocates Taxes to all tenants in the Building, Property or Project, or portion thereof of which the Premises are a part, Landlord shall
have the right, but not the obligation, to pay such Taxes. Landlord’s determination of any excess assessed valuation shall be binding
and conclusive, absent manifest error. The amount of any such payment by Landlord shall constitute Additional Rent due from Tenant to
Landlord immediately upon demand.


 


 


 






     


     


    

 



 





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10.            Parking and PTDM.


 


(a)            Parking
and Monthly Parking Charge. Subject to all applicable Legal Requirements, Force Majeure, a Taking (as defined in Section 19
below), the exercise by Landlord of its rights hereunder, commencing on the Commencement Date, Tenant shall have the right, in common
with other tenants of the Project, to use 5 parking spaces (“Tenant’s Parking Allocation”) in the parking facility
located at the One Kendall Square Garage located on Binney Street (the “OKS Garage”), which parking spaces shall be
located in those areas designated for non-reserved parking, subject in each case to Landlord’s reasonable rules and regulations
and payment by Tenant to Landlord of the Monthly Parking Charges for the number of parking spaces Tenant has elected to use; provided,
however, Landlord may relocate any or all of Tenant’s Parking Allocation from the OKS Garage to another parking facility in close
proximity to the OKS Garage (i.e., being within 0.25 miles of the OKS Garage). Tenant shall deliver written notice to Landlord on or before
the Commencement Date reflecting the number of parking spaces, up to Tenant’s Parking Allocation, that Tenant has elected to use
as of the Commencement Date. If Tenant does not deliver such notice to Landlord by the Commencement Date, Tenant shall be deemed to have
elected to use all 5 parking spaces allocated to Tenant. Subject to the immediately following sentence, Tenant shall have the right, upon
30 days’ written notice to Landlord, to increase or decrease the number of parking spaces being used by Tenant; provided, however,
that in no event shall Tenant be entitled to use any parking spaces in excess of Tenant’s Parking Allocation. If, during the Term,
Tenant delivers written notice to Landlord requesting parking spaces over and above Tenant’s Parking Allocation (“Additional
Parking”) and Landlord determines that the Additional Parking desired by Tenant is available for use by Tenant, Landlord shall
notify Tenant in writing and Tenant shall commence using and paying the Monthly Parking Charge for such Additional Parking immediately
following Landlord’s delivery of such written notice to Tenant that such Additional Parking is available for Tenant’s use.
Landlord may allocate parking spaces among Tenant and other tenants in the Project pro rata as described above if Landlord determines
that such parking facilities are becoming crowded. The “Monthly Parking Charge” shall mean the market rate monthly
charge therefor designated by Landlord, adjusted reasonably and no more frequently than once in any 12-month period, based upon the rates
charged by comparable parking facilities in the vicinity of the Project, which Monthly Parking Charge is anticipated as of the Commencement
Date equal to $400.00 per space per month, plus applicable taxes.


 


(b)            Parking
and Transportation Demand Management. There is currently no PTDM (as defined below) in place for the Project. Tenant shall, at Tenant’s
sole expense, for so long as a parking and traffic demand management plan approved by the City of Cambridge (as amended from time to time,
the “PTDM”), is applicable to the Project, comply with the requirements of the PTDM to the extent applicable to the
Project, including without limitation, as applicable (i) offer to subsidize mass transit monthly passes for all of its employees
who work in the Premises in accordance with the terms set forth in the PTDM; (ii) implement a Commuter Choice Program and the MBTA’s
Corporate Pass Plan; (iii) discourage single-occupant vehicle (“SOV”) use by its employees; (iv) promote
alternative modes of transportation and use of alternative work hours; (v) at Landlord’s request, meet with Landlord and/or
its representatives no more frequently than quarterly to discuss transportation programs and initiatives; (vi) participate in annual
surveys, monitoring transportation programs and initiatives at the Property, and, without limitation, achieve a sixty (60%) percent response
rate for patron surveys; (vii) cooperate with Landlord in connection with transportation programs and initiatives promulgated pursuant
to the PTDM; (viii) provide alternative work programs (such as telecommuting, flex-time and compressed work weeks) to its employees
in order to reduce traffic impacts in Cambridge during peak commuter hours; (ix) offer an emergency ride home (“ERH”)
through the Charles River Transportation Management Association (“CRTMA”), or have its own ERH program, for all employees
who commute by non-SOV mode at least 3 days a week and who are eligible to park in the parking spaces in the parking facility described
above; (x) cooperate with the Cambridge Office of Workforce Development to expand employment opportunities for Cambridge residents;
(xi) become a member of the CRTMA and cause the EZ Ride shuttle service to service the Building; (xii) in the event that the
single occupancy vehicle and traffic generation modal split limits of the PTDM are exceeded, charge each user of a parking space the market
rate for parking in Kendall Square/East Cambridge therefor; (xiii) comply with the requirements of any other parking and traffic
demand management plan to which Tenant may be a party from time to time; (xiv) designate an employee transportation coordinator for
the Building; and (xv) otherwise cooperate with Landlord in encouraging employees to seek alternate modes of transportation.


 


 


 






     


     


    

 


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11.            Utilities,
Services.


 


(a)            Generally.
Landlord shall provide, subject to the terms of this Section 11, water, electricity, heat, light, power, sewer, and other
utilities (including gas and fire sprinklers to the extent the Building is plumbed for such services), and refuse and trash collection,
janitorial services and pest control services (collectively, “Utilities”). Landlord shall pay, as Operating Expenses
or subject to Tenant’s reimbursement obligation below, for all Utilities used on the Premises, all maintenance charges for Utilities,
and any storm sewer charges or other similar charges for Utilities imposed by any Governmental Authority or Utility provider, and any
taxes, penalties, surcharges or similar charges thereon. Landlord may cause, at Landlord’s expense (except to the extent necessary
as a result of Tenant’s disproportionate use of Utilities), any Utilities to be separately metered or charged directly to Tenant
by the provider. Tenant shall pay directly to the Utility provider, prior to delinquency, any separately metered Utilities and services
which may be furnished to Tenant or the Premises during the Term. Tenant shall pay, as part of Operating Expenses, (a) Tenant shall
pay, as part of Operating Expenses, Tenant’s Share of Operating Expenses for the entire Building for all charges for Utilities jointly
metered amongst all tenants in the Building based upon consumption and Tenant’s Share of Operating Expenses for all Common Area
Utilities, and (b) and shall pay Tenant’s Share of the 4th Floor of the Building for all charges for Utilities jointly
metered amongst all tenants of the 4th Floor of the Building. No interruption or failure of Utilities, from any cause whatsoever,
shall result in eviction or constructive eviction of Tenant, termination of this Lease or, except as otherwise provided in the immediately
following paragraph, the abatement of Rent. Tenant agrees to limit use of water and sewer to normal restroom use. For the avoidance of
doubt, Tenant shall be responsible for contracting directly for and paying the cost of janitorial services and pest control services provided
to the Premises directly with a third-party provider reasonably acceptable to Landlord, and the same shall not be included in Operating
Expenses.


 


Notwithstanding anything to
the contrary set forth herein, if (i) a stoppage of an Essential Service (as defined below) to the Premises shall occur and
such stoppage is due solely to the gross negligence or willful misconduct of Landlord and not due in any part to any act or omission
on the part of Tenant or any Tenant Party or any matter beyond Landlord’s reasonable control (any such stoppage of an Essential
Service being hereinafter referred to as a “Service Interruption”), and (ii) such Service Interruption continues
for more than 5 consecutive business days after Landlord shall have received written notice thereof from Tenant, and (iii) as a result
of such Service Interruption, the conduct of Tenant’s normal operations in the Premises are materially and adversely affected, then,
to the extent that such Service Interruption is covered by rental interruption insurance carried by Landlord pursuant to this Lease, there
shall be an abatement of one day’s Base Rent for each day during which such Service Interruption continues after such 5 business
day period; provided, however, that if any part of the Premises is reasonably useable for Tenant’s normal business operations or
if Tenant conducts all or any part of its operations in any portion of the Premises notwithstanding such Service Interruption, then the
amount of each daily abatement of Base Rent shall only be proportionate to the nature and extent of the interruption of Tenant’s
normal operations or ability to use the Premises. The rights granted to Tenant under this paragraph shall be Tenant’s sole and exclusive
remedy resulting from a failure of Landlord to provide services, and Landlord shall not otherwise be liable for any loss or damage suffered
or sustained by Tenant resulting from any failure or cessation of services. For purposes hereof, the term “Essential Services”
shall mean the following services: HVAC service, water, sewer and electricity, but in each case only to the extent that Landlord has an
obligation to provide same to Tenant under this Lease. The provisions of this paragraph shall only apply as long as the original Tenant
is the tenant occupying the Premises under this Lease and shall not apply to any assignee or sublessee.


 


Tenant agrees to provide Landlord
with access to Tenant’s water and/or energy usage data on a monthly basis, either by providing Tenant’s applicable utility
login credentials to Landlord’s Measurabl online portal, or by another delivery method reasonably agreed to by Landlord and Tenant.
The costs and expenses incurred by Landlord in connection with receiving and analyzing such water and/or energy usage data (including,
without limitation, as may be required pursuant to applicable Legal Requirements) shall be included as part of Operating Expenses.


 


 


 






     


     


    

 


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(b)            Generator.
Landlord’s sole obligation for either providing emergency generators or providing emergency back-up power to Tenant shall be: (i) to
provide emergency generators with not less than the stated capacity of the emergency generators located in the Building as of the Commencement
Date, and (ii) to contract with a third party to maintain the emergency generators as per the manufacturer’s standard maintenance
guidelines. Landlord shall have no obligation to provide Tenant with operational emergency generators or back-up power or to supervise,
oversee or confirm that the third party maintaining the emergency generators is maintaining the generators as per the manufacturer’s
standard guidelines or otherwise. Notwithstanding anything to the contrary contained herein, Landlord shall, at least once per calendar
quarter as part of the maintenance of the Building, run the emergency generator for a period reasonably determined by Landlord for the
purpose of determining whether it operates when started. Landlord shall, upon written request from Tenant (not more frequently than once
per calendar year), make available for Tenant’s inspection the maintenance contract and maintenance records for the emergency generator
for the 12 month period immediately preceding Landlord’s receipt of Tenant’s written request. During any period of replacement,
repair or maintenance of the emergency generators when the emergency generators are not operational, including any delays thereto due
to the inability to obtain parts or replacement equipment, Landlord shall have no obligation to provide Tenant with an alternative back-up
generator or generators or alternative sources of back-up power. Tenant expressly acknowledges and agrees that Landlord does not guaranty
that such emergency generators will be operational at all times or that emergency power will be available to the Premises when needed.
In no event shall Landlord be liable to Tenant or any other party for any damages of any type, whether actual or consequential, suffered
by Tenant or any such other person in the event that any emergency generator or back-up power or any replacement thereof fails or does
not provide sufficient power.


 


(c)            Acid
Neutralization System. Landlord shall provide Tenant with non-exclusive access to the acid neutralization system existing as of the
date of this Lease (“Acid Neutralization System”) pursuant to the terms and conditions of this Lease. Tenant acknowledges
and agrees that the Acid Neutralization System shall be shared with other tenants of the Project. Tenant’s obligation to pay its
share of ongoing operation costs shall be allocated among Tenant and other user tenants on a pro rata basis, with Tenant’s share
based on the ratio of the rentable square footage of the Premises to the sum of the rentable square footages of the Premises and
the premises of all other user tenants. Landlord’s sole obligations for providing the Acid Neutralization System, or any acid neutralization
system facilities, to Tenant shall be (the “Acid Neutralization Obligations”) to (i) use reasonable efforts to
maintain the permit required from the Massachusetts Water Resources Authority for discharge through the Acid Neutralization System (the
 “Discharge Permit”), provided that Tenant reasonably cooperates with Landlord and provides all information and documents
reasonably necessary in connection with the Discharge Permit, and (ii) contract with a third party to maintain the Acid Neutralization
System as operating as per the manufacturer’s standard maintenance guidelines. Notwithstanding anything herein to the contrary,
if the Acid Neutralization System must be replaced and the cost thereof is not included in such third party maintenance contract, then,
Landlord shall replace the Acid Neutralization System, it being acknowledged, however, that Tenant shall be responsible for its share
of all costs incurred in connection therewith as an Operating Expense.


 


Tenant shall be solely responsible
for the use of the Acid Neutralization System by Tenant and Tenant Parties, and Tenant shall be jointly and severally responsible for
the use of the Acid Neutralization System with the other user tenants. Tenant shall use, and cause all Tenant Parties to use, the Acid
Neutralization System in accordance with this Lease and in accordance with all applicable Legal Requirements, the Discharge Permit and
any permits and approvals from Governmental Authorities for or applicable to Tenant’s use of the Acid Neutralization System. Tenant
shall not take any action or make any omission that would result in a violation of the Discharge Permit or any other permit or Legal Requirements
applicable to the Acid Neutralization System. Tenant’s compliance with applicable permits and Legal Requirements shall include but
not be limited to posting signs at all sinks located in the Premises containing applicable notices regarding the use of sink drains for
the disposal of chemicals and other Hazardous Materials. Tenant shall maintain a chemical management plan prohibiting the improper discharge
or disposal of chemicals. Tenant shall train all laboratory personnel in the Premises on the proper disposal of chemicals and other Hazardous
Materials. Landlord reserves the right, at any time and from time to time, to require limitations and restrictions on discharges by Tenant
to the Acid Neutralization System as Landlord may reasonably determine to be necessary for the operation of the Acid Neutralization System.
Landlord and its contractors and consultants shall be permitted to perform periodic sampling of all substances regulated under permits
applicable to the Acid Neutralization System, including without limitation the discharge permit issued by the Massachusetts Water Resources
Authority (“MWRA”), or as otherwise deemed appropriate by Landlord in its sole discretion. Landlord and its contractors
and consultants shall be permitted to perform periodic inspections of the Acid Neutralization System and the discharge points and connections
thereto located in the Premises during business hours on not less than 48 hours advance written notice (except in the case of emergencies
in which case no such notice shall be required any such entry may be at any time). If requested by Landlord in writing based on conditions
pertaining to the Acid Neutralization System, Tenant shall promptly provide updates to its Hazardous Materials List (as defined in Section 30(b) below)
to Landlord within 10 days of Landlord’s written request therefor. Tenant shall promptly notify Landlord of any changes in the flow
volume or properties that could impact the operation of the Acid Neutralization System or compliance with applicable permits or Legal
Requirements, including without limitation a discharge known or reasonably believed to be non-compliant, changes in Tenant’s operations
in the Premises and addition of new equipment such as cage washers, glass washers or autoclaves.


 


 


 






     


     


    

 


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The
scope of the Decommissioning and HazMat Closure Plan (as defined in Section 28 of this Lease) shall include all actions for
the proper cleaning, decommissioning and cessation of Tenant’s use of the Acid Neutralization System, and all requirements under
this Lease for the surrender of the Premises shall also apply to Tenant’s cessation of use of the Acid Neutralization System, in
each case whether at Lease expiration, termination or prior thereto (but Tenant shall not be responsible for or bear any costs of decommissioning
arising from the use of the Acid Neutralization System by any party other than Tenant). The obligations of Tenant under this Lease with
respect to the Acid Neutralization System shall be joint and several with such other tenants as aforesaid, except in the event that Tenant
can prove to Landlord’s reasonable satisfaction that neither Tenant nor any Tenant Party caused, contributed to or exacerbated the
matter for which Tenant would otherwise be responsible but for this exception. Without in any way limiting the Acid Neutralization Obligations,
Landlord shall have no obligation to provide Tenant with operational emergency or back-up acid neutralization facilities or to supervise,
oversee or confirm that the third party maintaining the Acid Neutralization System is maintaining such system as per the manufacturer’s
standard guidelines or otherwise. Landlord shall, upon written request from Tenant (not more frequently than once per calendar
year), make available for Tenant’s inspection the maintenance contract and maintenance records for the Acid Neutralization System
for the 12 month period immediately preceding Landlord’s receipt of Tenant’s written request. During any period of replacement,
repair or maintenance of the Acid Neutralization System when such system is not operational, including any delays thereto due to the inability
to obtain parts or replacement equipment, Landlord shall have no obligation to provide Tenant with an alternative back-up system or facilities.
Tenant expressly acknowledges and agrees that Landlord does not guaranty that such Acid Neutralization System will be operational at all
times or that such system will be available to the Premises when needed. Without in any way limiting the Acid Neutralization Obligations,
in no event shall Landlord be liable to Tenant or any other party for any damages of any type, whether actual or consequential, suffered
by Tenant or any such other person in the event that the Acid Neutralization System or back-up system, if any, or any replacement thereof
fails or does not operate in a manner that meets Tenant’s requirements.


 


 


 






     


     


    

 


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12.            Alterations
and Tenant’s Property. Any alterations, additions, or improvements made to the Premises by or on behalf of Tenant, including
additional locks or bolts of any kind or nature upon any doors or windows in the Premises, but excluding installation, removal or realignment
of furniture systems (other than removal of furniture systems owned or paid for by Landlord) not involving any modifications to the structure
or connections (other than by ordinary plugs or jacks) to Building Systems (as defined in Section 13) (“Alterations”)
shall be subject to Landlord’s prior written consent, which may be given or withheld in Landlord’s sole discretion if any
such Alteration affects the structure or Building Systems and shall not be otherwise unreasonably withheld, conditioned or delayed.
If Landlord approves any Alterations, Landlord may impose such reasonable conditions on Tenant in connection with the commencement, performance
and completion of such Alterations as Landlord may deem appropriate in Landlord’s reasonable discretion. Any request for approval
shall be in writing, delivered not less than 15 business days in advance of any proposed construction, and accompanied by plans, specifications,
bid proposals, work contracts and such other information concerning the nature and cost of the alterations as may be reasonably requested
by Landlord, including the identities and mailing addresses of all persons performing work or supplying materials. Landlord’s right
to review plans and specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to
ensure that such plans and specifications or construction comply with applicable Legal Requirements. Tenant shall cause, at its sole cost
and expense, all Alterations to comply with insurance requirements and with Legal Requirements and shall implement at its sole cost and
expense any alteration or modification to the extent required by Legal Requirements as a result of any Alterations. Tenant shall pay to
Landlord, as Additional Rent, on demand, an amount equal to the reasonable out-of-pocket costs incurred by Landlord with respect to Landlord’s
review of each Alteration. Before Tenant begins any Alteration, Landlord may post on and about the Premises notices of non-responsibility
pursuant to applicable law. Tenant shall reimburse Landlord for, and indemnify and hold Landlord harmless from, any reasonable expense
incurred by Landlord by reason of faulty work done by Tenant or its contractors relative to the construction of any Alterations or delays
caused by any Alterations Work.


 


Upon reasonable written request
of Landlord, Tenant shall furnish reasonable security or make other commercially reasonable arrangements reasonably satisfactory to Landlord
to assure payment for the completion of all Alterations work free and clear of liens, and shall provide (and cause each contractor or
subcontractor to provide) certificates of insurance for workers’ compensation and other coverage in amounts and from an insurance
company reasonably satisfactory to Landlord protecting Landlord against liability for personal injury or property damage during construction.
Upon completion of any Alterations, Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors
and subcontractors who did the work and final lien waivers from all such contractors and subcontractors; and (ii) “as built”
plans for any such Alteration.


 


Except for Removable Installations
(as hereinafter defined), all Installations (as hereinafter defined) shall be and shall remain the property of Landlord during the Term
and following the expiration or earlier termination of the Term, shall not be removed by Tenant at any time during the Term, and shall
remain upon and be surrendered with the Premises as a part thereof. Notwithstanding the foregoing, Landlord may, at the time its approval
of any such Installation is requested, notify Tenant in writing that Landlord requires that Tenant remove such Installation upon the expiration
or earlier termination of the Term, in which event Tenant shall remove such Installation in accordance with the immediately succeeding
sentence. Upon the expiration or earlier termination of the Term, Tenant shall remove (i) all wires, cables or similar equipment
which Tenant has installed in the Premises or in the risers or plenums of the Building, (ii) any Installations for which Landlord
has given Tenant written notice of removal in accordance with the immediately preceding sentence, and (iii) all of Tenant’s
Property (as hereinafter defined), and Tenant shall restore and repair any damage caused by or occasioned as a result of such removal,
including, without limitation, capping off all such connections behind the walls of the Premises and repairing any holes. During any restoration
period beyond the expiration or earlier termination of the Term, Tenant shall pay Rent to Landlord as provided herein as if said space
were otherwise occupied by Tenant. If Landlord is requested by Tenant or any lender, lessor or other person or entity claiming an interest
in any of Tenant’s Property to waive any lien Landlord may have against any of Tenant’s Property, and Landlord consents to
such waiver, then Landlord shall be entitled to reimbursement from Tenant for its actual, reasonable out-of-pocket costs incurred in connection
with the preparation and negotiation of each such waiver of lien.


 


For purposes of this Lease,
(x) “Removable Installations” means any items listed on Exhibit F attached hereto and any items agreed
by Landlord in writing to be included on Exhibit F in the future, (y) ”Tenant’s Property” means
Removable Installations and, other than Installations, any personal property, equipment and trade fixtures of Tenant (including, without
limitation, any such personal property, equipment and/or trade fixtures which may be rented by Tenant and/or any such personal property,
equipment and/or trade fixtures with respect to which Tenant has granted a security interest to a third party) that may be removed without
material damage to the Premises, and (z) ”Installations” means all property of any kind paid for by Landlord,
all Alterations, all fixtures, and all partitions, hardware, built-in machinery, built-in casework and cabinets and other similar additions,
equipment, property and improvements built into the Premises so as to become an integral part of the Premises, including, without limitation,
fume hoods which penetrate the roof or plenum area, built-in cold rooms, built-in warm rooms, walk-in cold rooms, walk-in warm rooms,
deionized water systems, glass washing equipment, autoclaves, chillers, built-in plumbing, electrical and mechanical equipment and systems,
and any power generator and transfer switch.


 


 


 






     


     


    

 


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13.            Landlord’s
Repairs. Landlord, as an Operating Expense (except to the extent the cost thereof is excluded from Operating Expenses pursuant to
Section 5 hereof), shall maintain all of the structural, exterior, parking and other Common Areas of the Project, including
HVAC (including the existing GxP HVAC system), plumbing, fire sprinklers, elevators and all other building systems serving the Premises
and other portions of the Project, including without limitation the Exhaust Fan 1, Exhaust Fan 2, Vacuum Pump, Air Compressor/Air
Dryer, Hot Water Tanks/Pumps, Water Back-Flow Valves (which may be located within the Premises), and common card-key access systems, including
the access systems controlling the Fourth Floor Controlled Access Doors (as defined below)(“Building Systems”), in
good repair, reasonable wear and tear and uninsured losses and damages caused by Tenant, or by any of Tenant’s assignees, sublessees,
licensees, agents, servants, employees, invitees and contractors (or any of Tenant’s assignees, sublessees and/or licensees respective
agents, servants, employees, invitees and contractors) (collectively, “Tenant Parties”) excluded. Losses and damages
caused by Tenant or any Tenant Party shall be repaired by Landlord, to the extent not covered by insurance, at Tenant’s sole cost
and expense. Landlord reserves the right to stop Building Systems services when necessary (i) by reason of accident or emergency,
or (ii) for planned repairs, alterations or improvements, which are, in the judgment of Landlord, desirable or necessary to be made,
until said repairs, alterations or improvements shall have been completed. Landlord shall have no responsibility or liability for failure
to supply Building Systems services during any such period of interruption; provided, however, that Landlord shall, except
in case of emergency, make a commercially reasonable effort to give Tenant 24 hours advance notice of any planned stoppage of Building
Systems services for routine maintenance, repairs, alterations or improvements. Landlord shall use reasonable efforts to minimize interference
with Tenant’s business operations in the Premises in connection with the stoppage of Building Systems pursuant to this Section 13.
Tenant shall promptly give Landlord written notice of any repair required by Landlord pursuant to this Section, after which Landlord shall
make a commercially reasonable effort to effect such repair. Landlord shall not be liable for any failure to make any repairs or to perform
any maintenance unless such failure shall persist for an unreasonable time after Tenant’s written notice of the need for such repairs
or maintenance. Tenant waives its rights under any state or local law to terminate this Lease or to make such repairs at Landlord’s
expense and agrees that the parties’ respective rights with respect to such matters shall be solely as set forth herein. Repairs
required as the result of fire, earthquake, flood, vandalism, war, or similar cause of damage or destruction shall be controlled by Section 18.
Landlord shall allow Tenant to have remote access to the GxP HVAC System on a 24 hour/7 day per week, 365 day per year basis during the
Term in connection with Tenant’s regulation of such HVAC System within the Premises. As used herein “Fourth Floor Controlled
Access Doors” shall mean the following access doors which are common to multiple tenants on the fourth floor of the Building:
(a) the main access door to the Premises from the lobby known as the West Lobby on the fourth floor of the Building, which is common
to the Premises and to the premises on the east side of the Premises; (b) the access door immediately adjacent to freight elevator
on the fourth floor of the Building which door is common to the Premises and the premises adjacent to the freight elevator; and (c) the
access doors to the common restrooms located in the lobby on the fourth floor of the Building known as the West Lobby. As of the date
of this Lease the Fourth Floor Controlled Access Doors are controlled and maintained by Tenant and Landlord shall be responsible for any
re-wiring and/or reprogramming required to integrate the Fourth Floor Controlled Access Doors with the Building common card-key access
system.


 


 


 






     


     


    

 


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14.            Tenant’s
Repairs. Subject to Section 13 hereof, Tenant, at its expense, shall repair, replace and maintain in good condition all
mechanical systems serving only the Premises and the non-structural portions of the Premises, including, without limitation, entries,
doors, ceilings, interior windows, interior walls, and the interior side of demising walls. Should Tenant fail to make any such repair
or replacement or fail to maintain the Premises, Landlord shall give Tenant notice of such failure. If Tenant fails to commence cure of
such failure within 10 days of Landlord’s notice, and thereafter diligently prosecute such cure to completion, Landlord may perform
such work and shall be reimbursed by Tenant within 10 days after written demand therefor; provided, however, that if such failure by Tenant
creates or could be reasonably be expected to create an emergency, Landlord may immediately commence cure of such failure and shall thereafter
be entitled to recover the reasonable costs of such cure from Tenant. Subject to Sections 17 and 18, Tenant shall bear the
full uninsured cost of any repair or replacement to any part of the Project that results from damage caused by Tenant or any Tenant Party.


 


15.            Mechanic’s
Liens. Tenant shall discharge, by bond or otherwise, any mechanic’s lien filed against the Premises or against the Building,
Property or Project for work claimed to have been done for, or materials claimed to have been furnished to, Tenant within 10 days after
Tenant’s receipt of notice of the filing thereof, at Tenant’s sole cost and shall otherwise keep the Premises and the Building,
Property and Project free from any liens arising out of work performed, materials furnished or obligations incurred by Tenant. Should
Tenant fail to discharge any lien described herein, Landlord shall have the right, but not the obligation, upon prior notice to Tenant,
to pay such claim or post a bond or otherwise provide security to eliminate the lien as a claim against title to the Building, Property
or Project and the cost thereof shall be immediately due from Tenant as Additional Rent. If Tenant shall lease or finance the acquisition
of office equipment, furnishings, or other personal property of a removable nature utilized by Tenant in the operation of Tenant’s
business, Tenant warrants that any Uniform Commercial Code Financing Statement filed as a matter of public record by any lessor or creditor
of Tenant will upon its face or by exhibit thereto indicate that such Financing Statement is applicable only to removable personal property
of Tenant located within the Premises. In no event shall the address of the Building or Project be furnished on the statement without
qualifying language as to applicability of the lien only to removable personal property, located in an identified suite held by Tenant.


 


16.            Indemnification.
Tenant hereby indemnifies and agrees to defend, save and hold Landlord, its officers, directors, employees, managers, agents, sub-agents,
constituent entities and lease signatories (collectively, “Landlord Indemnified Parties”) and Holders of Mortgages
(each as defined in Section 27 below) as to which Tenant has been given notice harmless from and against any and all Claims
for injury or death to persons or damage to property occurring within or about the Premises or the Property to the extent arising directly
or indirectly out of use or occupancy of the Premises or the Property by Tenant or any Tenant Party (including, without limitation, any
act, omission or neglect by Tenant or any Tenant’s Parties in or about the Premises or at the Property) or a breach or default by
Tenant in the performance of any of its obligations hereunder, except to the extent caused by the willful misconduct or negligence of
Landlord Indemnified Parties. Landlord shall not be liable to Tenant for, and Tenant assumes all risk of damage to, personal property
(including, without limitation, loss of records kept within the Premises). Tenant further hereby irrevocably waives any and all Claims
for injury to Tenant’s business or loss of income relating to any such damage or destruction of personal property (including, without
limitation, any loss of records). Landlord Indemnified Parties shall not be liable for any damages arising from any act, omission or neglect
of any tenant in the Project or of any other third party or Tenant Parties.


 


17.            Insurance.
Landlord shall maintain all risk property and, if applicable, sprinkler damage insurance covering the full replacement cost of the Building.
Landlord shall further procure and maintain commercial general liability insurance with a single loss limit of not less than $2,000,000
for bodily injury and property damage with respect to the Project. Landlord may, but is not obligated to, maintain such other insurance
and additional coverages as it may deem necessary, including, but not limited to, flood, environmental hazard and earthquake, loss or
failure of building equipment, errors and omissions, rental loss during the period of repair or rebuilding, workers’ compensation
insurance and fidelity bonds for employees employed to perform services and insurance for any improvements installed by Tenant or which
are in addition to the standard improvements customarily furnished by Landlord without regard to whether or not such are made a part of
the Project. All such insurance shall be included as part of the Operating Expenses. The Building and Property may be included in a blanket
policy (in which case the cost of such insurance allocable to the Building and Property will be determined by Landlord based upon the
insurer’s cost calculations). Tenant shall also reimburse Landlord for any increased premiums or additional insurance which
Landlord reasonably deems necessary as a result of Tenant’s use of the Premises.


 


 


 






     


     


    

 


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Tenant, at its sole cost and
expense, shall maintain during the Term: all risk property insurance with business interruption and extra expense coverage, covering the
full replacement cost of all property and improvements installed or placed in the Premises by Tenant at Tenant’s expense; workers’
compensation insurance with no less than the minimum limits required by law; employer’s liability insurance with employers liability
limits of $1,000,000 bodily injury by accident – each accident, $1,000,000 bodily injury by disease – policy limit, and $1,000,000
bodily injury by disease – each employee; and commercial general liability insurance, with a minimum limit of not less than $3,000,000
per occurrence for bodily injury and property damage with respect to the Premises. Limits may be achieved through a combination of general
liability and umbrella coverage. The commercial general liability insurance maintained by Tenant shall include Alexandria Real Estate
Equities, Inc., and Landlord, its officers, directors, employees, managers, agents, sub-agents, constituent entities and lease signatories
(collectively, “Landlord Insured Parties”), as additional insureds; insure on an occurrence and not a claims-made basis;
be issued by insurance companies which have a rating of not less than policyholder rating of A and financial category rating of at least
Class X in “Best’s Insurance Guide”; not contain a hostile fire exclusion; contain a contractual liability endorsement;
and provide primary coverage to Landlord Insured Parties (any policy issued to Landlord Insured Parties providing duplicate or similar
coverage shall be deemed excess over Tenant’s policies, regardless of limits). Tenant shall (i) provide Landlord with 30 days
advance written notice of cancellation of such commercial general liability policy, and (ii) request Tenant’s insurer to endeavor
to provide 30 days advance written notice to Landlord of cancellation of such commercial general liability policy (or 10 days in the event
of a cancellation due to non-payment of premium). Certificates of insurance showing the limits of coverage required hereunder and showing
Landlord as an additional insured, along with reasonable evidence of the payment of premiums for the applicable period, shall be delivered
to Landlord by Tenant (i) concurrent with Tenant’s delivery to Landlord of a copy of this Lease executed by Tenant, and (ii) prior
to each renewal of said insurance. Tenant’s policy may be a “blanket policy” with an aggregate per location endorsement
which specifically provides that the amount of insurance shall not be prejudiced by other losses covered by the policy. Tenant shall,
at least 5 days prior to the expiration of such policies, furnish Landlord with renewal certificates.


 


In each instance where insurance
is to name Landlord as an additional insured, Tenant shall upon written request of Landlord also designate and furnish certificates so
evidencing Landlord as additional insured to: (i) any lender of Landlord holding a security interest in the Building, Property or
Project or any portion thereof and any servicer in connection therewith, (ii) the landlord under any lease wherein Landlord is tenant
of the real property on which the Building, Property or Project is located, if the interest of Landlord is or shall become that of a tenant
under a ground or other underlying lease rather than that of a fee owner, and/or (iii) any management company retained by Landlord
to manage the Project.


 


The property insurance obtained
by Landlord and Tenant shall include a waiver of subrogation by the insurers and all rights based upon an assignment from its insured,
against Landlord or Tenant, and their respective officers, directors, employees, managers, agents, invitees and contractors (“Related
Parties”), in connection with any loss or damage thereby insured against. Neither party nor its respective Related Parties shall
be liable to the other for loss or damage caused by any risk insured against under property insurance required to be maintained hereunder,
and each party waives any claims against the other party, and its respective Related Parties, for such loss or damage. The failure of
a party to insure its property shall not void this waiver. Landlord and its respective Related Parties shall not be liable for, and Tenant
hereby waives all claims against such parties for, business interruption and losses occasioned thereby sustained by Tenant or any person
claiming through Tenant resulting from any accident or occurrence in or upon the Premises, Building, Property or Project from any cause
whatsoever. If the foregoing waivers shall contravene any law with respect to exculpatory agreements, the liability of Landlord or Tenant
shall be deemed not released but shall be secondary to the other’s insurer.


 


 


 






     


     


    

 


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Landlord may require insurance
policy limits to be raised to conform with requirements of Landlord’s lender and/or to bring coverage limits to levels then being
generally required of new tenants within the Project.


 


18.            Restoration.
If, at any time during the Term, the Project or the Premises are damaged or destroyed by a fire or other insured casualty, Landlord shall
notify Tenant within 60 days after discovery of such damage as to the amount of time Landlord reasonably estimates it will take to restore
the Project or the Premises, as applicable (the “Restoration Period”). If the Restoration Period is estimated to exceed
9 months (the “Maximum Restoration Period”), Landlord may, in such notice, elect to terminate this Lease as of the
date that is 75 days after the date of discovery of such damage or destruction; provided, however, that notwithstanding Landlord’s
election to restore, Tenant may elect to terminate this Lease by written notice to Landlord delivered within 5 business days of receipt
of a notice from Landlord estimating a Restoration Period for the Premises longer than the Maximum Restoration Period. Unless either Landlord
or Tenant so elects to terminate this Lease, Landlord shall, subject to receipt of sufficient insurance proceeds (with any deductible
to be treated as a current Operating Expense), promptly restore the Premises (excluding the improvements installed and made to the Premises
by Tenant or by Landlord on behalf of Tenant and paid for by Tenant), subject to delays arising from the collection of insurance proceeds,
from Force Majeure events or as needed to obtain any license, clearance or other authorization of any kind required to enter into and
restore the Premises issued by any Governmental Authority having jurisdiction over the use, storage, handling, treatment, generation,
release, disposal, removal or remediation of Hazardous Materials (as defined in Section 30) in, on or about the Premises (collectively
referred to herein as “Hazardous Materials Clearances”); provided, however, that if repair or restoration
of the Premises is not substantially complete as of the end of the Maximum Restoration Period or, if longer, the Restoration Period, Landlord
may, in its sole and absolute discretion, elect not to proceed with such repair and restoration, or Tenant may by written notice to Landlord
delivered within 5 business days of the expiration of the Maximum Restoration Period or, if longer, the Restoration Period, elect to terminate
this Lease, in which event Landlord shall be relieved of its obligation to make such repairs or restoration and this Lease shall terminate
as of the date that is 75 days after the later of: (i) discovery of such damage or destruction, or (ii) the date all required
Hazardous Materials Clearances are obtained, but Landlord shall retain any Rent paid and the right to any Rent payable by Tenant prior
to such election by Landlord or Tenant.


 


Tenant, at its expense, shall
promptly perform, subject to delays arising from the collection of insurance proceeds, from Force Majeure (as defined in Section 34)
events or to obtain Hazardous Material Clearances, all repairs or restoration of the improvements made to the Premises by Tenant or by
Landlord and paid for by Tenant and upon such restoration shall promptly re-enter the Premises and commence doing business in accordance
with this Lease. Notwithstanding the foregoing, either Landlord or Tenant may terminate this Lease upon written notice to the other if
the Premises are damaged during the last year of the Term and Landlord reasonably estimates that it will take more than 45 days to repair
such damage; provided, however, that such notice is delivered within 10 business days after the date that Landlord provides Tenant with
written notice of the estimated Restoration Period. Notwithstanding anything to the contrary contained herein, Landlord shall also have
the right to terminate this Lease if insurance proceeds are not available for such restoration (for any reason other than Landlord’s
failure to maintain the insurance required to be maintained by Landlord pursuant to Section 17). Rent shall be abated from
the date all required Hazardous Material Clearances required to be obtained by Tenant, if any, are obtained until the Premises are repaired
and restored, in the proportion which the area of the Premises, if any, which are not reasonably accessible to or usable by Tenant for
the operation of its business bears to the total area of the Premises, unless Landlord provides Tenant with other space during the period
of repair that is reasonably suitable for the temporary conduct of Tenant’s business. In the event that no Hazardous Material Clearances
are required to be obtained by Tenant with respect to the Premises, rent abatement shall commence on the date of discovery of the damage
or destruction. Such abatement shall be the sole remedy of Tenant, and except as provided in this Section 18, Tenant waives
any right to terminate this Lease by reason of damage or casualty loss.


 


 


 






     


     


    

 


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The provisions of this Lease,
including this Section 18, 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, or any other portion of the Building, Property or Project, and any statute or
regulation which is now or may hereafter be in effect shall have no application to this Lease or any damage or destruction to all or any
part of the Premises or any other portion of the Building, Property or Project, the parties hereto expressly agreeing that this Section 18
sets forth their entire understanding and agreement with respect to such matters.


 


19.            Condemnation.
If the whole or any material part of the Premises, Building or Property is taken for any public or quasi-public use under governmental
law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or
 “Taken”), and the Taking would in Landlord’s reasonable judgment either prevent or materially interfere with
Tenant’s access to or use of the Premises or materially interfere with or impair Landlord’s ownership or operation of the
Building or Property, then upon written notice by Landlord this Lease shall terminate and Rent shall be apportioned as of said date. If
part of the Premises shall be Taken, and this Lease is not terminated as provided above, Landlord shall promptly restore the Premises
and the Building and Property as nearly as is commercially reasonable under the circumstances to their condition prior to such partial
Taking and the rentable square footage of the Building, the rentable square footage of the Premises, Tenant’s Share of Operating
Expenses, the Building’s Share of Project and the Rent payable hereunder during the unexpired Term shall be reduced to such extent
as may be fair and reasonable under the circumstances. Upon any such Taking, Landlord shall be entitled to receive the entire price or
award from any such Taking without any payment to Tenant, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such
award. Tenant shall have the right, to the extent that same shall not diminish Landlord’s award, to make a separate claim against
the condemning authority (but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses
and damage to Tenant’s trade fixtures, if a separate award for such items is made to Tenant. Tenant hereby waives any and all rights
it might otherwise have pursuant to any provision of state law to terminate this Lease upon a partial Taking of the Premises, Building,
Property or Project.


 


20.            Events
of Default. Each of the following events shall be a default (“Default”) by Tenant under this Lease:


 


(a)            Payment
Defaults. Tenant shall fail to pay any installment of Rent or any other payment hereunder when due; provided, however, that Landlord
shall give Tenant notice and an opportunity to cure any failure to pay Rent within 5 days of any such notice not more than once in any
12 month period and Tenant agrees that such notice shall be in lieu of and not in addition to, or shall be deemed to be, any notice required
by law.


 


(b)            Insurance.
Any insurance required to be maintained by Tenant pursuant to this Lease shall be canceled or terminated or shall expire or shall be reduced
or materially changed, or Landlord shall receive a notice of nonrenewal of any such insurance and Tenant shall fail to obtain replacement
insurance at least 5 days before the expiration of the current coverage.


 


(c)            Abandonment.
Tenant shall abandon the Premises.


 


(d)            Improper
Transfer. Tenant shall assign, sublease or otherwise transfer or attempt to transfer all or any portion of Tenant’s interest
in this Lease or the Premises except as expressly permitted herein, or Tenant’s interest in this Lease shall be attached, executed
upon, or otherwise judicially seized and such action is not released within 90 days of the action.


 


 


 






     


     


    





 


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(e)            Liens.
Tenant shall fail to discharge or otherwise obtain the release of or bond over any lien placed upon the Premises in violation of this
Lease within 10 days after any such lien is filed against the Premises.


 


(f)            Insolvency
Events. Tenant or any guarantor or surety of Tenant’s obligations hereunder shall: (A) make a general assignment for the
benefit of creditors; (B) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf
as a debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution
or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all
or of any substantial part of its property (collectively a “Proceeding for Relief”); (C) become the subject of
any Proceeding for Relief which is not dismissed within 90 days of its filing or entry; or (D) die or suffer a legal disability (if
Tenant, guarantor, or surety is an individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor
or surety is a corporation, partnership or other entity).


 


(g)           Estoppel
Certificate or Subordination Agreement. Tenant fails to execute any document required from Tenant under Sections 23 or 27
within 5 business days after a second notice requesting such document.


 


(h)           Other
Defaults. Tenant shall fail to comply with any provision of this Lease other than those specifically referred to in this Section 20,
and, except as otherwise expressly provided herein, such failure shall continue for a period of 30 days after written notice thereof from
Landlord to Tenant.


 


Any notice given under Section 20(h) hereof
shall: (i) specify the alleged default, (ii) demand that Tenant cure such default, (iii) be in lieu of, and not in addition
to, or shall be deemed to be, any notice required under any provision of applicable law, and (iv) not be deemed a forfeiture or a
termination of this Lease unless Landlord elects otherwise in such notice; provided that if the nature of Tenant’s default
pursuant to Section 20(h) is such that it cannot be cured by the payment of money and reasonably requires more than 30
days to cure, then Tenant shall not be deemed to be in default if Tenant commences such cure within said 30 day period and thereafter
diligently prosecutes the same to completion; provided, however, that such cure shall be completed no later than 60 days
from the date of Landlord’s notice.


 


21.           Landlord’s
Remedies.


 


(a)           Payment
By Landlord; Interest. Upon a Default by Tenant hereunder, Landlord may, without waiving or releasing any obligation of Tenant hereunder,
make such payment or perform such act. All sums so paid or incurred by Landlord, together with interest thereon, from the date such sums
were paid or incurred, at the annual rate equal to 12% per annum or the highest rate permitted by law (the “Default Rate”),
whichever is less, shall be payable to Landlord on demand as additional Rent. Nothing herein shall be construed to create or impose a
duty on Landlord to mitigate any damages resulting from Tenant’s Default hereunder.


 


(b)           Late
Payment Rent. Late payment by Tenant to Landlord of Rent and other sums due will cause Landlord to incur costs not contemplated by
this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Such costs include, but are not limited
to, processing and accounting charges and late charges which may be imposed on Landlord under any Mortgage covering the Premises. Therefore,
if any installment of Rent due from Tenant is not received by Landlord within 5 days after the date such payment is due, Tenant shall
pay to Landlord an additional sum of 6% of the overdue Rent as a late charge. The parties agree that this late charge represents a fair
and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant. In addition to the late charge, Rent not
paid when due shall bear interest at the Default Rate from the 5th day after the date due until paid.


 





 


 






    


    


    

 





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(c)          Remedies.
Upon the occurrence of a Default, Landlord, at its option, without further notice or demand to Tenant, shall have in addition to all other
rights and remedies provided in this Lease, at law or in equity, 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 (except as otherwise expressly provided
in Section 21(c)(v) with respect to Landlord’s Lump Sum Election). No cure in whole or in part of such Default
by Tenant after Landlord has taken any action beyond giving Tenant notice of such Default to pursue any remedy provided for herein (including
retaining counsel to file an action or otherwise pursue any remedies) shall in any way affect Landlord’s right to pursue such remedy
or any other remedy provided Landlord herein or under law or in equity, unless Landlord, in its sole discretion, elects to waive such
Default.


 


(i)           This
Lease and the Term and estate hereby granted are subject to the limitation that whenever a Default shall have happened and be continuing,
Landlord shall have the right, at its election, then or thereafter while any such Default shall continue and notwithstanding the fact
that Landlord may have some other remedy hereunder or at law or in equity, to give Tenant written notice of Landlord’s intention
to terminate this Lease on a date specified in such notice, which date shall be not less than 5 days after the giving of such notice,
and upon the date so specified, this Lease and the estate hereby granted shall expire and terminate with the same force and effect as
if the date specified in such notice were the date hereinbefore fixed for the expiration of this Lease, and all rights of Tenant hereunder
shall expire and terminate, and Tenant shall be liable as hereinafter in this Section 21(c) provided. If any such notice
is given, Landlord shall have, on such date so specified, the right of re-entry and possession of the Premises and the right to remove
all persons and property therefrom and to store such property in a warehouse or elsewhere at the risk and expense, and for the account,
of Tenant. Should Landlord elect to re-enter as herein provided or should Landlord take possession pursuant to legal proceedings or pursuant
to any notice provided for by law, Landlord may, subject to Section 21(c)(ii) from time to time re-let the Premises or
any part thereof for such term or terms and at such rental or rentals and upon such terms and conditions as Landlord may deem advisable,
with the right to make commercially reasonable alterations in and repairs to the Premises.


 


(ii)          Landlord
shall be deemed to have satisfied any obligation to mitigate its damages by hiring an experienced commercial real estate broker to market
the Premises and directing such broker to advertise and show the Premises to prospective tenants.


 


(iii)         In
the event of any termination of this Lease as in this Section 21 provided or as required or permitted by law or in equity,
Tenant shall forthwith quit and surrender the Premises to Landlord, and Landlord may, without further notice, enter upon, re-enter, possess
and repossess the same by summary proceedings, ejectment or otherwise, and again have, repossess and enjoy the same free of any rights
of Tenant, and in any such event Tenant and no person claiming through or under Tenant by virtue of any law or an order of any court shall
be entitled to possession or to remain in possession of the Premises.


 


(iv)         If
this Lease is terminated or if Landlord shall re-enter the Premises as aforesaid, or in the event of the termination of this Lease, or
of re-entry, by or under any proceeding or action or any provision of law by reason of a Default by Tenant, Tenant covenants and agrees
forthwith to pay and be liable for, on the days originally fixed in this Lease for the payment thereof, amounts equal to the installments
of Base Rent and all Additional Rent as they would, under the terms of this Lease become due if this Lease had not been terminated or
if Landlord had not entered or re-entered, as aforesaid, and whether the Premises be relet or remain vacant, in whole or in part, or for
a period less than the remainder of the Term, or for the whole thereof, but in the event that the Premises be relet by Landlord, Tenant
shall be entitled to a credit in the net amount of rent and other charges received by Landlord in reletting, after deduction of all of
Landlord’s expenses incurred in reletting the Premises (including, without limitation, tenant improvement, demising and remodeling
costs, brokerage fees and the like), and in collecting the rent in connection therewith, in the following manner: Amounts received by
Landlord after reletting, if any, shall first be applied against such Landlord’s expenses, until the same are recovered, and until
such recovery, Tenant shall pay, as of each day when a payment would fall due under this Lease, the amount which Tenant is obligated to
pay under the terms of this Lease (Tenant’s liability prior to any such reletting and such recovery by Landlord no in any way to
be diminished as a result of the fact that such reletting might be for a rent higher than the rent provided for in this Lease); when and
if such expenses have been completely recovered by Landlord, the amounts received from reletting by Landlord as have not previously been
applied shall be credited against Tenant’s obligations as of each day when a payment would fall due under this Lease, and only the
net amount thereof shall be payable by Tenant. Further, Tenant shall not be entitled to any credit of any kind for any period after the
date when the Term of this Lease is scheduled to expire according to its terms.


 


 


 



    


    


    

 





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Actions, proceedings
or suits for the recovery of damages, whether liquidated or other damages, under this Lease, or any installments thereof, may be brought
by Landlord from time to time at its election, and nothing contained herein shall be deemed to require Landlord to postpone suit until
the date when the Term of this Lease would have expired if it had not been terminated hereunder.


 


(v)          In
addition, Landlord, at its election, notwithstanding any other provision of this Lease, by written notice to Tenant (the “Lump
Sum Election”), shall be entitled to recover from Tenant, as and for liquidated damages as Landlord’s full and final remedy
in lieu of Base Rent and Additional Rent which would otherwise have been due under this Section from and after the date of Landlord’s
Lump Sum Election, at any time following any termination of this Lease, a lump sum payment representing, at the time of Landlord’s
written notice of its Lump Sum Election, the sum of:


 


(A)            the
then present value (calculated in accordance with accepted financial practice using as the discount rate the yield to maturity on United
States Treasury Notes as set forth below) of the amount of unpaid Base Rent and Additional Rent that would have been payable pursuant
to this Lease for the remainder of the Term following Landlord’s Lump Sum Election if this Lease had not been terminated, and


 


(B)            all
other damages and expenses (including attorneys’ fees and expenses), if any, which Landlord sustained by reason of the breach of
any provision of this Lease; less


 


(C)            the
then present value (calculated in accordance with accepted financial practice using as the discount rate the yield to maturity on United
States Treasury Notes as set forth below) of the aggregate net fair market rent plus additional charges payable for the Premises (if less
than the then present value of Base Rent and Additional Rent that would have been payable pursuant to this Lease) for the remainder of
the Term following Landlord’s Lump Sum Election, calculated as of the date of Landlord’s Lump Sum Election, and taking into
account reasonable estimates of the future costs to relet any then vacant portions of the Premises (except to the extent that Tenant has
actually paid such costs pursuant to this Section 21) in order to calculate the net rental revenue that Landlord may expect
to obtain for the Premises for the balance of the Term.


 


Landlord’s
recovery under its Lump Sum Election shall be in addition to Tenant’s obligations to pay Base Rent and Additional Rent due and costs
incurred prior to the date of Landlord’s Lump Sum Election, and in lieu of any Base Rent and Additional Rent which would otherwise
have been due under this Section from and after the date of Landlord’s Lump Sum Election. The yield to maturity on United States
Treasury Notes having a maturity date that is nearest the date that would have been the last day of the Term of this Lease, as reported
in the Wall Street Journal or a comparable publication if it ceases to publish such yields, shall be used in calculating present
values for purposes of Landlord’s Lump Sum Election. For the purposes of this Section, if Landlord makes the Lump Sum Election to
recover liquidated damages in accordance with this Section, the total Additional Rent shall be computed based upon Landlord’s reasonable
estimate of Tenant’s Share of Operating Expenses and other Additional Rent for each 12-month period in what would have been the
remainder of the Term of this Lease and any part thereof at the end of such remainder of the Term, but in no event less than the amounts
therefor payable for the twelve (12) calendar months (or if less than twelve (12) calendar months have elapsed since the date hereof,
the partial year) immediately preceding the date of Landlord’s Lump Sum Election. Amounts of Tenant’s Share of Operating Expenses
and any other Additional Rent for any partial year at the beginning of the Term or at the end of what would have been the remainder of
the Term shall be prorated.


 


 


 






    


    


    

 





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(vi)         Nothing
herein contained shall limit or prejudice the right of Landlord, in any bankruptcy or insolvency proceeding, to prove for and obtain as
liquidated damages by reason of such termination an amount equal to the maximum allowed by any bankruptcy or insolvency proceedings, or
to prove for and obtain as liquidated damages by reason of such termination, an amount equal to the maximum allowed by any statute or
rule of law, whether such amount shall be greater or less than the excess referred to above.


 


(vii)        Nothing
in this Section 21 shall be deemed to affect the right of either party to indemnifications pursuant to this Lease.


 


(viii)       If
Landlord terminates this Lease upon the occurrence of a Default, Tenant will quit and surrender the Premises to Landlord or its agents,
and Landlord may, without further notice, enter upon, re-enter and repossess the Premises by summary proceedings, ejectment or otherwise.
The words “enter”, “re-enter”, and “re-entry” are not restricted to their technical legal meanings.


 


(ix)          If
Tenant shall be in default in the observance or performance of any provision of this Lease, and an action shall be brought for the enforcement
thereof in which it shall be determined that Tenant was in default, Tenant shall pay to Landlord all reasonable, out of pocket fees, costs
and other expenses which may become payable as a result thereof or in connection therewith, including reasonable attorneys’ fees
and expenses.


 


(x)           If
default by Tenant shall occur in the keeping, observance or performance of any covenant, agreement, term, provision or condition herein
contained, Landlord, without thereby waiving such default, may perform the same for the account and at the expense of Tenant (a) immediately
or at any time thereafter and with only such notice, if any, as may be practicable under the circumstances in the case of an emergency
or in case such default will result in a violation of any legal or insurance requirements, or in the imposition of any lien against all
or any portion of the Premises or the Project not discharged, released or bonded over to Landlord’s satisfaction by Tenant within
the time period required pursuant to Section 15 of this Lease, and (b) in any other case if such default continues after
any applicable notice and cure period provided in Section 20. All reasonable costs and expenses incurred by Landlord in connection
with any such performance by it for the account of Tenant and also all reasonable costs and expenses, including attorneys’ fees
and disbursements incurred by Landlord in any action or proceeding (including any summary dispossess proceeding) brought by Landlord to
enforce any obligation of Tenant under this Lease and/or right of Landlord in or to the Premises, shall be paid by Tenant to Landlord
within 10 days after written demand.


 


(xi)          Independent
of the exercise of any other remedy of Landlord hereunder or under applicable law, Landlord may conduct an environmental test of the Premises
as generally described in Section 30(d).


 


 


 






    


    


    

 





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(xii)         In
the event that Tenant is in breach or Default under this Lease, whether or not Landlord exercises its right to terminate or any other
remedy, Tenant shall reimburse Landlord upon demand for any out of pocket costs and expenses that Landlord may incur in connection with
any such breach or Default, as provided in this Section 21(c). Such costs shall include reasonable legal fees and costs incurred
for the negotiation of a settlement, enforcement of rights or otherwise. Tenant shall also indemnify Landlord against and hold Landlord
harmless from all costs, expenses, demands and liability, including without limitation, legal fees and costs Landlord shall incur if Landlord
shall become or be made a party to any claim or action instituted by Tenant against any third party, by any third party against Tenant
or by or against any person holding any interest under or using the Premises by license of or agreement with Tenant.


 


(xiii)        Except
as otherwise provided in this Section 21, no right or remedy herein conferred upon or reserved to Landlord is intended to
be exclusive of any other right or remedy, and every right and remedy shall be cumulative and in addition to any other legal or equitable
right or remedy given hereunder, or now or hereafter existing. No waiver by Landlord of any provision of this Lease shall be deemed to
have been made unless expressly so made in writing by Landlord expressly waiving such provision. Landlord shall be entitled, to the extent
permitted by law, to seek injunctive relief in case of the violation, or attempted or threatened violation, of any provision of this Lease,
or to seek a decree compelling observance or performance of any provision of this Lease, or to seek any other legal or equitable remedy.


 


22.          Assignment
and Subletting.


 


(a)          General
Prohibition. Without Landlord’s prior written consent subject to and on the conditions described in this Section 22,
Tenant shall not, directly or indirectly, voluntarily or by operation of law, assign this Lease or sublease the Premises or any part
thereof or mortgage, pledge, or hypothecate its leasehold interest or grant any concession or license within the Premises, and any attempt
to do any of the foregoing shall be void and of no effect. If Tenant is a corporation, partnership or limited liability company, the
shares or other ownership interests thereof which are not actively traded upon a stock exchange or in the over-the-counter market, a
transfer or series of transfers whereby 50% or more of the issued and outstanding shares or other ownership interests of such corporation
are, or voting control is, transferred (but excepting transfers upon deaths of individual owners) from a person or persons or entity
or entities which were owners thereof at time of execution of this Lease to persons or entities who were not owners of shares or other
ownership interests of the corporation, partnership or limited liability company at time of execution of this Lease, shall be deemed
an assignment of this Lease requiring the consent of Landlord as provided in this Section 22. Notwithstanding the foregoing,
Tenant shall have the right to obtain financing from institutional investors (including venture capital funding and corporate partners)
or undergo a public offering which results in a change in control of Tenant without such change of control constituting an assignment
under this Section 22 requiring Landlord consent, provided that (i) Tenant notifies Landlord in writing of the financing
at least 5 business days prior to the closing of the financing, and (ii) provided that in no event shall such financing result in
a change in use of the Premises from the use contemplated by Tenant at the commencement of the Term.


 


 


 






    


    


    

 





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(b)           Permitted
Transfers. If Tenant desires to assign, sublease, hypothecate or otherwise transfer this Lease or sublet the Premises, other than
pursuant to a Permitted Assignment (as defined below), then at least 15 business days, but not more than 45 business days, before the
date Tenant desires the assignment or sublease to be effective (the “Assignment Date”), Tenant shall give Landlord
a notice (the “Assignment Notice”) containing such information about the proposed assignee or sublessee, including
the proposed use of the Premises and any Hazardous Materials proposed to be used, stored handled, treated, generated in or released or
disposed of from the Premises, the Assignment Date, any relationship between Tenant and the proposed assignee or sublessee, and all material
terms and conditions of the proposed assignment or sublease, including a copy of any proposed assignment or sublease in its final form,
and such other information as Landlord may deem reasonably necessary or appropriate to its consideration whether to grant its consent.
Landlord may, by giving written notice to Tenant within 15 business days after receipt of the Assignment Notice: (i) grant such consent
(provided that Landlord shall further have the right to review and approve or disapprove the proposed form of sublease prior to the effective
date of any such subletting), (ii) refuse such consent, in its reasonable discretion; or (iii) with respect to any proposed
assignment of this Lease, or with respect to any proposed sublease that would result in more than 50% of the Premises being sublet for
substantially the remainder of the Term, terminate this Lease with respect to the space described in the Assignment Notice as of the Assignment
Date (an “Assignment Termination”). Among other reasons, it shall be reasonable for Landlord to withhold its consent
in any of these instances:  (1) the proposed assignee or subtenant is a governmental agency; (2) in Landlord’s reasonable
judgment, the use of the Premises by the proposed assignee or subtenant would entail any alterations that would materially lessen the
value of the leasehold improvements in the Premises, or would require materially increased services by Landlord; (3) in Landlord’s
reasonable judgment, the proposed assignee or subtenant is engaged in areas of scientific research or other business concerns that are
controversial such that they may (i) attract or cause negative publicity for or about the Building or the Project, (ii) negatively
affect the reputation of the Building, the Project or Landlord, (iii) attract protestors to the Building or the Project, or (iv) lessen
the attractiveness of the Building or the Project to any tenants or prospective tenants, purchasers or lenders; (4) in Landlord’s
reasonable judgment, the proposed assignee or subtenant lacks the creditworthiness to support the financial obligations it will incur
under the proposed assignment or sublease; (5) in Landlord’s reasonable judgment, the character, reputation, or business of
the proposed assignee or subtenant is inconsistent with the desired tenant-mix or the quality of other tenancies in the Project or is
inconsistent with the type and quality of the nature of the Building; (6) intentionally omitted; (7) Landlord has experienced
previous defaults by or is in litigation with the proposed assignee or subtenant; (8) the use of the Premises by the proposed assignee
or subtenant will violate any applicable Legal Requirement; (9) the proposed assignee or subtenant, or any entity that, directly
or indirectly, controls, is controlled by, or is under common control with the proposed assignee or subtenant, is then an occupant of
the Project; (10) the proposed assignee or subtenant is an entity with whom Landlord is negotiating to lease space in the Project;
or (11) the assignment or sublease is prohibited by Landlord’s lender. If Landlord delivers notice of its election to exercise an
Assignment Termination, Tenant shall have the right to withdraw such Assignment Notice by written notice to Landlord of such election
within 5 business days after Landlord’s notice electing to exercise the Assignment Termination. If Tenant withdraws such Assignment
Notice, this Lease shall continue in full force and effect. If Tenant does not withdraw such Assignment Notice, this Lease, and the term
and estate herein granted, shall terminate as of the Assignment Date with respect to the space described in such Assignment Notice. No
failure of Landlord to exercise any such option to terminate this Lease, or to deliver a timely notice in response to the Assignment Notice,
shall be deemed to be Landlord’s consent to the proposed assignment, sublease or other transfer. Tenant shall pay to Landlord a
fee equal to Three Thousand Dollars ($3,000) in connection with its consideration of any Assignment Notice and/or its preparation or review
of any consent documents. Notwithstanding the foregoing, Landlord’s consent to an assignment of this Lease or a subletting of any
portion of the Premises to any entity controlling, controlled by or under common control with Tenant (a “Control Permitted Assignment”)
shall not be required, provided that Tenant and any assignee or sublessee subject to a Control Permitted Assignment shall execute a reasonable
form of acknowledgment of assignment or sublease, as applicable. In addition, Tenant shall have the right to assign this Lease, upon 30
days prior written notice to Landlord but without obtaining Landlord’s prior written consent, to a corporation or other entity which
is a successor-in-interest to Tenant, by way of merger, consolidation or corporate reorganization, or by the purchase of all or substantially
all of the assets or the ownership interests of Tenant provided that (i) such merger or consolidation, or such acquisition or assumption,
as the case may be, is for a good business purpose and not principally for the purpose of transferring this Lease, and (ii) the net
worth (as determined in accordance with generally accepted accounting principles (“GAAP”)) of the assignee is not less
than the greater of the net worth (as determined in accordance with GAAP) of Tenant as of (A) the Commencement Date, or (B) as
of the date of Tenant’s most current quarterly or annual financial statements, and (iii) such assignee shall agree in writing
to assume all of the terms, covenants and conditions of this Lease (a “Corporate Permitted Assignment”). Control Permitted
Assignments and Corporate Permitted Assignments are hereinafter referred to as “Permitted Assignments.”


 


 


 






    


    


    

 





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(c)           Additional
Conditions. As a condition to any such assignment or subletting, whether or not Landlord’s consent is required, Landlord may
require by written request:


 


(i)           that
any assignee or subtenant agree, in writing at the time of such assignment or subletting, that if Landlord gives such party notice that
Tenant is in default under this Lease, such party shall thereafter make all payments otherwise due Tenant directly to Landlord, which
payments will be received by Landlord without any liability except to credit such payment against those due under this Lease, and any
such third party shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason; provided,
however, in no event shall Landlord or its successors or assigns be obligated to accept such attornment; and


 


(ii)          A
list of Hazardous Materials, certified by the proposed assignee or sublessee to be true and correct, which the proposed assignee or sublessee
intends to use, store, handle, treat, generate in or release or dispose of from the Premises, together with copies of all documents relating
to such use, storage, handling, treatment, generation, release or disposal of Hazardous Materials by the proposed assignee or subtenant
in the Premises or on the Project, prior to the proposed assignment or subletting, including, without limitation: permits; approvals;
reports and correspondence; storage and management plans; plans relating to the installation of any storage tanks to be installed in or
under the Project (provided, said installation of tanks shall only be permitted after Landlord has given its written consent to do so,
which consent may be withheld in Landlord’s sole and absolute discretion); and all closure plans or any other documents required
by any and all federal, state and local Governmental Authorities for any storage tanks installed in, on or under the Project for the closure
of any such tanks. Neither Tenant nor any such proposed assignee or subtenant is required, however, to provide Landlord with any portion(s) of
the such documents containing information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous
Materials or hazardous activities.


 


(d)           No
Release of Tenant, Sharing of Excess Rents. Notwithstanding any assignment or subletting, Tenant and any guarantor or surety of Tenant’s
obligations under this Lease shall at all times remain fully and primarily responsible and liable for the payment of Rent and for compliance
with all of Tenant’s other obligations under this Lease. If the rent due and payable by a sublessee or assignee (or a combination
of the rental payable under such sublease or assignment plus any bonus or other consideration therefor or incident thereto in any form)
exceeds the sum of the rental payable under this Lease with respect to the applicable portion of the Premises, (excluding however, any
rent payable under this Section) and actual and reasonable market rent abatement, brokerage fees and commissions, reasonable legal costs
and any design or construction fees directly related to and required pursuant to the terms of any such sublease (“Excess Rent”),
then Tenant shall be bound and obligated to pay Landlord as Additional Rent hereunder 50% of such Excess Rent within 10 days following
receipt thereof by Tenant. If Tenant shall sublet the Premises or any part thereof, Tenant hereby immediately and irrevocably assigns
to Landlord, as security for Tenant’s obligations under this Lease, all rent from any such subletting, and Landlord as assignee,
or a receiver for Tenant appointed on Landlord’s application, may collect such rent and apply it toward Tenant’s obligations
under this Lease; except that, until the occurrence of a Default, Tenant shall have the right to collect such rent.


 


(e)           No
Waiver. The consent by Landlord to an assignment or subletting shall not relieve Tenant or any assignees of this Lease or any sublessees
of the Premises from obtaining the consent of Landlord to any further assignment or subletting nor shall it release Tenant or any assignee
or sublessee of Tenant from full and primary liability under this Lease. The acceptance of Rent hereunder, or the acceptance of performance
of any other term, covenant, or condition thereof, from any other person or entity shall not be deemed to be a waiver of any of the provisions
of this Lease or a consent to any subletting, assignment or other transfer of the Premises.


 


 


 






    


    


    

 





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(f)            Prior
Conduct of Proposed Transferee. Notwithstanding any other provision of this Section 22, if (i) the proposed assignee
or sublessee of Tenant has been required by any prior landlord, lender or Governmental Authority to take remedial action in connection
with Hazardous Materials contaminating a property, where the contamination resulted from such party’s action or use of the property
in question, (ii) the proposed assignee or sublessee is subject to an enforcement order issued by any Governmental Authority in connection
with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any
order related to the failure to make a required reporting to any Governmental Authority), or (iii) because of the existence of a
pre-existing environmental condition in the vicinity of or underlying the Project, the risk that Landlord would be targeted as a responsible
party in connection with the remediation of such pre-existing environmental condition would be materially increased or exacerbated by
the proposed use of Hazardous Materials by such proposed assignee or sublessee, Landlord shall have the absolute right to refuse to consent
to any assignment or subletting to any such party.


 


23.           Estoppel
Certificate. Tenant shall, within 10 business days of written notice from Landlord, execute, acknowledge and deliver a statement in
writing in a form reasonably requested by a proposed lender or purchaser, (i) certifying that this Lease is unmodified and in full
force and effect (or, if modified, stating the nature of such modification and certifying that this Lease as so modified is in full force
and effect) and the dates to which the rental and other charges are paid in advance, if any, (ii) acknowledging that there are not
any uncured defaults on the part of Landlord hereunder, or specifying such defaults if any are claimed, and (iii) setting forth such
further information with respect to the status of this Lease or the Premises as may be requested thereon. Any such statement may be relied
upon by any prospective purchaser or encumbrancer of all or any portion of the real property of which the Premises are a part. Tenant’s
failure to deliver such statement within 5 business days after Tenant’s receipt of a second written notice from Landlord shall,
at the option of Landlord, constitute a Default under this Lease, and, in any event, shall be conclusive upon Tenant that this Lease is
in full force and effect and without modification except as may be represented by Landlord in any certificate prepared by Landlord and
delivered to Tenant for execution.


 


24.           Quiet
Enjoyment. So long as Tenant shall perform all of the covenants and agreements herein required to be performed by Tenant, Tenant shall,
subject to the terms of this Lease, at all times during the Term, have peaceful and quiet enjoyment of the Premises against any person
claiming by, through or under Landlord.


 


25.           Prorations.
All prorations required or permitted to be made hereunder shall be made on the basis of a 360 day year and 30 day months.


 


26.           Rules and
Regulations. Tenant shall, at all times during the Term and any extension thereof, comply with all reasonable rules and regulations
at any time or from time to time established by Landlord covering use of the Premises and the Project or portion thereof of which the
Premises are a part. The current rules and regulations are attached hereto as Exhibit E. If there is any conflict between
said rules and regulations and other provisions of this Lease, the terms and provisions of this Lease shall control. Landlord shall
not have any liability or obligation for the breach of any rules or regulations by other tenants in the Project and shall not enforce
such rules and regulations in a discriminatory manner.


 


27.           Subordination.
This Lease and Tenant’s interest and rights hereunder are hereby made and shall be subject and subordinate at all times to the lien
of any Mortgage now existing or hereafter created on or against the Project, Property, Building or Premises, and all amendments, restatements,
renewals, modifications, consolidations, refinancing, assignments and extensions thereof, without the necessity of any further instrument
or act on the part of Tenant; provided, however that so long as there is no Default hereunder, Tenant’s right to possession
of the Premises shall not be disturbed by the Holder of any such Mortgage. Tenant agrees, at the election of the Holder of any such Mortgage,
to attorn to any such Holder. Tenant agrees within 10 days after receipt of written demand to execute, acknowledge and deliver such commercially
reasonable instruments, confirming such subordination, and such commercially reasonable instruments of attornment as shall be requested
by any such Holder, provided any such instruments contain appropriate non-disturbance provisions assuring Tenant’s quiet enjoyment
of the Premises as set forth in Section 24 hereof. Notwithstanding the foregoing, any such Holder may at any time subordinate
its Mortgage to this Lease, without Tenant’s consent, by notice in writing to Tenant, and thereupon this Lease shall be deemed prior
to such Mortgage without regard to their respective dates of execution, delivery or recording and in that event such Holder shall have
the same rights with respect to this Lease as though this Lease had been executed prior to the execution, delivery and recording of such
Mortgage and had been assigned to such Holder. The term “Mortgage” whenever used in this Lease shall be deemed to include
deeds of trust, security assignments, ground leases or other superior leases and any other encumbrances, and any reference to the “Holder”
of a Mortgage shall be deemed to include the beneficiary under a deed of trust.


 


 


 






    


    


    

 





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28.           Surrender.
Upon the expiration of the Term or earlier termination of Tenant’s right of possession, Tenant shall surrender the Premises to Landlord
in the same condition as received, subject to any Alterations or Installations permitted by Landlord to remain in the Premises, free of
Hazardous Materials brought upon, kept, used, stored, handled, treated, generated in, or released or disposed of from, the Premises by
any person other than Landlord or any Landlord’s employees, agents and contractors (collectively, “Tenant HazMat Operations”)
and, subject to the terms of the final sentence of Section 30(a) below, released of all Hazardous Materials Clearances,
broom clean, ordinary wear and tear and casualty loss and condemnation covered by Sections 18 and 19 excepted. At least
3 months prior to the surrender of the Premises or such earlier date as Tenant may elect to cease operations at the Premises, Tenant shall
deliver to Landlord a narrative description of the actions proposed (or required by any Governmental Authority) to be taken by Tenant
in order to surrender the Premises (including any Installations permitted by Landlord to remain in the Premises) at the expiration or
earlier termination of the Term, free from any residual impact from the Tenant HazMat Operations and otherwise released for unrestricted
use and occupancy (the “Decommissioning and HazMat Closure Plan”). Such Decommissioning and HazMat Closure Plan shall
be accompanied by a current listing of (i) all Hazardous Materials licenses and permits held by or on behalf of any Tenant Party
with respect to the Premises, and (ii) all Hazardous Materials used, stored, handled, treated, generated, released or disposed of
from the Premises, and shall be subject to the reasonable review and approval of Landlord’s environmental consultant. In connection
with the review and approval of the Decommissioning and HazMat Closure Plan, upon the request of Landlord, Tenant shall deliver to Landlord
or its consultant such additional non-proprietary information concerning Tenant HazMat Operations as Landlord shall reasonably request.
On or before such surrender, Tenant shall deliver to Landlord evidence that the approved Decommissioning and HazMat Closure Plan shall
have been satisfactorily completed and Landlord shall have the right, subject to reimbursement at Tenant’s expense as set forth
below, to cause Landlord’s environmental consultant to inspect the Premises and perform such additional procedures as may be deemed
reasonably necessary to confirm that the Premises are, as of the effective date of such surrender or early termination of this Lease,
free from any residual impact from Tenant HazMat Operations. Tenant shall reimburse Landlord, as Additional Rent, for the actual reasonable
out-of-pocket expense incurred by Landlord for Landlord’s environmental consultant to review and approve the Decommissioning and
HazMat Closure Plan and to visit the Premises and verify satisfactory completion of the same, which cost shall not exceed $2,500. Landlord
shall have the unrestricted right to deliver such Decommissioning and HazMat Closure Plan and any report by Landlord’s environmental
consultant with respect to the surrender of the Premises to third parties.


 


If Tenant shall fail to prepare
or submit a Decommissioning and HazMat Closure Plan approved by Landlord, or if Tenant shall fail to complete the approved Decommissioning
and HazMat Closure Plan, or if such Decommissioning and HazMat Closure Plan, whether or not approved by Landlord, shall fail to adequately
address any residual effect of Tenant HazMat Operations in, on or about the Premises, Landlord shall have the right to take such actions
as Landlord may deem reasonable or appropriate to assure that the Premises and the Project are surrendered free from any residual impact
from Tenant HazMat Operations, the cost of which actions shall be reimbursed by Tenant as Additional Rent, without regard to the limitation
set forth in the first paragraph of this Section 28.


 


 


 






    


    


    

 





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Tenant shall immediately return
to Landlord all keys and/or access cards to parking, the Building, restrooms or all or any portion of the Premises, Building or Project
furnished to or otherwise procured by Tenant. If any such access card or key is lost, Tenant shall pay to Landlord, at Landlord’s
election, either the cost of replacing such lost access card or key or the cost of reprogramming the access security system in which such
access card was used or changing the lock or locks opened by such lost key. Any Tenant’s Property, Alterations and property not
so removed by Tenant as permitted or required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord
at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and/or
disposition of such property. All obligations of Tenant hereunder not fully performed as of the termination of the Term, including the
obligations of Tenant under Section 30 hereof, shall survive the expiration or earlier termination of the Term, including,
without limitation, indemnity obligations, payment obligations with respect to Rent and obligations concerning the condition and repair
of the Premises.


 


29.           Waiver
of Jury Trial. TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER
SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR
AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO.


 


30.           Environmental
Requirements.


 


(a)            Prohibition/Compliance/Indemnity.
Tenant shall not cause or permit any Hazardous Materials (as hereinafter defined) to be brought upon, kept, used, stored, handled, treated,
generated in or about, or released or disposed of from, the Premises, Building, Property or Project in violation of applicable Environmental
Requirements (as hereinafter defined) by Tenant or any Tenant Party. If Tenant breaches the obligation stated in the preceding sentence,
or if the presence of Hazardous Materials in the Premises during the Term, any holding over or any other period during which Tenant occupied
the Premises results in contamination of the Premises, Building, Property or Project or any adjacent property or if contamination of the
Premises, Building, Property or Project or any adjacent property by Hazardous Materials brought into, kept, used, stored, handled, treated,
generated in or about, or released or disposed of from, the Premises by anyone other than Landlord and Landlord’s employees, agents
and contractors otherwise occurs during the Term, any holding over any holding over or any other period during which Tenant occupied the
Premises, Tenant hereby indemnifies and shall defend and hold Landlord, its officers, directors, employees, agents and contractors harmless
from any and all actions (including, without limitation, remedial or enforcement actions of any kind, administrative or judicial proceedings,
and orders or judgments arising out of or resulting therefrom), costs, claims, damages (including, without limitation, punitive damages
and damages based upon diminution in value of the Premises or the Project, or the loss of, or restriction on, use of the Premises or any
portion of the Project), expenses (including, without limitation, attorneys’, consultants’ and experts’ fees, court
costs and amounts paid in settlement of any claims or actions), fines, forfeitures or other civil, administrative or criminal penalties,
injunctive or other relief (whether or not based upon personal injury, property damage, or contamination of, or adverse effects upon,
the environment, water tables or natural resources), liabilities or losses which arise during or after the Term as a result of such contamination
or breach by Tenant of its obligations under this Section 30. This indemnification of Landlord by Tenant includes, without
limitation, costs incurred in connection with any related investigation of site conditions or any cleanup, treatment, remedial, removal,
or restoration work required by any federal, state or local Governmental Authority because of Hazardous Materials present in the air,
soil or ground water above, on, or under the Premises. Without limiting the foregoing, if the presence of any Hazardous Materials on the
Premises, Building, Property, Project or any adjacent property caused or permitted by Tenant or any Tenant Party results in any
contamination of the Premises, Building, Property, Project or any adjacent property, Tenant shall promptly take all actions at its sole
expense and in accordance with applicable Environmental Requirements as are necessary to return the Premises, Building, Property,
Project or any adjacent property to the condition existing prior to the time of such contamination, provided that Landlord’s approval
of such action shall first be obtained, which approval shall not unreasonably be withheld, conditioned or delayed so long as such actions
would not potentially have any material adverse long-term or short-term effect on the Premises, Building, Property or the Project. Notwithstanding
anything to the contrary contained in Section 28 or this Section 30, Tenant shall not be responsible for, and
the indemnification and hold harmless obligation set forth in this paragraph shall not apply to (i) Hazardous Materials in the Premises
which Tenant can prove existed in the Premises prior to Tenant’s occupancy of the Premises, (ii) the presence of any Hazardous
Materials in the Premises which Tenant can prove migrated from outside of the Premises into the Premises, (iii) caused by Landlord
or any Landlord’s employees, agents and contractors, or (iv) any ACMs or PACMS (as such terms as defined in Section 30(h))
below existing in the Premises as of the Commencement Date, unless in any case, the presence of such Hazardous Materials (x) is the
result of a breach by Tenant of any of its obligations under this Lease, or (y) was caused, contributed to or exacerbated by Tenant
or any Tenant Party.


 


 


 






    


    


    





 


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(b)            Business.
Landlord acknowledges that it is not the intent of this Section 30 to prohibit Tenant from using the Premises for the Permitted
Use. Tenant may operate its business according to prudent industry practices so long as the use or presence of Hazardous Materials is
strictly and properly monitored according to all then applicable Environmental Requirements. As a material inducement to Landlord to allow
Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord prior to the Commencement Date
a list identifying each type of Hazardous Materials to be brought upon, kept, used, stored, handled, treated, generated on, or released
or disposed of from, the Premises and setting forth any and all governmental approvals or permits required in connection with the presence,
use, storage, handling, treatment, generation, release or disposal of such Hazardous Materials on or from the Premises (“Hazardous
Materials List”). Within 10 days after Tenant’s receipt of Landlord’s written request (not more than once in any
12 calendar month period), or any time that Tenant is required to deliver a Hazardous Materials List to any Governmental Authority (e.g.,
the fire department) in connection with Tenant’s use or occupancy of the Premises, Tenant shall deliver to Landlord a copy of such
Hazardous Materials List. Tenant shall deliver to Landlord true and correct copies of the following documents (the “Haz Mat Documents”)
relating to the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials prior to the Commencement Date,
or if unavailable at that time, concurrent with the receipt from or submission to a Governmental Authority: permits; approvals; reports
and correspondence; storage and management plans, notice of violations of any Legal Requirements; plans relating to the installation of
any storage tanks to be installed in or under the Building or Property (provided, said installation of tanks shall only be permitted after
Landlord has given Tenant its written consent to do so, which consent may be withheld in Landlord’s sole and absolute discretion);
all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any storage tanks
installed in, on or under the Building or Property for the closure of any such tanks; and a Decommissioning and HazMat Closure Plan (to
the extent surrender in accordance with Section 28 cannot be accomplished in 3 months). Tenant is not required, however, to
provide Landlord with any portion(s) of the Haz Mat Documents containing information of a proprietary nature which, in and of themselves,
do not contain a reference to any Hazardous Materials or hazardous activities. It is not the intent of this Section to provide Landlord
with information which could be detrimental to Tenant’s business should such information become possessed by Tenant’s competitors.


 


(c)            Tenant
Representation and Warranty. Tenant hereby represents and warrants to Landlord that to Tenant’s actual knowledge, without duty
of inquiry (i) Tenant has not been required by any prior landlord, lender or Governmental Authority at any time to take remedial
action in connection with Hazardous Materials contaminating a property which contamination was permitted by Tenant or resulted from Tenant’s
action or use of the property in question, and (ii) Tenant is not subject to any enforcement order issued by any Governmental Authority
in connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation,
any order related to the failure to make a required reporting to any Governmental Authority.


 


(d)            Testing.
Landlord shall have the right to conduct annual tests of the Premises to determine whether any contamination of the Premises, Building,
Property or Project has occurred as a result of Tenant’s use. Tenant shall be required to pay the cost of such annual test of the
Premises; provided, however, that if Tenant conducts its own tests of the Premises using third party contractors and test procedures acceptable
to Landlord which tests are certified to Landlord, Landlord shall accept such tests in lieu of the annual tests to be paid for by Tenant.
In addition, at any time, and from time to time, prior to the expiration or earlier termination of the Term, Landlord shall have the right
to conduct appropriate tests of the Premises, Building, Property and Project to determine if contamination has occurred as a result of
Tenant’s use of the Premises. In connection with such testing, within 10 days after written request of Landlord, Tenant shall deliver
to Landlord or its consultant such reasonable, non-proprietary information concerning the use of Hazardous Materials in or about the Premises
by Tenant or any Tenant Party. If contamination has occurred for which Tenant is liable under this Section 30, Tenant shall
pay all costs to conduct such tests. If no such contamination is found, Landlord shall pay the costs of such tests (which shall not constitute
an Operating Expense). Landlord shall provide Tenant with a copy of all third party, non-confidential reports and tests of the Premises
made by or on behalf of Landlord during the Term without representation or warranty and subject to a commercially reasonable confidentiality
agreement. Tenant shall, at its sole cost and expense, promptly and satisfactorily remediate any environmental conditions identified by
such testing for which Tenant is responsible under this Section 30 in accordance with all Environmental Requirements. Landlord’s
receipt of or satisfaction with any environmental assessment in no way waives any rights which Landlord may have against Tenant.


 


 


 



     

     


    

 


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(e)            Underground
Tanks. If underground or other storage tanks storing Hazardous Materials located on the Premises, Building, Property or Project are
used by Tenant or are hereafter placed on the Premises, Building, Property or Project by Tenant, Tenant shall install, use, monitor, operate,
maintain, upgrade and manage such storage tanks, maintain appropriate records, obtain and maintain appropriate insurance, implement reporting
procedures, properly close any underground storage tanks, and take or cause to be taken all other actions necessary or required under
applicable state and federal Legal Requirements, as such now exists or may hereafter be adopted or amended in connection with the installation,
use, maintenance, management, operation, upgrading and closure of such storage tanks. The parties hereby acknowledge and agree that this
subparagraph (e) shall not apply to tanks serving the Acid Neutralization System, the operation of which is governed by Section 11(c) above.


 


(f)            Tenant’s
Obligations. Tenant’s obligations under this Section 30 shall survive the expiration or earlier termination of this
Lease. During any period of time after the expiration or earlier termination of this Lease required by Tenant or Landlord to complete
the removal from the Premises of any Hazardous Materials for which Tenant is responsible under this Section 30 (including,
without limitation, the release and termination of any licenses or permits restricting the use of the Premises and the completion of the
approved Decommissioning and HazMat Closure Plan), Tenant shall continue to pay the full Rent in accordance with this Lease for any portion
of the Premises not relet by Landlord in Landlord’s sole discretion, which Rent shall be prorated daily.


 


(g)            Definitions.
As used herein, the term “Environmental Requirements” means all applicable present and future statutes, regulations,
ordinances, rules, codes, judgments, orders or other similar enactments of any Governmental Authority regulating or relating to health,
safety, or environmental conditions on, under, or about the Premises, Building, Property or Project, or the environment, including without
limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery
Act; and all state and local counterparts thereto, and any regulations or policies promulgated or issued thereunder. As used herein, the
term “Hazardous Materials” means and includes any substance, material, waste, pollutant, or contaminant listed or defined
as hazardous or toxic, or regulated by reason of its impact or potential impact on humans, animals and/or the environment under any Environmental
Requirements, asbestos and petroleum, including crude oil or any fraction thereof, natural gas liquids, liquefied natural gas, or synthetic
gas usable for fuel (or mixtures of natural gas and such synthetic gas). As defined in Environmental Requirements, Tenant is and shall
be deemed to be the “operator” of Tenant’s “facility” and the “owner” of
all Hazardous Materials brought on the Premises by Tenant or any Tenant Party, and the wastes, by-products, or residues generated, resulting,
or produced therefrom.


 


 


 






     

     


    

 


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(h)            Asbestos.


 


(i)              Notification
of Asbestos. Landlord hereby notifies Tenant of the presence of asbestos-containing materials (“ACMs”) and/or presumed
asbestos-containing materials (“PACMs”) within or about the Premises in the locations identified in Exhibit G.


 


(ii)            Tenant
Acknowledgement. Tenant hereby acknowledges receipt of the notification in paragraph (i) of this Section 30(h) and
understand that the purpose of such notification is to make Tenant, and any agents, employees, and contractors of Tenant, aware of the
presence of ACMs and/or PACMs within or about the Building in order to avoid or minimize any damage to or disturbance of such ACMs and/or
PACMs.


 


/i/ Richard Toselli           Tenant’s Initials


 


(iii)            Acknowledgement
from Contractors/Employees. Tenant shall give Landlord at least 14 days’ prior written notice before conducting, authorizing
or permitting any of the activities listed below within or about the Premises, and before soliciting bids from any person to perform such
services. Such notice shall identify or describe the proposed scope, location, date and time of such activities and the name, address
and telephone number of each person who may be conducting such activities. Thereafter, Tenant shall grant Landlord reasonable access to
the Premises to determine whether any ACMs or PACMs will be disturbed in connection with such activities. Tenant shall not solicit bids
from any person for the performance of such activities without Landlord’s prior written approval. Upon Landlord’s written
request, Tenant shall deliver to Landlord a copy of a signed acknowledgement from any contractor, agent, or employee of Tenant acknowledging
receipt of information describing the presence of ACMs and/or PACMs within or about the Premises in the locations identified in Exhibit G
prior to the commencement of such activities. Nothing in this Section 30(h) shall be deemed to expand Tenant’s
rights under this Lease or otherwise to conduct, authorize or permit any such activities.


 


(A)            Removal
of thermal system insulation (“TSI”) and surfacing ACMs and PACMs (i.e., sprayed-on or troweled-on material, e.g.,
textured ceiling paint or fireproofing material);


 


(B)            Removal
of ACMs or PACMs that are not TSI or surfacing ACMs or PACMs; or


 


(C)            Repair
and maintenance of operations that are likely to disturb ACMs or PACMs.


 


31.            Tenant’s
Remedies/Limitation of Liability. Landlord shall not be in default hereunder unless Landlord fails to perform any of its obligations
hereunder within 30 days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of
the obligation, require a period of time in excess of 30 days, then after such period of time as is reasonably necessary). Upon any default
by Landlord, Tenant shall give notice by registered or certified mail to any Holder of a Mortgage covering the Premises and to any landlord
of any lease of property in or on which the Premises are located and Tenant shall offer such Holder and/or landlord a reasonable opportunity
to cure the default, including time to obtain possession of the Project, or portion thereof of which the Premises are a part, by power
of sale or a judicial action if such should prove necessary to effect a cure; provided Landlord shall have furnished to Tenant
in writing the names and addresses of all such persons who are to receive such notices. All obligations of Landlord hereunder shall be
construed as covenants, not conditions; and, except as may be otherwise expressly provided in this Lease, Tenant may not terminate this
Lease for breach of Landlord’s obligations hereunder.


 


 


 






     

     


    

 


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All obligations of Landlord
under this Lease will be binding upon Landlord only during the period of its ownership of the Premises and not thereafter. The term “Landlord”
in this Lease shall mean only the owner for the time being of the Premises. Upon the transfer by such owner of its interest in the Premises,
such owner shall thereupon be released and discharged from all obligations of Landlord thereafter accruing, but such obligations shall
be binding during the Term upon each new owner for the duration of such owner’s ownership.


 


32.            Inspection
and Access. Landlord and its agents, representatives, and contractors may enter the Premises during business hours upon not less than
48 hours advance written notice (except in the case of emergencies in which case no such notice shall be required and such entry may be
at any time) for the purpose of effecting any such repairs, inspecting the Premises, showing the Premises to prospective purchasers and,
during the last 12 months of the Term, to prospective tenants or for any other reasonable business purpose. Landlord may erect a suitable
sign on the Building or Property stating the Premises or Building are available to let or that the Building, Property or Project is available
for sale. Landlord may grant easements, make public dedications, designate Common Areas and create restrictions on or about the Premises,
Building and Property, provided that no such easement, dedication, designation or restriction materially, adversely affects Tenant’s
use or occupancy of (or reasonable access to) the Premises for the Permitted Use. At Landlord’s request, Tenant shall execute such
commercially reasonable instruments as may be necessary for such easements, dedications or restrictions. Tenant shall at all times, except
in the case of emergencies, have the right to escort Landlord or its agents, representatives, contractors or guests while the same are
in the Premises, provided such escort does not materially and adversely affect Landlord’s access rights hereunder.


 


33.            Security.
Tenant acknowledges and agrees that security devices and services, if any, while intended to deter crime may not in given instances prevent
theft or other criminal acts and that Landlord is not providing any security services with respect to the Premises. Tenant agrees that
Landlord shall not be liable to Tenant for, and Tenant waives any claim against Landlord with respect to, any loss by theft or any other
damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with
respect to the Premises. Tenant shall be solely responsible for the personal safety of Tenant’s officers, employees, agents, contractors,
guests and invitees while any such person is in, on or about the Premises, Building, Property and/or the Project. Tenant shall at Tenant’s
cost obtain insurance coverage to the extent Tenant desires protection against such criminal acts.


 


Commencing on the Commencement
Date, Tenant shall have the exclusive use of the and shall, at Tenant’s cost, be responsible for the maintenance of the existing
card access system exclusively serving the Premises (the “Premises Card Access System”). Tenant shall keep the Premises
Card Access System in good operating condition and repair during the Term. Tenant shall not be required to remove or restore the Premises
Card Access System at the expiration or earlier termination of the Term, nor shall Tenant have the right to remove the Premises Card Access
System at any time. Notwithstanding anything to the contrary, neither Landlord nor any Landlord Indemnified Parties shall be directly
or indirectly liable to Tenant, any Tenant Parties or any other person and Tenant hereby waives any and all claims against and releases
Landlord and the Landlord Indemnified Parties from any and all claims arising as a consequence of or related to Premises Card Access System,
or the failure thereof.


 


34.            Force
Majeure. Except for the payment of Rent, neither Landlord nor Tenant shall be held responsible or liable for delays in the performance
of its obligations hereunder when caused by, related to, or arising out of acts of God, strikes, lockouts, or other labor disputes, embargoes,
quarantines, weather, national, regional, or local disasters, calamities, or catastrophes, inability to obtain labor or materials (or
reasonable substitutes therefor) at reasonable costs or failure of, or inability to obtain, utilities necessary for performance, governmental
restrictions, orders, limitations, regulations, or controls, national emergencies, local, regional or national epidemic or pandemic, delay
in issuance or revocation of permits, enemy or hostile governmental action, terrorism, insurrection, riots, civil disturbance or commotion,
fire or other casualty, and other causes or events beyond their reasonable control (“Force Majeure”).


 


 


 






     

     


    

 


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35.            Brokers.
Landlord and Tenant each represents and warrants that it has not dealt with any broker, agent or other person (collectively, “Broker”)
in connection with this transaction and that no Broker brought about this transaction. Landlord and Tenant each hereby agree to indemnify
and hold the other harmless from and against any claims by any Broker claiming a commission or other form of compensation by virtue of
having dealt with Tenant or Landlord, as applicable, with regard to this leasing transaction.


 


36.            Limitation
on Landlord’s Liability. NOTWITHSTANDING ANYTHING SET FORTH HEREIN OR IN ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT TO
THE CONTRARY: (A) LANDLORD SHALL NOT BE LIABLE TO TENANT OR ANY OTHER PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL
RISK OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL OR CONSEQUENTIAL TO: TENANT’S PERSONAL PROPERTY OF EVERY KIND AND DESCRIPTION, INCLUDING,
WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS, PRODUCT,
SPECIMENS, SAMPLES, AND/OR SCIENTIFIC, BUSINESS, ACCOUNTING AND OTHER RECORDS OF EVERY KIND AND DESCRIPTION KEPT AT THE PREMISES AND ANY
AND ALL INCOME DERIVED OR DERIVABLE THEREFROM; (B) THERE SHALL BE NO PERSONAL RECOURSE TO LANDLORD FOR ANY ACT OR OCCURRENCE IN,
ON OR ABOUT THE PREMISES OR ARISING IN ANY WAY UNDER THIS LEASE OR ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT WITH RESPECT TO THE
SUBJECT MATTER HEREOF AND ANY LIABILITY OF LANDLORD HEREUNDER SHALL BE STRICTLY LIMITED SOLELY TO LANDLORD’S INTEREST IN THE PROPERTY
OR ANY PROCEEDS FROM SALE OR CONDEMNATION THEREOF AND ANY INSURANCE PROCEEDS PAYABLE IN RESPECT OF LANDLORD’S INTEREST IN THE PROPERTY
OR IN CONNECTION WITH ANY SUCH LOSS; AND (C) IN NO EVENT SHALL ANY PERSONAL LIABILITY BE ASSERTED AGAINST ANY OF LANDLORD’S
OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS. UNDER NO CIRCUMSTANCES SHALL LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS,
EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE FOR INJURY TO TENANT’S BUSINESS OR FOR ANY LOSS OF INCOME OR PROFIT THEREFROM.


 


Tenant acknowledges and agrees
that measures and/or services implemented at the Project, if any, intended to encourage social distancing, promote and protect health
and physical well-being and/or intended to limit the spread of Infectious Conditions, may not prevent the spread of such Infectious Conditions.
Neither Landlord nor any Landlord Indemnified Parties shall have any liability and Tenant waives any claims against Landlord and the Landlord
Indemnified Parties with respect to any loss, damage or injury in connection with (x) the implementation, or failure of Landlord
or any Landlord Indemnified Parties to implement, any measures and/or services at the Project intended to encourage social distancing,
promote and protect health and physical well-being and/or intended to limit the spread of Infectious Conditions, or (y) the failure
of any measures and/or services implemented at the Project, if any, to limit the spread of any Infectious Conditions.


 


37.            Severability.
If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future laws, then and in that event, it
is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the intention of the
parties to this Lease that in lieu of each clause or provision of this Lease that is illegal, invalid or unenforceable, there be added,
as a part of this Lease, a clause or provision as similar in effect to such illegal, invalid or unenforceable clause or provision as shall
be legal, valid and enforceable.


 


 


 






     

     


    

 


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38.            Signs;
Exterior Appearance. Tenant shall not, without the prior written consent of Landlord, which may be granted or withheld in Landlord’s
sole discretion: (i) attach any awnings, exterior lights, decorations, balloons, flags, pennants, banners, painting or other projection
to any outside wall of the Building, (ii) use any curtains, blinds, shades or screens other than Landlord’s standard window
coverings, (iii) coat or otherwise sunscreen the interior or exterior of any windows, (iv) place any bottles, parcels, or other
articles on the window sills, (v) place any equipment, furniture or other items of personal property on any exterior balcony, or
(vi) paint, affix or exhibit on any part of the Premises, Building, Property or Project any signs, notices, window or door lettering,
placards, decorations, or advertising media of any type which can be viewed from the exterior of the Premises. Suite entry signage
and signage on the Building lobby directory shall be inscribed, painted or affixed for Tenant by Landlord at Landlord’s cost, and
shall be of a size, color and type acceptable to Landlord. Nothing may be placed on the exterior of corridor walls or corridor doors other
than Landlord’s standard lettering. The directory tablet shall be provided exclusively for the display of the name and location
of tenants.


 


39.            Miscellaneous.


 


(a)            Notices.
All notices or other communications between the parties shall be in writing and shall be deemed duly given upon delivery or refusal to
accept delivery by the addressee thereof if delivered in person, or upon actual receipt if delivered by reputable overnight guaranty courier,
addressed and sent to the parties at their addresses set forth above. Landlord and Tenant may from time to time by written notice to the
other designate another address for receipt of future notices.


 


(b)            Joint
and Several Liability. If and when included within the term “Tenant,” as used in this instrument, there is more
than one person or entity, each shall be jointly and severally liable for the obligations of Tenant.


 


(c)            Financial
Information. Tenant shall furnish to Landlord with true and complete copies of (i) upon Landlord’s written request on an
annual basis, Tenant’s most recent audited annual financial statements, provided, however, that Tenant shall not be required to
deliver to Landlord such annual financial statements for any particular year sooner than the date that is 90 days after the end of each
of Tenant’s fiscal years during the Term, (ii) upon Landlord’s written request on a quarterly basis, Tenant’s most
recent unaudited quarterly financial statements; provided, however, that Tenant shall not be required to deliver to Landlord such quarterly
financial statements for any particular quarter sooner that the date that is 45 days after the end of each of Tenant’s fiscal quarters
during the Term, (iii) upon Landlord’s written request from time to time, updated business plans, including cash flow projections
and/or pro forma balance sheets and income statements, all of which shall be treated by Landlord as confidential information belonging
to Tenant, (iv) upon Landlord’s written request from time to time, corporate brochures and/or profiles prepared by Tenant for
prospective investors, and (v) upon Landlord’s written request from time to time, any other financial information or summaries
that Tenant typically provides to its lenders or shareholders. Notwithstanding anything to the contrary contained in this Lease, Landlord’s
written request for financial information pursuant to this Section 39(c) may delivered to Tenant via email. So
long as Tenant is a “public company” and its financial information is publicly available, then the foregoing delivery requirements
of this Section 39(c) shall not apply.


 


(d)            Recordation.
Neither this Lease nor a memorandum of lease shall be filed by or on behalf of Tenant in any public record. Landlord may prepare and file,
and upon request by Landlord, Tenant will execute, a memorandum of lease.


 


(e)            Interpretation.
The normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed
in the interpretation of this Lease or any exhibits or amendments hereto. Words of any gender used in this Lease shall be held and construed
to include any other gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires.
The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of
this Lease, or any provision hereof, or in any way affect the interpretation of this Lease.


 


 


 






     

     


    

 


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(f)            Not
Binding Until Executed. The submission by Landlord to Tenant of this Lease shall have no binding force or effect, shall not constitute
an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease
by both parties.


 


(g)            Entire
Agreement; Amendment. This Lease constitutes the entire agreement between Landlord and Tenant pertaining to the lease of the
Premises and supersedes all other agreements, whether oral or written, pertaining to the lease of the Premises, and no other agreements
with respect thereto shall be effective. Any amendments or modifications of this Lease shall be in writing and signed by both Landlord
and Tenant, and any other attempted amendment or modification of this Lease shall be void.


 


(h)            Limitations
on Interest. It is expressly the intent of Landlord and Tenant at all times to comply with applicable law governing the maximum rate
or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as to render
usurious any interest called for under this Lease, or contracted for, charged, taken, reserved, or received with respect to this Lease,
then it is Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited on
the applicable obligation (or, if the obligation has been or would thereby be paid in full, refunded to Tenant within 30 days after the
applicable determination is made), and the provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible
hereunder reduced, without the necessity of the execution of any new document, so as to comply with the applicable law, but so as to permit
the recovery of the fullest amount otherwise called for hereunder.


 


(i)            Choice
of Law. Construction and interpretation of this Lease shall be governed by the internal laws of the Commonwealth of Massachusetts,
excluding any principles of conflicts of laws.


 


(j)            Time.
Time is of the essence as to the performance of Tenant’s obligations under this Lease.


 


(k)            OFAC.
Tenant and all beneficial owners of Tenant are currently (a) in compliance with and shall at all times during the Term of this Lease
remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of
Treasury and any statute, executive order, or regulation relating thereto (collectively, the “OFAC Rules”), (b) not
listed on, and shall not during the Term of this Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign
Sanctions Evaders List, or the Sectoral Sanctions Identification List, which are all maintained by OFAC and/or on any other similar list
maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not
a person or entity with whom a U.S. person is prohibited from conducting business under the OFAC Rules.


 


(l)            Incorporation
by Reference. All exhibits and addenda attached hereto are hereby incorporated into this Lease and made a part hereof. If there is
any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall control.


 


(m)           No
Accord and Satisfaction. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly installment of Base Rent
or any Additional Rent will be other than on account of the earliest stipulated Base Rent and Additional Rent, nor will any endorsement
or statement on any check or letter accompanying a check for payment of any Base Rent or Additional Rent be an accord and satisfaction.
Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or to pursue
any other remedy provided in this Lease.


 


(n)           Shuttle
Services. Landlord and affiliates of Landlord plan to provide a campus shuttle service for the Project and other buildings in the
vicinity of the Project that are owned by affiliates of Landlord (the “Shuttle Service”); provided, however,
that neither Landlord nor any affiliate of Landlord shall be obligated to provide the Shuttle Service (or, once the Shuttle Service has
commenced, to continue providing the Shuttle Service for any specific period of time) or to cause the Shuttle Service to follow any specific
route, make any specific stops, or adhere to any specific schedule or hours of operation. If Landlord and affiliates of Landlord actually
commence operation of the Shuttle Service, (i) Landlord shall give Tenant written notice of the date such operation will commence
(“Shuttle Services Commencement Date”) and the planned route, stops, schedule, and hours of operation, (ii) Landlord
shall permit Tenant’s employees actually employed at the Project to use the Shuttle Service, and (iii) regardless of whether
Tenant’s employees use the Shuttle Services, commencing on later to occur of (x) the Shuttle Services Commencement Date, or
the Commencement Date, through the earlier of the expiration of the Term or the date that Landlord permanently ceases to provide Shuttle
Service, Operating Expenses shall include the cost of provision the Shuttle Service (the “Shuttle Service Costs”).
Tenant acknowledges and agrees that Landlord has not made any representations or warranties regarding the commencement or continued availability
of the Shuttle Service and that Tenant is not entering into this Lease with an expectation that the Shuttle Service shall commence or
continue to be available to Tenant throughout the Term.


 


 


 






     

     


    

 





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(o)            Hazardous
Activities. Notwithstanding any other provision of this Lease, Landlord, for itself and its employees, agents and contractors, reserves
the right to refuse to perform any repairs or services in any portion of the Premises which, pursuant to Tenant’s routine safety
guidelines, practices or custom or prudent industry practices, require any form of protective clothing or equipment other than safety
glasses. In any such case, Tenant shall contract with parties who are acceptable to Landlord, in Landlord’s reasonable discretion,
for all such repairs and services, and Landlord shall, to the extent required, equitably adjust Tenant’s Share of Operating Expenses
in respect of such repairs or services to reflect that Landlord is not providing such repairs or services to Tenant.


 


(p)            Counterparts.
This Lease may be executed in 2 or more counterparts, each of which shall be deemed an original, but all of which together shall constitute
one and the same instrument. Counterparts may be delivered via facsimile, electronic mail (including pdf or any electronic signature process
complying with the U.S. federal ESIGN Act of 2000) or other transmission method and any counterpart so delivered shall be deemed to have
been duly and validly delivered and be valid and effective for all purposes. Electronic signatures shall be deemed original signatures
for purposes of this Lease and all matters related thereto, with such electronic signatures having the same legal effect as original signatures.


 


(q)            Waiver
of Landlord Lien. Landlord hereby expressly waives and releases any statutory lien and any security interests to which Landlord might
now or hereafter by entitled during the Term on Tenant’s Property and Tenant’s intellectual property including, without limitation,
at any intellectual property rights owned or licensed to Tenant under an exclusive worldwide license between Tenant, on the one hand,
and Boston Children’s Hospital (BCH) and Massachusetts Institute of Technology (MIT), jointly on the other hand. The waiver and
release set forth in the preceding sentence shall not apply with respect to any Tenant’s Property remaining in the Premises following
the expiration or earlier termination of this Lease.


 


 


 






     

     


    







 





	Multi-Tenant Laboratory	1400 OKS – Suite 14-402/InVivo – Page 39


 


IN WITNESS WHEREOF, Landlord
and Tenant have executed this Lease as of the day and year first above written.


 


	 	TENANT:
	 	 
	 	INVIVO THERAPEUTICS CORPORATION,
    a Delaware corporation




 





	 	By:	/s/
    Richard Toselli






	 	Print Name:	Richard
    Toselli. M.D.






	 	Title:	Chief
    Executive Officer







 





	 	LANDLORD:
	 	 
	 	ARE-MA REGION NO. 59, LLC, a Delaware limited liability company



 





		By:	ALEXANDRIA
                                            REAL ESTATE EQUITIES, L.P., a Delaware limited partnership, managing member



 





 


	 	 	By:	ARE-QRS CORP., a Maryland corporation,
	 	 	 	general partner




 








	 	 	By:	/s/
    Gregory Kal






	 	 	Print Name:	Gregory Kal






	 	 	Title:	Vice
    President, RE Legal Affairs