EX-10.29





 Exhibit 10.29 

LICENSE AGREEMENT 
 THIS
LICENSE AGREEMENT (the “Agreement”) is made as of this 16 day of June, 2021, between ARE-SD REGION NO. 37, LLC, a Delaware limited liability company (“Licensor”), and
ARTIVA BIOTHERAPEUTICS, INC., a Delaware corporation (“Licensee”). 
 RECITALS: 

A. Licensor is the owner of that certain real property (the “Project”) at which that certain building commonly known as 4025
Sorrento Valley Road, San Diego, California (“Building”) is located. 
 B. As of the date of this Agreement, Licensee and ARE-SD Region No. 66, LLC, a Delaware limited liability company (“Morehouse Landlord”), an affiliate of Licensor, are in the process of negotiating a lease agreement pursuant to which Licensee
would lease space consisting of approximately 51,621 rentable square feet of space in that certain building commonly known as “5505 Morehouse Drive,” pursuant to terms and conditions otherwise acceptable to Licensee and Morehouse
Landlord, each in their sole and absolute discretion (the “Morehouse Lease”). 
 C. Licensee desires to have a temporary
license to use the Building containing approximately 11,960 rentable square feet of space, as more particularly shown on Exhibit A attached hereto (the “Licensed Premises”). 

D. Licensee and Licensor wish to confirm the terms and conditions upon which Licensee may use the Licensed Premises. 

NOW, THEREFORE, in consideration of the mutual covenants herein expressed and for other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Licensee and Licensor agree as follows: 
 1. Grant of License. Licensor hereby
grants to Licensee a license to enter into and use the Licensed Premises for the use described below commencing on the date that is 1 business day after the mutual execution and delivery of this Agreement by the parties (the “License
Commencement Date”). Licensor shall deliver the Licensed Premises to Licensee on the License Commencement Date. The term (the “Term”) of the license granted pursuant to this Section 1 shall expire on the earlier
of (a) the date that is 15 days after the Commencement Date (as defined in the Morehouse Lease) of the Morehouse Lease, or (b) the termination of this Agreement for Cause (as defined in Section 7); provided, however, that if
the Morehouse Lease terminates such that the Commencement Date (as defined in the Morehouse Lease) of the Morehouse Lease never occurs, then this Agreement shall terminate on April 30, 2022. 

Licensee hereby accepts the Licensed Premises in its “as-is” condition as of the License
Commencement Date and Licensor is hereby expressly relieved and released from any duty or obligation to make any improvements or alterations to the Licensed Premises prior to or after the License Commencement Date. Nothing in this paragraph shall
limit Licensor’s maintenance obligations under Section 12 below. Licensee hereby further acknowledges that Licensor has made no representation as to the condition of the Licensed Premises or the suitability of the Licensed Premises
or the Project for Licensee’s intended use. 
 2. Waiver of Liability and Indemnification. Licensee warrants that it will
use reasonable care to prevent damage to property and injury to persons while on the Project under this Agreement. Licensee hereby indemnifies and agrees to defend, save and hold Licensor, its officers, directors, employees, managers, agents, sub-agents, constituent entities and lease signators (collectively, “Licensor Indemnified Parties”) harmless from and against any and all claims for injury or death to persons or damage to property
occurring within or about the Licensed Premises, arising directly or indirectly out of use or occupancy of the Licensed Premises by Licensee or any of Licensee’s Related 

  

					
		 	



	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not
 Copy or
Distribute. Alexandria and the Alexandria Logo are
 registered trademarks of Alexandria Real Estate Equities, Inc.

	1














 
Parties, or a breach or default by Licensee in the performance of any of its obligations hereunder, except to the extent caused by the willful misconduct or gross negligence of Licensor
Indemnified Parties. Licensor Indemnified Parties shall not be liable to Licensee for, and Licensee assumes all risk of damage to, personal property (including, without limitation, loss of records kept within the Licensed Premises). Licensee further
waives any and all claims for injury to Licensee’s business or loss of income relating to any such damage or destruction of personal property (including, without limitation, any loss of records). Licensor Indemnified Parties shall not be liable
for any damages arising from any act, omission or neglect of any tenant or other licensee at the Project or of any other third party. The provisions of this Section 2 shall survive the expiration or earlier termination of this Agreement.

 3. Insurance of Licensee. Licensee, at its sole cost and expense, shall maintain during the Term: all risk property
insurance with business interruption and extra expense coverage, covering the full replacement cost of all property and improvements installed or placed in the Licensed Premises by Licensee at Licensee’s expense; workers’ compensation
insurance with no less than the minimum limits required by law; employer’s liability insurance with employers liability limits of $1,000,000 bodily injury by accident – each accident, $1,000,000 bodily injury by disease – policy
limit, and $1,000,000 bodily injury by disease – each employee; and commercial general liability insurance, with a minimum limit of not less than $2,000,000 per occurrence for bodily injury and property damage with respect to the Licensed
Premises. The commercial general liability insurance maintained by Licensee shall name Alexandria Real Estate Equities, Inc., and Licensor, its officers, directors, employees, managers, agents, sub-agents,
constituent entities and lease signators (collectively, “Licensor Insured Parties”), as additional insureds; insure on an occurrence and not a claims-made basis; be issued by insurance companies which have a rating of not less than
policyholder rating of A and financial category rating of at least Class X in “Best’s Insurance Guide”; shall not be cancelable for nonpayment of premium unless 30 days prior written notice shall have been given to Licensor from
the insurer; not contain a hostile fire exclusion; contain a contractual liability endorsement; and provide primary coverage to Licensor Insured Parties (any policy issued to Licensor Insured Parties providing duplicate or similar coverage shall be
deemed excess over Licensee’s policies, regardless of limits). Copies of such policies (if requested by Licensor), or certificates of insurance showing the limits of coverage required hereunder and showing Licensor as an additional insured,
along with reasonable evidence of the payment of premiums for the applicable period, shall be delivered to Licensor by Licensee (i) concurrent with Licensee’s delivery to Licensor of a copy of this Agreement executed by Licensee, and
(ii) prior to each renewal of said insurance. Licensee’s policy may be a “blanket policy” with an aggregate per location endorsement which specifically provides that the amount of insurance shall not be prejudiced by other losses
covered by the policy. Licensee shall, at least 5 days prior to the expiration of such policies, furnish Licensor with renewal certificates. 

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


  

					
		 	



	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not
 Copy or
Distribute. Alexandria and the Alexandria Logo are
 registered trademarks of Alexandria Real Estate Equities, Inc.

	2














 
agents, invitees and contractors (“Related Parties”), in connection with any loss or damage thereby insured against. Neither party nor its respective Related Parties shall be
liable to the other for loss or damage caused by any risk insured against under such property insurance, and each party waives any claims against the other party, and its respective Related Parties, for such loss or damage. The failure of a party to
insure its property shall not void this waiver. Licensor and its respective Related Parties shall not be liable for, and Licensee hereby waives all claims against such parties for, business interruption and losses occasioned thereby sustained by
Licensee or any person claiming through Licensee resulting from any accident or occurrence in or upon the Licensed Premises or the Project from any cause whatsoever. If the foregoing waivers shall contravene any law with respect to exculpatory
agreements, the liability of Licensor or Licensee shall be deemed not released but shall be secondary to the other’s insurer. 
 4.
Use. Licensee’s use of the Licensed Premises is strictly limited to use as a research and development laboratory, related office and other related uses consistent with the character of the Project. Licensee shall not make any
alterations, additions, or improvements to the Licensed Premises. The Licensed Premises shall be used in compliance with all laws, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions now or
hereafter applicable to the Project (“Legal Requirements”). After reasonable notice to Licensee which may be verbal or via email (except in the event of an emergency in which case no notice shall be required), Licensor hereby
reserves the right to enter the Licensed Premises at all reasonable times for any purpose Licensor deems to be necessary or appropriate in connection with the maintenance, repair, operation, sale or leasing of the Project. 

During the Term, Licensee shall have the right to use the furniture, fixtures and equipment belonging to Licensor located within the Licensed
Premises on the Commencement Date (“Licensor’s Furniture”) at no additional cost. Licensee shall have no right to remove any of Licensor’s Furniture from the Licensed Premises without Licensor’s prior written consent
and Licensor’s Furniture shall be returned to Licensor at the expiration or earlier termination of the Term in substantially the same condition as received by Licensee, except for ordinary wear and tear and casualty. 

At the expiration or earlier termination of the Term, Licensee shall remove all of Licensee’s personal property from the Licensed
Premises, and Licensee shall restore and repair any damage caused by or occasioned as a result of such removal. 
 5. Hazardous
Materials. Licensee shall not cause or permit any Hazardous Materials (as hereinafter defined) to be brought upon, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Licensed Premises or the
Project in violation of applicable Legal Requirements. If Licensee breaches the obligation stated in the preceding sentence, or if the presence of Hazardous Materials in the Licensed Premises during the Term or any holding over results in
contamination of the Licensed Premises, the Project or any adjacent property or if contamination of the Licensed Premises, the Project or any adjacent property by Hazardous Materials brought into, kept, used, stored, handled, treated, generated in
or about, or released or disposed of from, the Licensed Premises occurs during the Term or any holding over by Licensee or by anyone other than Licensor and Licensor’s employees, agents and contractors, Licensee hereby indemnifies and shall
defend and hold Licensor, its officers, directors, employees, agents and contractors harmless from any and all actions (including, without limitation, remedial or enforcement actions of any kind, administrative or judicial proceedings, and orders or
judgments arising out of or resulting therefrom), costs, claims, damages (including, without limitation, punitive damages and damages based upon diminution in value of the Licensed Premises or the Project, or the loss of, or restriction on, use of
the Licensed Premises or any portion of the Project), expenses (including, without limitation, attorneys’, consultants’ and experts’ fees, court costs and amounts paid in settlement of any claims or actions), fines, forfeitures or
other civil, administrative or criminal penalties, injunctive or other relief (whether or not based upon personal injury, property damage, or contamination of, or adverse effects upon, the environment, water tables or natural resources), liabilities
or losses which arise during or after the Term as a result of such contamination. This indemnification of Licensor by Licensee includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup,
treatment, remedial, removal, or restoration work required 

  

					
		 	



	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

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Distribute. Alexandria and the Alexandria Logo are
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	3














 
by any federal, state or local governmental authority because of Hazardous Materials present in the air, soil or ground water above, on, or under the Licensed Premises. Without limiting the
foregoing, if the presence of any Hazardous Materials on the Licensed Premises, the Project or any adjacent property caused or permitted by Licensee or any Licensee Related Party results in any contamination of the Licensed Premises, the Project or
any adjacent property, Licensee shall promptly take all actions at its sole expense and in accordance with applicable Environmental Requirements as are necessary to return the Licensed Premises, the Project or any adjacent property to the condition
existing prior to the time of such contamination, provided that Licensor’s approval of such action shall first be obtained, which approval shall not unreasonably be withheld so long as such actions would not potentially have any material
adverse long-term or short-term effect on the Licensed Premises or the Project. The term “Environmental Requirements” shall mean all applicable present and future statutes, regulations, ordinances, rules, codes, judgments, orders or
other similar enactments of any governmental authority regulating or relating to health, safety, or environmental conditions on, under, or about the Licensed Premises or the Project, or the environment, including without limitation, the following:
the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; and all state and local counterparts thereto, and any regulations or policies promulgated or issued thereunder. The term
“Hazardous Materials” shall mean any flammable material, explosives, radioactive materials, petroleum products, hazardous or toxic substances, or any waste or related materials, including without limitation anything included in the
definition of “hazardous substances”, “hazardous materials”, “hazardous wastes”, or “toxic substances” under any applicable federal, state or local law or regulation. If Licensee or any Licensee Related Party
in any way causes or knowingly permits contamination of the Licensed Premises or the Project with Hazardous Materials, Licensee shall notify Licensor, and Licensor may terminate the license immediately. Licensee hereby indemnifies Licensor, and
agrees to defend and hold Licensor harmless, from and against all claims of any type arising from or in connection with contamination of the Licensed Premises or the Project by Hazardous Materials caused by Licensee or any Licensee Related Party or
by Licensee’s use of this license. Notwithstanding anything to the contrary contained in this Section 5 or Section 6, Licensee shall not be responsible for, and the indemnification and hold harmless obligation set forth
in this paragraph shall not apply to (i) contamination in the Licensed Premises which Licensee can prove to Licensor’s reasonable satisfaction existed in the Licensed Premises immediately prior to Licensee’s occupancy of the Licensed
Premises, or (ii) the presence of any Hazardous Materials in the Licensed Premises which Licensee can prove to Licensor’s reasonable satisfaction migrated from outside of the Licensed Premises into the Licensed Premises or Project, unless
in either case, the presence of such Hazardous Materials (x) is the result of a breach by Licensee of any of its obligations under this Agreement, or (y) was caused, contributed to or exacerbated by Licensee or any Licensee Related Party.

 As a material inducement to Licensor to allow Licensee to use Hazardous Materials in connection with its business in the Licensed
Premises, Licensee agrees to deliver to Licensor prior to the License Commencement Date a list identifying each type of Hazardous Materials (other than products customarily used by tenants in de minimus quantities for ordinary cleaning and office
purposes) to be brought upon, kept, used, stored, handled, treated, generated on, or released or disposed of from, the Licensed Premises and setting forth any and all governmental approvals or permits required in connection with the presence, use,
storage, handling, treatment, generation, release or disposal of such Hazardous Materials on or from the Licensed Premises (“Hazardous Materials List”). Licensee shall deliver to Licensor an updated list before any new Hazardous
Material is brought onto, kept, used, stored, handled, treated, generated on, or released or disposed of from, the Licensed Premises. Licensee shall deliver to Licensor true and correct copies of the following documents (the “Haz Mat
Documents”) relating to the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials prior to the License Commencement Date, or if unavailable at that time, concurrent with the receipt from or submission to
a governmental authority: permits; approvals; reports and correspondence; storage and management plans, notice of violations of any Legal Requirements. Licensee is not required, however, to provide Licensor with any portion(s) of the Haz Mat
Documents containing information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities. Notwithstanding anything to the contrary contained herein, Licensor acknowledges
that, prior to the date of this Agreement, Licensee delivered to Licensor the Hazardous Materials List required above. 

  

					
		 	



	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not
 Copy or
Distribute. Alexandria and the Alexandria Logo are
 registered trademarks of Alexandria Real Estate Equities, Inc.

	4














 Licensee shall have the exclusive use of 100% of the control areas in the Building. For the
avoidance of doubt, Licensee shall not have rights with respect to any other control areas at the Project. 
 The provisions of this
Section 5 shall survive the expiration or earlier termination of this Agreement. 
 6. Surrender. Upon the
expiration of the Term or earlier termination of Licensee’s right of possession, Licensee shall surrender the Licensed Premises to Licensor in the same condition as received, ordinary wear and tear and casualty loss and condemnation excepted,
free of Hazardous Materials brought upon, kept, used, stored, handled, treated, generated in, or released or disposed of from, the Licensed Premises by any person other than Licensor, its officers, directors, employees, managers, agents, invitees
and contractors (collectively, “Licensee HazMat Operations”) and released of all Hazardous Materials clearances. No later than the date that is 30 days prior to the surrender of the Licensed Premises, Licensee shall deliver to
Licensor a narrative description of the actions proposed (or required by any governmental authority) to be taken by Licensee in order to surrender the Licensed Premises at the expiration or earlier termination of the Term, free from any residual
impact from the Licensee HazMat Operations and otherwise released for unrestricted use and occupancy (the “Decommissioning and HazMat Closure Plan”). Such Decommissioning and HazMat Closure Plan shall be accompanied by a current
listing of (i) all Hazardous Materials licenses and permits held by or on behalf of Licensee with respect to the Licensed Premises, and (ii) all Hazardous Materials used, stored, handled, treated, generated, released or disposed of from
the Licensed Premises, and shall be subject to the review and approval of Licensor’s environmental consultant. In connection with the review and approval of the Decommissioning and HazMat Closure Plan, upon the request of Licensor, Licensee
shall deliver to Licensor or its consultant such additional non-proprietary information concerning Licensee HazMat Operations as Licensor shall request. On or before such surrender, Licensee shall deliver to
Licensor evidence that the approved Decommissioning and HazMat Closure Plan shall have been satisfactorily completed and Licensor shall have the right, at its sole expense, to cause Licensor’s environmental consultant to inspect the Licensed
Premises and perform such additional procedures as may be deemed reasonably necessary to confirm that the Licensed Premises are, as of the effective date of such surrender or early termination of this Agreement, free from any residual impact from
Licensee HazMat Operations. Licensor shall have the unrestricted right to deliver such Decommissioning and HazMat Closure Plan and any report by Licensor’s environmental consultant with respect to the surrender of the Licensed Premises to third
parties. 
 If Licensee shall fail to prepare or submit a Decommissioning and HazMat Closure Plan approved by Licensor, or if Licensee shall
fail to complete the approved Decommissioning and HazMat Closure Plan, or if such Decommissioning and HazMat Closure Plan, whether or not approved by Licensor, shall fail to adequately address any residual effect of Licensee HazMat Operations in, on
or about the Licensed Premises, Licensor shall have the right to take such actions as Licensor may deem reasonable or appropriate to assure that the Licensed Premises and the Project are surrendered free from any residual impact from Licensee HazMat
Operations, the cost of which actions shall be reimbursed by Licensee without regard to the limitation set forth in the first paragraph of this Section 6. 

Licensee shall be responsible for reimbursing Licensor for all reasonable costs expended by Licensor in repairing damage to the Licensed
Premises or the Project caused by Licensee or any of its Related Parties. 
 The provisions of this Section 6 shall survive the
expiration or earlier termination of this Agreement. 

  

					
		 	



	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not
 Copy or
Distribute. Alexandria and the Alexandria Logo are
 registered trademarks of Alexandria Real Estate Equities, Inc.

	5














 7. Termination. “Cause” for termination of this Agreement shall
exist if Licensee fails to comply with any of the terms or provisions of this Agreement (other than the provisions requiring the payment of fees or other sums), and fails to cure such default within 10 business days after the date of receipt of
written notice of default from Licensor. 
 8. License Fees. Pursuant to the terms of this Section 8, Licensee
shall pay a license fee (“License Fee”) to Licensor in the amount of $3.00 per rentable square foot of the Licensed Premises per month. Notwithstanding the foregoing, subject to the terms of the immediately following paragraph, for
the period commencing on the License Commencement Date through the expiration or earlier termination of the Term, Licensee shall not be required to pay the License Fee under this Agreement (the “Abatement”). 

Licensee acknowledges and agrees that if either (i) Licensee defaults (beyond all applicable notice and cure periods) under this
Agreement, or (ii) except as set forth in the last sentence of this paragraph, the Morehouse Lease terminates such that the Commencement Date (as defined in the Morehouse Lease) of the Morehouse Lease never occurs (either of the foregoing, a
“Payment Trigger Date”), then (a) within 10 days after the Payment Trigger Date, Licensee shall deliver to Licensor an amount equal to the sum of (x) all of the of the License Fees that would have been due and payable for
the period commencing on the License Commencement Date through the day immediately preceding the Payment Trigger Date but for the Abatement provided for in the immediately preceding paragraph, and (y) commencing on the Payment Trigger Date
through the expiration date of the Term, Licensee shall pay the full amount of the License Fee provided for above for each month during the Term. Notwithstanding the foregoing, if the Morehouse Lease terminates solely as a result of Morehouse
Landlord’s failure to timely deliver the Initial Premises (as defined in the Morehouse Lease) as required under the Morehouse Lease (subject to Force Majeure, delays caused by Licensee and any default by Licensee, as “Tenant,” under
the Morehouse Lease), then Licensee shall not be required to pay the retroactive Licensee Fee pursuant to sub-section (x) above as a result of such termination. 

9. Operating Expenses. Commencing on the License Commencement Date, and continuing thereafter on the first day of each month of
the Term, Licensee shall pay Licensor an amount equal to 1/12 of Licensee’s Share of Licensor’s written estimate of Operating Expenses for the Project for each calendar year during the Term. Licensee’s Share of Operating Expenses with
respect to the Licensed Premises is 100%. The Building’s Share of Operating Expenses of Project is 28.01%. The term “Operating Expenses” means all costs and expenses of any kind or description whatsoever incurred or accrued
each calendar year by Licensor with respect to the Project, including but not limited to utilities, janitorial services for the common areas of the Project, taxes and insurance, capital repairs and improvements amortized over the useful life of such
capital repairs and improvements (as reasonably determined by Licensor taking account all relevant factors including, without limitation, the 24x7 operation of the Building, and an administrative fee in the amount of $1,076.40 per month. Licensee
will be responsible for obtaining and paying for its janitorial services for the Licensed Premises and for paying directly to the applicable utility provider separately metered utilities provided to Licensee or the Licensed Premises. 

Within a reasonable period after the expiration or earlier termination of this Agreement, Licensor shall furnish to Licensee a statement (a
“Reconciliation Statement”) showing in reasonable detail: (a) the total and Licensee’s share of actual Operating Expenses for the Term of the license, and (b) the total of Licensee’s payments in respect of
Operating Expenses for the Term of this Agreement. If Licensee’s share of actual Operating Expenses exceeds Licensee’s payments of Operating Expenses, the excess shall be due and payable by Licensee within 10 business days after delivery
of such Reconciliation Statement to Licensee. If Licensee’s payments of Operating Expenses exceed Licensee’s share of actual Operating Expenses, Licensor shall pay the excess to Licensee within 10 business days after delivery of such
Reconciliation Statement to Licensee, except that after the expiration, or earlier termination of the Term, Licensor shall pay the excess to Licensee after deducting all other amounts due Licensor. 

  

					
		 	



	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not
 Copy or
Distribute. Alexandria and the Alexandria Logo are
 registered trademarks of Alexandria Real Estate Equities, Inc.

	6














 Payments required to be made to Licensor pursuant to this Agreement shall be remitted to
Licensor at the address set forth below (as the same may be changed from time to time by Licensor upon written notice from Licensor to Licensee): 

Alexandria Real Estate Equities, Inc. 

Dept LA 23447 
 Pasadena, CA
91185-3447 
 10. Utilities. Licensor shall provide, subject to the terms of this Section 10, water, electricity,
HVAC, light, power, sewer, and other utilities (including gas and fire sprinklers to the extent the Building is plumbed for such services), and with respect to the common areas of the Project only, refuse and trash collection and janitorial
services. No interruption or failure of utilities, from any cause whatsoever shall result in eviction or constructive eviction of Licensee, termination of this Agreement or the abatement of License Fees. Licensee will be responsible for paying for
any separately metered utilities provided to Licensee and for obtaining and paying for its janitorial services for the Licensed Premises. 

11. Parking. Subject to all matters of record, Force Majeure (as defined in Section 26), a taking and the exercise
by Licensor of its rights hereunder, Licensee shall have the right at no additional cost to Licensee, in common with other tenants and occupants of the Project, to use 2.9 parking spaces per 1,000 rentable square feet of the Licensed Premises, which
parking spaces shall be located in those areas designated for non-reserved parking, subject in each case to Licensor’s rules and regulations. Licensor may allocate parking spaces among Licensee and other
tenants in the Project pro rata as described above if Licensor determines that such parking facilities are becoming crowded. Licensor shall not be responsible for enforcing Licensee’s parking rights against any third parties, including other
tenants of the Project. 
 12. Maintenance. Licensor shall maintain, as part of Operating Expenses, all of the structural,
exterior, parking and other common areas of the Project, and the Building systems reflected on Exhibit B as being allocated to Licensor, in good repair, reasonable wear and tear and uninsured losses and damages caused by Licensee or any
Licensee Related Party excluded, in which case Licensee shall be responsible. 
 Subject to the terms of the immediately preceding
paragraph, as of the License Commencement Date, the maintenance and repair obligations for the Licensed Premises shall be allocated between Licensor and Licensee as set forth on Exhibit B attached hereto. The maintenance obligations allocated
to Licensee pursuant to Exhibit B (the “Licensee Maintenance Obligations”) shall be performed by Licensee at Licensee’s sole cost and expense. The Licensee Maintenance Obligations shall include the procurement and
maintenance of contracts, in form and substance reasonably satisfactory to Licensor, with copies to Licensor upon Licensor’s written request, for and with contractors reasonably acceptable to Licensor specializing and experienced in the
respective Licensee Maintenance Obligations. Notwithstanding anything to the contrary contained herein, the scope of work of any such contracts entered into by Licensee pursuant to this paragraph shall, at a minimum, comply with manufacturer’s
recommended maintenance procedures for the optimal performance of the applicable equipment. Licensor shall, notwithstanding anything to the contrary contained in this Agreement, have no obligation to perform any Licensee Maintenance Obligations. The
Licensee Maintenance Obligations shall not include the right or obligation on the part of Licensee to make any structural and/or capital repairs or improvements to the Project, and Licensor shall, during any period that Licensee is responsible for
the Licensee Maintenance Obligations, continue to be responsible for capital repairs and replacements required to be made to the Project. If Licensee fails to maintain any portion of the Licensed Premises for which Licensee is responsible as part of
the Licensee Maintenance Obligations in a manner reasonably acceptable to Licensor within the requirements of this Agreement, Licensor shall have the right, but not the obligation, to provide Licensee with written notice thereof and to assume the
Licensee Maintenance Obligations if Licensee does not cure Licensee’s failure within 10 days after receipt of such notice in which case Licensee shall be required, within 10 days after demand from Licensor, to pay or reimburse Licensor, as the
case may be, for all costs incurred or to be incurred by Licensor in connection with performing any Licensee Maintenance Obligations. 

  

					
		 	



	 	 Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL

RIGHTS RESERVED. Confidential and Proprietary – Do Not
 Copy or
Distribute. Alexandria and the Alexandria Logo are
 registered trademarks of Alexandria Real Estate Equities, Inc.

	7














 13. Signage. Licensee shall not, without the prior written consent of
Licensor, which may be granted or withheld in Licensor’s sole discretion: (i) attach any awnings, exterior lights, decorations, balloons, flags, pennants, banners, painting or other projection to any outside wall of the Project,
(ii) use any curtains, blinds, shades or screens other than Licensor’s standard window coverings, (iii) coat or otherwise sunscreen the interior or exterior of any windows, (iv) place any bottles, parcels, or other articles on
the window sills, (v) place any equipment, furniture or other items of personal property on any exterior balcony, or (vi) paint, affix or exhibit on any part of the Licensed Premises or the Project any signs, notices, window or door
lettering, placards, decorations, or advertising media of any type which can be viewed from the exterior of the Licensed Premises. Licensee’s name and/or logo on the directory tablet shall be inscribed, painted or affixed for Licensee by
Licensor at the sole cost and expense of Licensee, and shall be of a size, color and type acceptable to Licensor. Nothing may be placed on the exterior of corridor walls or corridor doors other than Licensor’s standard lettering. The directory
tablet shall be provided exclusively for the display of the name and location of tenants/licensees. 
 Licensee shall have the exclusive
right to display, at Licensee’s cost and expense, a Building-top sign bearing Licensee’s name and/or logo in a location on the Building designated by Licensor (the “Building Sign”).
Notwithstanding the foregoing, Licensee acknowledges and agrees that Licensee’s signage on the Building Sign including, without limitation, the size, color and type, shall be subject to Licensor’s prior written approval, which shall not be
unreasonably withheld, and shall be consistent with Licensor’s signage program at the Project and applicable Legal Requirements. Licensee shall be responsible, at Licensee’s sole cost and expense, for the design, permits, fabrication,
installation, and maintenance of Licensee’s signage on the Building Sign; for the removal of Licensee’s signage on the Building Sign at the expiration or earlier termination of this Lease; and for the repair of all damage resulting from
such removal. 
 14. Limitation on Licensor’s Liability. NOTWITHSTANDING ANYTHING SET FORTH HEREIN OR IN ANY OTHER
AGREEMENT BETWEEN LICENSOR AND LICENSEE TO THE CONTRARY: (A) LICENSOR SHALL NOT BE LIABLE TO LICENSEE OR ANY OTHER PERSON FOR (AND LICENSEE AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL OR CONSEQUENTIAL
TO: LICENSEE’S PERSONAL PROPERTY OF EVERY KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, PRODUCT, AND/OR BUSINESS, ACCOUNTING AND OTHER RECORDS OF EVERY KIND AND DESCRIPTION KEPT AT THE LICENSED
PREMISES AND ANY AND ALL INCOME DERIVED OR DERIVABLE THEREFROM; (B) THERE SHALL BE NO PERSONAL RECOURSE TO LICENSOR FOR ANY ACT OR OCCURRENCE IN, ON OR ABOUT THE LICENSED PREMISES OR ARISING IN ANY WAY UNDER THIS AGREEMENT OR ANY OTHER
AGREEMENT BETWEEN LICENSOR AND LICENSEE WITH RESPECT TO THE SUBJECT MATTER HEREOF AND ANY LIABILITY OF LICENSOR HEREUNDER SHALL BE STRICTLY LIMITED SOLELY TO LICENSOR’S INTEREST IN THE PROJECT OR ANY PROCEEDS FROM SALE OR CONDEMNATION THEREOF
AND ANY INSURANCE PROCEEDS PAYABLE IN RESPECT OF LICENSOR’S INTEREST IN THE PROJECT OR IN CONNECTION WITH ANY SUCH LOSS; AND (C) IN NO EVENT SHALL ANY PERSONAL LIABILITY BE ASSERTED AGAINST LICENSOR IN CONNECTION WITH THIS AGREEMENT NOR
SHALL ANY RECOURSE BE HAD TO ANY OTHER PROPERTY OR ASSETS OF LICENSOR OR ANY OF LICENSOR’S OFFICERS, DIRECTORS, EMPLOYEES OR AGENTS. UNDER NO CIRCUMSTANCES SHALL LICENSOR OR ANY OF LICENSOR’S OFFICERS, DIRECTORS, EMPLOYEES OR AGENTS BE
LIABLE FOR INJURY TO LICENSEE’S BUSINESS OR FOR ANY LOSS OF INCOME OR PROFIT THEREFROM. 
 15. Assignment. Licensee may
not assign or otherwise transfer all or any part of its interest in this Agreement or in the Licensed Premises.  

  

					
		 	



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 16. Governing Jurisdiction. This Agreement shall be construed under and in
accordance with the laws of the State of California. 
 17. Notice. Any notice required to be given under this Agreement may
be personally delivered to a party, or may be sent by overnight courier service (e.g., Federal Express), or by facsimile transmission with a confirming copy sent by overnight courier service, to either party addressed as follows:  

 

			
	 To Licensee:
	 	Artiva Biotherapeutics, Inc.
		 	4025 Sorrento Valley Road
		 	San Diego, CA 92121
		 	Attn: Lease Administrator
		
	 To Licensor:
	 	c/o Alexandria Real Estate Equities, Inc.
		 	26 North Euclid Avenue
		 	Pasadena, CA 91101
		 	Attn: Corporate Secretary
		 	Re: 4025 Sorrento Valley Road

 18. Estoppel Certificate. Licensee shall, within 10 business days of written notice from
Licensor, execute, acknowledge and deliver a statement in writing in any form reasonably requested by a proposed lender or purchaser, (i) certifying that this Agreement is unmodified and in full force and effect (or, if modified, stating the
nature of such modification and certifying that this Agreement as so modified is in full force and effect) and the dates to which the rental and other charges are paid in advance, if any, (ii) acknowledging that there are not any uncured
defaults on the part of Licensor hereunder, or specifying such defaults if any are claimed, and (iii) setting forth such further information with respect to the status of this Agreement or the Licensed Premises as may be requested thereon. Any
such statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the real property of which the Licensed Premises are a part. Licensee’s failure to deliver such statement within such time shall, at the
option of Licensor, constitute a default under this Agreement, and, in any event, shall be conclusive upon Licensee that this Agreement is in full force and effect and without modification except as may be represented by Licensor in any certificate
prepared by Licensor and delivered to Licensee for execution.  
 19. Financial Information. Licensee shall
furnish to Licensor with true and complete copies of (i) upon Licensor’s written request on an annual basis, Licensee’s most recent audited annual financial statements until available from Licensee’s auditing firm, (ii) upon
Licensor’s written request on a quarterly basis, Licensee’s most recent unaudited quarterly financial statements; provided, however, that Licensee shall not be required to deliver to Licensor such quarterly financial statements for any
particular quarter sooner that the date that is 90 days after the end of each of Licensee’s fiscal quarters during the Term, (iii) upon Licensor’s written request from time to time, corporate brochures and/or profiles prepared by
Licensee for prospective investors, and (iv) upon Licensor’s written request from time to time, any other financial information or summaries that Licensee typically provides to its lenders or shareholders. Notwithstanding anything to the
contrary contained in this Lease, Licensor’s written request for financial information pursuant to this Section 19 may delivered to Licensee via email. Notwithstanding the foregoing, Licensee shall not be required to provide such
financial statements to Licensor if Licensee is subject to a quiet period prior to a public offering, as required by applicable U.S. securities laws or regulations. So long as Licensee is a “public company” and its financial information is
publicly available, then the foregoing delivery requirements of this Section 19 shall not apply. 
 Licensor agrees to hold the
financial statements and other financial information provided under this section in confidence using at least the same degree of care that Licensor uses to protect its own confidential information of a similar nature; provided, however, that
Licensor may disclose such information to Licensor’s auditors, attorneys, consultants, lenders, affiliates, prospective purchasers and 

  

					
		 	



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investors and other third parties as reasonably required in the ordinary course of Licensor’s operations, provided that Licensor shall deliver written notice to such parties requiring them
to treat the information as confidential. The obligations of confidentiality hereunder shall not apply to information that was in the public domain at the time it was disclosed to Licensor, entered into the public domain subsequent to the time it
was disclosed to Licensor through no fault of Licensor, or was disclosed by Licensee to a third party without any confidentiality restrictions. In addition, Licensor may disclose such information without violating this section to the extent that
disclosure is reasonably necessary (x) for Licensor to enforce its rights or defend itself under this Lease; (y) for required submissions to any state or federal regulatory body; or (z) for compliance with a valid order of a court or
other governmental body having jurisdiction, or any law, statute, or regulation, provided that, other than in an emergency, before disclosing such information, Licensor shall give Licensee prior notice of the same promptly upon becoming aware of the
need for disclosure but in no event less than 10 business days prior to such disclosure, in order to allow Licensee to obtain a protective order or such other judicial relief. 

20. OFAC. Licensee, and all beneficial owners of Licensee, are currently (a) in compliance with and shall at all times
during the Term of this Agreement remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive order, or regulation relating thereto
(collectively, the “OFAC Rules”), (b) not listed on, and shall not during the term of this Agreement be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions Evaders List, or the Sectoral
Sanctions Identification List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not a person or
entity with whom a U.S. person is prohibited from conducting business under the OFAC Rules.  
 21. Miscellaneous. Any
modification of this Agreement must be in writing signed by both Licensor and Licensee. If any provision of this Agreement is made unenforceable, such shall not affect the enforceability of any other provision. If any action is brought by either
party against the other, the prevailing party shall be entitled to recover reasonable attorney’s fees. This Agreement shall be binding on and inure to the benefit of the successors and permitted assigns of the respective parties. If any clause
or provision of this Agreement is illegal, invalid or unenforceable under present or future laws, then and in that event, it is the intention of the parties hereto that the remainder of this Agreement shall not be affected thereby.  

22. Brokers. Licensor and Licensee each represents and warrants that it has not dealt with any broker, agent or other person
(collectively, “Broker”) in connection with this transaction and that no Broker brought about this transaction, other than Hughes Marino, Cushman & Wakefield and CBRE. Licensor and Licensee each hereby agree to indemnify
and hold the other harmless from and against any claims by any Broker, other than Hughes Marino, Cushman & Wakefield and CBRE, claiming a commission or other form of compensation by virtue of having dealt with Licensee or Licensor, as
applicable, with regard to transaction contemplated by this Agreement. 
 23. Rules and Regulations. Licensee shall, at all
times during the Term, comply with all reasonable rules and regulations at any time or from time to time established by Licensor covering use of the Licensed Premises and the Project. If there is any conflict between said rules and regulations and
other provisions of this Agreement, the terms and provisions of this Agreement shall control. Licensor shall not have any liability or obligation for the breach of any rules or regulations by other tenants or other licensees at the Project and shall
not enforce such rules and regulations in a discriminatory manner. 
 24. California Accessibility Disclosure. For purposes of
Section 1938(a) of the California Civil Code, Licensor hereby discloses to Licensee, and Licensee hereby acknowledges, that the Project has not undergone inspection by a Certified Access Specialist (CASp). In addition, the following notice is
hereby provided pursuant to Section 1938(e) of the California Civil Code: “A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable
construction-related accessibility standards under state law. Although state law does not 

  

					
		 	



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require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the
occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and
the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the premises.” In furtherance of and in connection with such notice: (i) Licensee, having read such notice and
understanding Licensee’s right to request and obtain a CASp inspection, hereby elects not to obtain such CASp inspection and forever waives its rights to obtain a CASp inspection with respect to the Licensed Premises, Building and/or Project to
the extent permitted by Legal Requirements; and (ii) if the waiver set forth in clause (i) hereinabove is not enforceable pursuant to Legal Requirements, then Licensor and Licensee hereby agree as follows (which constitute the mutual
agreement of the parties as to the matters described in the last sentence of the foregoing notice): (A) Licensee shall have the one-time right to request for and obtain a CASp inspection, which request must be
made, if at all, in a written notice delivered by Licensee to Licensor; (B) any CASp inspection timely requested by Licensee shall be conducted (1) at a time mutually agreed to by Licensor and Licensee, (2) in a professional manner by
a CASp designated by Licensor and without any testing that would damage the Licensed Premises, Building or Project in any way, and (3) at Licensee’s sole cost and expense, including, without limitation, Licensee’s payment of the fee
for such CASp inspection, the fee for any reports prepared by the CASp in connection with such CASp inspection (collectively, the “CASp Reports”) and all other costs and expenses in connection therewith; (C) the CASp Reports
shall be delivered by the CASp simultaneously to Licensor and Licensee; (D) Licensee, at its sole cost and expense, shall be responsible for making any improvements, alterations, modifications and/or repairs to or within the Licensed Premises
to correct violations of construction-related accessibility standards including, without limitation, any violations disclosed by such CASp inspection; and (E) if such CASp inspection identifies any improvements, alterations, modifications
and/or repairs necessary to correct violations of construction-related accessibility standards relating to those items of the Building and Project located outside the Licensed Premises that are Licensor’s obligation to repair as set forth in
the Lease, then Licensor shall perform such improvements, alterations, modifications and/or repairs as and to the extent required by Legal Requirements to correct such violations, and Licensee shall reimburse Licensor for the cost of such
improvements, alterations, modifications and/or repairs within 10 business days after Licensee’s receipt of an invoice therefor from Licensor. 

25. Counterparts. This Agreement may be executed in 2 or more counterparts, each of which shall be deemed an original, but all
of which together shall constitute one and the same instrument. Counterparts may be delivered via facsimile, electronic mail (including pdf or any electronic signature process complying with the U.S. federal ESIGN Act of 2000) or other transmission
method and any counterpart so delivered shall be deemed to have been duly and validly delivered and be valid and effective for all purposes. Electronic signatures shall be deemed original signatures for purposes of this Agreement and all matters
related thereto, with such electronic signatures having the same legal effect as original signatures. 
 26. Force Majeure.
Except for the payment of License Fees, Operating Expenses and any other amounts due hereunder, neither Licensor nor Licensee shall be responsible or liable for delays in the performance of its obligations hereunder when caused by, related to, or
arising out of acts of God, sinkholes or subsidence, strikes, lockouts, or other labor disputes, embargoes, quarantines, weather, national, regional, or local disasters, calamities, or catastrophes, inability to obtain labor or materials (or
reasonable substitutes therefor) at reasonable costs or failure of, or inability to obtain, utilities necessary for performance, governmental restrictions, orders, limitations, regulations, or controls, national emergencies, local, regional or
national epidemic or pandemic, delay in issuance or revocation of permits, enemy or hostile governmental action, terrorism, insurrection, riots, civil disturbance or commotion, fire or other casualty, and other causes or events beyond their
reasonable control (“Force Majeure”). 
 27. Holding Over. Notwithstanding anything to the contrary contained
herein, if Licensee remains in possession of the Licensed Premises after the expiration or earlier termination of the Term 

  

					
		 	



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without the express written consent of Licensor, (a) Licensee shall become a tenant at sufferance upon the terms of this Agreement except that (i) for the first 30 days of such
holdover, the monthly rental shall be equal to $53,820.00 per month plus Operating Expenses, and (ii) thereafter, the monthly rental shall be equal to $71,760.00 per month plus Operating Expenses, and (b) Licensee shall be responsible for
all damages suffered by Licensor resulting from or occasioned by Licensee’s holding over, including consequential damages. 

[Signatures are on the next page] 

  

					
		 	



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 IN WITNESS WHEREOF, the parties have caused their duly authorized representatives to execute
this Agreement as of the date first written above. 
  

							
	LICENSEE:
	
	ARTIVA BIOTHERAPEUTICS, INC.,
	a Delaware corporation
		
	By:	 	 /s/ Fred Aslan

	Its:	 	CEO
	
	☒ I hereby certify that the signature, name, and title above are my signature, name and title.
	
	LICENSOR:
	
	ARE-SD REGION NO. 37, LLC,
	a Delaware limited liability company
		
	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
		 	a Delaware limited partnership
			
		 	By:	 	ARE-QRS CORP.,
		 		 	a Maryland corporation,
		 		 	general partner
				
		 		 	By:	 	 /s/ Gary Dean

		 		 	Its:	 	Executive Vice President – Real Estate Legal Affairs



  

					
		 	



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 EXHIBIT A 

Licensed Premises 
  





 

  

					
		 	



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 EXHIBIT B 

Licensee Maintenance Obligations 

Multi-Tenant Maintenance Responsibilities 
 4025
Sorrento Valley Boulevard 
 Artiva 
  

					
	 Maintenance Responsibilities: Multi-Tenant
	 	 Artiva
	 	 ARE

	 Utilities

	 Water - domestic
	 		 	✓
	 Water - irrigation
	 		 	✓
	 Gas - tenant premises
	 	✓	 	
	 Gas - common area
	 		 	✓
	 Electric - tenant premises
	 	✓	 	
	 Electric - common area
	 		 	✓
	 Exterior / Site

	 Landscaping
	 		 	✓
	 Pest control - exterior
	 		 	✓
	 Parking lot sweeping
	 		 	✓
	 Project security (nightly rounds)
	 		 	✓
	 Parking lot lighting
	 		 	✓
	 Exterior monument and footpath lighting
	 		 	✓
	 Landscape irrigation
	 		 	✓
	 Exterior window washing
	 		 	✓
	 Roof inspections
	 		 	✓
	 Domestic backflow preventer certification - Industrial / Domestic
	 		 	✓
	 Domestic backflow preventer certification - Fire
	 		 	✓
	 Building Interior and Systems

	 Cold rooms (if applicable)
	 	✓	 	
	 Autoclaves (if applicable)
	 	✓	 	
	 Glassware washers
	 	✓	 	
	 RO/DI laboratory water systems
	 	✓	 	
	 Air compressors
	 	✓	 	
	 Vacuum pumps
	 	✓	 	
	 Laboratory gas distribution systems
	 	✓	 	
	 Emergency eyewash and shower stations
	 	✓	 	
	 Internal UPS units (if applicable)
	 	✓	 	
	 Fire extinguisher inspection / certification - common area
	 		 	N/A
	 Fire extinguisher inspection / certification - tenant premises
	 	✓	 	
	 Fire sprinkler system
	 		 	✓
	 Fire alarm system (and phone lines)
	 		 	✓
	 Building HVAC equipment
	 		 	✓
	 Smoke fire dampers
	 		 	✓
	 Security alarm - tenant premises (if applicable)
	 	✓	 	
	 Security cameras - common area (if applicable)
	 		 	✓
	 Security cameras - tenant premises (if applicable)
	 	✓	 	
	 Access controls - common area
	 		 	N/A
	 Access controls - tenant premises
	 	✓	 	
	 Janitorial - common area
	 		 	✓
	 Janitorial - tenant premises
	 	✓	 	
	 I/R Testing of electrical systems
	 		 	✓
	 Emergency generator (if applicable)
	 	✓	 	
	 Building Management Systems (BMS)
	 		 	✓
	 Environmental monitoring
	 	✓	 	
	 Trash/Recycling Removal
	 		 	✓


  

			
	



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