Exhibit 10.16


 





LEASE
AGREEMENT


 


between


 


Casiopea
Bovet, LLC 


 


“Landlord”


 


and


 


3-V
Biosciences, Inc., a Delaware corporation


 


“Tenant”


 






     


     


    

 


TABLE
OF CONTENTS


	SECTION	PAGE




 




	1.	PREMISES	4
	2.   	TERM;
    POSSESSION	4
	3.   	RENT      

    SECURITY DEPOSIT	4

    8
	5.   	USE
    AND COMPLIANCE WITH LAWS	8
	6.   	TENANT
    IMPROVEMENTS & ALTERATIONS	11
	7.   	MAINTENANCE
    AND REPAIRS	12
	8.   	TENANT’S
    TAXES	13
	9.   	UTILITIES
    AND SERVICES	14
	10.   	EXCULPATION
    AND INDEMNIFICATION	15
	11.   	INSURANCE	15
	12.   	DAMAGE
    OR DESTRUCTION	18
	13.   	CONDEMNATION	19
	14.   	ASSIGNMENT
    AND SUBLETTING	21
	15.   	DEFAULT
    AND REMEDIES	23
	16.   	LATE
    CHARGE AND INTEREST	25
	17.   	WAIVER	26
	18.   	ENTRY,
    INSPECTION AND CLOSURE	26
	19.   	SURRENDER
    AND HOLDING OVER	27
	20.   	ENCUMBRANCES	28
	21.   	ESTOPPEL
    CERTIFICATES AND FINANCIAL STATEMENTS	28
	22.   	NOTICES	29
	23.   	ATTORNEYS’
    FEES	29
	24.   	QUIET
    POSSESSION	29
	25.   	SECURITY
    MEASURES	30
	26.   	FORCE
    MAJEURE	30
	27.   	RULES
    AND REGULATIONS	30
	28.   	LANDLORD’S
    LIABILITY	30
	29.   	CONSENTS
    AND APPROVALS	31
	30.   	WAIVER
    OF RIGHT TO JURY TRIAL	31
	31.   	BROKERS	31
	32.   	RELOCATION
    OF PREMISES	31
	33.   	ENTIRE
    AGREEMENT	32
	34.  	MISCELLANEOUS	32
	35.   	AUTHORITY	32
	36.	SIGNAGE	35


EXHIBIT
A – THE PREMISES


EXHIBIT
B – CONSTRUCTION RIDER


EXHIBIT
C – BUILDING RULES


EXHIBIT
D – ADDITIONAL PROVISIONS


EXHIBIT
E – ASBESTOS NOTIFICATION


EXHIBIT
F – ACKNOWLEDGEMENT OF LEASE COMMENCEMENT


 






    i 


     


    

 


BASIC
LEASE INFORMATION


 


	Lease Date:	For identification purposes
    only, the date of this Lease is March 1, 2019
	 	 
	Landlord:	Casiopea Bovet, LLC
	 	 
	Tenant:	3-V Biosciences, Inc., a Delaware corporation
	 	 
	Project:	Bovet Office Centre
	 	 
	Building Address:	155 Bovet Road 

    San Mateo, CA 94402
		 
	Rentable Area of 

    Building:	131,532 square feet



 


	Premises:	Floor:	Third
	 	Suite Number:	303
	 	Rentable Area:	3,030 square feet


 


	Commencement Date:	The Lease shall commence
    upon the later of substantial completion of the Tenant Improvements by Landlord or April 1, 2019.
	 	 
	Lease Term:	The term of the
    Lease shall be thirty-six (38) months. In the event the Commencement Date is not the first day of a month, the termination
    date shall be on the last day of the month following the 38th month anniversary of the Commencement Date. Rent
    for any partial month shall be prorated.
	 	 
	Early Access:	For the purpose
    of Tenant’s installation of furniture and communication equipment, Landlord shall allow Tenant access to the Premises
    immediately upon Landlord’s substantial completion of Landlord’s work for a period of five (5) full business days
    prior to the Lease Commencement Date subject to all terms and conditions contained in the Lease including evidence of insurance.
    No rent shall be charged during this early access period.
	 	 
	Base Rent:	 


 


	Months
    1 – 2	 	 	ABATED	 
	Months
    3 – 12	 	$	12,423.00	 
	Months
    13 – 24	 	$	12,795.69	 
	Months
    25 – 36	 	$	13,179.56	 
	Months
    37 – 38	 	$	13,574.95	 



 


	 	Landlord’s initials	 	Tenant’s initials



 











    1 


     


    

 


	Base Year:	Base Operating Expense Year
    – 2019
	 	Base Tax Year - Fiscal Year 2018/2019
	 	 
	Tenant’s Share:	2.3036%
	 	 
	Security Deposit:	Upon Lease execution,
    Tenant shall pay the first month’s Base Monthly Rent and an additional amount of $27,149.90 as Security Deposit.
	 	 
	Tenant Improvements:	Landlord, at its
    sole cost, shall improve the Premises utilizing building standard materials, based upon a mutually acceptable space plan.
	 	 
	 	Improvements shall
    include the following:
	 	 
	 	Paint throughout
    including one accent wall
	 	Install new flooring
    (carpet throughout with VCT in kitchen)
	 	Install new building
    standard light fixtures
	 	 
	Use of Premises:	Tenant shall use
    and occupy the Premises for general office purposes only. Tenant shall not permit the occupancy of the Premises to exceed
    one person per one hundred seventy-five (175) square feet.
	 	 
	Landlord’s
    Address 

    for Payment of Rent:	Casiopea
    Bovet, LLC
	 	P.O. Box 740411
	 	Los Angeles, CA
    90074-0411
	 	 
	Business Hours:	8:00 a.m. to 6:00 p.m. Monday through Friday,
    excluding Holidays.
	 	 
	After Hours HVAC:	After hours HVAC
    is available through contacting the onsite management office. The current charge for this service is $81.00 per hour with
    a 2-hour minimum. Landlord reserves the right to adjust the charge for this service.
	 	 
	Dedicated HVAC:	Tenant shall be
    responsible for the maintenance of any dedicated HVAC units in the Premises. Any such units shall be metered and tenant shall
    pay for the above-standard electrical use required to operate the unit(s).
	 	 
	Landlord’s Address	 
	for Notices:	Casiopea Bovet, LLC
	 	c/o Access Property Services, Inc.
	 	155 Bovet Road, Suite 460
	 	San Mateo, CA 94402
	 	Attn: Property Manager



 


	 	Landlord’s initials	 	Tenant’s initials



 















    2 


     


    

 


	Tenant’s Address
    

    For Notices:	3-V Biosciences, Inc.

    Attn: Chief Financial Officer
	 	155 Bovet Road, Suite 303
	 	San Mateo, CA 94402
	 	 
	With a copy to:	Dalsin Law
	 	1655 N. Main Street, Suite 270
	 	Walnut Creek, CA 94596
	 	 
	Broker(s):	Kidder Mathews representing the Landlord and
    the Tenant
	 	 
	Property Manager:	Access Property Services, Inc.
	 	 
	Additional Provisions:	EXHIBIT D - Additional Provisions



 


	Exhibits:	
	Exhibit A:	The Premises
	Exhibit B:	Construction Rider
	Exhibit C:	Building Rules
	Exhibit D:	Additional Provisions Rider
	Exhibit E:	Asbestos Notification
	Exhibit F:	Acknowledgement of Lease Commencement


 


The
Basic Lease Information set forth above is part of the Lease. In the event of any conflict between any provision in the Basic
Lease Information and the Lease, the Lease shall control.


 


	 	Landlord’s initials	 	Tenant’s initials



 









    3 


     


    





 


THIS LEASE is made
as of the Lease Date set forth in the Basic Lease Information, by and between the Landlord identified in the Basic Lease Information
(“Landlord”), and the Tenant identified in the Basic Lease Information (“Tenant”). Landlord
and Tenant hereby agree as follows:


 


1.             PREMISES. Landlord hereby leases to
Tenant, and Tenant hereby leases from Landlord, upon the terms and subject to the conditions of this Lease, the office space
identified in the Basic Lease Information as the Premises (the “Premises”), in the Building located at the
address specified in the Basic Lease Information (the “Building”). The approximate configuration and
location of the Premises is shown on Exhibit A. Landlord and Tenant agree that the rentable area of the Premises for
all purposes under this Lease shall be the Rentable Area specified in the Basic Lease Information. The Building, together
with the parking facilities serving the Building (the “Parking Facility”), and the parcel(s) of land on
which the Building and the Parking Facility are situated (collectively, the “Property”), is part of the
Project identified in the Basic Lease Information (the “Project”).


 


2.             TERM; POSSESSION. The term of this
Lease (the “Term”) shall commence on the Commencement Date as described below and, unless sooner
terminated, shall expire on the Expiration Date set forth in the Basic Lease Information (the “Expiration
Date”). The “Commencement Date” shall be the date set forth in the Basic Lease Information. The
parties anticipate that the Commencement Date will occur on or about the Scheduled Commencement Date set forth in the Basic
Lease Information (the “Scheduled Commencement Date”); provided, however, that Landlord shall not be
liable for any claims, damages or liabilities if the Premises are not ready for occupancy by the Scheduled Commencement Date.
When the Commencement Date has been established, Landlord and Tenant shall at the request of either party confirm the
Commencement Date and Expiration Date in writing. Notwithstanding the foregoing, except as resulting from any Tenant-caused
delay, in the event Landlord does not deliver possession of the Premises to Tenant by May 1, 2019, Tenant shall have the
right to terminate this Lease by written notice to Landlord and Landlord shall return all funds paid by Tenant in respect of
the Lease.


 


3.            
RENT.


 


3.1         Base Rent.
Tenant agrees to pay to Landlord the Base Rent set forth in the Basic Lease Information, without prior notice or demand, on the
first day of each and every calendar month during the Term, except that Base Rent for the first full calendar month in which Base
Rent is payable shall be paid upon Tenant’s execution of this Lease and Base Rent for any partial month at the beginning
of the Term shall be paid on the Commencement Date. Base Rent for any partial month at the beginning or end of the Term shall be
prorated based on the actual number of days in the month. Any increases in Base Rent will take effect on the first day of the month;
if any increase in Base Rent is due to occur on an anniversary of the Commencement Date and the Commencement Date is not the first
day of a month, then the increase will take effect on the first day of the month after the month in which the anniversary occurs.


 



	 	Landlord’s initials	 	Tenant’s initials



 






    4 


     


    

 


3.2          Additional
Rent: Increases in Operating Costs and Taxes.


 



(a)       Definitions.


 


(1)       “Base
Operating Costs” means Operating Costs for the calendar year specified as the Base Year in the Basic Lease Information
(excluding therefrom, however, any Operating Costs of a nature that would not ordinarily be incurred on an annual, recurring basis).


 


(2)      “Base
Taxes” means Taxes for the fiscal year specified as the Base Year in the Basic Lease Information.


 


(3)       “Operating
Costs” means all costs of managing, operating, maintaining and repairing the Property, including all costs,
expenditures, fees and charges for: (A) operation, maintenance and repair of the Property (including maintenance, repair and
replacement of glass, the roof covering or membrane, and landscaping); (B) utilities and services (including
telecommunications facilities and equipment, recycling programs and trash removal), and associated supplies and materials;
(C) compensation (including employment taxes and fringe benefits) not to exceed commercially reasonable rates for persons who
perform duties in connection with the operation, management, maintenance and repair of the Building, such compensation to be
appropriately allocated for persons who also perform duties unrelated to the Building; (D) property (including coverage for
earthquake and flood if carried by Landlord), liability, rental income and other insurance relating to the Property, and
expenditures for deductible amounts paid under such insurance; (E) licenses, permits and inspections; (F) complying with the
requirements of any law, statute, ordinance or governmental rule or regulation or any orders pursuant thereto (collectively “Laws”);
(G) amortization of capital improvements required to comply with Laws, or which are intended to reduce Operating Costs or
improve the utility, efficiency or capacity of any Building System, with interest on the unamortized balance at the rate paid
by Landlord on funds borrowed to finance such capital improvements (or, if Landlord finances such improvements out of
Landlord’s funds without borrowing, the rate that Landlord would have paid to borrow such funds, as reasonably
determined by Landlord), over such useful life as Landlord shall reasonably determine; (H) an office in the Project for the
management of the Property, including expenses of furnishing and equipping such office and rental value of any space occupied
for such purposes, not to exceed fair market value; (I) property management fees not to exceed commercially reasonable rates;
(J) reasonable accounting, legal and other professional services incurred in connection with the operation of the Property
and the calculation of Operating Costs and Taxes; (K) a reasonable allowance for depreciation on machinery and equipment used
to maintain the Property and on other personal property owned by Landlord in the Property (including window coverings and
carpeting in common areas); (L) contesting the validity or applicability of any Laws that may affect the Property; (M) the
Building’s share of any shared or common area maintenance fees and expenses (including costs and expenses of operating,
managing, owning and maintaining the Parking Facility and the common areas of the Project and any fitness center or
conference center in the Project); and (N) any other costs, expenditure, fee or charge, whether or not hereinbefore
described, which in accordance with generally accepted property management practices would be considered an expense of
managing, operating, maintaining and repairing the Property. Operating Costs for any calendar year during which average
occupancy of the Building is less than one hundred percent (100%) shall be calculated based upon the Operating Costs that
would have been incurred if the Building had an average occupancy of one hundred percent (100%) during the entire calendar
year.


 



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    5 


     


    

 


Operating Costs shall
not include (i) capital improvements (except as otherwise provided above), (ii) costs of special services rendered to individual
tenants (including Tenant) for which a special charge is made; (iii) interest and principal payments on loans or indebtedness secured
by the Building; (iv) costs of improvements for Tenant or other tenants of the Building; (v) costs of services or other benefits
of a type which are not available to Tenant but which are available to other tenants or occupants, and costs for which Landlord
has a right to be reimbursed by other tenants of the Building other than through payment of tenants’ shares of increases
in Operating Costs and Taxes; (vi) leasing commissions, attorneys’ fees and other expenses incurred in connection with leasing
space in the Building or enforcing such leases; (vii) depreciation or amortization, other than as specifically enumerated in the
definition of Operating Costs above; and (viii) costs, fines or penalties incurred due to Landlord’s default of any terms
or conditions of this Lease or Landlord’s violation of leases for other premises in the Project, or Landlord’s violation
of any Law; (ix) costs incurred by Landlord to remove asbestos and asbestos-containing materials from the Building that are in
the Building on the date of this Lease, (x) any depreciation on the Building or Project and any fixed assets thereon excluding
any amortization of capital improvements as referenced in (G) above, or (xi) costs for which Landlord is entitled to reimbursement
under warranties or by insurance companies, other tenants or other third parties.


 


(4)       “Taxes”
means: all real property taxes and general, special or district assessments or other governmental impositions, of whatever kind,
nature or origin, imposed on or by reason of the ownership or use of the Property; governmental charges, fees or assessments for
transit or traffic mitigation (including area-wide traffic improvement assessments and transportation system management fees),
housing, police, fire or other governmental service or purported benefits to the Property; personal property taxes assessed on
the personal property of Landlord used in the operation of the Property; service payments in lieu of taxes and taxes and assessments
of every kind and nature whatsoever levied or assessed in addition to, in lieu of or in substitution for existing or additional
real or personal property taxes on the Property or the personal property described above; any increases in the foregoing caused
by changes in assessed valuation, tax rate or other factors or circumstances; and the reasonable cost of contesting by appropriate
proceedings the amount or validity of any taxes, assessments or charges described above. To the extent paid by Tenant or other
tenants as “Tenant’s Taxes” (as defined in Section 8 - Tenant’s Taxes), “Tenant’s Taxes”
shall be excluded from Taxes.


 


“Taxes”
shall not include (i) any franchise, rental, income, inheritance or profit tax, capital levy or excise tax payable by Landlord
(ii) any tax levy, assessment, charge or surcharge resulting from the contamination of real property by hazardous materials except
unless caused by the acts or omissions by the Tenant, its agents or contractors (iii) interest or penalties for the late payment
or failure to pay any real property taxes (iv) any estate inheritance taxes; or (v) any City or County transfer taxes.


 


(5)       “Tenant’s
Share” means the Rentable Area of the Premises divided by the total Rentable Area of the Building, as set forth in the
Basic Lease Information. If the Rentable Area of the Building is changed or the Rentable Area of the Premises is changed by Tenant’s
leasing of additional space hereunder or for any other reason, Tenant’s Share shall be adjusted accordingly.


 



	 	Landlord’s initials	 	Tenant’s initials



 






    6 


     


    

 


(b)       Additional
Rent.


 


(1)        Tenant
shall pay Landlord as “Additional Rent” for each calendar year or portion thereof during the Term Tenant’s
Share of the sum of (x) the amount (if any) by which Operating Costs for such period exceed Base Operating Costs, and (y) the amount
(if any) by which Taxes for such period exceed Base Taxes.


 


(2)       Within
ninety (90) days following the end of the Base Year and each calendar year thereafter, Landlord shall notify Tenant of Landlord's
estimate of Operating Costs, Taxes and Tenant's Additional Rent for the following twelve (12) month period. Commencing on the first
day of April of each calendar year and continuing on the first day of every month thereafter in such twelve (12) month period,
Tenant shall pay to Landlord one-twelfth (1/12th) of the estimated Additional Rent. If Landlord thereafter estimates that Operating
Costs or Taxes for such twelve (12) month period will vary from Landlord's prior estimate, Landlord may, by notice to Tenant, revise
the estimate for such twelve (12) month period (and Additional Rent shall thereafter be payable based on the revised estimate).


 


(3)       As
soon as reasonably practicable after the end of the Base Year and each calendar year thereafter, Landlord shall furnish
Tenant a statement with respect to such year, showing Operating Costs, Taxes and Additional Rent for the year, and the total
payments made by Tenant with respect thereto. Unless Tenant raises any objections to Landlord’s statement within one
hundred twenty (120) days after receipt of the same, such statement shall conclusively be deemed correct and Tenant shall
have no right thereafter to dispute such statement or any item therein or the computation of Additional Rent based thereon.
If Tenant does object to such statement, then Landlord shall provide Tenant or its designated agent with reasonable
verification of the figures shown on the statement and the parties shall negotiate in good faith to resolve any disputes. In
the event such dispute cannot be resolved by the parties, then Tenant shall have the right to retain an independent certified
public accountant which is not paid on a contingency basis and which is mutually approved by Landlord and Tenant (the
 "Accountant") to complete an audit of Landlord's books and records to determine the proper amount of the Operating
Costs, Taxes and Additional Rent incurred and amounts payable by Tenant for the year which is the subject of such dispute.
Such audit by the Accountant shall be final and binding upon Landlord and Tenant. If Landlord and Tenant cannot mutually
agree as to the identity of the Accountant within thirty (30) days after Tenant notifies Landlord that Tenant desires an
audit to be performed, then the Accountant shall be one of the "Big 4" accounting firms selected by Tenant, which
is not paid on a contingency basis. If such audit reveals that Landlord has over-charged Tenant, then within thirty (30) days
after the results of such audit are made available to Landlord, Landlord shall reimburse to Tenant the amount of such
over-charge. If the audit reveals that the Tenant was under-charged, then within thirty (30) days after the results of such
audit are made available to Tenant, Tenant shall reimburse to Landlord the amount of such under-charge. Tenant agrees to pay
the cost of such audit unless it is subsequently determined that Landlord's original statement which was the subject of such
audit was in error to Tenant's disadvantage by ten percent (10%) or more of the total Operating Costs, Taxes and Additional
Rent which was the subject of such audit. Any objection of Tenant to Landlord’s statement and resolution of any dispute
shall not postpone the time for payment of any amounts due Tenant or Landlord based on Landlord’s statement, nor shall
any failure of Landlord to deliver Landlord’s statement in a timely manner relieve Tenant of Tenant’s obligation
to pay any amounts due Landlord based on Landlord’s statement.


 



	 	Landlord’s initials	 	Tenant’s initials



 






    7 


     


    

 


(4)       If
Tenant’s Additional Rent as finally determined for any calendar year exceeds the total payments made by Tenant on account
thereof, Tenant shall pay Landlord the deficiency within ten (10) business days of Tenant’s receipt of Landlord’s statement.
If the total payments made by Tenant on account thereof exceed Tenant’s Additional Rent as finally determined for such year,
Tenant’s excess payment shall be credited toward the rent next due from Tenant under this lease. For any partial calendar
year at the beginning or end of the Term, Additional Rent shall be prorated on the basis of a 365-day year by computing Tenant’s
Share of the increases in Operating Costs and Taxes for the entire year and then prorating such amount for the number of days during
such year included in the Term. Notwithstanding the termination of this Lease, Landlord shall pay to Tenant or Tenant shall pay
to Landlord, as the case may be, within ten (10) days after Tenant’s receipt of Landlord’s final statement for the
calendar year in which this Lease terminates, the difference between Tenant’s Additional Rent for that year, as finally determined
by Landlord, and the total amount previously paid by Tenant on account thereof.


 


If for any reason Base
Taxes or Taxes for any year during the Term are reduced, refunded or otherwise changed, Tenant’s Additional Rent shall be
adjusted accordingly. If Taxes are temporarily reduced as a result of space in the Building being leased to a tenant that is entitled
to an exemption from property taxes or other taxes, then for purposes of determining Additional Rent for each year in which Taxes
are reduced by any such exemption, Taxes for such year shall be calculated on the basis of the amount the Taxes for the year would
have been in the absence of the exemption. The obligations of Landlord to refund any overpayment of Additional Rent and of Tenant
to pay any Additional Rent not previously paid shall survive the expiration of the Term. Notwithstanding anything to the contrary
in this Lease, if there is at any time a decrease in Taxes below the amount of the Taxes for the Base Year, then for purposes of
calculating Additional Rent for the year in which such decrease occurs and all subsequent periods, Base Taxes shall be reduced
to equal the Taxes for the year in which the decrease occurs.


 


3.3       Payment
of Rent. All amounts payable or reimbursable by Tenant under this Lease, including late charges and interest (collectively,
“Rent”), shall constitute rent and shall be payable and recoverable as rent in the manner provided in the Lease.
All sums payable to Landlord on demand under the terms of this Lease shall be payable within ten (10) days after notice from Landlord
of the amounts due. All rent shall be paid without offset, recoupment or deduction in lawful money of the United States of America
to Landlord at Landlord’s Address for Payment of Rent as set forth in the Basic Lease Information, or to such other person
or at such other place as Landlord may from time to time designate.


 



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    8 


     


    

 


4.             SECURITY
DEPOSIT. On execution of this Lease, Tenant shall deposit with Landlord the Security Deposit (the “Security
Deposit”), as security for the performance of Tenant’s obligations under this Lease. Landlord may (but shall have
no obligation to) use the Security Deposit or any portion thereof to cure any breach or default by Tenant under this Lease,
to fulfill any of Tenant’s obligations under the Lease, or to compensate Landlord for any damage it incurs as a result
of Tenant’s failure to perform any of Tenant’s obligations hereunder. In such event, Tenant shall pay to Landlord
on demand an amount sufficient to replenish the Security Deposit. If at the expiration or termination of this Lease, Tenant
is not in default, has otherwise fully performed all of Tenant’s obligations under this Lease, and there are no
outstanding Claims (defined in Section 10.1 below, and including all existing and potential Claims) for which Tenant is
responsible, Landlord shall return to Tenant the Security Deposit or the balance thereof then held by Landlord and not
applied as provided above. Landlord may commingle the Security Deposit with Landlord’s general and other funds.
Landlord shall not be required to pay interest on the Security Deposit to Tenant.


 


5.            
USE AND COMPLIANCE WITH LAWS.


 


5.1       Use.
The Premises shall be used and occupied for general business office purposes in connection with its operations and for no other
use or purpose. Tenant shall comply with all present and future Laws relating to Tenant’s use or occupancy of the Premises
(and make any repairs, alterations or improvements as required to comply with all such Laws), and shall observe the “Building
Rules” (as defined in Section 27 - Rules and Regulations). Tenant shall not do, bring, keep or sell anything in or about
the Premises that is prohibited by, or that will cause a cancellation of or an increase in the existing premium for, any insurance
policy covering the Property or any part thereof. Tenant shall not permit the Premises to be occupied or used in any manner that
will constitute waste or a nuisance, or disturb the quiet enjoyment of or otherwise annoy other tenants in the Building. Without
limiting the foregoing, the Premises shall not be used for educational activities, practice of medicine or any of the healing arts,
providing social services, for any governmental use (including embassy or consulate use), or for personnel agency, customer service
office, studios for radio, television or other media, travel agency or reservation center operations or uses. Tenant shall not
permit the occupancy of the Premises to exceed one person (including Visitors) per one hundred seventy-five (175) square feet.
Tenant shall not, without the prior consent of Landlord (i) bring into the Building or the Premises anything that may cause substantial
noise, odor or vibration, overload the floors in the Premises or the Building or any of the heating, ventilating and air-conditioning
(“HVAC”), mechanical, elevator, plumbing, electrical, fire protection, life safety, security or other systems
in the Building (“Building System”), or jeopardize the structural integrity of the Building or any part thereof;
(ii) connect to the utility systems of the Building any apparatus, machinery or other than typical office equipment; or (iii) connect
to any electrical circuit in the Premises any equipment or other load that either (A) imposes aggregate electrical power requirements
in excess of 80% of the rated capacity of the circuit or (B) in the aggregate, on a monthly basis, has an electrical load in excess
of four (4) watts per square foot of the Premises.


 



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    9 


     


    

 



 


5.2       Hazardous
Materials.


 





(a)       Definitions.


 


(1)       “Hazardous
Materials” shall mean any substance: (A) that now or in the future is regulated or governed by, requires investigation
or remediation under, or is defined as a hazardous waste, hazardous substance, pollutant or contaminant under any governmental
statute, code, ordinance, regulation, rule or order, and any amendment thereto, including the Comprehensive Environmental Response
Compensation and Liability Act, 42 U.S.C. §9601 et seq., and the Resource Conservation and Recovery Act, 42 U.S.C.
 §6901 et seq., or (B) that is toxic, explosive, corrosive, flammable, radioactive, carcinogenic, dangerous or otherwise
hazardous, including gasoline, diesel fuel, petroleum hydrocarbons, polychlorinated biphenyls (PCBs), asbestos, radon and urea
formaldehyde foam insulation.


 


(2)       “Environmental
Requirements” shall mean all present and future Laws, orders, permits, licenses, approvals, authorizations and other
requirements of any kind applicable to Hazardous Materials.


 


(3)       “Handled
by Tenant” and “Handling by Tenant” shall mean and refer to any installation, handling, generation,
storage, use, disposal, discharge, release, abatement, removal, transportation, or any other activity of any type by Tenant or
its agents employees, contractors, licensees, assignees, sublessees, transferees or representatives (collectively, “Representative”)
or its guests, customers, invitees, or visitors (collectively, “Visitors”), at or about the Premises in connection
with or involving Hazardous Materials.


 


(4)       “Environmental
Losses” shall mean all costs and expenses of any kind, damages, including foreseeable and unforeseeable consequential
damages, fines and penalties incurred in connection with any violation of and compliance with Environmental Requirements and all
losses of any kind attributable to the diminution of value, loss of use or adverse effects on marketability or use of any portion
of the Premises or Property.


 


(b)       Tenant’s
Covenants. No Hazardous Materials shall be Handled by Tenant at or about the Premises or Property without Landlord’s
prior written consent, which consent may be granted, denied, or conditioned upon compliance with Landlord’s requirements,
all in Landlord’s absolute discretion. Notwithstanding the foregoing, normal quantities and use of those Hazardous Materials
customarily used in the conduct of general office activities, such as copier fluids and cleaning supplies (“Permitted
Hazardous Materials”), may be used and stored at the Premises without Landlord’s prior written consent, provided
that Tenant’s activities at or about the Premises and Property and the Handling by Tenant of all Hazardous Materials shall
comply at all times with all Environmental Requirements. At the expiration or termination of the Lease, Tenant shall promptly remove
from the Premises and property all Hazardous Materials Handled by Tenant at the Premises or the Property. Tenant shall keep Landlord
fully and promptly informed of all Handling by Tenant of Hazardous Materials other than Permitted Hazardous Materials. Tenant shall
be responsible and liable for the compliance with all of the provisions of this Section by all of Tenant’s Representatives
and Visitors, and all of Tenant’s obligations under this Section (including its indemnification obligations under paragraph
(e) below) shall survive the expiration or termination of this Lease.


 


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(c)       Compliance.
Tenant shall at Tenant’s expense promptly take all actions required by any governmental agency or entity in connection with
or as a result of the Handling by Tenant of Hazardous Materials at or about the Premises or Property, including inspection and
testing, performing all cleanup, removal and remediation work required with respect to those Hazardous Materials, complying with
all closure requirements and post-closure monitoring, and filing all required reports or plans. All of the foregoing work and all
Handling by Tenant of all Hazardous Materials shall be performed in a good, safe and workmanlike manner by consultants qualified
and licensed to undertake such work and in a manner that will not interfere with any other tenant’s quiet enjoyment of the
Property or Landlord’s use, operation, leasing and sale of the Property. Tenant shall deliver to Landlord prior to delivery
to any governmental agency, or promptly after receipt from any such agency, copies of all permits, manifests, closure or remedial
action plans, notices, and all other documents relating to the Handling by Tenant of Hazardous Materials at or about the Premises
or Property. If any lien attaches to the Premises or the Property in connection with or as a result of the Handling by Tenant of
Hazardous Materials, and Tenant does not cause the same to be released, by payment, bonding or otherwise, within ten (10) days
after the attachment thereof, Landlord shall have the right but not the obligation to cause the same to be released and any sums
expended by Landlord (plus Landlord’s administrative costs) in connection therewith shall be payable by Tenant on demand.


 


(d)       Landlord’s
Rights. Landlord shall have the right, but not the obligation, to enter the Premises at any reasonable time after giving oral
notice to the Tenant, absent an emergency, (i) to confirm Tenant’s compliance with the provisions of this Section 5.2, and
(ii) to perform Tenant’s obligations under this Section if Tenant has failed to do so after reasonable notice to Tenant.
Landlord shall also have the right to engage qualified Hazardous Materials consultants to inspect the Premises and review the Handling
by Tenant of Hazardous Materials, including review of all permits, reports, plans, and other documents regarding same. Tenant shall
pay to Landlord on demand the costs of Landlord’s consultants’ fees and all costs incurred by Landlord in performing
Tenant’s obligations under this Section. Landlord shall use reasonable efforts to minimize any interference with Tenant’s
business caused by Landlord’s entry into the Premises, but Landlord shall not be responsible for any interference caused
thereby.


 


(e)       Tenant’s
Indemnification. Tenant agrees to indemnify, defend, protect and hold harmless Landlord and its partners or members and its
or their partners, members, directors, officers, shareholders, employees and agents from all Environmental Losses and all other
claims, actions, losses, damages, liabilities, costs and expenses of every kind, including reasonable attorneys’, experts’
and consultants’ fees and costs, incurred at any time and arising from or in connection with the Handling by Tenant of Hazardous
Materials at or about the Property or Tenant’s failure to comply in full with all Environmental Requirements with respect
to the Premises.


 


(f)       Asbestos.
Tenant acknowledges that Tenant has received the asbestos notification letter attached as Exhibit E hereto pursuant to
California Health and Safety Code Sections 25915 et seq. (as amended from time to time, the “Connelly
Act”), disclosing the existence of asbestos in the Building. As part of Tenant’s obligations under paragraph
(c) of this Section, Tenant agrees to comply with the Connelly Act, including providing copies of Landlord’s asbestos
notification letter to all of Tenant’s “employees” and “owners,” as those terms are defined in
the Connelly Act.


 


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6.            
TENANT IMPROVEMENTS & ALTERATIONS.


 


6.1         Landlord
and Tenant shall perform their respective obligations with respect to design and construction of any improvements to be constructed
and installed in the Premises (the “Tenant Improvements”), as provided in the Construction Rider. Except for
any Tenant Improvements to be constructed by Tenant as provided in the Construction Rider, Tenant shall not make any alterations,
improvements or changes to the Premises, including installation of any security system or telephone or data communication wiring
(“Alterations”), without Landlord’s prior written consent. Any such Alterations shall be completed by
Tenant at Tenant’s sole cost and expense: (i) with due diligence, in a good and workmanlike manner, using new materials;
(ii) in compliance with plans and specifications approved by Landlord; (iii) in compliance with the construction rules and regulations
promulgated by Landlord from time to time; (iv) in accordance with all applicable Laws (including all work, whether structural
or non-structural, inside or outside the Premises, required to comply fully with all applicable Laws and necessitated by Tenant’s
work); and (v) subject to all reasonable conditions which Landlord may in Landlord’s discretion impose. Such conditions may
include requirements for Tenant to: (i) provide payment or performance bonds or additional insurance (from Tenant or Tenant’s
contractors, subcontractors or design professionals); (ii) use contractors or subcontractors designated by Landlord; and (iii)
remove all or part of the Alterations prior to or upon expiration or termination of the Term, as designated by Landlord, and Landlord
shall make such designation at the time of approval. If any work outside the Premises or any work on or adjustment to any of the
Building Systems, is required in connection with or as a result of Tenant’s work, such work shall be performed at Tenant’s
expense by contractors designated by Landlord. Landlord’s right to review and approve (or withhold approval of) Tenant’s
plans, drawings, specifications, contractor(s) and other aspects of construction work proposed by Tenant is intended solely to
protect Landlord, the Property and Landlord’s interests. No approval or consent by Landlord shall be deemed or construed
to be a representation or warranty by Landlord as to the adequacy, sufficiency, fitness or suitability thereof or compliance thereof
with applicable Laws or other requirements. Except as otherwise provided in Landlord’s consent, all Alterations shall upon
installation become part of the realty and be the property of Landlord.


 


6.2         Before
making any Alteration, Tenant shall submit to Landlord, in writing, for Landlord’s prior approval reasonably detailed
final plans and specifications prepared by a licensed architect or engineer, a copy of the construction contract, including
the name of the contractor and all subcontractors proposed by Tenant to make the Alterations and a copy of the
contractor’s license. Tenant shall reimburse Landlord upon demand for any expenses incurred by Landlord in connection
with any Alterations made by Tenant, including reasonable fees charged by Landlord’s contractors or consultants to
review plans and specifications prepared by Tenant and to update the existing as-built plans and specifications of the
Building to reflect the Alterations. Tenant shall obtain all applicable permits, authorizations and governmental approvals
and deliver copies of the same to Landlord before commencement of any Alterations Notwithstanding anything above to the
contrary, Tenant may from time to time during the Lease Term, at its own expense and after giving Landlord written notice of
its intention to do so, make cosmetic alterations, additions and changes in and to the non-structural, non-mechanical
portions of the interior of the Premises (except those of a structural nature) as it may find necessary or convenient for its
purposes with Landlord’s prior written approval, which shall not be unreasonably withheld.


 


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6.3         Tenant
shall keep the Premises and the Property free and clear of all liens arising out of any work performed, materials furnished or
obligations incurred by Tenant. If any such lien attaches to the Premises or the Property, and Tenant does not cause the same to
be released by payment, bonding or otherwise within ten (10) days after the attachment thereof, Landlord shall have the right but
not the obligation to cause the same to be released, and any sums expended by Landlord (plus Landlord’s administrative costs)
in connection therewith shall be payable by Tenant on demand with interest thereon from the date of expenditure by Landlord at
the Interest Rate (as defined in Section 16.2 - Interest). Tenant shall give Landlord at least ten (10) days’ notice
prior to the commencement of any Alterations and cooperate with Landlord in posting and maintaining notices of non-responsibility
in connection therewith.


 


6.4         Subject
to the provisions of Section 5 - Use and Compliance with Laws and the foregoing provisions of this Section, Tenant may install
and maintain furnishings, equipment, movable partitions, business equipment and other trade fixtures (“Trade Fixtures”)
in the Premises, provided that the Trade Fixtures do not become an integral part of the Premises or the Building. Tenant shall
promptly repair any damage to the Premises or the Building caused by any installation or removal of such Trade Fixtures.


 


7.            
MAINTENANCE AND REPAIRS


 


7.1          By
taking possession of the Premises Tenant agrees that the Premises are then in a good and tenantable condition. To Landlord’s
knowledge, the Premises have not undergone inspection by a Certified Access Specialist. During the Term, Tenant at Tenant’s
expense but under the direction of Landlord, shall repair and maintain the Premises, including the interior walls, floor coverings,
ceiling (excluding ceiling tiles and grid), Tenant Improvements, Alterations, fire extinguishers, outlets and fixtures, and any
appliances (including dishwashers, hot water heaters and garbage disposers) in the Premises, in a first-class condition, and keep
the Premises in a clean, safe and orderly condition.


 


7.2          Landlord
shall maintain or cause to be maintained in reasonably good order, condition and repair, the structural portions of the roof,
foundations, floors and exterior walls of the Building, the Building Systems, and the public and common areas of the
Property, such as elevators, stairs, corridors and restrooms; provided, however, that Tenant shall pay the cost of repairs
for any damage occasioned by Tenant’s use of the Premises or the Property or any act or omission of Tenant or
Tenant’s Representatives or Visitors, to the extent (if any) not covered by Landlord’s property insurance.
Landlord shall be under no obligation to inspect the Premises. Tenant shall promptly report in writing to Landlord any
defective condition known to Tenant that Landlord is required to repair. As a material part of the consideration for the
Lease, Tenant hereby waives any benefits of any applicable existing or future Law, including the provisions of California
Civil Code Sections 1932(1), 1941 and 1942, that allows a tenant to make repairs at its landlord’s expense.


 


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7.3          Landlord
hereby reserves the right, at any time and from time to time, without liability to Tenant, and without constituting an eviction,
constructive or otherwise, or entitling Tenant to any abatement of rent or to terminate this Lease or otherwise releasing Tenant
from any of Tenant’s obligations under this Lease, to perform any of the acts set forth in subparagraphs (a) through (d),
below.


 


(a)       To
make alterations, additions, repairs, improvements to or in or to decrease the size of area of, all or any part of the Project
and property adjacent to the Project, the Building, the fixtures and equipment therein, and the Building Systems; provided that
in doing so, Landlord shall use commercially reasonable efforts to minimize disruption to Tenant’s business. Tenant acknowledges
that such alterations, additions, repairs and improvements may generate noise and vibrations and may temporarily interfere with
access to the Premises, although they will not prevent access;


 


(b)       To
change the Building’s name or street address;


 


(c)       To
install and maintain any and all signs on the exterior and interior of the Building;


 


(d)       To
reduce, increase, enclose or otherwise change at any time and from time to time the size, number, location, lay-out and nature
of the common areas (including the Parking Facility) and other tenancies and premises in the Property and to create additional
rentable areas through use or enclosure of common areas; and


 


(e)       If
any governmental authority promulgates or revises any Law or imposes mandatory or voluntary controls or guidelines on Landlord
or the Property relating to the use or conservation of energy or utilities or the reduction of automobile or other emissions or
reduction or management of traffic or parking on the Property (collectively “Controls”), to comply with such
Controls, whether mandatory or voluntary, or make any alterations to the Property related thereto.


 


8.             TENANT’S
TAXES. “Tenant’s Taxes” shall mean (a) all taxes, assessments, license fees and other governmental
charges or impositions levied or assessed against or with respect to Tenant’s personal property or Trade Fixtures in
the Premises, whether any such imposition is levied directly against Tenant or levied against Landlord or the Property, (b)
all rental, excise, sales or transaction privilege taxes arising out of this Lease (excluding, however, state and federal
personal or corporate income taxes measured by the income of Landlord from all sources) imposed by any taxing authority upon
Landlord or upon Landlord’s receipt of any rent payable by Tenant pursuant to the terms of this Lease (“Rental
Tax”), and (c) any increase in Taxes attributable to inclusion of a value placed on Tenant’s personal
property, Trade Fixtures or Alterations. Tenant shall pay any Rental Tax to Landlord in addition to and at the same time as
Base Rent is payable under this Lease, and shall pay all other Tenant’s Taxes before delinquency (and, at
Landlord’s request, shall furnish Landlord satisfactory evidence thereof). If Landlord pays Tenant’s Taxes or any
portion thereof, Tenant shall reimburse Landlord upon demand for the amount of such payment, together with interest at the
Interest Rate from the date of Landlord’s payment to the date of Tenant’s reimbursement.


 


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9.            
UTILITIES AND SERVICES.


 


9.1          Description
of Services. Landlord shall furnish to the Premises: reasonable amounts of heat, ventilation and air-conditioning during the
Business Hours specified in the Basic Lease Information (“Business Hours”) on weekdays except public holidays
(“Business Days”); reasonable amounts of electricity; and janitorial services five days a week (except public
holidays). Landlord shall also provide the Building with normal fluorescent tube replacement, window washing, elevator service,
and common area toilet room supplies. Any additional utilities or services that Landlord may agree to provide (including lamp or
tube replacement for other than Building Standard lighting fixtures) shall be at Tenant’s sole expense.


 


9.2          Payment
for Additional Utilities and Services.


 


(a)       Upon
request by Tenant in accordance with the procedures established by Landlord from time to time for furnishing HVAC service at times
other than Business Hours on Business Days, Landlord shall furnish such service to Tenant and Tenant shall pay for such services
on an hourly basis at the then prevailing rate established for the Building by Landlord.


 


(b)       If
the temperature otherwise maintained in any portion of the Premises by the HVAC systems of the Building is affected as a result
of (i) any lights, machines or equipment used by Tenant in the Premises, or (ii) the occupancy of the Premises by more than one
person per 175 square feet of rentable area, then Landlord shall have the right to install any machinery or equipment reasonably
necessary to restore the temperature, including modifications to the standard air-conditioning equipment. The cost of any such
equipment and modifications, including the cost of installation and any additional cost of operation and maintenance of the same,
shall be paid by Tenant to Landlord upon demand.


 


(c)       If
Tenant’s usage of electricity, water or any other utility service exceeds the use of such utility Landlord determines to
be typical, normal and customary for the Building (which amount is not in excess of four (4) watts per month per square foot of
the Premises), Landlord may determine the amount of such excess use by any reasonable means (including the installation at Landlord’s
request but at Tenant’s expense of a separate meter or other measuring device) and charge Tenant for the cost of such excess
usage. In addition, Landlord may impose a reasonable charge for the use of any additional or unusual janitorial services required
by Tenant because of any unusual Tenant Improvements or Alterations, the carelessness of Tenant or the nature of Tenant’s
business (including hours of operations).


 


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9.3         Interruption
of Services. In the event of an interruption in or failure or inability to provide any services or utilities to the
Premises or Building for any reason (a “Service Failure”), such Service Failure shall not, regardless of
its duration, impose upon Landlord any liability whatsoever, constitute an eviction of Tenant, constructive or otherwise,
entitle Tenant to an abatement of rent or to terminate this Lease or otherwise release Tenant from any of Tenant’s
obligations under this Lease. Notwithstanding anything to the contrary herein, except as occasioned by events outside the
reasonable control of Landlord, in the event that Tenant is prevented from using, and does not use, the Premises or any
portion thereof, for five (5) consecutive business days (the "Eligibility Period") as a result of (i) any repair,
maintenance or alteration performed by Landlord after the Lease Commencement Date, or (ii) any failure by Landlord to provide
to the Premises any of the facilities for essential utilities and services required to be provided under this Lease, or (iii)
any failure by Landlord to provide access to the Premises, then Tenant's obligation to pay base Rent shall be abated or
reduced, as the case may be, from and after the first (1st) day following the Eligibility Period and continuing until such
time that Tenant continues to be so prevented from using, and does not use, the Premises or a portion thereof, in the
proportion that the rentable square feet of the portion of the Premises that Tenant is prevented from using, and does not
use, bears to the total rentable square feet of the Premises. To the extent Tenant shall be entitled to abatement of Rent
because of a damage or destruction pursuant to Article 12 or a Condemnation pursuant to Article 13, then the Eligibility
Period shall not be applicable. Tenant hereby waives any benefits of any applicable existing or future Law, including the
provisions of California Civil Code Section 1932(1), permitting the termination of this Lease due to such interruption,
failure or inability.


 


10.           
EXCULPATION AND INDEMNIFICATION


 


10.1        Landlord’s
Indemnification of Tenant. Landlord shall indemnify, protect, defend and hold Tenant harmless from and against any claims,
actions, liabilities, damages, costs or expenses, including reasonable attorneys’ fees and costs incurred in defending against
the same (“Claims”) asserted by any third party against Tenant for loss, injury or damage, to the extent such
loss, injury or damage is caused by (a) the willful misconduct or negligent acts or omissions of Landlord or its authorized representatives,
or (b) any breach or default under this Lease by Landlord.


 


10.2        Tenant’s
Indemnification of Landlord. Tenant shall indemnify, protect, defend and hold Landlord and Landlord’s authorized representatives
harmless from and against Claims arising from (a) the acts or omissions of Tenant or Tenant’s Representatives or Visitors
in or about the Property, or (b) any construction or other work undertaken by Tenant on the Premises (including any design defects),
or (c) any breach or default under this Lease by Tenant, or (d) any loss, injury or damage, howsoever and by whomsoever caused,
to any person or property, occurring in or about the Premises during the Term, excepting only Claims described in this clause (d)
to the extent they are caused by the willful misconduct or negligent acts or omissions of Landlord or its authorized representatives.


 


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10.3         Damage
to Tenant and Tenant’s Property. Landlord shall not be liable to Tenant for any loss, injury or other damage to
Tenant or to Tenant’s property in or about the Premises or the Property from any cause (including defects in the
Property or in any equipment in the Property; fire, explosion or other casualty; bursting, rupture, leakage or overflow of
any plumbing or other pipes or lines, sprinklers, tanks, drains, drinking fountains or washstands in, above the Premises or
Property; or acts of other tenants in the Property). Tenant hereby waives all claims against Landlord for any such loss,
injury or damage caused by Landlord’s negligence (active or passive) or willful misconduct. Notwithstanding any other
provision of this Lease to the contrary, in no event shall Landlord be liable to Tenant for any punitive or consequential
damages or damages for loss of business by Tenant.


 


10.4         Survival.
The obligations of the parties under this Section 10 shall survive the expiration or termination of this Lease.


 


11.          
INSURANCE


 


11.1         Tenant’s
Insurance.


 


(a) Liability Insurance.
Tenant shall maintain in full force throughout the Term, commercial general liability insurance providing coverage on an occurrence
form basis with limits of not less than Two Million Dollars ($2,000,000.00) each occurrence for bodily injury and property damage
combined, Two Million Dollars ($2,000,000.00) annual general aggregate, such limits may be met though any combination of primary
and excess liability policies. At such time, if any, that Tenant has a product liability risk to ensure, then tenant shall maintain
in force throughout the term products and completed operations insurance coverage with the aforementioned annual aggregate. Tenant’s
liability insurance policy or policies shall: (i) include premises and operations liability coverage, products and completed operations
liability coverage, broad form property damage coverage including completed operations, blanket contractual liability coverage
including, to the maximum extent possible, coverage for the indemnification obligations of Tenant under this Lease, and personal
and advertising injury coverage; (ii) provide that the insurance company has the duty to defend all insureds under the policy;
(iii) except with respect to any product liability coverage, provide that defense costs are paid in addition to and to not deplete
any of the policy limits; (iv) cover liabilities arising out of or incurred in connection with Tenant’s use or occupancy
of the Premises or the Property; (v) extend coverage to cover Tenant’s liability for the actions of Tenant’s representatives
and Visitors; and (vi) designate separate limits for the Property. Each policy of liability insurance required by this Section
shall: (1) contain a cross liability endorsement or separation of insureds clause; (2) provide that any waiver of subrogation rights
or release prior to a loss does not void coverage; (3) provide that it is primary to and not contributing with, any policy of insurance
carried by Landlord covering the same loss; and (4) except with respect to product /completed operations liability policies , name
Casiopea Bovet, LLC and Access Property Services, Inc., as additional insureds. Such additional insureds shall be provided
at least the same extent of coverage as is provided to Tenant under such policies with respect to liability arising out of the
ownership maintenance or use of the Premises by Tenant. All endorsements effecting such additional insured status shall be on policy
forms reasonably acceptable to Landlord.


 


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(b)       Property
Insurance. Tenant shall at all times maintain in effect with respect to any Alterations and Tenant’s trade Fixtures
and personal property, commercial property insurance providing coverage, on an “all risk” or “special
form” basis, in an amount equal to at least 90% of the full replacement cost of the covered property. Tenant may carry
such insurance under a blanket policy, provided that such policy provides coverage equivalent to a separate policy. During
the Term, the proceeds from any such policies of insurance shall be used for the repair or replacement of the Alterations,
Trade Fixtures and personal property so insured. Landlord shall be provided coverage under such insurance to the extent of
its insurable interest and, if requested by Landlord, both landlord and Tenants shall sign all documents reasonably necessary
or proper in connection with the settlement of any claim or loss under such insurance. Landlord will have no obligation to
carry insurance on any Alterations or on Tenant’s Trade Fixtures or personal property.


 


(c)       Worker’s
Compensation Insurance. Tenant shall carry and maintain Workers Compensation and Employer’s Liability Insurance as required
by applicable Laws.


 


(d)       Requirements
For All Policies. Each policy of insurance required under this Section 11.1 shall: (i) be in a form, and written by an insurer,
reasonably acceptable to Landlord, (ii) be maintained at Tenant’s sole cost and expense, and (iii) in the event Tenant receives
notice of cancellation from the insurer of any of the insurance required under this Lease, Tenant will provide Landlord written
notice of such pending cancellation within five (5) business days of receipt of such notice from the insurer. Tenant shall use
all reasonable efforts to remedy the cause of such cancellation notice, or will find replacement insurance meeting the requirements
of this Lease, and shall provide Landlord with written notice that such cancellation has been rescinded, or shall provide a new
Certificate of Insurance evidencing the replacement insurance, prior to the date the pending cancellation was to become effective,
such that no lapse in the required insurance shall occur. Insurance companies issuing such policies shall have rating classifications
of “A” or better and financial size category ratings of “VII” or better according to the latest edition
of the A.M. Best Key Rating Guide. All insurance companies issuing such policies shall be authorized to do business in the state
where the property is located. Any deductible amount under such insurance, other than Products Liability and Completed Operations
coverage, shall not exceed $5,000. Tenant shall provide to Landlord, upon request, evidence that the insurance required to be carried
by Tenant pursuant to this Section, including any endorsement affecting the additional insured status, is in full force and effect.


 


(e)       Updating
Coverage. Tenant shall increase the amounts of insurance as required by any Mortgagee, and, not more frequently than once every
three (3) years, as recommended by Landlord’s insurance broker, if, in the reasonable opinion of either of them, the amount
of insurance then required under this Lease is not adequate. Any limits set forth in this Lease on the amount or type of coverage
required by Tenant’s insurance shall not limit the liability of Tenant under this Lease.


 


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(f)
        Certificates of Insurance. Prior to occupancy of the Premises by tenant, and
not less than thirty (30) days prior to expiration of any policy thereafter, Tenant shall furnish to Landlord a certificate
of insurance reflecting that the insurance required by this Section is in force, accompanied by an endorsement showing the
required additional insureds satisfactory to Landlord in substance and form. Notwithstanding the requirements of this
paragraph, Tenant shall at Landlord’s request provide to Landlord a certified copy of each insurance policy required to
be in force at any time pursuant to the requirements of this Lease or its Exhibits. If (i) Tenant fails to provide a
certified copy of its insurance policies then in force or (ii) if the policies or certificates of insurance provided by
Tenant pursuant to this paragraph (e) or pursuant to paragraph (c) indicate that the insurance coverage maintained by Tenant
does not satisfy the requirements of this Article 11, then Landlord, at its option and in addition to its other remedies, but
without obligation so to do, many procure such insurance, and any sums expended by it to procure any such insurance shall be
repaid upon demand, with interest as provided in Section 16.2. Nothing in this paragraph is intended to relieve Tenant of its
obligation to maintain insurance or to impose any obligation on Landlord to obtain insurance for the benefit of Tenant or to
notify Tenant that Tenant is not complying with the provisions of this Article 11.


 


11.2        Landlord’s
Insurance. During the Term, to the extent such coverages are available at a commercially reasonable cost, Landlord shall maintain
in effect insurance on the Building with responsible insurers, on an “all risk” or “special form” basis,
insuring the Building and the Tenant Improvements in an amount equal to at least 90% of the replacement cost thereof, excluding
land, foundations, footings and underground installations. Landlord may, but shall not be obligated to, carry insurance against
additional perils and/or in greater amounts.


 


11.3        Mutual
Waiver of Right of Recovery and Waiver of Subrogation. Landlord and Tenant each hereby waive any right of recovery against
each other and the partners, managers, members shareholders, officers, directors and authorized representatives of each other for
any loss or damage that is covered by any policy of property insurance maintained by either party (or required by this Lease to
be maintained) with respect to the Premises or the Property or any operation therein, regardless of cause, including negligence
(active or passive) of the party benefiting from the waiver. If any such policy of insurance relating to this Lease or to the Premises
or the Property does not permit the foregoing waiver or if the coverage under any such policy would be invalidated as a result
of such waiver, the party maintaining such policy shall obtain from the insurer under such policy a waiver of all right of recovery
by way of subrogation against either party in connection with any claim, loss or damage covered by such policy.


 


12.          
DAMAGE OR DESTRUCTION.


 


12.1        Landlord’s
Duty to Repair.


 


(a)       If
all or a substantial part of the Premises are rendered untenantable or inaccessible by damage to all or any part of the Property
from fire or other casualty then, unless either party is entitled to and elects to terminate this Lease pursuant to Sections 12.2
- Landlord’s Right to Terminate and 12.3 - Tenant’s Right to Terminate, Landlord shall, at its expense,
use reasonable efforts to repair and restore the Premises and/or the Property, as the case may be, to substantially their former
condition to the extent permitted by then applicable Laws; provided, however, that in no event shall Landlord have any obligation
for repair or restoration beyond the extent of insurance proceeds received by Landlord for such repair or restoration, or for any
of Tenant’s personal property, Trade Fixture or Alterations.


 


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(b)       If
Landlord is required or elects to repair damage to the Premises and/or the Property, this Lease shall continue in effect, but Tenant’s
base Rent and Additional Rent shall be abated with regard to any portion of the Premises that Tenant is prevented from using by
reason of such damage or its repair from the date of the casualty until substantial completion of Landlord’s repair of the
affected portion of the Premises as required under this Lease. In no event shall Landlord be liable to Tenant by reason of any
injury to or interference with Tenant’s business or property arising from fire or other casualty or by reason of any repairs
to any part of the Property necessitated by such casualty.


 


12.2         Landlord’s
Right to Terminate. Landlord may elect to terminate this Lease following damage by fire or other casualty under the following
circumstances:


 


(a)       If,
in the reasonable judgment of Landlord, the Premises and the Property cannot be substantially repaired and restored under applicable
Laws within one (1) year from the date of the casualty;


 


(b)       If,
in the reasonable judgment of Landlord, adequate proceeds are not, for any reason, made available to Landlord from Landlord’s
insurance policies (and/or from Landlord’s funds made available for such purpose, at Landlord’s sole option) to make
the required repairs;


 


(c)       If
the Building is damaged or destroyed to the extent that, in the reasonable judgment of Landlord, the cost to repair and restore
the Building would exceed twenty-five percent (25%) of the full replacement cost of the Building, whether or not the Premises are
at all damaged or destroyed; or


 


(d)       If
the fire or other casualty occurs during the last year of the Term.


 


If any of the circumstances described in
subparagraphs (a), (b), (c) or (d) of this Section 12.2 occur or arise, Landlord shall give Tenant notice within one hundred and
twenty (120) days after the date of the casualty, specifying whether Landlord elects to terminate this Lease as provided above
and, if not, Landlord’s estimate of the time required to complete Landlord’s repair obligations under this Lease.


 


12.3         Tenant’s
Right to Terminate. If all or a substantial part of the Premises are rendered untenantable or inaccessible by damage to all
or any part of the Property from fire or other casualty, and Landlord does not elect to terminate as provided above, then Tenant
may elect to terminate this Lease if Landlord’s reasonable estimate of the time required to complete Landlord’s repair
obligations under this Lease is greater than one (1) year, in which event Tenant may elect to terminate this Lease by giving Landlord
notice of such election to terminate within thirty (30) days after Landlord’s notice to Tenant pursuant to Section 12.2 -
Landlord’s Right to Terminate.


 




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12.4         Waiver.
Landlord and Tenant each hereby waive the provisions of California Civil Code Sections 1932(2), 1933(4) and any other applicable
existing or future Law permitting the termination of a lease agreement in the event of damage or destruction under any circumstances
other than as provided in Sections 12.2 - Landlord’s Right to Terminate and 12.3 - Tenant’s Right to Terminate.


 


13.          
CONDEMNATION.


 


13.1         Definitions.


 


(a)       “Award”
shall mean all compensation, sum, or anything of value awarded, paid or received on a total or partial Condemnation.


 


(b)     “Condemnation”
shall mean (i) a permanent taking (or a temporary taking for a period extending beyond the end of the Term) pursuant to the exercise
of the power of condemnation or eminent domain by any public or quasi-public authority, private corporation or individual having
such power (“Condemnor”), whether by legal proceedings or otherwise, or (ii) a voluntary sale or transfer by
Landlord to any such authority, either under threat of condemnation or while legal proceedings for condemnation are pending.


 


(c)       “Date
of Condemnation” shall mean the earlier of the date that title to the property taken is vested in the Condemnor or the
date the Condemnor has the right to possession of the property being condemned.


 


13.2         Effect
on Lease.


 


(a)       If
the Premises are totally taken by Condemnation, this Lease shall terminate as of the Date of Condemnation. If a portion but not
all of the Premises is taken by Condemnation, this Lease shall remain in effect; provided, however, that if the portion of the
Premises remaining after the Condemnation will be unsuitable for Tenant’s continued use, then upon notice to Landlord within
thirty (30) days after Landlord notifies Tenant of the Condemnation, Tenant may terminate this Lease effective as of the Date of
Condemnation.


 


(b)       If
twenty-five percent (25%) or more of the Project or of the parcel(s) of land on which the Building is situated or of the Parking
Facility or of the floor area of the Building is taken by Condemnation, or if as a result of any Condemnation the Building is no
longer reasonably suited for use as an office building, whether or not any portion of the Premises is taken, Landlord may elect
to terminate this Lease, effective as of the Date of Condemnation, by notice to Tenant within thirty (30) days after the Date of
Condemnation.


 


(c)       If
all or a portion of the Premises is temporarily taken by a Condemnor for al period not extending beyond the end of the Term, this
Lease shall remain in full force and effect.


 




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13.3       Restoration.
If this Lease is not terminated as provided in Section 13.2 - Effect on Lease, Landlord, at its expense, shall diligently
proceed to repair and restore the Premises to substantially its former condition (to the extent permitted by then applicable Laws)
and/or repair and restore the Building to an architecturally complete office building; provided, however, that Landlord’s
obligations to so repair and restore shall be limited to the amount of any Award received by Landlord and not required to be paid
to any Mortgagee (as defined in Section 20.2 below). In no event shall Landlord have any obligation to repair or replace any improvements
in the Premises beyond the amount of any Award received by Landlord for such repair or to repair or replace any of Tenant’s
personal property, Trade Fixtures, or Alterations.


 


13.4       Abatement
and Reduction of Rent. If any portion of the Premises is taken in a Condemnation or is rendered permanently untenantable
by repairs necessitated by the Condemnation, and this Lease is not terminated, the Base Rent and Additional Rent payable
under this Lease shall be proportionately reduced as of the Date of Condemnation based upon the percentage of rentable square
feet in the Premises so taken or rendered permanently untenantable. In addition, if this Lease remains in effect following a
Condemnation, and Landlord proceeds to repair and restore the Premises, the Base Rent and Additional Rent payable under this
Lease shall be abated during the period of such repair or restoration to the extent such repairs prevent Tenant’s use
of the Premises.


 


13.5       Awards.
Any Award made shall be paid to Landlord, and Tenant hereby assigns to Landlord, and waives all interest in or claim to, any such
Award, including any claim for the value of the unexpired Term; provided, however, that Tenant shall be entitled to receive, or
to prosecute a separate claim for, an Award for a temporary taking of the Premises or a portion thereof by a Condemnor where this
Lease is not terminated (to the extent such Award relates to the unexpired Term), or an Award or portion thereof separately designated
for relocation expenses or the interruption of or damage to Tenant’s business or as compensation for Tenant’s personal
property, Trade Fixtures or Alterations.


 


13.6       Waiver.
Landlord and Tenant each hereby waive the provisions of California Code of Civil Procedure Section 1265.130 and any other applicable
existing or future Law allowing either party to petition for a termination of this Lease upon a partial taking of the Premises
and/or the Property.


 


14.           
ASSIGNMENT AND SUBLETTING


 


14.1       Landlord’s
Consent Required. Tenant shall not assign this Lease or any interest therein, or sublet or license or permit the use or occupancy
of the Premises or any part thereof by or for the benefit of anyone other than Tenant, or in any other manner transfer all or any
part of Tenant’s interest under this Lease (each and all a “Transfer”), without the prior written consent
of Landlord, which consent (subject to the other provisions of this Section 14) shall not be unreasonably withheld, conditioned
or delayed. If Tenant is a business entity, any direct or indirect transfer of fifty percent (50%) or more of the ownership interest
of the entity (whether in a single transaction or in the aggregate through more than one transaction) shall be deemed a Transfer
provided however, a private equity financing of the Tenant in which more than an aggregate of fifty (50%) of the voting shares
of Tenant or a transfer between or among current shareholders of Tenant of more than an aggregate of fifty percent (50%) of the
voting shares of Tenant shall not be deemed a transfer under this Article 14 provided that any such sale or transfer was not consummated
as a subterfuge to avoid the obligations of this Article 14. Notwithstanding any provision in this Lease to the contrary, Tenant
shall not mortgage, pledge, hypothecate or otherwise encumber this Lease or all or any part of Tenant’s interest under this
Lease.


 




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Notwithstanding
anything to the contrary in this Section, Tenant may assign this Lease or sublease the Premises to an affiliate of Tenant (as
defined below) provided that Landlord determines in its reasonable discretion that, at the time of the assignment or
sublease, the affiliate has a net worth no less than Five Million Dollars ($5,000,000). Tenant will provide to Landlord
information to enable Landlord to make the determination of the net worth of Tenant and the affiliate. For purposes of this
paragraph, an "affiliate" is an entity that (a) is majority owned by Tenant, owns a majority of Tenant or is
majority owned by an entity that owns all the outstanding capital stock of Tenant; (b) is an entity that merges with Tenant
to create a new entity or that results from a consolidation or non-bankruptcy reorganization; (c) acquires all or
substantially all the assets or stock of Tenant; or (d) Tenant is merged into, with the result that Tenant ceases to exist
after the merger.


 


14.2        Reasonable
Consent.


 


(a)       Prior
to any proposed Transfer, Tenant shall submit in writing to Landlord (i) the name and legal composition of the proposed assignee,
subtenant, user or other transferee (each a “Proposed Transferee”); (ii) the nature of the business proposed
to be carried on in the Premises; (iii) a current balance sheet, income statements for the last two years and such other reasonable
financial and other information concerning the Proposed Transferee as Landlord may request; and (iv) a copy of the proposed assignment,
sublease or other agreement governing the proposed Transfer. Within fifteen (15) Business Days after Landlord receives all such
information it shall notify Tenant whether it approves or disapproves such Transfer or if it elects to proceed under Section 14.7
- Landlord’s Right to Space.


 


(b)       Tenant
acknowledges and agrees that, among other circumstances for which Landlord could reasonably withhold consent to a proposed Transfer,
it shall be reasonable for Landlord to withhold consent where (i) the Proposed Transferee does not intend itself to occupy the
entire portion of the Premises assigned or sublet, (ii) Landlord reasonably disapproves of the Proposed Transferee’s business
operating ability or history, reputation and creditworthiness or the character of the business to be conducted by the Proposed
Transferee at the Premises is not consistent with the character and nature of other tenants and uses in the Building or is prohibited
by this Lease or any laws, covenants, or restrictions applicable to the Building, (iii) the Proposed Transferee is a governmental
agency or unit or an existing tenant in the Project, (iv) the proposed transfer would violate any “exclusive” rights
of any tenants in the Project, (v) Landlord or Landlord’s agent has shown space in the Building to the Proposed Transferee
or responded to any written inquiries from the Proposed Transferee or the Proposed Transferee’s agent concerning availability
of space in the Building, at any time within the preceding nine months, or (vi) Landlord otherwise determines that the proposed
Transfer would have the effect of decreasing the value of the Building or increasing the expenses associated with operating, maintaining
and repairing the Property.


 




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14.3       Excess
Consideration. If Landlord consents to the Transfer, Tenant shall pay to Landlord as additional rent, within ten (10) days
after receipt by Tenant, fifty percent (50%) of any consideration paid by any transfer (the “Transferee”) for
the Transfer, including, in the case of a sublease, the excess of the rent and other consideration payable by the subtenant over
the amount of Base Rent and Additional Rent payable hereunder applicable to the subleased space, after first deducting Tenant’s
actual out-of-pocket costs incurred in subleasing or assigning such space including without limitation, rent concessions, attorney
fees, brokerage commissions and tenant improvements.


 


14.4       No
Release of Tenant. No consent by Landlord to any Transfer shall relieve Tenant of any obligation to be performed by Tenant
under this Lease, whether occurring before or after such consent, assignment, subletting or other Transfer. Each Transferee shall
be jointly and severally liable with Tenant (and Tenant shall be jointly and severally liable with each Transferee) for the payment
of rent (or, in the case of a sublease, rent in the amount set forth in the sublease) and for the performance of all other terms
and provisions of this Lease. The consent by Landlord to any Transfer shall not relieve Tenant or any such Transferee from the
obligation to obtain Landlord’s express prior written consent to any subsequent Transfer by Tenant or any Transferee. The
acceptance of rent by Landlord from any other person (whether or not such person is an occupant of the Premises) shall not be deemed
to be a waiver by Landlord of any provision of this Lease or to be a consent to any Transfer.


 


14.5       Expenses
and Attorneys’ Fees. Tenant shall pay to Landlord on demand all costs and expenses (including reasonable attorneys’
fees) incurred by Landlord in connection with reviewing or consenting to any proposed Transfer (including any request for consent
to, or any waiver of Landlord’s rights in connection with, any security interest in any of Tenant’s property at the
Premises).


 


14.6       Effectiveness
of Transfer. Prior to the date on which any permitted Transfer (whether or not requiring Landlord’s consent) becomes
effective, Tenant shall deliver to Landlord a counterpart of the fully executed Transfer document and Landlord’s standard
form of Consent to Assignment or Consent to Sublease executed by Tenant and the Transferee in which each of Tenant and the Transferee
confirms its obligations pursuant to this Lease. Failure or refusal of a Transferee to execute any such instrument shall not release
or discharge the Transferee from liability as provided herein. The voluntary, involuntary or other surrender of this Lease by Tenant,
or a mutual cancellation by Landlord and Tenant, shall not work a merger, and any such surrender or cancellation shall, at the
option of the Landlord, either terminate all or any existing subleases or operate as an assignment to Landlord of any or all of
such subleases.


 


14.7       Landlord’s
Right to Space. Notwithstanding any of the above provisions of this Section to the contrary, if Tenant notifies Landlord that
it desires to enter into a Transfer, Landlord, in lieu of consenting to such Transfer, may elect (x) in the case of an assignment
or a sublease of the entire Premises, to terminate this Lease, or (y) in the case of a sublease of 50% or more of the entire Premises,
to terminate this Lease as it relates to the space proposed to be subleased by Tenant. In such event, this Lease will terminate
(or the space proposed to be subleased will be removed from the Premises subject to this Lease and the Base Rent and Tenant’s
Share under this Lease shall be proportionately reduced) on the date the Transfer was proposed to be effective, and Landlord may
lease such space to any party, including the prospective Transferee identified by Tenant.


 




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14.8        Assignment
of Sublease Rents. Tenant hereby absolutely and irrevocably assigns to Landlord any and all rights to receive rent and
other consideration from any sublease and agrees that Landlord, as assignee or as attorney-in-fact for Tenant for purposes
hereof, or a receiver for Tenant appointed on Landlord’s application may (but shall not be obligated to) collect such
rents and other consideration and apply the same toward Tenant’s obligations to Landlord under this Lease; provided,
however, that Landlord grants to Tenant at all times prior to occurrence of any breach or default by Tenant a revocable
license to collect such rents (which license shall automatically and without notice be and be deemed to have been revoked and
terminated immediately upon any Event of Default).


 


15.          
DEFAULT AND REMEDIES.


 


15.1        Events
of Default. The occurrence of any of the following shall constitute an “Event of Default” by Tenant:


 


(a)       Tenant
fails to make any payment of rent when due, or any amount required to replenish the security deposit as provided in Section 4 above,
if payment in full is not received by Landlord within three (3) business days after written notice that it is due.


 


(b)       Tenant
abandons the Premises.


 


(c)       Tenant
fails timely to deliver any subordination document, estoppel certificate or financial statement requested by Landlord within the
applicable time period specified in Sections 20 - Encumbrances - and 21 - Estoppel Certificates and Financial Statements
- below.


 


(d)       Tenant
violates the restrictions on Transfer set forth in Section 14 - Assignment and Subletting.


 


(e)       Tenant
ceases doing business as a going concern; makes an assignment for the benefit of creditors; is adjudicated an insolvent, files
a petition (or files an answer admitting the material allegations of a petition) seeking relief under any state or federal bankruptcy
or other statute, law or regulation affecting creditors’ rights; all or substantially all of Tenant’s assets are subject
to judicial seizure or attachment and are not released within 30 days, or Tenant consents to or acquiesces in the appointment of
a trustee, receiver or liquidator for Tenant or for all or any substantial part of Tenant’s assets.


 


(f)       Tenant
fails, within ninety (90) days after the commencement of any proceedings against Tenant seeking relief under any state or federal
bankruptcy or other statute, law or regulation affecting creditors’ rights, to have such proceedings dismissed, or Tenant
fails, within ninety (90) days after an appointment, without Tenant’s consent or acquiescence, of any trustee, receiver or
liquidator for Tenant or for all or any substantial part of Tenant’s assets, to have such appointment vacated.


 


(g)       Tenant
fails to perform or comply with any provisions of this Lease other than those described in (a) through (f) above, and does
not fully cure such failure within thirty (30) days after notice to Tenant or, if such failure cannot be cured within such
thirty (30)-day period, Tenant fails within such thirty (30)-day period to commence, and thereafter diligently proceed with,
all actions necessary to cure such failure as soon as reasonably possible but in all events within ninety (90) days of such
notice; provided, however, that if Landlord in Landlord’s reasonable judgment determines that such failure cannot or
will not be cured by Tenant within such ninety (90) days, then such failure shall constitute an Event of Default immediately
upon such notice to Tenant.


 


(h)       The
occurrence of any Event of Default under any other lease agreement between Tenant and Landlord [if there are any related entities
who lease property to Tenant, they should be listed here as well].


 




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15.2        Remedies.
Upon the occurrence of an Event of Default, Landlord shall have the following remedies, which shall not be exclusive but shall
be cumulative and shall be in addition to any other remedies now or hereafter allowed by law:


 


(a)       Landlord
may terminate Tenant’s rights to possession of the Premises at any time by written notice to Tenant. Tenant expressly acknowledges
that in the absence of such written notice from Landlord, no other act of Landlord, including re-entry into the Premises, efforts
to relet the Premises, reletting of the Premises for Tenant’s account, storage of Tenant’s personal property and Trade
Fixtures, acceptance of keys to the Premises from Tenant or exercise of any other rights and remedies under this Section, shall
constitute an acceptance of Tenant’s surrender of the Premises or constitute a termination of this Lease or of Tenant’s
right to possession of the Premises. Upon such termination in writing of Tenant’s right to possession of the Premises, as
herein provided, this Lease shall terminate and Landlord shall be entitled to recover damages from Tenant as provided in California
Civil Code Section 1951.2 and any other applicable existing or future Law providing for recovery of damages for such breach, including
the worth at the time of award of the amount by which the rent which would be payable by Tenant hereunder for the remainder of
the Term after the date of the award of damages, including Additional Rent as reasonably estimated by Landlord, exceeds the amount
of such rental loss as Tenant proves could have been reasonably avoided, discounted at the discount rate published by the Federal
Reserve Bank of San Francisco for member banks at the time of the award plus one percent (1%).


 


(b)       Landlord
shall have the remedy described in California Civil Code Section 1951.4 (Landlord may continue this Lease in effect after Tenant’s
breach and abandonment and recover rent as it becomes due, if Tenant has the right to sublet or assign, subject only to reasonable
limitations).


 


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(c)       Landlord
may cure the Event of Default at Tenant’s expense. If Landlord pays any sum or incurs any expense in curing the Event of
Default, Tenant shall reimburse Landlord upon demand for the amount of such payment or expense with interest at the Interest Rate
from the date the sum is paid or the expense is incurred until Landlord is reimbursed by Tenant.


 


(d)       Landlord
may remove all Tenant’s property from the Premises, and such property may be stored by Landlord in a public warehouse
or elsewhere at the sole cost and for the account of Tenant. If Landlord does not elect to store any or all of Tenant’s
property left in the Premises, Landlord may consider such property to be abandoned by Tenant, and landlord may thereupon
dispose of such property in any manner deemed appropriate by Landlord. Any proceeds realized by Landlord on the disposal of
any such property shall be applied first to offset all expenses of storage and sale, and then credited against Tenant’s
outstanding obligations to Landlord under this Lease, and any balance remaining after satisfaction of all obligations of
Tenant under this Lease shall be delivered to Tenant.


 


16.          
LATE CHARGE AND INTEREST.


 


16.1        Late
Charge. If more than once per Lease Year, any payment of rent is not received by Landlord when due, Tenant shall pay to Landlord
on demand as a late charge an additional amount equal to ten percent (10%) of the overdue payment. Tenant acknowledges that late
payment by Tenant to Landlord of rental or other amounts due hereunder will cause Landlord to incur costs not contemplated by this
Lease, including, without limitation, processing and accounting charges and late charges which may be imposed on Landlord by the
terms of any loan relating to the Project. Tenant further acknowledges that it is extremely difficult and impractical to fix the
exact amount of such costs and that the late charge set forth in this Section 16.1 represents a fair and reasonable estimate thereof.
Acceptance of any late charge by Landlord shall not constitute a waiver of Tenant’s default with respect to overdue rental
or other amounts, nor shall such acceptance prevent Landlord from exercising any other rights and remedies available to it. Acceptance
of rent or other payments by Landlord shall not constitute a waiver of late charges or interest accrued with respect to such rent
or other payments or any prior installments thereof, nor of any other defaults by Tenant, whether monetary or non-monetary in nature,
remaining uncured at the time of such acceptance of rent or other payments. A late charge shall not be imposed more than once on
any particular installment not paid when due, but imposition of a late charge on any payment not made when due does not eliminate
or supersede late charges imposed on other (prior) payments not made when due or preclude imposition of a late charge on other
installments or payments not made when due.


 


16.2        Interest.
In addition to the late charges referred to above, which are intended to defray Landlord’s costs resulting from late payments,
any payment from Tenant to Landlord not paid when due shall at Landlord’s option bear interest from the date due until paid
to Landlord by Tenant at the rate of fifteen percent (15%) per annum or the maximum lawful rate that Landlord may charge to Tenant
under applicable laws, whichever is less (the “Interest Rate”). Acceptance of any late charge and/or interest
shall not constitute a waiver of Tenant’s default with respect to the overdue sum of prevent Landlord from exercising any
of its other rights and remedies under this Lease.


 


17.            WAIVER.
No provisions of this Lease shall be deemed waived by Landlord unless such waiver is in a writing signed by Landlord. The waiver
by Landlord of any breach of any provision of this Lease shall not be deemed a waiver of such provision or of any subsequent breach
of the same or any other provision of this Lease. No delay or omission in the exercise of any right or remedy of Landlord upon
any default by Tenant shall impair such right or remedy or be construed as a waiver. Landlord’s acceptance of any payments
of rent due under this Lease shall not be deemed a waiver of any default by Tenant under this Lease (including Tenant’s
recurrent failure to timely pay rent) other than Tenant’s nonpayment of the accepted sums, and no endorsement or statement
on any check or payment or in any letter or document accompanying any check or payment shall be deemed an accord and satisfaction.
Landlord’s consent to or approval of any act by Tenant requiring Landlord’s consent or approval shall not be deemed
to waive or render unnecessary Landlord’s consent to or approval of any subsequent act by Tenant.


 


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18.            ENTRY,
INSPECTION AND CLOSURE. Upon reasonable oral or written notice to Tenant of not less than 24 hours (and without notice in emergencies),
Landlord and its authorized representatives may enter the Premises during the Building’s business hours to: (a) determine
whether the Premises are in good condition, (b) determine whether Tenant is complying with its obligations under this Lease, (c)
perform any maintenance or repair of the Premises or the Building that Landlord has the right or obligation to perform, (d) install
or repair improvements for other tenants where access to the Premises is required for such installation or repair, (e) serve,
post or keep posted any noticed required or allowed under the provisions of this Lease, (f) show the Premises to prospective brokers,
agents, buyers, transferees, Mortgagees or tenants during the last 6 months of the Term, or (g) do any other act or thing necessary
for the safety or preservation of the Premises or the Building. When reasonably necessary Landlord may temporarily close entrances,
doors, corridors, elevators or other facilities in the Building without liability to Tenant by reason of such closure. Landlord
shall conduct its activities under this Section in a manner that will minimize inconvenience to Tenant without incurring additional
expense to Landlord. Except as otherwise specifically stated in this Lease, in no event shall Tenant be entitled to an abatement
of rent on account of any entry by Landlord, and Landlord shall not be liable in any manner for any inconvenience, loss of business
or other damage to Tenant or other persons arising out of Landlord’s entry on the Premises in accordance with this Section.
No action by Landlord pursuant to this paragraph shall constitute an eviction of Tenant, constructive otherwise, entitle Tenant
to an abatement of rent or to terminate this Lease or otherwise release Tenant from any of Tenant’s obligations under this
Lease.


 


19.           
SURRENDER AND HOLDING OVER.


 


19.1        Surrender.
Upon the expiration or termination of this Lease, Tenant shall surrender the Premises and all Tenant Improvements and Alterations
to Landlord broom-clean and in their original condition, except for reasonable wear and tear, damage from casualty or condemnation
and any changes resulting from approved Alterations; provided, however, that prior to the expiration or termination of this Lease
Tenant shall remove all telephone and other cabling installed in the Building by Tenant and remove from the Premises all Tenant’s
personal property and any Trade Fixtures and all Alterations that Landlord has elected to require Tenant to remove as provided
in Section 6.1 - Tenant Improvements & Alterations, and repair any damage caused by such removal. If such removal is
not completed before the expiration or termination of the Term, Landlord shall have the right (but no obligation) to remove the
same, and Tenant shall pay Landlord on demand for all costs of removal and storage thereof and for the rental value of the Premises
for the period from the end of the Term through the end of the time reasonably required for such removal. Landlord shall also
have the right to retain or dispose of all or any portion of such property if Tenant does not pay all such costs and retrieve
the property within ten (10) days after notice from Landlord (in which event title to all such property described in Landlord’s
notice shall be transferred and vest in Landlord). Tenant waives all Claims against Landlord for any damage or loss to Tenant
resulting from Landlord’s removal,storage, retention, or disposition of any such property. Upon expiration or termination
of this Lease or of Tenant’s possession, whichever is earliest, Tenant shall surrender all keys to the Premises or any other
part of the Building and shall deliver to Landlord all keys for or make known to Landlord the combination of locks on all safes,
cabinets, and vaults that may be located in the Premises. Tenant’s obligations under this Section shall survive the expiration
or termination of this Lease.


 


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19.2        Holding
Over. If Tenant (directly or through any Transferee or other successor-in-interest of Tenant) remains in possession of the
Premises after the expiration or termination of this Lease, Tenant’s continued possession shall be on the basis of a tenancy
at the sufferance of Landlord. No act or omission by Landlord, other than its specific written consent, shall constitute permission
for Tenant to continue in possession of the Premises, and if such consent is given or declared to have been given by a court judgment,
Landlord may terminate Tenant’s holdover tenancy at any time upon seven (7) days written notice. In such event, Tenant shall
continue to comply with or perform all the terms and obligations of Tenant under this Lease, except that the monthly Base Rent
during Tenant’s holding over shall be 150% of the Base Rent payable in the last full month prior to the termination hereof.
Acceptance by Landlord of rent after such termination shall not constitute a renewal or extension of this Lease; and nothing contained
in this provision shall be deemed to waive Landlord’s right of re-entry or any other right hereunder or at law. Tenant shall
indemnify, defend and hold Landlord harmless from and against all Claims arising or resulting directly or indirectly from Tenant’s
failure to timely surrender the Premises, including (i) any rent payable by or any loss, cost, or damages claimed by any prospective
tenant of the Premises, and (ii) Landlord’s damages as a result of such prospective tenant rescinding or refusing to enter
into the prospective lease of the Premises by reason of such failure to timely surrender the Premises.


 


20.           
ENCUMBRANCES.


 


20.1        Subordination.
This Lease is expressly made subject and subordinate to any mortgage lien, deed of trust, ground lease, underlying lease or like
encumbrance affecting any part of the Property or any interest of Landlord therein which is now existing or hereafter executed
or recorded (“Encumbrance”); provided, however, that such subordination shall only be effective, as to future
Encumbrances, if the holder of the Encumbrance agrees that this Lease shall survive the termination of the Encumbrance by lapse
of time, foreclosure or otherwise so long as Tenant is not in default under this Lease. Provided the conditions of the preceding
sentence are satisfied, Tenant shall execute and deliver to Landlord, within ten (10) days after written request therefore by Landlord
and in a form reasonably requested by Landlord, any additional documents evidencing the subordination of this Lease with respect
to any such Encumbrance and the nondisturbance agreement of the holder of any such Encumbrance. If the interest of Landlord in
the Property is transferred pursuant to or in lieu of proceedings for enforcement of any Encumbrance, Tenant shall immediately
and automatically attorn to the new owner, and this Lease shall continue in full force and effect as a direct lease between the
transferee and Tenant on the terms and conditions set forth in this Lease


 


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20.2        Mortgagee
Protection. Tenant agrees to give any holder of any Encumbrance covering any part of the Property
(“Mortgagee”), by registered mail, a copy of any notice of default served upon Landlord, provided that
prior to such notice Tenant has been notified in writing (by way of notice of assignment of rents and leases, or otherwise)
of the address of such Mortgagee. If Landlord shall have failed to cure such default within thirty (30) days from the
effective date of such notice of default, the Mortgagee shall have an additional thirty (30) days within which to cure such
default or if such default cannot be cured within that time, then such additional time as may be necessary to cure such
default (including the time necessary to foreclose or otherwise terminate its Encumbrance, if necessary to effect such cure),
and this Lease shall not be terminated so long as such remedies are being diligently pursued.


 


21.           
ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS


 


21.1        Estoppel
Certificates. Within ten (10) days after written request therefor, Tenant shall execute and deliver to Landlord, in a form
provided by or satisfactory to Landlord, a certificate stating that this Lease is in full force and effect, describing any amendments
or modifications hereto, acknowledging that this Lease is subordinate or prior, as the case may be, to any Encumbrance and stating
any other information Landlord may reasonably request, including the Term, the monthly Base Rent, the date to which Rent has been
paid, the amount of any security deposit or prepaid rent, whether either party hereto is in default under the terms of the Lease,
and whether Landlord has completed its construction obligations hereunder (if any). Tenant irrevocably constitutes, appoints and
authorizes Landlord as Tenant’s special attorney-in-fact for such purpose to complete, execute and deliver such certificate
if Tenant fails timely to execute and delivery such certificate as provided above. Any person or entity purchasing, acquiring an
interest in or extending financing with respect to the Property shall be entitled to rely upon any such certificate. If Tenant
fails to deliver such certificate within the time period noted above, Landlord shall sent a second written request therefore, with
a copy to Tenant’s counsel as noted in the notice section of this Lease. If Tenant fails to deliver such certificate within
ten (10) days after Landlord’s second written request therefor, Tenant shall be liable to Landlord for any damages incurred
by Landlord including any profits or other benefits from any financing of the Property or any interest therein which are lost or
made unavailable as a result, directly or indirectly, of Tenant’s failure or refusal to timely execute or deliver such estoppel
certificate.


 


21.2        Financial
Statements. Within twenty (20) days after written request therefore, but not more than once a year, Tenant shall deliver
to Landlord a copy of the financial statements (including at least a year end balance sheet and a statement of profit and
loss) of Tenant (and of each guarantor of Tenant’s obligations under this Lease) for each of the three most recently
completed years, prepared in accordance with generally accepted accounting principles (and, if such is Tenant’s normal
practice, audited by an independent certified public accountant), all then available subsequent interim statements, and such
other financial information as may reasonably be requested by Landlord or required by any Mortgagee. Landlord shall use good
faith efforts to keep such information received from Tenant confidential, except that Landlord may disclose such financial
information received from Tenant to any Government Agency, any Mortgagee, lender or prospective lender for, or purchaser or
prospective purchaser of, the Building, as necessary in the course of any litigation arising out of or concerning this Lease,
or as required by applicable law, and provided however that the foregoing confidentiality requirement shall be inapplicable
in the event the subject financial information is made publicly available by the Securities and Exchange Commission or any
other governmental body.


 


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22.          
NOTICES. Any notice, demand, request, consent or approval that either party desires or is required to give to the other
party under this Lease shall be in writing and shall be served personally, delivered by messenger or courier service, or sent by
U.S. certified mail, return receipt requested, postage prepaid, addressed to the other party at the party’s address for notices
set forth in the Basic Lease Information. Any notice required pursuant to any Laws may be incorporated into, given concurrently
with or given separately from any notice required under this Lease. Notices shall be deemed to have been given and be effective
on the earlier of (a) receipt (or refusal of delivery or receipt); or (b) one (1) day after acceptance by the independent service
for delivery, if sent by independent messenger or courier service, or three (3) days after mailing if sent by mail in accordance
with this Section. Either party may change its address for notices hereunder, effective fifteen (15) days after notice to the other
party complying with this Section. If Tenant sublets the Premises, notices from Landlord shall be effective on the subtenant when
given to Tenant pursuant to this Section.


 


23.           ATTORNEYS’
FEES. In the event of any dispute between Landlord and Tenant in any way related to this Lease, and whether involving contract
and/or tort claims, the non-prevailing party shall pay to the prevailing party all reasonable attorneys’ fees and costs
and expenses of any type, without restriction by statute, court rule or otherwise, incurred by the prevailing party in connection
with any action or proceeding (including any appeal and the enforcement of any judgment or award), whether or not the dispute
is litigated or prosecuted to final judgment (collectively, “Fees”). The “prevailing party” shall
be determined based upon an assessment of which party’s major arguments or positions taken in the action or proceeding could
fairly be said to have prevailed (whether by compromise, settlement, abandonment by the other party of its claim or defense, final
decision, after any appeals, or otherwise) over the other party’s major arguments or positions on major disputed issues.
Any Fees incurred in enforcing a judgment shall be recoverable separately from any other amount included in the judgment and shall
survive and not be merged in the judgment. The Fees shall be deemed an “actual pecuniary loss” within the meaning
of the Bankruptcy Code Section 365(b)(1)(B), and notwithstanding the foregoing, all Fees incurred by either party in any bankruptcy
case filed by or against the other party, from and after the order for relief until this Lease is rejected or assumed in such
bankruptcy case, will be “obligations of the debtor” as that phrase is used in Bankruptcy Code Section 365(d)(3).


 


24.          
QUIET POSSESSION. Subject to Tenant’s full and timely performance of all of Tenant’s obligations under this
Lease and subject to the terms of this Lease, including Section 20 - Encumbrances, Tenant shall have the quiet possession
of the Premises throughout the Term as against any persons or entities lawfully claiming by, through or under Landlord.


 


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25.          SECURITY
MEASURES. Landlord may, but shall be under no obligation to, implement security measures for the Property, such as the
registration or search of all persons entering or leaving the Building, requiring identification for access to the Building,
evacuation of the Building for cause, suspected cause, or for drill purposes, the issuance of magnetic pass cards or keys for
Building or elevator access and other actions that Landlord deems necessary or appropriate to prevent any threat of property
loss or damage, bodily injury or business interruption; provided, however, that such measures shall be implemented in a way
as not to inconvenience tenants of the Building unreasonably. If Landlord uses an access card system, Landlord may require
Tenant to pay Landlord a deposit for each after-hours Building access card issued to Tenant, in an amount specified by
Landlord. Tenant shall be responsible for any loss, theft or breakage of any such cards, which must be returned by Tenant to
Landlord upon expiration or earlier termination of the Lease. Landlord may retain the deposit for any card not so returned.
Landlord shall at all times have the right to change, alter or reduce any such security services or measures. Tenant shall
cooperate and comply with, and cause Tenant’s Representatives and Visitors to cooperate and comply with, such security
measures. Landlord, its agents and employees shall have no liability to Tenant or its Representatives or Visitors for the
implementation or exercise of, or the failure to implement or exercise, any such security measures or for any resulting
disturbance of Tenant’s use or enjoyment of the Premises.


 


26.          
FORCE MAJEURE. If Landlord is delayed, interrupted or prevented from performing any of its obligations under this Lease,
including its obligations under the Construction Rider (if any), and such delay, interruption or prevention is due to fire, act
of God, governmental act or failure to act, labor dispute unavailability of materials or any cause outside the reasonable control
of Landlord, then the time for performance of the affected obligations of Landlord shall be extended for a period equivalent to
the period of such delay, interruption or prevention.


 


27.           RULES
AND REGULATIONS. Tenant shall be bound and shall comply with the rules and regulations attached to and made a part of this Lease
as Exhibit C to the extent those rules and regulations are not in conflict with the terms of this Lease, as well as any
reasonable rules and regulations hereafter adopted by Landlord for all tenants of the Building, upon notice to Tenant thereof
(collectively, the “Building Rules”). Landlord shall not be responsible to Tenant or to any other person for
any violation, or failure to observe, the Building Rules by any other tenant or other person. The Rules and Regulations shall
be enforced and changed by Landlord in a reasonable and in a non-discriminatory manner.


 


28.          
LANDLORD’S LIABILITY. The term “Landlord,” as used in this Lease, shall mean only the owner or owners
of the Building at the time in question. In the event of any conveyance of title to the Building, then from and after the date
of such conveyance, the transferor Landlord shall be relieved of all liability with respect to Landlord’s obligations to
be performed under this Lease after the date of such conveyance. Notwithstanding any other term or provision of this Lease, the
liability of Landlord for its obligations under this Lease is limited solely to Landlord’s interest in the Building as the
same may from time to time be encumbered, and no personal liability shall at any time be asserted or enforceable against any other
assets of Landlord or against Landlord’s partners or members or its or their respective partners, shareholders, members,
directors, officers or managers on account of any of Landlord’s obligation or actions under this Lease.


 


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29.          
CONSENTS AND APPROVALS. 


 


29.1        Determination
in Good Faith. Wherever the consent, approval, judgment or determination of Landlord is required or permitted under this Lease,
Landlord may exercise its good faith business judgment in granting or withholding such consent or approval or in making such judgment
or determination without reference to any extrinsic standard of reasonableness, unless the specific provision contained in this
Lease providing for such consent, approval, judgment or determination specifies that Landlord’s consent or approval is not
to be unreasonably withheld, or that such judgment or determination is to be reasonable, or otherwise specifies the standards under
which Landlord may withhold its consent. If it is determined that Landlord failed to give its consent where it was required to
do so under this Lease, Tenant shall be entitled to injunctive relief but shall not to be entitled to monetary damages or to terminate
this Lease for such failure.


 


29.2        No
Liability Imposed on Landlord. The review and/or approval by Landlord of any item or matter to be reviewed or approved by Landlord
under the terms of this Lease or any Exhibits or Addenda hereto shall not impose upon Landlord any liability for the accuracy of
sufficiency of any such item or matter or the quality or suitability of such item for its intended use. Any such review or approval
is for the sole purpose of protecting Landlord’s interest in the Property, and no third parties, including Tenant or the
Representatives and Visitors of Tenant or any person or entity claiming by, through or under Tenant, shall have any rights as a
consequence thereof.


 


30.            WAIVER
OF RIGHT TO JURY TRIAL. Landlord and Tenant waive their respective rights to trial by jury of an contract or tort claim, counterclaim,
cross-complaint, or cause of action in any action, proceeding, or hearing brought by either party against the other on any matter
arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant, or Tenant’s use or occupancy
of the Premises, including any claim of injury or damage or the enforcement of any remedy under any current or future law, statute,
regulation, code, or ordinance.


 


31.          
BROKERS. Landlord shall pay the fee or commission of the broker or brokers identified in the Basic Lease Information (the
 “Broker”) in accordance with Landlord’s separate written agreement with the Broker, if any. Tenant warrants
and represents to Landlord that in the negotiating or making of this Lease neither Tenant nor anyone acting on Tenant’s behalf
has dealt with any broker or finder who might be entitled to a fee or commission for this Lease other than the Broker. Tenant shall
indemnify and hold Landlord harmless from any claim or claims, including costs, expenses and attorney’s fees incurred by
Landlord asserted by any other broker or finder for a fee or commission based upon any dealings with or statements made by Tenant
or Tenant’s Representatives.


 


32.           
RELOCATION OF PREMISES. Intentionally Omitted.


 


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    33 


     


    

 


33.           
ENTIRE AGREEMENT. This Lease, including the Exhibits and any Addenda attached hereto, and the documents referred to herein,
if any, constitutes the entire agreement between Landlord and Tenant with respect to the leasing of space by Tenant in the Building,
and supersedes all prior or contemporaneous agreements, understandings, proposals and other representations by or between Landlord
and Tenant, whether written or oral, all of which are merged herein. Neither Landlord nor Landlord’s agents have made any
representations or warranties with respect to the Premises, the Building, the Project or this Lease except as expressly set forth
herein, and no rights, easements or licenses shall be acquired by Tenant by implication or otherwise unless expressly set forth
herein. The submission of this Lease for examination does not constitute an option for the Premises and this Lease shall become
effective as a binding agreement only upon execution and delivery thereof by Landlord to Tenant.


 


34.          
MISCELLANEOUS. This Lease may not be amended or modified except by a writing signed by Landlord and Tenant. Subject to Section
14 - Assignment and Subletting and Section 28 - Landlord’s Liability, this Lease shall be binding on and shall
inure to the benefit of the parties and their respective successors, assigns and legal representatives. The determination that
any provisions hereof may be void, invalid, illegal or unenforceable shall not impair any other provisions hereof and all such
other provisions of this Lease shall remain in full force and effect. The unenforceability, invalidity or illegality of any provision
of this Lease under particular circumstances shall not render unenforceable, invalid or illegal other provisions of this Lease,
or the same provisions under other circumstances. This Lease shall be construed and interpreted in accordance with the laws (excluding
conflict of laws principles) of the State in which the Building is located. The provisions of this Lease shall be construed in
accordance with the fair meaning of the language used and shall not be strictly construed against either party, even if such party
drafted the provision in question. When required by the context of this Lease, the singular includes the plural. Wherever the term
 “including” is used in this Lease, it shall be interpreted as meaning “including, but not limited to” the
matter or matters thereafter enumerated. The captions contained in this Lease are for purposes of convenience only and are not
to be used to interpret or construe this Lease. If more than one person or entity is identified as Tenant hereunder, the obligations
of each and all of them under this Lease shall be joint and several. Time is of the essence with respect to this Lease, except
as to the conditions relating to the delivery of possession of the Premises to Tenant. Neither Landlord nor Tenant shall record
this Lease.


 


35.          
AUTHORITY. If Tenant is a corporation, partnership, limited liability company or other form of business entity, each of
the persons executing this Lease on behalf of Tenant warrants and represents that Tenant is a duly organized and validly existing
entity, that Tenant has full right and authority to enter into this Lease and that the persons signing on behalf of Tenant are
authorized to do so and have the power to bind Tenant to this Lease. Tenant shall provide Landlord upon request with evidence reasonably
satisfactory to Landlord confirming the foregoing representations.


 


36.           
 SIGNAGE. Landlord will provide building-standard “Signage” for Tenant on the building directory located
in the lobby of the building. Landlord will also provide a building standard corridor suite sign and elevator lobby strip at no
cost to Tenant.


 


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IN WITNESS WHEREOF,
Landlord and Tenant have entered into this Lease as of the date first above written.


 


	LANDLORD	TENANT
	CASIOPEA BOVET, LLC	
        3-V BIOSCIENCES, INC., a Delaware corporation

         

	By:	Access Property Services, Inc.	By:	DENNIS HOM
	Its:	Authorized Agent	Its:	CFO
	 	 	 	 
	 	/s/ Daniel T. Gray	 	 	/s/ Dennis Hom
	By:	Daniel T. Gray	 	 	 
	Its:	Senior Vice President	Date:	MARCH 11, 2019
	
        Date:
	3-12-19

        
	 



 





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EXHIBIT A


 


ATTACHED TO AND FORMING A PART OF


LEASE AGREEMENT


DATED AS OF MARCH 1, 2019


BETWEEN


CASIOPEA BOVET, LLC, AS LANDLORD,


AND


3-V BIOSCIENCES, INC., AS TENANT


(“LEASE”)


 


THE PREMISES


 





 



 


  


 





		Landlord’s initials
	 	Tenant’s initials



 









    Exhibit A, Page 1


     


    

 





EXHIBIT B


 


ATTACHED TO AND FORMING A PART OF


LEASE AGREEMENT


DATED AS OF MARCH 1, 2019


BETWEEN


CASIOPEA BOVET, LLC, AS LANDLORD,


AND


3-V BIOSCIENCES, INC., AS TENANT


(“LEASE”)


 


CONSTRUCTION RIDER


 


1.        Tenant’s
Election to Lease Premises “AS IS”. Tenant has thoroughly examined and inspected the Premises and has elected
to lease the Premises on the terms set forth in the Lease on a strictly “AS IS”, WHERE IS and WITH ALL FAULTS
subject to Landlord’s obligation to perform or to contribute toward the cost of any renovation or refurbishment or other
work to prepare the Premises for use or occupancy by Tenant under this Lease.


 


Landlord,
at its sole cost, shall improve the Premises utilizing building standard materials, based upon a mutually acceptable space plan
attached hereto as Exhibit B-1. Said Improvements to consist of the following:


 


Paint throughout including one
accent wall


Install new flooring
(carpet throughout with VCT in kitchen)


Install new building
standard light fixtures


 


2.        Ownership of Tenant Improvements.
All Tenant Improvements, whether installed by Landlord or Tenant, shall become a part of the Premises, shall be the property of
Landlord and, subject to the provisions of the Lease, shall be surrendered by Tenant with the Premises, without any compensation
to Tenant, at the expiration or termination of the Lease in accordance with the provisions of the Lease. At Landlord’s request,
Tenant will remove such Tenant Improvements designated by Landlord and restore the portion of the Premises affected by such removal
to their condition before such Tenant Improvements were made.


 





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    Exhibit B, Page 1


     


    

 





EXHIBIT
C


 


ATTACHED TO AND FORMING A PART OF


LEASE AGREEMENT


DATED AS OF MARCH 1, 2019


BETWEEN


CASIOPEA BOVET, LLC, AS LANDLORD,


AND


3-V BIOSCIENCES, INC., AS TENANT


(“LEASE”)


 


BUILDING RULES


 


The following Building Rules are additional provisions of the
foregoing Lease to which they are attached. The capitalized terms used herein have the same meaning as these terms are given in
the Lease.


 


		1)	Building HVAC Hours. Normal hours for the operation of building HVAC systems shall be 7:30
AM to 6:00 PM, Monday through Friday, excluding generally observed holidays and the Friday following Thanksgiving. HVAC service
for additional hours shall be available at Landlord's then standard hourly rates (two-hour minimum).



 


		2)	Use of Common Areas. Tenant will not obstruct the sidewalks, halls, passages, exits, entrances,
elevators or stairways of the Building (“Common Areas”), and Tenant will not use the Common Areas for any purpose other
than ingress and egress to and from the Premises. The Common Area, except for the sidewalks, are not open to the general public
and Landlord reserves the right to control and prevent access to the Common Areas of any person whose presence, in Landlord’s
opinion, would be prejudicial to the safety, reputation and interests of the Building and its tenants.



 


		3)	After-Hours Access. On weekends and holidays observed by the Bovet Office Centre, and between
the hours of 6:00 PM and 7:30 AM, Monday through Friday, access to any building may be refused unless the person seeking access
has the building security code or is properly identified by the person charged with responsibility for the safety and protection
of such building. In no case shall Landlord be liable for any loss or damage for any error with respect to any person's admission
to or exclusion from any building. Landlord reserves the right to lock the building entry doors on weekends and holidays and from
6:00 PM until 7:00 AM on business days and during such other hours as Landlord deems necessary for the safety and protection of
the building or its tenants or contents. Further, in case of invasion, mob, riot, public excitement, or other commotion and at
such times as Landlord deems necessary for the safety and protection of any building, its tenants, or the property located therein,
Landlord may prohibit and prevent access to such building by all persons by any reasonable means Landlord deems appropriate.



 





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    Exhibit C, Page 1


     


    

 


		4)	Securing the Premises. Each tenant shall see that the exterior doors of its premises are
closed and securely locked when not in use and at all times described in the first sentence of Rule and Regulation No. 2 above.
Each tenant shall keep its corridor doors closed except for normal ingress and egress to and
from its premises. Each tenant shall exercise extraordinary care and caution that all water faucets or water apparatus (if available)
are entirely shut off each day before its premises are left unoccupied and that all electricity or gas shall likewise be carefully
shut off so as to prevent waste of such utility or possible property damage or injury to Landlord's janitor or other employees
or representatives or to other occupants of the building. Tenant will be liable for all damage or injuries sustained by other tenants
or occupants of the Building or Landlord resulting from Tenant’s carelessness in this regard or violation of this rule. Tenant
will keep the doors to the Building corridors closed at all times except for ingress and egress.



 


		5)	Responsibility for Theft. Tenant assumes any and all responsibility for protecting the premises
from theft, robbery and pilferage, which includes keeping doors locked and other means of entry to the Premises closed.



 


		6)	Temperature Controls. No tenant shall tamper with or adjust temperature control thermostats
in its premises or elsewhere in any building. Landlord shall adjust thermostats as required to maintain the building standard temperatures.



 


		7)	Signs. Except as provided or required by Landlord in accordance with Bovet Office Centre's
building standards, no tenant shall inscribe, display, print, paint, or affix any sign, notice, placard, picture, advertisement,
or name on or to any part of the building or exterior of such tenant's premises or to door thereof without the prior written consent
of Landlord. Landlord shall have the right, without notice and at the expense of any tenant who violates the foregoing restriction,
to remove any such sign, notice, placard, picture, advertisement, or name that does not comply herewith. All approved signage will
be inscribed, painted or affixed at Tenant’s expense by a person approved by Landlord, which approval will not be unreasonably
withheld.



 


		8)	Use of Bovet Office Centre's Name. No tenant shall, without Landlord's prior written consent,
use the name of the Bovet Office Centre in connection with any promotion or advertising of the tenant's business, except as such
tenant's address.



 


		9)	Building Directories. The building directories shall be used primarily for display of the
name and location of tenants. Landlord reserves the right to exclude any other names there from, to limit the number of names associated
with tenants to be placed thereon, and to charge for names associated with tenants to be placed thereon at rates generally applicable
to all tenants.



 


		10)	Building Address. Landlord, without notice and without liability to any tenant, may at any
time change the name or the street address of any building or any premises therein.



 


		11)	Window Coverings. Except as provided or required by Landlord in accordance with Bovet
                                                          Office Centre's building standards, no draperies, curtains, blinds, shades, screens, awnings, hangings, decorations, or other
                                                          devices shall be attached to, hung at, placed in, or used in connection with any window or exterior door of any tenant's
                                                          premises. Any articles placed or kept on the windowsills or next to the sills so as to be visible from the exterior of the
                                                          building shall be immediately and permanently removed upon Landlord's written request. No doors, windows, light fixtures, or
                                                          any lights or skylights that reflect or admit light into halls or other places or any building shall be covered or
                                                          obstructed. Landlord shall have the right to control all lighting within the Premises that may be visible from the exterior
                                                          the Building.



 





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    Exhibit C, Page 2


     


    

 


		12)	Wall Decorations. Except as expressly approved in writing by Landlord, no tenant shall mark,
drive nails, screw, or drill into any brick or masonry walls or in any way deface any building or any premises for any purpose
whatsoever, except that tenant may drive nails or screws into sheetrock or plaster walls as necessary for supporting pictures,
paintings, and other similar decorative items, provided that the weight thereof does not exceed fifteen (15) pounds.



 


		13)	Ceiling Clearance. No tenant shall stock, pile, store, or place any objects closer than
18 inches to the ceiling of its premises. All costs or relocation or adding sprinkler heads (if any) due to walls or objects in
a tenant area that project closer than 18 inches to the ceiling shall be at such tenant's cost. EXTREME CARE MUST BE TAKEN TO AVOID
ANY AND ALL CONTACT WITH SPRINKLER HEADS.



 


		14)	Floor Coverings. Tenant will not lay or otherwise affix linoleum, tile, carpet or any other
floor covering to the floor of the Premises in any manner except as approved in writing by Landlord. Tenant will be liable for
the cost of repair of any damage resulting from the violation of this rule or the removal of any floor covering by Tenant or its
contractors, employees or invitees.



 


		15)	Corrosion Damage; Chair Mats. Each tenant shall be responsible for any damage to carpeting
and flooring as a result of rust or corrosion of such tenant's file cabinets, potholders, roller chairs, or other metal objects.
Chair mats shall be placed under all non-stationary chairs.



 


		16)	Telecommunication Devices. No tenant shall install any radio or television antenna, loudspeaker,
earth station, or any other device on the exterior walls or the roof of any building without Landlord's prior written approval.
No tenant shall interfere with radio or television broadcasting or reception from or in any building in the Bovet Office Centre.



 


		17)	Telephone and Electric Wires. No boring or cutting for telephone or electric wires shall
be allowed without the written consent of the Landlord and any such wires shall be introduced at the place and in the manner required
by Landlord. The location of each tenant's call boxes, telephones, speakers, and all other office equipment affixes to it premises
shall be subject to the approval of the Landlord. Each tenant shall pay all expenses incurred in connection with the installation
of its equipment, including any telephone and electricity distribution equipment.



 


		18)	Burglar Alarms. No burglar alarm system may be installed without Landlord's prior written
approval of such system, which approval shall not be unreasonably withheld.



 


		19)	Extension Cords. Landlord reserves the right to restrict the use of any electrical extension
cords. At no time shall more that two electrical devices be connected to any one duplex outlet. Multiple adapters are prohibited.
Any extension cord used shall be a two-wire cord with ground and shall be sized according to the power draw on the circuit.



 





	 	Landlord’s initials	 	Tenant’s initials



 






    Exhibit C, Page 3


     


    

 


		20)	Use of the Passageways and Roof. No tenant shall obstruct, or sweep or throw dirt or any
other substance into, or temporarily or permanently store or dispose of any trash, garbage, waste, or refuse in, any hall,
passage, exit, entrance, elevator, or stairway or on the sidewalk of any building or other area of the Bovet Office Centre or use
the same for any purpose other than for ingress to and egress from such tenant's premises. The halls, passages, exits, entrances,
elevators, and stairways of each building in the Bovet Office Centre are not for the use of the general public, and Landlord in
all cases reserves the right to control the same and prevent access thereto by any person whose presence, in the judgment of Landlord,
is or may be prejudicial to the safety, character, reputation, or interests of such building or its tenants; provided however,
that Landlord shall not prevent such access to persons with whom tenants deal in the ordinary course of business unless such persons
are engaged in illegal or disruptive activities. No person shall go up on or use the roof of any building unless expressly so authorized
by Landlord.



 


		21)	Deliveries and Use of Elevators. No mail, furniture, packages, supplies, equipment, merchandise,
or deliveries of any kind shall be received in any building or carried up or down in the elevators except between such hours and
in such elevators as shall be designated by Landlord. All routine deliveries to any tenant's premises shall be made through the
elevators designated for freight usage. Passenger elevators shall be used only for the movement of persons, except as otherwise
approved in writing by Landlord.



 


		22)	Moving and Installation of Equipment. Furniture, freight, and equipment of every kind shall
be moved into or out of buildings only at such times and in such manner, as Landlord shall designate. All hand-trucks used anywhere
in any building shall be equipped with rubber tires and side guards. Landlord may prescribe and limit the weight, size, or position
of any office equipment to be used by tenants, other than standard office desks, chairs, table, and portable office machines. Safes
and other heavy equipment, if any, approved by Landlord shall stand on wood strips of such thickness, as Landlord deems necessary
to distribute properly the weight thereof. If moving or maintaining any property of a tenant causes any damage to the premises
or any other portion of the building, the damage shall be repaired at such tenant's expense. All removals, or the carrying in or
out of any building or moving within any building, of any safe, freight, furniture, fixtures, or bulky matter of any description
shall only take place during such hours as Landlord may determine from time to time. The moving of all such items shall only be
made upon previous written notice to Landlord and under its supervision, and the persons employed by any tenant for such work must
be acceptable to Landlord. Landlord reserves the right to inspect all safes, furniture, fixtures, freight, and other bulky matter
to be brought into any building and to exclude there from any such item that violates any of these rules and regulations or the
lease of the tenant responsible for such item.



 


		23)	Trash Disposal. No trash, garbage, waste, or refuse shall be stored or disposed of in any
common area of the Bovet Office Centre, except in the dumpsters or trash containers provided by Landlord for that purpose. All
cardboard and wooden boxes shall be broken down and flattened before they may be disposed of in such dumpsters and trash containers.
Tenants shall only use such dumpsters and trash containers for disposal on non-hazardous trash or waste generated at the Bovet
Office Centre in connection with the ordinary conduct of such tenants' business at the Bovet Office Centre in accordance with the
terms and conditions of their respective leases. Any tenant desiring Landlord's services for removal or disposal of additional
quantities of non-hazardous trash or waste generated by such tenant at the Bovet Office Centre
shall so notify Landlord, and Landlord shall endeavor to provide such service at its then standard charges.






 





	 	Landlord’s initials	 	Tenant’s initials



 






    Exhibit C, Page 4


     


    

 


		24)	Tenant's Authorized Representative. Each tenant, by written notice to Landlord, shall appoint
a person to act as such tenant's Authorized Representative. All tenant requests to Landlord or its management for services shall
be made through the Authorized Representatives. Each tenant's Authorized Representative shall also serve as the tenant contact
in the event of building emergencies, interruptions of services, or security problems.



 


		25)	Services. Except as may otherwise be agreed to in writing by Landlord, no tenant shall hire,
employ, or contract with any person or firm for spring water, ice, towel, janitorial, maintenance, or other like service to be
provided to such tenant's premises, and no person shall be permitted to enter any building for such purpose. Tenants shall not
cause any unnecessary labor by carelessness or indifference to the preservation of good order and cleanliness in their premises
or any other area of their building or the Bovet Office Centre. Landlord shall not be responsible to any tenant for loss of property
in its premises or elsewhere in the Bovet Office Centre, however occurring, or for any damage to the property of any tenant caused
by the employees or independent contractors of Landlord or by any other person. Regular janitor service provided by Landlord shall
include ordinary dusting and cleaning, but shall not include cleaning of carpets or rugs (except normal vacuuming) or moving of
furniture, file cabinets, or equipment. Window cleaning shall be done only at the times determined by Landlord, in accordance with
its normal business practice, for such services.



 


		26)	Landlord's Employees. Special requirements of tenants shall be attended to only upon application
to Landlord at its office in the Bovet Office Centre. Employees of Landlord shall not move any furniture or in any case perform
any work for tenants outside such employees' regular duties unless under special instructions from Landlord, and no employee of
Landlord shall be required to admit any person (tenant or otherwise) to any premises in any building.



 


		27)	Preparation for Maintenance/Repairs/Alterations. In the event Landlord shall elect, or be
required, to perform any maintenance, repairs, alterations, improvements, or installations on a tenant's premises, such tenant
shall, upon Landlord's request, move any file cabinets, furniture, or equipment as required by Landlord's workers in order for
them to obtain full, unobstructed access to the area where their work is to be performed.



 


		28)	Lock and Keys Furnished by Landlord. Landlord shall at its expense provide a lock set and
two keys for each corridor door entering the tenant's premises. No tenant shall make or cause to be made any copies of such keys,
except through Landlord, who shall make additional keys available upon request at Landlord's then standard charges. Landlord shall
endeavor to provide such additional keys within five (5) working days after the tenant's request. Upon a tenant's written request,
Landlord shall re-key any lock sets, or install additional lock sets, on corridor or interior doors of such tenant's premises,
and such tenant shall pay Landlord for such service at Landlord's then standard charge therefore. In emergencies only, a temporary
lockset may be installed, and the same shall be replaced as soon as the permanent lockset is available. No tenant shall re-key
or install, or cause to be re-keyed or installed, any lock
set on any door except in the foregoing manner. All such locksets and keys shall be keyed to the building master lock system. Notwithstanding
the foregoing, no tenant shall be required to provide Landlord with keys to such tenant's safes or vaults or to those areas of
its premises appropriately designated by such tenant in writing to Landlord as "Restricted Areas".






 





	 	Landlord’s initials	 	Tenant’s initials



 






    Exhibit C, Page 5


     


    

 


		29)	Return of Keys. All door keys and locksets furnished to any tenant shall remain the property
of Landlord. Upon termination of occupancy of it premises, each tenant shall deliver to Landlord all keys furnished by Landlord,
and any reproductions thereof made by or at the direction of such tenant. In the event of loss of any keys so furnished, the affected
tenant shall immediately report the loss to Landlord and such tenant shall reimburse Landlord, at Landlord's then standard rates,
for (a) the cost of replacing such keys or (b) should Landlord decide that re-keying the locks is necessary for the security of
such premises, the cost (including labor and materials) of re-keying all locks keyed to such lost keys. Upon termination of occupancy
of its premises, each tenant shall also deliver to Landlord all keys to any other locks remaining in the premises and shall give
Landlord written notice of the combinations of any locks to any safes, cabinets, vaults, or doors to "Restricted Areas",
if the same are not removed by such tenant.



 


		30)	Hazardous Substances. The following rule concerns "Hazardous Substances", which
term shall mean any kerosene, gasoline, oils, solvents, paint thinner, acids, caustics, insecticides, pesticides, herbicides, corrosives,
flammable explosives, asbestos, PCB vinyl chloride, cyanide solutions, urea formaldehyde, waste chemicals, sludge, radioactive
materials, infectious or medical waste, or other substance or material that, after release into the environment and upon exposure,
ingestion, inhalation, or assimilation, either directly from the environment or indirectly by ingestion through food chains, will
or may reasonably be anticipated to cause death, disease, behavior abnormalities, cancer, reproductive harm, or genetic abnormalities.
No tenant shall cause or permit any Hazardous Substance to be brought upon or kept, used, or generated in or about its premises
or any other area of its building or the Bovet Office Centre unless (a) such Hazardous Substance is necessary for the tenant's
business (and business is a permitted use under its lease) and (b) the tenant first obtains the written consent of Landlord if
such Hazardous Substance is other than an ordinary consumer product that is used at the premises in the same manner as an ordinary
consumer use and is present in quantities that are not substantially greater quantities than may be present in an ordinary household
and that would not require reporting under any federal, state, or local law or regulation if such quantities were released into
the environment. Any tenant who at any time becomes aware, or has reasonable cause to believe, that any Hazardous Substance, other
than those permitted under these rules and regulations, has come to be located in, on, or beneath its premises or any other area
of its building or the Bovet Office Centre, such tenant shall, immediately upon discovering such presence or suspected presence
of such Hazardous Substance, give Landlord written notice, in reasonable detail, of such condition.



 





	 	Landlord’s initials
		Tenant’s initials



 






    Exhibit C, Page 6


     


    

 


		31)	Nuisance. No tenant shall, in or about its premises, (a) use or keep or permit to be used
or kept any foul or noxious gas or substance, (b) engage in or permit any activities or uses offensive or objectionable to Landlord
or other tenants or occupants by reason of noise, odors, or vibrations, (c) interfere in any way with other tenants or persons
conducting business in any building in the
Bovet Office Centre, or (d) without Landlord's prior written consent, bring or keep, or permit to be brought or kept, any pets
or animal life form, other than human, except seeing eye dogs when in the company of their masters.



 


		32)	Certain Other Prohibited Uses. No cooking shall be done or permitted by tenants in their
premises or elsewhere in the building or on the grounds of the Bovet Office Centre, except as otherwise specifically consented
to in writing by Landlord. No premises shall be used for the storage of merchandise (except storage incidental to a use expressly
permitted under tenant's lease), washing clothes, lodging, sleeping or any improper, objectionable, or immoral purpose. No tenant
shall, without Landlord's prior written consent, use any method of heating or air-conditioning other than that supplied by Landlord.



 


		33)	No Smoking. Smoking of cigarettes, cigars, and pipes is prohibited in building lobbies,
stairways, corridors, elevators, restrooms and other common areas in the buildings. All cigarettes, cigars, and pipes shall be
extinguished before entering any building.



 


		34)	Intoxication. Landlord may exclude or expel from the Bovet Office Centre any person who,
in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs, or who shall in any manner do any act in
material violation of any of the rules or regulations of the Bovet Office Centre.



 


		35)	No Soliciting. Canvassing, soliciting, peddling, and distribution of written material in
any building or in the parking lots or grounds of the Bovet Office Centre are prohibited, and each tenant shall cooperate to prevent
the same.



 


		36)	No Loitering. No one shall loiter in any entrances, exits, stairways, elevators, or corridors,
or, except as otherwise consented to in writing by Landlord, in any way obstruct any sidewalk, driveway, lobby, stairway, or elevator.



 


		37)	No Shopping Carts. No shopping carts may be brought onto the grounds of the Bovet Office
Centre or into any building.



 


		38)	No Vehicles in Premises. No bicycles or vehicles of any kind shall be brought into or kept
in or about any tenant's premises or other area of any building.



 


		39)	Christmas Trees. Live/Cut Christmas trees, electrical decorative lights, candles, and open
flames are strictly prohibited.



 


		40)	Vending Machines. No vending, arcade, game, or food or beverage dispensing machine of any
description shall be installed, maintained, or operated in any tenant's premises or elsewhere in any building without the prior
written consent of Landlord.



 


		41)	Toilet Fixtures. No toilet room, toilet, urinal, washbowl, or other apparatus shall be used
for any purpose other than that for which it was constructed and no foreign substance of any kind whatsoever shall be thrown or
placed therein. The expense of any breakage, stoppage, or damage resulting from the violation of this rule shall be borne by the
tenants who, or whose employees or visitors, cause such breakage, stoppage, or damage.



 





	 	Landlord’s initials	 	Tenant’s initials



 






    Exhibit C, Page 7


     


    

 


		42)	Parking Rules and Regulations:



 


		a)	Landlord reserves the right to designate the use of parking spaces at the Bovet Office Centre,
and parking shall be prohibited except in areas specifically marked for parking. All parked vehicles shall be
parked within (and never across) the striped lanes designated or such purpose, and no portion of any marked vehicle may block any
driveway.



 


		b)	Areas marked “visitor parking” shall be used solely for tenant’s clients and
visitors. Tenant’s employees parking in “visitor parking” will be immediately towed, without notice and without
warning, at owner’s expense.



 


		c)	Areas marked as "loading" zones shall be used solely for purposes of loading and unloading
of equipment, personal property, or materials used at the Bovet Office Centre. Any vehicle being loaded or unloaded shall be properly
parked in a parking space or stopped in such a marked "loading" zone. No vehicle stopped in a "loading" zone
may be left unattended.



 


		d)	Only passenger vehicles may be parked at the Bovet Office Centre. The parking of trucks, trailers,
recreational vehicles, and boats is specifically prohibited. Landlord may, in its sole discretion, designate separate areas for
bicycles and motorcycles.



 


		e)	No "For Sale" or other advertising signs or signs referring to the Bovet Office Centre
may be placed on or about any vehicle parked at the Bovet Office Centre.



 


		f)	No vehicles may be parked overnight at the Bovet Office Centre without Landlord's prior written
consent.



 


		g)	No vehicle that exceeds thirty (30) feet in length may enter the Bovet Office Centre for any purpose.



 


		h)	While driving in the driveways and parking lots, drivers shall comply with all directional signs
and arrows and shall not exceed the speed limit of 5 miles per hour.



 


		i)	Washing, waxing, cleaning, and servicing of vehicles in the Bovet Office Centre is prohibited



 


		j)	Upon Landlord's request to any tenant, such tenant shall provide Landlord with a list of license
plate numbers of all automobiles used by its employees and agents who are authorized to park at the Bovet Office Centre.



 


		k)	Landlord reserves the right to have any vehicle that violates any provision of these parking rules
and regulations towed at the vehicle owner's expense.



 


		l)	Parking stickers or any other device or form of identification supplied by Landlord shall remain
the property of Landlord. Such parking identification device shall be displayed as requested and may not be mutilated in any manner.
There shall be a replacement charge to the tenant, at Landlord's then standard rates, for loss of any such device. Loss or theft
of any such device shall be reported to Landlord immediately. Any parking identification devices found on or used for an unauthorized
car may be confiscated and the illegal holder shall be subject to prosecution. Lost or stolen devices previously reported and then
found shall be reported found to the Landlord immediately



 


		43)	Responsibility for Employees and Guests. Each tenant shall be responsible for the observance
of all the rules and regulations by such tenant's employees, agents, clients, customers, contractors, invites, visitors, and guests.



 





	 	Landlord’s initials
	 	Tenant’s initials



 






    Exhibit C, Page 8


     


    

 





		44)	Sales and Auctions. Tenant will not conduct or permit to be conducted any sale by auction
in, upon or from the Premises or elsewhere in the Property, whether said auction be voluntary, involuntary, pursuant to any assignment
for the payment of creditors or pursuant to any bankruptcy or other insolvency proceeding.



 


		45)	Enforcement of Rules. Each tenant shall be liable to Landlord and to each other tenant of
the Bovet Office Centre for any loss, cost, expense, damage, or liability, including attorneys' fees, caused or occasioned by the
failure of such first named tenant to comply with these rules and regulations, but Landlord shall have no liability for such failure
or for failing or being unable to enforce compliance therewith by any tenant and such failure by Landlord or non-compliance by
any other tenant shall not be a ground for abatement of rent or termination of any lease.



 


		46)	Collection of Charges. Landlord's right to charge particular tenants for certain costs and
expenses pursuant to these rules and regulations shall not impose any obligation upon Landlord to impose or collect such charges
from any such particular tenant, and in the event Landlord, for whatever reason, is not reimbursed by any tenant for such costs
and expenses, the same may be included in the calculation of building operating expenses for purposes of determining each tenant's
percentage share of increases therein in accordance with the provisions of its lease.



 


		47)	Waivers. Landlord may waive any one or more of these rules and regulation for the benefit
of any particular tenant or tenants, but no such waiver by Landlord shall constitute a waiver of such rule or regulation in favor
of any other tenant.



 


		48)	Plumbing Facilities. The toilet rooms, toilets, urinals, wash bowls and other apparatus
shall not be used for any purpose other than that for which they were constructed and no foreign substance of any kind whatsoever
shall be disposed of therein. Tenant will be liable for any breakage, stoppage or damage resulting from the violation of this rule
by Tenant, its employees or invitees.



 


		49)	Changes to Rules. Landlord reserves the right to rescind any of these rules and regulations
and to make such changes therein, and add such other and further rules and regulations as Landlord in its reasonable judgment shall,
from time to time, deem appropriate. Such changed or additional rules and regulations shall be binding upon each tenant upon Landlord’s
giving such tenant written notice thereof.



 


		50)	Non-Discriminatory Enforcement. Subject to the provisions of the Lease (and the provision
of other leases with respect to other tenants), Landlord shall use reasonable efforts to enforce these Building Rules in a non-discriminatory
manner, but in no event shall Landlord have any liability for any failure or refusal to do so (and Tenant’s sole and exclusive
remedy for any such failure or refusal shall be injunctive relief preventing Landlord from enforcing any of the Building Rules
against Tenant in a manner that discriminates against Tenant).



 





	 	Landlord’s initials
	 	Tenant’s initials




 






    Exhibit C, Page 9


     


    

 






 


EXHIBIT D


 


ATTACHED TO AND FORMING A PART OF


LEASE AGREEMENT


DATED AS OF MARCH 1, 2019


BETWEEN


CASIOPEA BOVET, LLC, AS LANDLORD,


AND


3-V BIOSCIENCES, INC., AS TENANT


(“LEASE”)


 


ADDITIONAL PROVISIONS RIDER


 


	37.	PARKING.




 


(a)       Tenant’s
Parking Rights. Landlord shall provide Tenant, on an unassigned and non-exclusive basis, for use by Tenant and Tenant’s
Representatives and Visitors, at the users’ sole risk, ten (10) parking spaces in the Parking Facility. The parking spaces
to be made available to Tenant hereunder may contain a reasonable mix of spaces for compact cars and up to ten percent (10%) of
the unassigned spaces may also be designated by Landlord as Building visitors’ parking.


 


(b)       Availability
of Parking Spaces. Landlord shall take reasonable actions to ensure the availability of the parking spaces leased by Tenant,
but Landlord does not guarantee the availability of those spaces at all times against the actions of other tenants of the Building
and user of the Parking Facility. Access to the Parking Facility may, at Landlord’s option, be regulated by card, pass, bumper
sticker, decal or other appropriate identification issued by Landlord. Landlord retains the right to revoke the parking privileges
of any user of the Parking Facility who violates the rules and regulations governing use of the Parking Facility (and Tenant shall
be responsible for causing any employee of Tenant or other person using parking spaces allocated to Tenant to comply with all parking
rules and regulations).


 


(c)       Assignment
and Subletting. Notwithstanding any other provision of the Lease to the contrary, Tenant shall not assign its rights to the
parking spaces or any interest therein, or sublease or otherwise allow the use of all or any part of the parking spaces to or by
any other person, except with Landlord’s prior written consent, which may be granted or withheld by Landlord in its sole
discretion. In the event of any separate assignment or sublease of parking space rights that is approved by Landlord, Landlord
shall be entitled to receive, as additional Rent hereunder, one hundred percent (100%) of any profit received by Tenant in connection
with such assignment or sublease.


 


(d)       Condemnation,
Damage or Destruction. In the event the Parking Facility is the subject of a Condemnation, or is damaged or destroyed,
and this Lease is not terminated, and if in such event the available number of parking spaces in the Parking Facility is
permanently reduced, then Tenant’s rights to use parking spaces hereunder may, at the election of the Landlord,
thereafter be reduced in proportion to the reduction of the total number of parking spaces in the Parking Facility, and the
Monthly Parking Rental payable hereunder shall be reduced proportionately. In such event, Landlord reserves the right to
reduce the number of parking spaces to which Tenant is entitled or to relocate some or all of the parking spaces to which
Tenant is entitled to other areas of the Parking Facility.


 


		Landlord’s initials
	 	Tenant’s initials


 






    Exhibit D, Page 1 


     


    







EXHIBIT E


 


ATTACHED TO AND FORMING A PART OF


LEASE AGREEMENT


DATED AS OF MARCH 1, 2019


BETWEEN


CASIOPEA BOVET, LLC, AS LANDLORD,


AND


3-V BIOSCIENCES, INC., AS TENANT


(“LEASE”)


 


ASBESTOS NOTIFICATION


 


In accordance with California
law, we are providing you with information concerning the presence of asbestos containing materials (ACM's) and certain chemicals
in Bovet Office Centre. California law also requires Tenants and Contractors to give their respective employees, contractors, subcontractors,
agents, lessors and subtenants written notification regarding the presence of ACM's in the buildings within 15 days after receipt
of such information.


 


Many building construction materials and
furnishings, when new, tend to emit small amounts of gases, such as formaldehyde or urethane that the State of California has determined
to be carcinogens and/or reproductive toxins. We have implemented a policy of requiring all contractors to minimize the use of
hazardous chemicals in connection with work performed in the buildings. Nevertheless, detectable amounts of such gases may be present
in the building air from time to time.


 


Accordingly, we are providing the following
warning in accordance with Proposition 65 (Health and Safety Code Sections 25249.6 et seq.):


 


WARNING: This building may contain
chemicals known to the State of California to cause cancer or reproductive harm.


 


ACM's pose no health risks unless they
are broken up or disturbed so that asbestos fiber may become airborne and are inhaled. Inhalation of asbestos fibers has been associated
with increased incidence of lung cancer, mesothelioma, and respiratory disease. Therefore, any activity that could disturb these
materials must be taken with care and in accordance with applicable laws, lease provisions, and the rules and regulations of Bovet
Office Centre.


 


EnviroGroup performed asbestos surveys
of both buildings in the Bovet Office Centre in 1988-89, and in 1993 by H+GCL, both firms being highly regarded environmental consultants.


 


The 1988-89 surveys included
inspections and samplings in certain areas believed to be representative. Samples were analyzed by a polarized light
microscopy in accordance with procedures approved by the Environmental Protection Agency. The only ACM identified was vinyl
flooring and the adhesive used to attach it to the floor. These materials are located throughout both buildings (sometimes
under carpets). The asbestos fibers in these materials are believed to be fully bonded and encapsulated, so they are not
likely to become airborne unless they are sanded, sawed, cored or broken up.


 


The 1993 asbestos survey included a review
of the 1988-89 survey reports and inspections of representative areas, but no testing. The 1993 report states that additional asbestos
testing of roofing materials, pipe elbow packing, acoustical ceiling tiles, gypsum board, and joint tape and joint compound may
be advisable prior to engaging in renovation, maintenance or demolition activities affecting such materials. Accordingly, we require
that any area scheduled for construction activities affecting such materials be evaluated for potential ACM's and that all-suspect
material are tested for asbestos content. Only certified asbestos consultants or EPA-accredited asbestos inspectors are permitted
to perform such evaluations.


 


Only properly trained and equipped personnel
are permitted to disturb ACM in connection with repairs or remodeling. If more than 100 square feet of ACM will be removed or disturbed,
the work must be performed by a contractor registered with Cal OSHA to perform asbestos-related work.


 


In 1991, JMC Environmental & Occupational
Health Services performed air monitoring on the fourth floor of 177 Bovet Road in connection with floor renovation activities.
The results of JMC's testing demonstrated consistency with our current building standard for airborne asbestos, which is <0.005
asbestos structures per cubic centimeter of air (s/cc), as measured by the state of the art technology known as Transmission Electron
Microscopy (TEM). The concentration level identified as involving "no significant risk" under regulations implementing
Proposition 65 is not readily measurable. However, our building standard is much more stringent than the current OSHA action level
of 0.1 asbestos fibers per cubic centimeter (f/cc), as measured by Phase Contrast Microscopy (a less accurate technique than TEM),
and significantly lower than the EPA clearance level of approximately 0.01 s/cc (by TEM) currently required for schools.


 


Copies of all asbestos survey and monitoring
reports and test results from air monitoring and bulk samplings of materials are available for your inspection and photocopying
at the building management office.








		Landlord’s initials
	 	Tenant’s initials









    Exhibit E, Page 1 


     


    

 


EXHIBIT F


 


ACKNOWLEDGEMENT OF LEASE COMMENCEMENT


By and Between


Casiopea Bovet, LLC, as Landlord


And


3-V Biosciences, Inc., as Tenant


 


 


This Acknowledgement of Lease
Commencement (“Acknowledgement”) is made as of              ,        , by and between Casiopea Bovet,
LLC, as (Landlord) and 3-V Biosciences, Inc., as (Tenant).


 


RECITALS


 


		A.	WHEREAS, pursuant to a written lease dated as of ________,___  (the “Lease”), Tenant leases from Landlord certain
premises commonly known as Suite 303 of the eight (8) story building located at 155 Bovet Road in the City of San
Mateo, State of California (the “Premises”), as more particularly described in the Lease;



 


		B.	WHEREAS, subject to and upon the terms and conditions set forth in this Acknowledgement, the parties desire to confirm the
term of the Lease.



 


ACCORDINGLY, the parties agree as follows:


 


AGREEMENT


 


		1.	The parties to this Acknowledgement hereby agree to confirm the establishment of the commencement and expiration dates of the
term of the Lease, and the rental commencement date as follows:



 


		a)	The date of              ,
shall be the commencement date of the term of the Lease;



 





		b)	The date of _______, shall be the scheduled expiration date of the term of the Lease;



 


		c)	The period commencing on ______, and ending on ______, shall be the period to which Tenant’s rent payment of $                  made
pursuant to Page 1, Basic Lease Information, Base Rent and Section 3.1, Base Rent of the Lease (receipt of which amount is hereby
acknowledged by Landlord) shall be applied;



 


		d)	The date of                
                                          is the next date on which scheduled monthly rent shall be paid by Tenant, which
                                         payment shall be in the amount of $                 
                                          and shall cover the period commencing _________, and ending on                 ,
                                               . Thereafter, scheduled monthly rent shall be payable on the first of the month
                                         as provided in the Lease.



 





		Landlord’s initials
	 	Tenant’s initials


 






    Exhibit F, Page 1 


     


    

 


		2.	Tenant hereby confirms the following:



 


		a)	That it has accepted possession of the Premises pursuant to the terms of the Lease;



 


		b)	That the improvements and space required to be furnished by Landlord according to the Lease have been furnished;



 


		c)	That other than this Acknowledgement there has been no modification, alteration, or amendment to the Lease, except as follows:
None



 


		d)	That there are no offsets or credits against rentals, nor has any security deposit been paid, except as provided by the Lease;



 


		e)	That Tenant has not made any assignment of the Lease or any sublease of all or any portion of the Premises; and



 


		f)	That the Lease, as confirmed, modified and amended by this Acknowledgement, is in full force and effect and represents the
entire agreement between Landlord and Tenant concerning the Premises and the matters covered by the Lease.



 


		3.	This Acknowledgement, and each and all of the provisions hereof, shall inure to the benefit of, or bind, as the case may require,
the parties hereto, and their respective heirs, successors, and assigns subject to the restrictions upon assignment and subletting
contained in the Lease.



 


IN WITNESS WHEREOF, the parties hereby
execute this Acknowledgement of Lease Commencement as of the date first set forth above.


 


	LANDLORD	TENANT
	CASIOPEA BOVET, LLC	3-V
                                         BIOSCIENCES, INC.



 


	By:	Access Property Services, Inc.	By:	 
	Its:	Authorized Agent	Its:	 



 


		 	 	 



	By:	Daniel T. Gray	 	 
	Its:	Senior Vice President	Date:	 



 





		Landlord’s initials
	 	Tenant’s initials


  






    Exhibit F, Page 2