##### 



Exhibit 10.28
 OFFICE LEASE
 
 Basic Lease Information
           Lease Year
    
    Base Rent1
    
    $
    9,1542
    
    $
    9,5523
    
    $
    9,950
     - i -




---



##### 



Basic Lease Information Basic Lease Information Basic Lease Information
 /s/ J. P. EdmondsonJames P. EdmondsonVIA PHARMACEUTICALS, INC., a Delawarecorporation
 By
    
    /s/ Lawrence K. CohenTitle
    
    CEOBy
    
    /s/ Brendan P. RaeTitle
    
    V. P. Business Development
 - ii -




---



##### 



TABLE OF CONTENTS
 Article
    
    Page1 Premises
    
    
    12 Term
    
    
    23 Rent
    
    
    44 Operating Expenses and Property Taxes Definitions.
    
    
    55 Other Taxes Payable by Tenant
    
    
    76 Use
    
    
    87 Services
    
    
    98 Alterations
    
    
    109 Liens
    
    
    1210 Maintenance and Repairs
    
    
    1211 Damage or Destruction
    
    
    1312 Subrogation
    
    
    1413 Indemnification and Insurance
    
    
    1414 Compliance With Legal Requirements
    
    
    1515 Assignment and Subletting
    
    
    1516 Rules and Regulations
    
    
    1717 Entry by Landlord ,
    
    
    1818 Events of Default
    
    
    1819 Remedies Upon Default
    
    
    1920 Landlords Right to Cure Defaults
    
    
    2021 Eminent Domain
    
    
    2122 Subordination to Mortgages
    
    
    2223 No Merger
    
    
    2224 Sale
    
    
    2225 Estoppel Certificate
    
    
    2326 Holding Over
    
    
    2327 Abandonment
    
    
    2328 Security Deposit
    
    
    2429 Waiver
    
    
    2430 Notices
    
    
    2531 Miscellaneous
    
    
    2532 Financing Condition
    
    
    2633 Real Estate Brokers
    
    
    2734 Corporate Authority
    
    
    2735 Complete Agreement
    
    
    27
 
 - iii -




---



##### 



OFFICE LEASE
 Basic Lease Information Basic Lease Information Basic Lease Information
  ARTICLE 1
 Premises
 Basic Lease Information Basic Lease Information.
  Basic Lease Information
 - 1 -




---



##### 



ARTICLE 2
 Term
 Basic Lease Information, Basic Lease Information Basic Lease Information
   - 2 -




---



##### 



- 3 -




---



##### 



ARTICLE 3
 Rent
  Basic Lease Information
 Basic Lease Information
 Basic Lease Information
    - 4 -




---



##### 



ARTICLE 4
 Operating Expenses and Property Taxes Definitions
   - 5 -




---



##### 



- 6 -




---



##### 



Basic Lease Information.
 ARTICLE 5
 Other Taxes Payable by Tenant
  - 7 -




---



##### 



ARTICLE 6
 Use
  - 8 -




---



##### 



ARTICLE 7
 Services
    - 9 -




---



##### 



ARTICLE 8
 Alterations
     - 10 -




---



##### 



- 11 -




---



##### 



ARTICLE 9
 Liens
  ARTICLE 10
 Maintenance and Repairs
  - 12 -




---



##### 



ARTICLE 11
 Damage or Destruction
   - 13 -




---



##### 



ARTICLE 12
 Subrogation
  ARTICLE 13
 Indemnification and Insurance
   Basic Lease Information
 - 14 -




---



##### 



5
 ARTICLE 14
 Compliance With Legal Requirements
  ARTICLE 15
 Assignment and Subletting
  - 15 -




---



##### 



- 16 -




---



##### 



ARTICLE 16
 Rules and Regulations
  - 17 -




---



##### 



ARTICLE 17
 Entry by Landlord
  ARTICLE 18
 Events of Default
    - 18 -




---



##### 



ARTICLE 19
 Remedies Upon Default
   - 19 -




---



##### 



ARTICLE 20
 Landlords Right to Cure Defaults
  - 20 -




---



##### 



ARTICLE 21
 Eminent Domain
    - 21 -




---



##### 



ARTICLE 22
 Subordination to Mortgages
  ARTICLE 23
 No Merger
  ARTICLE 24
 Sale
  - 22 -




---



##### 



ARTICLE 25
 Estoppel Certificate
  ARTICLE 26
 Holding Over
  ARTICLE 27
 Abandonment
  - 23 -




---



##### 



ARTICLE 28
 Security Deposit
 Basic Lease Information
 ARTICLE 29
 Waiver
  - 24 -




---



##### 



ARTICLE 30
 Notices
 Basic Lease Information Basic Lease Information
 ARTICLE 31
 Miscellaneous
   - 25 -




---



##### 



Basic Lease Information
 ARTICLE 32
 Financing Condition
  - 26 -




---



##### 



ARTICLE 33
 Real Estate Brokers
 Basic Lease Information
 ARTICLE 34
 Corporate Authority
  ARTICLE 35
 Complete Agreement
  - 27 -




---



##### 



/s/ J. P. EdmondsonJames P. EdmondsonVIA PHARMACEUTICALS, INC.,a Delaware corporationBy
    
    /s/ Lawrence K. CohenTitle
    
    CEOBy
    
    /s/ Brendan P. RaeTitle
    
    V. P. Business Development
 - 28 -




---



##### 



EXHIBIT A
 Plan Outlining the Premises
 A-1




---



##### 








---



##### 



EXHIBIT B
 Initial Improvement of the Premises
 Landlords Work
 Other Work by Tenant
 Requirements
      B-1




---



##### 



B-2




---



##### 



EXHIBIT C
 Rules and Regulations
 Common Areas
 Signs
 Prohibited Uses
 Janitorial Service
 Keys
 C-1




---



##### 



Moving Procedures
 No Nuisances
 Change of Address
 Business Hours
 Access to Building
 C-2




---



##### 



Building Directory
 Window Coverings
 Food and Beverages
 Procedures When Leaving
 Bathrooms
 Prohibited Activities
 No Antenna
 Vehicles
 C-3




---



##### 



Trash Removal
 No Soliciting
 Services
 Waiver
 Supplemental to Lease
 Amendments and Additions
 C-4




---



##### 



LEASE AMENDMENT NO. ONE
 JAMES P. EDMONDSON VIA PHARMACEUTICALS, INC.
  Recital of Facts
   Additional Premises
 Effective Date
   - 1 -




---



##### 



Improvements in Additional Premises
 Base Rent
 Deposit
 - 2 -




---



##### 



Parking
 Extension of Term
       Period
    
    Base RentNovember 1, 2008-May 31, 2009
    
    $
    25,221.67June 1,2009-May 31, 2010
    
    $
    25,903.33June 1,2010-May 31, 2011
    
    $
    26,585.00June 1,2011-May 31, 2012
    
    $
    27,266.67June 1,2012-May 31, 2013
    
    $
    27,948.33
    Deposit (section 28.1): Twenty-seven thousand nine hundred forty-eight and
thirty-free hundredths dollars ($27,948.33)
 Right to Terminate
   - 3 -




---



##### 



Expansion Option
  - 4 -




---



##### 



- 5 -




---



##### 



Legal Effect
  /s/ James P. EdmondsonJames P. EdmondsonVIA PHARMACEUTICALS, INC., a Delaware corporationBy
    
    /s/ James G. StewartJames G. StewartTitle SR VP - CFOBy
    
    /s/ Lawrence K. CohenLawrence K. CohenTitle CEO & Pres
 - 6 -




---



##### 



EXHIBIT A
 Plan Outlining the Additional Premises




---



##### 








---



##### 



EXHIBIT B
 Plan Outlining the Expansion Space




---



##### 








---



##### 



EXHIBIT C
 Amortization Table




---



##### 



Amortization Table
Initial Data
 LOAN DATA
    
    
    
    
    
    TABLE DATAPurchase Price:
    
    
    $
    162,920
    
    
    Table starts at date:Down Payment (30%):
    
    
    
    
    
    
    or at payment number:
    
    
    1Loan amount:
    
    
    $
    162,920Annual interest rate:
    
    
    
    8.00
    %Term in years:
    
    
    
    4,5833Payments per year:
    
    
    
    12Loan date:
    
    
    
    11/1/2008First payment due:
    
    
    
    11/1/2008Last payment date:
    
    
    
    5/31/2013
 PERIODIC PAYMENTEntered payment:
    
    $
    0.00
    
    
    The table uses the calculated periodic payment amount,Calculated payment:
    
    $
    3,548.14
    
    
    unless you enter a value for Entered payment.CALCULATIONSUse payment of:
    
    $
    3,548.14
    
    
    Beginning balance at payment 1:

    $
    162,9201st payment
in table  :1
    
    
    
    
    
    Cumulative interest prior to payment 1:
    
    $
    0.00
  Payment
    
    
    Beginning
    
    
    
    
    
    
    
    
    
    
    Ending
    
    
    CumulativeNo.
    
    Date
    
    
    Balance
    
    
    Interest
    
    
    Principal
    
    
    Balance
    
    
    Interest1
    
    
    11/1/2008
    
    
    
    162,920.00
    
    
    
    1,086.13
    
    
    $
    2,462
    
    
    
    160,458.00
    
    
    
    1,086.132
    
    
    12/1/2008
    
    
    
    160,458.00
    
    
    
    1,069.72
    
    
    $
    2,478
    
    
    
    157,979.58
    
    
    
    2,155.853
    
    
    1/1/2009
    
    
    
    157,979.58
    
    
    
    1,053.20
    
    
    $
    2,495
    
    
    
    155,484.64
    
    
    
    3,209.054
    
    
    2/1/2009
    
    
    
    155,484.64
    
    
    
    1,036.56
    
    
    $
    2,512
    
    
    
    152,973.07
    
    
    
    4,245.615
    
    
    3/1/2009
    
    
    
    152,973.07
    
    
    
    1,019.82
    
    
    $
    2,528
    
    
    
    150,444.75
    
    
    
    5,265.446
    
    
    4/1/2009
    
    
    
    150,444.75
    
    
    
    1,002.97
    
    
    $
    2,545
    
    
    
    147,899.58
    
    
    
    6,268.407
    
    
    5/1/2009
    
    
    
    147,899.58
    
    
    
    986.00
    
    
    $
    2,562
    
    
    
    145,337.44
    
    
    
    7,254.408
    
    
    6/1/2009
    
    
    
    145,337.44
    
    
    
    968.92
    
    
    $
    2,579
    
    
    
    142,758.22
    
    
    
    8,223.319
    
    
    7/1/2009
    
    
    
    142,758.22
    
    
    
    951.72
    
    
    $
    2,596
    
    
    
    140,161.80
    
    
    
    9,175.0410
    
    
    8/1/2009
    
    
    
    140,161.80
    
    
    
    934.41
    
    
    $
    2,614
    
    
    
    137,548.08
    
    
    
    10,109.4511
    
    
    9/1/2009
    
    
    
    137,548.08
    
    
    
    916.99
    
    
    $
    2,631
    
    
    
    134,916.93
    
    
    
    11,026.4312
    
    
    10/1/2009
    
    
    
    134,916.93
    
    
    
    899.45
    
    
    $
    2,649
    
    
    
    132,268.24
    
    
    
    11,925.8813
    
    
    11/1/2009
    
    
    
    132,268.24
    
    
    
    881.79
    
    
    $
    2,666
    
    
    
    129,601.89
    
    
    
    12,807.6714
    
    
    12/1/2009
    
    
    
    129,601.89
    
    
    
    864.01
    
    
    $
    2,684
    
    
    
    126,917.77
    
    
    
    13,671.6815
    
    
    1/1/2010
    
    
    
    126,917.77
    
    
    
    846.12
    
    
    $
    2,702
    
    
    
    124,215.75
    
    
    
    14,517.8016
    
    
    2/1/2010
    
    
    
    124,215.75
    
    
    
    828.10
    
    
    $
    2,720
    
    
    
    121,495.72
    
    
    
    15,345.9017
    
    
    3/1/2010
    
    
    
    121,495.72
    
    
    
    809.97
    
    
    $
    2,738
    
    
    
    118,757.55
    
    
    
    16,155.8818
    
    
    4/1/2010
    
    
    
    118,757.55
    
    
    
    791.72
    
    
    $
    2,756
    
    
    
    116,001.13
    
    
    
    16,947.5919
    
    
    5/1/2010
    
    
    
    116,001.13
    
    
    
    773.34
    
    
    $
    2,775
    
    
    
    113,226.34
    
    
    
    17,720.9320
    
    
    6/1/2010
    
    
    
    113,226.34
    
    
    
    754.84
    
    
    $
    2,793
    
    
    
    110,433.04
    
    
    
    18,475.7821
    
    
    7/1/2010
    
    
    
    110,433.04
    
    
    
    736.22
    
    
    $
    2,812
    
    
    
    107,621.13
    
    
    
    19,212.0022
    
    
    8/1/2010
    
    
    
    107,621.13
    
    
    
    717.47
    
    
    $
    2,831
    
    
    
    104,790.46
    
    
    
    19,929.4723
    
    
    9/1/2010
    
    
    
    104,790.46
    
    
    
    698.60
    
    
    $
    2,850
    
    
    
    101,940.93
    
    
    
    20,628.0724
    
    
    10/1/2010
    
    
    
    101,940.93
    
    
    
    679.61
    
    
    $
    2,869
    
    
    
    99,072.40
    
    
    
    21,307.6825
    
    
    11/1/2010
    
    
    
    99,072.40
    
    
    
    660.48
    
    
    $
    2,888
    
    
    
    96,184.74
    
    
    
    21,968.1626
    
    
    12/1/2010
    
    
    
    96,184.74
    
    
    
    641.23
    
    
    $
    2,907
    
    
    
    93,277.84
    
    
    
    22,609.3927
    
    
    1/1/2011
    
    
    
    93,277.84
    
    
    
    621.85
    
    
    $
    2,926
    
    
    
    90,351.55
    
    
    
    23,231.2528
    
    
    2/1/2011
    
    
    
    90,351.55
    
    
    
    602.34
    
    
    $
    2,946
    
    
    
    87,405.76
    
    
    
    23,833.5929
    
    
    3/1/2011
    
    
    
    87,405.76
    
    
    
    582.71
    
    
    $
    2,965
    
    
    
    84,440.33
    
    
    
    24,416.3030
    
    
    4/1/2011
    
    
    
    84,440.33
    
    
    
    562.94
    
    
    $
    2,985
    
    
    
    81,455.13
    
    
    
    24,79.2331
    
    
    5/1/2011
    
    
    
    81,455.13
    
    
    
    543.03
    
    
    
    3,005.10
    
    
    
    78,450.03
    
    
    
    255,22.2732
    
    
    6/1/2011
    
    
    
    78,450.03
    
    
    
    523.00
    
    
    
    3,025.14
    
    
    
    75,424.89
    
    
    
    26,045.2733
    
    
    7/1/2011
    
    
    
    75,424.89
    
    
    
    502.83
    
    
    
    3,045.30
    
    
    
    72,379.59
    
    
    
    26,548.1034
    
    
    8/1/2011
    
    
    
    72,379.59
    
    
    
    482.53
    
    
    
    3,065.61
    
    
    
    69,313.98
    
    
    
    27,030.6335
    
    
    9/1/2011
    
    
    
    69,313.98
    
    
    
    462.09
    
    
    
    3,086.04
    
    
    
    66,227.94
    
    
    
    27,492.7236
    
    
    10/1/2011
    
    
    
    66,227.94
    
    
    
    441.52
    
    
    
    3,106.62
    
    
    
    63,121.32
    
    
    
    27,934.2437
    
    
    11/1/2011
    
    
    
    63,121.32
    
    
    
    420.81
    
    
    
    3,127.33
    
    
    
    59,993.99
    
    
    
    28,355.0538
    
    
    12/1/2011
    
    
    
    59,993.99
    
    
    
    399.96
    
    
    
    3,148.18
    
    
    
    56,845.81
    
    
    
    28,755.0139
    
    
    1/1/2012
    
    
    
    56,845.81
    
    
    
    378.97
    
    
    
    3,169.16
    
    
    
    53,676.65
    
    
    
    29,133.9840
    
    
    2/1/2012
    
    
    
    53,676.65
    
    
    
    357.84
    
    
    
    3,190.29
    
    
    
    50,486.36
    
    
    
    29,491.8341
    
    
    3/1/2012
    
    
    
    50,486.36
    
    
    
    336.58
    
    
    
    3,211.56
    
    
    
    47,274.80
    
    
    
    29,828.4042
    
    
    4/1/2012
    
    
    
    47,274.80
    
    
    
    315.17
    
    
    
    3,232.97
    
    
    
    44,041.82
    
    
    
    30,143.5743
    
    
    5/1/2012
    
    
    
    44,041.82
    
    
    
    293.61
    
    
    
    3,254.52
    
    
    
    40,787.30
    
    
    
    30,437 1844
    
    
    6/1/2012
    
    
    
    40,787.30
    
    
    
    271.92
    
    
    
    3,276.22
    
    
    
    37,511.08
    
    
    
    30,709.1045
    
    
    7/1/2012
    
    
    
    37,511.08
    
    
    
    250.07
    
    
    
    3,298.06
    
    
    
    34,213.02
    
    
    
    30,959.1746
    
    
    8/1/2012
    
    
    
    34,213.02
    
    
    
    228.09
    
    
    
    3,320.05
    
    
    
    30,892.97
    
    
    
    31,187.2647
    
    
    9/1/2012
    
    
    
    30,892.97
    
    
    
    205.95
    
    
    
    3,342.18
    
    
    
    27,550.78
    
    
    
    31,393.2148
    
    
    10/1/2012
    
    
    
    27,550.78
    
    
    
    183.67
    
    
    
    3,364.46
    
    
    
    24,186.32
    
    
    
    31,576.8849
    
    
    11/1/2012
    
    
    
    24,186.32
    
    
    
    161.24
    
    
    
    3,386.89
    
    
    
    20,799.42
    
    
    
    31,736.1250
    
    
    12/1/2012
    
    
    
    20,799.42
    
    
    
    138.66
    
    
    
    3,409.47
    
    
    
    17,389.95
    
    
    
    31,876 7951
    
    
    1/1/2013
    
    
    
    17,389.95
    
    
    
    115.93
    
    
    
    3,432.20
    
    
    
    13,957.74
    
    
    
    31,992.7252
    
    
    2/1/2013
    
    
    
    13,957.74
    
    
    
    93.05
    
    
    
    3,455.09
    
    
    
    10,502.66
    
    
    
    32,085.7753
    
    
    3/1/2013
    
    
    
    10,502.66
    
    
    
    70.02
    
    
    
    3,478.12
    
    
    
    7,024.54
    
    
    
    32,155.7954
    
    
    4/1/2013
    
    
    
    7,024.54
    
    
    
    46.83
    
    
    
    3,501.31
    
    
    
    3,523.23
    
    
    
    32,202.6255
    
    
    5/1/2013
    
    
    
    3,523.23
    
    
    
    23.49
    
    
    
    3,523.23
    
    
    
    0.00
    
    
    
    32,226.11