EX-10.17



 Exhibit 10.17 

LEASE 
 by and between 

BMR-HAMPSHIRE LLC, 

a Delaware limited liability company 

and 
 SURFACE ONCOLOGY, INC., 

a Delaware corporation 
  

					
		 	BioMed Realty form dated 2/10/16	 	








 Table of Contents 

 

					
	 1.
	  	Lease of Premises	  	1
	 2.
	  	Basic Lease Provisions	  	2
	 3.
	  	Term	  	4
	 4.
	  	Possession and Commencement Date	  	4
	 5.
	  	Condition of Premises	  	7
	 6.
	  	Rentable Area	  	7
	 7.
	  	Rent	  	8
	 8.
	  	Rent Adjustments	  	9
	 9.
	  	Operating Expenses and Laboratory Support Expenses	  	9
	 10.
	  	Taxes on Tenant’s Property	  	16
	 11.
	  	Security Deposit	  	16
	 12.
	  	Use	  	19
	 13.
	  	Rules and Regulations, CC&Rs, Parking Facilities and Common Area	  	22
	 14.
	  	Project Control by Landlord	  	23
	 15.
	  	Quiet Enjoyment	  	25
	 16.
	  	Utilities and Services	  	25
	 17.
	  	Alterations	  	30
	 18.
	  	Repairs and Maintenance	  	32
	 19.
	  	Liens	  	34
	 20.
	  	Estoppel Certificate	  	35
	 21.
	  	Hazardous Materials	  	35
	 22.
	  	Odors and Exhaust	  	38
	 23.
	  	Insurance; Waiver of Subrogation	  	39
	 24.
	  	Damage or Destruction	  	42
	 25.
	  	Eminent Domain	  	44
	 26.
	  	Surrender	  	45
	 27.
	  	Holding Over	  	46
	 28.
	  	Indemnification and Exculpation	  	46
	 29.
	  	Assignment or Subletting	  	48
	 30.
	  	Subordination and Attornment	  	52
	 31.
	  	Defaults and Remedies	  	53
	 32.
	  	Bankruptcy	  	58


  
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	33.	  	Brokers	  	58
	34.	  	Definition of Landlord	  	59
	35.	  	Limitation of Landlord’s Liability	  	59
	36.	  	Joint and Several Obligations	  	60
	37.	  	Representations	  	60
	38.	  	Confidentiality	  	60
	39.	  	Notices	  	61
	40.	  	Miscellaneous	  	61
	41.	  	Rooftop Installation Area	  	64
	42.	  	Option to Extend Term	  	65


  
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 LEASE 

THIS LEASE (this “Lease”) is entered into as of this 13th day of May, 2016 (the “Execution Date”), by
and between BMR-HAMPSHIRE LLC, a Delaware limited liability company (“Landlord”), and SURFACE ONCOLOGY, INC., a Delaware corporation (“Tenant”). 

RECITALS 
 A.
WHEREAS, Landlord owns certain real property and improvements located at 50 and 60 Hampshire Street (also known as 205 Broadway), Cambridge, Middlesex County, Massachusetts (the “Property”), including the buildings located thereon;
and 
 B. WHEREAS, Landlord wishes to lease to Tenant, and Tenant desires to lease from Landlord, certain premises (the
“Premises”) located on the eighth (8th) floor of the building known as 50 Hampshire Street (the “Building”), pursuant to the terms and conditions of this Lease,
as detailed below. 
 AGREEMENT 

NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows: 
 1. Lease of Premises. Effective
on the Term Commencement Date (as defined below), Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises, as shown on Exhibit A attached hereto for use by Tenant in accordance with the Permitted Use (as defined
below) and no other uses. The portion of the Property commonly known as 50 Hampshire Street and all landscaping, parking facilities, private drives and other improvements and appurtenances related thereto, including the Building, are hereinafter
collectively referred to as the “Project.” The portion of the Property commonly known as 60 Hampshire Street and all landscaping, parking facilities, private drives and other improvements and appurtenances related thereto, including
the building located thereon (the “60 Building”), are hereinafter collectively referred to as the “60 Project” and, together with the Project, the “Hampshire Project.” All portions of the Building
that are for the non-exclusive use of the tenants of the Building only, and not the tenants of the Hampshire Project generally, such as service corridors, stairways, elevators, public restrooms and public
lobbies (all to the extent located in the Building), are hereinafter referred to as “Building Common Area.” All portions of the 60 Building that are for the non-exclusive use of the tenants of
the 60 Building only, and not the tenants of the Hampshire Project generally, such as service corridors, stairways, elevators, public restrooms and public lobbies (all to the extent located in the 60 Building), are hereinafter referred to as
“60 Building Common Area.” All portions of the Hampshire Project that are for the non-exclusive use of tenants of the Hampshire Project generally, including driveways, sidewalks, parking
areas, landscaped areas, and (to the extent not located in a building) service corridors, stairways, elevators, public restrooms and public lobbies (but excluding the Building Common Area and the 60 Building Common Area), are hereinafter referred to
as “Hampshire Project Common Area.” The Building Common Area and the Hampshire Project Common Area are collectively referred to herein as “Common Area.” The “Laboratory Building” consists of the
floors and areas within the Building that serve (or are capable of serving) laboratory uses. 







 2. Basic Lease Provisions. For convenience of the parties, certain basic provisions of this Lease are set
forth herein. The provisions set forth herein are subject to the remaining terms and conditions of this Lease and are to be interpreted in light of such remaining terms and conditions. 

2.1. This Lease shall take effect upon the Execution Date and, except as specifically otherwise provided within this Lease, each of the
provisions hereof shall be binding upon and inure to the benefit of Landlord and Tenant from the date of execution and delivery hereof by all parties hereto. 

2.2. In the definitions below, Rentable Area (as defined below) is expressed in square feet. Rentable Area and “Tenant’s Pro Rata
Shares ” (i.e., Pro Rata Share of Building and Pro Rata Share of Laboratory Building) are all subject to adjustment as provided in this Lease. 
  

			
	Definition or Provision	  	Means the Following (As of the Term
	  	Commencement Date)
		
	Approximate Rentable Area of Premises	  	32,018 square feet
		
	Approximate Rentable Area of Building	  	202,023 square feet
		
	Tenant’s Pro Rata Share of Building	  	15.85%
		
	Approximate Rentable Area of Laboratory Building	  	97,757 square feet
		
	Tenant’s Pro Rata Share of Laboratory Building	  	32.75%

 2.3. Monthly and annual installments of Base Rent for the Premises (“Base Rent”) as of the
Rent Commencement Date (as defined below), subject to adjustment under this Lease: 
  

																	
	 Dates
	  	Square Feet of
Rentable Area	 	  	Base Rent per Square Foot
of Rentable Area	 	  	Monthly Base
Rent	 	  	Annual Base
Rent	 
	 Rent
	  	 	32,018	 	  	$	73.00 annually	 	  	$	194,776.17	 	  	$	2,337,314.00	 
	Commencement	  				  				  				  			
	Date – First (1st)	  				  				  				  			
	Anniversary of the Term	  				  				  				  			
	Commencement Date	  				  				  				  			


  
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 2.4. Estimated Term Commencement Date: February 20, 2017 

2.5. Estimated Term Expiration Date: February 19, 2027 

2.6. Security Deposit: $1,000,000.00, subject to increase in accordance with the terms 

hereof. 
 2.7. Permitted Use: Office and
laboratory use in conformity with all federal, state, municipal and local laws, codes, ordinances, rules and regulations of Governmental Authorities (as defined below), committees, associations, or other regulatory committees, agencies or governing
bodies having jurisdiction over the Premises, the Building, the Property, the Project, Landlord or Tenant, including both statutory and common law and hazardous waste rules and regulations (“Applicable Laws”) 

2.8. Address for Rent Payment: 
 BMR-Hampshire LLC 
 Attention Entity 325 

P.O. Box 511415 
 Los Angeles,
California 90051-7970 
 2.9. Address for Notices to Landlord: 

BMR-Hampshire LLC 

17190 Bernardo Center Drive 

San Diego, California 92128 

Attn: Real Estate Legal Department 

2.10. Address for Notices to Tenant: 

Prior to the Term Commencement Date: 

Surface Oncology, Inc. 
 215
First Street 
 Cambridge, MA 02142 

Attn: Jessica Fees 
 After the
Term Commencement Date: 
 Surface Oncology, Inc. 

50 Hampshire Street 
 Cambridge,
MA 02139 
 Attn: Jessica Fees 

2.11. Address for Invoices to Tenant: 

Prior to the Term Commencement Date: 

  
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 Surface Oncology, Inc. 

215 First Street 
 Cambridge, MA
02142 
 Attn: Jessica Fees 

After the Term Commencement Date: 

Surface Oncology, Inc. 
 50
Hampshire Street 
 Cambridge, MA 02139 

Attn: Jessica Fees 
 2.12. The
following Exhibits are attached hereto and incorporated herein by reference: 
  

			
	 Exhibit A
	  	 Premises

	 Exhibit B
	  	 Work Letter

	 Exhibit B, Attch. 1
	  	 Schedule

	 Exhibit B, Attch. 2
	  	 Approved Schematic Plans

	 Exhibit B, Attch. 3
	  	 Budget

	 Exhibit B-1
	  	 Tenant Work Insurance Schedule

	 Exhibit B-2
	  	 Landlord’s Work

	 Exhibit C
	  	 Acknowledgement of Term Commencement Date and

		  	Term Expiration Date
	 Exhibit D
	  	 Plan of Lab and Office Zones

	 Exhibit E
	  	 Form of Letter of Credit

	 Exhibit F
	  	 Rules and Regulations

	 Exhibit G
	  	 PTDM

	 Exhibit H
	  	 Tenant’s Personal Property

	 Exhibit I
	  	 Form of Estoppel Certificate


 3. Term. The actual term of this Lease (as the same may be extended pursuant to Article 42 hereof, and as the
same may be earlier terminated in accordance with this Lease, the “Term”) shall commence on the Term Commencement Date (as defined in Article 4) and end on the date (the “Term Expiration Date”) that is one
hundred twenty (120) months after the Term Commencement Date, subject to extension or earlier termination of this Lease as provided herein. 
  

	4.	Possession and Commencement Date. 

 4.1. Landlord shall use commercially reasonable
efforts to tender possession of the Premises to Tenant on the Estimated Term Commencement Date, with the work (the “Tenant Improvements”) required of Landlord described in the Work Letter attached hereto as Exhibit B (the
“Work Letter”) and the light laboratory base Building improvements described in Exhibit B-2 (the “Landlord’s Work”) Substantially Complete (as defined below). If
Landlord has failed to Substantially Complete the Tenant Improvements and the Landlord’s Work on or prior to the date that is sixty (60) days after the Estimated Term Commencement Date (as the same may be 

  
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 extended pursuant to the last sentence of this Section 4.1), then Tenant shall be
entitled to one (1) day of abatement of Base Rent for every day after the Estimated Term Commencement Date that Substantial Completion of Tenant Improvements and the Landlord’s Work has not occurred. Any such Base Rent abatement shall be
credited against the Base Rent due from Tenant following the Rent Commencement Date (as hereinafter defined). Tenant agrees that in the event such work is not Substantially Complete on or before the Estimated Term Commencement Date for any reason,
then (a) this Lease shall not be void or voidable, (b) Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, (c) the Term Expiration Date shall be extended accordingly and (d) Tenant shall not be
responsible for the payment of any Base Rent or Tenant’s Adjusted Share of Operating Expenses (as defined below) or Tenant’s Adjusted Share of Laboratory Support Expenses (as defined below) until the actual Term Commencement Date as
described in Section 4.2 occurs. Notwithstanding the foregoing, if Landlord has failed to Substantially Complete the Tenant Improvements on or prior to the date that is one hundred twenty (120) days after the Estimated
Term Commencement Date (as the same may be extended pursuant to the last sentence of this Section 4.1), then this Lease may be terminated by Tenant by written notice to Landlord given no later than thirty (30) days
following such date, and if so terminated by Tenant: (a) the Security Deposit shall be returned to Tenant in accordance with Article 11 hereof, and (b) neither Landlord nor Tenant shall have any further rights, duties or obligations
under this Lease, except with respect to the terms and provisions of this Lease that expressly survive the expiration or earlier termination of this Lease; provided, however, that any such termination notice shall be null and void and
no longer of any force and effect if Landlord Substantially Completes the Tenant Improvements and Landlord’s Work within forty-five (45) days after receipt of such termination notice. The term “Substantially Complete” or
“Substantial Completion” means that (a) the Tenant Improvements are substantially complete in accordance with the Approved Plans (as defined in the Work Letter) as reasonably determined by Landlord’s architect, except for
minor punch list items, (b) the Landlord’s Work is substantially complete, as reasonably determined by Landlord’s architect, except for minor punch list items, and (c) Landlord has received a certificate of occupancy (which may
include a temporary certificate of occupancy) from the City of Cambridge for the Premises. Notwithstanding anything in this Lease (including the Work Letter) to the contrary, Landlord’s obligation to timely achieve Substantial Completion on the
Estimated Term Commencement Date shall be subject to extension on a day-for-day basis as a result of Force Majeure (as defined below), and Landlord shall incur no
liability under this Section 4.1 for any delay caused by or any action or inaction of Tenant or its contractors, agents or employees. 

4.2. The “Term Commencement Date” shall be the day Landlord tenders possession of the Premises to Tenant with the Tenant
Improvements Substantially Complete. If possession is delayed by action of Tenant, then the Term Commencement Date shall be the date that the Term Commencement Date would have occurred but for such delay. Tenant shall execute and deliver to Landlord
written acknowledgment of the actual Term Commencement Date and the Term Expiration Date within ten (10) days after Tenant takes occupancy of the Premises, in the form attached as Exhibit C hereto. Failure to execute and deliver such
acknowledgment, however, shall not affect the Term Commencement Date or Landlord’s or Tenant’s liability hereunder. Failure by Tenant to obtain validation by any medical review board or other similar governmental licensing of the Premises
required for the Permitted Use by Tenant shall not serve to extend the Term Commencement Date. 

  
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 4.3. Tenant shall be entitled to enter upon the Premises during the sixty (60) day period
prior to the Term Commencement Date (or such earlier period with respect to tel/data installations), subject to the written approval of Landlord, in Landlord’s reasonable discretion, for the sole purposes of installing improvements and/or the
placement of personal property such as, furniture, IT cabling, security systems, and laboratory equipment. Tenant agrees that it shall be reasonable for Landlord to withhold its approval pursuant to the immediately foregoing sentence if Landlord
reasonably determines that any such early access by Tenant will interfere with Landlord’s construction of the Tenant Improvements or Landlord’s Work. In the event that Landlord permits (in Landlord’s sole and absolute discretion)
Tenant to enter upon the Premises prior to the Term Commencement Date for the purpose of installing improvements or the placement of personal property, Tenant shall furnish to Landlord evidence satisfactory to Landlord in advance that insurance
coverages required of Tenant under the provisions of Article 23 are in effect, and such entry shall be subject to all the terms and conditions of this Lease other than the payment of Base Rent; and provided, further, that if the Term
Commencement Date is delayed due to such early access, then the Term Commencement Date shall be the date that the Term Commencement Date would have occurred but for such delay. 

4.4. Landlord shall cause the Tenant Improvements to be constructed in the Premises pursuant to the Work Letter at a cost to Landlord not to
exceed Four Million Eight Hundred Two Thousand Seven Hundred Dollars ($4,802,700) (based upon One Hundred Fifty Dollars ($150) per square foot of Rentable Area (as defined below) (the “TI Allowance”). The TI Allowance may be applied
to the costs of (m) construction, (n) project management by Landlord (which fee shall equal three percent (3%) of the cost of the Tenant Improvements, including the TI Allowance), (o) commissioning of mechanical, electrical and plumbing systems
by a licensed, qualified commissioning agent hired by Landlord, and review of such party’s commissioning report by a licensed, qualified commissioning agent hired by Tenant, (p) space planning, architect, engineering and other related
services performed by third parties unaffiliated with Tenant, (q) building permits and other taxes, fees, charges and levies by Governmental Authorities (as defined below) for permits or for inspections of the Tenant Improvements, and
(r) costs and expenses for labor, material, equipment and fixtures. In no event shall the TI Allowance be used for (w) payments to Tenant or any affiliates of Tenant, (x) the purchase of any furniture, personal property or other non-building system equipment, (y) costs resulting from any default by Tenant of its obligations under this Lease or (z) costs that are recoverable by Tenant from a third party (e.g., insurers, warrantors,
or tortfeasors). 
 4.5. Tenant shall have until July 1, 2017 (the “TI Deadline”), to expend the unused portion of the
TI Allowance, after which date Landlord’s obligation to fund such costs shall expire. 
 4.6. In no event shall any unused TI Allowance
entitle Tenant to a credit against Rent payable under this Lease. 
 4.7. Notwithstanding anything to the contrary in this Lease, Landlord
and Tenant agree that all Tenant Improvements shall (a) be programmed in accordance with the lab and office zones identified on Exhibit D attached hereto, and (b) incorporate flexible lab bench systems. The portion of the Premises
that is programmed for laboratory uses is defined herein as the “Lab Zone” and the portion of the Premises that is programmed for office uses is defined herein as the “Office Zone”. 

  
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 5. Condition of Premises Landlord represents to Tenant that, on the date on which Landlord delivers the
Premises to Tenant with the Tenant Improvements Substantially Complete, all base building systems within the Premises, including the HVAC (as hereinafter defined), electrical, life safety and plumbing systems, shall be in good working order
(provided that the sole remedy for any breach of the foregoing representation shall be that Landlord shall repair or remedy the violation of the foregoing representation at its sole cost, provided that Landlord may include the costs thereof in
Operating Expenses or Laboratory Support Expenses to the extent that Landlord is permitted to do so under Article 9 below, and Tenant shall not be entitled to any monetary damages for any breach of such representation). Except as set forth in
the immediately foregoing sentence, Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the condition of the Premises, the Building or the Project, or with respect to the
suitability of the Premises, the Building or the Project for the conduct of Tenant’s business. Tenant acknowledges that (a) it is fully familiar with the condition of the Premises and agrees to take the same in its condition “as
is” as of the Term Commencement Date and (b) Landlord shall have no obligation to alter, repair or otherwise prepare the Premises for Tenant’s occupancy or to pay for or construct any improvements to the Premises, except for
performance of the Tenant Improvements and Landlord’s Work. Tenant’s taking of possession of the Premises shall, except as otherwise agreed to in writing by Landlord and Tenant, conclusively establish that the Premises, the Building and
the Project were at such time in good, sanitary and satisfactory condition and repair. 
 6. Rentable Area. 

6.1. The term “Rentable Area” shall reflect such areas as reasonably calculated by Landlord’s architect, as the same may
be reasonably adjusted from time to time by Landlord in consultation with Landlord’s architect to reflect changes to the Premises, the Building, the Laboratory Building, or the Project, as applicable, including (with respect to the Laboratory
Building) due to the conversion of space in the Building to increase the space serving (or capable of serving) laboratory uses. 
 6.2. The
Rentable Area of the Building is generally determined by making separate calculations of Rentable Area applicable to each floor within the Building and totaling the Rentable Area of all floors within the Building. The Rentable Area of a floor is
computed by measuring to the outside finished surface of the permanent outer Building walls. The full area calculated as previously set forth is included as Rentable Area, without deduction for columns and projections or vertical penetrations,
including stairs, elevator shafts, flues, pipe shafts, vertical ducts and the like, as well as such items’ enclosing walls. 
 6.3. The
term “Rentable Area,” when applied to the Premises, is that area equal to the usable area of the Premises, plus an equitable allocation of Rentable Area within the Building that is not then utilized or expected to be utilized as
usable area, including that portion of the Building devoted to corridors, equipment rooms, restrooms, elevator lobby, atrium and mailroom. 

  
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 6.4. The Rentable Area of the Hampshire Project is the total Rentable Area of all buildings
within the Hampshire Project. 
 6.5. Review of allocations of Rentable Areas as between tenants of the Building, the Laboratory Building and
the Hampshire Project shall be made as frequently as Landlord deems appropriate, including in order to facilitate an equitable apportionment of Operating Expenses (as defined below) and Laboratory Support Expenses (as defined below). If such review
is by a licensed architect and allocations are certified by such licensed architect as being correct, then Tenant shall be bound by such certifications. 

7. Rent. 
 7.1. Tenant shall pay to
Landlord as Base Rent for the Premises, commencing on the date that is two (2) months after the Term Commencement Date (the “Rent Commencement Date”), the sums set forth in Section 2.3, subject to the
rental adjustments provided in Article 8 hereof. Base Rent shall be paid in equal monthly installments as set forth in Section 2.3, subject to the rental adjustments provided in Article 8 hereof, each in
advance on the first day of each and every calendar month during the Term. 
 7.2. In addition to Base Rent, Tenant shall pay to Landlord as
additional rent (“Additional Rent”) at times hereinafter specified in this Lease (a) Tenant’s Adjusted Share (as defined below) of Operating Expenses (as defined below), (b) Tenant’s Adjusted Share of Laboratory
Support Expenses, (c) the Property Management Fee (as defined below), and (d) any other amounts that Tenant assumes or agrees to pay under the provisions of this Lease that are owed to Landlord, including any and all other sums that may
become due by reason of any default of Tenant or failure on Tenant’s part to comply with the agreements, terms, covenants and conditions of this Lease to be performed by Tenant, after notice and the lapse of any applicable cure periods. 

7.3. Base Rent and Additional Rent shall together be denominated “Rent.” Rent shall be paid to Landlord, without abatement,
deduction or offset, in lawful money of the United States of America to the address set forth in Section 2.8 or to such other person or at such other place as Landlord may from time designate in writing. In the event the
Term commences or ends on a day other than the first day of a calendar month, then the Rent for such fraction of a month shall be prorated for such period on the basis of the number of days in the month and shall be paid at the then-current rate for
such fractional month. 
 7.4. Tenant’s obligation to pay Rent shall not be discharged or otherwise affected by (a) any Applicable Laws
now or hereafter applicable to the Premises, (b) any other restriction on Tenant’s use, (c) except as expressly provided herein, any casualty or taking or (d) any other occurrence; and Tenant waives all rights now or hereafter
existing to terminate or cancel this Lease or quit or surrender the Premises or any part thereof, or to assert any defense in the nature of constructive eviction to any action seeking to recover rent. Tenant’s obligation to pay Rent with
respect to any period or obligations arising, existing or pertaining to the period prior to the date of the expiration or earlier termination of the Term or this Lease shall survive any such expiration or earlier termination; provided,
however, that nothing in this sentence shall in any way affect Tenant’s obligations with respect to any other period. 

  
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 8. Rent Adjustments. Base Rent shall be subject to an annual upward adjustment of three percent (3%) of
the then-current Base Rent. The first such adjustment shall become effective commencing on the first (1st) annual anniversary of the Term Commencement Date, and subsequent adjustments shall become
effective on every successive annual anniversary for so long as this Lease continues in effect. 
 9. Operating Expenses and Laboratory Support
Expenses. 
 9.1. As used herein, the term “Operating Expenses” shall include: 

(a) Government impositions, including property tax costs consisting of real and personal property taxes (including amounts due under any
improvement bond upon the Building or the Project (including the parcel or parcels of real property upon which the Building, and areas serving the Building and the Project are located)) or assessments in lieu thereof imposed by any federal, state,
regional, local or municipal governmental authority, agency or subdivision (each, a “Governmental Authority”), but excluding any such impositions or assessments on Base Building Laboratory Support Systems (as hereinafter defined),
if such amounts are imposed or assessed separately by a Governmental Authority; taxes on or measured by gross rentals received from the rental of space in the Project; taxes based on the square footage of the Premises, the Building or the Project,
as well as any parking charges, utilities surcharges or any other costs levied, assessed or imposed by, or at the direction of, or resulting from Applicable Laws or interpretations thereof, promulgated by any Governmental Authority in connection
with the use or occupancy of the Project or the parking facilities serving the Project; taxes on this transaction or any document to which Tenant is a party creating or transferring an interest in the Premises; any fee for a business license to
operate an office building; and any expenses, including the reasonable cost of attorneys or experts, reasonably incurred by Landlord in seeking reduction by the taxing authority of the applicable taxes, less tax refunds obtained as a result of an
application for review thereof; and 
 (b) All other costs of any kind paid or incurred by Landlord in connection with the operation or
maintenance of the Building and the Project (other than Laboratory Support Expenses), which shall include (i) Project office rent at fair market rental for a commercially reasonable amount of space for Project management personnel, to the
extent an office used for Project operations is maintained at the Project, plus customary expenses for such office, and costs of repairs and replacements to improvements within the Project as appropriate to maintain the Project as required
hereunder, including costs of funding such reasonable reserves as Landlord, consistent with good business practice, may establish to provide for future repairs and replacements, or as any Lender (as defined below) may require; costs of utilities
furnished to the Common Area; sewer fees; cable television; trash collection; cleaning, including windows; heating, ventilation and air-conditioning (“HVAC”); maintenance of landscaping and
grounds; snow removal; maintenance of drives and parking areas; maintenance of the roof; security services and devices; building supplies; maintenance or replacement of equipment utilized for operation and maintenance of the Project; license, permit
and inspection fees; sales, use and excise taxes on goods and services purchased by Landlord in connection with the operation, maintenance or repair of the Building or Project systems and equipment; telephone, postage, stationery supplies and other
expenses incurred in connection with the operation, maintenance or repair of the Project; accounting, legal and other professional fees and expenses incurred in 

  
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 connection with the Project; costs of furniture, draperies, carpeting, landscaping supplies, snow removal and
other customary and ordinary items of personal property provided by Landlord for use in Common Area or in the Project office; capital expenditures but only to the extent permitted in Section 9.1(c) below; costs of complying
with Applicable Laws (except to the extent such costs are incurred to remedy non-compliance as of the Execution Date with Applicable Laws); costs to keep the Project in compliance with, or costs or fees otherwise required under or incurred pursuant
to any CC&Rs (as defined below), including condominium fees; insurance premiums, including premiums for commercial general liability, property casualty, earthquake, terrorism and environmental coverages; portions of insured losses paid by
Landlord as part of the deductible portion of a loss pursuant to the terms of insurance policies; service contracts; costs of services of independent contractors retained to do work of a nature referenced above; and costs of compensation (including
employment taxes and fringe benefits) of all persons who perform regular and recurring duties connected with the day-to-day operation and maintenance of the Project, its
equipment, the adjacent walks, landscaped areas, drives and parking areas, including janitors, floor waxers, window washers, watchmen, gardeners, sweepers, plow truck drivers, handymen, and engineering/maintenance/facilities personnel. 

(c) Notwithstanding the foregoing, Operating Expenses shall not include any net income, franchise, capital stock, estate or inheritance taxes,
or taxes that are the personal obligation of Tenant or of another tenant of the Project or any penalties, fines and interest incurred by reason of Landlord’s failure to timely pay any taxes or other impositions of a Governmental Authority; any
leasing commissions; expenses (including attorney fees and court costs) incurred in connection with (i) negotiations or disputes with tenants of the Property or other occupants or prospective tenants or other occupants, (ii) the
enforcement of any leases or (iii) the defense of Landlord’s title to, or interest in, the Project, the Building or any part thereof; costs (including permit, license, and inspection fees) incurred in connection with preparing rental space for
a tenant, that relate to preparation of rental space for a tenant or for any subsequent improvements Landlord performs for any other tenant in such tenant’s premises; expenses of initial development and construction, including grading, paving,
landscaping and decorating (as distinguished from maintenance, repair and replacement of the foregoing); Landlord’s costs of any services provided to tenants or other occupants for which Landlord is actually reimbursed by such tenants or other
occupants (other than reimbursement through Operating Expenses) as an additional charge or rental over and above the basic rent (and escalations thereof) payable under the lease with such tenant or other occupant; capital expenditures, except for
those incurred (A) in replacing obsolete equipment, (B) for the primary purpose of reducing Operating Expenses, or (C) required to comply with changes in Applicable Laws that take effect after the Execution Date of the Lease, in each case
amortized over the useful life thereof (but in no event more than seven (7) years), as reasonably determined by Landlord; costs (i.e., interest and penalties) incurred due to Landlord’s default of this Lease or any other lease, mortgage, or
other agreement, in each case affecting the Project, the Building or Property; payments to subsidiaries or affiliates of Landlord, or to any other party, in each case as a result of a non-arm’s length
transaction, for management or other services for the Building, or for supplies or other materials for the Building, to the extent that such payments exceed arm’s length competitive prices in the Cambridge, Massachusetts market for the
services, supplies or materials provided; Landlord’s legal existence and general corporate overhead and general administrative expenses; legal expenses relating to other tenants; costs of repairs to the extent reimbursed by payment of insurance
proceeds received by Landlord; advertising and promotional expenditures directly related to Landlord’s efforts to lease space in 

  
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 the Building; the cost of repairs or other work occasioned by fire, windstorm, or other insured casualty, to the
extent Landlord actually receives proceeds of such insurance for such repairs or other work; debt service; interest upon loans to Landlord or secured by a mortgage or deed of trust covering the Project or a portion thereof or any other debt of
Landlord (provided that interest upon a government assessment or improvement bond payable in installments shall constitute an Operating Expense under Subsection 9.1(a)); rental payments under any ground lease; salaries of employees of
Landlord above those performing property management and facilities management duties at the Building; legal and accounting fees not incurred in connection with operation and management of the Building, (including any legal and other costs incurred
in connection with the sale, financing, refinancing, syndication, securitization, or change of ownership of the Building, including, without limitation, brokerage commissions, attorneys’ and accountants’ fees, closing costs, title
insurance premiums, points, and interest charges); salaries of executive officers of Landlord; depreciation claimed by Landlord for tax purposes (provided that this exclusion of depreciation is not intended to delete from Operating Expenses
actual costs of repairs and replacements and reasonable reserves in regard thereto that are provided for in Subsection 9.1(b)); costs or expenses incurred in connection with the financing or sale of the Project, the Building or any portion
thereof; costs expressly excluded from Operating Expenses elsewhere in this Lease or that are charged to or paid by Tenant under other provisions of this Lease; professional fees and disbursements and other costs and expenses related to the
ownership (as opposed to the use, occupancy, operation, maintenance or repair) of the Project; political and charitable contributions; costs of environmental testing, monitoring, removal or remediation of any Hazardous Materials in the Building or
the Property (other than disposal and recycling of Hazardous Materials customarily found in the operation and use of comparable buildings, such as cleaning supplies) that are in existence at the Building or the Property prior to the Term
Commencement Date except to the extent caused by Tenant or a Tenant Party (as defined below); and any item that, if included in Operating Expenses, would involve a double collection for such item by Landlord. To the extent that Tenant uses more than
Tenant’s Pro Rata Share of Building of any item of Operating Expenses or Tenant’s Pro Rata Share of Laboratory Building of any Laboratory Support Expenses, as the case may be, Tenant shall pay Landlord for such excess in addition to
Tenant’s obligation to pay Tenant’s Pro Rata Share of Building of Operating Expenses and Tenant’s Pro Rata Share of Laboratory Building (or Tenant’s Occupied Lab Share (as hereinafter defined) if applicable) of Laboratory Support
Expenses, as the case may be (such excess, together with Tenant’s Pro Rata Share of Building of Operating Expenses or Tenant’s Pro Rata Share of Laboratory Building (or Tenant’s Occupied Lab Share if applicable) of Laboratory Support
Expenses, as the case may be, “Tenant’s Adjusted Share”). 
 9.2. As used herein, the term “Base
Building Laboratory Support Systems” means all base Building systems, fixtures and equipment exclusively serving the laboratory uses in the Building that are shared (or capable of being shared) by tenants or other occupants in the Building
that are permitted to use and occupy premises in the Building for laboratory uses, including but not limited to the following base Building systems: (i) vacuum and compressed air; (ii) purified water and (iii) laboratory waste water
treatment, each with respect to the portion of such system that extends to the isolation valve for such system that serves the Premises. 

“Laboratory Support Expenses” shall include: 

  
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 (a) Government impositions, including property tax costs consisting of real and personal property
taxes (including amounts due under any improvement bond upon the Building or the Project (including the parcel or parcels of real property upon which the Building, and areas serving the Building and the Project are located)) or assessments in lieu
thereof imposed by any Governmental Authority separately on any Base Building Laboratory Support Systems or reasonably determined by Landlord to be attributable to any Base Building Laboratory Support Systems and not other portions of the Project;
and 
 (b) All other costs of any kind paid or incurred by Landlord in connection with the operation or maintenance of the Base Building
Laboratory Support Systems and the provision of services that exclusively serve the Laboratory Building, which shall include costs of repairs and replacements to Base Building Laboratory Support Systems, including costs of funding such reasonable
reserves as Landlord, consistent with good business practice, may establish to provide for future repairs and replacements, or as any Lender (as defined below) may require; costs of utilities furnished to the Base Building Laboratory Support
Systems; sewer fees; HVAC; maintenance or replacement of equipment utilized for operation and maintenance of the Base Building Lab Systems; license, permit and inspection fees; sales, use and excise taxes on goods and services purchased by Landlord
in connection with the operation, maintenance or repair of the Base Building Laboratory Support Systems; other expenses incurred in connection with the operation, maintenance or repair of the Base Building Laboratory Support Systems; accounting,
legal and other professional fees and expenses incurred in connection with the Base Building Laboratory Support Systems; capital expenditures related to Base Building Laboratory Support Systems; costs of complying with Applicable Laws (except to the
extent such costs are incurred to remedy non-compliance as of the Execution Date with Applicable Laws); costs to keep the Base Building Laboratory Support Systems in compliance with, or costs or fees otherwise
required under or incurred pursuant to any CC&Rs (as defined below), including insurance premiums attributable to Base Building Laboratory Support Systems, including premiums for commercial general liability, property casualty, earthquake,
terrorism and environmental coverages; portions of insured losses to Base Building Laboratory Support Systems paid by Landlord as part of the deductible portion of a loss pursuant to the terms of insurance policies; service contracts; costs of
services of independent contractors retained to do work of a nature referenced above; and costs of compensation (including employment taxes and fringe benefits) of all persons who perform regular and recurring duties connected with the day-to-day operation and maintenance of Base Building Laboratory Support Systems. 

9.3. Tenant shall pay to Landlord on the first day of each calendar month of the Term, as Additional Rent, (a) the Property Management Fee
(as defined below), (b) Landlord’s estimate of Tenant’s Adjusted Share of Operating Expenses with respect to the Building and the Project, and (c) Landlord’s estimate of Tenant’s Adjusted Share of Laboratory Support
Expenses, as applicable, for such month. 
 (w) The “Property Management Fee” shall equal three percent (3%) of Base Rent
due from Tenant. Tenant shall pay the Property Management Fee in accordance with Section 9.3 with respect to the entire Term, including any extensions thereof or any holdover periods, regardless of whether Tenant is
obligated to pay Base Rent, Operating Expenses, Laboratory Support Expenses or any other Rent with respect to any such period or portion thereof. For the first two (2) months of the Term (and any period of occupancy prior to the Term as further
described in Section 9.6), the Property Management Fee shall be calculated as if Tenant were paying One Hundred Ninety- Four Thousand Seven Hundred Seventy-Six and 17/00 Dollars
($194,776.17) per month for Base Rent. 

  
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 (x) Within ninety (90) days after the conclusion of each calendar year (or such longer
period as may be reasonably required by Landlord), Landlord shall furnish to Tenant a statement showing in reasonable detail the actual Operating Expenses and Laboratory Support Expenses, Tenant’s Adjusted Share of Operating Expenses and
Laboratory Support Expenses, and the cost of providing utilities to the Premises for the previous calendar year (“Landlord’s Statement”). Any additional sum due from Tenant to Landlord shall be due and payable within thirty
(30) days after receipt of an invoice therefor. If the amounts paid by Tenant pursuant to this Section exceed Tenant’s Adjusted Share of Operating Expenses and Tenant’s Adjusted Share of Laboratory Support Expenses for the previous
calendar year, then Landlord shall credit the difference against the Rent next due and owing from Tenant; provided that, if the Lease term has expired, Landlord shall accompany Landlord’s Statement with payment for the amount of such
difference. 
 (y) Any amount due under this Section for any period that is less than a full month shall be prorated for such fractional
month on the basis of the number of days in the month. 
 9.4. Landlord’s annual statement shall be final and binding upon Tenant unless
Tenant, within sixty (60) days after Tenant’s receipt thereof, shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reasons therefor; provided that Tenant shall in all events
pay the amount specified in Landlord’s annual statement, pending the results of the Independent Review and determination of the Accountant(s), as applicable and as each such term is defined below. If, during such sixty (60)-day period, Tenant reasonably and in good faith questions or contests the correctness of Landlord’s statement of Tenant’s Adjusted Share of Operating Expenses or Laboratory Support Expenses, Landlord
shall provide Tenant with reasonable access to Landlord’s books and records to the extent relevant to determination of Operating Expenses or Laboratory Support Expenses, and such information as Landlord reasonably determines to be responsive to
Tenant’s written inquiries. In the event that, after Tenant’s review of such information, Landlord and Tenant cannot agree upon the amount of Tenant’s Adjusted Share of Operating Expenses or Laboratory Support Expenses, then Tenant
shall have the right to have an independent public accounting firm hired by Tenant on an hourly basis and not on a contingent-fee basis (at Tenant’s sole cost and expense) and approved by Landlord (which
approval Landlord shall not unreasonably withhold or delay) audit and review such of Landlord’s books and records for the year in question as directly relate to the determination of Operating Expenses or Laboratory Support Expenses for such
year (the “Independent Review”), but not books and records of entities other than Landlord. Landlord shall make such books and records available at the location where Landlord maintains them in the ordinary course of its business.
Landlord need not provide copies of any books or records. Tenant shall commence the Independent Review within fifteen (15) days after the date Landlord has given Tenant access to Landlord’s books and records for the Independent Review.
Tenant shall complete the Independent Review and notify Landlord in writing of Tenant’s specific objections to Landlord’s calculation of Operating Expenses or Laboratory Support Expenses (including Tenant’s accounting firm’s
written statement of the basis, nature and amount of each 

  
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 proposed adjustment) no later than sixty (60) days after Landlord has first given Tenant access to
Landlord’s books and records for the Independent Review. Landlord shall review the results of any such Independent Review. The parties shall endeavor to agree promptly and reasonably upon Operating Expenses or Laboratory Support Expenses taking
into account the results of such Independent Review. If, as of the date that is sixty (60) days after Tenant has submitted the Independent Review to Landlord, the parties have not agreed on the appropriate adjustments to Operating Expenses,
then the parties shall engage a mutually agreeable independent third party accountant with at least ten (10) years’ experience in commercial real estate accounting in the Cambridge, Massachusetts area (the “Accountant”).
If the parties cannot agree on the Accountant, each shall within ten (10) days after such impasse appoint an Accountant (different from the accountant and accounting firm that conducted the Independent Review) and, within ten (10) days after
the appointment of both such Accountants, those two Accountants shall select a third (which cannot be the accountant and accounting firm that conducted the Independent Review). If either party fails to timely appoint an Accountant, then the
Accountant the other party appoints shall be the sole Accountant. Within ten (10) days after appointment of the Accountant(s), Landlord and Tenant shall each simultaneously give the Accountants (with a copy to the other party) its determination
of Operating Expenses or Laboratory Support Expenses, with such supporting data or information as each submitting party determines appropriate. Within ten (10) days after such submissions, the Accountants shall by majority vote select either
Landlord’s or Tenant’s determination of Operating Expenses or Laboratory Support Expenses. The Accountants may not select or designate any other determination of Operating Expenses or Laboratory Support Expenses. The determination of the
Accountant(s) shall bind the parties. If the parties agree or the Accountant(s) determine that the Operating Expenses or Laboratory Support Expenses actually paid by Tenant for the calendar year in question exceeded Tenant’s obligations for
such calendar year, then Landlord shall, at Tenant’s option, either (a) credit the excess to the next succeeding installments of estimated Additional Rent or (b) pay the excess to Tenant within thirty (30) days after delivery of
such results. If the parties agree or the Accountant(s) determine that Tenant’s payments of Operating Expenses or Laboratory Support Expenses for such calendar year were less than Tenant’s obligation for the calendar year, then Tenant
shall pay the deficiency to Landlord within thirty (30) days after delivery of such results. If the Independent Review reveals or the Accountant(s) determine that the Operating Expenses or Laboratory Support Expenses billed to Tenant by
Landlord and paid by Tenant to Landlord for the applicable calendar year in question exceeded by more than five percent (5%) what Tenant should have been billed during such calendar year, then Landlord shall pay the reasonable cost of the
Independent Review. In all other cases, Tenant shall pay the cost of the Independent Review. In all instances, Tenant shall pay the cost of the Accountant(s). 

9.5. Landlord may, from time to time, modify Landlord’s calculation and allocation procedures for Operating Expenses and Laboratory
Support Expenses, subject to any exclusions therefrom specified in Sections 9.1 and 9.2, so long as such modifications produce Dollar results substantially consistent with Landlord’s then-current practice at the Project. Landlord
or an affiliate(s) of Landlord currently own other property(ies) adjacent to the Project or its neighboring properties, including the 60 Project (which is part of the Property) (collectively, “Neighboring Properties”). In connection
with Landlord performing services for the Project pursuant to this Lease, similar services may be performed by the same vendor(s) for Neighboring Properties. In such a case, or in the case of any real estate or personal property taxes or other
impositions or taxes charged or assessed by a Governmental Authority for the Hampshire Project 

  
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 as a whole, Landlord shall reasonably allocate to each building and the Project the costs for such services based
upon the ratio that the square footage of the building or the Project (as applicable) bears to the total square footage of all of the Neighboring Properties or buildings within the Neighboring Properties for which the services are performed, unless
the scope of the services performed for any building or property (including the Building and the Project) is disproportionately more or less than for others, in which case Landlord shall equitably allocate the costs based on the scope of the
services being performed for each building or property (including the Building and the Project). For clarity, in the case of any Operating Expenses (including without limitation real estate or personal property taxes or other impositions or taxes
charged or assessed by a Governmental Authority for the Hampshire Project as a whole) that apply to the Hampshire Project as a whole (as opposed to allocated specifically to each of the Project and the 60 Project or to each of the Building and the
60 Building), Landlord shall reasonably allocate to the Project and the 60 Project the costs of such Operating Expenses based upon the ratio that the square footage of Rentable Area of each of the Building and the 60 Building, respectively, bears to
the total square footage of Rentable Area of all of the buildings in the Hampshire Project, or such other equitable allocation as Landlord reasonably determines. 

9.6. Tenant shall not be responsible for Operating Expenses and Laboratory Support Expenses with respect to any time period prior to the Term
Commencement Date; provided, however, that if Landlord shall permit Tenant possession of the Premises prior to the Term Commencement Date, Tenant shall be responsible for Operating Expenses and Laboratory Support Expenses from such earlier
date of possession (the Term Commencement Date or such earlier date, as applicable, the “Expense Trigger Date”); and provided, further, that Landlord may annualize certain Operating Expenses and Laboratory Support Expenses
incurred prior to the Expense Trigger Date over the course of the budgeted year during which the Expense Trigger Date occurs, and Tenant shall be responsible for the annualized portion of such Operating Expenses and Laboratory Support Expenses
corresponding to the number of days during such year, commencing with the Expense Trigger Date, for which Tenant is otherwise liable for Operating Expenses and Base Building Laboratory Support Systems Expenses pursuant to this Lease. Tenant’s
responsibility for Tenant’s Adjusted Share of Operating Expenses and Laboratory Support Expenses shall continue to the latest of (a) the date of termination of the Lease, (b) the date Tenant has fully vacated the Premises and
(c) if termination of the Lease is due to a default by Tenant, the date of rental commencement of a replacement tenant. 
 9.7.
Operating Expenses and Laboratory Support Expenses for the calendar year in which Tenant’s obligation to share therein commences and for the calendar year in which such obligation ceases shall be prorated on a basis reasonably determined by
Landlord. Expenses such as taxes, assessments and insurance premiums that are incurred for an extended time period shall be prorated based upon the time periods to which they apply so that the amounts attributed to the Premises relate in a
reasonable manner to the time period wherein Tenant has an obligation to share in Operating Expenses and Laboratory Support Expenses. 
 9.8.
Within thirty (30) days after the end of each calendar month, Tenant shall submit to Landlord an invoice, or, in the event an invoice is not available, an itemized list, of all costs and expenses that (a) Tenant has incurred (either
internally or by employing third parties) during the prior month and (b) for which Tenant reasonably believes it is entitled to reimbursements from Landlord pursuant to the terms of this Lease or that Tenant reasonably believes is the
responsibility of Landlord pursuant to this Lease or the Work Letter. 

  
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 9.9. In the event that the Building or Project is less than fully occupied during a calendar
year, Tenant acknowledges that Landlord may extrapolate Operating Expenses and Laboratory Support Expenses that vary depending on the occupancy of the Building or Project, as applicable, to equal Landlord’s reasonable estimate of what such
Operating Expenses or Laboratory Support Expenses, as the case may be, would have been had the Building or Project, as applicable, been ninety-five percent (95%) occupied during such calendar year; provided, however, that Landlord shall not
recover more than one hundred percent (100%) of Operating Expenses and Laboratory Support Expenses. 
 10. Taxes on Tenant’s Property. 

10.1. Tenant shall be solely responsible for the payment of any and all taxes levied upon (a) personal property and trade fixtures located
at the Premises and (b) any gross or net receipts of or sales by Tenant, and shall pay the same at least twenty (20) days prior to delinquency. 

10.2. If any such 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, the Property or the Project is increased by inclusion therein of a value attributable to Tenant’s personal property or trade fixtures, and if Landlord, after written notice to Tenant, pays the taxes based
upon any such increase in the assessed value of the Building, the Property or the Project, then Tenant shall, upon demand, repay to Landlord the taxes so paid by Landlord. 

10.3. If any 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, are assessed for real property tax purposes at a valuation higher than the valuation at which improvements conforming to Landlord’s building standards (the “Building Standard”) in other
spaces in the Building are assessed, then the real property taxes and assessments levied against Landlord or the Building, the Property or the Project by reason of such excess assessed valuation shall be deemed to be taxes levied against personal
property of Tenant and shall be governed by the provisions of Section 10.2. Any such excess assessed valuation due to improvements in or alterations to space in the Project leased by other tenants at the Project shall not
be included in Operating Expenses. If the records of the applicable governmental assessor’s office are available and sufficiently detailed to serve as a basis for determining whether such Tenant improvements or alterations are assessed at a
higher valuation than the Building Standard, then such records shall be binding on both Landlord and Tenant. 
 11. Security Deposit. 

11.1. Tenant shall deposit with Landlord on or before the Execution Date the sum set forth in Section 2.6 (the
“Security Deposit”), which sum shall be held by Landlord as security for the faithful performance by Tenant of all of the terms, covenants and conditions of this Lease to be kept and performed by Tenant during the period commencing
on the Execution Date and ending upon the expiration or termination of Tenant’s obligations under this Lease. If Tenant Defaults (as defined below) with respect to any provision of this Lease, including any provision 

  
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 relating to the payment of Rent, then Landlord may (but shall not be required to) use, apply or retain all or any
part of the Security Deposit for the payment of any Rent or any other sum in default, or to compensate Landlord for any other loss or damage that Landlord may suffer by reason of Tenant’s default. If any portion of the Security Deposit is so
used or applied, then Tenant shall, within ten (10) days following demand therefor, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount, and Tenant’s failure to do so shall be a
material breach of this Lease. The provisions of this Article shall survive the expiration or earlier termination of this Lease. 
 11.2. In
the event of 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 all periods prior to the filing of such proceedings. 

11.3. Landlord may deliver to any purchaser of Landlord’s interest in the Premises the funds deposited hereunder by Tenant, and thereupon
Landlord shall be discharged from any further liability with respect to such deposit. This provision shall also apply to any subsequent transfers. 

11.4. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, then the Security Deposit, or any
balance thereof, shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within thirty (30) days after the expiration or earlier termination of this Lease. 

11.5. If the Security Deposit shall be in cash, Landlord shall hold the Security Deposit in an account at a banking organization selected by
Landlord; provided, however, that Landlord shall not be required to maintain a separate account for the Security Deposit, but may intermingle it with other funds of Landlord. Landlord shall be entitled to all interest and/or dividends, if
any, accruing on the Security Deposit. Landlord shall not be required to credit Tenant with any interest for any period during which Landlord does not receive interest on the Security Deposit. 

11.6. The Security Deposit may be in the form of cash, a letter of credit or any other security instrument acceptable to Landlord in its sole
discretion. Tenant may at any time, except when Tenant is in Default (as defined below), deliver a letter of credit (the “L/C Security”) as the entire Security Deposit, as follows: 

(a) If Tenant elects to deliver L/C Security, then Tenant shall provide Landlord, and maintain in full force and effect throughout the Term and
until the date that is four (4) months after the then-current Term Expiration Date, a letter of credit in the form of Exhibit E, or such other form that Landlord may approve in its sole discretion, issued by an issuer reasonably satisfactory
to Landlord, in the amount of the Security Deposit, with an initial term of at least one year. Landlord may require the L/C Security to be re-issued by a different issuer at any time during the Term if
Landlord reasonably believes that the issuing bank of the L/C Security is or may soon become insolvent; provided, however, Landlord shall return the existing L/C Security to the existing issuer immediately upon receipt of the substitute L/C
Security. If any issuer of the L/C Security shall become insolvent or placed into FDIC receivership, then Tenant shall immediately deliver to Landlord (without the requirement of notice from Landlord) substitute L/C Security issued by an issuer
reasonably satisfactory to Landlord, and otherwise 

  
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 conforming to the requirements set forth in this Article. As used herein with respect to the issuer of the L/C
Security, “insolvent” shall mean the determination of insolvency as made by such issuer’s primary bank regulator (i.e., the state bank supervisor for state chartered banks; the OCC or OTS, respectively, for federally chartered
banks or thrifts; or the Federal Reserve for its member banks). If, at the Term Expiration Date, any Rent remains uncalculated or unpaid, then (i) Landlord shall with reasonable diligence complete any necessary calculations, (ii) Tenant shall
extend the expiry date of such L/C Security from time to time as Landlord reasonably requires and (iii) in such extended period, Landlord shall not unreasonably refuse to consent to an appropriate reduction of the L/C Security. Tenant shall
reimburse Landlord’s legal costs (as estimated by Landlord’s counsel) in handling Landlord’s acceptance of L/C Security or its replacement or extension. 

(b) If Tenant delivers to Landlord satisfactory L/C Security in place of the entire Security Deposit, Landlord shall remit to Tenant any cash
Security Deposit Landlord previously held. 
 (c) Landlord may draw upon the L/C Security, and hold and apply the proceeds in the same manner
and for the same purposes as the Security Deposit, if (i) an uncured Default (as defined below) exists, (ii) as of the date that is forty-five (45) days before any L/C Security expires (even if such scheduled expiry date is after the
Term Expiration Date) Tenant has not delivered to Landlord an amendment or replacement for such L/C Security, reasonably satisfactory to Landlord, extending the expiry date to the earlier of (1) four (4) months after the then-current Term
Expiration Date or (2) the date that is one year after the then-current expiry date of the L/C Security, (iii) the L/C Security provides for automatic renewals, Landlord asks the issuer to confirm the current L/C Security expiry date, and
the issuer fails to do so within ten (10) business days, (iv) Tenant fails to pay (when and as Landlord reasonably requires) any bank charges for Landlord’s transfer of the L/C Security or (v) the issuer of the L/C Security
ceases, or announces that it will cease, to maintain an office in the city where Landlord may present drafts under the L/C Security (and fails to permit drawing upon the L/C Security by overnight courier or facsimile). This Section does not limit
any other provisions of this Lease allowing Landlord to draw the L/C Security under specified circumstances. 
 (d) Tenant shall not seek to
enjoin, prevent, or otherwise interfere with Landlord’s draw under L/C Security, even if it violates this Lease. Tenant acknowledges that the only effect of a wrongful draw would be to substitute a cash Security Deposit for L/C Security,
causing Tenant no legally recognizable damage. Landlord shall hold the proceeds of any draw in the same manner and for the same purposes as a cash Security Deposit. In the event of a wrongful draw, (a) the parties shall cooperate to allow
Tenant to post replacement L/C Security simultaneously with the return to Tenant of the wrongfully drawn sums, (b) Landlord shall upon request confirm in writing to the issuer of the L/C Security that Landlord’s draw was erroneous, and
(c) if Tenant receives a final determination from a court of competent jurisdiction that is not subject to appeal that Landlord has made a “wrongful” draw, (i) Landlord shall pay Tenant interest upon the amount of such wrongful
draw at the rate of twelve percent (12%) and (ii) Tenant shall be entitled to recover its reasonable attorney’s fees in accordance with Section 40.7. For purposes of the immediately foregoing sentence, the term
“wrongful” shall mean that Landlord had no reasonable basis to believe that it had the right to make the draw. 

  
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 (e) If Landlord transfers its interest in the Premises, then Tenant shall at Tenant’s
expense, within five (5) business days after receiving a request from Landlord, deliver (and, if the issuer requires, Landlord shall consent to) an amendment to the L/C Security naming Landlord’s grantee as substitute beneficiary. If the
required Security Deposit changes while L/C Security is in force, then Tenant shall deliver (and, if the issuer requires, Landlord shall consent to) a corresponding amendment to the L/C Security. 

12. Use. 
 12.1. Tenant shall use the
Premises for the Permitted Use, and shall not use the Premises, or permit or suffer the Premises to be used, for any other purpose without Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute
discretion. 
 12.2. Tenant shall not use or occupy the Premises in violation of Applicable Laws; zoning ordinances; or the certificate of
occupancy issued for the Building or the Project, and shall, upon five (5) days’ written notice from Landlord, discontinue any use of the Premises that is declared or claimed by any Governmental Authority having jurisdiction to be a
violation of any of the above, or that in Landlord’s reasonable opinion violates any of the above. Tenant shall comply with any direction of any Governmental Authority having jurisdiction that shall, by reason of the nature of Tenant’s use
or occupancy of the Premises, impose any duty upon Tenant or Landlord with respect to the Premises or with respect to the use or occupation thereof, and shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable
to Landlord) and hold Landlord and its affiliates, employees, agents and contractors; and any lender, mortgagee, ground lessor or beneficiary (each, a “Lender” and, collectively with Landlord and its affiliates, employees, agents
and contractors, the “Landlord Indemnitees”) harmless from and against any and all demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages, suits or judgments, and all reasonable expenses (including
reasonable attorneys’ fees, charges and disbursements, regardless of whether the applicable demand, claim, action, cause of action or suit is voluntarily withdrawn or dismissed) incurred in investigating or resisting the same (collectively,
“Claims”) of any kind or nature that arise before, during or after the Term as a result of Tenant’s breach of this Section. 

12.3. Tenant shall not do or permit to be done anything that will invalidate or increase the cost of any fire, environmental, extended coverage
or any other insurance policy covering the Building or the Project, and shall comply with all rules, orders, regulations and requirements of the insurers of the Building and the Project, and Tenant shall promptly, upon demand, reimburse Landlord for
any additional premium charged for such policy by reason of Tenant’s failure to comply with the provisions of this Article. 
 12.4.
Tenant shall keep all doors opening onto public corridors closed, except when in use for ingress and egress. 
 12.5. No additional locks or
bolts of any kind shall be placed upon any of the doors or windows by Tenant, nor shall any changes be made to existing locks or the mechanisms thereof without Landlord’s prior written consent. Tenant shall, upon termination of this Lease,
return to Landlord all keys to offices and restrooms either furnished to or otherwise procured by Tenant. In the event any key so furnished to Tenant is lost, Tenant shall pay to Landlord the cost of replacing the same or of changing the lock or
locks opened by such lost key if Landlord shall 

  
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 deem it necessary to make such change. Tenant shall be permitted to install its own security system in the
Premises which is compatible with the key card access system for the Building and may include, within the Premises, video, motion and other sensors, provided, however no portion of it shall be visible outside the Premises without Landlord’s
approval. Tenant shall have the right to install and use a WiFi system in its Premises provided the same does not interfere with other tenants in the Project. 

12.6. No awnings or other projections shall be attached to any outside wall of the Building. No curtains, blinds, shades or screens shall be
attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord’s standard window coverings. Neither the interior nor exterior of any windows shall be coated or otherwise sunscreened without
Landlord’s prior written consent, nor shall any bottles, parcels or other articles be placed on the windowsills or items attached to windows that are visible from outside the Premises. No equipment, furniture or other items of personal property
shall be placed on any exterior balcony without Landlord’s prior written consent. 
 12.7. No sign, advertisement or notice
(“Signage”) shall be exhibited, painted or affixed by Tenant on any part of the Premises or the Building without Landlord’s prior written consent Signage shall conform to Landlord’s design criteria. For any Signage, Tenant
shall, at Tenant’s own cost and expense, (a) acquire all permits for such Signage in compliance with Applicable Laws and (b) design, fabricate, install and maintain such Signage in a first-class condition. Tenant shall be responsible
for reimbursing Landlord for costs incurred by Landlord in removing any of Tenant’s Signage upon the expiration or earlier termination of the Lease. Interior signs on entry doors to the Premises shall be inscribed, painted or affixed by Tenant
at Tenant’s sole cost and expense, and shall be of a size, color and type and be located in a place acceptable to Landlord. An interior sign on the directory tablet shall be inscribed, painted or affixed for Tenant by Landlord at
Landlord’s sole cost and expense; provided, however, that Tenant shall be responsible for all costs and expenses incurred by Landlord for any changes to Tenant’s listing in such directory tablet requested by Tenant from and after the Term
Commencement Date (excluding any changes on account of improvements to the directory tablet initiated by Landlord). The directory tablet shall be provided exclusively for the display of the name and location of tenants only. Tenant shall not place
anything on the exterior of the corridor walls or corridor doors other than Landlord’s standard lettering. At Landlord’s option, Landlord may install any Tenant Signage, and Tenant shall pay all costs associated with such installation
within thirty (30) days after demand therefor. 
 12.8. Tenant may only place equipment within the Premises with floor loading
consistent with the Building’s structural design unless Tenant obtains Landlord’s prior written approval. Tenant may place such equipment only in a location designed to carry the weight of such equipment. 

12.9. Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations therefrom
from extending into the Common Area or other offices in the Project. 

  
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 12.10. Tenant shall not (a) do or permit anything to be done in or about the Premises that
shall in any way obstruct or interfere with the rights of other tenants or occupants of the Project, or injure or annoy them, (b) use or allow the Premises to be used for immoral, unlawful or objectionable purposes, (c) cause, maintain or
permit any nuisance or waste in, on or about the Project or (d) take any other action that would in Landlord’s reasonable determination in any manner adversely affect other tenants’ quiet use and enjoyment of their space or adversely
impact their ability to conduct business in a professional and suitable work environment. Notwithstanding anything in this Lease to the contrary, Tenant may not install any security systems (including cameras) outside the Premises or that record
sounds or images outside the Premises without Landlord’s prior written consent, which Landlord may withhold in its sole and absolute discretion. 

12.11. Notwithstanding any other provision herein to the contrary, Tenant shall be responsible for all liabilities, costs and expenses arising
out of or in connection with the compliance of the Premises with the Americans with Disabilities Act, 42 U.S.C. § 12101, et seq., and any state and local accessibility laws, codes, ordinances and rules (collectively, and together with
regulations promulgated pursuant thereto, the “ADA”) (except to the extent that any such non-compliance of the Premises with the ADA (as in effect and interpreted as of the Term Commencement
Date) existed as of the Term Commencement Date, and Tenant shall indemnify, compensate, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against Claims
arising out of any such failure of the Premises to comply with the Tenant’s obligations with respect to the ADA under this Section. This Section (as well as any other provisions of this Lease dealing with indemnification of the Landlord
Indemnitees by Tenant) shall be deemed to be modified in each case by the insertion in the appropriate place of the following: “except as otherwise provided in Mass. G.L. Ter. Ed., C. 186, Section 15.” The provisions of this Section
shall survive the expiration or earlier termination of this Lease. 
 12.12. Tenant shall maintain temperature and humidity in the Premises
in accordance with ASHRAE standards at all times (subject to Landlord’s compliance with its obligations with respect to base Building HVAC systems under this Lease). 

12.13. Tenant shall establish and maintain a chemical safety program administered by a licensed, qualified individual in accordance with the
requirements of the Massachusetts Water Resources Authority (“MWRA”) and any other applicable Governmental Authority. Tenant shall be solely responsible for all costs incurred in connection with such chemical safety program, and
Tenant shall provide Landlord with such documentation as Landlord may reasonably require evidencing Tenant’s compliance with the requirements of (a) the MWRA and any other applicable Governmental Authority with respect to such chemical
safety program and (b)    this Section. Notwithstanding the foregoing, Landlord shall obtain, at Landlord’s cost, and Landlord shall maintain during the Term, (m) any permit required by the MWRA (“MWRA
Permit”) and (n) a wastewater treatment operator license from the Commonwealth of Massachusetts with respect to Tenant’s use of the Acid Neutralization Tank (as defined below) in the Building. Tenant shall not introduce anything
into the Acid Neutralization Tank (x) in violation of the terms of the MWRA Permit, (y) in violation of Applicable Laws or (z) that would interfere with the proper functioning of the Acid Neutralization Tank. Tenant shall reimburse
Landlord within ten (10) business days after demand for any costs incurred by Landlord pursuant to the immediately foregoing sentence. Tenant agrees to reasonably cooperate with Landlord in order to obtain the MWRA Permit and the wastewater
treatment operator license. 

  
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 13. Rules and Regulations, CC&Rs, Parking Facilities and Common Area. 

13.1. Tenant shall have the non-exclusive right, in common with others, to use the Common Area in
conjunction with Tenant’s use of the Premises for the Permitted Use, and such use of the Common Area and Tenant’s use of the Premises shall be subject to the rules and regulations adopted by Landlord and attached hereto as Exhibit
F, together with such other reasonable and nondiscriminatory rules and regulations as are hereafter promulgated by Landlord in its sole and absolute discretion (the “Rules and Regulations”). Tenant shall and shall ensure that
its contractors, subcontractors, employees, subtenants and invitees faithfully observe and comply with the Rules and Regulations. Landlord shall not be responsible to Tenant for the violation or
non-performance by any other tenant or any agent, employee or invitee thereof of any of the Rules and Regulations. 

13.2. This Lease is subject to any recorded covenants, conditions or restrictions on the Project or Property, including the Parking and
Transportation Demand Management Plan for the Project that was approved on July 2, 1999, and amended December 14, 2001, and that is attached hereto as Exhibit G with all applicable transfers thereof (the “PTDM”), as
the same may be amended, amended and restated, supplemented or otherwise modified from time to time (the “CC&Rs”). Tenant shall, at its sole cost and expense, comply with the CC&Rs. Tenant acknowledges that Tenant, at its
sole cost and expense, shall comply with the tenant requirements in the PTDM, including the requirements set forth in the “Alternative Work Programs,” “Public Transportation Incentives,” “Ridesharing Programs” and
“Provisions of Bicycle and Pedestrian Amenities” sections thereof. Tenant, at its sole cost and expense, shall also comply with the reporting requirements set forth in the PTDM at Landlord’s request. Any costs incurred by Landlord in
connection with the PTDM shall constitute an Operating Expense. 
 13.3. Tenant agrees to cooperate with Landlord in connection with
“Developer’s” performance of the obligations of the “Developer” under the Development Controls and Community Outreach Program for Cambridge Place effective as of July 27, 1998, executed by The Bulfinch Companies, Inc.,
CCC I Realty Trust, 205 Broadway Realty Trust, Neighbors for a Better Community, Inc., and the McKinnon Company, Inc. (as it may be amended, modified, amended and restated, otherwise supplemented, or superseded from time to time, the
“Community Agreement”). Landlord encourages Tenant to participate in programs of civic and charitable giving and the provision of in-kind services and facilities that will extend the benefits
of the Project to neighborhood residents, including, by way of example, the charitable and civic connections identified in Section 2.5 of the Community Agreement. 

13.4. The Charles River Transportation Management Association (of which Landlord or an affiliate of Landlord is currently a member) provides
certain programs to help improve transportation in the Cambridge area. Their website is www.charlesrivertma.org. 
 13.5. Tenant shall
have a non-exclusive, irrevocable license to use 32 parking spaces (“Tenant’s Parking Spaces”) in the parking facilities serving the Hampshire Project in common on an unreserved basis
with other tenants of the Hampshire Project during the Term at a cost of Two Hundred Eighty Five Dollars ($285) per parking space per month (subject to market rate 

  
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 adjustments by Landlord from time to time throughout the Term), which Tenant shall pay simultaneously with
payments of Rent as Additional Rent commencing on the Term Commencement Date. Notwithstanding the foregoing, during the period from the Term Commencement Date to the first (1st) anniversary of the
Term Commencement Date, Tenant shall only pay for, and shall only have the right to use, 24 of Tenant’s Parking Spaces; provided, however, that Tenant shall have the one-time right, which may be exercised
by Tenant at any time during the period from the Term Commencement Date to the first (1st) anniversary of the Term Commencement Date, to notify Landlord in writing that it elects to use (and shall
be required to pay for) the remaining 8 of Tenant’s Parking Spaces (the “Remaining Spaces”). If Tenant does not elect to use the Remaining Spaces prior to the first (1st)
anniversary of the Term Commencement Date, or Tenant surrenders all or any portion of Tenant’s Parking Spaces through written notice to Landlord after the first (1st) anniversary of the Term
Commencement Date, (a) Tenant shall be relieved of its obligation to pay for the surrendered spaces beginning on the first day of the month that is more than thirty (30) days from the delivery of said notice and
(b)    Tenant’s ability to license the Remaining Spaces or any surrendered spaces in the future shall be subject to their availability, which availability will not be guaranteed by Landlord from and after any such surrender.

 13.6. Tenant agrees not to unreasonably overburden the parking facilities and agrees to cooperate with Landlord and other tenants in the
use of the parking facilities. Landlord reserves the right to determine that parking facilities are becoming overcrowded and to limit Tenant’s use thereof. Upon such determination, Landlord may reasonably allocate parking spaces among Tenant
and other tenants of the Building or the Project. Nothing in this Section, however, is intended to create an affirmative duty on Landlord’s part to monitor parking. 

13.7. Subject to the terms of this Lease including the Rules and Regulations and the rights of other tenants of the Building, Tenant shall have
the non-exclusive right on an unreserved basis to access the freight loading dock and freight elevator twenty-four (24) hours per day, seven (7) days per week, at no additional cost. 

14. Project Control by Landlord. 
 14.1.
Landlord reserves full control over the Building and the Project to the extent not inconsistent with Tenant’s enjoyment of the Premises as provided by this Lease. This reservation includes Landlord’s right to subdivide the Project or the
Hampshire Project; convert the Building and other buildings within the Hampshire Project to condominium units; change the size of the Project by selling all or a portion of the Project or adding real property and any improvements thereon to the
Project; grant easements and licenses to third parties; maintain or establish ownership of the Building separate from fee title to the Property; make additions to or reconstruct portions of the Building and the Project; install, use, maintain,
repair, replace and relocate for service to the Premises and other parts of the Building or the Project pipes, ducts, conduits, wires and appurtenant fixtures, wherever located in the Premises, the Building or elsewhere at the Project; and alter or
relocate any other Common Area or facility, including private drives, lobbies, entrances and landscaping; provided, however, that such rights shall be exercised in a way that does not materially adversely affect Tenant’s beneficial use
and occupancy of the Premises, including the Permitted Use and Tenant’s access to the Premises. Tenant acknowledges that Landlord specifically reserves the right to allow the exclusive use of corridors and restroom facilities located on
specific floors to one or more tenants occupying such floors; provided, however, that Tenant shall not be deprived of the use of the corridors reasonably required to serve the Premises or of restroom facilities serving the floor upon which
the Premises are located. 

  
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 14.2. Possession of areas of the Premises necessary for utilities, services, safety and operation
of the Building is reserved to Landlord. 
 14.3. Tenant shall, at Landlord’s request, promptly execute such further documents as may be
reasonably appropriate to assist Landlord in the performance of its obligations hereunder; provided that Tenant need not execute any document that creates additional liability for Tenant or that deprives Tenant of the quiet enjoyment and use
of the Premises as provided for in this Lease. 
 14.4. Landlord may, at any and all reasonable times during
non-business hours (or during business hours, if (a) with respect to Subsections 14.4(u) through 14.4(y), Tenant so requests, and (b) with respect to Subsection 14.4(z), if
Landlord so requests), and upon twenty-four (24) hours’ prior notice (which may be oral or by email to the office manager or other Tenant-designated individual at the Premises; but provided that no time restrictions shall apply or
advance notice be required if an emergency necessitates immediate entry), enter the Premises to (u) inspect the same and to determine whether Tenant is in compliance with its obligations hereunder, (v) supply any service Landlord is
required to provide hereunder, (w) alter, improve or repair any portion of the Building other than the Premises for which access to the Premises is reasonably necessary, (x) post notices of nonresponsibility, (y) access the telephone
equipment, electrical substation and fire risers and (z) show the Premises to prospective tenants during the final year of the Term and current and prospective purchasers and lenders at any time. Notwithstanding the foregoing, Tenant shall have
the right to have a representative of Tenant accompany Landlord at such times. With respect to that portion of the Lab Zone of the Premises that is a Biosafety Level 2 Enhanced laboratory (the “Secure Area”), which Tenant shall
clearly identify with appropriate signage in the Premises, Tenant’s representative shall be present during any time that Landlord accesses the Secure Area (except in the event of an emergency during which time Landlord may access the Secure
Area without Tenant’s representative being present) and Landlord shall endeavor to comply with Tenant’s reasonable security and safety requirements that are provided to Landlord in writing in advance. In connection with any such
alteration, improvement or repair as described in Subsection 14.4(w), Landlord may erect in the Premises or elsewhere in the Project scaffolding and other structures reasonably required for the alteration, improvement or repair work to be
performed. In no event shall Tenant’s Rent abate as a result of Landlord’s activities pursuant to this Section; provided, however, that all such activities shall be conducted in such a manner so as to cause as little interference to
Tenant as is reasonably possible. Landlord shall at all times retain a key with which to unlock all of the doors in the Premises. If an emergency necessitates immediate access to the Premises, Landlord may use whatever force is necessary to enter
the Premises, and any such entry to the Premises shall not constitute a forcible or unlawful entry to the Premises, a detainer of the Premises, or an eviction of Tenant from the Premises or any portion thereof. 

  
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 15.    Quiet Enjoyment. Landlord covenants that Tenant, upon paying the Rent and
performing its obligations contained in this Lease, may peacefully and quietly have, hold and enjoy the Premises, free from any claim by Landlord or persons claiming under Landlord, but subject to all of the terms and provisions hereof, provisions
of Applicable Laws and rights of record to which this Lease is or may become subordinate. This covenant is in lieu of any other quiet enjoyment covenant, either express or implied. 

16. Utilities and Services. 
 16.1. Tenant
shall pay for all water (including the cost to service, repair and replace reverse osmosis, de-ionized and other treated water), gas, heat, light, power, telephone, internet service, cable television, other
telecommunications and other utilities supplied to the Premises, together with any fees, surcharges and taxes thereon. Utilities for the HVAC system that supports the Lab Zone shall be billed to Tenant on a proportionate basis. If any utility is not
separately metered or submetered to Tenant, Tenant shall pay Tenant’s Adjusted Share of Operating Expenses or Laboratory Support Expenses, as the case may be, of all charges of such utility jointly metered with other premises as Additional Rent
or, in the alternative, Landlord may, at its option, monitor the usage of such utilities by Tenant and charge Tenant with the cost of purchasing, installing and monitoring such metering equipment, which cost shall be paid by Tenant as Additional
Rent. Landlord may base its bills for utilities on reasonable estimates; provided that Landlord adjusts such billings to reflect the actual cost of providing utilities to the Premises no less than quarterly. To the extent that Tenant uses
more than Tenant’s Pro Rata Share of Laboratory Building of any utilities attributable to Base Building Laboratory Support Systems or otherwise, then Tenant shall pay Landlord for Tenant’s Adjusted Share of such utilities to reflect such
excess. In the event that the Building or Project is less than fully occupied during a calendar year, Tenant acknowledges that Landlord may extrapolate utility usage that varies depending on the occupancy of the Building or Project (as applicable)
to equal Landlord’s reasonable estimate of what such utility usage would have been had the Building or Project, as applicable, been ninety-five percent (95%) occupied during such calendar year; provided, however, that Landlord shall not
recover more than one hundred percent (100%) of the cost of such utilities. In the event that the Laboratory Building is less than fully occupied during any portion of the Term, Tenant acknowledges that during such time, Landlord shall charge Tenant
for the Laboratory Support Expenses (other than those utilities that are metered and submetered) based on Tenant’s pro rata share of the occupied Laboratory Building (“Occupied Lab Share”), rather than Tenant’s Pro Rata
Share of Laboratory Building, as determined by Landlord based on the ratio of the Rentable Area of the Premises to the total Rentable Area of the Laboratory Building for which there are leases (including without limitation, this Lease) with terms
that have commenced, expressed as a percentage of the Laboratory Support Expenses. Landlord shall have the right to recalculate the Occupied Lab Share from time to time as occupancy of the Laboratory Building changes. Except as expressly provided
herein or approved by Landlord, Tenant shall only be entitled to use Tenant’s Pro Rata Share of Laboratory Building of Base Building Laboratory Support Systems, regardless of whether Tenant is paying its Occupied Lab Share or Pro Rata Share of
Laboratory Building of the costs thereof. Tenant shall not be liable for the cost of utilities supplied to the Premises attributable to the time period prior to the Term Commencement Date; provided, however, that, if Landlord shall permit
Tenant possession of the Premises prior to the Term Commencement Date and Tenant uses the Premises for any purpose other than placement of personal property as set forth in Section 4.3, then Tenant shall be responsible for
the cost of utilities supplied to the Premises from such earlier date of possession. 

  
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 16.2. Landlord shall not be liable for, nor shall any eviction of Tenant result from, the failure
to furnish any utility or service, whether or not such failure is caused by accidents; breakage; casualties (to the extent not caused by the party claiming Force Majeure); Severe Weather Conditions (as defined below); physical natural disasters (but
excluding weather conditions that are not Severe Weather Conditions); strikes, lockouts or other labor disturbances or labor disputes (other than labor disturbances and labor disputes resulting solely from the acts or omissions of the party claiming
Force Majeure); acts of terrorism; riots or civil disturbances; wars or insurrections; shortages of materials (which shortages are not unique to the party claiming Force Majeure); government regulations, moratoria or other governmental actions,
inactions or delays; failures by third parties to deliver gas, oil or another suitable fuel supply, or inability of the party claiming Force Majeure, by exercise of reasonable diligence, to obtain gas, oil or another suitable fuel; or other causes
beyond the reasonable control of the party claiming that Force Majeure has occurred (collectively, “Force Majeure”); or, to the extent permitted by Applicable Laws, Landlord’s negligence. In the event of such failure, Tenant
shall not be entitled to termination of this Lease or any abatement or reduction of Rent, nor shall Tenant be relieved from the operation of any covenant or agreement of this Lease. “Severe Weather Conditions” means weather
conditions that are materially worse than those that reasonably would be anticipated for the Property at the applicable time based on historic meteorological records. Notwithstanding anything to the contrary in this Lease, if, for more than five
(5) consecutive business days following written notice to Landlord and as a direct result of Landlord’s gross negligence or willful misconduct (and except to the extent that such failure is caused by any other factor, including any action
or inaction of a Tenant Party (as defined below)), the provision of HVAC or other utilities to all or a material portion of the Premises that Landlord must provide pursuant to this Lease is interrupted (a “Material Services
Failure”), then Tenant’s Base Rent and Operating Expenses (or, to the extent that less than all of the Premises are affected, a proportionate amount (based on the Rentable Area of the Premises that is rendered unusable) of Base Rent
and Operating Expenses) shall thereafter be abated until the Premises are again usable by Tenant for the Permitted Use; provided, however, that, if Landlord is diligently pursuing the restoration of such HVAC and other utilities and Landlord
provides substitute HVAC and other utilities reasonably suitable for Tenant’s continued use and occupancy of the Premises for the Permitted Use (e.g., supplying potable water or portable air conditioning equipment), then neither Base Rent nor
Operating Expenses shall be abated. During any Material Services Failure, Tenant will cooperate with Landlord to arrange for the provision of any interrupted utility services on an interim basis via temporary measures until final corrective measures
can be accomplished, and Tenant will permit Landlord the necessary access to the Premises to remedy such Material Service Failure. In the event of any interruption of HVAC or other utilities that Landlord must provide pursuant to this Lease,
regardless of the cause, Landlord shall diligently pursue the restoration of such HVAC and other utilities. Notwithstanding anything in this Lease to the contrary, but subject to Article 24 (which shall govern in the event of a casualty), the
provisions of this Section shall be Tenant’s sole recourse and remedy in the event of an interruption of HVAC or other utilities to the Premises, including related to Section 16.8. 

  
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 16.3. Tenant shall pay for, prior to delinquency of payment therefor, any utilities and services
that may be furnished to the Premises during or, if Tenant occupies the Premises after the expiration or earlier termination of the Term, after the Term, beyond those utilities provided by Landlord, including telephone, internet service, cable
television and other telecommunications, together with any fees, surcharges and taxes thereon. Upon Landlord’s demand, utilities and services provided to the Premises that are separately metered shall be paid by Tenant directly to the supplier
of such utilities or services. 
 16.4. Tenant shall not, without Landlord’s prior written consent, use any device in the Premises
(including data processing machines) that will in any way (a) increase the amount of ventilation, air exchange, gas, steam, electricity or water required or consumed in the Premises based upon Tenant’s Pro Rata Share of the Building or the
Laboratory Building (as applicable) beyond the existing capacity of the Building or the Base Building Laboratory Support Systems usually furnished or supplied for the Permitted Use or (b) exceed Tenant’s Pro Rata Share of the
Building’s or Tenant’s Pro Rata Share of the Laboratory Building’s (as applicable) capacity to provide such utilities or services. 

16.5. If Tenant shall require utilities or services in excess of those usually furnished or supplied for tenants in similar spaces in the
Building or the Project by reason of Tenant’s equipment or extended hours of business operations, then Tenant shall first procure Landlord’s consent for the use thereof, which consent Landlord may condition upon the availability of such
excess utilities or services, and Tenant shall pay as Additional Rent an amount equal to the cost of providing such excess utilities and services. 

16.6. Landlord shall provide water in the Common Area for lavatory and landscaping purposes only, which water shall be from the local municipal
or similar source; provided, however, that if Landlord determines that Tenant requires, uses or consumes water provided to the Common Area for any purpose other than ordinary lavatory purposes, Landlord may install a water meter
(“Tenant Water Meter”) and thereby measure Tenant’s water consumption for all purposes. Tenant shall pay Landlord for the costs of any Tenant Water Meter and the installation and maintenance thereof during the Term. If Landlord
installs a Tenant Water Meter, Tenant shall pay for water consumed, as shown on such meter, as and when bills are rendered. If Tenant fails to timely make such payments, Landlord may pay such charges and collect the same from Tenant. Any such costs
or expenses incurred or payments made by Landlord for any of the reasons or purposes stated in this Section shall be deemed to be Additional Rent payable by Tenant and collectible by Landlord as such. 

16.7. Landlord reserves the right to stop service of the elevator, plumbing, ventilation, air conditioning and utility systems, when Landlord
deems necessary or desirable, due to accident, emergency or the need to make repairs, alterations or improvements, until such repairs, alterations or improvements shall have been completed, and Landlord shall further have no responsibility or
liability for failure to supply elevator facilities, plumbing, ventilation, air conditioning or utility service when prevented from doing so by Force Majeure or, to the extent permitted by Applicable Laws, Landlord’s negligence. Without
limiting the foregoing, it is expressly understood and agreed that any covenants on Landlord’s part to furnish any service pursuant to any of the terms, covenants, conditions, provisions or agreements of this Lease, or to perform any act or
thing for the benefit of Tenant, shall not be deemed breached if Landlord is unable to furnish or perform the same by virtue of Force Majeure or, to the extent permitted by Applicable Laws, Landlord’s negligence. 

  
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 16.8. Landlord will install a back-up generator at the
Project and connect the Generator to the Premises’ emergency electrical panel (the “Generator”). Tenant shall be entitled to use up to its Pro Rata Share of Laboratory Building of power from the Generator (after deducting any
power from the Generator required for the Common Area) on a non-exclusive basis with other tenants in the Building. Tenant shall reimburse Landlord for Tenant’s Pro Rata Share of Laboratory Building (or
Tenant’s Occupied Lab Share, if applicable) of all costs, charges and expenses incurred by Landlord from time to time in connection with or arising out of the operation, use, maintenance, repair or refurbishment of the Generator (collectively,
“Generator Costs”). Landlord expressly disclaims any warranties with regard to the Generator or the installation thereof, including any warranty of merchantability or fitness for a particular purpose. Landlord shall maintain the
Generator and any equipment connecting the Generator to Tenant’s automatic transfer switch in good working condition as set forth above; provided, however, that Tenant shall be solely responsible (and Landlord shall not be liable) for
maintaining and operating Tenant’s automatic transfer switch and the distribution of power from Tenant’s automatic transfer switch throughout the Premises; and provided, further, that Landlord shall not be liable for any failure to
make any repairs or to perform any maintenance that is an obligation of Landlord unless such failure shall persist for an unreasonable time after Tenant provides Landlord with written notice of the need for such repairs or maintenance. The
provisions of Section 16.2 of this Lease shall apply to the Generator. 
 16.9. Subject to
Section 18.1, Landlord shall furnish HVAC to the Lab Zone as reasonably required (except as this Lease otherwise provides or as to any special requirements that arise from Tenant’s particular use of the Premises) for
reasonably comfortable occupancy of the Lab Zone twenty-four (24) hours a day, every day during the Term, subject to casualty, eminent domain or as otherwise specified in this Article. Subject to Section 18.1, Landlord
shall furnish HVAC to the Office Zone for reasonably comfortable occupancy of the Office Zone twenty-four (24) hours a day, every day during the Term, subject to casualty, eminent domain or as otherwise specified in this Article;
provided that Tenant complies with the next sentence. If Tenant will require HVAC to the Office Zone outside normal business hours of business days (as reasonably designated by Landlord, and which shall initially be 8 a.m. to 6 p.m., Mondays
through Fridays) in the Office Zone (“Overtime HVAC”), then Landlord shall be obligated to provide Overtime HVAC only if Tenant requests it by 4 p.m. on the immediately preceding business day, and Tenant must pay for a minimum of 3
hours. Tenant shall pay Landlord, as Additional Rent, $100 per hour for Overtime HVAC for the Premises (which charge may be adjusted by Landlord from time to time), as well as for HVAC provided during Tenant’s business hours. To the extent that
Tenant requires HVAC services in excess of those provided by connection to the Building HVAC systems (that serve either the Lab Zone or Office Zone or both), Tenant shall install and maintain, at its sole cost (and Landlord shall not be liable for)
supplemental HVAC systems in accordance with the provisions of this Lease. Notwithstanding anything to the contrary in this Section, Landlord shall have no liability, and Tenant shall have no right or remedy, on account of any interruption or
impairment in HVAC services; provided that Landlord diligently endeavors to cure any such interruption or impairment. 
 16.10. For
any utilities serving the Premises for which Tenant is billed directly by such utility provider, Tenant agrees to furnish to Landlord (a) any invoices or statements for such utilities within thirty (30) days after Tenant’s receipt
thereof, (b) within thirty (30) days after Landlord’s request, any other utility usage information reasonably requested by Landlord which 

  
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is in Tenant’s possession, and (c) within thirty (30) days after each calendar year during the Term, authorization to allow Landlord to access Tenant’s usage information
necessary for Landlord to complete an ENERGY STAR® Statement of Performance (or similar comprehensive utility usage report (e.g., related to Labs 21), if requested by Landlord) and any other information reasonably requested by Landlord for the
immediately preceding year; and Tenant shall comply with any other energy usage or consumption requirements required by Applicable Laws. Tenant shall retain records of utility usage at the Premises, including invoices and statements from the utility
provider, for at least sixty (60) months, or such other period of time as may be requested by Landlord. Tenant acknowledges that any utility information for the Premises, the Building and the Project may be shared with third parties, including
Landlord’s consultants and Governmental Authorities. In the event that Tenant fails to comply with this Section, Tenant hereby authorizes Landlord to collect utility usage information directly from the applicable utility providers, and Tenant
shall pay Landlord a fee of Five Hundred Dollars ($500) per month to collect such utility usage information. In addition to the foregoing, Tenant shall comply with all Applicable Laws related to the disclosure and tracking of energy consumption at
the Premises. The provisions of this Section shall survive the expiration or earlier termination of this Lease. 
 16.11. As part of
Landlord’s Work, the Building will be serviced by a common laboratory waste sanitary sewer connection from the pH neutralization room in garage level P3 to the municipal sewer line in the street adjacent to the Building. Landlord will install,
as part of Landlord’s Work, a separate acid neutralization tank (the “Acid Neutralization Tank”) that will be connected to the Premises, as well as to other premises in the Laboratory Building. Tenant shall have a non-exclusive right to use its Pro Rata Share of Laboratory Building of the Acid Neutralization Tank in accordance with Applicable Laws in common with other tenants of the Laboratory Building. Tenant shall reimburse
Landlord for Tenant’s Pro Rata Share of Laboratory Building (or Tenant’s Occupied Lab Share, if applicable) of all costs, charges and expenses incurred by Landlord from time to time in connection with or arising out of the operation, use,
maintenance, repair or refurbishment of the Acid Neutralization Tank, including all clean-up costs relating to the Acid Neutralization Tank (collectively, “Tank Costs”). Notwithstanding the
foregoing, in the event the Acid Neutralization Tank is damaged or repairs to the Acid Neutralization Tank are required as a result of the improper use of the Acid Neutralization Tank by Tenant, Tenant shall be responsible for one hundred percent
(100%) of the cost of any repairs or replacement required as a result of such improper use by Tenant, regardless of whether the Acid Neutralization Tank is then being used by other tenant(s) or occupant(s) of the Building. Similarly, if the Acid
Neutralization Tank is damaged, or if repairs to the Acid Neutralization Tank are required as a result of the improper use of the Acid Neutralization Tank by other tenant(s) or occupant(s) of the Building, then Tenant shall have no responsibility
for the cost of any repairs or replacements required as a result of such improper use by such other tenant(s) or occupant(s). Tenant shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and
hold the Landlord Indemnitees harmless from and against any and all Claims, including (a) diminution in value of the Project or any portion thereof, (b) damages for the loss or restriction on use of rentable or usable space or of any
amenity of the Project, (c) damages arising from any adverse impact on marketing of space in the Project or any portion thereof and (d) sums paid in settlement of Claims that arise during or after the Term as a result of Tenant’s
improper use of the Acid Neutralization Tank. This indemnification by Tenant includes costs incurred in connection with any investigation of site conditions or any clean-up, remediation, removal or restoration
required by any Governmental Authority caused by Tenant’s improper use of the Acid Neutralization Tank. 

  
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 17. Alterations. 

17.1. Tenant shall make no alterations, additions or improvements in or to the Premises or engage in any construction, demolition,
reconstruction, renovation or other work (whether major or minor) of any kind in, at or serving the Premises (“Alterations”) without Landlord’s prior written approval, which approval Landlord shall not unreasonably withhold;
provided, however, that, in the event any proposed Alteration affects (a) any structural portions of the Building, including exterior walls, the roof, the foundation or slab, foundation or slab systems (including barriers and subslab
systems) or the core of the Building, (b) the exterior of the Building or (c) any Building systems, including elevator, plumbing, HVAC, electrical, security, life safety, power, and the Base Building Laboratory Support Systems, then
Landlord may withhold its approval in its sole and absolute discretion. Tenant shall, in making any Alterations, use only those architects, contractors, suppliers and mechanics of which Landlord has given prior written approval, which approval shall
be in Landlord’s sole and absolute discretion. In seeking Landlord’s approval, Tenant shall provide Landlord, at least thirty (30) days in advance of any proposed construction, with plans, specifications, bid proposals, certified
stamped engineering drawings and calculations by Tenant’s engineer of record or architect of record (including connections to the Building’s structural system, modifications to the Building’s envelope,
non-structural penetrations in slabs or walls, and modifications or tie-ins to life safety systems), work contracts, requests for laydown areas and such other
information concerning the nature and cost of the Alterations as Landlord may reasonably request. In no event shall Tenant use or Landlord be required to approve any architects, consultants, contractors, subcontractors or material suppliers that
Landlord reasonably believes could cause labor disharmony or may not have sufficient experience, in Landlord’s reasonable opinion, to perform work in an occupied Class “A” laboratory research building and in tenant-occupied lab areas.
Notwithstanding the foregoing, Tenant may make strictly cosmetic changes to the Premises that do not require any permits or more than three (3) total contractors and subcontractors (“Cosmetic Alterations”) without
Landlord’s consent; provided that (y) the cost of any Cosmetic Alterations does not exceed Fifty Thousand Dollars ($50,000) in any one instance or One Hundred Fifty Thousand Dollars ($150,000) annually, (z) such Cosmetic
Alterations do not (i) require any structural or other substantial modifications to the Premises, (ii) require any changes to or adversely affect the Building systems, (iii) affect the exterior of the Building or (iv) trigger any
requirement under Applicable Laws that would require Landlord to make any alteration or improvement to the Premises, the Building or the Project. Tenant shall give Landlord at least ten (10) days’ prior written notice of any Cosmetic
Alterations. 
 17.2. Tenant shall not construct or permit to be constructed partitions or other obstructions that might interfere with free
access to mechanical installation or service facilities of the Building or with other tenants’ components located within the Building, or interfere with the moving of Landlord’s equipment to or from the enclosures containing such
installations or facilities. 
 17.3. Tenant shall accomplish any work performed on the Premises or the Building in such a manner as to
permit any life safety systems to remain fully operable at all times. 

  
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 17.4. Any work performed on the Premises, the Building or the Project by Tenant or Tenant’s
contractors shall be done at such times and in such manner as Landlord may from time to time designate. Tenant covenants and agrees that all work done by Tenant or Tenant’s contractors shall be performed in full compliance with Applicable Laws.
Within thirty (30) days after completion of any Alterations, Tenant shall provide Landlord with complete “as built” drawing print sets and electronic CADD files on disc (or files in such other current format in common use as Landlord
reasonably approves or requires) showing any changes in the Premises, as well as a commissioning report prepared by a licensed, qualified commissioning agent hired by Tenant and approved by Landlord for all new or affected mechanical, electrical and
plumbing systems. Any such “as built” plans shall show the applicable Alterations as an overlay on the Building as-built plans; provided that Landlord provides the Building “as
built” plans to Tenant. 
 17.5.    Before commencing any Alterations, Tenant shall (a) give Landlord at least
thirty (30)    days’ prior written notice of the proposed commencement of such work and the names and addresses of the persons supply labor or materials therefor so that Landlord may enter the Premises to post and keep
posted thereon and therein notices or to take any further action that Landlord may reasonably deem proper for the protection of Landlord’s interest in the Project and (b) shall, if required by Landlord, secure, at Tenant’s own cost and
expense, a completion and lien indemnity bond satisfactory to Landlord for such work. 
 17.6. Tenant shall repair any damage to the Premises
caused by Tenant’s removal of any property from the Premises. During any such restoration period, Tenant shall pay Rent to Landlord as provided herein as if such space were otherwise occupied by Tenant. The provisions of this Section shall
survive the expiration or earlier termination of this Lease. 
 17.7. The Premises plus any Alterations; Signage; Tenant Improvements;
attached equipment, decorations, fixtures and trade fixtures; movable laboratory casework and related appliances; and other additions and improvements attached to or built into the Premises made by either of the parties (including all floor and wall
coverings; paneling; sinks and related plumbing fixtures; laboratory benches; exterior venting fume hoods; walk-in freezers and refrigerators; ductwork; conduits; electrical panels and circuits; attached
machinery and equipment; and built-in furniture and cabinets, in each case, together with all additions and accessories thereto), shall (unless, prior to such construction or installation, Landlord elects
otherwise in writing) at all times remain the property of Landlord, shall remain in the Premises and shall (unless, prior to construction or installation thereof, Landlord elects otherwise in writing) be surrendered to Landlord upon the expiration
or earlier termination of this Lease. For the avoidance of doubt, the items listed on Exhibit H attached hereto (which Exhibit H may be updated by Tenant from and after the Term Commencement Date, subject to Landlord’s written
consent) constitute Tenant’s property and shall be removed by Tenant upon the expiration or earlier termination of the Lease. 
 17.8.
Notwithstanding any other provision of this Article to the contrary, in no event shall Tenant remove any improvement from the Premises as to which Landlord contributed payment, including the Tenant Improvements, without Landlord’s prior written
consent, which consent Landlord may withhold in its sole and absolute discretion. 

  
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 17.9. If Tenant shall fail to remove any of its property from the Premises prior to the
expiration or earlier termination of this Lease, then Landlord may, at its option, remove the same in any manner that Landlord shall choose and store such effects without liability to Tenant for loss thereof or damage thereto, and Tenant shall pay
Landlord, upon demand, any costs and expenses incurred due to such removal and storage or Landlord may, at its sole option and without notice to Tenant, sell such property or any portion thereof at private sale and without legal process for such
price as Landlord may obtain and apply the proceeds of such sale against any (a) amounts due by Tenant to Landlord under this Lease and (b) any expenses incident to the removal, storage and sale of such personal property. 

17.10. Tenant shall pay to Landlord an amount equal to three percent (3%) of the cost to Tenant of all Alterations (to cover Landlord’s
overhead and expenses for plan review, engineering review, coordination, scheduling and supervision thereof, except (A) Tenant shall not be required to pay such amount for Cosmetic Alterations and (B) with respect to Tenant’s initial
sublease of a portion of the Premises (which such sublease is subject to the terms and conditions of Article 29 of this Lease), Tenant shall only be required to pay for Landlord’s third-party out-of- pocket costs for its review, coordination, scheduling and supervision of the demolition of the demising walls of the subleased premises, if and when such demolition occurs as part of future
Alterations by Tenant. For purposes of payment of such sum, Tenant shall submit to Landlord copies of all bills, invoices and statements covering the costs of such charges, accompanied by payment to Landlord of the fee set forth in this Section.
Tenant shall reimburse Landlord for any extra expenses incurred by Landlord by reason of faulty work done by Tenant or its contractors, or by reason of delays caused by such work, or by reason of inadequate
clean-up. 
 17.11. Within sixty (60) days after final completion of any Alterations performed
by Tenant with respect to the Premises, Tenant shall submit to Landlord documentation showing the amounts expended by Tenant with respect to such Alterations, together with supporting documentation reasonably acceptable to Landlord. 

17.12. Tenant shall take, and shall cause its contractors to take, commercially reasonable steps to protect the Premises during the performance
of any Alterations, including covering or temporarily removing any window coverings so as to guard against dust, debris or damage. 
 17.13.
Tenant shall require its contractors and subcontractors performing work on the Premises to name Landlord and its affiliates and Lenders as additional insureds on their respective insurance policies. 

18. Repairs and Maintenance. 
 18.1.
Subject to the limitations set forth in Section 16.9, Landlord shall repair and maintain the structural and exterior portions and the Building Common Area, including roofing and covering materials; foundations (excluding
any architectural slabs, but including any structural slabs); exterior walls; plumbing; fire sprinkler and life safety systems (if any); base Building HVAC systems up to the first damper or isolation valve that serves the Premises (for purposes of
clarity, the portion of the HVAC system that includes such first damper or isolation valve and extends into and through the Premises, whether serving the Lab Zone or Office Zone, and any supplemental HVAC serving the Premises, shall not be part of
the base Building HVAC 

  
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and shall be Tenant’s obligation to maintain and repair pursuant to Section 18.2 below); the Acid Neutralization Tank and associated monitoring system; the Base
Building Laboratory Support Systems; elevators; and base Building electrical systems. The Base Building Laboratory Support Systems include the following base Building systems: (i) vacuum and compressed air; (ii) purified water and
(iii) laboratory waste water treatment, and shall include only the portion of such system that extends to the isolation valve for such system that serves the Premises; Tenant hereby agreeing that any such isolation valve and the portion of such
system that extends from such isolation valve to and in the Premises (a “Premises Laboratory Support System”) is not a Base Building Laboratory Support System. To the extent that a Base Building Laboratory Support System does not
include an isolation valve that serves the Premises, then only the portion of such system that is located outside of the Premises shall constitute a Base Building Laboratory Support System, and any portion of such system that is located inside the
Premises shall be a Premises Laboratory Support System. Tenant shall repair and maintain each Premises Laboratory Support System in accordance with Section 18.2 of this Lease. Further, and with respect to the Base Building
Laboratory Support System that is the purified water system for the Building, such system provides only water that has been treated by reverse osmosis, and Landlord makes no representations or warranties with respect to the purity or quality of such
water and shall incur no liability whatsoever with respect to the purity, quality or any other condition of such water, and Tenant, at Tenant’s sole cost and expense, shall be solely responsible for the purity, quality and condition of the
water from such purified water system that Tenant may elect to use in the Premises. 
 18.2. Except for services of Landlord, if any,
required by Section 18.1, Tenant shall at Tenant’s sole cost and expense maintain and keep the Premises and every part thereof (including but not limited to each Premises Laboratory Support System, the portion of the
HVAC system, whether serving the Lab Zone or Office Zone, that includes such first damper or isolation valve and extends into and through the Premises, any supplemental HVAC serving the Premises, any systems or equipment exclusively serving the
Premises and any lightbulbs, lamps and ballasts in the Premises) in good condition and repair, damage thereto from ordinary wear and tear excepted, and shall, within ten (10) days after receipt of written notice from Landlord, provide to
Landlord any maintenance records that Landlord reasonably requests, and to the extent Landlord determines that a third-party expert is necessary to review or evaluate any such records relating to systems serving Tenant’s Premises, Tenant shall
reimburse Landlord for Landlord’s actual out-of-pocket costs and expenses related thereto. Tenant shall, upon the expiration or sooner termination of the Term,
surrender the Premises to Landlord in as good a condition as when the Tenant Improvements are finally completed by Landlord, and with respect to Alterations, in substantially the same condition as existed on the date such Alterations are
substantially completed by Tenant, ordinary wear and tear excepted; and shall, at Landlord’s request and Tenant’s sole cost and expense, remove all telephone and data systems, wiring and equipment from the Premises (with respect to wiring,
only to the extent installed by a Tenant Party (as defined below)), and repair any damage to the Premises caused thereby. Landlord shall have no obligation to alter, remodel, improve, repair, decorate or paint the Premises or any part thereof, other
than pursuant to the terms and provisions of the Work Letter. 
 18.3. Landlord shall not be liable for any failure to make any repairs or to
perform any maintenance that is Landlord’s obligation pursuant to this Lease unless such failure shall persist for an unreasonable time after Tenant provides Landlord with written notice of the need of such repairs or maintenance. Tenant waives
its rights under Applicable Laws now or hereafter in effect to make repairs at Landlord’s expense. 

  
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 18.4. If any excavation shall be made upon land adjacent to or under the Building, or shall be
authorized to be made, Tenant shall afford to the person causing or authorized to cause such excavation, license to enter the Premises for the purpose of performing such work as such person shall deem necessary or desirable to preserve and protect
the Building from injury or damage and to support the same by proper foundations, without any claim for damages or liability against Landlord and without reducing or otherwise affecting Tenant’s obligations under this Lease. 

18.5. This Article relates to repairs and maintenance arising in the ordinary course of operation of the Building and the Project. In the event
of a casualty described in Article 24, Article 24 shall apply in lieu of this Article. In the event of eminent domain, Article 25 shall apply in lieu of this Article. 

18.6. Costs incurred by Landlord pursuant to this Article shall constitute Operating Expenses or Laboratory Support Expenses, as may be
reasonably allocated by Landlord. 
 19. Liens. 

19.1. Subject to the immediately succeeding sentence, Tenant shall keep the Premises, the Building and the Project free from any liens arising
out of work or services performed, materials furnished to or obligations incurred by Tenant. Tenant further covenants and agrees that any mechanic’s or materialman’s lien filed against the Premises, the Building or the Project for work or
services claimed to have been done for, or materials claimed to have been furnished to, or obligations incurred by Tenant shall be discharged or bonded by Tenant within ten (10) days after the filing thereof, at Tenant’s sole cost and
expense. 
 19.2. Should Tenant fail to discharge or bond against any lien of the nature described in Section 19.1,
Landlord may, at Landlord’s election, pay such claim or post a statutory lien bond or otherwise provide security to eliminate the lien as a claim against title, and Tenant shall immediately reimburse Landlord for the costs thereof as Additional
Rent. Tenant shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against any Claims arising from any such liens, including any
administrative, court or other legal proceedings related to such liens. 
 19.3. In the event that Tenant leases or finances 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 shall, 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 Premises, the Building or the Project be furnished on a financing statement
without qualifying language as to applicability of the lien only to removable personal property located in an identified suite leased by Tenant. Should any holder of a financing statement record or place of record a financing statement that appears
to constitute a lien against any interest of Landlord or against equipment that may be located other than within an identified 

  
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suite leased by Tenant, Tenant shall, within ten (10) days after filing such financing statement, cause (a) a copy of the lender security agreement or other documents to which the
financing statement pertains to be furnished to Landlord to facilitate Landlord’s ability to demonstrate that the lien of such financing statement is not applicable to Landlord’s interest and (b) Tenant’s lender to amend such
financing statement and any other documents of record to clarify that any liens imposed thereby are not applicable to any interest of Landlord in the Premises, the Building or the Project. 

20.    Estoppel Certificate. Tenant shall, within ten (10) days after receipt of written notice from Landlord, execute,
acknowledge and deliver a statement in writing substantially in the form attached to this Lease as Exhibit I, or on any other form reasonably requested by a current or proposed Lender or encumbrancer or proposed purchaser, (a) 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 rental and other charges are paid
in advance, if any, (b) acknowledging that there are not, to Tenant’s knowledge, any uncured defaults on the part of Landlord hereunder, or specifying such defaults if any are claimed, and (c) setting forth such further information
with respect to this Lease or the Premises as may be requested thereon. Any such statements may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the Property. Tenant’s failure to deliver any such statement
within such the prescribed time shall, at Landlord’s option, constitute a Default (as defined below) under this Lease, and, in any event, shall be binding upon Tenant that the 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. 
 21. Hazardous Materials. 

21.1. Tenant shall not cause or permit any Hazardous Materials (as defined below) to be brought upon, kept or used in or about the Premises,
the Building or the Project in violation of Applicable Laws by Tenant or any of its employees, agents, contractors or invitees (collectively with Tenant, each a “Tenant Party”). If (a) Tenant breaches such obligation,
(b) the presence of Hazardous Materials as a result of such a breach results in contamination of the Project, any portion thereof, or any adjacent property, (c) contamination of the Premises otherwise occurs during the Term or any
extension or renewal hereof or holding over hereunder or (d) contamination of the Project occurs as a result of Hazardous Materials that are placed on or under or are released into the Project by a Tenant Party, then Tenant shall indemnify,
save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against any and all Claims of any kind or nature, including (w) diminution in value of the Project
or any portion thereof, (x) damages for the loss or restriction on use of rentable or usable space or of any amenity of the Project, (y) damages arising from any adverse impact on marketing of space in the Project or any portion thereof
and (z)    sums paid in settlement of Claims that arise before, during or after the Term as a result of such breach or contamination. This indemnification by Tenant includes costs incurred in connection with any investigation of
site conditions or any clean-up, remedial, removal or restoration work required by any Governmental Authority because of Hazardous Materials present in the air, soil or groundwater above, on, under or about
the Project. Without limiting the foregoing, if the presence of any Hazardous Materials in, on, under or about the Project, any 

  
 35 








 
portion thereof or any adjacent property caused or permitted by any Tenant Party results in any contamination of the Project, any portion thereof or any adjacent property, then Tenant shall
promptly take all actions at its sole cost and expense as are necessary to return the Project, any portion thereof or any adjacent property to its respective condition existing prior to the time of such contamination; provided that
Landlord’s written approval of such action shall first be obtained, which approval Landlord shall not unreasonably withhold; and provided, further, that it shall be reasonable for Landlord to withhold its consent if such actions could
have a material adverse long-term or short-term effect on the Project, any portion thereof or any adjacent property. Tenant’s obligations under this Section shall not be affected, reduced or limited by any limitation on the amount or type of
damages, compensation or benefits payable by or for Tenant under workers’ compensation acts, disability benefit acts, employee benefit acts or similar legislation. 

21.2. Landlord acknowledges that it is not the intent of this Article to prohibit Tenant from operating its business for the Permitted Use.
Tenant may operate its business according to the custom of Tenant’s industry so long as the use or presence of Hazardous Materials is strictly and properly monitored in accordance with Applicable Laws. As a material inducement to Landlord to
allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord (a) a list identifying each type of Hazardous Material to be present at the Premises that is subject to regulation under any
environmental Applicable Laws in the form of a Tier II form pursuant to Section 312 of the Emergency Planning and Community Right-to-Know Act of 1986 (or any
successor statute) or any other form reasonably requested by Landlord, (b) a list of any and all approvals or permits from Governmental Authorities required in connection with the presence of such Hazardous Material at the Premises and
(c) correct and complete copies of (i) notices of violations of Applicable Laws related to Hazardous Materials and (ii) plans relating to the installation of any storage tanks to be installed in, on, under or about the Project
(provided that installation of storage tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent Landlord may withhold in its sole and absolute discretion) and closure plans or any other
documents required by any and all Governmental Authorities for any storage tanks installed in, on, under or about the Project for the closure of any such storage tanks (collectively, “Hazardous Materials Documents”). Tenant shall
deliver to Landlord updated Hazardous Materials Documents, within fourteen (14) days after receipt of a written request therefor from Landlord, not more often than once per year, unless (m) there are any changes to the Hazardous Materials
Documents or (n) Tenant initiates any Alterations or changes its business, in either case in a way that involves any material increase in the types or amounts of Hazardous Materials, in which case Tenant shall deliver updated Hazardous
Materials documents (without Landlord having to request them) before or, if not practicable to do so before, as soon as reasonably practicable after the occurrence of the events in Subsection 21.2(m) or (n). For each type of Hazardous
Material listed, the Hazardous Materials Documents shall include (t) the chemical name, (u) the material state (e.g., solid, liquid, gas or cryogen), (v) the concentration, (w) the storage amount and storage condition (e.g., in
cabinets or not in cabinets), (x) the use amount and use condition (e.g., open use or closed use), (y) the location (e.g., room number or other identification) and (z) if known, the chemical abstract service number. Notwithstanding anything in
this Section to the contrary, Tenant shall not be required to provide Landlord with any documents containing information of a proprietary nature, unless such documents contain a reference to Hazardous Materials or activities related to Hazardous
Materials. Landlord may, at Landlord’s expense, cause the Hazardous Materials 

  
 36 








 
Documents to be reviewed by a person or firm qualified to analyze Hazardous Materials to confirm compliance with the provisions of this Lease and with Applicable Laws. In the event that a review
of the Hazardous Materials Documents indicates non-compliance with this Lease or Applicable Laws, Tenant shall, at its expense, diligently take steps to bring its storage and use of Hazardous Materials into
compliance. Notwithstanding anything in this Lease to the contrary or Landlord’s review into Tenant’s Hazardous Materials Documents or use or disposal of hazardous materials, however, Landlord shall not have and expressly disclaims any
liability related to Tenant’s or other tenants’ use or disposal of Hazardous Materials, it being acknowledged by Tenant that Tenant is best suited to evaluate the safety and efficacy of its Hazardous Materials usage and procedures. 

21.3. Tenant represents and warrants to Landlord that is not nor has it been, in connection with the use, disposal or storage of Hazardous
Materials, (a) subject to a material enforcement order issued by any Governmental Authority or (b) required to take any remedial action. 

21.4. Upon at least two (2) business days prior written notice to Tenant (unless Landlord reasonably believes testing must be completed
sooner), prior to the expiration of the Term, Landlord shall have the right to conduct appropriate tests of the Project or any portion thereof to demonstrate that Hazardous Materials are present or that contamination has occurred due to the acts or
omissions of a Tenant Party. Tenant shall pay all reasonable costs of such tests if such tests reveal that Hazardous Materials exist at the Project in violation of this Lease. 

21.5. If underground or other storage tanks storing Hazardous Materials installed or utilized by Tenant are located on the Premises, or are
hereafter placed on the Premises by Tenant (or by any other party, if such storage tanks are utilized by Tenant), then Tenant shall monitor the storage tanks, maintain appropriate records, implement reporting procedures, properly close any
underground storage tanks, and take or cause to be taken all other steps necessary or required under the Applicable Laws. Tenant shall have no responsibility or liability for underground or other storage tanks installed by anyone other than Tenant
unless Tenant utilizes such tanks, in which case Tenant’s responsibility for such tanks shall be as set forth in this Section. 
 21.6.
Tenant shall promptly report to Landlord any actual or suspected presence of mold or water intrusion at the Premises. 
 21.7. Tenant’s
obligations under this Article shall survive the expiration or earlier termination of the Lease. During any period of time needed by Tenant or Landlord after the termination of this Lease to complete the removal from the Premises of any such
Hazardous Materials, Tenant shall be deemed a holdover tenant and subject to the provisions of Article 27. 
 21.8. As used herein,
the term “Hazardous Material” means any toxic, explosive, corrosive, flammable, infectious, radioactive, carcinogenic, mutagenic or otherwise hazardous substance, material or waste that is or becomes regulated by Applicable Laws or
any Governmental Authority. 

  
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 21.9. Notwithstanding anything to the contrary in this Lease, Landlord shall have sole control
over the equitable allocation of fire control areas (as defined in the Uniform Building Code as adopted by the city or municipality(ies) in which the Project is located (the “UBC”)) within the Project for the storage of Hazardous
Materials. Notwithstanding anything to the contrary in this Lease, the quantity of Hazardous Materials allowed by this Section is specific to Tenant and shall not run with the Lease in the event of a Transfer (as defined in Article 29). In
the event of a Transfer, if the use of Hazardous Materials by such new tenant (“New Tenant”) is such that New Tenant utilizes fire control areas in the Project in excess of New Tenant’s Pro Rata Share of the Laboratory
Building, then New Tenant shall, at its sole cost and expense and upon Landlord’s written request, establish and maintain a separate area of the Premises classified by the UBC as an “H” occupancy area for the use and storage of
Hazardous Materials, or take such other action as is necessary to ensure that its share of the fire control areas of the Building is not greater than New Tenant’s Pro Rata Share of the Laboratory Building. Notwithstanding anything in this Lease
to the contrary, Landlord shall not have and expressly disclaims any liability related to Tenant’s or other tenants’ use or disposal of fire control areas, it being acknowledged by Tenant that Tenant and other tenants are best suited to
evaluate the safety and efficacy of its Hazardous Materials usage and procedures. 
 22. Odors and Exhaust. Tenant acknowledges that Landlord would
not enter into this Lease with Tenant unless Tenant assured Landlord that under no circumstances will any other occupants of the Building or the Project (including persons legally present in any outdoor areas of the Project) be subjected to odors or
fumes (whether or not noxious), and that the Building and the Project will not be damaged by any exhaust, in each case from Tenant’s operations. Landlord and Tenant therefore agree as follows: 

22.1. Tenant shall not cause or permit (or conduct any activities that would cause) any release of any odors or fumes of any kind from the
Premises. 
 22.2. If the Building has a ventilation system that, in Landlord’s judgment, is adequate, suitable, and appropriate to vent
the Premises in a manner that does not release odors affecting any indoor or outdoor part of the Project, Tenant shall vent the Premises through such system. If Landlord at any time determines that any existing ventilation system is inadequate, or
if no ventilation system exists, Tenant shall in compliance with Applicable Laws vent all fumes and odors from the Premises (and remove odors from Tenant’s exhaust stream) as Landlord requires. The placement and configuration of all ventilation
exhaust pipes, louvers and other equipment shall be subject to Landlord’s approval. Tenant acknowledges Landlord’s legitimate desire to maintain the Project (indoor and outdoor areas) in an odor- free manner, and Landlord may require
Tenant to abate and remove all odors in a manner that goes beyond the requirements of Applicable Laws. 
 22.3. Tenant shall, at
Tenant’s sole cost and expense, provide odor eliminators and other devices (such as filters, air cleaners, scrubbers and whatever other equipment may in Landlord’s judgment be necessary or appropriate from time to time) to completely
remove, eliminate and abate any odors, fumes or other substances in Tenant’s exhaust stream that, in Landlord’s judgment, emanate from Tenant’s Premises. Any work Tenant performs under this Section shall constitute Alterations. 

  
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 22.4. Tenant’s responsibility to remove, eliminate and abate odors, fumes and exhaust shall
continue throughout the Term. Landlord’s construction of the Tenant Improvements shall not preclude Landlord from requiring additional measures to eliminate odors, fumes and other adverse impacts of Tenant’s exhaust stream (as Landlord may
designate in Landlord’s discretion). Tenant shall install additional equipment as Landlord requires from time to time under the preceding sentence. Such installations shall constitute Alterations. 

22.5. If Tenant fails to install satisfactory odor control equipment within ten (10) business days after Landlord’s demand made at
any time, then Landlord may, without limiting Landlord’s other rights and remedies, require Tenant to cease and suspend any operations in the Premises that, in Landlord’s determination, cause odors, fumes or exhaust. For example, if
Landlord determines that Tenant’s production of a certain type of product causes odors, fumes or exhaust, and Tenant does not install satisfactory odor control equipment within ten (10) business days after Landlord’s request, then
Landlord may require Tenant to stop producing such type of product in the Premises unless and until Tenant has installed odor control equipment satisfactory to Landlord. 

23. Insurance; Waiver of Subrogation. 

23.1. Landlord shall maintain insurance for the Building and the Project in amounts equal to full replacement cost (exclusive of the costs of
excavation, foundations and footings, engineering costs or such other costs to the extent the same are not incurred in the event of a rebuild and without reference to depreciation taken by Landlord upon its books or tax returns) or such lesser
coverage as Landlord may elect, provided that such coverage shall not be less than the amount of such insurance Landlord’s Lender, if any, requires Landlord to maintain, providing protection against any peril generally included within
the classification “Fire and Extended Coverage,” together with insurance against sprinkler damage (if applicable), vandalism and malicious mischief. Landlord, subject to availability thereof, shall further insure, if Landlord deems it
appropriate, coverage against flood, environmental hazard, earthquake, loss or failure of building equipment, rental loss during the period of repairs or rebuilding, Workers’ Compensation insurance and fidelity bonds for employees employed to
perform services. Notwithstanding the foregoing, Landlord may, but shall not be deemed required to, provide insurance for any improvements installed by Tenant or that are in addition to the standard improvements customarily furnished by Landlord,
without regard to whether or not such are made a part of or are affixed to the Building. 
 23.2. In addition, Landlord shall carry
Commercial General Liability insurance with limits of not less than One Million Dollars ($1,000,000) per occurrence/general aggregate for bodily injury (including death), or property damage with respect to the Project. 

23.3. Tenant shall, at its own cost and expense, procure and maintain during the Term the following insurance for the benefit of Tenant and
Landlord (as their interests may appear) with insurers financially acceptable and lawfully authorized to do business in the state where the Premises are located: 

(a) Commercial General Liability insurance on a broad-based occurrence coverage form, with coverages including but not limited to bodily injury
(including death), property damage (including loss of use resulting therefrom), premises/operations, personal & advertising injury, and contractual liability with limits of liability of not less than $2,000,000 for bodily injury and
property damage per occurrence, $2,000,000 general aggregate, which limits may be met by use of excess and/or umbrella liability insurance provided that such coverage is at least as broad as the primary coverages required herein. 

  
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 (b) Commercial Automobile Liability insurance covering liability arising from the use or
operation of any auto, including those owned, hired or otherwise operated or used by or on behalf of the Tenant. The coverage shall be on a broad-based occurrence form with combined single limits of not less than $1,000,000 per accident for bodily
injury and property damage. 
 (c) Commercial Property insurance covering property damage to the full replacement cost value and business
interruption. Covered property shall include all tenant improvements in the Premises (to the extent not insured by Landlord pursuant to Section 23.1) and Tenant’s Property including personal property, furniture,
fixtures, machinery, equipment, stock, inventory and improvements and betterments, which may be owned by Tenant or Landlord and required to be insured hereunder, or which may be leased, rented, borrowed or in the care custody or control of Tenant,
or Tenant’s agents, employees or subcontractors. Such insurance, with respect only to all Tenant Improvements, Alterations or other work performed on the Premises by Tenant (collectively, “Tenant Work”), shall name Landlord and
Landlord’s current and future mortgagees as loss payees as their interests may appear. Such insurance shall be written on an “all risk” of physical loss or damage basis including the perils of fire, extended coverage, electrical
injury, mechanical breakdown, windstorm, vandalism, malicious mischief, sprinkler leakage, back-up of sewers or drains, flood, terrorism and such other risks Landlord may from time to time designate, for the
full replacement cost value of the covered items with an agreed amount endorsement with no co-insurance. Business interruption coverage shall have limits sufficient to cover Tenant’s lost profits and
necessary continuing expenses, including rents due Landlord under the Lease. The minimum period of indemnity for business interruption coverage shall be twelve (12) months. 

(d) Workers’ Compensation insurance as is required by statute or law, or as may be available on a voluntary basis and Employers’
Liability insurance with limits of not less than the following: each accident, Five Hundred Thousand Dollars ($500,000); disease ($500,000); disease (each employee), Five Hundred Thousand Dollars ($500,000). 

(e) Pollution Legal Liability insurance is not currently required based on the Hazardous Materials Documents that Tenant delivered to Landlord
as of the Execution Date. If the Hazardous Materials Documents change during the Term and Tenant continues to store, handle, generate or treat Hazardous Materials on or about the Premises or other circumstances change related to Tenant’s use of
Hazardous Materials on or about the Premises, Landlord reserves the right, in Landlord’s sole discretion, to require Tenant to obtain Pollution Legal Liability insurance. Such coverage shall include bodily injury, sickness, disease, death or
mental anguish or shock sustained by any person; property damage including physical injury to or destruction of tangible property including the resulting loss of use thereof, clean-up costs, and the loss of
use of tangible property that has not been physically injured or destroyed; and defense costs, charges and expenses incurred in the investigation, adjustment or defense of claims for such compensatory damages. Coverage shall apply to both sudden and
non-sudden pollution conditions including the discharge, dispersal, release or escape of smoke, vapors, soot, fumes, acids, alkalis, toxic chemicals, liquids or gases, waste materials or other irritants,
contaminants or pollutants into or upon land, the atmosphere or any watercourse or body of water. Claims-made 

  
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coverage is permitted, provided the policy retroactive date is continuously maintained prior to the commencement date of this agreement, and coverage is continuously maintained during all periods
in which Tenant occupies the Premises. Coverage shall be maintained with limits of not less than $1,000,000 per incident with a $2,000,000 policy aggregate and for a period of two (2) years thereafter. 

(f) During all construction by Tenant at the Premises, with respect to tenant improvements being constructed (including any Alterations,
insurance required in Exhibit B-1) must be in place. 
 23.4. The insurance required of Tenant
by this Article shall be with companies at all times having a current rating of not less than A- and financial category rating of at least Class VII in “A.M. Best’s Insurance Guide” current
edition. Tenant shall obtain for Landlord from the insurance companies/broker or cause the insurance companies/broker to furnish certificates of insurance evidencing all coverages required herein to Landlord. Landlord reserves the right to require
complete, certified copies of all required insurance policies including any endorsements. No such policy shall be cancelable or subject to reduction of coverage or other modification or cancellation except after twenty (20) days’ prior
written notice to Landlord from Tenant or its insurers (except in the event of non-payment of premium, in which case ten (10) days’ written notice shall be given). All such policies shall be written
as primary policies, not contributing with and not in excess of the coverage that Landlord may carry. Tenant’s required policies shall contain severability of interests clauses stating that, except with respect to limits of insurance, coverage
shall apply separately to each insured or additional insured. Tenant shall, prior to the expiration of such policies, furnish Landlord with renewal certificates of insurance or binders. Tenant agrees that if Tenant does not take out and maintain
such insurance, Landlord may (but shall not be required to) procure such insurance on Tenant’s behalf and at its cost to be paid by Tenant as Additional Rent. Commercial General Liability, Commercial Automobile Liability, Umbrella Liability,
and Pollution Legal Liability insurance as required above shall name Landlord, BioMed Realty, L.P., and BRE Edison Parent L.P., and their respective officers, employees, agents, general partners, members, subsidiaries, affiliates and Lenders
(“Landlord Parties”) as additional insureds as respects liability arising from work or operations performed by or on behalf of Tenant, Tenant’s use or occupancy of Premises, and ownership, maintenance or use of vehicles by or
on behalf of Tenant. 
 23.5. In each instance where insurance is to name Landlord Parties as additional insureds, Tenant shall, upon
Landlord’s written request, also designate and furnish certificates evidencing such Landlord Parties as additional insureds to (a) any Lender of Landlord holding a security interest in the Building or the Project, (b) the landlord
under any lease whereunder Landlord is a tenant of the real property upon which the Building is located if the interest of Landlord is or shall become that of a tenant under a ground lease rather than that of a fee owner and (c) any management
company retained by Landlord to manage the Project. 
 23.6. Tenant assumes the risk of damage to any fixtures, goods, inventory,
merchandise, equipment and leasehold improvements, and Landlord shall not be liable for injury to Tenant’s business or any loss of income therefrom, relative to such damage, all as more particularly set forth within this Lease. Tenant shall, at
Tenant’s sole cost and expense, carry such insurance as Tenant desires for Tenant’s protection with respect to personal property of Tenant or business interruption. 

  
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 23.7. Tenant and its insurers hereby waive any and all rights of recovery or subrogation against
the Landlord Parties with respect to any loss, damage, claims, suits or demands, howsoever caused, that are covered, or should have been covered, by valid and collectible insurance, including any deductibles or self-insurance maintained thereunder.
If necessary, Tenant agrees to endorse the required insurance policies to permit waivers of subrogation as required hereunder and hold harmless and indemnify the Landlord Parties for any loss or expense incurred as a result of a failure to obtain
such waivers of subrogation from insurers. Tenant, upon obtaining the policies of insurance required or permitted under this Lease, shall give notice to its insurance carriers that the foregoing waiver of subrogation is contained in this Lease. If
such policies shall not be obtainable with such waiver or shall be so obtainable only at a premium over that chargeable without such waiver, then Tenant shall notify Landlord of such conditions. 

23.8. Landlord may require insurance policy limits required under this Lease to be raised to conform with requirements of Landlord’s
Lender or to bring coverage limits to levels then being required of new tenants within the Project. 
 23.9. Any costs incurred by Landlord
pursuant to this Article shall constitute a portion of Operating Expenses. 
 23.10. The provisions of this Article shall survive the
expiration or earlier termination of this Lease. 
 24. Damage or Destruction. 

24.1. In the event of a partial destruction of (a) the Premises, (b) the Building, (c) the Common Area or (d) the Project
((a)-(d) collectively, the “Affected Areas”) by fire or other perils covered by extended coverage insurance not exceeding twenty- five percent (25%) of the full insurable value thereof, and provided that (x) the damage
thereto is such that the Affected Areas may be repaired, reconstructed or restored within a period of six (6) months from the date of the happening of such casualty, (y) Landlord shall receive insurance proceeds sufficient to cover the
cost of such repairs, reconstruction and restoration (except for any deductible amount provided by Landlord’s policy, which deductible amount, if paid by Landlord, shall constitute an Operating Expense) and (z) such casualty was not
intentionally caused by a Tenant Party, then Landlord shall commence and proceed diligently with the work of repair, reconstruction and restoration of the Affected Areas and this Lease shall continue in full force and effect. 

24.2. In the event of any damage to or destruction of the Building or the Project other than as described in
Section 24.1, Landlord may elect to repair, reconstruct and restore the Building or the Project, as applicable, in which case this Lease shall continue in full force and effect. If Landlord elects not to repair, reconstruct
and restore the Building or the Project, as applicable, then this Lease shall terminate as of the date of such damage or destruction. In the event of any damage or destruction (regardless of whether such damage is governed by Section 24.1 or
this Section), if (a) in Landlord’s determination as set forth in the Damage Repair Estimate (as defined below), the Affected Areas cannot be repaired, reconstructed or restored 

  
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within twelve (12) months after the date of the Damage Repair Estimate, (b) subject to Section 24.6, the Affected Areas are not actually repaired, reconstructed and restored
within eighteen (18) months after the date of the Damage Repair Estimate, or (c) the damage and destruction occurs within the last twelve (12) months of the then-current Term, then Tenant shall have the right to terminate this Lease,
effective as of the date of such damage or destruction, by delivering to Landlord its written notice of termination (a “Termination Notice”) (y) with respect to Subsections 24.2(a) and (c), no later than fifteen
(15) days after Landlord delivers to Tenant Landlord’s Damage Repair Estimate and (z) with respect to Subsection 24.2(b), no later than fifteen (15) days after such twelve (12) month period (as the same may be
extended pursuant to Section 24.6) expires. If Tenant provides Landlord with a Termination Notice pursuant to Subsection 24.2(z), Landlord shall have an additional thirty (30) days after receipt of such
Termination Notice to complete the repair, reconstruction and restoration. If Landlord does not complete such repair, reconstruction and restoration within such thirty (30) day period, then Tenant may terminate this Lease by giving Landlord
written notice within two (2) business days after the expiration of such thirty (30) day period. If Landlord does complete such repair, reconstruction and restoration within such thirty (30) day period, then this Lease shall continue
in full force and effect. 
 24.3. As soon as reasonably practicable, but in any event within sixty (60) days following the date of
damage or destruction, Landlord shall notify Tenant of Landlord’s good faith estimate of the period of time in which the repairs, reconstruction and restoration will be completed (the “Damage Repair Estimate”), which estimate
shall be based upon the opinion of a contractor reasonably selected by Landlord and experienced in comparable repair, reconstruction and restoration of similar buildings. Additionally, Landlord shall give written notice to Tenant within sixty
(60) days following the date of damage or destruction of its election not to repair, reconstruct or restore the Building or the Project, as applicable. 

24.4. Upon any termination of this Lease under any of the provisions of this Article, the parties shall be released thereby without further
obligation to the other from the date possession of the Premises is surrendered to Landlord, except with regard to (a) items occurring prior to the damage or destruction and (b) provisions of this Lease that, by their express terms,
survive the expiration or earlier termination hereof. 
 24.5. In the event of repair, reconstruction and restoration as provided in this
Article, all Rent to be paid by Tenant under this Lease shall be abated proportionately based on the extent to which Tenant’s use of the Premises is impaired during the period of such repair, reconstruction or restoration, unless Landlord
provides Tenant with other space during the period of repair, reconstruction and restoration that, in Tenant’s reasonable opinion, is suitable for the temporary conduct of Tenant’s business; provided, however, that the amount of
such abatement shall be reduced by the amount of Rent that is received by Tenant as part of the business interruption or loss of rental income with respect to the Premises from the proceeds of business interruption or loss of rental income
insurance. 
 24.6. Notwithstanding anything to the contrary contained in this Article, should Landlord be delayed or prevented from
completing the repair, reconstruction or restoration of the damage or destruction to the Premises after the occurrence of such damage or destruction by Force Majeure or delays caused by a Tenant Party, then the time for Landlord to commence or
complete repairs, reconstruction and restoration shall be extended on a day-for-day basis; provided, however, that, at Landlord’s election, Landlord shall be
relieved of its obligation to make such repairs, reconstruction and restoration. 

  
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 24.7. If Landlord is obligated to or elects to repair, reconstruct or restore as herein provided,
then Landlord shall be obligated to make such repairs, reconstruction or restoration only with regard to (a) those portions of the Premises that were originally provided at Landlord’s expense and (b) the Common Area portion of the
Affected Areas. The repairs, reconstruction or restoration of improvements not originally provided by Landlord or at Landlord’s expense shall be the obligation of Tenant. In the event Tenant has elected to upgrade certain improvements from the
Building Standard, Landlord shall, upon the need for replacement due to an insured loss, provide only the Building Standard, unless Tenant again elects to upgrade such improvements and pay any incremental costs related thereto, except to the extent
that excess insurance proceeds, if received, are adequate to provide such upgrades, in addition to providing for basic repairs, reconstruction and restoration of the Premises, the Building and the Project. 

24.8. Notwithstanding anything to the contrary contained in this Article, Landlord shall not have any obligation whatsoever to repair,
reconstruct or restore the Premises if the damage resulting from any casualty covered under this Article occurs during the last twenty-four (24) months of the Term or any extension thereof, or to the extent that insurance proceeds are not
available therefor. 
 24.9. Landlord’s obligation, should it elect or be obligated to repair, reconstruct or restore, shall be limited
to the Affected Areas, and shall be conditioned upon Landlord receiving any permits or authorizations required by Applicable Laws. Tenant shall, at its expense, replace or fully repair all of Tenant’s personal property and any Alterations
installed by Tenant existing at the time of such damage or destruction. If Affected Areas are to be repaired, reconstructed or restored in accordance with the foregoing, Landlord shall make available to Tenant any portion of insurance proceeds it
receives that are allocable to the Alterations constructed by Tenant pursuant to this Lease; provided Tenant is not then in default under this Lease, and subject to the requirements of any Lender of Landlord. 

24.10. This Article sets forth the terms and conditions upon which this Lease may terminate in the event of any damage or destruction.
Accordingly, the parties hereby waive the provisions of any Applicable Laws (and any successor statutes) permitting the parties to terminate this Lease as a result of any damage or destruction. 

25. Eminent Domain. 
 25.1. In the event
(a) the whole of all Affected Areas or (b) such part thereof as shall substantially interfere with Tenant’s use and occupancy of the Premises for the Permitted Use shall be taken for any public or quasi-public purpose by any lawful
power or authority by exercise of the right of appropriation, condemnation or eminent domain, or sold to prevent such taking, Tenant or Landlord may terminate this Lease effective as of the date possession is required to be surrendered to such
authority, except with regard to (y) items occurring prior to the taking and (z) provisions of this Lease that, by their express terms, survive the expiration or earlier termination hereof. 

  
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 25.2. In the event of a partial taking of (a) the Building or the Project or
(b) drives, walkways or parking areas serving the Building or the Project for any public or quasi-public purpose by any lawful power or authority by exercise of right of appropriation, condemnation, or eminent domain, or sold to prevent such
taking, then, without regard to whether any portion of the Premises occupied by Tenant was so taken, Landlord may elect to terminate this Lease (except with regard to (y) items occurring prior to the taking and (z) provisions of this Lease
that, by their express terms, survive the expiration or earlier termination hereof) as of such taking if such taking is, in Landlord’s sole opinion, of a material nature such as to make it uneconomical to continue use of the unappropriated
portion for purposes of renting office or laboratory space. 
 25.3. Tenant shall be entitled to any award that is specifically awarded as
compensation for (a) the taking of Tenant’s personal property that was installed at Tenant’s expense and (b) the costs of Tenant moving to a new location. Except as set forth in the previous sentence, any award for such taking
shall be the property of Landlord. 
 25.4. If, upon any taking of the nature described in this Article, this Lease continues in effect, then
Landlord shall promptly proceed to restore the Affected Areas to substantially their same condition prior to such partial taking. To the extent such restoration is infeasible, as determined by Landlord in its sole and absolute discretion, the Rent
shall be decreased proportionately to reflect the loss of any portion of the Premises no longer available to Tenant. 
 25.5. This Article
sets forth the terms and conditions upon which this Lease may terminate in the event of any damage or destruction. Accordingly, the parties hereby waive the provisions of any Applicable Laws (and any successor statutes) permitting the parties to
terminate this Lease as a result of any damage or destruction. 
 26. Surrender. 

26.1. At least thirty (30) days prior to Tenant’s surrender of possession of any part of the Premises, Tenant shall provide Landlord
with a facility decommissioning and Hazardous Materials closure plan for the Premises (“Exit Survey”) prepared by an independent third party state-certified professional with appropriate expertise, which Exit Survey must be
reasonably acceptable to Landlord. The Exit Survey shall comply with the American National Standards Institute’s Laboratory Decommissioning guidelines (ANSI/AIHA Z9.11-2008) or any successor standards
published by ANSI or any successor organization (or, if ANSI and its successors no longer exist, a similar entity publishing similar standards). In addition, at least ten (10) days prior to Tenant’s surrender of possession of any part of
the Premises, Tenant shall (a) provide Landlord with written evidence of all appropriate governmental releases obtained by Tenant in accordance with Applicable Laws, including laws pertaining to the surrender of the Premises, (b) place
Laboratory Equipment Decontamination Forms on all decommissioned equipment to assure safe occupancy by future users and (c) conduct a site inspection with Landlord. In addition, Tenant agrees to remain responsible after the surrender of the
Premises for the remediation of any recognized environmental conditions set forth in the Exit Survey and comply with any recommendations set forth in the Exit Survey. Tenant’s obligations under this Section shall survive the expiration or
earlier termination of the Lease. 
 26.2. No surrender of possession of any part of the Premises shall release Tenant from any of its
obligations hereunder, unless such surrender is accepted in writing by Landlord. 

  
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 26.3. The voluntary or other surrender of this Lease by Tenant shall not effect a merger with
Landlord’s fee title or leasehold interest in the Premises, the Building, the Property or the Project, unless Landlord consents in writing, and shall, at Landlord’s option, operate as an assignment to Landlord of any or all subleases. 

26.4. The voluntary or other surrender of any ground or other underlying lease that now exists or may hereafter be executed affecting the
Building or the Project, or a mutual cancellation thereof or of Landlord’s interest therein by Landlord and its lessor shall not effect a merger with Landlord’s fee title or leasehold interest in the Premises, the Building or the Property
and shall, at the option of the successor to Landlord’s interest in the Building or the Project, as applicable, operate as an assignment of this Lease. 

27. Holding Over. 
 27.1. If, with
Landlord’s prior written consent, Tenant holds possession of all or any part of the Premises after the Term, Tenant shall become a tenant from month to month after the expiration or earlier termination of the Term, and in such case Tenant shall
continue to pay (a) Base Rent in accordance with Article 7, as adjusted in accordance with Article 8, and (b) any amounts for which Tenant would otherwise be liable under this Lease if the Lease were still in effect,
including payments for Tenant’s Adjusted Share of Operating Expenses and Tenant’s Adjusted Share of Base Building Lab Systems. Any such month-to-month tenancy
shall be subject to every other term, covenant and agreement contained herein. 
 27.2. Notwithstanding the foregoing, if Tenant remains in
possession of the Premises after the expiration or earlier termination of the Term without Landlord’s prior written consent, (a) Tenant shall become a tenant at sufferance subject to the terms and conditions of this Lease, except that the
monthly rent shall be equal to one hundred fifty percent (150%) of the Rent in effect during the last thirty (30) days of the Term, and (b) Tenant shall be liable to Landlord for any and all damages suffered by Landlord as a result of such
holdover, including any lost rent or consequential, special and indirect damages (in each case, regardless of whether such damages are foreseeable). 

27.3. Acceptance by Landlord of Rent after the expiration or earlier termination of the Term shall not result in an extension, renewal or
reinstatement of this Lease. 
 27.4. The foregoing provisions of this Article are in addition to and do not affect Landlord’s right of
reentry or any other rights of Landlord hereunder or as otherwise provided by Applicable Laws. 
 27.5. The provisions of this Article shall
survive the expiration or earlier termination of this Lease. 
 28. Indemnification and Exculpation. 

28.1. Tenant agrees to indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the
Landlord Indemnitees harmless from and against any and all Claims arising from injury to or death of any person or damage to any property occurring within or about the Premises, the Building, the Property or the Project, arising directly or
indirectly out of (a) the presence at or use or occupancy of the Premises or Project or 

  
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the Property by a Tenant Party, (b) an act or omission on the part of any Tenant Party, (c) a breach or default by Tenant in the performance of any of its obligations hereunder or
(d) injury to or death of persons or damage to or loss of any property, real or alleged, arising from the serving of alcoholic beverages at the Premises or Project, including liability under any dram shop law, host liquor law or similar
Applicable Law, except to the extent directly caused by Landlord’s negligence or willful misconduct. Tenant’s obligations under this Section shall not be affected, reduced or limited by any limitation on the amount or type of damages,
compensation or benefits payable by or for Tenant under workers’ compensation acts, disability benefit acts, employee benefit acts or similar legislation. Tenant’s obligations under this Section shall survive the expiration or earlier
termination of this Lease. Subject to Sections 23.6, 28.2 and 31.12 and any subrogation provisions contained in the Work Letter, Landlord agrees to indemnify, save, defend (at Tenant’s option and with counsel reasonably
acceptable to Tenant) and hold the Tenant Parties harmless from and against any and all Claims arising from injury to or death of any person or damage to or loss of any physical property occurring within or about the Premises, the Building, the
Property or the Project to the extent directly arising out of Landlord’s gross negligence or willful misconduct. 
 28.2.
Notwithstanding anything in this Lease to the contrary, Landlord shall not be liable to Tenant for and Tenant assumes all risk of (a) damage or losses caused by fire, electrical malfunction, gas explosion or water damage of any type (including
broken water lines, malfunctioning fire sprinkler systems, roof leaks or stoppages of lines), unless any such loss is due to Landlord’s willful disregard of written notice by Tenant of need for a repair that Landlord is responsible to make for
an unreasonable period of time, and (b) damage to personal property or scientific research, including loss of records kept by Tenant within the Premises (in each case, regardless of whether such damages are foreseeable). Tenant further waives
any claim for injury to Tenant’s business or loss of income relating to any such damage or destruction of personal property as described in this Section. Notwithstanding anything in the foregoing or this Lease to the contrary, except
(x) as otherwise provided herein (including Section 27.2), (y) as may be provided by Applicable Laws or (z) in the event of Tenant’s breach of Article 21 or Section 26.1, in
no event shall Landlord or Tenant be liable to the other for any consequential, special or indirect damages arising out of this Lease, including lost profits (provided that this Subsection 28.2(z) shall not limit Tenant’s
liability for Base Rent or Additional Rent pursuant to this Lease). 
 28.3. Landlord shall not be liable for any damages arising from any
act, omission or neglect of any other tenant in the Building or the Project, or of any other third party. 
 28.4. Tenant acknowledges that
security devices and services, if any, while intended to deter crime, may not in given instances prevent theft or other criminal acts. Landlord shall not be liable for injuries or losses caused by criminal acts of third parties, and Tenant assumes
the risk that any security device or service may malfunction or otherwise be circumvented by a criminal. If Tenant desires protection against such criminal acts, then Tenant shall, at Tenant’s sole cost and expense, obtain appropriate insurance
coverage. Tenant’s security programs and equipment for the Premises shall be coordinated with Landlord and subject to Landlord’s reasonable approval. 

28.5. The provisions of this Article shall survive the expiration or earlier termination of this Lease. 

  
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 29. Assignment or Subletting. 

29.1. Except as hereinafter expressly permitted, none of the following (each, a “Transfer”), either voluntarily or by
operation of Applicable Laws, shall be directly or indirectly performed without Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed: (a) Tenant selling, hypothecating, assigning,
pledging, encumbering or otherwise transferring this Lease or subletting the Premises or (b) a controlling interest in Tenant being sold, assigned or otherwise transferred (other than as a result of shares in Tenant being sold on a public stock
exchange). Notwithstanding the immediately foregoing clause (b), Tenant shall have the right to obtain financing from institutional investors (including venture capital funding) which regularly invest in private biotechnology companies that results
in a change in control of Tenant without such change of control constituting a Transfer under this Lease; provided that (i) any such financing is obtained primarily to increase the capitalization of Tenant and (ii) Tenant provides Landlord
written notice of such financing promptly following the closing of such financing. For purposes of the first sentence of this Section 29.1, “control” means (a) owning (directly or indirectly) more than fifty
percent (50%) of the stock or other equity interests of another person or (b) possessing, directly or indirectly, the power to direct or cause the direction of the management and policies of such person. Notwithstanding the foregoing, Tenant
shall have the right to Transfer, without Landlord’s prior written consent, Tenant’s interest in this Lease or the Premises or any part thereof to (x) any person that as of the date of determination and at all times thereafter
directly, or indirectly through one or more intermediaries, controls, is controlled by or is under common control with Tenant (“Tenant’s Affiliate”) or (y) any entity that succeeds to Tenant’ interest in the Lease by
reason of acquisition (whereby the acquisition consists of all or substantially all of Tenant’s stock or assets), merger, spin-off or consolidation (“Tenant’s Successor”) or
(z) any portfolio company of Atlas Ventures (an “Atlas Company”) provided that with respect to a Transfer to an Atlas Company, such Transfer is a sublease or license only for not more than 15,000 contiguous square feet of
Rentable Area; provided that Tenant shall notify Landlord in writing at least thirty (30) days prior to the effectiveness of such Transfer to Tenant’s Affiliate, Tenant’s Successor or an Atlas Company (an “Exempt
Transfer”) and otherwise comply with the requirements of this Lease regarding such Transfer; and provided, further, that the person that will be the tenant under this Lease after an Exempt Transfer under the immediately foregoing
clauses (x) and (y) has a net worth (as of both the day immediately prior to and the day immediately after the Exempt Transfer) that is equal to or greater than the net worth (as of both the Execution Date and the date of the Exempt Transfer)
of the transferring Tenant; and provided, further, that with respect to a Transfer to an Atlas Company under the immediately foregoing clause (z), if the first Transfer to an Atlas Company occurs during the first (1st) twelve months of the Term and the term of such sublease or license is not greater than three (3) years from the date of the sublease or license, then for such first Transfer only, the Required
Financials (as hereinafter defined) of such Atlas Company shall be provided to Landlord but Landlord shall not have the right to approve same, and with respect to any other Transfer to an Atlas Company under the immediately foregoing clause (z), the
Required Financials (as hereinafter defined) of such Atlas Company shall be reasonably satisfactory to Landlord. For purposes of the immediately preceding sentence, “control” requires both (a) owning (directly or indirectly) more than
fifty percent (50%) of the stock or other equity interests of another person and (b) possessing, directly or indirectly, the power to direct or cause the direction of the management and policies of such person. In no event shall Tenant perform
a Transfer to or with an entity that is a tenant at the Hampshire 

  
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Project or that is in active discussions with Landlord or an affiliate of Landlord to lease premises at the Project or a property owned by Landlord or an affiliate of Landlord. As used in the
immediately foregoing sentence, the term “active discussion” shall mean a proposed transaction in which either Landlord (or its affiliate) or such entity (or their respective broker) has submitted in writing to the other (or to the
other’s broker) the material terms of a proposed lease transaction within thirty (30) days of Tenant offering a proposal to Landlord or such affiliate. Notwithstanding anything in this Lease to the contrary, if (a) Tenant or any
proposed transferee, assignee or sublessee of Tenant has been required by any prior landlord, Lender or Governmental Authority to take material remedial action in connection with Hazardous Materials contaminating a property if the contamination
resulted from such party’s action or omission or use of the property in question or (b) Tenant or any proposed transferee, assignee or sublessee is subject to a material enforcement order issued by any Governmental Authority in connection
with the use, disposal or storage of Hazardous Materials, then Landlord shall have the right to terminate this Lease in Landlord’s sole and absolute discretion (with respect to any such matter involving Tenant), and it shall not be unreasonable
for Landlord to withhold its consent to any proposed transfer, assignment or subletting (with respect to any such matter involving a proposed transferee, assignee or sublessee). 

29.2. In the event Tenant desires to effect a Transfer, then, at least thirty (30) but not more than ninety (90) days prior to the
date when Tenant desires the Transfer to be effective (the “Transfer Date”), Tenant shall provide written notice to Landlord (the “Transfer Notice”) containing information (including references) concerning the
character of the proposed transferee, assignee or sublessee; the Transfer Date; the most recent unconsolidated balance sheet, profit and loss statement, and statement of cash flow, as excerpts from audited financial statements, of Tenant and of the
proposed transferee, assignee or sublessee satisfying the requirements of Section 40.2 (“Required Financials”); any ownership or commercial relationship between Tenant and the proposed transferee, assignee
or sublessee; copies of Hazardous Materials Documents for the proposed transferee, assignee or sublessee; and the consideration and all other material terms and conditions of the proposed Transfer, all in such detail as Landlord shall reasonably
require. 
 29.3. Landlord, in determining whether consent should be given to a proposed Transfer, may give consideration to (a) the
financial strength of Tenant and of such transferee, assignee or sublessee (notwithstanding Tenant remaining liable for Tenant’s performance), (b) any change in use that such transferee, assignee or sublessee proposes to make in the use of the
Premises and (c) Landlord’s desire to exercise its rights under Section 29.7 to cancel this Lease. In no event shall Landlord be deemed to be unreasonable for declining to consent to a Transfer to a transferee,
assignee or sublessee of poor reputation, lacking financial qualifications or seeking a change in the Permitted Use, or jeopardizing directly or indirectly the status of Landlord or any of Landlord’s affiliates as a Real Estate Investment Trust
under the Internal Revenue Code of 1986 (as the same may be amended from time to time, the “Revenue Code”). Notwithstanding anything contained in this Lease to the contrary, (w) no Transfer shall be consummated on any basis
such that the rental or other amounts to be paid by the occupant, assignee, manager or other transferee thereunder would be based, in whole or in part, on the income or profits derived by the business activities of such occupant, assignee, manager
or other transferee; (x) Tenant shall not furnish or render any services to an occupant, assignee, manager or other transferee with respect to whom transfer consideration is required to be paid, or manage or operate the Premises or any 

  
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capital additions so transferred, with respect to which transfer consideration is being paid; (y) Tenant shall not consummate a Transfer with any person in which Landlord owns an interest,
directly or indirectly (by applying constructive ownership rules set forth in Section 856(d)(5) of the Revenue Code); and (z) Tenant shall not consummate a Transfer with any person or in any manner that could cause any portion of the
amounts received by Landlord pursuant to this Lease or any sublease, license or other arrangement for the right to use, occupy or possess any portion of the Premises to fail to qualify as “rents from real property” within the meaning of
Section 856(d) of the Revenue Code, or any similar or successor provision thereto or which could cause any other income of Landlord to fail to qualify as income described in Section 856(c)(2) of the Revenue Code. 

29.4. The following are conditions precedent to a Transfer or to Landlord considering a request by Tenant to a Transfer: 

(a) Tenant shall remain fully liable under this Lease. Tenant agrees that it shall not be (and shall not be deemed to be) a guarantor or surety
of this Lease, however, and waives its right to claim that is it is a guarantor or surety or to raise in any legal proceeding any guarantor or surety defenses permitted by this Lease or by Applicable Laws; 

(b) If Tenant or the proposed transferee, assignee or sublessee does not or cannot deliver the Required Financials, then Landlord may elect to
have either Tenant’s ultimate parent company or the proposed transferee’s, assignee’s or sublessee’s ultimate parent company provide a guaranty of the applicable entity’s obligations under this Lease, in a form acceptable to
Landlord, which guaranty shall be executed and delivered to Landlord by the applicable guarantor prior to the Transfer Date; 
 (c) In the
case of an Exempt Transfer, Tenant shall provide Landlord with evidence reasonably satisfactory to Landlord that the Transfer qualifies as an Exempt Transfer; 

(d) Tenant shall reimburse Landlord for Landlord’s actual costs and expenses, including reasonable attorneys’ fees, charges and
disbursements incurred in connection with the review, processing and documentation of such request not to exceed $2,500; 
 (e) Except with
respect to an Exempt Transfer, if Tenant’s transfer of rights or sharing of the Premises provides for the receipt by, on behalf of or on account of Tenant of any consideration of any kind whatsoever (including a premium rental for a sublease or
lump sum payment for an assignment, but excluding Tenant’s reasonable costs in marketing and subleasing the Premises) in excess of the rental and other charges due to Landlord under this Lease, Tenant shall pay fifty percent (50%) of all of
such excess to Landlord, after making deductions for any reasonable marketing expenses, tenant improvement funds expended by Tenant, alterations, cash concessions, brokerage commissions, attorneys’ fees and free rent actually paid by Tenant. If
such consideration consists of cash paid to Tenant, payment to Landlord shall be made upon receipt by Tenant of such cash payment; 

  
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 (f) The proposed transferee, assignee or sublessee shall agree that, in the event Landlord gives
such proposed transferee, assignee or sublessee notice that Tenant is in default under this Lease, such proposed transferee, assignee or sublessee shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments shall be
received by Landlord without any liability being incurred by Landlord, except to credit such payment against those due by Tenant under this Lease, and any such proposed transferee, assignee or sublessee shall agree to attorn to Landlord or its
successors and assigns should this Lease be terminated for any reason; provided, however, that in no event shall Landlord or its Lenders, successors or assigns be obligated to accept such attornment; 

(g) Landlord’s consent to any such Transfer shall be effected on Landlord’s forms; 

(h) Tenant shall not then be in default hereunder in any respect; 

(i) Such proposed transferee, assignee or sublessee’s use of the Premises shall be the same as the Permitted Use; 

(j) Landlord shall not be bound by any provision of any agreement pertaining to the Transfer, except for Landlord’s written consent to the
same; 
 (k) Tenant shall pay all transfer and other taxes (including interest and penalties) assessed or payable for any Transfer; 

(l) Landlord’s consent (or waiver of its rights) for any Transfer shall not waive Landlord’s right to consent or refuse consent to
any later Transfer; 
 (m) Tenant shall deliver to Landlord one executed copy of any and all written instruments evidencing or relating to
the Transfer; and 
 (n) Tenant shall deliver to Landlord a list of Hazardous Materials (as defined below), certified by the proposed
transferee, assignee or sublessee to be true and correct, that the proposed transferee, assignee or sublessee intends to use or store in the Premises. Additionally, Tenant shall deliver to Landlord, on or before the date any proposed transferee,
assignee or sublessee takes occupancy of the Premises, all of the items relating to Hazardous Materials of such proposed transferee, assignee or sublessee as described in Section 21.2. 

29.5. Any Transfer that is not in compliance with the provisions of this Article or with respect to which Tenant does not fulfill its
obligations pursuant to this Article shall be void and shall, at the option of Landlord, terminate this Lease. 
 29.6. Notwithstanding any
Transfer, Tenant shall remain fully and primarily liable for the payment of all Rent and other sums due or to become due hereunder, and for the full performance of all other terms, conditions and covenants to be kept and performed by Tenant. The
acceptance of Rent or any other sum due hereunder, or the acceptance of performance of any other term, covenant or condition thereof, from any person or entity other than Tenant shall not be deemed a waiver of any of the provisions of this Lease or
a consent to any Transfer. 

  
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 29.7. If Tenant delivers to Landlord a Transfer Notice indicating a desire to assign this Lease
(other than pursuant to an Exempt Transfer) or (a) sublet more than sixty percent (60%) of the Rentable Area of the Premises (either in a single sublease or in the aggregate) (other than pursuant to Exempt Transfers that are not Transfers to
Atlas Companies) or (b) sublet more than fifty percent (50%) of the Premises for the remainder of the Term of this Lease (other than pursuant to Exempt Transfers that are not Transfer to Atlas Companies), then Landlord shall have the option,
exercisable by giving notice to Tenant at any time within ten (10) days after Landlord’s receipt of such Transfer Notice, to terminate this Lease as of the date specified in the Transfer Notice as the Transfer Date, except for those
provisions that, by their express terms, survive the expiration or earlier termination hereof. If Landlord exercises such option, then Tenant shall have the right to withdraw such Transfer Notice by delivering to Landlord written notice of such
election within five (5) days after Landlord’s delivery of notice electing to exercise Landlord’s option to terminate this Lease. In the event Tenant withdraws the Transfer Notice as provided in this Section, this Lease shall continue
in full force and effect. No failure of Landlord to exercise its option to terminate this Lease shall be deemed to be Landlord’s consent to a proposed Transfer. 

29.8. If Tenant sublets the Premises or any portion 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 (or a receiver for Tenant appointed on Landlord’s application) may collect such rent and apply it toward Tenant’s obligations under this Lease;
provided that, until the occurrence of a Default (as defined below) by Tenant, Tenant shall have the right to collect such rent. The terms of this Section 29.8 are self-operative, however, if Tenant fails to confirm
Landlord’s rights under this Section 29.8 in writing within five (5) business days after written notice from Landlord, Tenant hereby appoints Landlord as assignee and attorney-in-fact for Tenant to collect and apply any such rents in accordance with this Section 29.8. Tenant acknowledges and agrees that notwithstanding anything in this Lease to
the contrary and with respect to the immediately foregoing sentence it shall not be entitled to any other cure period as may be specified in this Lease other than the 5-business day cure period specified in
this Section 29.8. 
 29.9. In the event that Tenant enters into a sublease for the entire Premises in accordance
with this Article that expires within two (2) days of the Term Expiration Date, the term expiration date of such sublease shall, notwithstanding anything in this Lease, the sublease or any consent to the sublease to the contrary, be deemed to
be the date that is two (2) days prior to the Term Expiration Date. 
 30. Subordination and Attornment. 

30.1. This Lease shall be subject and subordinate to the lien of any mortgage, deed of trust, or lease in which Landlord is tenant now or
hereafter in force against the Building or the Project and to all advances made or hereafter to be made upon the security thereof without the necessity of the execution and delivery of any further instruments on the part of Tenant to effectuate such
subordination. 
 30.2. Notwithstanding the foregoing, Tenant shall execute and deliver upon demand such further instrument or instruments
evidencing such subordination of this Lease to the lien of any such mortgage or mortgages or deeds of trust or lease in which Landlord is tenant as may be required by Landlord. If any such mortgagee, beneficiary or landlord under a lease wherein
Landlord is tenant (each, a “Mortgagee”) so elects, however, this Lease shall be deemed prior in lien to any such lease, mortgage, or deed of trust upon or including the Premises regardless of


  
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date and Tenant shall execute a statement in writing to such effect at Landlord’s request. If Tenant fails to execute any document required from Tenant under this Section within ten
(10) days after written request therefor, Tenant hereby constitutes and appoints Landlord or its special attorney-in-fact to execute and deliver any such document
or documents in the name of Tenant. Such power is coupled with an interest and is irrevocable. For the avoidance of doubt, “Mortgagees” shall also include historic tax credit investors and new market tax credit investors. 

30.3. Upon written request of Landlord and opportunity for Tenant to review, Tenant agrees to execute any Lease amendments not materially
altering the terms of this Lease, if required by a Mortgagee incident to the financing of the real property of which the Premises constitute a part. 

30.4. In the event any proceedings are brought for foreclosure, or in the event of the exercise of the power of sale under any mortgage or deed
of trust made by Landlord covering the Premises, Tenant shall at the election of the purchaser at such foreclosure or sale attorn to the purchaser upon any such foreclosure or sale and recognize such purchaser as Landlord under this Lease. 

31. Defaults and Remedies. 
 31.1. Late
payment by Tenant to Landlord of Rent and other sums due shall cause Landlord to incur costs not contemplated by this Lease, the exact amount of which shall be extremely difficult and impracticable to ascertain. Such costs include processing and
accounting charges and late charges that may be imposed on Landlord by the terms of any mortgage or trust deed covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within three (3) days after
the date such payment is due, Tenant shall pay to Landlord (a) an additional sum of six percent (6%) of the overdue Rent as a late charge plus 
 (b)
interest at an annual rate (the “Default Rate”) equal to the lesser of (a) twelve percent (12%) and (b) the highest rate permitted by Applicable Laws. The parties agree that this late charge represents a fair and
reasonable estimate of the costs that Landlord shall incur by reason of late payment by Tenant and shall be payable as Additional Rent to Landlord due with the next installment of Rent or within five (5) business days after Landlord’s
demand, whichever is earlier. Landlord’s acceptance of any Additional Rent (including a late charge or any other amount hereunder) shall not be deemed an extension of the date that Rent is due or prevent Landlord from pursuing any other rights
or remedies under this Lease, at law or in equity. 
 31.2. No payment by Tenant or receipt by Landlord of a lesser amount than the Rent
payment herein stipulated shall be deemed to be other than on account of the Rent, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may
accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this Lease or in equity or at law. If a dispute shall arise as to any amount or sum of money to be
paid by Tenant to Landlord hereunder, Tenant shall have the right to make payment “under protest,” such payment shall not be regarded as a voluntary payment, and there shall survive the right on the part of Tenant to institute suit for
recovery of the payment paid under protest. 

  
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 31.3. If Tenant fails to pay any sum of money required to be paid by it hereunder or perform any
other act on its part to be performed hereunder, in each case within the applicable cure period (if any) described in Section 31.4, then Landlord may (but shall not be obligated to), without waiving or releasing Tenant from
any obligations of Tenant, make such payment or perform such act; provided that such failure by Tenant unreasonably interfered with the use of the Building or the Project by any other tenant or with the efficient operation of the Building or
the Project, or resulted or could have resulted in a violation of Applicable Laws or the cancellation of an insurance policy maintained by Landlord. Notwithstanding the foregoing, in the event of an emergency, Landlord shall have the right to enter
the Premises and act in accordance with its rights as provided elsewhere in this Lease. In addition to the late charge described in Section 31.1, Tenant shall pay to Landlord as Additional Rent all sums so paid or incurred
by Landlord, together with interest at the Default Rate, computed from the date such sums were paid or incurred. 
 31.4. The occurrence of
any one or more of the following events shall constitute a “Default” hereunder by Tenant: 
 (a) Tenant abandons or vacates
the Premises; 
 (b) Tenant fails to make any payment of Rent, as and when due, or to satisfy its obligations under Article 19, where
such failure shall continue for a period of three (3) business days after written notice thereof from Landlord to Tenant; 
 (c) Tenant
fails to observe or perform any obligation or covenant contained herein (other than described in Sections 31.4(a) and 31.4(b)) to be performed by Tenant, where such failure continues for a period of thirty (30) days after written
notice thereof from Landlord to Tenant; provided that, if the nature of Tenant’s default is such that it reasonably requires more than thirty (30) days to cure, Tenant shall not be deemed to be in Default if Tenant commences such
cure within such thirty (30) day period and thereafter diligently prosecutes the same to completion; and provided, further, that such cure is completed no later than thirty (30) days after Tenant’s receipt of written notice
from Landlord; 
 (d) Tenant makes an assignment for the benefit of creditors; 

(e) A receiver, trustee or custodian is appointed to or does take title, possession or control of all or substantially all of Tenant’s
assets; 
 (f) Tenant files a voluntary petition under the United States Bankruptcy Code or any successor statute (as the same may be amended
from time to time, the “Bankruptcy Code”) or an order for relief is entered against Tenant pursuant to a voluntary or involuntary proceeding commenced under any chapter of the Bankruptcy Code; 

(g) Any involuntary petition is filed against Tenant under any chapter of the Bankruptcy Code and is not dismissed within one hundred twenty
(120) days; 
 (h) Tenant fails to deliver an estoppel certificate in accordance with Article 20; or 

  
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 (i) Tenant’s interest in this Lease is attached, executed upon or otherwise judicially
seized and such action is not released within one hundred twenty (120) days of the action. 
 Notices given under this Section shall specify the
alleged default and shall demand that Tenant perform the provisions of this Lease or pay the Rent that is in arrears, as the case may be, within the applicable period of time, or quit the Premises. No such notice shall be deemed a forfeiture or a
termination of this Lease unless Landlord elects otherwise in such notice. 
 31.5. In the event of a Default by Tenant, and at any time
thereafter, with or without notice or demand and without limiting Landlord in the exercise of any right or remedy that Landlord may have, Landlord has the right to do any or all of the following: 

(a) Halt any Alterations and order Tenant’s contractors, subcontractors, consultants, designers and material suppliers to stop work; 

(b) Terminate Tenant’s right to possession of the Premises by written notice to Tenant or by any lawful means, in which case Tenant shall
immediately surrender possession of the Premises to Landlord. In such event, Landlord shall have the immediate right to re-enter and remove all persons and property, and such property may be removed and stored
in a public warehouse or elsewhere at the cost and for the account of Tenant, all without service of notice or resort to legal process and without being deemed guilty of trespass or becoming liable for any loss or damage that may be occasioned
thereby; and 
 (c) Terminate this Lease, in which event Tenant shall immediately surrender possession of the Premises to Landlord. In such
event, Landlord shall have the immediate right to re-enter and remove all persons and property, and such property may be removed and stored in a public warehouse or elsewhere at the cost and for the account of
Tenant, all without service of notice or resort to legal process and without being deemed guilty of trespass or becoming liable for any loss or damage that may be occasioned thereby. In the event that Landlord shall elect to so terminate this Lease,
then Landlord shall be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenant’s default, including The sum of: 

(i) The worth at the time of award of any unpaid Rent that had accrued at the time of such termination; plus 

(ii) The costs of restoring the Premises to the condition required under the terms of this Lease; plus 

(iii) An amount (the “Election Amount”) equal to either (A) the positive difference (if any, and measured at the time of
such termination) between (1) the then-present value of the total Rent and other benefits that would have accrued to Landlord under this Lease for the remainder of the Term if Tenant had fully complied with the Lease minus (2) the
then-present cash rental value of the Premises as determined by Landlord for what would be the then-unexpired Term if the Lease remained in effect, computed using the discount rate of the Federal Reserve Bank of San Francisco at the time of the
award plus one (1) percentage point (the “Discount Rate”) or (B) twelve (12) months (or such lesser number of months as may then be remaining in the Term) of Base Rent and Additional Rent at the rate last payable by Tenant


  
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pursuant to this Lease, in either case as Landlord specifies in such election. Landlord and Tenant agree that the Election Amount represents a reasonable forecast of the minimum damages expected
to occur in the event of a breach, taking into account the uncertainty, time and cost of determining elements relevant to actual damages, such as fair market rent, time and costs that may be required to
re-lease the Premises, and other factors; and that the Election Amount is not a penalty. 
 As used in
Section 31.5(c)(i), “worth at the time of award” shall be computed by allowing interest at the Default Rate. 

31.6. In addition to any other remedies available to Landlord at law or in equity and under this Lease, Landlord may continue this Lease in
effect after Tenant’s Default or abandonment and recover Rent as it becomes due. In addition, Landlord shall not be liable in any way whatsoever for its failure or refusal to relet the Premises. For purposes of this Section, the following acts
by Landlord will not constitute the termination of Tenant’s right to possession of the Premises: 
 (a) Acts of maintenance or
preservation or efforts to relet the Premises, including alterations, remodeling, redecorating, repairs, replacements or painting as Landlord shall consider advisable for the purpose of reletting the Premises or any part thereof; or 

(b) The appointment of a receiver upon the initiative of Landlord to protect Landlord’s interest under this Lease or in the Premises. 

Notwithstanding the foregoing, in the event of a Default by Tenant, Landlord may elect at any time to terminate this Lease and to recover damages to which
Landlord is entitled. 
 31.7. If Landlord does not elect to terminate this Lease as provided in Section 31.5, then
Landlord may, from time to time, recover all Rent as it becomes due under this Lease. At any time thereafter, Landlord may elect to terminate this Lease and to recover damages to which Landlord is entitled. 

31.8. In the event Landlord elects to terminate this Lease and relet the Premises, Landlord may execute any new lease in its own name. Tenant
hereunder shall have no right or authority whatsoever to collect any Rent from such tenant. The proceeds of any such reletting shall be applied as follows: 

(a) First, to the payment of any indebtedness other than Rent due hereunder from Tenant to Landlord, including storage charges or brokerage
commissions owing from Tenant to Landlord as the result of such reletting; 
 (b) Second, to the payment of the costs and expenses of
reletting the Premises, including (i) alterations and repairs that Landlord deems reasonably necessary and advisable and 
 (ii) reasonable
attorneys’ fees, charges and disbursements incurred by Landlord in connection with the retaking of the Premises and such reletting; 

(c) Third, to the payment of Rent and other charges due and unpaid hereunder; and 

  
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 (d) Fourth, to the payment of future Rent and other damages payable by Tenant under this Lease.

 31.9. All of Landlord’s rights, options and remedies hereunder shall be construed and held to be nonexclusive and cumulative.
Landlord shall have the right to pursue any one or all of such remedies, or any other remedy or relief that may be provided by Applicable Laws, whether or not stated in this Lease. No waiver of any default of Tenant hereunder shall be implied from
any acceptance by Landlord of any Rent or other payments due hereunder or any omission by Landlord to take any action on account of such default if such default persists or is repeated, and no express waiver shall affect defaults other than as
specified in such waiver. Notwithstanding any provision of this Lease to the contrary, in no event shall Landlord be required to mitigate its damages with respect to any default by Tenant, except as required by Applicable Laws. Any such obligation
imposed by Applicable Laws upon Landlord to relet the Premises after any termination of this Lease shall be subject to the reasonable requirements of Landlord to (a) lease to high quality tenants on such terms as Landlord may from time to time
deem appropriate in its discretion and (b) develop the Project in a harmonious manner with a mix of uses, tenants, floor areas, terms of tenancies, etc., as determined by Landlord. Landlord shall not be obligated to relet the Premises to
(y) any Tenant’s Affiliate or (z) any party (i) unacceptable to a Lender, (ii) that requires Landlord to make improvements to or re-demise the Premises, (iii) that desires to
change the Permitted Use, (iv) that desires to lease the Premises for more or less than the remaining Term or (v) to whom Landlord or an affiliate of Landlord may desire to lease other available space in the Project or at another property
owned by Landlord or an affiliate of Landlord. 
 31.10. Landlord’s termination of (a) this Lease or (b) Tenant’s right
to possession of the Premises shall not relieve Tenant of any liability to Landlord that has previously accrued or that shall arise based upon events that occurred prior to the later to occur of (y) the date of Lease termination and
(z) the date Tenant surrenders possession of the Premises. 
 31.11. To the extent permitted by Applicable Laws, Tenant waives any and
all rights of redemption granted by or under any present or future Applicable Laws if Tenant is evicted or dispossessed for any cause, or if Landlord obtains possession of the Premises due to Tenant’s default hereunder or otherwise. 

31.12. Landlord shall not be in default or liable for damages under this Lease unless Landlord fails to perform obligations required of
Landlord within a reasonable time, but in no event shall such failure continue for more than thirty (30) days after written notice from Tenant specifying the nature of Landlord’s failure; provided, however, that if the nature of
Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be in default if Landlord commences performance within such thirty (30) day period and thereafter diligently
prosecutes the same to completion. In no event shall Tenant have the right to terminate or cancel this Lease or to withhold or abate rent or to set off any Claims against Rent as a result of any default or breach by Landlord of any of its covenants,
obligations, representations, warranties or promises hereunder, except as may otherwise be expressly set forth in this Lease. 

  
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 31.13. In the event of any default by Landlord, Tenant shall give notice by registered or
certified mail to any (a) beneficiary of a deed of trust or (b) mortgagee under a mortgage covering the Premises, the Building or the Project and to any landlord of any lease of land upon or within which the Premises, the Building or the
Project is located, and shall offer such beneficiary, mortgagee or landlord a reasonable opportunity to cure the default, including time to obtain possession of the Building or the Project by power of sale or a judicial action if such should prove
necessary to effect a cure; provided that Landlord shall furnish to Tenant in writing, upon written request by Tenant, the names and addresses of all such persons who are to receive such notices. 

32. Bankruptcy . In the event a debtor, trustee or debtor in possession under the Bankruptcy Code, or another person with similar rights, duties and
powers under any other Applicable Laws, proposes to cure any default under this Lease or to assume or assign this Lease and is obliged to provide adequate assurance to Landlord that (a) a default shall be cured, (b) Landlord shall be
compensated for its damages arising from any breach of this Lease and (c) future performance of Tenant’s obligations under this Lease shall occur, then such adequate assurances shall include any or all of the following, as designated by
Landlord in its sole and absolute discretion: 
 32.1. Those acts specified in the Bankruptcy Code or other Applicable Laws as included
within the meaning of “adequate assurance,” even if this Lease does not concern a shopping center or other facility described in such Applicable Laws; 

32.2. A prompt cash payment to compensate Landlord for any monetary defaults or actual damages arising directly from a breach of this Lease;

 32.3. A cash deposit in an amount at least equal to the then-current amount of the Security Deposit; or 

32.4. The assumption or assignment of all of Tenant’s interest and obligations under this Lease. 

33. Brokers. 
 33.1. Tenant represents and
warrants that it has had no dealings with any real estate broker or agent in connection with the negotiation of this Lease other than Newmark Grubb Knight Frank and Transwestern I RBJ (collectively, “Broker”), and that it knows of
no other real estate broker or agent that is or might be entitled to a commission in connection with this Lease. Landlord shall compensate Broker in relation to this Lease pursuant to a separate agreement between Landlord and Broker. 

33.2. Tenant represents and warrants that no broker or agent has made any representation or warranty relied upon by Tenant in Tenant’s
decision to enter into this Lease, other than as contained in this Lease. 
 33.3. Tenant acknowledges and agrees that the employment of
brokers by Landlord is for the purpose of solicitation of offers of leases from prospective tenants and that no authority is granted to any broker to furnish any representation (written or oral) or warranty from Landlord unless expressly contained
within this Lease. Landlord is executing this Lease in reliance upon Tenant’s representations, warranties and agreements contained within Sections 33.1 and 33.2. 

  
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 33.4. Tenant agrees to indemnify, save, defend (at Landlord’s option and with counsel
reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from any and all cost or liability for compensation claimed by any broker or agent, other than Broker, employed or engaged by Tenant or claiming to have been employed or
engaged by Tenant. 
 34. Definition of Landlord. With regard to obligations imposed upon Landlord pursuant to this Lease, the term
“Landlord,” as used in this Lease, shall refer only to Landlord or Landlord’s then-current successor-in-interest. In the event of any transfer,
assignment or conveyance of Landlord’s interest in this Lease or in Landlord’s fee title to or leasehold interest in the Property, as applicable, Landlord herein named (and in case of any subsequent transfers or conveyances, the subsequent
Landlord) shall be automatically freed and relieved, from and after the date of such transfer, assignment or conveyance, from all liability for the performance of any covenants or obligations contained in this Lease thereafter to be performed by
Landlord and, without further agreement, the transferee, assignee or conveyee of Landlord’s in this Lease or in Landlord’s fee title to or leasehold interest in the Property, as applicable, shall be deemed to have assumed and agreed to
observe and perform any and all covenants and obligations of Landlord hereunder during the tenure of its interest in the Lease or the Property. Landlord or any subsequent Landlord may transfer its interest in the Premises or this Lease without
Tenant’s consent. 
 35. Limitation of Landlord’s Liability. 

35.1. If Landlord is in default under this Lease and, as a consequence, Tenant recovers a monetary judgment against Landlord, the judgment
shall be satisfied only out of (a) the proceeds of sale received on execution of the judgment and levy against the right, title and interest of Landlord in the Building and the Project, (b) rent or other income from such real property
receivable by Landlord or (c) the consideration received by Landlord from the sale, financing, refinancing or other disposition of all or any part of Landlord’s right, title or interest in the Building or the Project. 

35.2. Neither Landlord nor any of its affiliates, nor any of their respective partners, shareholders, directors, officers, employees, members
or agents shall be personally liable for Landlord’s obligations or any deficiency under this Lease, and service of process shall not be made against any shareholder, director, officer, employee or agent of Landlord or any of Landlord’s
affiliates. No partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates shall be sued or named as a party in any suit or action, and service of process shall not be made against any partner or member of
Landlord except as may be necessary to secure jurisdiction of the partnership, joint venture or limited liability company, as applicable. No partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates
shall be required to answer or otherwise plead to any service of process, and no judgment shall be taken or writ of execution levied against any partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates.


  
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 35.3. Each of the covenants and agreements of this Article shall be applicable to any covenant or
agreement either expressly contained in this Lease or imposed by Applicable Laws and shall survive the expiration or earlier termination of this Lease. 

36. Joint and Several Obligations. If more than one person or entity executes this Lease as Tenant, then: 

36.1. Each of them is jointly and severally liable for the keeping, observing and performing of all of the terms, covenants, conditions,
provisions and agreements of this Lease to be kept, observed or performed by Tenant, and such terms, covenants, conditions, provisions and agreements shall be binding with the same force and effect upon each and all of the persons executing this
Agreement as Tenant; and 
 36.2. The term “Tenant,” as used in this Lease, shall mean and include each of them, jointly and
severally. The act of, notice from, notice to, refund to, or signature of any one or more of them with respect to the tenancy under this Lease, including any renewal, extension, expiration, termination or modification of this Lease, shall be binding
upon each and all of the persons executing this Lease as Tenant with the same force and effect as if each and all of them had so acted, so given or received such notice or refund, or so signed. 

37. Representations. Tenant guarantees, warrants and represents that (a) Tenant is duly incorporated or otherwise established or formed and validly
existing under the laws of its state of incorporation, establishment or formation, (b) Tenant has and is duly qualified to do business in the state in which the Property is located, (c) Tenant has full corporate, partnership, trust,
association or other appropriate power and authority to enter into this Lease and to perform all Tenant’s obligations hereunder, (d) each person (and all of the persons if more than one signs) signing this Lease on behalf of Tenant is duly
and validly authorized to do so and (e) neither (i) the execution, delivery or performance of this Lease nor (ii) the consummation of the transactions contemplated hereby will violate or conflict with any provision of documents or
instruments under which Tenant is constituted or to which Tenant is a party. In addition, Tenant guarantees, warrants and represents that none of (x) it, (y) its affiliates or partners nor (z) to the best of its knowledge, its members,
shareholders or other equity owners or any of their respective employees, officers, directors, representatives or agents is a person or entity with whom U.S. persons or entities are restricted from doing business under regulations of the Office of
Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under any statute, executive order (including the September 24, 2001,
Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism) or other similar governmental action. 

38. Confidentiality. Tenant shall keep the terms and conditions of this Lease and any information provided to Tenant or its employees, agents or
contractors pursuant to Article 9 confidential and shall not (a) disclose to any third party any terms or conditions of this Lease or any other Lease-related document (including subleases, assignments, work letters, construction
contracts, letters of credit, subordination agreements, non-disturbance agreements, brokerage agreements or estoppels) or (b) provide to any third party an original or copy of this Lease (or any
Lease-related document). Landlord shall not release to any third party any non-public 

  
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financial information or non-public information about Tenant’s ownership structure that Tenant gives Landlord. Notwithstanding the foregoing,
confidential information under this Section may be released by Landlord or Tenant under the following circumstances: (x) if required by Applicable Laws or in any judicial proceeding; provided that the releasing party has given the other
party reasonable notice of such requirement, if feasible, (y) to a party’s attorneys, accountants, brokers and other bona fide consultants or advisers, investors, potential investors and potential business combination partners (with
respect to this Lease only); provided such third parties agree to be bound by this Section or (z) to bona fide prospective assignees or subtenants of this Lease; provided they agree in writing to be bound by this Section. 

39. Notices . Except as otherwise stated in this Lease, any notice, consent, demand, invoice, statement or other communication required or permitted to
be given hereunder shall be in writing and shall be given by (a) personal delivery, (b) overnight delivery with a reputable international overnight delivery service, such as FedEx, or (c) facsimile or email transmission, so long as
such transmission is followed within one (1) business day by delivery utilizing one of the methods described in Subsection 39(a) or (b). Any such notice, consent, demand, invoice, statement or other communication shall be deemed
delivered (x) upon receipt, if given in accordance with Subsection 39(a); (y) one (1) business day after deposit with a reputable international overnight delivery service, if given if given in accordance with Subsection
39(b); or (z) upon transmission, if given in accordance with Subsection 39(c). Except as otherwise stated in this Lease, any notice, consent, demand, invoice, statement or other communication required or permitted to be given
pursuant to this Lease shall be addressed to Tenant at the Premises, or to Landlord or Tenant at the addresses shown in Sections 2.9 and 2.10 or 2.11, respectively. Either party may, by notice to the other given pursuant to this
Section, specify additional or different addresses for notice purposes. 
 40. Miscellaneous. 

40.1. Landlord reserves the right to change the name of the Building or the Project in its sole discretion. 

40.2. To induce Landlord to enter into this Lease, Tenant agrees that it shall furnish to Landlord, from time to time, within ten
(10) business days after receipt of Landlord’s written request, the most recent year-end unconsolidated balance sheet, profit and loss statement, and statement of cash flow of Tenant reflecting
Tenant’s financial condition audited by a nationally recognized accounting firm; provided that Tenant shall not be required to provide said statements more than one (1) time per year unless Tenant’s balance sheet, profit and
loss statement, or statement of cash flow are restated or amended, in which case Tenant shall, within ten (10) business days after such restatement or amendment, deliver the restated balance sheet, profit and loss statement, or statement of
cash flow, as the case may be, of Tenant to Landlord. Tenant shall, within ninety (90) days after the end of Tenant’s financial year, furnish Landlord with a certified copy of Tenant’s year-end
unconsolidated balance sheet, profit and loss statement, and statement of cash flow of Tenant for the previous year audited by a nationally recognized accounting firm, and Tenant shall, if Tenant’s balance sheet, profit and loss statement, or
statement of cash flow of Tenant are subsequently restated or amended, deliver the restated balance sheet, profit and loss statement, or statement of cash flow, as the case may be, to Landlord within ten (10) business days after such
restatement or amendment. Tenant represents 

  
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and warrants that all balance sheets, profit and loss statements, and statements of cash flow, records and information furnished by Tenant to Landlord in connection with this Lease are true,
correct and complete in all respects. If an audited balance sheet, profit and loss statement, and statement of cash flow are not otherwise prepared, an unaudited balance sheet, profit and loss statement, and statement of cash flow complying with
generally accepted accounting principles and certified by the chief financial officer, or an employee of Tenant with a similar position if there is no chief financial officer, of Tenant as true, correct and complete in all respects shall suffice for
purposes of this Section. If Tenant fails to deliver to Landlord any financial statement within the time period required under this Section, then Tenant shall be required to pay to Landlord an administrative fee equal to Five Hundred Dollars ($500)
within five (5) business days after receiving written notice from Landlord advising Tenant of such failure (provided, however, that Landlord’s acceptance of such fee shall not prevent Landlord from pursuing any other rights or
remedies under this Lease, at law or in equity). The provisions of this Section shall not apply at any time while Tenant is a corporation whose shares are traded on any nationally recognized stock exchange. 

40.3. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or option for a lease, and
shall not be effective as a lease or otherwise until execution by and delivery to both Landlord and Tenant. 
 40.4. The terms of this Lease
are intended by the parties as a final, complete and exclusive expression of their agreement with respect to the terms that are included herein, and may not be contradicted or supplemented by evidence of any other prior or contemporaneous agreement.

 40.5. Upon the request of either Landlord or Tenant, the parties shall execute a document in recordable form containing only such
information as is necessary to constitute a Notice of Lease under Massachusetts law. All costs of preparing and recording such notice shall be borne by the requesting party. Within ten (10) days after receipt of written request from Landlord
after the expiration or earlier termination of this Lease, Tenant shall execute a termination of any Notice of Lease recorded with respect hereto. Neither party shall record this Lease. 

40.6. Where applicable in this Lease, the singular includes the plural and the masculine or neuter includes the masculine, feminine and neuter.
The words “include,” “includes,” “included” and “including” mean “‘include,’ etc., without limitation.” The word “shall” is mandatory and the word “may” is permissive.
The section headings of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part of this Lease. Landlord and Tenant have each participated in the drafting and negotiation of this Lease, and
the language in all parts of this Lease shall be in all cases construed as a whole according to its fair meaning and not strictly for or against either Landlord or Tenant. 

40.7. Except as otherwise expressly set forth in this Lease, each party shall pay its own costs and expenses incurred in connection with this
Lease and such party’s performance under this Lease; provided that, if either party commences an action, proceeding, demand, claim, action, cause of action or suit against the other party arising out of or in connection with this Lease,
then the substantially prevailing party shall be reimbursed by the other party for all 

  
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reasonable costs and expenses, including reasonable attorneys’ fees and expenses, incurred by the substantially prevailing party in such action, proceeding, demand, claim, action, cause of
action or suit, and in any appeal in connection therewith (regardless of whether the applicable action, proceeding, demand, claim, action, cause of action, suit or appeal is voluntarily withdrawn or dismissed). 

40.8. Time is of the essence with respect to the performance of every provision of this 

Lease. 
 40.9. Each provision of this Lease
performable by Tenant shall be deemed both a covenant and a condition. 
 40.10. Notwithstanding anything to the contrary contained in this
Lease, Tenant’s obligations under this Lease are independent and shall not be conditioned upon performance by Landlord. 
 40.11.
Whenever consent or approval of either party is required, that party shall not unreasonably withhold, condition or delay such consent or approval, except as may be expressly set forth to the contrary. 

40.12. Any provision of this Lease that shall prove to be invalid, void or illegal shall in no way affect, impair or invalidate any other
provision hereof, and all other provisions of this Lease shall remain in full force and effect and shall be interpreted as if the invalid, void or illegal provision did not exist. 

40.13. Each of the covenants, conditions and agreements herein contained shall inure to the benefit of and shall apply to and be binding upon
the parties hereto and their respective heirs; legatees; devisees; executors; administrators; and permitted successors and assigns. This Lease is for the sole benefit of the parties and their respective heirs, legatees, devisees, executors,
administrators and permitted successors and assigns, and nothing in this Lease shall give or be construed to give any other person or entity any legal or equitable rights. Nothing in this Section shall in any way alter the provisions of this Lease
restricting assignment or subletting. 
 40.14. This Lease shall be governed by, construed and enforced in accordance with the laws of the
state in which the Premises are located, without regard to such state’s conflict of law principles. 
 40.15. Tenant guarantees,
warrants and represents that the individual or individuals signing this Lease have the power, authority and legal capacity to sign this Lease on behalf of and to bind all entities, corporations, partnerships, limited liability companies, joint
venturers or other organizations and entities on whose behalf such individual or individuals have signed. 
 40.16. This Lease may be
executed in one or more counterparts, each of which, when taken together, shall constitute one and the same document. 
 40.17. No provision
of this Lease may be modified, amended or supplemented except by an agreement in writing signed by Landlord and Tenant. 

  
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 40.18. No waiver of any term, covenant or condition of this Lease shall be binding upon Landlord
unless executed in writing by Landlord. The waiver by Landlord of any breach or default of any term, covenant or condition contained in this Lease shall not be deemed to be a waiver of any preceding or subsequent breach or default of such term,
covenant or condition or any other term, covenant or condition of this Lease. 
 40.19. To the extent permitted by Applicable Laws, the
parties waive trial by jury in any action, proceeding or counterclaim brought by the other party hereto related to matters arising out of or in any way connected with this Lease; the relationship between Landlord and Tenant; Tenant’s use or
occupancy of the Premises; or any claim of injury or damage related to this Lease or the Premises. 
 41. Rooftop Installation Area. 

41.1. Tenant may use the portion of the Building identified as a “Rooftop Allocation Areas” on Exhibit A attached hereto (the
“Rooftop Installation Area”) solely to operate, maintain, repair and replace rooftop antennae, mechanical equipment, communications antennas and other equipment installed by Tenant in the Rooftop Installation Area in accordance with
this Article (“Tenant’s Rooftop Equipment”). Tenant’s Rooftop Equipment shall be only for Tenant’s use of the Premises for the Permitted Use. 

41.2. Tenant shall install Tenant’s Rooftop Equipment at its sole cost and expense, at such times and in such manner as Landlord may
reasonably designate, and in accordance with this Article and the applicable provisions of this Lease regarding Alterations. Tenant’s Rooftop Equipment and the installation thereof shall be subject to Landlord’s prior written approval,
which approval shall not be unreasonably withheld. Among other reasons, Landlord may withhold approval if the installation or operation of Tenant’s Rooftop Equipment could reasonably be expected to damage the structural integrity of the
Building or to transmit vibrations or noise or cause other adverse effects beyond the Premises to an extent not customary in first class laboratory buildings, unless Tenant implements measures that are acceptable to Landlord in its reasonable
discretion to avoid any such damage or transmission. 
 41.3. Tenant shall comply with any roof or roof-related warranties. Tenant shall
obtain a letter from Landlord’s roofing contractor within thirty (30) days after completion of any Tenant work on the rooftop stating that such work did not affect any such warranties. Tenant, at its sole cost and expense, shall inspect
the Rooftop Installation Area at least annually, and correct any loose bolts, fittings or other appurtenances and repair any damage to the roof caused by the installation or operation of Tenant’s Rooftop Equipment. Tenant shall not permit the
installation, maintenance or operation of Tenant’s Rooftop Equipment to violate any Applicable Laws, including any applicable noise ordinances, or constitute a nuisance. Tenant shall pay Landlord within thirty (30) days after demand
(a) all applicable taxes, charges, fees or impositions imposed on Landlord by Governmental Authorities as the result of Tenant’s use of the Rooftop Installation Areas in excess of those for which Landlord would otherwise be responsible for
the use or installation of Tenant’s Rooftop Equipment and (b) the amount of any increase in Landlord’s insurance premiums as a result of the installation of Tenant’s Rooftop Equipment. Upon Tenant’s written request to
Landlord, Landlord shall use commercially reasonable efforts to cause other tenants to remedy any interference in the operation of Tenant’s Rooftop Equipment caused by any such tenants’ equipment installed after the applicable piece of
Tenant’s Rooftop Equipment; provided, however, that Landlord shall not be required to request that such tenants waive their rights under their respective leases. 

  
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 41.4. If Tenant’s Equipment (a) causes physical damage to the structural integrity of
the Building, (b) interferes with any telecommunications, mechanical or other systems located at or near or servicing the Building or the Project that were installed prior to the installation of Tenant’s Rooftop Equipment,
(c) interferes with any other service provided to other tenants in the Building or the Project by rooftop or penthouse installations that were installed prior to the installation of Tenant’s Rooftop Equipment or (d) interferes with
any other tenants’ business, in each case in excess of that permissible under Federal Communications Commission regulations, then Tenant shall cooperate with Landlord to determine the source of the damage or interference and promptly repair
such damage and eliminate such interference, in each case at Tenant’s sole cost and expense, within ten (10) days after receipt of notice of such damage or interference (which notice may be oral; provided that Landlord also delivers
to Tenant written notice of such damage or interference within twenty-four (24) hours after providing oral notice). 
 41.5. Landlord
reserves the right to cause Tenant to relocate Tenant’s Rooftop Equipment to comparably functional space on the roof or in the penthouse of the Building by giving Tenant prior written notice thereof. Landlord agrees to pay the reasonable costs
thereof. Tenant shall arrange for the relocation of Tenant’s Rooftop Equipment within sixty (60) days after receipt of Landlord’s notification of such relocation. In the event Tenant fails to arrange for relocation within such sixty (60)-day period, Landlord shall have the right to arrange for the relocation of Tenant’s Rooftop Equipment in a manner that does not unnecessarily interrupt or interfere with Tenant’s use of the Premises
for the Permitted Use. 
 42. Option to Extend Term. Tenant shall have the option (“Option”) to extend the Term by five
(5) years as to the entire Premises (and no less than the entire Premises) upon the following terms and conditions. Any extension of the Term pursuant to the Option shall be on all the same terms and conditions as this Lease, except as follows:

 42.1. Base Rent at the commencement of the Option term shall equal the greater of (a) one hundred percent (100%) of the then-current
Base Rent (together with the annual increase specified in Section 8 hereof) and (b) the then-current fair market value for comparable office and laboratory space in the East Cambridge submarket of comparable age,
quality, level of finish and proximity to amenities and public transit, and containing the systems and improvements present in the Premises as of the date that Tenant gives Landlord written notice of Tenant’s election to exercise the Option
(“FMV”), and shall be further increased on each annual anniversary of the Option term commencement date by three percent (3%). Tenant may, no more than twelve (12) months prior to the date the Term is then scheduled to expire,
request Landlord’s estimate of the FMV for the Option term. Landlord shall, within fifteen (15) days after receipt of such request, give Tenant a written proposal of such FMV. If Tenant gives written notice to exercise the Option, such
notice shall specify whether Tenant accepts Landlord’s proposed estimate of FMV. If Tenant does not accept the FMV, then the parties shall endeavor to agree upon the FMV, taking into account all relevant factors, including (v) the size of
the Premises, (w) the length of the Option term, (x) rent in comparable buildings in the relevant submarket, including concessions offered to new tenants, such as free rent, tenant improvement allowances and moving allowances,
(y) Tenant’s creditworthiness and (z) the 

  
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quality and location of the Building and the Project. In the event that the parties are unable to agree upon the FMV within thirty (30) days after Tenant notifies Landlord that Tenant is
exercising the Option, then either party may request that the same be determined as follows: a senior officer of a nationally recognized leasing brokerage firm with local knowledge of the East Cambridge laboratory/research and development leasing
submarket (the “Baseball Arbitrator”) shall be selected and paid for jointly by Landlord and Tenant. If Landlord and Tenant are unable to agree upon the Baseball Arbitrator, then the same shall be designated by the local chapter of
the Judicial Arbitration and Mediation Services or any successor organization thereto (the “JAMS”). The Baseball Arbitrator selected by the parties or designated by JAMS shall (y) have at least ten (10) years’
experience in the leasing of laboratory/research and development space in the East Cambridge submarket and (z) not have been employed or retained by either Landlord or Tenant or any affiliate of either for a period of at least ten
(10) years prior to appointment pursuant hereto. Each of Landlord and Tenant shall submit to the Baseball Arbitrator and to the other party its determination of the FMV. The Baseball Arbitrator shall grant to Landlord and Tenant a hearing and
the right to submit evidence. The Baseball Arbitrator shall determine which of the two (2) FMV determinations more closely represents the actual FMV. The arbitrator may not select any other FMV for the Premises other than one submitted by
Landlord or Tenant. The FMV selected by the Baseball Arbitrator shall be binding upon Landlord and Tenant and shall serve as the basis for determination of Base Rent payable for the Option term. If, as of the commencement date of the Option term,
the amount of Base Rent payable during the Option term shall not have been determined, then, pending such determination, Tenant shall pay Base Rent equal to the Base Rent payable with respect to the last year of the then-current Term. After the
final determination of Base Rent payable for the Option term, the parties shall promptly execute a written amendment to this Lease specifying the amount of Base Rent to be paid during the Option term. Any failure of the parties to execute such
amendment shall not affect the validity of the FMV determined pursuant to this Section. 
 42.2. The Option is not assignable separate and
apart from this Lease. 
 42.3. The Option is conditional upon Tenant giving Landlord written notice of its election to exercise the Option
at least twelve (12) months prior to the end of the expiration of the then-current Term. Time shall be of the essence as to Tenant’s exercise of the Option. Tenant assumes full responsibility for maintaining a record of the deadlines to
exercise the Option. Tenant acknowledges that it would be inequitable to require Landlord to accept any exercise of the Option after the date provided for in this Section. 

42.4. Notwithstanding anything contained in this Article to the contrary, Tenant shall not have the right to exercise the Option: 

(a) During the time commencing from the date Landlord delivers to Tenant a written notice that Tenant is in default under any provisions of
this Lease and continuing until Tenant has cured the specified default to Landlord’s reasonable satisfaction; or 
 (b) At any time
after any Default as described in Article 31 of the Lease (provided, however, that, for purposes of this Section 42.4(b), Landlord shall not be required to provide Tenant with notice of such Default) and
continuing until Tenant cures any such Default, if such Default is susceptible to being cured; or 

  
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 (c) In the event that Tenant has defaulted in the performance of its obligations under this Lease
two (2) or more times during the twelve (12)-month period immediately prior to the date that Tenant intends to exercise the Option, whether or not Tenant has cured such defaults. 

42.5. The period of time within which Tenant may exercise the Option shall not be extended or enlarged by reason of Tenant’s inability to
exercise such Option because of the provisions of Section 42.4. 
 42.6. All of Tenant’s rights under the
provisions of the Option shall terminate and be of no further force or effect even after Tenant’s due and timely exercise of the Option if, after such exercise, but prior to the commencement date of the new term, (a) Tenant fails to pay to
Landlord a monetary obligation of Tenant for a period of twenty (20) days after written notice from Landlord to Tenant, (b) Tenant fails to commence to cure a default (other than a monetary default) within thirty (30) days after the
date Landlord gives notice to Tenant of such default or (c) Tenant has defaulted under this Lease two (2) or more times and a service or late charge under Section 31.1 has become payable for any such default, whether
or not Tenant has cured such defaults. 
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 IN WITNESS WHEREOF, the parties hereto have executed this Lease as a sealed Massachusetts
instrument as of the date first above written. 
 LANDLORD: 

BMR-HAMPSHIRE LLC, 
 a Delaware limited liability company 

 

			
	By:	 	 /s/ William Kane

	Name:	 	William Kane
	Title:	 	Senior Vice President East Coast Leasing

 TENANT: 
 SURFACE
ONCOLOGY, INC., 
 a Delaware corporation 
  

			
	By:	 	 /s/ Detlev Biniszkiewicz

	Name:	 	DETLEV BINISZKIEWICZ
	Title:	 	CEO & PRESIDENT


  
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 EXHIBIT A 

PREMISES 

  
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 EXHIBIT B 

WORK LETTER 
 This
Work Letter (this “Work Letter”) is made and entered into as of the 13th day of May, 2016, by and between BMR-HAMPSHIRE LLC, a Delaware limited liability company (“Landlord”),
and SURFACE ONCOLOGY, INC., a Delaware corporation (“Tenant”), and is attached to and made a part of that certain Lease dated as of May 13 , 2016 (as the same may be amended, amended and restated, supplemented or otherwise modified
from time to time, the “Lease”), by and between Landlord and Tenant for the Premises located at 50 Hampshire Street, Cambridge, Massachusetts. All capitalized terms used but not otherwise defined herein shall have the meanings given
them in the Lease. 
  

	1.	General Requirements. 

 1.1. Authorized Representatives. 

(a) Landlord designates, as Landlord’s authorized representative (“Landlord’s Authorized Representative”), (i)
Edward McDonald as the person authorized to initial plans, drawings, approvals and to sign change orders pursuant to this Work Letter and (ii) an officer of Landlord as the person authorized to sign any amendments to this Work Letter or the
Lease. Tenant shall not be obligated to respond to or act upon any such item until such item has been initialed or signed (as applicable) by the appropriate Landlord’s Authorized Representative. Landlord may change either Landlord’s
Authorized Representative upon one (1) business day’s prior written notice to Tenant. 
 (b) Tenant designates Jessica Fees
(“Tenant’s Authorized Representative”) as the person authorized to initial and sign all plans, drawings, change orders and approvals pursuant to this Work Letter. Landlord shall not be obligated to respond to or act upon any
such item until such item has been initialed or signed (as applicable) by Tenant’s Authorized Representative. Tenant may change Tenant’s Authorized Representative upon one (1) business day’s prior written notice to Landlord. 

1.2. Schedule. The schedule for design and development of the Tenant Improvements, including the time periods for preparation and
review of construction documents, approvals and performance, shall be in accordance with the schedule attached hereto as Attachment 1 (the “Schedule”). The Schedule shall be subject to adjustment as mutually agreed upon in
writing by the parties, or as otherwise provided in this Work Letter. 
 1.3. Landlord’s Architects, Contractors and
Consultants. The architect, engineering consultants, design team, general contractor and subcontractors responsible for the construction of the Tenant Improvements shall be selected by Landlord. 

1.4. Construction Meetings. Landlord, its general contractor and Tenant shall reasonably cooperate to schedule and conduct regular
construction meetings (approximately once per week, except as otherwise agreed to by the parties) regarding the progress of the Tenant Improvements and Landlord’s Work. During such meetings, Landlord shall use commercially reasonable efforts to
notify Tenant of any potential delays in construction. Tenant’s representative shall have the right to attend such meetings via conference call or other reasonably agreed means. 

  
 B-1 








 2. Tenant Improvements. All Tenant Improvements shall be performed by Landlord’s contractor, at
Tenant’s sole cost and expense (subject to Landlord’s obligations with respect to any portion of the TI Allowance used by Landlord in completing the Tenant Improvements) and in substantial accordance with the Approved Plans (as defined
below), the Lease and this Work Letter. To the extent that the total projected cost of the Tenant Improvements (as projected by Landlord) exceeds the TI Allowance (such excess, the “Excess TI Costs”), Tenant shall pay the costs of
the Tenant Improvements on a pari passu basis with Landlord as such costs become due, in the proportion of Excess TI Costs payable by Tenant to the TI Allowance payable by Landlord. If the cost of the Tenant Improvements (as projected by Landlord)
increases over Landlord’s initial projection, then Landlord may notify Tenant and Tenant shall pay any additional Excess TI Costs with Landlord in the same manner that Tenant is required to pay the initial Excess TI Costs, as aforesaid. If
Tenant fails to pay, or is late in paying, any sum due to Landlord under this Work Letter, then Landlord shall have all of the rights and remedies set forth in the Lease for nonpayment of Rent (including the right to interest and the right to assess
a late charge), and for purposes of any litigation instituted with regard to such amounts the same shall be considered Rent. All material and equipment furnished by Landlord or its contractors as the Tenant Improvements shall be new or “like
new,” and the Tenant Improvements shall be performed in a first-class, workmanlike manner. 
 2.1. Work Plans. Landlord and
Tenant hereby approve the schematic plans for the Tenant Improvements, copies of which are attached as Attachment 2 to this Work Letter (the “Approved Schematic Plans”). 

2.2. Construction Plans. Landlord shall prepare final plans and specifications for the Tenant Improvements that (a) are consistent
with and are logical evolutions of the Approved Schematic Plans and (b) incorporate any other Tenant-requested (and Landlord-approved) Changes (as defined below). As soon as such final plans and specifications (“Construction
Plans”) are completed, Landlord shall deliver the same to Tenant for Tenant’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Such Construction Plans shall be approved or disapproved by Tenant
within five (5) days after delivery to Tenant. Tenant’s failure to respond within such five (5) day period shall be deemed approval by Tenant. If the Construction Plans are disapproved by Tenant, then Tenant shall notify Landlord in
writing of its reasonable objections to such Construction Plans, and the parties shall confer and negotiate in good faith to reach agreement on the Construction Plans. Promptly after the Construction Plans are approved by Landlord and Tenant, two
(2) copies of such Construction Plans shall be initialed and dated by Landlord and Tenant, and Landlord shall promptly submit such Construction Plans to all appropriate Governmental Authorities for approval. The Construction Plans so approved,
and all change orders specifically permitted by this Work Letter, are referred to herein as the “Approved Plans.” 
 2.3.
Changes to the Tenant Improvements. Any changes to the Approved Plans (each, a “Change”) shall be requested and instituted in accordance with the provisions of this Article 2 and shall be subject to the written
approval of the non-requesting party in accordance with this Work Letter. 

  
 B-2 








 (a) Change Request. Either Landlord or Tenant may request Changes after Tenant approves
the Approved Plans by notifying the other party thereof in writing in substantially the same form as the AIA standard change order form (a “Change Request”), which Change Request shall detail the nature and extent of any requested
Changes, including (a) the Change, (b) the party required to perform the Change and (c) any modification of the Approved Plans and the Schedule, as applicable, necessitated by the Change. If the nature of a Change requires revisions
to the Approved Plans, then the requesting party shall be solely responsible for the cost and expense of such revisions and any increases in the cost of the Tenant Improvements as a result of such Change. Change Requests shall be signed by the
requesting party’s Authorized Representative. 
 (b) Approval of Changes. All Change Requests shall be subject to the other
party’s prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. The non-requesting party shall have five (5) business days after receipt of a Change Request
to notify the requesting party in writing of the non-requesting party’s decision either to approve or object to the Change Request. The non-requesting party’s
failure to respond within such five (5) business day period shall be deemed approval by the non-requesting party. 

3. Requests for Consent. Except as otherwise provided in this Work Letter, Tenant shall respond to all requests for consents, approvals or directions
made by Landlord pursuant to this Work Letter within five (5) days following Tenant’s receipt of such request. Tenant’s failure to respond within such five (5) day period shall be deemed approval by Tenant. 

4. TI Allowance. 
 4.1. Application of
TI Allowance. Landlord shall contribute the TI Allowance and any Excess TI Costs advanced by Tenant to Landlord toward the costs and expenses incurred in connection with the performance of the Tenant Improvements, in accordance with Article
4 of the Lease. If the entire TI Allowance is not applied toward or reserved for the costs of the Tenant Improvements, then Tenant shall not be entitled to a credit of such unused portion of the TI Allowance. If the entire Excess TI Costs
advanced by Tenant to Landlord are not applied toward the costs of the Tenant Improvements, then Landlord shall promptly return such excess to Tenant following completion of the Tenant Improvements. Tenant may apply the TI Allowance for the payment
of construction and other costs in accordance with the terms and provisions of the Lease. 
 4.2. Approval of Budget for the Tenant
Improvements. The parties agree that the initial budget for the Tenant Improvements is attached hereto as Attachment 3 (the “Approved Budget”). Tenant shall promptly reimburse Landlord for costs or expenses relating to
the Tenant Improvements that exceed the amount of the TI Allowance, including paying any Excess TI Costs in accordance with this Work Letter. 
 5.
Miscellaneous. 
 5.1. Incorporation of Lease Provisions. Sections 40.6 through 40.19 of the Lease are
incorporated into this Work Letter by reference, and shall apply to this Work Letter in the same way that they apply to the Lease. 

  
 B-3 








 5.2. General. Except as otherwise set forth in the Lease or this Work Letter, this Work
Letter shall not apply to improvements performed in any additional premises added to the Premises at any time or from time to time, whether by any options under the Lease or otherwise; or to any portion of the Premises or any additions to the
Premises in the event of a renewal or extension of the original Term, whether by any options under the Lease or otherwise, unless the Lease or any amendment or supplement to the Lease expressly provides that such additional premises are to be
delivered to Tenant in the same condition as the initial Premises. 
 5.3. Punch list. Within ten (10) days after the date of
Substantial Completion of the Tenant Improvements, Landlord’s Authorized Representative and Tenant’s Authorized Representative shall inspect the Premises and identify “punch list” items of the Tenant Improvements (i.e., minor
defects or conditions in the Tenant Improvements that do not materially and adversely interfere with Tenant’s use and occupancy of the Premises for the permitted use set forth in the Lease) and jointly prepare a written list of such “punch
list” items. Landlord shall use commercially reasonable efforts to complete all “punch list” items within thirty (30) days after such inspection, subject to Force Majeure or any delay caused by the action or omission of Tenant,
its employees, contractors or representatives. 
 5.4. Warranties. To the extent assignable, Landlord will assign all warranties
obtained by Landlord in connection with the Tenant Improvements, including, without limitation, any equipment for the Premises installed by Landlord; provided, however, that, notwithstanding any such assignment, Landlord shall also retain the
right to enforce such warranties against the applicable contractor, at Landlord’s sole option, and further provided that if any such warranties are not assignable, then Landlord, upon written notice from Tenant, shall use commercially
reasonable efforts to enforce such non-assignable warranties. With respect to those warranties that have been assigned to Tenant, upon Tenant’s written request of Landlord and at Tenant’s sole cost
and expense, Landlord shall reasonably cooperate with Tenant in enforcing such warranties; provided, however, that Landlord shall no have obligations under this sentence in connection with any litigation between Tenant and the provider of such
warranty. 
 [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 B-4 








 IN WITNESS WHEREOF, Landlord and Tenant have executed this Work Letter as a sealed Massachusetts
instrument to be effective on the date first above written. 
 BMR-HAMPSHIRE LLC, 

a Delaware limited liability company 
  

			
	By:	 	 /s/ William Kane

	Name:	 	William Kane
	Title:	 	Senior Vice President East Coast Leasing

 TENANT: 
 SURFACE
ONCOLOGY, INC., 
 a Delaware corporation 
  

			
	By:	 	 /s/ Detlev Biniszkiewicz

	Name:	 	DETLEV BINISZKIEWICZ
	Title:	 	CEO & PRESIDENT


  
 B-5 








 Attachment 1 to Work Letter 

Schedule 
 [See attached]


  
 B-6 








 



 







 



 

  








 



 

  








 



 

  








 Attachment 2 to Work Letter 

Approved Schematic Plans 

[See attached] 

  
 B-7 








 



 







 



 

  








 



 

  








 



 
 M E M O R A N D U M 

To:            Chris Brown (JMA) 

                  Tim Stoll at BMR 

From:        Joe Kazlauskas and Bob Andrews 

Date:          April 13, 2016 Revised 

Subject:    50 Hampshire Street, Cambridge 

                   Surface Oncology MEP Scope of Work 

The intent of the below mechanical / electrical scope of work description is to capture the tenant improvement alterations for Surface Oncology based on the
fit plan prepared by Arrowstreet dated 4/5/16, plus the equipment list dated 4/1/16 and our meeting on 4/12/16: 
 Fire Protection: 

 

	 	•	 	Provide new sprinkler heads for tenant and common areas 

  

	 	•	 	Rework branch lines to accommodate new head locations 

  

	 	•	 	Existing mains to remain 

 Fire Alarm: 

 

	 	•	 	Provide new devices to suit new tenant and common areas 

  

	 	•	 	Extend cabling from existing system 

  

	 	•	 	Provide additional modules needed to support new devices and interlocks needed 

 Plumbing 

 

	 	•	 	In kitchen areas, provide cold water, domestic waste and vent, with an electric instant hot heater for hot water. Provide a cold water tap with filter for coffee maker and water system. Alternate price to provide cold
water to refrigerator ice maker, and hot/cold to dishwasher in large kitchen with 30 gal electric water heater. 

  

	 	•	 	Provide compressed air (1”) and vacuum (2”) distribution system to ceiling panels, closed labs equipment on equipment list (11 air, 10 vac) and 2 fume hoods. 


 

	 	•	 	Each ceiling panel will have (1) CA and (1) Vac quick disconnect connections 

  

	 	•	 	The large exterior lab will have (6) ceiling panels 

  

	 	•	 	Small exterior lab will have (4) ceiling panels 

  

	 	•	 	Large exterior lab will have three emergency shower / eyewash stations 

  

	 	•	 	Small exterior lab will have two emergency shower / eyewash stations 

  
 



 








 Surface Scope of Work 

April 7, 2016 
 Page 2 of 3 

 


	 	•	 	RO loop (1  1⁄4“) with drops at each lab sink, along with non-potable hot/cold, lab
waste and vent 

  

	 	•	 	Tissue culture labs will have (4) Vac drops and (4) CO2 drops into BSCs with turrets 

  

	 	•	 	Small exterior lab without benching, TBD labs, microscopy, and flow cytometry will have (2) CA and (2) Vac drops down the wall. 


 

	 	•	 	Storage will have cold water with filter and floor drain waste for ice machine 

  

	 	•	 	Tank room will have CO2 manifold and bottles for distribution to incubators (10 CO2 drops, including drops to incubators) 

  

	 	•	 	Fire wrap all lab waste piping in the 7th floor ceiling space, due to return air plenum 


 

	 	•	 	Any N2 needed will be local supply with point-of-use canisters or dewars. 


 

	 	•	 	TBD Lab will receive NPCW, NPHW, Lab waste, and Lab vent for future sink. 

 HVAC: 

 

	 	•	 	Office area provide fan powered terminal units with hot water reheat to exterior zones and VAV with reheat to interior zones, connected to the existing base building main ductwork and piping loops, based on zone layout
delivered by AHA on April 6, 2016 

  

	 	•	 	Exterior office zones shall include: 

  

	 	•	 	Large conference room B 

  

	 	•	 	Huddle room B 

  

	 	•	 	Main kitchen A 

  

	 	•	 	Medium conference room A 

  

	 	•	 	Two zones for corner open office area A 

  

	 	•	 	Four addition zones for remaining open office area B, C, D, & E 

  

	 	•	 	Interior office zones shall include: 

  

	 	•	 	(3) Huddle rooms A, C, & D 

  

	 	•	 	(2) Reception areas 

  

	 	•	 	Medium conference room B 

  

	 	•	 	Large conference room A o Phone rooms 

  

	 	•	 	Common hallways 

  

	 	•	 	(6) additional interior zones for open office space 

  

	 	•	 	Provide new supply air, exhaust air, chilled and hot water mains from the new lab core shell systems to serve the lab areas based on the lab area zone layout 


 

	 	•	 	Tissue culture A & B shall have (1) supply air valve with reheat, (1) exhaust air valve, (1) cooling only cassette type fan coil units. Tissue culture C & D shall have (1) supply
air valve with reheat, (1) exhaust air valve, (1) cooling only cassette type fan coil unit for each room. 

  

	 	•	 	TBD labs, small exterior lab without benching, flow cytometry, microscopy, waste storage, tank area, storage/ice, and lab corridors shall have (1) supply air valve with reheat, (1) exhaust air valve each


  

	 	•	 	Freezer farm shall have (1) supply air valve with reheat, (1) exhaust air valve, and (2) 3 ton cooling only split systems on generator power 


 

	 	•	 	Large exterior lab shall have (4) supply air valve with reheat, (3) exhaust air valve, (4) cooling only cassette type fan coil units 


 

	 	•	 	Small exterior lab shall have (2) supply air valve with reheat, (2) exhaust air valve, (2) cooling only cassette type fan coil units 


 

	 	•	 	Lab 113 shall have (1) supply air valve with reheat, (1) exhaust air valve. 









 Surface Scope of Work 

April 7, 2016 
 Page 3 of 3 

 


	 	•	 	IT room A shall have two wall mounted 2 ton split system fan coils on generator power. IT room B shall have one 500 CFM ceiling type box fan ducted to ceiling plenum on generator power. 


Electrical: 
  

	 	•	 	Provide office and lab lighting throughout 

  

	 	•	 	Provide exit signs and emergency lighting connected to the base building life safety generator throughout 

  

	 	•	 	Each group of work stations shall have an 8 wire system, 3 circuit power feed and T/D drop. 

  

	 	•	 	Each phone room shall have (1) outlet, (1) T/D 

  

	 	•	 	Huddle rooms (3) outlets, (3) T/D 

  

	 	•	 	Main kitchen power for appliances (refrigerator, coffee maker, water filter dispenser, microwave), (3) T/D, (4) convenience outlets. Small kitchen same, but two convenience outlets. 


 

	 	•	 	Each printer copier area (2) duplex outlets, (2) T/D 

  

	 	•	 	Large conference rooms (6) outlets, (6) T/D, center floor box, and power and TD to flat screen, AV conduits 

  

	 	•	 	Reception areas shall have (4) outlets, (4) T/D 

  

	 	•	 	Open office areas shall have convenience outlets, one per 20 feet 

  

	 	•	 	See plumbing for quantity of ceiling panels, each ceiling panel shall have (2) dedicated 20 amp circuits, (2) T/D boxes, (4) receptacles 


 

	 	•	 	Interior wall of all exterior labs shall have an outlet every 3 feet, with every third outlet on generator power, all will be 20 amp dedicated circuits 


 

	 	•	 	Tissue culture shall have (4) dedicated 20 amp circuits for BSC’s, (4) dedicated generator power 20 amp circuits for incubators, and an additional (8) misc. circuits 


 

	 	•	 	TBD labs, flow cytometry, microscopy, shall have (10) 20 amp circuits in each lab 

  

	 	•	 	Freezer farm shall have (24) dedicated 20 amp generator power circuits, one every 3 feet along the perimeter wall, and an allocation for some center circuits 


 

	 	•	 	Tank area shall have manifold circuits on generator power and (2) convenience outlets 

  

	 	•	 	Waste area and storage/ice shall have (2) convenience outlets and power for the ice machine 

  

	 	•	 	Corridors shall have convenience outlets every 50 feet 

  

	 	•	 	IT room A shall have 2 quad outlets, four circuits, fed from generator power. IT room B shall have 1 quad outlet, two circuits, fed from generator power. 


End of MEP Scope 








     MORIARTY 

50 HAMPSHIRE 8TH FLOOR 
 BIOMED REALTY 

BASED ON ARROWSTREET DRAWINGS A2.01,A2.20 ,A5.01 DATED 4/6/16 AND AHA MEMO REVISED 4/13/16 ESTIMATE DATED 4-15-16 

 


									
	 TRADE
	  	TOTAL
JMA 
4/25/2016	 	  	TOTAL 
JMA
4/15/2016	 
	 TRADES
	  				  			
	 DEMO
	  	$	15,000	 	  	$	15,000	 
	 CONCRETE
	  	$	0	 	  	$	0	 
	 MASONRY
	  	$	0	 	  	$	0	 
	 STRUCTURAL / MISC IRON
	  	$	5,000	 	  	$	5,000	 
	 FINISH CARPENTRY
	  	$	65,035	 	  	$	75,310	 
	 ROOFING
	  	$	0	 	  	$	0	 
	 SOFP
	  	$	8,250	 	  	$	11,000	 
	 DOORS
	  	$	145,792	 	  	$	148,092	 
	 GLASS & GLAZING
	  	$	118,316	 	  	$	129,160	 
	 DRYWALL
	  	$	463,078	 	  	$	468,078	 
	 PORCELAIN TILE / INTERIOR STONE
	  	$	936	 	  	$	936	 
	 ACT
	  	$	131,474	 	  	$	136,266	 
	 EPOXY FLOORING
	  	$	3,564	 	  	$	3,564	 
	 CARPET & RESILIENT
	  	$	206,301	 	  	$	222,070	 
	 PAINTING
	  	$	101,880	 	  	$	108,534	 
	 SPECIALTIES
	  	$	21,640	 	  	$	21,640	 
	 EQUIPMENT
	  	$	0	 	  	$	0	 
	 FURNISHINGS / LAB CASEWORK
	  	$	474,200	 	  	$	482,400	 
	 HOIST OPERATORS
	  	$	0	 	  	$	0	 
	 FIRE PROTECTION
	  	$	110,325	 	  	$	116,350	 
	 PLUMBING
	  	$	395,863	 	  	$	502,369	 
	 HVAC
	  	$	1,184,817	 	  	$	1,184,817	 
	 ATC
	  	$	249,260	 	  	$	249,260	 
	 ELECTRICAL
	  	$	831,396	 	  	$	988,064	 
	 TEL/DATA - AV - SECURITY
	  	 	BY TENANT	 	  	 	BY TENANT	 
		  	  
	  
	 	  	  
	  
	 
	 SUBTOTAL DIRECT COST
	  	$	4,532,127	 	  	$	4,867,910	 
		  	  
	  
	 	  	  
	  
	 
			
	 SUBGUARD (1.15%)
	  	 	NIC	 	  	 	NIC	 
	 DESIGN CONTINGENCY
	  	 	BY OWNER	 	  	 	BY OWNER	 
	 MISC PERMITS & FEES ALLOW
	  	$	15,000	 	  	$	15,000	 
	 UTILITY CONSUMPTION ALLOW
	  	 	BY OWNER	 	  	 	BY OWNER	 
	 GENERAL CONDITIONS / JOB COSTS
	  	$	600,000	 	  	$	624,000	 
	 BUILDING PERMIT (1.5%)
	  	$	77,207	 	  	$	82,604	 
	 GL INSURANCE (1.1%)
	  	$	57,468	 	  	$	61,485	 
	 CONSTRUCTION CONTINGENCY (3.0%)
	  	$	154,414	 	  	$	165,207	 
	 FEE (3.0%)
	  	$	163,086	 	  	$	174,486	 
	 GC BOND
	  	 	NIC	 	  	 	NIC	 
		  	  
	  
	 	  	  
	  
	 
	 GRAND TOTAL CONSTRUCTION
	  	$	5,599,302	 	  	$	5,990,692	 
		  	 	JMA 4/15/16	 	  	 	JMA 4/15/16	 
		  	 	ESTIMATE	 	  	 	ESTIMATE	 


  









 JMA ESTIMATE 

50 HAMPSHIRE 
 BIOMED REALTY 

BASED ON ARROWSTREET DRAWINGS A2.01,A2.20 ,A5.01 DATED 4/6/16 AND AHA MEMO REVISED 4/13/16 ESTIMATE DATED 4-15-16 

VE SCOPE VERSION 
  


									
	 AREA STUDY
	  	GSF	 	  	28035	 
	 8TH FLOOR
	  				  			
	 OFFICE
	  	 	14,100	 	  			
	 LAB
	  	 	10,200	 	  			
	 CORE SHELL EXISTING
	  	 	2,220	 	  			
		  	  
	  
	 	  			
	 TOTAL
	  	 	26,520	 	  			

  

																									
	 TRADE
	  	ITEM	 	  	QTY	 	 	UNIT	 	  	U.P.	 	  	COST	 	  	TOTAL	 
	 DEMOLITION
	  				  				 				  				  				  			
	 MISC RELOCATES / DEMOLITION
	  				  	 	1	 	 	 	ALLOW	 	  	 	15,000.00	 	  	$	15,000	 	  			
		  				  				 				  				  	  
	  
	 	  			
	 SUBTOTAL DEMOLITION
	  				  				 				  				  				  	$	15,000	 
							
	 CONCRETE
	  				  				 				  				  				  			
		  				  				 				  				  				  	  
	  
	 
	 SUBTOTAL CONCRETE
	  				  				 				  				  				  	$	0	 
							
	 MASONRY
	  				  				 				  				  				  			
		  				  				 				  				  				  	  
	  
	 
	 SUBTOTAL MASONRY
	  				  				 				  				  				  	$	0	 
							
	 STRUCTURAL / MISC IRON WORK
	  				  				 				  				  				  			
	 MISC STRUCT / PADS
	  				  	 	1	 	 	 	ALLOW	 	  	 	7,500.00	 	  	 	NONE INCL	 	  			
	 ALLOW FOR BEAM PENS
	  				  	 	1	 	 	 	ALLOW	 	  	 	5,000.00	 	  	$	5,000	 	  			
		  				  				 				  				  	  
	  
	 	  	  
	  
	 
	 SUBTOTAL STRUCTURAL / MISC IRON WORK
	  				  				 				  				  				  	$	5,000	 
							
	 FINISH CARPENTRY:
	  				  				 				  				  				  			
	 WALL BASE
	  				  				 				  				  	 	ALL VINYL	 	  			
							
	 SOLID SURFACE WINDOW SILLS IN LAB
	  				  	 	137	 	 	 	LF	 	  	 	75.00	 	  	 	nic	 	  			
							
	 SOLID SURFACE WINDOW SILLS IN OFFICE
	  				  				 				  				  	 	GWB ONLY	 	  			
							
	 ELEVATOR LOBBY UPGRADE
	  				  	 	1	 	 	 	LOT	 	  	 	15,000.00	 	  	 	see painting	 	  			
	 CONFERENCE ROOM MILLWORK
	  				  				 	 	ASSUME ALL FURNITURE BY OTHERS	 
	 CAFE MILLWORK
	  				  				 				  				  				  			
	 UPPERS
	  				  	 	31	 	 	 	LF	 	  	 	400.00	 	  	$	12,400	 	  			
	 LOWERS
	  				  	 	25	 	 	 	LF	 	  	 	450.00	 	  	$	11,250	 	  			
	 TOPS
	  				  	 	25	 	 	 	LF	 	  	 	265.00	 	  	$	6,625	 	  			
	 ISLAND
	  				  	 	20	 	 	 	LF	 	  	 	750.00	 	  	$	15,000	 	  			
	 TOPS
	  				  	 	20	 	 	 	LF	 	  	 	525.00	 	  	$	10,500	 	  			
	 OTHER MILLWORK / BUILT-INS
	  				  				 	 	ASSUME ALL FURNITURE BY OTHERS	 
	 COPY ROOM BUILT INS
	  				  				 				  				  				  			
	 UPPERS / LOWERS
	  				  	 	8	 	 	 	LF	 	  	 	600.00	 	  	$	4,800	 	  			
	 TOPS
	  				  	 	8	 	 	 	LF	 	  	 	120.00	 	  	$	960	 	  			
	 	  	 	 	  	 	 	 	 	 	  	 	 	  	$0	 	  	 	 
	 STORAGE ROOM SHELVING
	  				  	 	40	 	 	 	LF	 	  	 	75.00	 	  	$	3,000	 	  			
	 PHONE ROOM
	  				  				 				  				  				  			
	 WELLNESS ROOM TOPS
	  				  	 	0	 	 	 	LF	 	  	 	165.00	 	  	$	0	 	  	 	PLAM	 
	 OPEN AREABENCHES
	  				  	 	20	 	 	 	LF	 	  	 	1,250.00	 	  	 	FFE	 	  			
	 FEATURE WALL
	  				  	 	1	 	 	 	ALLOW	 	  	 	15,000.00	 	  	 	see painting	 	  			
	 CONFERENCE / PRIVATE OFFICE MILLWORK
	  				  				 	 	ASSUME ALL FURNITURE BY OTHERS	 
	 LOCKERS
	  				  	 	50	 	 	 	EA	 	  	 	600.00	 	  	 	FFE	 	  			
	 RECEPTION DESK
	  				  	 	1	 	 	 	LOT	 	  	 	25,000.00	 	  	 	FFE	 	  			


  
 2 









 JMA ESTIMATE 

50 HAMPSHIRE 
 BIOMED REALTY 

BASED ON ARROWSTREET DRAWINGS A2.01,A2.20 ,A5.01 DATED 4/6/16 AND AHA MEMO REVISED 4/13/16 ESTIMATE DATED 4-15-16 

VE SCOPE VERSION 
  


																			
	 COAT CLOSETS
	  	 	10	 	 	LF	  	 	50.00	 	  	$	500	 	  			
		  				 		  				  	  
	  
	 	  	  
	  
	 
	 SUBTOTAL FINISH CARPENTRY
	  				 		  				  				  	$	65,035	 
						
	 ROOFING
	  				 		  				  				  			
		  				 		  				  				  	  
	  
	 
	 SUBTOTAL ROOFING
	  				 		  				  				  	$	0	 
						
	 SOFP
	  				 		  				  				  			
	 FIREPROOFING PATCHING
	  	 	3	 	 	CD	  	 	2,750.00	 	  	$	8,250	 	  			
	 K13 ACCOUSTIC COLORED SPRAY INSULATION
	  	 	3,327	 	 	SF	  	 	12.00	 	  	 	NIC	 	  			
		  				 		  				  	  
	  
	 	  	  
	  
	 
	 SUBTOTAL SOFP
	  				 		  				  				  	$	8,250	 
						
	 DOORS (WOOD WITH HALF LITE)
	  				 		  				  				  			
	 OFFICE DOORS
	  	 	25	 	 	LVS	  	 	1,500.00	 	  	$	37,500	 	  	 
	DOOR AND
HARDWARE	 
 
	 LAB SINGLES
	  	 	5	 	 	LVS	  	 	1,700.00	 	  	$	8,500	 	  	 

	DOOR AND
HARDWARE
W/GLA	 
 
 
	 LAB DOUBLES/SINGLE AND HALF
	  	 	19	 	 	LVS	  	 	2,600.00	 	  	$	49,400	 	  	 

	DOOR AND
HARDWARE
W/GLA	 
 
 
	 CARDREADER HWARDWARE AND POWER SUPPLY
	  	 	9	 	 	EA	  	 	2,200.00	 	  	$	19,800	 	  	 

	SECURITY
WIRING BY
OWNER	 
 
 
	 CAPTURED ALUMINUM FRAMING SYSTEM ( SIMILAR TO FRAMEWORKS )
	  	 	1,672	 	 	SF	  	 	16.00	 	  	$	26,752	 	  	 

	8’ high
system incl
doors	 
 
 
	 CAPTURED ALUMINUM FRAMING SYSTEM LAB TRANSOMS ( SIMILAR TO FRAMEWORKS )
	  	 	240	 	 	SF	  	 	16.00	 	  	$	3,840	 	  			
		  				 		  				  	  
	  
	 	  	  
	  
	 
	 SUBTOTAL DOORS
	  				 		  				  				  	$	145,792	 
						
	 GLASS AND GLAZING
	  				 		  				  				  			
	 STOREFRONT
	  	 	12	 	 	LF	  				  				  			
	 AREA
	  	 	108	 	 	SF	  	 	75.00	 	  	$	8,100	 	  			
	 1/4” MAX THICK GLASS IN CAPTURED ALUMINUM FRAMING
	  	 	1,672	 	 	SF	  	 	28.00	 	  	$	46,816	 	  	 


	STANDARD
MILL
FINISH
ALUMI	 
 
 
 
	 1/4 “ MAX THICK GLASS IN CAPTURED ALUMINUM FRAMING AT LAB TRANSOMS
	  	 	240	 	 	SF	  	 	30	 	  	$	7,200	 	  			
	 BUTT GALZED RETURN PIECE AT PHONE /HUDDLE ROOMS
	  	 	11	 	 	LOC	  	 	1,000.00	 	  	$	11,000	 	  			
						
	 GLASS DOORS
	  	 	2	 	 	EA	  	 	7,500.00	 	  	$	15,000	 	  			
	 GLASS SLIDERS
	  	 	4	 	 	EA	  	 	4,500.00	 	  	$	18,000	 	  			
						
	 MISC GLAZING
	  				 		  				  				  			
	 VISION PANELS
	  				 		  				  				  			
	 HALF
	  	 	24	 	 	EA	  	 	300.00	 	  	$	7,200	 	  			
	 FILM
	  	 	1	 	 	LOT	  	 	5,000.00	 	  	$	5,000	 	  			
		  				 		  				  	  
	  
	 	  	  
	  
	 
	 SUBTOTAL GLASS AND GLAZING
	  				 		  				  				  	$	118,316	 
						
	 DRYWALL
	  				 		  				  				  			
	 PARTITIONS
	  				 		  				  				  			
	 EXTERIOR WALL
	  	 	640	 	 	LF	  				  				  			
	 ABOVE AND BELOW PUNCH WINDOWS
	  	 	315	 	 	LF	  	 	50.00	 	  	$	15,750	 	  			
	 FURRING WALL BETWEEN WINDOWS
	  	 	325	 	 	LF	  	 	60.00	 	  	$	19,500	 	  			
	 COLUMN ENCASEMENTS
	  	 	33	 	 	EA	  	 	750.00	 	  	$	24,750	 	  			
	 GFRG
	  	 	0	 	 	EA	  	 	2,750.00	 	  	$	0	 	  			
	 FULL HGT WALLS
	  	 	1294	 	 	LF	  	 	150.00	 	  	$	194,100	 	  			
	 6 “ ABOVE FIN CEILING
	  	 	129	 	 	LF	  	 	115.00	 	  	$	14,835	 	  			
	 SHAFT WALLS
	  	 	338	 	 	SF	  	 	14.00	 	  	$	4,732	 	  			
	 5% NOT SHOWN
	  	 	64.7	 	 	LF	  	 	150.00	 	  	$	9,705	 	  			
	 ABOVE RACO FRAMING
	  	 	209	 	 	LF	  	 	65.00	 	  	$	13,585	 	  			
	 ALT TO FULL HGT ILO OF ABOVE
	  	 	0	 	 	LF	  	 	85	 	  	$	0	 	  			
	 BLOCKING
	  				 		  				  				  			
	 MISC. BLOCKING
	  	 	1	 	 	LOT	  	 	10,000.00	 	  	$	10,000	 	  			
	 PLYWOOD WALLS AT TELEDATA
	  	 	2	 	 	EA	  	 	3,000.00	 	  	$	6,000	 	  			
	 BLOCKING AT PHONE ROOMS / OFFICES
	  	 	11	 	 	EA	  	 	250.00	 	  	$	2,750	 	  			
	 BLOCKING AT KITCHENS
	  	 	2	 	 	RMS	  	 	750.00	 	  	$	1,500	 	  			
	 BLOCKING AT PLUMBING WALL OUTLETS
	  	 	1	 	 	LOT	  	 	7,500.00	 	  	$	7,500	 	  			
	 BLOCKING AT CONFERENCE ROOMS
	  	 	7	 	 	RMS	  	 	500.00	 	  	$	3,500	 	  			
	 BLOCKING AT LAB WALL SHELVING
	  	 	1	 	 	LOT	  	 	3500.00	 	  	$	3,500	 	  			
						
	 LEVEL 5 FINISH AT IDEA PAINT AND FELZ
	  	 	1,278	 	 	SF	  	 	5	 	  	 	NIC	 	  			
						
	 CEILINGS SOFFITS
	  				 		  				  				  			
	 CEILINGS
	  	 	2,223	 	 	SF	  	 	12.00	 	  	$	26,676	 	  			
	 AT LAB ROOMS W/EPOXY FLOORS
	  	 	0	 	 	SF	  	 	12.00	 	  	 
	ABOVE
NOW	 
 	  			
	 AT ELEVATOR LOBBIES
	  				 		  				  	 
	ABOVE
NOW	 
 	  			

  

  
 3 









 JMA ESTIMATE 

50 HAMPSHIRE 
 BIOMED REALTY 

BASED ON ARROWSTREET DRAWINGS A2.01,A2.20 ,A5.01 DATED 4/6/16 AND AHA MEMO REVISED 4/13/16 ESTIMATE DATED 4-15-16 

VE SCOPE VERSION 
  


																			
	 AT CAFÉ SPACE
	  	 	0	 	  	SF	  	 	12.00	 	  	 	ABOVE NOW	 	  			
	 SOFFITS AT ACT TRANSITIONS
	  	 	400	 	  	LF	  	 	45.00	 	  	$	18,000	 	  			
	 SOFFITS AT EXTERIOR WALL
	  	 	640	 	  	LF	  	 	40.00	 	  	$	25,600	 	  			
	 SOFFITS AT TRANSITION TO OPEN CEILING AREA
	  	 	274	 	  	LF	  	 	105.00	 	  	$	28,770	 	  			
	 RECESSED POCKET FOR MECHOSHADES
	  	 	315	 	  	LF	  	 	35.00	 	  	$	11,025	 	  			
	 MISC
	  				  		  				  				  			
	 CUT AND PATCH EXISTING SHAFT WALLS
	  	 	1	 	  	ALLOW	  	 	20000.00	 	  	$	20,000	 	  			
	 INSTALL RECESSED FIRE EXTINGUISHER CABS
	  	 	8	 	  	EA	  	 	100.00	 	  	$	800	 	  			
	 INSTALL HM FRAMES
	  	 	0	 	  	EA	  	 	125.00	 	  	$	0	 	  			
	 INSTALL CORNER GUARDS
	  	 	10	 	  	EA	  	 	50.00	 	  	$	500	 	  			
	 REVEAL/PICTURE FRAME HANGERS
	  				  		  				  	 	NONE	 	  			
		  				  		  				  				  	  
	  
	 
	 SUBTOTAL DRYWALL
	  				  		  				  				  	$	463,078	 
	 INTERIOR STONE & TILE
	  				  		  				  				  			
	 AT ELEVATOR LOBBIES
	  	 	0	 	  	SF	  	 	30.00	 	  	$	0	 	  			
	 BACKSPLASH AT CAFÉ / KITCHENETTE
	  	 	36	 	  	SF	  	 	26.00	 	  	$	936	 	  			
	 HOLD FOR FLOOR PREP
	  	 	0	 	  	SF	  	 	1.50	 	  	$	0	 	  			
	 HOLD FOR MOISTURE MITIGATION
	  	 	0	 	  	SF	  	 	4.50	 	  	$	0	 	  			
	 HOLD FOR PROTECTION
	  	 	0	 	  	SF	  	 	1.00	 	  	$	0	 	  			
		  				  		  				  				  	  
	  
	 
	 SUBTOTAL STONE & TILE WORK
	  				  		  				  				  	$	936	 
	 ACT
	  				  		  				  				  			
	 ACT- 2X2 ACOUSTIC TILE AT OFFICE AREAS/LAB AREAS ( BLENDED
RATE )
	  	 	18,177	 	  	SF	  	 	5.75	 	  	$	104,518	 	  			
	 ACT -2 X 2 AT LAB AREAS
	  	 	14,100	 	  	SF	  	 	6.50	 	  	 	ABOVE	 	  			
	 ACT-3 GASKETED AT TC LAB AND PROCEDURE
	  	 	965	 	  	SF	  	 	12.00	 	  	$	11,580	 	  			
	 ACT 4X4 AT CONFERENCE ROOMS
	  	 	573	 	  	SF	  	 	12.00	 	  	$	6,876	 	  			
	 HOLD FOR TRANSITIONS/TRIM/CUT AROUND DIFFUSERS, ETC
	  	 	1	 	  	HOLD	  	 	5,000.00	 	  	$	5,000	 	  			
	 HOLD FOR PATCH / COME-BACK FOR MEP TRADES
	  	 	1	 	  	HOLD	  	 	3,500.00	 	  	$	3,500	 	  			
		  				  		  				  				  	  
	  
	 
	 SUBTOTAL ACT
	  				  		  				  				  	$	131,474	 
	 EPOXY FLOORING
	  				  		  				  				  			
	 EPOXY BASE
	  	 	44	 	  	LF	  	 	26.00	 	  	$	1,144	 	  			
	 EPOXY FLOORS PER AST LEGEND
	  	 	121	 	  	SF	  	 	20.00	 	  	$	2,420	 	  			
		  				  		  				  				  	  
	  
	 
	 SUBTOTAL EPOXY FLOORING
	  				  		  				  				  	$	3,564	 
	 RESILIENT FLOORING & CARPET
	  				  		  				  				  			
	 PATTERNED VCT IN LAB AREAS
	  	 	9,638	 	  	SF	  	 	5.00	 	  	$	48,190	 	  			
	 VINYL BASE
	  	 	4,291	 	  	LF	  	 	3.50	 	  	$	15,019	 	  			
	 WELDED SEAM VINYL AND BASE AT TC AND PROCEDURE
	  	 	1,240	 	  	SF	  	 	12.00	 	  	 	NIC PER PLANS	 	  			
	 LUXURY VINYL TILE
	  	 	2,798	 	  	SF	  	 	12.00	 	  	$	33,576	 	  			
		  				  		  				  	$	0	 	  			
	 CARPET TILE PER PLANS
	  	 	1,343	 	  	SY	  	 	40.00	 	  	$	53,720	 	  			
	 TRNASITION MATERIALS
	  	 	135	 	  	LF	  	 	50.00	 	  	$	6,750	 	  			
	 HOLD FOR FLOOR PREP
	  	 	24,523	 	  	SF	  	 	1.25	 	  	$	30,654	 	  			
	 HOLD FOR MOISTURE MITIGATION
	  	 	24,523	 	  	SF	  	 	2.25	 	  	 	NIC	 	  			
	 HOLD FOR FLOOR PROTECTION
	  	 	24,523	 	  	SF	  	 	0.75	 	  	$	18,392	 	  			
		  				  		  				  				  	  
	  
	 
	 SUBTOTAL RESILIENT FLOORING & CARPET
	  				  		  				  				  	$	206,301	 
	 PAINTING & WALLCOVERING
	  				  		  				  				  			
	 PAINT WALLS
	  	 	38619	 	  	SF	  	 	1.00	 	  	$	38,619	 	  			
	 PAINT CEILINGS
	  	 	2,223	 	  	SF	  	 	1.00	 	  	$	2,223	 	  			
	 PAINT EXPOSED CEILING AREAS
	  	 	3,327	 	  	SF	  	 	6.00	 	  	$	19,962	 	  			
	 PAINT SOFFITS
	  	 	3,142	 	  	SF	  	 	2.00	 	  	$	6,284	 	  			
	 PAINT DOORS & FRAMES
	  	 	0	 	  	EA	  	 	150.00	 	  	$	0	 	  			
	 ACCENT COLORS
	  	 	1	 	  	LOT	  	 	3,500.00	 	  	$	3,500	 	  			
	 EPOXY PAINT AT ROOMS WITH VINYL AND EPOXY
	  	 	396	 	  	SF	  	 	2.00	 	  	$	792	 	  			
	 CUSTOM WALL COVERING GRAPHICS LARGE WALLS
	  	 	2	 	  	ALLOW	  	 	7,500.00	 	  	$	15,000	 	  			
	 CUSTOM WALL COVERING GRAPHICS SMALL WALLS
	  	 	2	 	  	ALLOW	  	 	3,500.00	 	  	$	7,000	 	  			
	 WALL COVERING IN CONFERENCE ROOMS
	  	 	306	 	  	SF	  	 	18.00	 	  	 	NIC	 	  			


  
 4 









 JMA ESTIMATE 

50 HAMPSHIRE 
 BIOMED REALTY 

BASED ON ARROWSTREET DRAWINGS A2.01,A2.20 ,A5.01 DATED 4/6/16 AND AHA MEMO REVISED 4/13/16 ESTIMATE DATED 4-15-16 

VE SCOPE VERSION 
  


																					
	 IDEA PAINT
	  	 	1,053	 	  	 	SF	 	  	 	8.00	 	  	 	NIC	 	  			
	 FELZ PRODUCT
	  	 	225	 	  	 	SF	 	  	 	18.00	 	  	 	NIC	 	  			
	 HOLD FOR TOUCHUP
	  	 	1	 	  	 	HOLD	 	  	 	5,000.00	 	  	$	5,000	 	  			
	 HOLD FOR JOINT SEALERS AT WINDOWS
	  	 	2,520	 	  	 	LF	 	  	 	3.00	 	  	 	nic	 	  			
	 HOLD FOR WALL PROTECTION
	  	 	1	 	  	 	HOLD	 	  	 	3,500.00	 	  	$	3,500	 	  			
		  				  				  				  				  	  
	  
	 
	 SUBTOTAL PAINTING & WALLCOVERING
	  				  				  				  				  	$	101,880	 
	 SPECIALTIES
	  				  				  				  				  			
	 SPECIALTIES
	  				  				  				  				  			
	 FIRE EXTINGUISHERS
	  	 	8	 	  	 	EA	 	  	 	275.00	 	  	$	2,200	 	  			
	 LAB ACCESSORIES
	  				  				  				  				  			
	 SOAP DISPENSERS
	  	 	5	 	  	 	EA	 	  	 	60.00	 	  	$	300	 	  			
	 PAPER TOWEL DISPENSERS
	  	 	5	 	  	 	EA	 	  	 	60.00	 	  	$	300	 	  			
	 CORNER GUARDS
	  	 	10	 	  	 	EA	 	  	 	250.00	 	  	$	2,500	 	  			
	 BUMPER RAILS
	  	 	340	 	  	 	LF	 	  	 	26.00	 	  	$	8,840	 	  			
	 MOTORIZED MOVEABLE WHITEBOARD
	  				  				  				  	 	NONE	 	  			
	 ACOUSTIC PANELS
	  				  				  				  				  			
	 ACOUSTICAL PANELS AT CONF RMS
	  	 	1	 	  	 	ALLOW	 	  	 	3,500.00	 	  	 	NIC	 	  			
	 HOLD FOR PROTECTION
	  	 	1	 	  	 	HOLD	 	  	 	750.00	 	  	 	nic	 	  			
	 FOLDING PARTITION
	  				  				  				  				  			
	 WINDOW TREATMENTS
	  				  				  				  				  			
	 MANUAL MECHOSHADE
	  	 	4,200	 	  	 	SF	 	  	 	9.00	 	  	 	NIC	 	  			
	 PREMIUM FOR BLACKOUT
	  				  				  				  	 	ASSUME NONE	 	  			
	 SHADES IN CONF ROOMS
	  				  				  				  	 	NONE	 	  			
	 BAG ,CLEAN AND REUSE EXISTING
	  	 	1	 	  	 	ALLOW	 	  	 	5000.00	 	  	 	5,000.00	 	  			
	 PROJECTIONS SCREENS
	  				  				  				  	 	NONE	 	  			
	 ALLOW FOR SIGNAGE
	  	 	1	 	  	 	ALLOW	 	  	 	2,500.00	 	  	 	2,500.00	 	  			
		  				  				  				  				  	  
	  
	 
	 SUBTOTAL SPECIALTIES
	  				  				  				  				  	$	21,640	 
	 EQUIPMENT
	  				  				  				  				  			
	 APPLIANCES:
	  				  				  				  				  			
	 FULL FRIDGE
	  	 	2	 	  	 	EA	 	  	 	5,000.00	 	  	 	NIC	 	  			
	 UNDERCOUNTER
	  	 	0	 	  	 	EA	 	  	 	1,500.00	 	  	 	NIC	 	  			
	 MICROWAVE
	  	 	0	 	  	 	EA	 	  	 	500.00	 	  	 	NIC	 	  			
	 DISHWASHER
	  	 	0	 	  	 	EA	 	  	 	1,200.00	 	  	 	NIC	 	  			
		  				  				  				  	$	0	 	  			
	 DELIVERY / DISTRIBUTION
	  	 	1	 	  	 	LOT	 	  	 	1,500.00	 	  	 	NIC	 	  			
	 ENVIRONMENTAL ROOMS
	  	 	1	 	  	 	EA	 	  	 	90000.00	 	  	 	NIC	 	  			
		  				  				  				  				  	  
	  
	 
	 SUBTOTAL EQUIPMENT
	  				  				  				  				  	$	0	 
	 LAB CASEWORK
	  				  				  				  				  			
	 LABORATORY
	  				  				  				  				  			
	 6’ MOBILE ADJUSTABLE HEIGHT BENCHES
	  	 	50	 	  	 	EA	 	  	 	2850.00	 	  	$	142,500	 	  			
	 CORE FRAME
	  				  				  				  	 	NOT INCLUDED	 	  			
	 SHELVING
	  				  				  				  				  			
	 WALL SHELVING ( 2 ROWS)
	  	 	328	 	  	 	LF	 	  	 	75.00	 	  	$	24,600	 	  			
	 CORE SHELVING ( 2 ROWS)
	  	 	600	 	  	 	LF	 	  	 	75.00	 	  	$	45,000	 	  			
	 WALL MOUNTED BENCHES
	  	 	164	 	  	 	LF	 	  	 	750.00	 	  	$	123,000	 	  			
	 LAB SINKS
	  	 	11	 	  	 	EA	 	  	 	3700.00	 	  	$	40,700	 	  			
	 SS HAND SINK
	  	 	0	 	  	 	EA	 	  	 	3500.00	 	  	$	0	 	  			
	 UTILITY ACCESS CHASES
	  	 	11	 	  	 	EA	 	  	 	1500.00	 	  	$	16,500	 	  			
	 EYEWASH
	  	 	11	 	  	 	EA	 	  	 	1800.00	 	  	$	19,800	 	  			
	 EMERGENCY SHOWER STATIONS (ES-1)
	  	 	5	 	  	 	EA	 	  	 	3000.00	 	  	$	15,000	 	  			
	 BIOSAFETY CABINETS
	  	 	11	 	  	 	EA	 	  	 	11000.00	 	  	 	BY OWNER	 	  			
	 FUME HOODS 5’
	  	 	3	 	  	 	EA	 	  	 	13000.00	 	  	$	39,000	 	  	 	REDUCED PER EMAIL	 
	 OVERHEAD SERVICE PANELS - OSP 1
	  	 	12	 	  	 	EA	 	  	 	675.00	 	  	$	8,100	 	  			
	 CP-1
	  	 	0	 	  	 	EA	 	  	 	500.00	 	  	$	0	 	  			
	 ALLOWANCE FOR CASEWORK NOT SHOWN
	  	 	1	 	  	 	ALLOW	 	  	 	45000.00	 	  	 	NIC	 	  			
		  				  				  				  				  	  
	  
	 
	 SUBTOTAL LAB CASEWORK
	  				  				  				  				  	$	474,200	 
	 HOIST OPERATORS
	  				  				  				  				  			
	 ELEVATOR OPERATOR (30%)
	  	 	7	 	  	 	MOS	 	  	 	5715.60	 	  	 	NOT REQ	 	  			
	 OT OPERATOR (30%)
	  	 	7	 	  	 	MOS	 	  	 	3300.00	 	  	 	NOT REQ	 	  			


  
 5 









 JMA ESTIMATE 

50 HAMPSHIRE 
 BIOMED REALTY 

BASED ON ARROWSTREET DRAWINGS A2.01,A2.20 ,A5.01 DATED 4/6/16 AND AHA MEMO REVISED 4/13/16 ESTIMATE DATED 4-15-16 

VE SCOPE VERSION 
  


																			
	 SUBTOTAL HOIST OPERATORS
	  				  		  				  				  	 $
	  
 0
	  

	 FIRE PROTECTION:
	  				  		  				  				  			
	 HEADS
	  	 	241	 	  	EA	  	 	325.00	 	  	$	78,325		  	 	rework existing	 
	 BRANCH MAINS
	  	 	450	 	  	LF	  	 	60.00	 	  	$	27,000	 	  			
	 DRAIN DOWNS ASSOCIATED WITH AN OCCUPIED BUILDING
	  	 	1	 	  	ALLOW	  	 	5,000.00	 	  	$	5,000	 	  			
		  				  		  				  				  			
		  				  		  				  				  			
	 SUBTOTAL FIRE PROTECTION
	  				  		  				  				  	 $
	  

110,325
	  

	 PLUMBING
	  				  		  				  				  			
	 EQUIPMENT
	  				  		  				  				  			
	 WATER HEATERS
	  	 	2	 	  	ALLOW	  	 	17500.00	 	  	 	W/BB	 	  	 	POT/NONPOT	 
	 RODI SKID / DISTRIBUTION
	  	 	1	 	  	ALLOW	  	 	65000.00	 	  	 	W/BB	 	  			
	 DUPLEX LAB VACUUM PUMP SYSTEM
	  	 	1	 	  	ALLOW	  	 	45000.00	 	  	 	W/BB	 	  			
	 MANIFOLD
	  	 	0	 	  		  				  	 	W/BB	 	  			
	 DUPLEX LAB AIR COMPRESSOR SYSTEM
	  	 	1	 	  	ALLOW	  	 	45000.00	 	  	 	W/BB	 	  			
	 MANIFOLD
	  	 	0	 	  		  				  	 	W/BB	 	  			
	 PH NEUTRALIZATION SYSTEM
	  	 	1	 	  	ALLOW	  	 	65000.00	 	  	 	W/BB	 	  			
	 LN TANK AND VAPORIZER
	  				  		  				  	 	NIC	 	  			
	 MANIFOLDS
	  				  		  				  				  			
	 CO2
	  	 	1	 	  	LOT	  	 	5000.00	 	  	$	5,000	 	  			
	 N
	  	 	1	 	  	LOT	  	 	5000.00	 	  	 	NIC	 	  			
	 DOMESTIC FIXTURES
	  				  		  				  				  			
	 KITCHENETTE SINKS
	  	 	2	 	  	EA	  	 	2,500.00	 	  	$	5,000	 	  			
	 WELLNESS ROOM SINKS
	  	 	0	 	  	EA	  	 	2,500.00	 	  	$	0	 	  			
	 FRIG ICEMAKER CONNECTIONS
	  	 	4	 	  	EA	  	 	750.00	 	  	$	3,000	 	  			
	 INSTA HOT WATER HEATERS
	  	 	2	 	  	EA	  	 	1,250.00	 	  	$	2,500	 	  			
	 DOMESTIC WET PIPING
	  				  		  				  				  			
	 CW PIPING
	  	 	194	 	  	LF	  	 	50.00	 	  	$	9,700	 	  			
	 HW, HWR PIPING
	  	 	194	 	  	LF	  	 	50.00	 	  	$	9,700	 	  			
	 SANITARY / VENT TO STACKS
	  	 	388	 	  	LF	  	 	52.00	 	  	$	20,176	 	  			
	 INSULATION
	  	 	388	 	  	LF	  	 	10.00	 	  	$	3,880	 	  			
	 LAB FIXTURES
	  				  		  				  				  			
	 FLOOR SINKS
	  	 	0	 	  	EA	  	 	4500.00	 	  	$	0	 	  			
	 EYEWASH
	  	 	5	 	  	EA	  	 	1000.00	 	  	$	5,000	 	  			
	 EMERGENCY SHOWER
	  	 	5	 	  	EA	  	 	1500.00	 	  	$	7,500	 	  			
	 HOOKUP TO SINKS BY LAB FURNISHINGS
	  	 	11	 	  	EA	  	 	950.00	 	  	$	10,450	 	  			
	 PIPING
	  				  		  				  				  			
	 DROPS
	  				  		  				  				  			
	 TYPE 1 OSP
	  	 	20	 	  	EA	  	 	750.00	 	  	$	15,000	 	  			
	 TYPE 1 WALL
	  	 	10	 	  	EA	  	 	750.00	 	  	$	7,500	 	  			
	 LAB WASTE AND VENT
	  				  		  				  				  			
	 VENT
	  	 	700	 	  	LF	  	 	50.00	 	  	$	35,000	 	  			
	 WASTE
	  	 	608	 	  	LF	  	 	70.00	 	  	$	42,560	 	  			
	 FIRE WRAP LAB WASTE IN 7TH FLOOR CEILING
	  	 	548	 	  	LF	  	 	30.00	 	  	$	16,440	 	  			
	 DRAINS AT ICE MACHINE ROOMS
	  	 	1	 	  	EA	  	 	2500.00	 	  	$	2,500	 	  			
	 NCW PIPING DISTRIBUTION
	  	 	344	 	  	LF	  	 	50.00	 	  	$	17,200	 	  			
	 NHW&R PIPING DISTRIBUTION
	  	 	344	 	  	LF	  	 	50.00	 	  	$	17,200	 	  			
	 FILTER AT ICE MACHINE ROOM
	  	 	1	 	  	EA	  	 	1500.00	 	  	$	1,500	 	  			
	 TEMPERED WATER S&R DISTRIBUTION
	  	 	344	 	  	LF	  	 	50.00	 	  	$	17,200	 	  			
	 RODI S&R PIPING DISTRIBUTION
	  	 	344	 	  	LF	  	 	50.00	 	  	$	17,200	 	  			
	 CONNECTIONS TO POLISHERS
	  	 	11	 	  	EA	  	 	500.00	 	  	$	5,500	 	  			
	 COMPRESSED AIR PIPING DISTRIBUTION
	  	 	320	 	  	LF	  	 	52.00	 	  	$	16,640	 	  			
	 DROPS
	  	 	10	 	  	EA	  	 	750.00	 	  	$	7,500	 	  			
	 CO2 PIPING DISTRIBUTION
	  	 	214	 	  	LF	  	 	52.00	 	  	$	11,128	 	  			
	 DROPS TO INC
	  	 	10	 	  	EA	  	 	750.00	 	  	$	7,500	 	  			
	 VAC PIPING DISTRIBUTION
	  	 	320	 	  	LF	  	 	52.00	 	  	$	16,640	 	  			
	 DROPS TO BSC
	  	 	11	 	  	EA	  	 	750.00	 	  	$	8,250	 	  			
	 N PIPING DISTRIBUTION
	  	 	238	 	  	LF	  	 	52.00	 	  	 	NONE	 	  			
	 QUICK DISCONNECTS AT OVERHEAD PANELS
	  	 	20	 	  	EA	  	 	60.00	 	  	$	1,200	 	  			
	 PIPING TO WALL OUTLETS
	  	 	200	 	  	LF	  	 	52.00	 	  	$	10,400	 	  			
	 INSULATION FOR LAB PIPING
	  	 	1,377	 	  	LF	  	 	12.00	 	  	$	16,524	 	  			
	 MISCELLANEOUS
	  				  		  				  				  			
	 ATLAS RO DRINKING WATER
	  				  		  				  	 	NIC BY OWNER	 	  			
	 COORDINATION / DRAWINGS
	  	 	1	 	  	LOT	  	 	10000.00	 	  	$	10,000	 	  			
	 STARTUP / COMMISSIONING
	  	 	75	 	  	HRS	  	 	125.00	 	  	$	9,375	 	  			
	 RIGGING
	  	 	1	 	  	LOT	  	 	4000.00	 	  	$	4,000	 	  			
		  				  		  				  				  	  
	  
	 
	 SUBTOTAL PLUMBING -
	  				  		  				  				  	$	395,863	 


  
 6 









 JMA ESTIMATE 

50 HAMPSHIRE 
 BIOMED REALTY 

BASED ON ARROWSTREET DRAWINGS A2.01,A2.20 ,A5.01 DATED 4/6/16 AND AHA MEMO REVISED 4/13/16 ESTIMATE DATED 4-15-16 

VE SCOPE VERSION 
  


																					
	HVAC	  	 	 	 	 	 	  	 	 	  	 	 	  	 	 
	 EQUIPMENT
	  				 				  				  				  			
	 EXHAUST VAVS W/OUT COILS
	  	 	17	 	 	 	EA	 	  	 	1,600.00	 	  	$	27,200	 	  			
	 LAB SAV W/ HW COILS
	  	 	17	 	 	 	EA	 	  	 	2,000.00	 	  	$	34,000	 	  			
	 FCU COOLING ONLY CASSETTE TYPE
	  	 	10	 	 	 	EA	 	  	 	3,600.00	 	  	$	36,000	 	  			
	 3 TON SPLIT SYSTEM AT FREEZER FARMS
	  	 	2	 	 	 	EA	 	  	 	17,500.00	 	  	$	35,000	 	  			
	 2 TON SPLIT SYSTEM AT IDF ROOMS
	  	 	1	 	 	 	EA	 	  	 	16,000.00	 	  	$	16,000	 	  			
	 500 CFM BOX FAN DUCTED TO PLENUM AT IT ROOM
	  	 	1	 	 	 	EA	 	  	 	1,800.00	 	  	$	1,800	 	  			
	 VENTURI BOX
	  	 	3	 	 	 	EA	 	  	 	2,600.00	 	  	$	7,800	 	  			
	 HUMIDIFIERS
	  				 				  				  	 	NONE	 	  			
	 VAVS WITH COILS
	  	 	6	 	 	 	EA	 	  	 	1,800.00	 	  	$	10,800	 	  			
	 VAVS WITH NO COILS
	  	 	6	 	 	 	EA	 	  	 	1,600.00	 	  	$	9,600	 	  			
	 FPT W/ HW COILS
	  	 	11	 	 	 	EA	 	  	 	2,100.00	 	  	$	23,100	 	  			
	 FIN TUBE RADIATION
	  	 	515	 	 	 	LF	 	  	 	120.00	 	  	 	NIC	 	  			
	 HEAT PUMPS
	  	 	0	 	 	 	EA	 	  	 	5,000.00	 	  	$	0	 	  			
	 DUCTWORK & DISTRIBUTION
	  				 				  				  				  			
	 SPECIALTY EXHAUSTS
	  				 				  				  	 	NONE	 	  			
	 SUPPLY DUCT
	  	 	26580	 	 	 	LBS	 	  	 	12.50	 	  	$	332,250	 	  			
	 SS PREMIUM
	  				 				  				  	 	NONE	 	  			
	 EXHAUST DUCT
	  	 	15300	 	 	 	LBS	 	  	 	12.50	 	  	$	191,250	 	  			
	 MECHANICAL / SHEETMETAL PERMIT
	  	 	1.2	% 	 				  	 	523500.00	 	  	$	6,282	 	  			
	 INSULATION
	  	 	18986	 	 	 	SF	 	  	 	4.00	 	  	$	75,944	 	  			
	 R/G/D’S
	  				 				  				  				  			
	 LINEAR DIFFUSERS
	  	 	160	 	 	 	EA	 	  	 	300.00	 	  	$	48,000	 	  			
	 STANDARD CEILING DIFFUSERS
	  	 	12	 	 	 	EA	 	  	 	135.00	 	  	$	1,620	 	  			
	 EXHAUST GRILLES
	  	 	40	 	 	 	EA	 	  	 	85.00	 	  	$	3,400	 	  			
	 FUME HOOD CONNECTIONS
	  	 	3	 	 	 	EA	 	  	 	500.00	 	  	$	1,500	 	  			
	 LAB EXHAUST PORTS
	  	 	3	 	 	 	EA	 	  	 	500.00	 	  	$	1,500	 	  			
	 PIPING / VALVES
	  				 				  				  				  			
	 HOT WATER
	  				 				  				  				  			
	 SUPPLY / RETURN
	  				 				  				  				  			
	 HWSR LOOP
	  	 	444	 	 	 	LF	 	  	 	60.00	 	  	$	26,640	 	  			
	 FIN TUBE / TERMINAL BOX CONN.
	  	 	1020	 	 	 	LF	 	  	 	45.00	 	  	$	45,900	 	  			
	 CHILLED WATER
	  				 				  				  				  			
	 SUPPLY / RETURN
	  				 				  				  				  			
	 CHWSR LOOP
	  	 	356	 	 	 	LF	 	  	 	60.00	 	  	$	21,360	 	  			
	 FIN TUBE / TERMINAL BOX CONN.
	  	 	300	 	 	 	LF	 	  	 	45.00	 	  	$	13,500	 	  			
	 INSULATION
	  				 				  				  				  			
	 LARGE
	  	 	800	 	 	 	LF	 	  	 	15.00	 	  	$	12,000	 	  			
	 TYPICAL
	  	 	1320	 	 	 	LF	 	  	 	8.00	 	  	$	10,560	 	  			
	 CITY WATER
	  				 				  				  	 	NONE	 	  			
	 STEAM
	  				 				  				  	 	NONE	 	  			
	 CONDENSER WATER
	  	 	0	 	 	 	LF	 	  	 	50.00	 	  	$	0	 	  			
	 INSULATION
	  	 	0	 	 	 	LF	 	  	 	5.00	 	  	$	0	 	  			
	 CONDENSATE DRAIN
	  	 	150	 	 	 	LF	 	  	 	45.00	 	  	$	6,750	 	  			
	 INSULATION
	  	 	150	 	 	 	LF	 	  	 	5.00	 	  	$	750	 	  			
	 MISCELLANEOUS
	  				 				  				  				  			
	 REBALANCE AND OTHER CORE/SHELL TI RELATED MODS
	  	 	1	 	 	 	ALLOW	 	  	 	15000.00	 	  	$	15,000	 	  			
	 FILTER CHANGES (LEED)
	  	 	1	 	 	 	HOLD	 	  	 	3500.00	 	  	$	3,500	 	  			
	 FIREWATCHES
	  	 	1	 	 	 	HOLD	 	  	 	15000.00	 	  	$	15,000	 	  			
	 ENGINEERING/DRAWINGS/COORDINATION
	  	 	1	 	 	 	LOT	 	  	 	15000.00	 	  	$	15,000	 	  			
	 BALANCING G/R/D’S
	  	 	212	 	 	 	EA	 	  	 	50.00	 	  	$	10,600	 	  			
	 RIGGING
	  	 	1	 	 	 	LOT	 	  	 	7500.00	 	  	$	7,500	 	  			
	 START-UP / COMMISSIONING
	  	 	80	 	 	 	HRS	 	  	 	125.00	 	  	$	10,000	 	  			
	 SUBCONTRACTOR MARKUP
	  	 	10.00	% 	 				  	 	1077106.00	 	  	$	107,711	 	  			
		  				 				  				  				  	  
	  
	 
	 SUBTOTAL HVAC
	  				 				  				  				  	$	1,184,817	 
	 ATC
	  				 				  				  				  			
	 FUME HOODS
	  	 	3	 	 	 	EA	 	  	 	5,120.00	 	  	$	15,360	 	  			
	 FPT/VAV BOXES W/ REHEAT
	  	 	40	 	 	 	EA	 	  	 	1,800.00	 	  	$	72,000	 	  			
	 VAV COOLING ONLY
	  	 	0	 	 	 	EA	 	  	 	1,200.00	 	  	$	0	 	  			
	 EVAV
	  	 	17	 	 	 	EA	 	  	 	1,400.00	 	  	$	23,800	 	  			
	 FIN TUBE
	  	 	23	 	 	 	EA	 	  	 	550.00	 	  	 	NIC	 	  			
	 O2 DEPLETION
	  				 				  				  	 	ASSUME NONE	 	  			
	 HEAT PUMPS
	  	 	0	 	 	 	EA	 	  	 	1,500.00	 	  	$	0	 	  			
	 HUMIDIFIERS
	  				 				  				  	 	ASSUME NONE	 	  			
	 CO2 SENSORS
	  	 	2	 	 	 	EA	 	  	 	750.00	 	  	$	1,500	 	  			


  
 7 









 JMA ESTIMATE 

50 HAMPSHIRE 
 BIOMED REALTY 

BASED ON ARROWSTREET DRAWINGS A2.01,A2.20 ,A5.01 DATED 4/6/16 AND AHA MEMO REVISED 4/13/16 ESTIMATE DATED 4-15-16 

VE SCOPE VERSION 
  


																			
	 AIR FLOW STATIONS
	  	 	2	 	  	EA	  	 	4,850.00	 	 	$	9,700	 	 			
	 COMBO FLOW STATIONS
	  				  		  				 	 	nic	 	 			
	 WATER FLOW METERS
	  				  		  				 	 	nic	 	 			
	 FCUS
	  	 	10	 	  	EA	  	 	1,600.00	 	 	$	16,000	 	 			
	 SPLIT SYSTEMS
	  	 	2	 	  	EA	  	 	2,800.00	 	 	$	5,600	 	 			
	 LIGHTING INTERFACE WORK
	  	 	1	 	  	LOT	  	 	17,500.00	 	 	$	17,500	 	 			
	 ELECTRICAL METER INTEGRATION
	  				  		  				 	 	nic	 	 			
	 MISC INFRASTUCTURE
	  	 	1	 	  	LOT	  	 	15,000.00	 	 	$	15,000	 	 			
	 FULL TIME PM
	  	 	1.5	 	  	MO	  	 	24,000.00	 	 	$	36,000	 	 			
	 PLUMBING FLOW METERS
	  				  		  				 	 	nic	 	 			
	 ALARM POINTS
	  	 	1	 	  	ALLOW	  	 	20,000.00	 	 	$	20,000	 	 			
	 SUB MARKUP ON CONTROLS
	  	 	1	 	  	LOT	  	 	16800.00	 	 	$	16,800	 	 			
		  				  		  				 				 	  
	  
	 
	 SUBTOTAL ATC
	  				  		  				 				 	$	249,260	 
	 ELECTRICAL
	  				  		  				 				 			
	 NORMAL POWER DISTRIBUTION
	  				  		  				 				 			
	 BUS TAPS
	  	 	1	 	  	EA	  	 	3,200.00	 	 	$	3,200	 	 			
	 DRY TYPE TRANSFORMERS
	  				  		  				 				 			
	 SMALL
	  	 	1	 	  	EA	  	 	6,500.00	 	 	$	6,500	 	 			
	 LARGE
	  	 	1	 	  	EA	  	 	9,000.00	 	 	$	9,000	 	 			
	 SWITCHBOARDS
	  	 	1	 	  	EA	  	 	15,000.00	 	 	 	nic	 	 			
	 DISTRIBUTION PANELS
	  	 	1	 	  	EA	  	 	10,000.00	 	 	$	10,000	 	 			
	 HV PANEL
	  	 	1	 	  	EA	  	 	6,000.00	 	 	$	6,000	 	 			
	 LV PANELS IN SPACE
	  	 	4	 	  	EA	  	 	4,000.00	 	 	$	16,000	 	 			
	 FEEDERS IN CLOSET
	  	 	2	 	  	EA	  	 	5,000.00	 	 	$	10,000	 	 			
	 FEEDS TO LAB FLR PANELS
	  	 	400	 	  	LF	  	 	70.00	 	 	$	28,000	 	 			
	 OPTIONAL STANDBY POWER
	  				  		  				 				 			
	 FEEDER TO GENSET GEAR
	  	 	120	 	  	LF	  	 	100.00	 	 	$	12,000	 	 			
	 PANELS
	  				  		  				 				 			
	 SWITCHBOARDS
	  	 	1	 	  	EA	  	 	15,000.00	 	 	 	nic	 	 			
	 DISTRIBUTION
	  	 	1	 	  	EA	  	 	10,000.00	 	 	$	10,000	 	 			
	 HIGH VOLTAGE
	  	 	1	 	  	EA	  	 	6,500.00	 	 	$	6,500	 	 			
	 LOW VOLTAGE
	  	 	2	 	  	EA	  	 	5,500.00	 	 	$	11,000	 	 			
	 TRANSFORMERS
	  	 	1	 	  	EA	  	 	10,000.00	 	 	$	10,000	 	 			
	 FEEDERS
	  				  		  				 				 			
	 FEEDS TO LAB FLR PANELS
	  	 	400	 	  	LF	  	 	50.00	 	 	$	20,000	 	 			
	 LIGHTING
	  				  		  				 				 			
	 LIGHTING IN OFFICE AREA
	  	 	10,225	 	  	SF	  	 	12.00	 	 	$	122,700	 	 			
	 LIGHTING IN LAB AREA
	  	 	10,200	 	  	SF	  	 	14.00	 	 	$	142,800	 	 			
	 SPECIALTY LIGHTING IN CONF ,HUDDLE ETC PER NOTES
	  	 	3,875	 	  	SF	  	 	12.00	 	 	$	46,500	 	 			
	 SPECIALTY LARGE PENDANTS
	  	 	17	 	  	EA	  	 	1,500.00	 	 	 	ABOVE FOR NOW	 	 			
	 SPECAILTY SMALL PENDANTS
	  	 	56	 	  	EA	  	 	650.00	 	 	 	ABOVE FOR NOW	 	 			
	 target discount on lighting packge
	  	 	1	 	  	allow	  	 	(100,000.00	) 	 	($	100,000	) 	 			
	 LIGHTING CONTROLS
	  				  		  				 				 			
	 HEAD END
	  	 	1	 	  	LOT	  	 	25,000.00	 	 	$	25,000	 	 			
	 OCCUPANCY SENSORS
	  	 	43	 	  	EA	  	 	300.00	 	 	$	12,900	 	 			
	 OTHER CONTROLLERS
	  	 	15	 	  	EA	  	 	500.00	 	 	$	7,500	 	 			
	 POWER
	  				  		  				 				 			
	 DEDICATED POWER IN TEL/DATA CLOSETS
	  	 	2	 	  	RMS	  	 	3,500.00	 	 	$	7,000	 	 			
	 GFI OUTLETS
	  	 	8	 	  	EA	  	 	130.00	 	 	$	1,040	 	 			
	 DUPLEX OUTLETS
	  	 	86	 	  	EA	  	 	120.00	 	 	$	10,320	 	 			
	 DOUBLE DUPLEX OUTLETS
	  	 	0	 	  	EA	  	 	140.00	 	 	$	0	 	 			
	 FURNITURE FEEDS
	  	 	20	 	  	EA	  	 	800.00	 	 	$	16,000	 	 			
	 FLOOR BOXES
	  	 	5	 	  	EA	  	 	2,500.00	 	 	$	12,500	 	 			
	 POKE THRUS
	  	 	5	 	  	EA	  	 	1,250.00	 	 	$	6,250	 	 			
	 OSP (2 DEDICATED OUTLETS EACH)
	  	 	48	 	  	EA	  	 	750.00	 	 	$	36,000	 	 			
	 OSP BRANCH CIRCUITS
	  	 	48	 	  	EA	  	 	225.00	 	 	$	10,800	 	 			
	 WIRE MOLD
	  	 	156	 	  	LF	  	 	65.00	 	 	$	10,140	 	 			
	 EXTERIOR LAB WALL OUTLETS
	  	 	55	 	  	EA	  	 	165.00	 	 	$	9,075	 	 			
	 TISSUE CULTURE BSC OUTLETS
	  	 	11	 	  	EA	  	 	165.00	 	 	$	1,815	 	 			
	 TC INCUBATOR OUTLETS ON E POWER
	  	 	11	 	  	EA	  	 	175.00	 	 	$	1,925	 	 			
	 TC MISC OUTLETS
	  	 	12	 	  	EA	  	 	165.00	 	 	$	1,980	 	 			
	 TBD , FLOW , MICROS ETC ROOMS OUTLETS
	  	 	40	 	  	EA	  	 	165.00	 	 	$	6,600	 	 			
	 FREEZER FARM OUTLETS
	  	 	30	 	  	EA	  	 	175.00	 	 	$	5,250	 	 			
	 TANK AREA OUTLETS
	  	 	4	 	  	EA	  	 	175.00	 	 	$	700	 	 			
	 WASTE AREA AND STORAGE
	  	 	5	 	  	EA	  	 	165.00	 	 	$	825	 	 			
	 PREMIUM FOR DECIACTED CIRCUITS
	  	 	154	 	  	EA	  	 	225.00	 	 	$	34,650	 	 			
	 CORRDIOR OUTLETS
	  	 	14	 	  	EA	  	 	165.00	 	 	$	2,310	 	 			


  
 8 









 JMA ESTIMATE 

50 HAMPSHIRE 
 BIOMED REALTY 

BASED ON ARROWSTREET DRAWINGS A2.01,A2.20 ,A5.01 DATED 4/6/16 AND AHA MEMO REVISED 4/13/16 ESTIMATE DATED 4-15-16 

VE SCOPE VERSION 
  


																			
	 MECHANICAL & EQUIPMENT WIRING
	  				 		  				  				  			
	 HVAC BOXES/EXHAUST FCU’S
	  	 	74	 	 	EA	  	 	450.00	 	  	$	33,300	 	  			
	 DISHWASHER CONNECTIONS
	  	 	2	 	 	EA	  	 	450.00	 	  	$	900	 	  			
	 FCU
	  	 	10	 	 	EA	  	 	1,500.00	 	  	 	above	 	  			
	 SPLIT SYSTEMS
	  	 	2	 	 	EA	  	 	2,250.00	 	  	 	above	 	  			
	 PH NEUTRALIZATION SYSTEMS
	  	 	1	 	 	EA	  	 	3000.00	 	  	 	NIC -LOW VOLT	 	  			
	 POWER HVAC CONTROLS EQUIPMENT
	  	 	1	 	 	LOT	  	 	12500.00	 	  	$	12,500	 	  			
	 FUME HOOD CONNECTIONS
	  	 	3	 	 	EA	  	 	1500.00	 	  	$	4,500	 	  			
	 EXPLOSION PROOF FUME HOOD CONNECTIONS
	  				 		  				  	 	EXCL	 	  			
	 WIRE COLD / ENVIRONMENTAL ROOMS
	  	 	0	 	 	EA	  	 	3,000.00	 	  	$	0	 	  			
	 LAB EQUIPMENT
	  	 	1	 	 	ALLOW	  	 	20,000.00	 	  	$	20,000	 	  			
	 FIRE ALARM
	  	 	54	 	 	DEV	  	 	600.00	 	  	$	32,400	 	  			
	 TEMP HEAT DETECTORS ILO SPRINKLERS IN OCC BLDG
	  	 	1	 	 	ALLOW	  	 	17,000.00	 	  	$	17,000	 	  			
		  				 		  				  	$	0	 	  			
	 RACEWAY
	  				 		  				  	$	0	 	  			
	 TEL/DATA
	  	 	1	 	 	LOT	  	 	3,500.00	 	  	$	3,500	 	  			
	 CABLE TRAY
	  				 		  				  	 	NIC	 	  			
	 A/V IN-ROOM RACEWAY
	  	 	9	 	 	RMS	  	 	3,500.00	 	  	$	31,500	 	  			
	 SECURITY RACEWAY
	  	 	1	 	 	LOT	  	 	7,500.00	 	  	$	7,500	 	  			
	 MISC
	  				 		  				  				  			
	 COORDINATION DRAWINGS
	  	 	1	 	 	LOT	  	 	10,000.00	 	  	$	10,000	 	  			
	 PERMIT
	  	 	1	 	 	LOT	  	 	5,000.00	 	  	$	5,000	 	  			
	 COMMISSIONING
	  	 	50	 	 	MH	  	 	150.00	 	  	$	7,500	 	  			
	 HOLD FOR TEMP LIGHTS, LIFE SAFETY
	  	 	26,520	 	 	SF	  	 	0.30	 	  	$	7,956	 	  			
	 SUBCONTRACTOR MARKUP
	  	 	6.00	% 	 		  	 	784336.00	 	  	$	47,060	 	  			
		  				 		  				  				  	  
	  
	 
	SUBTOTAL ELECTRICAL	  				 		  				  				  	$	831,396	 
	TEL/DATA	  				 		  				  				  			
	 TEL/DATA WIRING ALLOWANCE
	  				 		  				  	 	BY TENANT	 	  			
		  				 		  				  				  	  
	  
	 
	SUBTOTAL TEL/DATA	  				 		  				  				  	$	0	 
	AUDIO VISUAL WIRING / EQUIPMENT	  				 		  				  				  			
	 AUDIO/VIDEO ALLOWANCE
	  				 		  				  	 	BY TENANT	 	  			
		  				 		  				  				  	  
	  
	 
	 SUBTOTAL AUDIO VISUAL WIRING / EQUIPMENT
	  				 		  				  				  	$	0	 
	 SECURITY
	  				 		  				  				  			
	 ALLOWANCE
	  	 	26,520	 	 	SF	  				  	 	10.00 BY TENANT	 	  			
		  				 		  				  				  	  
	  
	 
	 SUBTOTAL SECURITY
	  				 		  				  				  	$	0	 
		  				 		  				  				  	  
	  
	 
	 SUBTOTAL DIRECT COSTS
	  				 		  				  	$	4,532,127	 	  	$	4,532,127	 
		  				 		  				  				  	$	171	 


  
 9 








 Attachment 3 to Work Letter 

Budget 
 [See attached]


  
 B-8 








 BioMed Realty Trust 

50 Hampshire Street 
 Surface
- Conceptual Development Budget 
 5/2/16 

 

																							
	 50 Hampshire Street-Surface
	  	 	 	 	32,018 rsf	 	  	 	 	  	 	 	  	 	 	  	 
	 TI|HARD COST 
	  				 				  				  				  				  	
	 Hard Cost | CM Estimate
	  				 	$	5,599,302	 	  				  	$	174.88	 	  	 	/ sf	 	  	JMA Estimate 4/27/16
		  				 	  
	  
	 	  				  	  
	  
	 	  	  
	  
	 	  	
	 Hard Cost Contingency
	  	 	1.5	% 	 	$	83,990	 	  				  	$	2.62	 	  	 	/ sf	 	  	
		  				 	  
	  
	 	  				  	  
	  
	 	  	  
	  
	 	  	
	 SUB-TOTAL-TI HARD COST
	  				 	$	5,683,292	 	  				  	$	177.50	 	  	 	/sf	 	  	
	 TI|SOFT COST 
	  				 				  				  				  				  	
	 Design Fees
	  				 	$	403,200	 	  				  	$	12.59	 	  	 	/ sf	 	  	AST Proposal 3/25/16
		  				 	  
	  
	 	  				  	  
	  
	 	  	  
	  
	 	  	
	 Design Reimbursables
	  				 	$	8,100	 	  				  	$	0.25	 	  	 	/ sf	 	  	AST Proposal 3/25/16
		  				 	  
	  
	 	  				  	  
	  
	 	  	  
	  
	 	  	
	 Building Shutdown Fees
	  				 	$	50,000	 	  				  	$	1.56	 	  	 	/ sf	 	  	BMR Allowance
		  				 	  
	  
	 	  				  	  
	  
	 	  	  
	  
	 	  	
	 Commissioning
	  				 	$	35,000	 	  				  	$	1.09	 	  	 	/ sf	 	  	BMR Allowance 
		  				 	  
	  
	 	  				  	  
	  
	 	  	  
	  
	 	  	
	 Soft Cost Contingency
	  	 	1.5	% 	 	$	7,445	 	  				  	$	0.23	 	  	 	/ sf	 	  	
		  				 	  
	  
	 	  				  	  
	  
	 	  	  
	  
	 	  	
	 Development Fee
	  	 	3.0	% 	 	$	 185,611	 	  				  	$	5.80	 	  	 	/ sf	 	  	
		  				 	  
	  
	 	  				  	  
	  
	 	  	  
	  
	 	  	
	 SUB-TOTAL - TI SOFT COST
	  				 	$	689,356	 	  				  	$	21.53	 	  	 	/ sf	 	  	
	 TOTAL PROJECT COST 
	  				 	$	6,372,647	 	  				  	$	199.03	 	  	 	/ sf	 	  	
	 TENANT IMPROVEMENT ALLOWANCE 
	  				 	$	4,802,700	 	  				  	$	150.00	 	  	 	/ sf	 	  	
	 EXCESS TENANT IMPROVEMENT 
	  				 	$	 1,569,947	 	  				  	$	49.03	 	  	 	/ sf	 	  	








 EXHIBIT B-1 

TENANT WORK INSURANCE SCHEDULE 

Tenant shall be responsible for requiring all of Tenant contractors doing construction or renovation work to purchase and maintain such
insurance as shall protect it from the claims set forth below which may arise out of or result from any Tenant Work whether such Tenant Work is completed by Tenant or by any Tenant contractors or by any person directly or indirectly employed by
Tenant or any Tenant contractors, or by any person for whose acts Tenant or any Tenant contractors may be liable: 
 1. Claims under workers’
compensation, disability benefit and other similar employee benefit acts which are applicable to the Tenant Work to be performed. 
 2. Claims for damages
because of bodily injury, occupational sickness or disease, or death of employees under any applicable employer’s liability law. 
 3. Claims for
damages because of bodily injury, or death of any person other than Tenant’s or any Tenant contractors’ employees. 
 4. Claims for damages insured
by usual personal injury liability coverage which are sustained (a) by any person as a result of an offense directly or indirectly related to the employment of such person by Tenant or any Tenant contractors or (b) by any other person.

 5. Claims for damages, other than to the Tenant Work itself, because of injury to or destruction of tangible property, including loss of use therefrom.

 6. Claims for damages because of bodily injury or death of any person or property damage arising out of the ownership, maintenance or use of any motor
vehicle. 
 Tenant contractors’ Commercial General Liability Insurance shall include premises/operations (including explosion, collapse
and underground coverage if such Tenant Work involves any underground work), elevators, independent contractors, products and completed operations, and blanket contractual liability on all written contracts, all including broad form property damage
coverage. 
 Tenant contractors’ Commercial General, Automobile, Employers and Umbrella Liability Insurance shall be written for not
less than limits of liability as follows: 
  

					
		 	 a. Commercial General Liability:
  

Bodily Injury and Property Damage
	 	Commercially reasonable amounts, but in any event no less than $1,000,000 per occurrence and $2,000,000 general aggregate, with $2,000,000 products and completed operations
aggregate.


  
 B-1-1 









					
			
		 	b. Commercial Automobile Liability:	 	$1,000,000 per accident
		 	 Bodily Injury and Property

Damage
	 	
			
		 	c. Employer’s Liability:	 	
			
		 	 Each Accident
	 	$500,000
		 	 Disease – Policy Limit
	 	$500,000
		 	 Disease – Each Employee
	 	$500,000
			
		 	 d. Umbrella Liability:
  

Bodily Injury and Property Damage
	 	Commercially reasonable amounts (excess of coverages a, b and c above), but in any event no less than $5,000,000 per occurrence / aggregate.

 All subcontractors for Tenant contractors shall carry the same coverages and limits as specified above, unless different
limits are reasonably approved by Landlord. The foregoing policies shall contain a provision that coverages afforded under the policies shall not be canceled or not renewed until at least thirty (30) days’ prior written notice has been
given to the Landlord. Certificates of insurance including required endorsements showing such coverages to be in force shall be filed with Landlord prior to the commencement of any Tenant Work and prior to each renewal. Coverage for completed
operations must be maintained for the lesser of ten (10) years and the applicable statue of repose following completion of the Tenant Work, and certificates evidencing this coverage must be provided to Landlord. The minimum A.M. Best’s
rating of each insurer shall be A- VII. Landlord and its mortgagees shall be named as an additional insureds under Tenant contractors’ Commercial General Liability, Commercial Automobile Liability and
Umbrella Liability Insurance policies as respects liability arising from work or operations performed, or ownership, maintenance or use of autos, by or on behalf of such contractors. Each contractor and its insurers shall provide waivers of
subrogation with respect to any claims covered or that should have been covered by valid and collectible insurance, including any deductibles or self-insurance maintained thereunder. 

Such coverage shall include bodily injury, sickness, disease, death or mental anguish or shock sustained by any person; property damage, including physical
injury to or destruction of tangible property (including the resulting loss of use thereof), clean-up costs and the loss of use of tangible property that has not been physically injured or destroyed; and
defense costs, charges and expenses incurred in the investigation, adjustment or defense of claims for such damages. Coverage shall apply to both sudden and non-sudden pollution conditions including the
discharge, dispersal, release or escape of smoke, vapors, soot, fumes, acids, alkalis, toxic chemicals, liquids or gases, waste materials or other irritants, contaminants or pollutants into or upon land, the atmosphere or any watercourse or body of
water. Claims-made coverage is permitted, provided the policy retroactive date is continuously maintained prior to the Term Commencement Date, and coverage is continuously maintained during all periods in which Tenant occupies the Premises.
Coverage shall be maintained with limits of not less than $1,000,000 per incident with a $2,000,000 policy aggregate. 

  
 B-1-2 








 EXHIBIT B-2 

LANDLORD’S WORK 
  

	 	•	 	(1) 100% Outside Air (OA) Air Handling Unit (AHU) 

  

	 	•	 	(1) Air Cooled Water Chiller 

  

	 	•	 	(2) Boilers 

  

	 	•	 	(1) Tenant Generator for Stand-By Power 

  

	 	•	 	(1) Central Lab Exhaust with Heat Recovery 

  

	 	•	 	Base Building Shared Lab Services: 

  

	 	•	 	R.O. Tank and vertical distribution 

  

	 	•	 	Lab Waste pH Tank and vertical distribution 

  

	 	•	 	Compressed Air 

  

	 	•	 	Central Vacuum 

  

	 	•	 	Chemical Storage 

  

	 	•	 	Lab Waste Storage 


  
 B-2-1 








 EXHIBIT C 

ACKNOWLEDGEMENT OF TERM COMMENCEMENT DATE 

AND TERM EXPIRATION DATE 

THIS ACKNOWLEDGEMENT OF TERM COMMENCEMENT DATE AND TERM EXPIRATION DATE is entered into as of [
                    ], 20[        ], with reference to that certain Lease (the “Lease”)
dated as of [                    ], 20[                ], by SURFACE
ONCOLOGY, INC., a Delaware corporation (“Tenant”), in favor of BMR-HAMPSHIRE LLC, a Delaware limited liability company (“Landlord”). All capitalized terms used herein without
definition shall have the meanings ascribed to them in the Lease. 
 Tenant hereby confirms the following: 

1. Tenant accepted possession of the Premises for use in accordance with the Permitted Use on
[                    ], 20[        ]. Tenant first occupied the Premises for the Permitted Use on
[                    ], 20[        ]. 

2. The Premises are in good order, condition and repair. 
 3. The
Tenant Improvements are Substantially Complete. 
 4. All conditions of the Lease to be performed by Landlord as a condition to the full effectiveness of the
Lease have been satisfied, and Landlord has fulfilled all of its duties in the nature of inducements offered to Tenant to lease the Premises. 
 5. In
accordance with the provisions of Article 4 of the Lease, the Term Commencement Date is [                    ],
20[        ], and, unless the Lease is terminated prior to the Term Expiration Date pursuant to its terms, the Term Expiration Date shall be
[                    ], 20[        ]. 

6. The Lease is in full force and effect, and the same represents the entire agreement between Landlord and Tenant concerning the Premises[, except
[                    ]]. 
 7. Tenant has no existing
defenses against the enforcement of the Lease by Landlord, and there exist no offsets or credits against Rent owed or to be owed by Tenant. 
 8. The
obligation to pay Rent is presently in effect and all Rent obligations on the part of Tenant under the Lease commenced to accrue on
[                    ], 20[        ], with Base Rent payable on the dates and amounts set forth in the chart
below: 
  

															
	 Dates
	  	Approximate
Square Feet of
Rentable Area	 	  	 Base Rent per Square
Foot of Rentable Area
	  	Monthly
Base Rent	 	  	Annual Base
Rent	 
	
[        ]/[        ]/[  
      ]-
	  	 	32,018	 	  	$73.00 annually	  	 	$194,776.17	 	  	 	$2,337,314.00	 
	
[        ]/[        ]/[  
      ]
	  				  		  				  			


  
 C-1 








 9. The undersigned Tenant has not made any prior assignment, transfer, hypothecation or pledge of the Lease or of
the rents thereunder or sublease of the Premises or any portion thereof. 
 [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 C-2 








 IN WITNESS WHEREOF, Tenant has executed this Acknowledgment of Term Commencement Date and Term Expiration Date as
of the date first written above. 
  

	
	TENANT:
	
	 SURFACE ONCOLOGY, INC.,
 a Delaware
corporation

	
	By:
                                         
                                
	Name:
                                         
                           
	Title:
                                         
                             


  
 C-3 








 EXHIBIT D 

PLAN OF LAB AND OFFICE ZONES 

[See Attached] 

  
 D-1 








 



 

  








 EXHIBIT E 

FORM OF LETTER OF CREDIT 

[On letterhead or L/C letterhead of Issuer] 

LETTER OF CREDIT 
 Date:
                    , 20         

                          
                                         
         (the “Beneficiary”) 

                          
                                         
          

                          
                                         
          
 Attention:
                                         
                   
 L/C. No.:
                                         
                    
 Loan No. :
                                         
                  
 Ladies and Gentlemen: 

We establish in favor of Beneficiary our irrevocable and unconditional Letter of Credit numbered as identified above (the
“L/C”) for an aggregate amount of $                    , expiring at         :00 p.m. on
                     or, if such day is not a Banking Day, then the next succeeding Banking Day (such date, as extended from time to time, the
“Expiry Date”). “Banking Day” means a weekday except a weekday when commercial banks in                      are
authorized or required to close. 
 We authorize Beneficiary to draw on us (the “Issuer”) for the account of
                     (the “Account Party”), under the terms and conditions of this L/C. 

Funds under this L/C are available by presenting the following documentation (the “Drawing Documentation”): (a) the original
L/C and (b) a sight draft substantially in the form of Attachment 1, with blanks filled in and bracketed items provided as appropriate. No other evidence of authority, certificate, or documentation is required. 

Drawing Documentation must be presented at Issuer’s office at
                     on or before the Expiry Date by personal presentation, courier or messenger service, or fax. Presentation by fax shall be
effective upon electronic confirmation of transmission as evidenced by a printed report from the sender’s fax machine. After any fax presentation, but not as a condition to its effectiveness, Beneficiary shall with reasonable promptness deliver
the original Drawing Documentation by any other means. Issuer will on request issue a receipt for Drawing Documentation. 
 We agree,
irrevocably, and irrespective of any claim by any other person, to honor drafts drawn under and in conformity with this L/C, within the maximum amount of this L/C, presented to us on or before the Expiry Date, provided we also receive (on or
before the Expiry Date) any other Drawing Documentation this L/C requires. 

  
 E-1 








 We shall pay this L/C only from our own funds by check or wire transfer, in compliance with the
Drawing Documentation. 
 If Beneficiary presents proper Drawing Documentation to us on or before the Expiry Date, then we shall pay under
this L/C at or before the following time (the “Payment Deadline”): (a) if presentment is made at or before noon of any Banking Day, then the close of such Banking Day; and (b) otherwise, the close of the next Banking Day. We
waive any right to delay payment beyond the Payment Deadline. If we determine that Drawing Documentation is not proper, then we shall so advise Beneficiary in writing, specifying all grounds for our determination, within one Banking Day after the
Payment Deadline. 
 Partial drawings are permitted. This L/C shall, except to the extent reduced thereby, survive any partial drawings.

 We shall have no duty or right to inquire into the validity of or basis for any draw under this L/C or any Drawing Documentation. We
waive any defense based on fraud or any claim of fraud. 
 The Expiry Date shall automatically be extended by one year (but never beyond
                     (the “Outside Date”)) unless, on or before the date 90 days before any Expiry Date, we have given Beneficiary
notice that the Expiry Date shall not be so extended (a “Nonrenewal Notice”). We shall promptly upon request confirm any extension of the Expiry Date under the preceding sentence by issuing an amendment to this L/C, but such an
amendment is not required for the extension to be effective. We need not give any notice of the Outside Date. 
 Beneficiary may from time
to time without charge transfer this L/C, in whole but not in part, to any transferee (the “Transferee”). Issuer shall look solely to Account Party for payment of any fee for any transfer of this L/C. Such payment is not a condition
to any such transfer. Beneficiary or Transferee shall consummate such transfer by delivering to Issuer the original of this L/C and a Transfer Notice substantially in the form of Attachment 2, purportedly signed by Beneficiary, and
designating Transferee. Issuer shall promptly reissue or amend this L/C in favor of Transferee as Beneficiary. Upon any transfer, all references to Beneficiary shall automatically refer to Transferee, who may then exercise all rights of Beneficiary.
Issuer expressly consents to any transfers made from time to time in compliance with this paragraph. 
 Any notice to Beneficiary shall be
in writing and delivered by hand with receipt acknowledged or by overnight delivery service such as FedEx (with proof of delivery) at the above address, or such other address as Beneficiary may specify by written notice to Issuer. A copy of any such
notice shall also be delivered, as a condition to the effectiveness of such notice, to:                          (or such
replacement as Beneficiary designates from time to time by written notice). 
 No amendment that adversely affects Beneficiary shall be
effective without Beneficiary’s written consent. 
 This L/C is subject to and incorporates by reference: (a) the International
Standby Practices 98 (“ISP 98”); and (b) to the extent not inconsistent with ISP 98, Article 5 of the Uniform Commercial Code of the State of New York. 

  
 E-2 








 Very truly yours, 

[Issuer Signature] 

  
 E-3 








 ATTACHMENT 1 TO EXHIBIT E 

FORM OF SIGHT DRAFT 

[BENEFICIARY LETTERHEAD] 

TO: 
 [Name and Address of Issuer] 

SIGHT DRAFT 
 AT SIGHT, pay to the Order
of                     , the sum of
                     United States Dollars
($                    ). Drawn under [Issuer] Letter of Credit No.
                     dated                     .

 [Issuer is hereby directed to pay the proceeds of this Sight Draft solely to the following account: 

                          
  .] 
 [Name and signature block, with signature or purported signature of Beneficiary] 

Date:
                                 

  
 E-1-1 








 ATTACHMENT 2 TO EXHIBIT E 

FORM OF TRANSFER NOTICE 

[BENEFICIARY LETTERHEAD] 

TO: 
 [Name and Address of Issuer] (the
“Issuer”) 
 TRANSFER NOTICE 

By signing below, the undersigned, Beneficiary (the “Beneficiary”) under Issuer’s Letter of Credit No.
                     dated                     
(the “L/C”), transfers the L/C to the following transferee (the “Transferee”): 
 [Transferee Name and Address] 

The original L/C is enclosed. Beneficiary directs Issuer to reissue or amend the L/C in favor of Transferee as Beneficiary. Beneficiary represents and
warrants that Beneficiary has not transferred, assigned, or encumbered the L/C or any interest in the L/C, which transfer, assignment, or encumbrance remains in effect. 

[Name and signature block, with signature or purported signature of Beneficiary] 

Date:
                                         
   ] 

  
 E-2-1 








 EXHIBIT F 

RULES AND REGULATIONS 

NOTHING IN THESE RULES AND REGULATIONS (“RULES AND REGULATIONS”) SHALL SUPPLANT ANY PROVISION OF THE LEASE. IN THE EVENT OF A
CONFLICT OR INCONSISTENCY BETWEEN THESE RULES AND REGULATIONS AND THE LEASE, THE LEASE SHALL PREVAIL. 
 1. No Tenant Party shall encumber or obstruct the
common entrances, lobbies, elevators, sidewalks and stairways of the Building(s) or the Project or use them for any purposes other than ingress or egress to and from the Building(s) or the Project. 

2. Except as specifically provided in the Lease, no sign, placard, picture, advertisement, name or notice shall be installed or displayed on any part of the
outside of the Premises or the Building(s) without Landlord’s prior written consent. Landlord shall have the right to remove, at Tenant’s sole cost and expense and without notice, any sign installed or displayed in violation of this rule.

 3. If Landlord objects in writing to any curtains, blinds, shades, screens, hanging plants or other similar objects attached to or used in connection with
any window or door of the Premises or placed on any windowsill, and (a) such window, door or windowsill is visible from the exterior of the Premises and (b) such curtain, blind, shade, screen, hanging plant or other object is not included
in plans approved by Landlord, then Tenant shall promptly remove such curtains, blinds, shades, screens, hanging plants or other similar objects at its sole cost and expense. 

4. Deliveries shall be made no earlier than 7 a.m. and no later than 6 p.m. and are subject to local municipal noise ordinances. No deliveries shall be made
that impede or interfere with other tenants in or the operation of the Project. Movement of furniture, office equipment or any other large or bulky material(s) through the Common Area shall be restricted to such hours as Landlord may designate and
shall be subject to reasonable restrictions that Landlord may impose 
 5. Tenant shall not place a load upon any floor of the Premises that exceeds the load
per square foot that (a) such floor was designed to carry or (b) is allowed by Applicable Laws. Fixtures and equipment that cause noises or vibrations that may be transmitted to the structure of the Building(s) to such a degree as to be
objectionable to other tenants shall be placed and maintained by Tenant, at Tenant’s sole cost and expense, on vibration eliminators or other devices sufficient to eliminate such noises and vibrations to levels reasonably acceptable to Landlord
and the affected tenants of the Project. 
 6. Tenant shall not use any method of HVAC other than that approved in writing by Landlord or present at the
Project and serving the Premises as of the Execution Date. 
 7. Tenant shall not install any radio, television or other antennae; cell or other
communications equipment; or other devices on the roof or exterior walls of the Premises except in accordance with the Lease. Tenant shall not interfere with radio, television or other digital or electronic communications at the Project or
elsewhere. 

  
 F-1 








 8. Canvassing, peddling, soliciting and distributing handbills or any other written material within, on or around
the Project (other than within the Premises) are prohibited. Tenant shall cooperate with Landlord to prevent such activities by any Tenant Party. 
 9.
Tenant shall store all of its trash, garbage and Hazardous Materials in receptacles within its Premises or in receptacles designated by Landlord outside of the Premises. Tenant shall not place in any such receptacle any material that cannot be
disposed of in the ordinary and customary manner of trash, garbage and Hazardous Materials disposal. Any Hazardous Materials transported through Common Area shall be held in secondary containment devices. Tenant shall be responsible, at its sole
cost and expense, for Tenant’s removal of its trash, garbage and Hazardous Materials. Tenant is encouraged to participate in the waste removal and recycling program in place at the Project. 

10. The Premises shall not be used for lodging or for any improper, immoral or objectionable purpose. No cooking shall be done or permitted in the Premises;
provided, however, that Tenant may use (a) equipment approved in accordance with the requirements of insurance policies that Landlord or Tenant is required to purchase and maintain pursuant to the Lease for brewing coffee, tea, hot
chocolate and similar beverages, (b) microwave ovens for employees’ use and (c) equipment shown on plans approved by Landlord; provided, further, that any such equipment and microwave ovens are used in accordance with
Applicable Laws. 
 11. Tenant shall not, without Landlord’s prior written consent, use the name of the Project, if any, in connection with or in
promoting or advertising Tenant’s business except as Tenant’s address. 
 12. Tenant shall comply with all safety, fire protection and evacuation
procedures and regulations established by Landlord or any Governmental Authority. 
 13. Tenant assumes any and all responsibility for protecting the
Premises from theft, robbery and pilferage, which responsibility includes keeping doors locked and other means of entry to the Premises closed. 
 14. Tenant
shall not modify any locks to the Premises without Landlord’s prior written consent, which consent Landlord shall not unreasonably withhold, condition or delay. Tenant shall furnish Landlord with copies of keys, pass cards or similar devices
for locks to the Premises. 
 15. Tenant shall cooperate and participate in all reasonable security programs affecting the Premises. 

16. Tenant shall not permit any animals in the Project, other than for service animals or for use in laboratory experiments. 

17. Bicycles shall not be taken into the Building(s) (including the elevators and stairways of the Building) except into areas designated by Landlord. 

  
 F-2 








 18. The water and wash closets and other plumbing fixtures shall not be used for any purposes other than those
for which they were constructed, and no sweepings, rubbish, rags or other substances shall be deposited therein. 
 19. Discharge of industrial sewage shall
only be permitted if Tenant, at its sole expense, first obtains all necessary permits and licenses therefor from all applicable Governmental Authorities. 
  

	20.	Smoking is prohibited at the Project. 

 21. The Project’s hours of operation are currently 24 hours a day,
seven days a week, except that the Fitness Center is available for use by authorized employees of Tenant between the hours of 5:00 am and 8:00 pm, Monday through Friday (excluding any non-business days that
fall during such 5-day period). 
 22. Tenant shall comply with all orders, requirements and conditions now or
hereafter imposed by Applicable Laws or Landlord (“Waste Regulations”) regarding the collection, sorting, separation and recycling of waste products, garbage, refuse and trash generated by Tenant (collectively, “Waste
Products”), including (without limitation) the separation of Waste Products into receptacles reasonably approved by Landlord and the removal of such receptacles in accordance with any collection schedules prescribed by Waste Regulations.

 23. Tenant, at Tenant’s sole cost and expense, shall cause the Premises to be exterminated on a monthly basis to Landlord’s reasonable
satisfaction and shall cause all portions of the Premises used for the storage, preparation, service or consumption of food or beverages to be cleaned daily in a manner reasonably satisfactory to Landlord, and to be treated against infestation by
insects, rodents and other vermin and pests whenever there is evidence of any infestation. Tenant shall not permit any person to enter the Premises or the Project for the purpose of providing such extermination services, unless such persons have
been approved by Landlord. If requested by Landlord, Tenant shall, at Tenant’s sole cost and expense, store any refuse generated in the Premises by the consumption of food or beverages in a cold box or similar facility. 

24. If Tenant desires to use any portion of the Common Area for a Tenant-related event, Tenant must notify Landlord in writing at least thirty (30) days
prior to such event on the form attached as Attachment 1 to this Exhibit, which use shall be subject to Landlord’s prior written consent, not to be unreasonably withheld, conditioned or delayed. Notwithstanding anything in this Lease or
the completed and executed Attachment to the contrary, Tenant shall be solely responsible for setting up and taking down any equipment or other materials required for the event, and shall promptly pick up any litter and report any property damage to
Landlord related to the event. Any use of the Common Area pursuant to this Section shall be subject to the provisions of Article 28 of the Lease. 

Landlord may waive any one or more of these Rules and Regulations for the benefit of Tenant or any other tenant, but no such waiver by
Landlord shall be construed as a waiver of such Rules and Regulations in favor of Tenant or any other tenant, nor prevent Landlord from thereafter enforcing any such Rules and Regulations against any or all of the tenants of the Project, including
Tenant. These Rules and Regulations are in addition to, and shall not be 

  
 F-3 








 construed to in any way modify or amend, in whole or in part, the terms covenants, agreements and conditions of
the Lease. Landlord reserves the right to make such other and reasonable additional rules and regulations as, in its judgment, may from time to time be needed for safety and security, the care and cleanliness of the Project, or the preservation of
good order therein; provided, however, that Tenant shall not be obligated to adhere to such additional rules or regulations until Landlord has provided Tenant with written notice thereof. Tenant agrees to abide by these Rules and Regulations
and any such additional rules and regulations issued or adopted by Landlord. Tenant shall be responsible for the observance of these Rules and Regulations by all Tenant Parties. 

  
 F-4 








 ATTACHMENT 1 TO EXHIBIT F 

REQUEST FOR USE OF COMMON AREA 

REQUEST FOR USE OF COMMON AREA 
  

	
	 Date of Request:
                                         
                                         
                                         
                                         
                 

	
	 Landlord/Owner:
                                         
                                         
                                         
                                         
                

	
	 Tenant/Requestor:
                                         
                                         
                                         
                                         
              

	
	 Property Location:
                                         
                                         
                                         
                                         
              

	
	 Event Description:
                                         
                                         
                                         
                                         
              

	
	
                   
                                         
                                         
                                         
                                         
                         

	
	
                   
                                         
                                         
                                         
                                         
                         

	
	 Proposed Plan for Security & Cleaning:
                                         
                                         
                                         
                     

	
	
                   
                                         
                                         
                                         
                                         
                         

	
	
                   
                                         
                                         
                                         
                                         
                         

	
	 Date of Event:
                                         
                                         
                                         
                                         
                    

	
	 Hours of Event: (to include set-up and take down):
                                         
                                         
                                         
   

	
	 Location at Property (see attached map):
                                         
                                         
                                         
                   

	
	 Number of Attendees:
                                         
                                         
                                         
                                         
       

	
	 Open to the Public? [        ] YES
[        ] NO

	
	 Food and/or Beverages? [        ] YES
[        ] NO

	
	 If YES:

	
	 •  Will food be prepared on site?
[        ] YES [        ] NO

	
	 •  Please describe:
                                         
                                         
                                         
                                         


	
	 •  Will alcohol be served? [        ] YES
[        ] NO

	
	 •  Please describe:
                                         
                                         
                                         
                                         


	
	 •  Will attendees be charged for alcohol?
[        ] YES [        ] NO



  
 F-1-1 









	
	
	 •  Is alcohol license or permit required?
[        ] YES [        ] NO

	
	 •  Does caterer have alcohol license or permit:
[        ] YES [        ] NO [        ] N/A

	
	 Other Amenities (tent, booths, band, food trucks, bounce house, etc.):
                                         
                                         
            

	
	
                   
                                         
                                         
                                         
                                         
                         

	
	
                   
                                         
                                         
                                         
                                         
                         

	
	 Other Event Details or Special Circumstances:
                                         
                                         
                                         
          

	
	
                   
                                         
                                         
                                         
                                         
                         

	
	
                   
                                         
                                         
                                         
                                         
                         

	
	
                   
                                         
                                         
                                         
                                         
                         

	
	
                   
                                         
                                         
                                         
                                         
                         


 The undersigned certifies that the foregoing is true, accurate and complete and he/she is duly authorized to sign and submit
this request on behalf of the Tenant/Requestor named above. 
 [INSERT NAME OF TENANT/REQUESTOR] 

 

	
	By:
                                         
                                
	Name:
                                         
                           
	Title:
                                         
                             
	Date:
                                         
                             


  
 F-1-2 








 EXHIBIT G 

PTDM 
 [See
attached] 

  
 G-1 








 



 
 PTDM Ordinance – AMENDMENT – FINAL DECISION 

Project: 50 Hampshire Street (also known as 205 Broadway) 

Project Number: F-9 
 Applicant: Bulfinch
Companies, Inc. 
 Contact: Robert Schlager 

Address: First Needham Place, 250 First Avenue, Suite 200, Needham, MA 02194 

Date of Application: 10/23/01 
 Decision
Deadline: 12/26/01 
 Date of Issue: 12/14/01 

This form indicates the FINAL decision of the Parking and Transportation Demand Management Planning Officer with respect to the PTDM plan submitted for
the project listed above. Please review the enclosed attachments, which include information about ongoing monitoring and reporting relative to this project. 

Decision: 
 ☐   Approve
(attachment: approval letter and copy of plan) 
 ☑  Approve with Conditions (attachment: letter of conditions
and copy of plan) 
 ☐  Deny (attachment: reason for denial and copy of plan) 

 

	
	 /s/ Catherine E. Preston

	Catherine E. Preston, AICP
	PTDM Planning Officer


  
 



 








 



 
 December 14, 2001 

Robert Schlager 
 Bulfinch Companies, Inc. 

First Needham Place, 250 First Avenue, Suite 200 
 Needham, MA
02194 
 Dear Mr. Schlager: 
 The attached form indicates
my final decision on the Parking and Transportation Demand Management plan that was submitted for the project located at 205 Broadway, a/k/a 50-60 Hampshire Street. The final decision is an approval with conditions, reflecting changes that must be
made to your plan. This letter spells out the conditions that are placed on your plan, as well as recommendations for additional TDM programs that will further improve your non-SOV mode split. 

The TDM program for 50-60 Hampshire Street includes a meaningful set of measures to encourage the use of non-Single Occupant Vehicle modes, the results of
which have already been seen in monitoring. You are to be commended for the steps you have already taken to limit SOV trips to this site. By incorporating all tenants into the PTDM plan, you have
further illustrated your commitment to successful and effective implementation of these measures, which will help to reduce the site’s traffic and air quality impacts. 

Plan Conditions 
 The following conditions are placed on
the PTDM plan for 205 Broadway: 
 Much of the success of the PTDM plan has been attributable to programs implemented by Camp, Dresser and McKee (CDM), the
primary tenant in 50 Hampshire Street. In order to ensure that such successes are continued through various tenancies and expanded to include the rest of the tenants in 50 and 60 Hampshire, the owner shall incorporate a full set of PTDM measures
into future leases. While the owner is not required to ask current tenants without such lease requirement to implement the same array of measures undertaken by CDM, it is anticipated that, as the leases come up for renewal, all tenants will
implement an equally comprehensive program. 
  

	•	 	CONDITION: Future leases will include provisions to ensure that a full complement of TDM measures will be implemented such that they are available to employees of all tenants in 50 and 60 Hampshire Street. While details
may differ from tenant to tenant, TDM programs under new leases must be equally comprehensive in scope to those described in the approved plan. 


  
 



 








 Additional Recommendations 

In addition to the conditions listed above, I am recommending the implementation of the following additional TDM measures. If the current plan fails to reach
the stated mode split goal, implementing these programs will help to achieve that goal. 
  

	•	 	Subsidize MBTA passes for on-site employees. These subsidies typically cover at least 50% of the cost of passes, including commuter rail passes. 


 

	•	 	Provide financial incentives for those who bike or walk to work. 

  

	•	 	Study and/or provide shuttle service, alone or with other area employers, to the Green Line. 

 I look forward
to continuing to work with you as you implement the elements of this plan and monitor your success. If you have any questions, please feel free to contact me by phone at 617-349-4673 or by email at
cpreston@ci.cambridge.ma.us. 
 Sincerely, 
  

	
	/s/ Catherine E. Preston
	Catherine E. Preston, AICP
	PTDM Planning Officer

  

			
	cc:	  	 Beth Rubenstein, Assistant City Manager for Community Development

Susanne Rasmussen, Director of Environmental and Transportation Planning

Susan Clippinger, Director of Traffic, Parking, and Transportation



  
 ● Page 2 








  

Parking and Transportation Demand Management Plan 

Amendment 
  

 
  
 



 
 50 Hampshire Street 

Office Development 
  

			
		  	 Cambridge, Massachusetts
  

		  	  

		
	Prepared for	  	 BHX, LLC, as sole trustee for 205 Broadway Realty Trust

250 First Avenue, Suite 200
 Needham, MA 02194

781 707-4000

		
	Prepared by	  	VHB/Vanasse Hangen Brustlin, Inc.
		  	 Transportation, Land Development, Environmental Services

101 Walnut Street

		  	P.O. Box 9151
		  	 Watertown, Massachusetts 02272
 617
924-1770

		
		  	September 6, 2001










					
	VHB	  	Vanasse Hang	    	Brustlin, Inc.

  

  

Introduction 
  

	 	This Parking and Transportation Demand Management Plan is a revised version of the original plan submitted by BHX, LLC on June 28, 1999 and accepted by the City of Cambridge on July 2, 1999. Per the comment
letter from the City of Cambridge dated November 21, 2000, this revised plan recognizes the other tenants of 50 and 60 Hampshire Street as part of the overall PTDM. commitments and includes measures for these other tenants. Where appropriate,
information gathered from the June 2001 PTDM Monitoring Report is included to provide description of the activity at the 50 Hampshire Street garage. 

  

	 	This revised Parking and Transportation Demand Management Plan has been prepared in accordance with the Municipal Code of the City of Cambridge (Chapter 10.18), adopted on November 16, 1998. Per the ordinance,
following are the project facts, projections, commitments, and certification. 

  

 
 Project Facts and Projections 

 
 ∎ 

 
 Project Description 

 

	 	205 Broadway Realty Trust has constructed an approximately 180,000 square foot office building and a 221-space parking structure at 50 Hampshire Street (also known as 205 Broadway), Cambridge, Massachusetts. Access to
the site is provided through a driveway on Broadway. 

  

	 	The project site is located along Broadway in the southeastern corner of Cambridge, Massachusetts. Land uses in the area include business, commercial, and residential uses. Regional and local vehicular access to the
site is provided by a number of roadways including Broadway, Moore Street, Hampshire Street, Cambridge Street, Massachusetts Avenue, and Memorial Drive. The site area is served by MBTA bus routes (#85 and #64), and is within close proximity
(approximately 0.5 miles) to the Central Square and Kendall Square T-stations. 

  

∎ 
  

Tenants 
  

	 	Per the Parking and Transportation Demand Management ordinance, the PTDM plan must cover all companies parking in the 50 Hampshire Street parking structure. Tenants from both 50 Hampshire Street building and the 60
Hampshire Street building utilize the parking structure at 50 Hampshire Street. The 60 Hampshire Street building predates the construction of the above building and parking facilities at 50 Hampshire Street; tenants historically used the surface
parking lot formally located at 60 Hampshire Street. 


  
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	VHB	  	Vanasse Hang	    	Brustlin, Inc.

  


	 	The main tenant of the 50 Hampshire Street building is Camp Dresser & McKee, Inc. (CDM), who relocated from their former location at Ten Cambridge Center. In addition, Atasca, a restaurant, occupies retail
space on the ground floor of the building fronting on Hampshire Street. Companies occupying the additional space on the ground floor of the building do not utilize the 50 Hampshire Street parking garage. Variagenics, Inc. is the only tenant in the
60 Hampshire Street Building and occupies all of the space in that building. At the time of this PTDM amendment, both 50 and 60 Hampshire Street are 100 percent occupied. Table 1 presents the square footage occupied and the number of allocated
parking spaces for each tenant using the 50 Hampshire Street garage. 

  

									
	Table 1	  				  			
	Lease and Parking Space Summary	  				  			
			
	 Tenant
	  	Square Footage
Occupied	 	  	Number of Parking
Spaces	 
	 Camp Dresser & McKee
	  	 	180,000	 	  	 	200	1 
	 Variagenics
	  	 	39,014	 	  	 	15	 
	 Atasca
	  	 	1,952	 	  	 	2	2 

  

	1	Three of these spaces are subleased to Atasca. 


	2	Three additional spaces are subleased from Camp Dresser and McKee. 

  

∎ 
  

Parking Supply 
  

	 	Before construction of the 50 Hampshire Street building, the site contained an approximately 100-space surface parking lot that was used by the employees and visitors of the adjacent 38,000 square foot office building
at 60 Hampshire Street (205 Broadway), formerly occupied by Tofias Fleishman Shapiro. As part of the development of 50 Hampshire Street, the surface parking lot was replaced by the 180,000 square foot office building and 221 structured parking
spaces. These spaces are used solely by the employees and visitors of the 50 and 60 Hampshire Street buildings. There are limited off-site parking opportunities in the area within walking distance. On-street parking is provided for Cambridge
residents only and is heavily enforced by the City; a few public parking garages are located in the area, but they are distant from the site. 

  

∎ 
  

Vehicle-Trip Generation and Distribution 
  

	 	As part of the PTDM monitoring effort, driveway and garage entrance/exit counts were conducted to determine the vehicle trip generation of the companies at 50 and 60 Hampshire Street. The morning peak hour at the
pick-up/drop-off turn out along Hampshire Street was 7:45 - 8:45 AM, when an average of ten vehicle trips were generated. The evening peak hour occurred from 4:45 - 5:45 PM. During this time 16 vehicle trips were generated. The turn out also serves
as a stop for the Kendall Square shuttle. The shuttle makes seven morning peak hour stops and three evening peak hour stops. 


  
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	VHB	  	Vanasse Hang	    	Brustlin, Inc.

  


	 	From the data collected, it was determined that the morning peak hour for the parking garage is 7:00 - 8:00 AM. During this time, 70 entering trips and 11 exiting trips were observed. Four entering and 56 exiting trips
were observed during the evening peak hour, which occurred from 4:00 - 5:00 PM. These peak hour trips are summarized in Table 2. 

  

													
	Table 2	  				  				  			
	Vehicle-Trip Generation Summary	  				  				  			
				
	 Time Period
	  	Garage	 	  	Pick-up /Drop-off	 	  	Total Vehicle-Trips	 
	 Morning Peak Hour
	  				  				  			
	 Enter
	  	 	70	 	  	 	10	 	  	 	80	 
	 Exit
	  	 	11	 	  	 	10	 	  	 	21	 
		  	  
	  
	 	  	  
	  
	 	  	  
	  
	 
	 Total
	  	 	81	 	  	 	20	 	  	 	101	 
	 Evening Peak Hour
	  				  				  			
	 Enter
	  	 	4	 	  	 	16	 	  	 	20	 
	 Exit
	  	 	56	 	  	 	16	 	  	 	72	 
		  	  
	  
	 	  	  
	  
	 	  	  
	  
	 
	 Total
	  	 	60	 	  	 	32	 	  	 	92	 

  
 Source: VHB
Driveway counts, May 2001 
  

	 	It is important to note that the project was projected to generate approximately 155 morning and 155 evening peak hour trips based on ITE Trip Generation, 6th
Edition1 and assuming a 60 percent vehicle mode share. Driveway counts show that actual vehicle trips fall approximately 53 percent below these estimates. 


 

	 	Original trip distribution estimates indicated that approximately 40 percent of the employees driving to work will arrive from the north, 30 percent will arrive via Broadway from the east, 20 percent will arrive from
the west via Broadway and/or Hampshire Street, and the remaining 10 percent will arrive from the south via Windsor Street, Portland Street, and other local roadways. The place of origin of the employees at the site and their likely travel
routes was estimated based on 1990 census journey-to-work data and zip code data for current CDM employees. It is assumed that these estimates are accurate and that current trips generated follow this distribution pattern. 


 

	 	It should be noted that the development is located in proximity to Kendall Square and the Citizens Bank building. This area provides several opportunities within walking distance for eating, banking, and running
errands, thus minimizing vehicle-trips during the day. 

 q 

 

	1 	Institute of Transportation Engineers (ITE), Trip Generation, ^th Edition Land Use Code 714. 


  
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Parking Utilization 
  

	 	Parking utilization counts indicate that the peak parking period for the 50 Hampshire Street garage occurs from 1:00 - 2:00 PM. During this time, 155 of the 221 parking spaces are utilized. This represents 67 percent
peak occupancy. 

  
  

Commitments 
  

	 	Per the Parking and Transportation Demand Management ordinance, the PTDM plan must cover all companies parking in the 50 Hampshire Street parking structure. The building owner is committed to working with the Cambridge
Office of Work Force Development and the Parking and Transportation Demand Management planning officer to implement the vehicle trip reduction measures for all applicable tenants as described below. The existing automobile mode split for the census
tract 3524 (where the project is located) is 62 percent. Accordingly, consistent with City practice, the mode split goal for this project shall be 56 percent, based on a ten percent reduction from the 1990 Census data. The annual PTDM monitoring
survey completed in June 2001 indicates that the overall drive alone mode share for all occupants of the 50 Hampshire Street garage is 47 percent. This is less than the drive alone target of 56 percent set by the City in the Original PTDM plan.


  

	 	However, pursuant to standard City calculations, the parking provided for this project can only accommodate a 37 percent mode split. This is a result of providing less parking, which is expected to discourage SOV
travel. Accordingly, although the mode split goal to which the building owner commits—and to which any enforcement may apply—under this PTDM plan remains 56 percent, the building owner understands that if the single occupant vehicle mode
split exceeds 37 percent despite the reduced parking availability in the project, then appropriate additional reasonable measures to reduce SOV levels will be implemented on a voluntary basis to reduce any neighborhood impacts. 


 
 ∎ 

 
 Transportation Demand Management Plan

  

	 	The owner is committed to implementing transportation demand management (TDM) strategies to minimize the number of single-occupant vehicle commuters and reduce peak hour demands to the site. The TDM plan for the site
will include charging employees for parking, participation in the Charles River TMA, preferential parking for carpools and vanpools, staggered and flexible work hours, transit service information, shuttle services to the Kendall Square T-stop,
ridesharing programs, bicycle amenities, and on-site employee services. 


  
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	 	CDM currently provides a modest TDM program, including flexible work hours, and charging employees for parking to further encourage the use of alternate modes to commute to the site. Variagenics does not currently
provide a TDM program. However, as indicated below the company is willing to work with the owner to institute a TDM program comparable to CDM. Each of the TDM strategies proposed by the building owner and/or the tenants of 50 or 60 Hampshire Street
(CDM and Variagenics) for the new site are discussed below.  

  

 
 Parking Charges 

 

	 	Camp Dresser & McKee will continue to charge employees for parking to encourage the use of alternate modes to commute to the site. This will provide an economic disincentive to each individual employee to
drive, thereby providing a strong motivation to use transit, walk, bike, or carpool. 

  

 
 Charles River Transportation Management
Association 
  

	 	The Charles River Transportation Management Association (TMA), which was established in 1994, provides assistance with preparing and implementing transportation demand management programs for companies in East Cambridge
and the surrounding areas. The TMA provides shuttle services between the Kendall Square and Central Square MBTA stations and participating employers, and coordinates ridematching services and a Guaranteed Ride Home (GRH) program (GRH program is
described below), among other TDM strategies. The building owner became a member of the Charles River TMA upon occupancy of the building. 

  

 
 Preferential Parking for Carpools and
Vanpools 
  

	 	The building owner will provide a minimum of 22 (10 percent of total supply) preferential parking for carpoolers and vanpoolers. These spaces will be clearly signed and/or marked for ridesharers only. Ridesharers will
be required to register with their employers to receive a rideshare parking space permit to display in their vehicle. The use of these spaces will be monitored periodically to ensure that they serve ridesharers only. Preferential parking spaces are
currently provided per the driver/carpooler’s preference and are generally located on the basement and second levels nearest the elevator lobbies. 

  

 
 Alternative Work Programs 

 

	 	CDM and Variagenics will provide information to their employees on staggered and flexible/compressed work hours and telecommuting aimed at providing added convenience to their employees and reducing peak hour trips.
Allowing some flexibility in work times sometimes allows persons to carpool or vanpool. It may also enable persons to utilize bus services because of the bus schedules. Flexible work hour programs can have a significant impact when bus services and
vanpooling 


  
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	VHB	  	Vanasse Hang	    	Brustlin, Inc.

  


	 	opportunities are fairly limited. Staggering work hours can allow people to commute to work on either side of a peak traffic period, reducing the number of vehicles entering the site during the peak hour. Compressed
work-weeks and telecommuting minimize the total number of trips being made overall to the site. 

  

 
 Public Transportation Incentives 

 

	 	CDM and Variagenics will post transit service information as a means of encouraging the use of public transit. As previously mentioned, the site area is served by MBTA bus routes (#85 and #64), and is within proximity
to the Central Square and Kendall Square T-stations. 

  

 
 Shuttle to the Kendall Square T-Stop 

 

	 	As an additional incentive to use public transit, the project proponent will continue to provide a shuttle to the Kendall Square T-station. This shuttle is provided in partnership with the 210 Broadway building, and
will operate between 7 AM and 11 AM and 3 PM and 7 PM. The shuttle will operate between the site and Kendall Square via Broadway. Stops are provided at the site (serving both 50 and 60 Hampshire Street and 210 Broadway) and at Kendall Square.


  
  

Ridesharing Program 
  

	 	Ridesharing programs are provided to encourage commuters to ride in vehicles with other commuters, rather than drive alone. The most common forms of ridesharing are carpools and vanpools. This program includes:


  

	 	•	 	Carpool/vanpool Incentives: Ridematching services provide an opportunity for employees to determine whether there are other commuters who share the same travel characteristics and would be available to form a
carpool or vanpool. Ridematching services are offered through the Charles River TMA for the benefit of all tenants. The transportation coordinator will also coordinate ridesharing services with CARAVAN for Commuters, if the TMA is not doing so.
Additionally, the transportation coordinator provides an area for employees to post information regarding carpools for those not interested in participating in the RideSource database. 


 

	 	•	 	 Guaranteed Ride Home Program: Guaranteed ride home programs are established to provide assurances that
employees who participate in carpooling, vanpooling, bicycling, walking, or transit use will have viable and convenient travel options if work-related activity or an emergency requires that they miss their regular ride/walk home. This service is
provided through the Charles River TMA with the implementation of the carpooling program, and is also made available to other users of alternative modes of transportation. These modes have been




  
 6 










					
	VHB	  	Vanasse Hang	    	Brustlin, Inc.

  


	 	 
expanded to include employees who walk or bike to work, in order to provide these employees with additional flexibility in making their commute decisions. The project proponent is working with
the TMA and the City to determine the most effective method to implement and operate the program, per the TMA’s general policy for providing the GRH service. Similar to other GRHs, limits on use (such as the number of times a month it can be
used) have been implemented to ensure that the program serves the non-SOV commuting population and that it is viewed as an incentive for non-SOV travel. 


  

	 	•	 	Promotional Activities: The proponent provides new tenant employees with information concerning carpooling and transit schedules. Additionally, the project proponent will host transportation information fairs
annually and distribute promotional materials semiannually to remind employees and tenants of the available ridesharing and transit commuting alternatives, as well as walking and bicycling and alternative work hour options. The City will be invited
to participate in these promotional efforts. 

  

 
 Provision of Bicycle and Pedestrian
Amenities 
  

	 	The project proponent provides secure, covered bicycle storage areas for their tenants employees and visitors interested in bicycling to work. The tenant provides information relative to these bicycle facilities and
amenities to their employees. Bicycle racks are provided on site, and a secure storage area is provided in the building sufficient to accommodate a minimum of twenty-two bicycles (10 percent of parking supply). Showers and locker facilities are
provided within the building for employees to use. The proponent also provides short-term bicycle parking near the main entrance to the building, to accommodate visitors traveling by bicycle. This facility provides short-term storage for commuters,
as well as a secure place for bicycle couriers to leave their bicycles. 

  

	 	The project driveway has been designed to provide a level crossing for pedestrians and to maintain adequate sight distance for both vehicles and pedestrians. Additionally, the building façade has been designed to
provide adequate sight distance so that exiting vehicles can clearly see pedestrians 

  

 
 Designation of Transportation Coordinator

  

	 	CDM and Variagenics each designate a transportation coordinator to implement and oversee the day-to-day operations of the TDM program. Those individuals will be available to provide employees with information regarding
their commuting options and will coordinate program elements with the Charles River TMA. The transportation coordinators will be responsible to post alternative mode information at one or more highly visible locations in 50 Hampshire Street. The
posted information will include descriptions of the various sponsored TDM programs, as well as bus and subway schedules, and maps of local public transit routes and/or other relevant information. The information will be kept up to date, and will be
supplemented by internal mailings and electronic mailings of updates or changes in any TDM programs. 


  
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Encouragement of Electric Vehicles 
  

	 	The project proponent will encourage the use of electric vehicles by committing to provide an electric vehicle charging stand within 60 days for each employee who requests that one be installed. The employee requesting
the charging station must use an electric vehicle to commute to and from the site. 

  

 
 Marketing of TDM Programs 

 

	 	To promote all non-SOV alternatives to commuting, CDM and Variagenics will provide new employees information concerning carpooling, transit schedules, alternative work hours, walking, bicycling, etc. Additionally, the
project proponent will host transportation information fairs annually and distribute promotional materials semiannually to remind employees and tenants of the available ridesharing and transit commuting alternatives, as well as walking and bicycling
and alternative work hour options. The City will be invited to participate in these promotional efforts. 

  

	 	All information provided by The Bulfinch Companies, the Charles River TMA, or the tenant is posted within CDM break/copy rooms on employee bulletin boards. CDM and Variagenics also post commuting information on their
web site. All materials provided to The Bulfinch Companies will be delivered to the proper authorities as directed. 

  

 
 Office of Workforce Development 

 

	 	The project proponent will continue to encourage tenants to work with the Cambridge Office of Workforce Development to facilitate the hiring of qualified Cambridge residents at the 50 and 60 Hampshire Street businesses.
Currently, CDM actively recruits from the Neighbors for a Better Community Inc. on a regular basis. 

  

∎ 
  

Monitoring and Reporting Plan 
  

	 	The building owner remains committed to completing an annual PTDM monitoring report. The PTDM monitoring and reporting effort will continue to include: 


 

	 	•	 	Yearly employee surveys to determine the mode split for the project and whether the mode split commitment is being met. 


  
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	 	•	 	Driveway and parking utilization counts, to be conducted at two-year intervals to provide additional information on the project’s trip generation. (The development has completed 2001 driveway and parking is
currently in its alternate year.) 

  

	 	•	 	A report to be filed with the City each and every year reporting yearly mode split information and alternate year driveway count information. 


 

	 	The initial monitoring report was completed and submitted to the City of Cambridge in July 2001, containing information from employee and parking data collected in May 2001. This report indicates that building employees
achieve a 47 percent drive-alone mode share meeting the commitment established in the original PTDM plan. In addition driveway and parking utilization counts indicate that the projects trip generation is below that originally estimated.


  
  

Certification 
  

	 	“I hereby certify that a commercial parking permit has been obtained for each parking space being used for commercial parking. None of the other existing or proposed parking spaces at this parking facility have
been or will be available as commercial parking space until a commercial parking permit has been obtained.” 

  

	
	/s/ Robert A. Schlager                    
	Robert A. Schlager, Member
	BHX, LLC, as sole trustee for 205 Broadway Realty Trust
	c/o The Bulfinch Companies
	250 First Avenue, Suite 200
	Needham, Massachusetts 02494



  
 9 








  

Parking and Transportation Demand Management Plan 
  

 
 50 Hampshire Street 

Office Development 
  

			
		  	 Cambridge, Massachusetts
  

		  	  

		
	Prepared for	  	 BHX, LLC, as sole trustee for 205 Broadway Realty Trust

250 First Avenue, Suite 200
 Needham, MA 02194

781 707-4000

		
	Prepared by	  	VHB/Vanasse Hangen Brustlin, Inc.
		  	 Transportation, Land Development, Environmental Services

101 Walnut Street

		  	P.O. Box 9151
		  	 Watertown, Massachusetts 02272
 617
924-1770

		
		  	June 28, 1999










					
	VHB	  	Vanasse Hangen	    	Brustlin, Inc.

  

  

Introduction 
  

	 	This Parking and Transportation Demand Management Plan has been prepared in accordance with the ordinance to the Municipal Code of the City of Cambridge (Chapter 10.18), adopted on November 16, 1998. Per the
ordinance, following are the project facts, projections, commitments, and certification. 

  

 
 Project Facts and Projections 

 
  

Project Description 
  

	 	205 Broadway Realty Trust is currently constructing an approximately 180,000 square feet office building and a 221-space parking structure at 50 Hampshire Street (aka 205 Broadway), Cambridge, Massachusetts. Access to
the site will be provided through a driveway on Broadway. The building will be occupied by Camp Dresser & McKee, Inc. (CDM), who will be relocating from their current location at Ten Cambridge Center. CDM expects to house approximately 600
employees at this new building. 

  

	 	The project site is located along Broadway in the southeastern comer of Cambridge, Massachusetts. Land uses in the area include business, commercial, and residential. Regional and local vehicular access to the site is
provided by a number of roadways including Broadway, Moore Street, Hampshire Street, Cambridge Street, Massachusetts Avenue, and Memorial Drive, The site area is served by MBTA bus routes (#85 and #64), and is within close proximity (approximately
0.5 miles) to the Central Square and Kendall Square T-stations. 

  

 
 Parking Supply 

 

	 	Before construction of the building began, the site contained an approximately 100- space surface parking lot that was used by the employees and visitors of the adjacent 38,000 square foot office building at 60
Hampshire Street (aka 205 Broadway), formerly occupied by Tofias Fleishman Shapiro. As part of the development of 50 Hampshire Street, the surface parking lot is being replaced by the 180,000 square foot office building and 221 structured parking
spaces, These spaces will be used solely by the employees and visitors of the 50 and 60 Hampshire Sheet buildings. There are limited off-site parking opportunities in the area within walking distance. On-street parking is provided for Cambridge
residents only and is heavily enforced; a few public parking garages are located in the area, but they are distant from the site. 


  










					
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Project Vehicle-Trip Generation 
  

	 	The number of weekday daily and peak hour vehicle-trips projected to be generated by the CDM building and associated parking were estimated based on trip rates published by the Institute of Transportation Engineers
(ITE) in the Trip Generation 6th Edition report using Land Use Code 714, Corporate Headquarters. These rates were then adjusted to reflect the various modes of travel to be
used (private automobile, public transportation, walking/bicycling) based on 1990 census journey-to-work data. Table 1 summarizes the projected daily and morning and evening peak hour vehicle trips. 


 

					
	 Table 1
 Vehicle-Trip Generation Summary

 
	  			
	 Time Period
	  	Total Vehicle-Trips	 
	 Average Weekday*
	  	 	840	 
	 Morning Peak Hour**
	  			
	 Enter
	  	 	145	 
	 Exit
	  	 	10	 
	 Total
	  	 	155	 
	 Evening Peak Hour**
	  			
	 Enter
	  	 	20	 
	 Exit
	  	 	135	 
	 Total
	  	 	155	 

  
 Source: ITE,
Trip Generation, 6th Edition, LUC 714, Corporate Headquarters (180 ksf), 60 % vehicle-mode share 

	*	Two-way traffic volumes expressed In vehicles per day. 


	**	Traffic volumes expressed in vehicles per hour. 

  

	 	As shown in Table 1, the project is projected to generate approximately 840 vehicle- trips (420 entering and 420 exiting) on a typical weekday, The project will generate 155 vehicle-trips (145 entering and 10 exiting)
during the morning peak hour and 155 vehicle-trips (20 entering and 135 exiting) during the evening peak hour. 

  

	 	It should be noted that the development is located in close proximity to Kendall Square and the US Trust building. This area provide several opportunities within walking distance for eating, banking, and running
errands, thus minimizing vehicle-trips during the day. 


  










					
	VHB	  	Vanasse Hangen	    	Brustlin, Inc.

  

  

Trip Distribution 
  

	 	The place of origin of the future employees at the site and their likely travel routes was estimated based on 1990 census journey-to-work data and zip code data for current CDM employees. Based on this data, it is
anticipated that approximately 40 percent of the employees driving to work will arrive from the north, 30 percent will arrive via Broadway from the east, 20 percent will arrive from the west via Broadway and/or Hampshire Street, and the remaining 10
percent will arrive from the south via Windsor Street, Portland Street, and other local roadways. 

  

 
 Commitments 

 

	 	Per the Parking and Transportation Demand Management ordinance, the project proponent is committed to working with the Cambridge Office of Work Force Development and the Parking and Transportation Demand Management
planning officer to implement the vehicle trip reduction measures described below. The existing automobile mode split for the census tract 3524 (where the project is located) is 62 percent. Accordingly, consistent with City practice, the mode split
goal for this project shall be 56 percent, based on a ten percent reduction from the 1990 Census data. 

  

	 	However, pursuant to standard City calculations, the parking provided for this project can only accommodate a 37 percent mode split. This is a result of providing less parking, which is expected to discourage SOV
travel. Accordingly, although the mode split goal to which the project proponent commits—and to which any enforcement may apply—under this PTDM plan remains 56 percent, the project proponent understands (hat if the single occupant vehicle
mode split exceeds 37 percent despite the reduced parking availability in the project, then appropriate additional reasonable measures to reduce SOV levels will be implemented on a voluntary basis to reduce any neighborhood impacts.


  
  

Transportation Demand Management Plan 
  

	 	The project proponent is committed to implementing transportation demand management (TDM) strategies to minimize the number of single-occupant vehicle commuters and reduce peak hour demands to the site. The TDM plan for
the site will include charging employees for parking, participation in the Charles River TMA, preferential parking for carpools and vanpools, staggered and flexible work hours, transit service information, shuttle services to the Kendall Square
T-stop, ridesharing programs, bicycle amenities, and on-site employee services. 

  

	 	CDM currently provides a modest TDM program, including flexible work hours, and charging employees for parking to further encourage the use of alternate modes to commute to the site. Each of the TDM strategies proposed
by the project proponent and/or the tenant (CDM) for the new site are discussed below. 


  










					
	VHB	  	Vanasse Hangen	    	Brustlin, Inc.

  

  

Parking Charges 
  

	 	CDM will charge employees for parking to encourage the use of alternate modes to commute to the site. This will provide an economic disincentive to each individual employee to drive, thereby providing a strong
motivation to use transit, walk, bike, or carpool. 

  

 
 Charles River Transportation Management
Association 
  

	 	The Charles River Transportation Management Association (TMA), which was established in 1994, provides assistance with preparing and implementing transportation demand management programs for companies in East Cambridge
and the surrounding areas. The TMA provides shuttle services between the Kendall Square and Central Square MBTA stations and participating employers, and coordinates ridematching services and a Guaranteed Ride Home (GRH) program (GRH program is
described below), among other TDM strategies. The project proponent will join the TMA upon occupancy of the building. 

  

 
 Preferential Parking for Carpools and
Vanpools 
  

	 	The project proponent will provide a minimum of twenty-two (10 percent of total supply) preferential parking for carpoolers and vanpoolers. These will be designated, convenient spaces near the entrance to the building.
These spaces will be clearly signed and/or marked for ridesharers only. Ridesharers will be required to register with their employers to receive a rideshare parking space permit to display in their vehicle. The use of these spaces will be monitored
periodically to ensure that they serve ridesharers only. 

  

 
 Alternative Work Programs 

 

	 	CDM will provide information to their employees on staggered and flexible/compressed-work hours and telecommuting aimed at providing added convenience to their employees and reducing peak hour trips. Allowing some
flexibility in work times sometimes allows persons to carpool or vanpool. It-may also enable persons to utilize bus services because of the bus schedules. Flexible work hour programs can have a significant impact when bus services and vanpooling
opportunities are fairly limited. Staggering work hours can allow people to commute to work on either side of a peak traffic period, reducing the number of vehicles entering the site during the peak hour. Compressed work weeks and telecommuting
minimize the total number of trips being made overall to the site. 


  










					
	VHB	  	Vanasse Hangen	    	Brustlin, Inc.

  

  

Public Transportation Incentives 
  

	 	CDM will post transit service information as a means of encouraging the use of public transit. As previously mentioned, the site area is served by MBTA bus routes (#85 and #64), and is within close proximity to the
Central Square and Kendall Square T-stations. 

  

 
 Shuttle to the Kendall Square T-Stop 

 

	 	As an additional incentive to use public transit, the project proponent will provide a shuttle to the Kendall Square T-station. This shuttle will either be provided by the proponent itself, or may be provided through
the Charles River TMA or other service. This shuttle will be provided in partnership with the 210 Broadway building, and will operate between 7 AM and 11 AM and 3 PM and 7 PM. The shuttle will
operate between the site and Kendall Square via Broadway, stops will be provided at the site (serving both 50 and 60 Hampshire Street and 210 Broadway) and at Kendall Square. 


 
  

Ridesharing Program 
  

	 	Ridesharing programs are provided to encourage commuters to ride in vehicles with other commuters, rather than drive alone. The most common forms of ridesharing are carpools and vanpools. This program includes:


  

	 	•	 	Carpool/vanpool Incentives: Ridematching services provide an-opportunity for employees to determine whether there are other commuters who share the same travel characteristics and would be available to form a
carpool or vanpool. Ridematching services will be offered through the Charles River TMA for the benefit of the employees housed therein. The transportation coordinator will also coordinate ridesharing services with CARAVAN for Commuters, if the TMA
is not doing so. Additionally, the transportation coordinator will provide an area for employees to post information regarding carpools for those not interested in participating in the RideSource database. 


 

	 	•	 	Guaranteed Ride Home Program: Guaranteed ride home programs are established to provide assurances that employees who participate in carpooling, vanpooling, bicycling, walking, or transit use will have viable and
convenient travel options if work-related activity or an emergency requires that they miss their regular ride/walk home. This service will be provided through the Charles River TMA with the implementation of the carpooling program, and will also be
made available to other users of alternative modes of transportation. These modes have been expanded to include employees who walk or bike to work, in order to provide these employees with additional flexibility in making their commute decisions.
The project proponent will work with the TMA and the City to determine the most effective method to implement and operate the program, per 


  










					
	VHB	  	Vanasse Hangen	    	Brustlin, Inc.

  


	 	the TMA’s general policy for providing the GRH service. It is anticipated that, similar to other GRHs, limits on use (such as the number of times a month it can be used), etc. will be implemented to ensure that the
program serves the non-SOV commuting population and that it is viewed as an incentive for non-SOV travel. 

  

	 	•	 	Promotional Activities: The tenant will provide their new employees information concerning carpooling and transit schedules. Additionally, the tenants will host transportation information fairs annually to remind
employees and tenants of the available ridesharing and transit commuting alternatives, as well as walking and bicycling and alternative work hour options. The tenant will invite the City to participate in these promotional efforts.


  
  

Provision of Bicycle and Pedestrian Amenities 
  

	 	The project proponent will provide secure, covered bicycle storage areas for their employees and visitors interested in bicycling to work. The tenant will provide information relative to these bicycle facilities and
amenities to their employees. Bicycle racks will be provided on site, and a secure storage area will be provided in the building sufficient to accommodate a minimum of twenty-two bicycles (10 percent of parking supply). Showers and locker facilities
will be provided within the building for employees use. The proponent will also provide short-term, parking near the main entrance to the building, to accommodate visitors travelling by bicycle. This facility will provide short-term storage for
commuters, as well as a secure place for bicycle couriers to leave their bicycles. 

  

	 	The project driveway has been designed to provide a level crossing for pedestrians and to maintain adequate sight distance for both vehicles and pedestrians. Additionally, the building façade has been designed to
provide adequate sight distance so that exiting vehicles can clearly see pedestrians. If it is determined that sight distance may be an issue, a warning device will be installed to inform pedestrians that a vehicle is preparing to exit the garage.


  
  

Designation of Transportation Coordinator 
  

	 	CDM will designate a transportation coordinator to implement and oversee the day- to-day operations of the TDM program. This person will be available to provide employees information regarding their commuting options
and will coordinate program elements with the Charles River TMA. The transportation coordinator will be responsible to post alternative mode information at one or more highly visible locations in 50 Hampshire Street. The posted information will
include descriptions of the various sponsored TDM programs, as well as bus and subway schedules, and maps of local public transit routes and/or other relevant information. The information will be kept up to date, and will be supplemented by internal
mailings and electronic mailings of updates or changes in any TDM programs. 


  










					
	VHB	  	Vanasse Hangen	    	Brustlin, Inc.

  

  

Encouragement of Electric Vehicles 
  

	 	The project proponent will encourage the use of electric vehicles by committing to provide an electric vehicle charging stand within 60 days for each employee who requests that one be installed. The employee requesting
the charging station must use an electric vehicle to commute to and from the site. 

  

 
 Marketing of TDM Programs

  

	 	To promote all non-SOV alternatives to commuting, CDM will provide new employees information concerning carpooling, transit schedules, alternative work hours, walking, bicycling, etc. Additionally, the project proponent
will host transportation information fairs annually to remind employees and tenants of the available ridesharing and transit commuting alternatives, as well as walking and bicycling and alternative work hour options. The City will be invited to
participate in these promotional efforts. 

  

	 	CDM will also post commuting information on their web site and place information on commuter information bulletin boards located throughout the building. 


 
 ∎ 

 
 Monitoring and Reporting Plan

  

	 	The project proponent will commit to implementing a monitoring and reporting plan. This plan will include the following: 

  

	 	•	 	yearly employee surveys to determine the mode split for the project, which will be used to determine if the mode split commitment is being met. These surveys will include mode share information, as well as subjective
questions to determine the employees attitudes regarding TDM strategies. 

  

	 	•	 	driveway and parking utilization counts, to be conducted after one year and then every other year to provide additional information on the project’s trip generation. 


 

	 	•	 	a report to be filed with the City on the date of issue of the certificate of occupancy for the building. One year later, and each and every year thereafter, yearly mode split information shall be reported every year on
that date. In addition, driveway counts for 50 Hampshire Street shall be reported every two years, beginning one year after the certificate of occupancy is issued. 


 

	 	•	 	if the certificate of occupancy is issued between January 1 and June 30, the monitoring shall take place between the months of September or October; if the certificate of occupancy is issued between
July 1 and December 31, monitoring shall take place between the months of April and May. The timing of this 


  










					
	VHB	  	Vanasse Hangen	    	Brustlin, Inc.

  


	 	monitoring shall be done in order to capture the most realistic assessment of the performance of the project possible, while giving the proponent adequate time to compile the results and report them to the City.


  
  

Certification 
  

	 	“I hereby certify that a commercial parking permit has been obtained for each parking space being used for commercial parking. None of the other existing or proposed parking spaces at this parking facility have
been or will be available as commercial parking spaces until a commercial parking permit therefor has been obtained.” 

  

			
	
	/s/ Robert A. Schlager                    
	Robert A. Schlager, Member
	BHX, LLC, as sole trustee for 205 Broadway Realty Trust
	The Bulfinch Companies
	250 First Avenue, Suite 200.
	Needham, Massachusetts 02494



  
 8 








 



 







 



 







 



 







 



 







 



 







 



 







 EXHIBIT H 

TENANT’S PROPERTY 

  
 H-1 








 EXHIBIT I 

FORM OF ESTOPPEL CERTIFICATE 
  

			
	To:	  	BMR-HAMPSHIRE LLC
		  	17190 Bernardo Center Drive
		  	San Diego, California 92128
		  	Attention: Vice President, Real Estate Legal
		
		  	BioMed Realty, L.P.
		  	17190 Bernardo Center Drive
		  	San Diego, California 92128
		
	Re:	  	[PREMISES ADDRESS] (the “Premises”) at 50 Hampshire Street, Cambridge, Massachusetts (the “Property”)

 The undersigned tenant (“Tenant”) hereby certifies to you as follows: 

1. Tenant is a tenant at the Property under a lease (the “Lease”) for the Premises dated as of
[            ], 20[    ]. The Lease has not been cancelled, modified, assigned, extended or amended [except as follows:
[            ]], and there are no other agreements, written or oral, affecting or relating to Tenant’s lease of the Premises or any other space at the Property. The lease term expires
on [            ], 20[    ]. 
 2. Tenant took possession of the Premises,
currently consisting of [            ] square feet, on [            ], 20[    ], and commenced to pay rent on
[            ], 20[    ]. Tenant has full possession of the Premises, has not assigned the Lease or sublet any part of the Premises, and does not hold the Premises under
an assignment or sublease[, except as follows: [            ]]. 
 3. All base rent, rent
escalations and additional rent under the Lease have been paid through [            ], 20[    ]. There is no prepaid rent[, except
$[            ], and the amount of security deposit is $[            ] in the form of a letter of credit. Tenant currently has no
right to any future rent abatement under the Lease. 
 4. Base rent is currently payable in the amount of
$[            ] per month. 
 5. Tenant is currently paying estimated payments of additional rent
of $[            ] per month on account of real estate taxes, insurance, management fees and Common Area maintenance expenses. 

6. All work to be performed for Tenant under the Lease has been performed as required under the Lease and has been accepted by Tenant[, except
[            ]], and all allowances to be paid to Tenant, including allowances for tenant improvements, moving expenses or other items, have been paid. 

7. The Lease is in full force and effect, free from default and free from any event that could become a default under the Lease, and Tenant has no claims
against the landlord or offsets or defenses against rent, and there are no disputes with the landlord. Tenant has received no notice of prior sale, transfer, assignment, hypothecation or pledge of the Lease or of the rents payable thereunder[,
except [            ]]. 

  
 I-1 








 8. Tenant has no rights or options to purchase the Property. 

9. To Tenant’s knowledge, no hazardous wastes have been generated, treated, stored or disposed of by or on behalf of Tenant in, on or around the Premises
or the Project in violation of any environmental laws. 
 10. The undersigned has executed this Estoppel Certificate with the knowledge and understanding
that [INSERT NAME OF LANDLORD, PURCHASER OR LENDER, AS APPROPRIATE] or its assignee is [acquiring the Property/making a loan secured by the Property] in reliance on this certificate and that the undersigned shall be bound by this certificate. The
statements contained herein may be relied upon by [INSERT NAME OF PURCHASER OR LENDER, AS APPROPRIATE], [LANDLORD], BioMed Realty, L.P., BRE Edison Parent L.P., and any [other] mortgagee of the Property and their respective successors and assigns.

 Any capitalized terms not defined herein shall have the respective meanings given in the Lease. 

Dated this [        ] day of [            ],
20[    ]. 
 [            ], 

a [            ] 

 

			
	By:	 	  

	Name:	 	  

	Title:	 	  



  
 I-2 








 FIRST AMENDMENT TO LEASE 

THIS FIRST AMENDMENT TO LEASE (this “Amendment”) is entered into as of this 28th day of February, 2017, by and between
BMR-HAMPSHIRE LLC, a Delaware limited liability company (“Landlord”), and SURFACE ONCOLOGY, INC., a Delaware corporation (“Tenant”). 

RECITALS 
 A.
WHEREAS, Landlord and Tenant are parties to that certain Lease dated as of May 13, 2016 (as the same may have been amended, supplemented or modified from time to time, the “Existing Lease”), whereby Tenant leases certain
premises (the “Premises”) from Landlord located on the eighth (8th) floor of the building known as 50 Hampshire Street in Cambridge, Middlesex County, Massachusetts (the
“Building”); 
 B. WHEREAS, Landlord and Tenant desire to replace Exhibit A in the Existing Lease with a new Exhibit
A; and 
 C. WHEREAS, Landlord and Tenant desire to modify and amend the Existing Lease only in the respects and on the conditions
hereinafter stated. 
 AGREEMENT 

NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows: 
 1. Definitions.
For purposes of this Amendment, capitalized terms shall have the meanings ascribed to them in the Existing Lease unless otherwise defined herein. The Existing Lease, as amended by this Amendment, is referred to collectively herein as the
“Lease.” From and after the date hereof, the term “Lease,” as used in the Existing Lease, shall mean the Existing Lease, as amended by this Amendment. 

2. Premises Plan. Exhibit A to the Existing Lease is hereby deleted and replaced in its entirety with Exhibit A attached to this
Amendment. For clarity, the Rentable Area of the Premises set forth in the Existing Lease shall remain unmodified. 
 3.
Broker. Tenant represents and warrants that it has not dealt with any broker or agent in the negotiation for or the obtaining of this Amendment, and agrees to reimburse, indemnify, save, defend (at Landlord’s option and with counsel
reasonably acceptable to Landlord, at Tenant’s sole cost and expense) and hold harmless the Landlord Indemnitees for, from and against any and all cost or liability for compensation claimed by any such broker or agent employed or engaged by it
or claiming to have been employed or engaged by it. 
 4. No Default. Tenant represents, warrants and covenants that, to the best of
Tenant’s knowledge, Landlord and Tenant are not in default of any of their respective obligations under the Existing Lease and no event has occurred that, with the passage of time or the giving of notice (or both) would constitute a default by
either Landlord or Tenant thereunder. 
 BioMed Realty form dated 3/27/15 







 5. Notices. Tenant confirms that, notwithstanding anything in the Lease to the contrary,
notices delivered to Tenant pursuant to the Lease should be sent to: 
 Prior to Term Commencement Date: 

Surface Oncology, Inc. 
 215 First
Street 
 Cambridge, MA 02142 

Attn: Jessica Fees 
 After the
Term Commencement Date: 
 Surface Oncology, Inc. 

50 Hampshire Street 
 Cambridge,
MA 02139 
 Attn: Jessica Fees 

6. Effect of Amendment. Except as modified by this Amendment, the Existing Lease and all the covenants, agreements, terms, provisions
and conditions thereof shall remain in full force and effect and are hereby ratified and affirmed. In the event of any conflict between the terms contained in this Amendment and the Existing Lease, the terms herein contained shall supersede and
control the obligations and liabilities of the parties. 
 7. Successors and Assigns. Each of the covenants, conditions and
agreements contained in this Amendment shall inure to the benefit of and shall apply to and be binding upon the parties hereto and their respective heirs, legatees, devisees, executors, administrators and permitted successors and assigns and
sublessees. Nothing in this section shall in any way alter the provisions of the Lease restricting assignment or subletting. 
 8.
Miscellaneous. This Amendment becomes effective only upon execution and delivery hereof by Landlord and Tenant. The captions of the paragraphs and subparagraphs in this Amendment are inserted and included solely for convenience and shall not
be considered or given any effect in construing the provisions hereof. All exhibits hereto are incorporated herein by reference. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or option for
a lease, and shall not be effective as a lease, lease amendment or otherwise until execution by and delivery to both Landlord and Tenant. 

9. Authority. Tenant guarantees, warrants and represents that the individual or individuals signing this Amendment have the power,
authority and legal capacity to sign this Amendment on behalf of and to bind all entities, corporations, partnerships, limited liability companies, joint venturers or other organizations and entities on whose behalf such individual or individuals
have signed. 
 10. Counterparts; Facsimile and PDF Signatures. This Amendment may be executed in one or more counterparts, each of
which, when taken together, shall constitute one and the 

  
 2 








 
same document. A facsimile or portable document format (PDF) signature on this Amendment shall be equivalent to, and have the same force and effect as, an original signature. 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 3 








 IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as a sealed Massachusetts
instrument as of the date and year first above written. 
 LANDLORD: 

BMR-HAMPSHIRE LLC, 
 a
Delaware limited liability company  
  

			
	By:	 	 /s/ William Kane

	Name:	 	 William Kane

	Title:	 	 Senior Vice President

East Coast Leasing



			
	
	TENANT:
	
	 SURFACE ONCOLOGY, INC.,
 a Delaware
corporation



			
		
	By:	 	 /s/ Detlev Biniszkiewicz

	Name:	 	 Detlev Biniszkiewicz

	Title:	 	 CEO & President









 EXHIBIT A 

PREMISES 







 



 
  
 5/9/2016 12:42:27 PM 
© Copyright Arrowstreet Inc. 
50 HAMPSHIRE May 9, 2016 
50 Hampshire Street PREMISES PLAN. BASEMENT SUITE 800 
Cambridge, MA 3 / 64” = 1’-
0” 
PREMISES PLAN NOTES AND LEGEND 
TENANT PREMISES 
NOTES. 
A. USE OR STORAGE OF HAZARDOUS MATERIALS IS PROHIBITED IN THE BASEMENT, AND RETAIL
AREAS. 
B. REFER TO FIRST AND EIGHTH FLOOR PLANS FOR CONTROL AREA INFORMATION.

BASEMENT 







 



 
  
 5/9/2016 12:42:27 PM 
© Copyright Arrowstreet Inc. 
CONTROL AREA #1 
WASTE STORAGE ROOM TENANT 800 ALLOWANCE FOR MAX ALLOWABLE QUANTITIES PER 781 CMR SECTION 307: 32.8% 
CONTROL AREA #2 
WASTE STORAGE ROOM TENANT 800 ALLOWANCE FOR MAX ALLOWABLE QUANTITIES PER 781
CMR SECTION 307: 32.8% 
LOADING DOCK 
BUILDING LOBBY 
CHEM. WASTE 
CHEM. STORAGE 
NOTES. 
A. USE OR STORAGE OF HAZARDOUS MATERIALS IS PROHIBITED IN THE BASEMENT, AND RETAIL
AREAS. 
B. REFER TO FIRST AND EIGHTH FLOOR PLANS FOR CONTROL AREA INFORMATION.

C. MAX ALLOWABLE QUANTITIES TOTAL PER CONTROL AREA AT LEVEL ONE IS 100%, PER 781 CMR, SECTION 307. UP TO (4) CONTROL AREAS ARE PERMITTED AT GROUND LEVEL.

PREMISES PLAN NOTES AND LEGEND 
TENANT PREMISES 
50 HAMPSHIRE May 9, 2016 
50 Hampshire Street PREMISES PLAN. GROUND LEVEL SUITE 800

Cambridge, MA 3 / 64” = 1’- 0” 
GROUND LEVEL 







 



 
  
 5/9/2016 12:42:28 PM 
© Copyright Arrowstreet Inc. 
50 HAMPSHIRE May 9, 2016 
50 Hampshire Street PREMISES PLAN. LEVEL 2nd SUITE 800 
Cambridge, MA 3 / 64” = 1’-
0” 
SD 
FITNESS CENTER 
NOTES. 
A. USE OR STORAGE OF HAZARDOUS MATERIALS IS PROHIBITED IN THE BASEMENT, AND RETAIL
AREAS. 
B. REFER TO FIRST AND EIGHTH FLOOR PLANS FOR CONTROL AREA INFORMATION.

PREMISES PLAN NOTES AND LEGEND 
TENANT PREMISES 
SECOND LEVEL 







 



 
  
 5/9/2016 12:42:28 PM 
© Copyright Arrowstreet Inc. 
NOTES. 
A. USE OR STORAGE OF HAZARDOUS MATERIALS IS PROHIBITED IN THE BASEMENT, AND RETAIL AREAS. 
B.
REFER TO FIRST AND EIGHTH FLOOR PLANS FOR CONTROL AREA INFORMATION. 
PREMISES PLAN NOTES AND LEGEND 
TENANT PREMISES 
50 HAMPSHIRE May 9, 2016 
50 Hampshire Street PREMISES PLAN. LEVEL 3rd SUITE 800 
Cambridge, MA 3 / 64” = 1’-
0” 
THIRD LEVEL 







 



 
  
 5/9/2016 12:42:29 PM 
© Copyright Arrowstreet Inc. 
NOTES. 
A. USE OR STORAGE OF HAZARDOUS MATERIALS IS PROHIBITED IN THE BASEMENT, AND RETAIL AREAS. 
B.
REFER TO FIRST AND EIGHTH FLOOR PLANS FOR CONTROL AREA INFORMATION. 
PREMISES PLAN NOTES AND LEGEND 
TENANT PREMISES 
50 HAMPSHIRE May 9, 2016 
50 Hampshire Street PREMISES PLAN. LEVEL 4th SUITE 800 
Cambridge, MA 3 / 64” = 1’-
0” 
FOURTH LEVEL 







 



 
  
 5/9/2016 12:42:30 PM 
© Copyright Arrowstreet Inc. 
NOTES. 
A. USE OR STORAGE OF HAZARDOUS MATERIALS IS PROHIBITED IN THE BASEMENT, AND RETAIL AREAS. 
B.
REFER TO FIRST AND EIGHTH FLOOR PLANS FOR CONTROL AREA INFORMATION. 
PREMISES PLAN NOTES AND LEGEND 
TENANT PREMISES 
FIFTH LEVEL 
50 HAMPSHIRE May 9, 2016 
50 Hampshire Street PREMISES PLAN. LEVEL 5th SUITE 800

Cambridge, MA 3 / 64” = 1’- 0” 







 



 
  
 5/9/2016 12:42:30 PM 
© Copyright Arrowstreet Inc. 
NOTES. 
A. USE OR STORAGE OF HAZARDOUS MATERIALS IS PROHIBITED IN THE BASEMENT, AND RETAIL AREAS. 
B.
REFER TO FIRST AND EIGHTH FLOOR PLANS FOR CONTROL AREA INFORMATION. 
PREMISES PLAN NOTES AND LEGEND 
TENANT PREMISES 
SIXTH LEVEL 
50 HAMPSHIRE May 9, 2016 
50 Hampshire Street PREMISES PLAN. LEVEL 6th SUITE 800

Cambridge, MA 3 / 64” = 1’- 0” 







 



 
  
 5/9/2016 12:42:31 PM 
© Copyright Arrowstreet Inc. 
NOTES. 
A. USE OR STORAGE OF HAZARDOUS MATERIALS IS PROHIBITED IN THE BASEMENT, AND RETAIL AREAS. 
B.
REFER TO FIRST AND EIGHTH FLOOR PLANS FOR CONTROL AREA INFORMATION. 
PREMISES PLAN NOTES AND LEGEND 
TENANT PREMISES 
50 HAMPSHIRE May 9, 2016 
50 Hampshire Street PREMISES PLAN. LEVEL 7th SUITE 800 
Cambridge, MA 3 / 64” = 1’-
0” 
SEVENTH LEVEL 







 



 
  
 1/25/2017 4:02:27 PM 
© Copyright Arrowstreet Inc. 
NOTES. 
A. USE OR STORAGE OF HAZARDOUS MATERIALS IS PROHIBITED IN THE BASEMENT, AND RETAIL AREAS. 
B.
REFER TO FIRST AND EIGHTH FLOOR PLANS FOR CONTROL AREA 
INFORMATION. 
C. TENANT
800 ALLOWANCE FOR MAX ALLOWABLE QUANTITIES (MAQ) AT LEVEL 
8, PER 781 CMR, SECTION 307: 5.0%. PER 
781 CMR, SECTION 307, UP TO (2) CONTROL AREAS ARE PERMITTED AT EIGHTH LEVEL. 
PERCENTAGE
BASED ON SINGLE CONTROL AREA FOR THE ENTIRE FLOOR. MAX ALLOWABLE QUANTITIES MAY BE INCREASED IF TENANT DECIDES TO SEGREGATE ALL OR A PORTION OF THEIR PREMISES TO MEET CONTROL AREA SEPARATION AREA REQUIREMENTS PER 780 CMR. 
PREMISES PLAN NOTES AND LEGEND 
TENANT PREMISES 
50 HAMPSHIRE January 25, 2017 
50 Hampshire Street PREMISES PLAN. LEVEL 8th SUITE 800

Cambridge, MA 1 / 2” = 1’- 0” 
EIGHTH LEVEL 







 



 
  
 5/9/2016 12:42:32 PM 
© Copyright Arrowstreet Inc. 
NOTES. 
A. USE OR STORAGE OF HAZARDOUS MATERIALS IS PROHIBITED IN THE BASEMENT, AND RETAIL AREAS. 
B.
REFER TO FIRST AND EIGHTH FLOOR PLANS FOR CONTROL AREA INFORMATION. 
PREMISES PLAN NOTES AND LEGEND 
TENANT PREMISES 
50 HAMPSHIRE May 9, 2016 
50 Hampshire Street PREMISES PLAN. LEVEL 9th SUITE 800 
Cambridge, MA 3 / 64” = 1’-
0” 
NINTH LEVEL 







 



 
  
 5/9/2016 12:42:33 PM 
© Copyright Arrowstreet Inc. 
NOTES. 
A. USE OR STORAGE OF HAZARDOUS MATERIALS IS PROHIBITED IN THE BASEMENT, AND RETAIL AREAS. 
B.
REFER TO FIRST AND EIGHTH FLOOR PLANS FOR CONTROL AREA INFORMATION. 
NOTE 1

ALL NEW TENANT EQUIPMENT SUBJECT TO MEET ALL CODES INCLUDING CAMBRIDGE SOUND ORDINANCE 
REQUIREMENTS. 
MITIGATION AS REQUIRED TO MEET THESE REQUIREMENTS FOR NEW TENANT EQUIPMENT SHALL
BE BY TENANT 
NOTE 2 
ROOFTOP ALLOCATION AREAS ARE NOT INCLUDED IN RSF.

PREMISES PLAN NOTES AND LEGEND 
TENANT PREMISES 
ROOFTOP ALLOCATION AREAS 
50 HAMPSHIRE May 9, 2016 
50 Hampshire Street ROOFTOP ALLOCATION AREAS. SUITE 800 
Cambridge, MA 3 / 64” = 1’-
0” 
SEE NOTES 1&2 SUITE 800 
ROOFTOP ALLOCATION AREA 
BOILER ROOM 
MACHINE ROOM 
ROOF LEVEL