Document:

exv10w29

 

Exhibit 10.29

     THIS
LEASE is made this 24 day of July, 2006, between 100 & RW CRA LLC, having an office
at 2 Research Way, Princeton, NJ 08540, hereinafter called “Landlord”, and Via Pharmaceuticals,
Inc. with an office located at 101 College Road East, Princeton, New Jersey 08540, hereinafter
called “Tenant”.

LEASE OF PREMISES

     Landlord hereby leases to Tenant and Tenant hereby hires from Landlord, subject to all of the terms
and conditions hereinafter set forth, those certain premises (the “Premises”) as set forth in Items
1 of the Basic Lease Provisions and as shown in the drawings attached hereto as Exhibit “A” being
located on the floor indicated in that certain office building (the “Building”) and on that certain
lot (the “Parcel”) together hereinafter referred to as (the “Project”) being located at 101 College
Road East, Township of Plainsboro, County of Middlesex, State of New Jersey.

BASIC LEASE PROVISIONS

	 	 	 	 	 
	1.

	 	Location of Premises:
	 	101 College Road East
	 

	 	 	 	Princeton, NJ 08540
	 

	 	 	 	 2nd Floor
	 
	 	 	 	 
	2.

	 	Rentable Area of Premises:
	 	 1,980 rentable square feet
	3.

	 	Tenant’s Percentage Share:
	 	 3.67% (1,980/54,000)
	4.

	 	Base Project Operating Expenses:
	 	Those incurred in the year 2006
	5.

	 	Base Project Property Taxes:
	 	Those incurred in the year 2006
	6.

	 	Basic Annual Rent:
	 	 $48,510.00 per annum
	7.

	 	Basic Monthly Rental Installments:
	 	 $4,042.50 per month
	8.

	 	Term:
	 	Five (5) Years
	9.

	 	Target Commencement Date:
	 	ASAP
	10.

	 	Security Deposit:
	 	 $8,085.00
	11.

	 	Parking Spaces:
	 	 8
	12.

	 	Broker(s):
	 	Henderson’s Sotheby International
	 

	 	 	 	Realty
	13.

	 	Permitted Use:
	 	General Office
	14.

	 	Addresses for Notices:	 	 
	 
	 	 	 	 
	 

	 	      LANDLORD
	 	      TENANT
	 
	 	 	 	 
	 

	 	100 & RW CRA LLC
	 	Via Pharmacetucials, Inc.
	 

	 	c/o Nat’l Business Parks, Inc.
	 	 101 College Road East
	 

	 	2 Research Way
	 	Princeton, NJ 08540
	 

	 	Princeton, NJ 08540	 	 

1

 

15. All payments under this Lease shall be payable to:

100 & RW CRA LLC

And mail to:

100 & RW CRA LLC

P.O. Box 95000-1115

Philadelphia, PA 19195-1115

or such other payee or address as Landlord may designate.

     IN WITNESS WHEREOF, the parties hereto have executed this Lease, consisting of the foregoing and
Paragraphs 1 through 46 which follow, together with Exhibits A through E, inclusive, incorporated
herein by this reference as of the date first above written.

	 	 	 	 	 	 	 
	 	 	100 & RW CRA LLC

By: 100 &RW CRA Manger LLC, its Member	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	/s/ John Zirinsky	 	 
	 

	 	 	 	 	 	 
	 	 	John Zirinsky

President	 	 

	 	 	 	 	 	 	 
	 	 	VIA PHARMACEUTICALS, INC.	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	/s/ Lawrence K. Cohen	 	 
	 

	 	 	 	 	 	 
	 	 	Name: Lawrence K. Cohen	 	 
	 	 	Title:   CEO	 	 

2

 

STATE OF NEW YORK:

                
                 
       :ss

COUNTY OF NEW YORK:

     BE IT REMEMBERED, that on this
8th day of August, 2006, before me, the
subscriber, a Notary Public of the State of New York, personally appeared John
Zirinsky, President of 100 & RW CRA Manager LLC the Member of 100& RW CRA LLC, who, I am satisfied,
is the person who has signed the within instrument, and he did acknowledge that he signed, sealed
and delivered the same as such officer aforesaid; and that the within instrument is the voluntary
act and deed of said limited liability company.

	 	 	 	 	 
	 	 	 
	 	/s/ Marc L. DeCecchis
 	 
	 	MARC L. DeCECCHIS 	 
	 	Notary Public, State of New York

No. 4963923

Qualified in Westchester County

Commission Expires 3/19/2010 	 
	 

STATE OF :

               
          
     :ss

COUNTY OF:

     BE IT REMEMBERED, 
that on this               
      day of           
                
              ,
2006, before me, the subscriber, a Notary Public of the State of
      , personally appeared
               
              
              
                 ,
               
     of VlA PHARMACEUTICALS,
INC, who, I am satisfied, is the person who has signed the within instrument, and he did
acknowledge that he signed, sealed and delivered the same as such officer aforesaid; and
that the within instrument is the volumiary act and deed of said entity made by virtue of
authority from its Board of Directors or its Managers, or members, or general partners as
appropriate.

3

 

CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT

 

State of California

County of San Francisco
 

}SS.

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	On

	 	7/24/06
 

Date
	,	 	 	before me
 

	,	 	 	M. A. Josephson
 

Name and Title of Officer (e.g.,“Jane Doe. Notary Public”)
	,	 	 	 

	 	 	 	 	 	 	 	 	 
	personally

	 	appeared
	 	Lawrence K. Cohen	,	 	 	 
	 

	 	 	 	 

Name(s) of Signer(s)
	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	 

Place Notary Seal Above

o
personally known to me

o proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their
signature(s) on the instrument the person(s), or the
entity upon behalf of which the person(s) acted,
executed the instrument.

WITNESS my
hand and official seal.

          /s/ M. A.
Josephson 

Signature of Notary Public

	 	 	 	 	 	 	 
	 

	 	OPTIONAL	 	 	 	 
	 

	 	 	 	 

	 	 

Though the information below is not required by law, it may prove valuable to persons relying on
the document
 and could prevent fraudulent removal and reattachment of this form to another
document.

Description of Attached Document

	 	 	 	 	 
	Title or Type of Document:
	 	 	 	 
	 

	 	 

	 	 

	 	 	 	 	 	 	 	 	 
	Document Date:

	 	 	 	 Number of Pages:	 	 	 	 
	 

	 	 

	 	 	 	 

	 	  

	 	 	 	 	 
	Signer(s) Other Than Named Above:
	 	 	 	 
	 

	 	 

	 	 

					
	Capacity(ies) Claimed by Signer(s)
	Signer’s Name:
	 	 	 	 
	 

	 	 

	 	 

o   Individual

					
	o   Corporate Officer — Title(s):
	 	 	 	 
	 

	 	 

	 	 

									
	o   Partner — o Limited o General	 	RIGHT THUMBPRINT 

OF SIGNER 

Top of thumb here	 	 
	o   Attorney in Fact	 	 	 
	o   Trustee	 	 	 
	o   Guardian or Conservator	 	 	 	 
	o   Other:	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 
	Signer Is Representing:	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	 
	 	 	 	 	 
	 	 	 	 	 

	 	 	 	 	 
	
	Signer’s Name:
	 	 	 	 
	 

	 	 

	 	 

o   Individual

					
	o   Corporate Officer — Title(s):
	 	 	 	 
	 

	 	 

	 	 

									
	o   Partner — o Limited o General	 	RIGHT THUMBPRINT 
OF SIGNER 
Top of thumb here	 	 
	o   Attorney in Fact	 	 	 
	o   Trustee	 	 	 
	o   Guardian or Conservator	 	 	 	 
	o   Other:	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 
	Signer Is Representing:	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	 
	 	 	 	 	 
	 	 	 	 	 

 

©
2004 National Notary Association • 9350 De Soto Ave.,
P.O. Box 2402 • Chatsworth, CA 91313-2402      Item No. 5907      Reorder: Call Toll-Free 1-800-876-6827

 

TABLE OF CONTENTS

	 	 	 	 	 
	            PARAGRAPH	 	PAGE
	1. Commencement Date and Term
	 	 	6	 
	2. Basic Annual Rent
	 	 	6	 
	3. Additional Rent
	 	 	7-10	 
	4. Security Deposit
	 	 	10	 
	5. Repairs
	 	 	11	 
	6. Improvements and Alterations
	 	 	11-13	 
	7. Liens
	 	 	13	 
	8. Use of Premises
	 	 	13-16	 
	9. Utilities and Services
	 	 	16-19	 
	10. Rules and Regulations
	 	 	19-20	 
	11. Taxes on Tenant’s Property
	 	 	20	 
	12. Substituted Premises
	 	 	21	 
	13. Fire and Casualty
	 	 	21	 
	14. Eminent Domain
	 	 	22	 
	15. Assignment and Subletting
	 	 	22-24	 
	16. Landlord’s Access to Premises
	 	 	24	 
	17. Subordination; Attornment; Estoppel Certificates
	 	 	24-25	 
	18. Sale by Landlord
	 	 	25	 
	19. Indemnification and Insurance
	 	 	25-28	 
	20. Waiver of Subrogation
	 	 	28	 
	21. No Waiver
	 	 	28	 
	22. Default
	 	 	29-31	 
	23. Right of Landlord to Cure Tenant’s Default
	 	 	31	 
	24. Notices
	 	 	32	 
	25. Insolvency or Bankruptcy
	 	 	32	 
	26. Surrender and Holdover
	 	 	32-33	 
	27. Condition of Premises
	 	 	33	 
	28. Quiet Possession
	 	 	33	 
	29. Limitation of Landlord’s Liability
	 	 	33-34	 
	30. Governing Law
	 	 	34	 
	31. Common Facilities
	 	 	34	 
	32. Successors and Assigns
	 	 	34-35	 
	33. Brokers
	 	 	35	 
	34. Name
	 	 	35	 
	35. Examination of Lease
	 	 	36	 
	36. Additional Charges
	 	 	36	 
	37. Marginal Headings
	 	 	36	 
	38. Prior Agreements; Severability
	 	 	36-37	 
	39. Parking
	 	 	37	 
	40. Authority
	 	 	37	 
	41. No Light, Air or View Easement
	 	 	37	 

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	      PARAGRAPH	 	PAGE
	42. Force Majeure
	 	 	38	 
	43. Attornment
	 	 	38	 
	44. Common Area Maintenance Cost
	 	 	38	 
	45. Notice Regarding Tenant’s Move In or Out
	 	 	39	 
	46. Option to Terminate Lease
	 	 	39	 

	 	 	 	 	 
	 

	 	Exhibit “A”
	 	Floor Plan(s)
	 

	 	Exhibit “Bl”
	 	Landlord’s Work Letter
	 

	 	Exhibit “B2”
	 	Building Standard
	 

	 	Exhibit “C”
	 	Commencement Date Memorandum
	 

	 	Exhibit “D”
	 	Rules and Regulations
	 

	 	Exhibit “E”
	 	Janitorial Specifications

5

 

COMMENCEMENT DATE AND TERM

PARAGRAPH 1

     (A) The term of this Lease shall be as shown in Item 8 of the Basic Lease Provisions and shall
commence on the Target Commencement Date as shown in Item 9 of the Basic Lease Provisions or such
earlier date as Tenant takes possession or commences use of the Premises for any purpose, and/or
the issuance of a Temporary Certificate of Occupancy. Such date of commencement, hereinafter the
“Commencement Date”, shall be confirmed by Landlord and Tenant by execution of a “Commencement Date
Memorandum” in a form substantially similar to Exhibit “C”.

     (B) Notwithstanding the Commencement Date, if for any reason Landlord cannot deliver
possession of the Premises to Tenant on said Commencement Date, then Landlord shall not be subject
to any liability therefor; nor shall such failure affect the validity of this Lease or the
obligations of Tenant hereunder, provided that Tenant shall not be obligated to pay Rent (except a
sum equal to the first Basic Monthly Rental Installment) until possession of the Premises is
rendered to Tenant. In the event Landlord is unable to deliver possession of the Premises within
180 days after the issuance of all necessary permits, Tenant shall have the option to terminate
this Lease.

BASIC ANNUAL RENT

PARAGRAPH 2

     (A) Tenant agrees to pay as Basic Annual Rent for the Premises the initial sum shown in Item
6 of the Basic Lease Provisions. Except for months when this Lease is not in effect for the full
calendar month (partial month), the Basic Annual Rent shall be payable in U.S. currency in equal
monthly installments, hereinafter sometimes referred to as “Basic Monthly Rental Installments”, in
advance without notice, deduction, demand, offset, or abatement, except as set forth herein. Basic
Monthly Rental Installments shall be in the initial sum shown in Item 7 of the Basic Lease
Provisions. Payment of Basic Annual Rent shall commence on the Commencement Date (except that the
first month’s rent shall be due upon the signing of this Lease), and continue on the first day of
each calendar month thereafter except that Basic Rent for any partial month during the term hereof
shall be prorated in the proportion that the number of days this lease is in effect during such
partial month bears to the number of days in that calendar month, and shall be paid at the
commencement of such partial month, and except further that the Basic Monthly Rental Installment
for the first full calendar month of this Lease for which an installment of Basic Annual Rent is
due will be paid on execution hereof.

     (B) In addition to the Basic Annual Rent stipulated herein, Tenant covenants and agrees to
pay Landlord without offset or deduction as additional Rent, hereinafter “Additional Rent”, all
other sums and charges which are to be paid by Tenant pursuant to

6

 

the terms of this Lease. Except as otherwise provided in this Lease, Additional Rent shall be due
and payable on the first day of the month following the date on which Tenant is given notice that
Additional Rent is due. Rent means Basic Annual Rent and Additional Rent.

ADDITIONAL RENT

PARAGRAPH 3

     (A) For each calendar year during the term of this Lease, Tenant agrees to pay as items of
Additional Rent for the Premises, Tenant’s “Percentage Share” (being the percentage indicated in
Item 3 of Basic Lease Provisions) of all increases in “Project Operating Expenses” and “Project
Property Taxes” (as hereinafter defined) incurred by Landlord in the operation of the Building or
Project over the Base Project Operating Expenses and Base Project Property Taxes as stipulated in
Items 4 and 5 respectively in the Basic Lease Provisions.

     (B) The items of Additional Rent contemplated under subparagraph 3(A) shall be calculated in
accordance with the following procedures:

	 	(i)	 	Each December during the term hereof or as soon thereafter as
practical, Landlord shall give Tenant written notice of Landlord’s estimate of
any amounts payable under subparagraph 3(A) above for the ensuing calendar
year. On or before the first day of each month during the ensuing calendar
year, Tenant shall pay Landlord without further notice 1/12 (One-twelfth) of
such estimated amounts, provided that if such notice is not given in December,
Tenant shall continue to pay on the basis of the then applicable rental until
the month after such notice is given. If at any time or times it appears to
Landlord that the adjusted amounts payable under subparagraph 3(A) for the
current calendar year will exceed its estimate, Landlord may, by notice to
Tenant, revise its estimate for such year. Subsequent payments by Tenant for
such year shall be based upon such revised estimate.
	 
	 	(ii)	 	Within ninety (90) days after the close of each calendar year or as soon
thereafter as is practical, Landlord shall deliver to Tenant a statement of
the annual adjustment of those Additional Rent items made pursuant to
subparagraph 3(A) for such calendar year. If on the basis of such statement
Tenant owes an amount that is less than the estimated payments for such
calendar year previously made by Tenant, Landlord shall refund or credit
such excess to Tenant within thirty (30) days after delivery of the
statement. If on the basis of such statement Tenant owes an amount that is
more than the estimated payment for such calendar year previously made by
Tenant, Tenant shall pay the deficiency to Landlord within thirty (30) days
after delivery of the statement.

7

 

	 	(iii)	 	The Additional Rent due under the terms and conditions of this
Paragraph 3 shall survive termination of this Lease, shall be payable by Tenant without
any setoff or deduction, and shall be computed by Landlord on a prorated basis for any
period less than a full calendar year.
	 
	 	(iv)	 	Anything to the contrary contained in this Paragraph 3 notwithstanding, if the average
occupancy of the Building is less than ninety-five (95%) percent during the Base Year
hereinafter defined, then Landlord shall make a determination (“Landlord’s
Determination”) of what the Project Operating Expenses for such year would have been if
during the entire year the average tenant occupancy of the Building were ninety-five
(95%) percent. Landlord’s Determination shall be binding and conclusive upon Tenant and
shall for all purposes of this Lease be deemed to be the Project Operating Expenses for
the Base Year. Landlord shall notify Tenant of Landlord’s Determination within ninety
(90) days following the last day of the Base Year. Thereafter, if for any subsequent
calendar year beginning after the Commencement Date the average tenant occupancy of the
Building is below ninety-five (95%) percent, the Project Operating Expenses for any such
year shall be adjusted by Landlord to the amount that such Project Operating Expenses
would have been if the average tenant occupancy during that year had been ninety-five
(95%) percent. The term Base Year means the twelve (12) month period during which Base
Project Operating expenses are calculated.

     (C) Definitions:

	 	(i)	 	The term “Project Operating Expenses” as used herein shall include all costs of operation
and maintenance of the Project for each calendar year as determined by generally accepted
accounting principles consistently applied. Project Operating Expenses shall, by way of
illustration but not limitation, include water and sewer charges, insurance premiums,
license, permit, and inspection fees, fuel, heat, light, power (except for electricity
charged directly to the Premises and other rental space on the Project), all costs, charges
and expenses incurred by Landlord in connection with any change of any utility company
providing electricity service, including without limitation, maintenance, repair,
installation, and service costs associated therewith, steam, janitorial and patrol services,
labor, salaries, air conditioning, landscaping maintenance and repair of the Building and
driveways, parking structures and surface parking areas, ice and snow removal, supplies,
materials, equipment, tools, property management fees, office costs, and the cost incurred in
contesting the validity of Project Property Taxes. Project Operating Expenses shall

8

 

	 	 	 	also include but not be limited to the cost of any capital improvements made
to the Building by Landlord that reduce Project Operating Expenses or that
are required under any governmental law or regulation not previously
applicable to the Building or not in effect at the time it was constructed.
Such capital cost shall be amortized over such reasonable periods as
Landlord shall determine with a return on capital at the then current prime
interest rate of the largest national bank in New York City or at such
higher rate as may have been paid by Landlord on the funds borrowed for the
purpose of purchasing such capital improvements. In no event shall Project
Operating Expenses ever be less than Base Project Operating Expenses
stipulated in Item 4 of Basic Lease Provisions. Project Operating Expenses
for the purposes of this Lease shall be calculated on the same basis as for
all other tenants of the Project.
	 
	 	(ii)	 	The term “Project Property Taxes” as used herein shall include all real
estate taxes or personal property taxes and other taxes, charges and
assessments, unforeseen as well as foreseen, which are levied with respect
to the Project and any improvements, fixtures and equipment and other
property of Landlord, real or personal, located in the Building or on the
Project and used in connection with the operation of the Project for each
calendar year and shall include any tax, surcharge or assessment which
shall be levied in addition to or in lieu of real estate or personal
property taxes, other than taxes covered in Paragraph 11, and shall also
include any rental, excise, sales, transaction, privilege, or other tax or
levy, however denominated, imposed upon or measured by the rental reserved
hereunder or on Landlord’s business of leasing the Premises and Project,
excepting only net income taxes. In no event shall Project Property Taxes
ever be less than Base Project Property taxes stipulated in Item 5 of Basic
Lease Provisions.

     (D) Unless Tenant takes written exception to any item in the statement referred to in
subparagraph 3(B)(ii) within thirty (30) days after the furnishing of the statement, such
statement shall be considered as final and accepted by Tenant. Any amount due Landlord as shown on
any such statement shall be paid by Tenant within thirty (30) days after it is furnished to
Tenant. If Tenant shall dispute in writing any specific item, or items in the statement of Project
Operating Expenses and Project Property Taxes, and such dispute is not resolved between Landlord
and Tenant within sixty (60) days after the date the statement was rendered, either party may,
during the thirty (30) days next following the expiration of the sixty (60) days, refer such
disputed item or items to any independent certified public accountant selected by Landlord, and
reasonably acceptable to Tenant, for a determination. Pending the determination of any dispute
with respect to the statement submitted by Landlord, Tenant shall pay when due the sums shown as
due on such statement. If it shall be determined that any portion of such sums were not properly
chargeable to Tenant then Landlord shall promptly credit or refund the appropriate sum

9

 

to Tenant. The costs for the accountant’s review and determination will be borne by Landlord if it
is determined that Landlord’s original calculation of the sum of both Project Property Taxes and
Project Operating Expenses was in error by more than five (5%) percent, otherwise such costs will
be borne by Tenant.

     (E) As one of the items of Additional Rent, payable monthly, Tenant shall also
pay to Landlord the full cost of Tenant’s consumption of electricity, except for heating and
air conditioning as provided in subparagraph 9(A)(ii), as determined in accordance with
Paragraph 9.

     (F) The Basic Annual Rent plus Additional Rent are sometimes collectively
referred to as “Rent”.

SECURITY DEPOSIT

PARAGRAPH 4

     Tenant has paid (at the signing of this Lease) Landlord such sum(s) as are set forth in Item
10 of the Basic Lease Provisions as security for the performance of the terms hereof by Tenant.
Unless required by law, Landlord shall not be required to keep said Security Deposit separate from
its general funds and Tenant shall not be entitled to receive interest thereon. In no instance
shall the amount of such Security Deposit be considered a measure of liquidated damages. If Tenant
defaults with respect to any provision of this Lease, including but not limited to, the provisions
relating to the payment of Rent or the surrender of the Premises in accordance with the terms
hereof upon the termination of the Lease, Landlord may, but shall not be required to use, apply
or retain all or any part of this Security Deposit for the payment of any Rent or any other sum in
default, or for the payment of any other amount which Landlord may spend or become obligated to
spend by reason of Tenant’s default or to compensate Landlord for any other loss or damage which
Landlord may suffer by reason of Tenant’s default including, without limitation, costs and
attorneys’ fees incurred by Landlord and payable by Tenant pursuant hereto. If any portion of said
deposit is so used or applied, Tenant shall, upon demand therefor, deposit cash with Landlord in
an amount sufficient to restore the Security Deposit to its original amount and Tenant’s failure
to do so shall constitute a default hereunder by Tenant. If Tenant shall fully and faithfully
perform every provision of this Lease to be performed by it, the Security Deposit, or any balance
thereof, shall be returned to Tenant (or at Landlord’s option, to the permitted assignee of
Tenant’s interest hereunder) within thirty (30) days following the expiration of the Lease term
and after Tenant has vacated and delivered possession of the Premises to Landlord in accordance
with the provisions of this Lease. In the event of bankruptcy or other debtor-creditor proceeding
against Tenant, such Security Deposit shall be deemed to have been applied first to the payment of
Rent and other charges due Landlord for all periods prior to filing of such proceedings.

10

 

REPAIRS

PARAGRAPH 5

     (A) Subject to Paragraph 5(B), Landlord shall cause all necessary repairs to be made to the
exterior doors, windows, corridors and other common areas of the Building and the Project and
Landlord shall cause the Building and the Project to be kept in a safe, clean and neat condition
and shall use reasonable efforts to keep all equipment used in common with other tenants (such as
elevators, plumbing, heating, air conditioning and similar equipment) in good condition and repair.
Except as provided in Paragraph 13 hereof, there shall be no abatement of Rent and no liability of
Landlord by reason of any injury to or interference with Tenant’s business arising from the making
of any repairs, alterations or improvements in or to any portion of the Building or the Project or
in or to fixtures, appurtenances and equipment therein or thereon.

     (B) Tenant agrees that all repairs to the Premises not required above to be made by Landlord
and all decorating, remodeling, alteration and painting required by Tenant during the term of this
Lease, if approved by Landlord, shall be made by Landlord at the sole cost and expense of Tenant.
Tenant will pay for any repairs to the Premises, the Building or the Project made necessary by any
negligence or willful acts or omissions of Tenant or its assignees, subtenants, employees or their
respective agents or other persons permitted in the Building or on
the Project by Tenant, or any of
them, and Tenant will maintain the Premises, and, upon termination of this Lease, will leave the
Premises in a safe, clean, neat and sanitary condition (ordinary wear and tear excepted).

IMPROVEMENTS AND ALTERATIONS

PARAGRAPH 6

     (A) Prior to the Commencement Date, Landlord (in accordance with applicable building codes
and regulations), at its sole cost and expense, shall furnish and install in or for the benefit of
the Premeises pursuant to the plans and specifications referred to below (as shown on the attached
Exhibit A), the following: (i) all walls separating the Premises from areas or from other tenant
space; (ii) interior core improvements, including men’s and women’s toilet rooms, telephone
closets, electrical closet, janitorial closet and core walls; and (iii) those Building Standard
improvements as shown in Exhibit B-2 attached hereto. All such work shall be consistent with the
plan set forth in Exhibit A hereto.

     (B) Landlord shall have the right at any time to change the arrangement and/or location of
entrances or passageways, doors and doorways, and corridors, elevators, stairs, toilets, or other
public parts of the Building or Project (Landlord shall endeavor to minimize any potential
negative impact on or interference with Tenant’s quiet enjoyment of the Premises), and upon giving
Tenant reasonable notice thereof, to change the name, number or designation by which the Building
or the Project is commonly known.

11

 

     (C) The alterations, additions or improvements to or of the Premises or any part thereof
referred to in this subparagraph (6)(C) do not include the initial tenant improvements. Tenant
shall not make or cause to be made any alterations, additions or improvements to or of the Premises
or any part thereof, or attach any fixtures or equipment thereto, without first obtaining
Landlord’s prior written consent, which consent shall not be unreasonably withheld. Any such
alterations, additions or improvements to the Premises consented to by Landlord shall at Landlord’s
option be made by Landlord for Tenant’s account and Tenant shall pay Landlord for the costs thereof
(including reasonable charge for Landlord’s overhead) within ten (10) days after receipt of
Landlord’s statement, provided that Tenant shall not be obligated to permit Landlord to make such
alterations, additions or improvements to the Premises in the event that Landlord cannot complete
such alterations, additions or improvements to the Premises at a competitive cost (meaning the cost
that would be charged by a landlord of a similar quality area building) and in a timely and
first-class manner. All such alterations, additions and improvements shall (without compensation
to Tenant) at Landlord’s option become Landlord’s property
(except movable furniture, equipment and
trade fixtures) and at the end of the term hereof, shall remain on the Premises unless Landlord
elects by notice to Tenant to have Tenant remove same, in which event Tenant shall promptly restore
the Premises to their condition prior to the installation of (i) such alterations, additions and
improvements, and (ii) equipment of any nature (reasonable wear and tear to the Premises excepted).
Further, Landlord may elect by notice to Tenant to have Tenant remove not only Tenant’s
alterations, additions and improvements, but also any items of Tenant’s equipment including but not
limited to movable furniture, trade fixtures, office equipment and any cafeteria equipment. Any
such equipment not removed from the Premises at the end of the term hereof shall at the option of
the Landlord become Landlord’s property without payment of any consideration therefor following at
least five (5) days prior written notice to Tenant. The removal of any such equipment and any
alterations, additions and improvements which Landlord elects Tenant to remove will be accomplished
by Tenant prior to the expiration of the term of this Lease and if not done, Tenant will be deemed
a tenant at sufferance pursuant to Paragraph 26. If Tenant does not perform such removal, Landlord
may remove, destroy, store or otherwise dispose of such alterations, additions, improvements and
equipment, whether or not Landlord takes title thereto. In addition, Tenant will pay (i) all
Landlord’s reasonable costs of removing, disposing or destroying any such alterations, additions,
improvements and equipment whether or not Landlord takes title thereto, that Tenant is supposed to
remove, which Tenant does not remove, and (ii) Landlord’s reasonable cost to restore the Premises
to their condition prior to the installation of any alterations, additions, improvements and
equipment of any nature referred to in subdivision (i) of this sentence (ordinary wear and tear
excepted). Such costs will include Landlord’s fees and expenses in collecting such costs and
interest on such costs at the rate of fourteen (14%) percent per annum. Tenant will pay to Landlord
Landlord’s reasonable costs of storage of any equipment which Tenant is supposed to remove pursuant
to this paragraph that Tenant does not remove. Further, Landlord reserves and shall have right of
access to the Premises at any time within ninety (90) days prior to any projected termination of
this Lease to inspect the Premises to determine alterations, additions, improvements and equipment
Landlord desires Tenant to remove (such right to

12

 

be exercised reasonably and with a minimal amount of interference to Tenant’s business. This right
of access is in addition to Landlord’s right of access set forth in Paragraph 16 hereof.

LIENS

PARAGRAPH 7

     Tenant shall keep the Premises free from any liens arising out of any work performed,
materials furnished, or obligations incurred by or for Tenant (other than work undertaken by
Landlord). In the event that Tenant shall not, within ten (10) days following the imposition of
any such lien, cause the same to be released of record by payment or posting of a proper bond,
Landlord shall have, in addition to all other remedies provided herein or by law, the right but
not the obligation, to cause the same to be released by such means as it shall deem proper,
including payment of or defense against the claim giving rise to such lien. All sums paid by
Landlord and all expenses incurred by it in connection therewith, shall create automatically an
obligation of Tenant to pay an equivalent amount as Additional Rent, which Additional Rent shall
be payable by Tenant on Landlord’s demand with interest at the maximum rate per annum permitted by
law until paid. For purposes of this Paragraph 7, “liens” shall include, but not be limited to,
lien claims filed under the “Construction Lien Law”.

USE OF PREMISES

PARAGRAPH 8

     Tenant
shall use the Premises only as set forth in Item 13 of the Basic Lease Provisions and
shall not use or permit the Premises to be used for any other purpose without the prior written
consent of Landlord. Tenant shall comply with all laws and covenants and restrictions of record
affecting use of the Premises, and shall not use or occupy the Premises in violation of law or of
the certificate of occupancy issued for the Building, and shall immediately discontinue any use of
the Premises which is declared by any governmental authority having jurisdiction to be a violation
of law or of said certificate of occupancy. Tenant shall comply with any direction of any
governmental authority having jurisdiction which shall, by reason of the nature of Tenant’s use or
occupancy of the Premises impose any duty upon Tenant or Landlord with respect to the Premises or
with respect to the use or occupancy thereof. Tenant shall not do or permit to be done anything
which will invalidate or increase the cost of any fire, extended coverage or any other insurance
policy covering the Building, the Project and/or property located therein and shall comply with
all rules, orders, regulations and requirements of the appropriate fire rating bureau or any other
organization performing a similar function. Tenant shall upon demand reimburse Landlord for the
full amount of any additional premium charged for such policy by reason of Tenant’s failure to
comply with the provisions of this paragraph. Such reimbursement shall not be Landlord’s exclusive
remedy. Tenant shall not in any way obstruct or interfere with the rights of other tenants or
occupants of the Building or the Project or injure or annoy them, or use or allow the Premises to
be used for any

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improper, immoral, unlawful, or objectionable purpose, nor shall Tenant cause, maintain, or permit
any nuisance in, on, or about the Premises. Tenant shall not commit or suffer to be committed any
waste in or upon the Premises.

     Upon the expiration, or early termination of the Term of this Lease or the permanent
assignment of this Lease, or subletting of the Premises, or cessation or transferring of Tenant’s
operations at the Premises, or upon any action or non-action of Landlord including a sale of the
Building in which the Premises are located, Tenant, if its operations are subject to the
Environmental Clean-up Laws hereinafter defined, shall comply, at Tenant’s own expense, except as
hereinafter stated, and with diligence, with the Industrial Site Recovery Act, 1993 N.J. Law’s
Chapter 139, the regulations promulgated thereunder and any successor legislation and
regulations(collectively “Environmental Clean-up Laws”). Tenant, if its operations are subject to
the Environmental Clean-up Laws shall, at Tenant’s own expense, except as hereinafter stated, make
prompt submissions to, provide all information to and comply with all requirements of the
Industrial Site Evaluation Element (“ISEE”) or its successor of the New Jersey Department of
Environmental Protection or its successor (“NJDEP”) arising out of the expiration, termination,
assignment, subletting or transferring of Tenant’s operation at the Premises or arising out of any
action or non-action of the Landlord including the sale of the Building in which the Premises are
located, and Tenant will obtain from NJDEP either a) a Letter of Non-Applicability; b) Negative
Declaration approval; c) No Further Action Letter; d) a Deminimis Quantity Exemption; e)
authorization letter; or f) final approval of clean-up, thirty (30) days prior to the expiration or
earlier termination of this Lease. If Landlord’s actions or non-actions including a sale of the
Building in which the Premises are located necessitate compliance with Environmental Clean-up Laws,
Landlord, at its expense, will make the submissions to NJDEP or any of its elements in order to
obtain a statement of non-applicability, authorization letter, No
Further Action Letter, Deminimis
Quantity Exemption or negative declaration, but Tenant whether or not it is subject to
Environmental Clean-up Laws, will cooperate reasonably with Landlord to aid in the making of
Landlord’s submission by providing information and signing such documents as are reasonably
necessary for Landlord to make its submission. Clean-up expenses or the making up of any clean-up
plan, remedial action work plan, or remediation agreement or sampling plan or the taking of any
corrective action to comply with Environmental Cleanup Laws and expenses therefore, will be borne
by the party whose actions or failure to act necessitated the clean-up.

     Each party shall, within a reasonable time and receipt of same, furnish to the other party
true and complete copies of all documents, submissions, correspondence and oral or written
reports, directives, correspondence and oral or written communications by ISEE to the recipient
party. Each party shall also promptly furnish to the other party true and complete copies of all
environmental sampling and test results and reports obtained and prepared from samples and tests
taken at and around the Premises that is obtained by the party first obtaining the results and
reports.

     Tenant shall immediately and diligently cause any and all Hazardous Materials it, its agents,
employees, invitees or licensees released in, onto or under or disposed from the

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Premises during the Term of the Lease to be removed in compliance with all applicable
laws, rules, ordinances and regulations and all conditions resulting therefrom to be
remediated in compliance with all applicable laws, rules, ordinances and regulations and
the Premises restored to their condition without said Hazardous Materials as quickly as
possible.

     Tenant shall indemnify, defend and hold harmless Landlord from all fines, suits,
procedures, claims and actions of any kind arising out of or in any way connected with any
release or discharge of Hazardous Materials at the Premises which occur during the term of
the Lease as a result of the acts of Tenant, its invitees or licensees and not caused by
Landlord; and from all fines, suits, procedures, claims and actions of any kind arising out
of Tenant’s failure to provide all information to NJDEP or the Landlord as appropriate to
make all submissions other than those Landlord is required to make as provided herein, and
take all actions required by the NJDEP or any of its divisions.

     Landlord shall defend, indemnify and hold Tenant harmless from and against any and all
fines, procedures, actions, claims, lawsuits, liabilities, losses, damages and expenses
(including, but not limited to, reasonable attorneys’ fees arising by reason of any of the
aforesaid or any action against the Landlord under this indemnity) arising directly or
indirectly from, out of or by reason of (i) any release or discharge of Hazardous Materials
at the Project, or at the Premises which occur prior to the Commencement Date, or during the
term of this Lease and not caused by Tenant, its employees, agents or invitees; or (ii) any
pre-existing conditions including underground tanks, which are the subject of federal, state
or local environmental laws.

     Tenant’s obligations and liabilities under this Paragraph shall continue so long as
Landlord remains responsible for any releases or discharges of Hazardous Materials at the
Premises which occur as a result of the acts of Tenant, its invitees or licensees and not
caused by Landlord. Tenant’s failure to abide by the terms of this Paragraph shall be
restrainable by injunction.

     Landlord’s obligations and liabilities under this Paragraph shall continue so long as
Tenant remains responsible for any releases or discharges of Hazardous Materials at the
Premises or Project which occur other than as a result of the acts of Tenant, its invitees or
licensees. Landlord’s failure to abide by the terms of this Paragraph shall be restrainable
by injunction.

     “Hazardous Materials” shall include, without limitation, any regulated substance, toxic
substance, hazardous substance, hazardous waste, pollutant or contaminant as defined or
referred to in the New Jersey Environmental Rights Act, N.J.S.A. 2A:35A-1 et seq.; the Spill
Compensation and Control Act, N.J.S.A. 58:10-23.11 et seq.; the New Jersey Air Pollution
Control Act, N.J.S.A. 26:2C-1 et seq.; the Resource Conservation and Recovery Act, 42 U.S.C.
6901 et seq.; the Comprehensive Environmental Response, Compensation and Recovery Act, 42
U1S.C. 1251 et seq.; the New Jersey Water Pollution Control Act, N.J.S.A. 58:10A-1 et seq.;
and the Hazardous Substance Discharge: Reports and Notices Act, N.J.S.A. 13:1K-15 et seq.,
together with any amendments thereto,

15

 

regulations promulgated thereunder, and all substitutions thereof, as well as words of similar
purport or meaning referred to in any other regulation.

UTILITIES AND SERVICES

PARAGRAPH 9

     (A) Provided that Tenant is not in default hereunder, Landlord agrees to furnish or cause to
be furnished to the Premises the following utilities and services, subject to the conditions and
standards set forth below:

	 	(i)	 	Landlord shall provide automatic elevator facilities from 8
A.M. to 6 P.M., Monday through Friday (legal holidays excepted) and shall have
at least one elevator available for use at all other times.
	 
	 	(ii)	 	From 8 A.M. to 6 P.M., Monday through Friday (legal holidays
excepted), Landlord shall ventilate the Premises and furnish heat or air
conditioning when in the reasonable judgment of the Landlord it is required for
the comfortable occupancy of the Premises during such days and hours, subject
to any governmental requirements or standards relating to, among other things,
energy conservation. Upon request and reasonable notice, Landlord shall make
available at Tenant’s expense after-hours heat or air conditioning. The minimum
use of after-hours heat or air conditioning and the cost thereof shall be
determined by Landlord and confirmed in writing to Tenant, as the same may
change from time to time. Currently, the cost of after hours heat or air
conditioning is $50.00 per hour, based upon the current utility rates.
	 
	 	(iii)	 	Landlord shall furnish to the Premises at all times, subject to
interruptions beyond Landlord’s control and subject to subparagraph 3(E),
electric current in accordance with the Building Standard office lighting and
receptacle. At no time shall Tenant’s use of electric current exceed the
capacity of the feeders to the Building or the risers or wiring installation.
Tenant shall not install or use or permit the installation or use of any
mainframe computer in the Premises without the prior written consent of
Landlord.
	 
	 	(iv)	 	Landlord shall furnish the Building with water for drinking and
lavatory purposes only.
	 
	 	(v)	 	Landlord shall provide janitorial services to the Premises,
comparable to such services provided in other first class office buildings in
the vicinity, provided that the said other office buildings are used
exclusively as offices, and provided further that the Premises are kept

16

 

	 	 	 	in good order by Tenant. Tenant shall pay to Landlord the cost of removal of
any of Tenant’s refuse and rubbish to the extent that the same exceeds the
refuse and rubbish usually attendant upon the use of the Premises as
offices.
	 
	 	(vi)	 	Landlord shall replace, as necessary, the fluorescent tubes in
the standard lighting fixtures installed by Landlord. Tenant agrees to
reimburse Landlord upon demand for the reasonable cost of such fluorescent
tubes and ballast and the labor and overhead for their installation. Initial
installation of fixtures will be warranted for one year for lamps and ballast.

     (B) Landlord may impose a reasonable charge for any utilities and services, including without
limitation, air conditioning, electric current (except for electricity paid under subparagraph (E)
Paragraph 3 and water), provided by Landlord by reason of any use of the Premises at any time
other than the hours of 8 A.M. to 6 P.M. Monday through Friday (excluding legal holidays) or any
use beyond that which Landlord agrees to furnish as described above. At Landlord’s option,
separate meters for such utilities and services may be installed for the Premises, and upon
demand, Tenant shall immediately pay Landlord for the reasonable cost of installation, maintenance
and/or repair of such meters and for all charges with respect to consumption of such utilities or
services so metered or provided.

	 	(i)	 	At Landlord’s option, within a reasonable time (as soon
thereafter as is practicable) after the Commencement Date, subsequent to
Tenant’s having taken occupancy of the Premises and having installed and
commenced the use of Tenant’s electrical equipment, Landlord shall cause a
survey to be made by a reputable independent electrical engineer of the
estimated use of electric energy (other than for heat and air conditioning)
to the Premises, and shall compute the cost thereof for the quantity so
determined at prevailing retail rates. After that survey has been made, the
electric service charges shall equal the cost, including rate increases, of
the same service as if Tenant were individually connected directly to the
local electric utility company. Up to the time a survey is made or installed
to measure Tenant’s consumption of electric energy, a reasonable charge for
electric service will be imposed and at the time of this Lease such a
reasonable charge is One Dollar and Fifty Cents ($1.50) per rentable square
foot per annum, but such charge may be adjusted from time to time as
reasonably determined. Tenant shall pay Landlord the cost of such electric
energy, as so calculated, on a monthly basis, as Additional Rent.
	 
	 	(ii)	 	If no meters are installed to measure Tenant’s consumption of
electricity, Tenant shall have the right at any time during the term or any
renewal term hereof at Tenant’s expense to cause Tenant’s own

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	 	 	 	survey to be made by a reputable independent electrical engineer of such estimated use of
electric energy. In the event such engineer informs Landlord in writing that he estimated
a lower number of kilowatt hours than did Landlord’s engineer, then a meter is to be
installed by Landlord to separately meter the Tenant’s electrical consumption at the sole
cost of the Tenant.
	 
	 	(iii)	 	Landlord shall not be liable in any way to Tenant for any failure or defect in the supply
or character of electric energy furnished to the Premises by reason of any requirement, act
or omission of the public utility serving the Building with electricity or for any other
reason not attributable to Landlord.
	 
	 	(iv)	 	Tenant’s use of electric energy in the Premises shall not at any time exceed the capacity of
any of the electrical conductors and equipment serving the Premises.
In order to ensure that
such capacity is not exceeded and to avert possible adverse effect upon the Building’s
electric service, Tenant shall not, without Landlord’s prior written consent in each instance
(which shall not be unreasonably withheld), connect any additional fixtures, appliances or
equipment to the Building’s electric distribution system or make any alteration or addition
to the electric system of the Premises existing on the Commencement Date. Should Landlord
grant such consent, all additional risers or other equipment required therefor shall be
provided by Landlord and the reasonable cost thereof shall be paid by Tenant upon Landlord’s
demand. As a condition to granting such consent, Landlord, at Tenant’s sole expense, may
cause a new survey to be made of the use of electric energy (other than for heating and air
conditioning) in order to calculate the potential additional electric energy to be made
available to Tenant based upon the estimated additional capacity of such additional risers or
other equipment. When the amount of such increase is so determined, and the estimated cost
thereof is calculated, the amount of monthly Additional Rent payable pursuant to Paragraph 3
hereof shall be adjusted to reflect the additional cost, and shall be payable as therein
provided.
	 
	 	(v)	 	If the public utility rate schedule for the supply of electric current to the Building shall
be increased during the term of this Lease, the Additional Rent payable pursuant to Paragraph
3 hereof shall be equitably adjusted to reflect the resulting increase in Landlord’s cost of
furnishing electric service to the Premises. It is the intention hereof that Landlord only
recapture the charges payable by Tenant under Paragraph 3 and under no circumstances shall
Landlord earn any profit thereon.

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     (C) Tenant agrees to cooperate fully at all times with Landlord’s reasonable
requests and to abide by all regulations and requirements which Landlord may prescribe
for the use of the above utilities and services. Any failure to pay any costs as described
above shall constitute a breach of the obligation to pay Rent under this Lease and shall
entitle Landlord to rights herein granted for such breach.

     (D) Notwithstanding anything hereinafter to the contrary, Landlord reserves the
right from time to time to make reasonable modifications to the above provisions for
utilities and services. Landlord shall endeavor to minimize any adverse effects on Tenant’s
quiet enjoyment of the Premises.

     (E) Landlord has advised Tenant that presently Public Service Electric & Gas
(PSE&G) (“Electric Service Provider”) is the utility company selected by Landlord to
provide electricity service for the Building. Notwithstanding the foregoing, if permitted by
Law, Landlord shall have the right at any time and from time to time during the Lease
Term to either contract for service from a different company or companies providing
electricity service (each such company shall hereinafter be referred to as an “Alternative
Service Provider”) or continue to contract for service from the Electric Service Provider.

     (F) Tenant shall cooperate with Landlord, the Electric Service Provider, and any
Alternative Service Provider at all times and, as reasonably necessary, shall allow
Landlord, Electric Service Provider, and any Alternative Service Provider reasonable access
to the Building’s electric lines, feeders, risers, wiring, and any other machinery within the
Premises.

     (G) Other than with respect to such adverse events caused by Landlord,
Landlord shall in no way be liable or responsible for any loss, damage, or expense that
Tenant may sustain or incur by reason of any change, failure, interference, disruption, or
defect in the supply or character of the electric energy furnished to the Premises, or if the
quantity or character of the electric energy supplied by the Electric Service Provider or any
Alternative Service Provider is no longer available or suitable for Tenant’s requirements,
and no such change, failure, defect, unavailability, or unsuitability shall constitute an
actual or constructive eviction, in whole or in part, or entitle Tenant to any abatement or
diminution of rent, or relieve Tenant from any of its obligations under the Lease.

     (H) All additional cooling requirement costs (for example, self-contained Liebert units) will
be borne solely by Tenant and paid to Landlord to furnish, install, and maintain. Tenant will be
required to pay an hourly rate of $15.00 per hour for its/their use. Landlord will provide
overtime timers and running hour meters to measure its/their use.

RULES AND REGULATIONS

PARAGRAPH 10

     Tenant agrees to abide by all rules and regulations of the Buildings and Project

19

 

(“Rules and Regulations”) imposed by the Landlord as set forth in Exhibit “D” attached hereto, as
the same may be changed from time to time upon reasonable notice to Tenant. These Rules and
Regulations are imposed for the cleanliness, good appearance, proper maintenance, good order and
reasonable use of the Premises and the Project, as may be necessary for the enjoyment of the
Project by all tenants and their employees and invitees. Landlord shall not be liable for the
failure of any tenant, its agents or employees to conform to the Rules and Regulations. Any and all
Rules and Regualtions promulgated under this Lease shall be applicable to all tenants at the
Project.

TAXES AND TENANT’S PROPERTY

PARAGRAPH 11

     (A) Tenant shall be liable for and shall pay not later than ten (10) days before
delinquency, all taxes, levies and assessments levied against any personal property or trade
fixtures placed by Tenant in or about the Premises. If any such taxes, levies and
assessments on Tenant’s personal property or trade fixtures are levied against Landlord or
Landlord’s property or if the assessed value of the Building or the Project is increased by
the inclusion therein of a value placed upon such personal property or trade fixtures of
Tenant and if Landlord pays the taxes, levies and assessments, Tenant shall, upon demand,
repay to Landlord the taxes, levies and assessments so levied against Landlord, or the
proportion of such taxes, levies and assessments resulting from such increase in the
assessment.

     (B) If Tenant improvements in the Premises, whether installed and/or paid for
by Landlord or Tenant and whether or not affixed to the real property so as to become as
part thereof, are assessed for real property tax purposes at a valuation higher than the
valuation at which Tenant improvements conforming to “Building Standard” (as referred
to in Exhibit “B-2”) are assessed, then the real property taxes and assessments levied
against Landlord or the Project by reason of such excess, assessed valuation shall be
deemed to be taxes levied against personal property of Tenant and shall be governed by
the provisions of subparagraph 11 (A). If the records of the Tax Assessor are available and
sufficiently detailed to serve as a basis for determining whether said Tenant improvements
are assessed at a higher valuation than Building Standard, such records shall be binding on
both Landlord and Tenant; otherwise the actual cost of construction shall be the basis for
such determination.

SUBSTITUTED PREMISES

PARAGRAPH 12

     Landlord reserves the right without Tenant’s consent on thirty (30) days’ written

20

 

notice to Tenant, to substitute other premises located within the Buildings controlled by Landlord
in College Park at Forrestal Center for the Premises described above, provided, that the
substituted premises:

	 	(i)	 	contain at least the same square footage as the Premises;
	 
	 	(ii)	 	contain comparable tenant improvements (including those
previously provided at or at the expense of Tenant; and such comparable tenant
improvements are mutually agreed upon by both Landlord and Tenant); and
	 
	 	(iii)	 	are made available to Tenant at the then current rental
rate for such space, in no event to exceed the rental rate specified herein.

     Landlord shall pay all reasonable expenses of Tenant incidental to such substitution of
premises, including , without limitation, those related to Tenant’s moving, relocation of signage,
reinstallation of Tenant’s telecommunication and data processing equipment and cabling and
resupply of Tenant’s stationery resulting from the move.

FIRE OR CASUALTY

PARAGRAPH 13

     In the event that the Project (regardless of whether the Premises or access thereto is
affected) is so damaged or destroyed to the extent of more than one-third of its replacement cost,
or to any substantial extent by a casualty not covered by Landlord’s insurance, or during the last
two (2) years of this Lease, Landlord, upon giving thirty (30) days’ notice to Tenant, may elect
to terminate this Lease. If the damage or destruction is other than as provided above, then
Landlord shall commence within ninety (90) days after such damage or destruction to rebuild,
repair or restore the Premises and access thereto to substantially the same condition as when the
same were delivered to Tenant, excluding the improvements owned by Tenant, and the Lease shall
continue in full force and effect.

     Landlord shall in no event be obligated to make any repairs or replacements of any items
owned by Tenant. If the Lease is not terminated but the Premises are rendered totally
untenantable, Rent shall abate during the period of such untenantability. Tenant acknowledges (i)
that Landlord shall not obtain insurance of any kind on Tenant’s improvements and betterment to
the Premises owned by Tenant or on Tenant’s furniture, fixtures, equipment and other personal
property, (ii) that it is Tenant’s obligation to obtain such insurance at Tenant’s sole cost and
expense, and (iii) that Landlord not be obligated to repair any damage thereto or replace the same.

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EMINENT DOMAIN

PARAGRAPH 14

     In case the whole of the Premises, or such part thereof as shall substantially interfere with
Tenant’s use and occupancy thereof, shall be taken by any lawful power or authority by exercise of
the power of eminent domain, Tenant or Landlord may terminate this Lease effective as of the date
possession is required to be surrendered to said authority. In the event of any taking (in whole or
material part) of the Project whether or not the Premises or access thereto are affected thereby,
Landlord shall have the right to terminate this Lease. Except as provided herein, Tenant shall not,
because of any taking, assert any claim against Landlord or the taking authority for any
compensation because of such taking, and Landlord shall be entitled to receive the entire amount of
any award without deduction for any estate or interest of Tenant. In the event the amount of
property or the type of estate taken shall not substantially interfere with Tenant’s use of the
Premises, and Landlord does not terminate this Lease, Landlord shall
at its sole cost and expense,
proceed to restore the Premises (to the extent permitted by the taking) to substantially their
condition prior to such partial taking, and a proportionate allowance shall be made to Tenant for
Rent corresponding to the time during which, and to the part of the Premises of which, Tenant shall
be so deprived on account of such taking and restoration. Provided same shall not diminish
Landlord’s award in any way, nothing contained in this Paragraph 14 shall prevent Tenant from
seeking any award against the taking authority for the taking of personal property and fixtures
owned by Tenant or for relocation expenses recoverable from the taking authority. In no event shall
Landlord be required to expend more for restoration than received from the taking authority for
such taking. For the purposes of this paragraph, “taking” shall also include any conveyance in lieu
of condemnation.

ASSIGNMENT AND SUBLETTING

PARAGRAPH 15

     (A) Tenant shall not voluntarily or involuntarily assign, sublet, mortgage, or otherwise
encumber all or any portion of its interest in this Lease or in the Premises without obtaining the
prior written consent of Landlord and any such attempted subletting, mortgage or other encumbrance
without such consent shall be null and void and of no effect; provided that Tenant may assign this
Lease without the prior consent of Landlord to any person or entity which acquires all or
substantially all of the business of Tenant whether by way of asset sale, merger, consolidation
stock sale or otherwise (a “Permitted Assignment”). Without limiting the instances in which the
Landlord will refuse to give its consent, Landlord will withhold its consent where the Rent per
month of the proposed sublease or assignment is (i) less than ninety (90%) of the Rent per month
in effect for the remainder of the term of this Lease, (ii) where the proposed sublessee is either
another tenant of Landlord or a bonafide prospective tenant of Landlord, (iii) the proposed
sublessee or assignee has a minimum net worth of less than $10,000,000.00 (liquid assets),

22

 

or (iv) the proposed sublessee is proposing to take less than the entire Premises and/or for
less than the balance of the term of this Lease.

     (B) Except for a Permitted Assignment, no assignment, subletting, mortgage or
other encumbrance of Tenant’s interest in this Lease shall relieve Tenant of its
obligation to
pay the Rent and to perform all of the other obligations to be performed by Tenant
hereunder. The acceptance of Rent by Landlord from any other person shall not be
deemed to be a waiver by Landlord of any provision of this Lease or be a consent to any
subletting, assignment, mortgage or other encumbrance. Consent to one sublease,
assignment, mortgage or other encumbrance shall not be deemed to constitute consent to
any subsequent attempted subletting, assignment, mortgage or other encumbrance.

     (C) Other
than in connection with a Permitted Assignment, if Tenant desires at
any time to assign this Lease or to sublet the Premises or any portion thereof, Tenant
shall
first notify Landlord of Tenant’s desire to do so and shall submit in writing to
Landlord no
less than forty-five (45) days prior to such assignment or subletting (i) the name of
the
proposed subtenant or assignee; (ii) the premises; (iii) the term and provisions of the
proposed sublease or assignment and a copy of the proposed sublease or assignment; and
(iv) such financial information as Landlord may reasonably request concerning the
proposed subtenant or assignee.

     (D) At any time within thirty (30) days after Landlord’s receipt of the
information specified in subparagraph (C) above, Landlord may by written notice to
Tenant, elect (i) to take from Tenant a sublease of the Premises or the portion thereof
proposed to be subleased by Tenant and the portion, if any, of the Premises that has been
previously subleased by the Tenant, or to take an assignment of Tenant’s leasehold estate
hereunder, or such part thereof as shall be specified in said notice, upon the same terms
as those offered to the proposed subtenant or assignee, as the case may be; (ii) to give
Tenant written consent to the proposed assignment or sublease, provided that the Rent
payable monthly by the Tenant to the Landlord under the terms of this Lease shall be
increased by a sum equal to all rental and other considerations received by Tenant from its
subtenant or assignee in excess of the Rent payable by Tenant under the terms of this
Lease; or (iii) to terminate this Lease as to the portion (including all) of the Premises
proposed to be subleased or assigned, and the portion, if any, of the Premises that has
been previously subleased by the Tenant, with a proportionate abatement in the Rent payable
hereunder. If Landlord does not exercise any option set forth in this subparagraph (D)
within said thirty (30) day period, Landlord shall be deemed to have refused to consent to
the proposed assignment or sublease and this Lease shall remain in full force and effect.

     (E) If Tenant is a corporation, an unincorporated association, limited liability
company, or partnership, the transfer, assignment or hypothecation of any stock or interest
in such corporation, unincorporated association, limited liability company, or partnership,
in the aggregate in excess of fifty (50%) percent, shall be deemed an assignment within the
meaning and provisions of this Paragraph, provided that the foregoing shall not apply
with respect to any pledge of stock to an institutional lender, to a Permitted Assignment or
in connection with the sale of the equity securities of Tenant in a registered public
offering.

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     (F) Tenant shall reimburse Landlord for Landlord’s reasonable costs and attorneys’ fees
incurred in conjunction with the processing and documentation of any such requested
assignment, subletting, transfer, change in ownership or hypothecation of this Lease or
Tenant’s interest in and to the Premises.

LANDLORD’S ACCESS TO PREMISES

PARAGRAPH 16

     Landlord reserves and shall at any and all times have the right to enter the Premises
to inspect the same, to supply janitorial service and any other service to be provided by
Landlord to Tenant hereunder, to show said Premises to prospective purchasers or tenants,
to alter or repair the Premises or any portion of the Building or Project, all without being
deemed guilty of an eviction of Tenant and without abatement of Rent, and may for that
purpose erect scaffolding and other necessary structures where reasonably required by the
character of the work to be performed: provided that in all cases, (i) at the request of
Tenant a representative shall accompany Landlord and its agents and (ii) the business of
Tenant shall be interfered with as little as is reasonably practicable. Tenant hereby waives
any claim for damages or any injury or inconvenience to or interference with Tenant’s
business, any loss of occupancy or quiet enjoyment of the Premises, and any other loss
occasioned thereby. For each of the aforesaid purposes, Landlord shall at all times have
and retain a key with which to unlock all of the doors in, upon and about the Premises,
excluding Tenant’s vaults and safes, and Landlord shall have the right to use any and all
means which Landlord may deem proper to open said doors in an emergency in order to
obtain entry to the Premises, and any entry to the Premises obtained by Landlord by any of
said means shall not under any circumstances be construed or deemed to be a forcible or
unlawful entry into, or a detainer of the Premises, or any eviction of Tenant from the
Premises or any portion thereof. No provision of this Lease shall be construed as
obligating Landlord to perform any repairs, alterations or decoration except as otherwise
expressly agreed to be performed by Landlord.

SUBORDINATION, ATTORNMENT, ESTOPPEL CERTIFICATES

PARAGRAPH 17

     (A) This Lease is junior, subject, and subordinate to all ground leases, mortgages,
deeds of trust, and other security instruments of any kind now covering the Project or any
portion thereof. Landlord reserves the right to place liens or encumbrances on the Project
or any part thereof or interest therein superior in lien and effect to this Lease. This
Lease, at the option of Landlord, shall be subject and subordinate to any and all such liens
or encumbrances now or hereafter imposed by Landlord without the necessity of the execution
and delivery of any further instruments on the part of Tenant to effectuate such
subordination. Notwithstanding the foregoing, Tenant covenants and agrees to execute and
deliver upon request such further instruments evidencing such subordination of this Lease as
may be reasonably requested by Landlord.

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     (B) Tenant shall at any time and from time to time upon not less than ten (10)
days’ prior notice by Landlord, execute, acknowledge and deliver to Landlord a statement
in writing and in form and substance reasonably satisfactory to Landlord certifying that
this Lease is unmodified and in full force and effect (or if there have been modifications,
that the same is in full force and effect as modified and stating the modifications), and
the dates to which the Basic Annual Rent, Additional Rent and other charges have been paid
in advance, if any, and stating whether or not to the best knowledge of Tenant, Landlord is
in default in the performance of any covenant, agreement or condition contained in this
Lease and, if so, specifying each such default of which Tenant may have knowledge. Any such
statement delivered pursuant to this Paragraph may be relied upon by any prospective
purchaser of the fee of the Building or the Project or any mortgagee, ground lessor or other
encumbrancer thereof or any assignee of any such person.

     (C) Should any mortgage on the real property of which the Premises are a part
be foreclosed, the purchaser upon foreclosure of the lien of the mortgage shall have
the
right following foreclosure to preserve this Lease and the rights of the Tenant or any
other
person or entity having an interest in the Premises, and the Tenant shall attorn to
such
purchaser at foreclosure and pay and perform its obligations under this Lease for the
benefit of such purchaser.

SALE BY LANDLORD

PARAGRAPH 18

     In the event of a sale or conveyance by Landlord of the Project or any part thereof,
the same shall operate to release Landlord from any and all liability under this Lease after
the date of such conveyance of title. If any security deposit has been made by Tenant,
Landlord shall transfer such security deposit to the purchaser, and thereupon Landlord shall
be discharged from any further liability in reference thereto.

INDEMNIFICATION AND INSURANCE

PARAGRAPH 19

     (A) Tenant shall indemnify, hold Landlord harmless from and defend Landlord against any
and all claims, loss, costs, damage, expense or liability, including without limitation
reasonable attorneys’ fees, for any injury or damages to any person or property whatsoever
to the extent such injury has been caused by any act, neglect, fault, or omission of Tenant,
its agents, servants, employees or invitees, other than to the extent of the fraud
gross negligence or willful misconduct of Landlord or its employees or agents. This
indemnity shall not require any payment by Landlord as condition precedent to recovery. In
addition, if any person not a party to this Lease shall institute any other type of action
against Tenant in which Landlord shall be made a party defendant, Tenant shall indemnify,
hold Landlord harmless from and defend Landlord from all liabilities and costs by reason
thereof.

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     (B) Tenant hereby agrees to maintain in full force and effect at all times during the term
of this Lease, at its own expense, for the protection of Tenant and Landlord as their interests
may appear, policies of insurance issued by a responsible carrier or carriers acceptable to
Landlord licensed in New Jersey and also having a policyholder’s rating of not less than A- in the
most current edition of Best’s Insurance Reports, which afford the following coverage:

	 	 	 	 	 	 	 
	 

	 	(i)
	 	Worker’s Compensation
	 	– Statutory
	 

	 	 	 	Employer’s Liability
	 	– Not less than $250,000
	 
	 	 	 	 	 	 
	 

	 	(ii)
	 	Comprehensive
General Liability Insurance
including Blanket Contractual
Liability Broad Form Property
Damage, Personal Injury,
Completed Operations, Products
Liability, Fire Damage
	 	– Not less than $5,000,000 Combined
Single Limit for both bodily injury
and property damage

	 	 	 
	 
	 	 	Landlord and its managing agent shall be named as an additional insured on all
policies listed under (ii) above, and (iv) below.

	 	(iii)	 	All Risk Property Coverage in an amount sufficient
to cover the full cost of replacement of all improvements and betterment
to the Premises owned by Tenant and all of Tenant’s fixtures and other
personal property.

     (C) Tenant shall deliver to Landlord at least thirty (30) days prior to the time
such insurance is first required to be carried by Tenant and thereafter at least thirty
(30)
days prior to the expiration of each such policy, certificates of insurance evidencing the
above coverage with limits not less than those specified above. Such certificate, with the
exception of Worker’s Compensation, shall expressly provide that the interest of Landlord
therein shall not be affected by any breach by Tenant of any provision of any such policy.
Further, all certificates shall expressly provide that no less than thirty (30) days prior
written notice (ten (10) days prior written notice for non-payment of premiums) shall be
given Landlord in the event of material alterations to or cancellation of the coverage
evidenced by such certificates.

     (D) Upon reasonable notice, Tenant shall provide Landlord, at Tenant’s expense,
with such increased amount of existing insurance, and such other insurance in such limits
as Landlord may reasonably request and such other hazard insurance as the nature and
condition of the Premises may reasonably require in each case consistent with the
insurance carried for similar premises in similar buildings in the vicinity of the
Project.

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     (E) If on account of the failure of Tenant to comply with the provisions of this
Paragraph 19, Landlord is adjudged a coinsurer by its insurance carrier, then any loss or
damage Landlord shall sustain by reason thereof shall be borne by Tenant and shall be
immediately paid by Tenant upon receipt of a bill therefor and evidence of such loss.

     (F) Landlord makes no representation that the limits of liability specified to be
carried by Tenant under the terms of this Lease are adequate to protect Tenant against
Tenant’s undertaking under this Paragraph 19. In the event Tenant believes that any such
insurance coverage called for under this Lease is insufficient, Tenant shall provide, at
its
own expense, such additional insurance as it deems adequate.

     (G) Each policy evidencing the insurance to be carried by Tenant under this
Lease shall contain a clause that such policy and the coverage endorsed thereby shall be
primary with respect to any policies carried by Landlord, and that any coverage carried by
Landlord shall be excess insurance.

     (H) Any insurance required of Tenant under this Lease may be furnished by Tenant under a
blanket policy carried by it. Such blanket policy shall contain an endorsement that names
Landlord as an additional insured (if available), references the Premises, and guarantees a
minimum limit available for the Premises equal to the insurance amounts required in this
Lease.

     (I) In the event Tenant fails to procure, maintain, and/or pay for the insurance required
by this Lease, at the times and for the durations specified in this Lease, Landlord shall have
the right, but not the obligation, at any time and from time to time, and without notice, to
procure such insurance and/or pay the premiums for such insurance, in which event Tenant shall
repay Landlord, immediately upon demand by Landlord, as Additional Rent, all sums so paid by
Landlord together with interest thereon and any costs or expenses incurred by Landlord in
connection therewith, without prejudice to any other rights and remedies of the Landlord under
this Lease.

     (J) Landlord shall indemnify, hold Tenant harmless from and defend Tenant against any and
all claims, loss, costs, damage, expense or liability, including without limitation reasonable
attorneys’ fees, for any injury or damages to any person or property whatsoever to the extent
such injury has been caused by any act, neglect, fault or omission of Landlord, its agents,
servents employhees or invitees, other than to the extent of the fraud, gross negligence or
willful misconduct of Tenant or its employees or agents. This indemnity shall not require any
payment by Tenant as condition precedent to recovery. In addition, if any person not a party
to this Lease shall institute any other type of action against Landlord in which Tenant shall
be made a party defendant, Landlord shall indemnify, hold Tenant harmless from and defend
Tenant from all liabilities and costs by reason thereof.

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     (K) Landlord shall carry insurance coverage of the types and in the amounts
customary for owners and landlords of similar properties in the vicinity of the Premises.

WAIVER OF SUBROGATION

PARAGRAPH 20

     Tenant and Landlord each agree that the respective insurance carried by it against loss or
damage by fire or other casualty shall contain a clause whereby the insurer waives its right of
subrogation against the other party.

     Pursuant to the foregoing, Landlord and Tenant hereby waive all claims for recovery from the
other party for any loss or damage to any of its property insured under valid and collectible
insurance policies to the extent of any recovery collectible under such insurance. The foregoing
waiver shall be in force only if both Tenant’s and Landlord’s insurance policies contain a clause
providing that such waiver shall not invalidate the insurance.

NO WAIVER

PARAGRAPH 21

     No waiver by either party of any provision of this Lease or of any breach by the other
party_hereunder shall be deemed to be a waiver of any other provision hereof, or for any
subsequent breach by such other party of the same or any other provisions. A party’s consent to or
approval of any act by the other party requiring a parry’s consent or approval shall not be deemed
to render unnecessary the obtaining of a party’s consent to or approval of any subsequent act of
such other party. Failure of a party to insist upon strict performance of any provision of this
Lease shall not be deemed to be a waiver of such provision. No act or omission by Landlord or
Landlord’s agents during the term of this Lease shall be deemed an acceptance of a surrender of
the Premises, unless confirmed by Landlord in writing. The delivery of the keys to an employee or
agent of Landlord shall not operate as a termination of the Lease or a surrender of the Premises.
The acceptance of any Rent by Landlord following a breach of this Lease by Tenant shall not
constitute a waiver of any of Landlord’s rights unless such waiver is expressly stated in writing
and signed by Landlord.

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DEFAULT

PARAGRAPH 22

     (A) The occurrence of any of the following shall constitute a material default and breach
of this Lease by Tenant:

	 	(i)	 	Any failure by Tenant to pay the Rent or to make any other
payment required to be made by Tenant hereunder within five (5) days after
written notice of such failure from Landlord to Tenant provided such notice
shall not be required to be given more than two (2) times in any given year of
this Lease;
	 
	 	(ii)	 	The abandonment or vacation of the Premises by Tenant;
	 
	 	(iii)	 	Any failure by Tenant to observe and perform any other of its
obligations under this Lease, where such failure continues for thirty (30)
days (except where a different period of time is specified in this Lease)
after Landlord has given Tenant written notice or such other notice as may be
required by law; provided, that if Tenant is diligently prosecuting cure of
such failure, and such failure is capable of cure, the thirty (30) day cure
period shall be extended for so long as Tenant diligently prosecutes such
cure;
	 
	 	(iv)	 	Tenant makes, or has made, or furnishes, or has furnished, any
written warranty, representation or statement to Landlord in connection with
this Lease, or any other agreement to which Tenant and Landlord are parties,
which was false or misleading in any material respect when made or furnished;
	 
	 	(v)	 	Tenant becomes insolvent as defined in the Federal Bankruptcy
Code, admits in writing its insolvency or its present or prospective inability
to pay its debts as they become due, is unable to or does not pay all or any
material portion (in number or dollar amount) of its debts as they become due,
permits or suffers a judgement to exist against it which affects Tenant’s
ability to conduct its business in the ordinary course (unless enforcement
thereof is stayed pending appeal), makes or proposes an assignment for the
benefit of creditors or any class thereof for purposes of effecting a
moratorium upon or extension or composition, or commences or proposes to
commence any bankruptcy, reorganization or insolvency proceeding, or other
proceedings under any federal, state or other law for the relief of debtors;
	 
	 	(vi)	 	Tenant fails to obtain the dismissal, within sixty (60) days
after the commencement thereof, of any bankruptcy, reorganization or

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	 	 	 	insolvency proceeding, or other proceeding under any law for the relief of
debtors, instituted against it by one or more third parties, or fails
actively to oppose any such proceedings, or, in any such proceeding,
defaults or files an answer admitting the material allegations upon which
the proceeding was based or alleges its willingness to have an order for
relief entered or its desire to seek liquidation, reorganization or
adjustment of any of its debts;
	 
	 	(vii)	 	Any receiver, trustee, or custodian is appointed to take
possession of all or any substantial portion of the assets of Tenant, or any
committee of Tenant, or any committee of Tenant’s creditors, or any class
thereof is formed for the purpose of monitoring or investigating the financial
affairs of Tenant or enforcing such creditors’ rights.

     (B) In the event of any such material default and breach of this Lease by Tenant, then in
addition to any other remedies available to Landlord at law or in equity, Landlord shall have the
option to immediately terminate this Lease and all rights of Tenant hereunder by giving written
notice of such intention to terminate. In the event that Landlord shall elect to so terminate the
Lease, then Landlord may recover from Tenant:

	 	(i)	 	any unpaid Rent which shall have accrued at the time of such
termination; plus
	 
	 	(ii)	 	the entire amount of unpaid Rent for the balance of the term
(as though any earlier termination right has been timely excercised) which
amount shall, at Landlord’s option, be immediately due and payable; plus
	 
	 	(iii)	 	any other amount necessary to compensate Landlord for
Landlord’s loss or damage caused directly or indirectly by Tenant’s failure to
perform its obligations under this Lease including, but not limited to,
reasonable attorneys’ fees and costs; plus
	 
	 	(iv)	 	at Landlord’s election, such other amounts in addition to, or
in lieu of the foregoing, as may be permitted from time to time by applicable
law.

     (C) In the event of any such material default and breach of this Lease by Tenant,
Landlord shall also have the right, with or without terminating this Lease, to re-enter and
to take possession of the Premises and to remove all persons and property from the
Premises.

     (D) In the event of the vacation or abandonment of the Premises by Tenant or in
the event that Landlord shall elect to re-enter as provided above or shall take possession of
the Premises pursuant to legal proceeding or pursuant to any notice provided by law, then
if Landlord does not elect to terminate this Lease as provided in this Paragraph 22,

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     Landlord may from time to time, without terminating this Lease, either recover all Rent as it
becomes due or relet the Premises or any part thereof for such term or terms and at such rental or
rentals and upon such other terms and conditions as Landlord in his sole discretion may deem
advisable with the right to make alterations and repairs to the Premises.

     (E) In the event that Landlord shall elect to so relet, then rentals received by
Landlord from such reletting shall be applied: first, to the payment of any indebtedness
other than Rent due hereunder from Tenant to Landlord; second, to the payment of any
cost of such reletting, including but not limited to broker’s commissions (other than to
Landlord) and reasonable attorneys’ fees; third, to the payment of the cost of any
alterations and repairs to the premises; fourth, to the payment of any Rent due and unpaid
hereunder; and the residue, if any, shall be held by Landlord and applied in payment of
future Rent as the same may become due and payable hereunder. Should any such
reletting result in the payment of rentals less than the Rent payable by Tenant hereunder,
then Tenant shall pay such deficiency to Landlord immediately upon demand therefor by
Landlord. Tenant shall also pay Landlord as soon as ascertained, any costs and expenses
incurred by Landlord in such reletting or in making such alterations and repairs not
covered by the rentals received from such reletting.

     (F) No re-entry or taking possession of the Premises by Landlord pursuant to
this Paragraph 22 shall be construed as an election to terminate this Lease unless a written
notice of such intention be given to Tenant. Notwithstanding any reletting without
termination by Landlord because of any default by Tenant, Landlord may at any time after
such reletting, elect to terminate this Lease for any such default.

RIGHT OF LANDLORD TO CURE TENANT’S DEFAULT

PARAGRAPH 23

     If Tenant defaults in the making of any payment or in the doing of any act herein required to
be made or done by Tenant, then Landlord may but shall not be required to make such payment or do
such act and charge to Tenant the amount of all costs in connection therewith including but not
limited to reasonable legal fees and expenses incurred by Landlord, with interest thereon as
provided in Paragraph 36 from the date paid by Landlord to the date of payment thereof by Tenant.
Such payment and interest shall constitute Additional Rent hereunder due and payable upon demand
but the making of such payment or the taking of such action by Landlord shall not operate to cure
such default or to stop Landlord from the pursuit of any other remedy to which Landlord would
otherwise be entitled.

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NOTICES

PARAGRAPH 24

     All notices which Landlord or Tenant may be required or may desire to serve on the other may
be served, as an alternative to personal service, by mailing the same by registered or certified
mail, return receipt requested, postage prepaid, or by nationally recognized overnight carrier
addressed as set forth in Item 14 of the Basic Lease Provisions, or addressed to such other
address or addresses as either Landlord or Tenant may from time to time designate to the other by
written notice. Notices shall be effective upon receipt.

INSOLVENCY OR BANKRUPTCY

PARAGRAPH 25

     In no event shall this Lease be assigned or assignable by operation of law and in no event
shall this Lease be an asset of Tenant in any receivership, bankruptcy, insolvency, or
reorganization proceeding.

SURRENDER AND HOLDOVER

PARAGRAPH 26

     (A) On the expiration or the sooner termination hereof, Tenant shall peaceably
surrender the Premises broom clean, in good order, condition and repair, ordinary wear
and tear excepted. On or before the last day of the term or the sooner termination hereof,
Tenant shall at its expense remove its trade fixtures, signs and other personal property
from the Premises. Any property not removed shall be deemed abandoned and may
either be retained by Landlord as its property, or disposed of, without accountability and
at Tenant’s expense, in such manner as Landlord may determine. If the Premises are not
surrendered at the end of the term or the sooner termination, Tenant shall indemnify
Landlord against loss or liability resulting from delay by Tenant in so surrendering the
Premises, including, without limitation, claims made by any succeeding tenants found on
such delay. Tenant shall promptly surrender all keys for the Premises and Building
restrooms to Landlord at the place then fixed for payments of Rent. Tenant’s covenants
hereunder shall survive the expiration or termination of this Lease.

     (B) If Tenant holds over after the expiration or sooner termination hereof without the
express written consent of Landlord, Tenant shall become a Tenant at sufferance only at two
times the Basis Monthly Rental Installments due hereunder, plus all items of Additional Rent
provided herein, and shall be prorated on a daily basis according to the number of days contained in
the month that such expiration or earlier termination takes place, and otherwise upon the terms,
covenants and conditions herein specified, so far as applicable. Acceptance by Landlord of Rent after such

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expiration or earlier termination shall not constitute a consent to a holdover hereunder or result
in a renewal. The foregoing provisions of this paragraph are in addition to and do not affect
Landlord’s rights of re-entry or any other rights of Landlord hereunder or as otherwise provided
by law.

CONDITION OF PREMISES

PARAGRAPH 27

     Landlord’s sole responsibility for preparation of the Premises will be as set forth in
Paragraph 6A and the Work Letter attached hereto as Exhibit “B-l” and if there is no Work Letter,
Landlord’s sole responsibility will consist of building of a demising wall and an entry door for
Tenant. Landlord’s responsibility for the preparation of the Premises as described in this Lease
is hereinafter referred to as Landlord’s Work. Except for Landlord’s Work_or as otherwise set
forth in this Lease, Tenant acknowledges that neither Landlord nor any agent of Landlord has made
any representation or warranty with respect to the Premises, the Building or the Project for the
conduct of Tenant’s business. The taking of possession of the Premises by Tenant shall
conclusively establish that the Building and the Premises were at such time in good order and
repair.

QUIET POSSESSION

PARAGRAPH 28

     Upon Tenant’s paying the Rent reserved hereunder and observing and performing all of the
covenants, conditions and provisions on Tenant’s part to be performed hereunder, Tenant shall have
quiet possession of the Premises for the entire term hereof, subject to all of the provisions of
this Lease. This covenant shall be binding upon any Landlord hereunder only during its respective
ownership of the Premises.

LIMITATION OF LANDLORD’S LIABILITY

PARAGRAPH 29

     (A) Landlord and its employees and agents shall not be liable for any damage to Tenant’s
property entrusted to employees of Landlord or its agents, nor for any loss or interruption of
Tenant’s possession, nor for loss of or damage to any property by theft or otherwise, nor for any
injury or damage to persons or property resulting from fire, explosion, falling plaster, steam,
gas, electricity, water or rain which may leak from any part of the Building or from the pipes,
appliances or plumbing works therein or from the roof, street, or sub-surface or from any other
place or resulting from dampness or any other cause whatsoever in the Building or the Project;
other than to the extent of the fraud, gross negligence or willful misconduct of Landlord or its
employees agents. Landlord and its

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employees and agents shall not be liable for any property loss resulting from any latent defect in
the Premises or in the Building.

     (B) Tenant shall look solely to Landlord’s estate and property in the Project (or the
proceeds thereof) for the satisfaction of Tenant’s remedies for the collection of a judgement (or
other judicial process) requiring the payment of money by Landlord in the event of any default by
Landlord hereunder, and no other property or assets of Landlord or Landlord’s partners or members
shall be subject to levy, execution or other enforcement procedure for the satisfaction of
Tenant’s remedies under or with respect to either this Lease, the relationship of Landlord and
Tenant hereunder, or Tenant’s use and occupancy of the Premises.

GOVERNING LAW

PARAGRAPH 30

     This Lease shall be governed by and construed pursuant to the laws of the State of New
Jersey.

COMMON FACILITIES

PARAGRAPH 31

     Tenant shall have the non-exclusive right in common with others, to the use of common
entrances, lobbies, elevators, ramps, drives, stairs and similar access and serviceways and the
other common facilities (except for parking spaces other than those provided for in Paragraph 39)
in and adjacent to the Building or Project, as may be provided by Landlord from time to time for
general use, subject to such rules and regulations as may be adopted by the Landlord including,
but not limited to, the right to close from time to time all or a portion of said common
facilities to such extent as may be legally sufficient, in Landlord’s sole opinion, to prevent a
dedication thereof or the accrual of rights to any person or to the public therein.

SUCCESSORS AND ASSIGNS

PARAGRAPH 32

     Except as otherwise provided in this Lease, all of the covenants, conditions and provisions
of this Lease shall be binding upon and shall inure to the benefit of the parties hereto and their
respective heirs, personal representatives, successors and assigns. However, the obligations of
Landlord under this Lease shall not be binding upon Landlord herein named with respect to any
period subsequent to the transfer of its interest in the Project as owner or lessee thereof, and
in the event of such transfer said obligations shall

34

 

thereafter be binding upon each transferee of the interest of Landlord herein named as such owner
or lessee of the Project, but only with respect to the period commencing with its respective
transfer in and ending with a subsequent transfer out, and such transferee, by accepting such
interest, shall be deemed to have assumed such obligations except only as may be expressly
otherwise provided in this Lease. A lease of Landlord’s entire interest in the Project as owner or
lessee thereof shall be deemed a transfer within the meaning of this Paragraph 32. Notwithstanding
the foregoing, Landlord shall not be released from the liability and obligations associated with
the Security Deposit or prepaid rent unless and until such obligations are assumed by the
subsequent landlord.

BROKERS

PARAGRAPH 33

     Tenant represents and agrees that it has not directly or indirectly dealt with any real
estate broker(s) other than the firm(s) specified in Item 12 of the Basic Lease Provisions in
connection with this transaction. Further, Tenant covenants and agrees that with respect to any
renewal or extension or expansion of this Lease, or with respect to any transaction by Tenant or
its affiliates, successors or assigns with Landlord, 100 & RW CRA LLC or 300 CRA LLC with respect
to the leasing of space by Tenant either by original lease, renewal or expansion space within any
buildings owned by Landlord or 400 CRA LLC within College Park at Princeton Forrestal Center in
Plainsboro, New Jersey, that Tenant will pay all brokerage commissions or finders fees,
commissions, fees or other remuneration claimed by any real estate broker or finder other than the
firm (s) specified in Item 12 of the Basic Lease Provisions and claiming through Tenant. Tenant
agrees to defend, indemnify and hold Landlord harmless from and against any claims for brokerage
commissions or finder’s fee arising out of or based upon any actions of Tenant with respect to any
other broker or brokers other than the firm (s) specified in Item 12 of the Basic Lease Provisions
with respect to the leasing of space by Tenant, either by original lease, renewal, or expansion
space for any space including, but not limited to the Premises, leased by Tenant or its
affiliates, successors or assigns from Landlord or 400 CRA LLC within the buildings owned by
either of them at College Park at Princeton Forrestal Center in Plainsboro, New Jersey. The terms
of this Paragraph will survive termination of this Lease.

NAME

PARAGRAPH 34

     Tenant shall not, without the written consent of Landlord, use the name of the Building or
the Project for any purpose other than as the address of the business to be conducted by Tenant in
the Premises, and in no event shall Tenant acquire any rights in or to such names.

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EXAMINATION OF LEASE

PARAGRAPH 35

     Submission of this instrument for examination or signature by Tenant does not constitute a
reservation of or option for lease, and it is not effective as a Lease or otherwise until execution
by and delivery to both Landlord and Tenant.

ADDITIONAL CHARGES

PARAGRAPH 36

     Any amount due from Tenant to Landlord which is not paid when due, in addition to other
remedies available to Landlord, shall at Landlord’s option bear interest which shall be at the
lesser of (i) eighteen (18%) percent per annum or (ii) the maximum lawful rate per annum, from the
date such payment is due until paid, but the payment of such interest shall not excuse the cure of
default. In addition to the foregoing, Landlord may also impose a charge for reasonable legal fees
and costs.

MARGINAL HEADINGS

PARAGRAPH 37

     The marginal headings and titles to the Paragraphs of this Lease are not a part of this Lease
and shall have no effect upon the construction or interpretation of any part hereof.

PRIOR AGREEMENTS; AMENDMENTS; SEVERABILITY: LIMITATION ON DAMAGES

PARAGRAPH 38

     (A) This Lease contains all of the agreements of the parties hereto with respect to any
matter covered or mentioned in this Lease, and no prior agreement, understanding or representation
pertaining to any such matter shall be effective for any purpose. No provision of this Lease may
be amended or added to except by an agreement in writing signed by the parties hereto or their
respective successors in interest. If any term or provision of this Lease, the deletion of which
would not adversely affect the receipt of any material benefit by either party hereunder, shall be
held invalid or unenforceable to any

36

 

extent, the remainder of this Lease shall not be affected thereby and each term and provision of
this Lease shall be valid and enforceable to the fullest extent permitted by law.

     (B) NOTWITHSTANDING ANY OTHER PROVISION OF THIS LEASE TO
THE CONTRARY AND EXCEPT WITH RESPECT TO CLAIMS FOR FRAUD NO PARTY HERETO SHALL BE REQUIRED TO
INDEMNIFY OR HOLD HARMLESS ANY OTHER PARTY HERETO OR OTHERWISE COMPENSATE ANY OTHER PARTY HERETO
FOR DAMAGE WITH RESPECT TO MENTAL OR EMOTIONAL DISTRESS, EXEMPLARY CONSEQUENTIAL, SPECIAL OR
PUNITIVE DAMAGES.

PARKING

PARAGRAPH 39

     Tenant shall have the right to the non-exclusive use of the number of parking spaces shown in
Item 11 of Basic Lease Provisions. Tenant covenants and agrees to comply with all reasonable rules
and regulations which Landlord may hereafter from time to time make to assure use of parking
spaces by permitted users; provided that such rules and regulations apply to all tenants of the
Project. Landlord’s remedies under such rules and regulations may include, but shall not be
limited to, the right to tow away at owner’s expense any vehicles not parked in compliance with
these rules and regulations. Landlord shall not be responsible to Tenant for the noncompliance or
breach by any other tenant of said rules and regulations,

AUTHORITY

PARAGRAPH 40

     Tenant represents that Tenant is authorized to do business in the State of New Jersey. Upon
Landlord’s request, Tenant’s signatories hereto will furnish satisfactory evidence of Tenant’s
authorization and their authority to execute this Lease on behalf of Tenant.

NO LIGHT, AIR OR VIEW EASEMENT

PARAGRAPH 41

     Any diminution or shutting off of light, air or view of any structure which may be erected on
lands adjacent to the Building shall in no way effect this Lease or impose any liability on
Landlord.

37

 

FORCE MAJEURE

PARAGRAPH 42

     Except as otherwise expressly provided herein, this Lease and the obligations of Tenant
hereunder and perform all of the other covenants, agreements, terms, provisions and conditions
hereunder on the part of Tenant to be performed (other than the obligation to pay Rent) shall
in no way be affected, impaired or excused because Landlord is unable to fulfill any of its
obligations under this Lease, if Landlord is prevented or delayed from so doing by reason of
any cause beyond Landlord’s reasonable control, including, but not limited to, Acts of God,
strikes, labor troubles, shortage of material, delays in obtaining municipal, state or federal
agency approvals, governmental preemption in connection with a national emergency or by reason
of any rule, order or regulations of any governmental agency or by reason of war, hostilities
or similar emergency; provided that Landlord shall in each instance exercise reasonable
diligence to effect performance as soon as possible. It is agreed that Landlord shall not be
required to incur any overtime or additional expenses in Landlord’s reasonable diligence to
effect the performance of any of Landlord’s obligations hereunder.

ATTORNMENT

PARAGRAPH 43

     If for any reason the leasehold estate of Landlord as tenant under any underlying tease
is terminated by summary proceedings or otherwise, Tenant will attorn to the landlord under
such underlying Lease and will recognize such landlord as Tenant’s Landlord under this Lease.
Tenant agrees to execute and deliver, at any time, and from time, to time, upon the reasonable
request of Landlord or of the landlord under any such underlying lease, any instrument which
may be necessary or appropriate to evidence such attornment. Tenant further waives the
provisions of any statute or rule of law now or election to terminate this (sub)lease or to
surrender possession of the Premises in the event such underlying lease terminates or any such
proceeding is brought by landlord under such underlying lease, and agrees that his (sub)lease
shall not be affected in any way whatsoever by any such proceeding or termination.

COMMON AREA MAINTENANCE COST

PARAGRAPH 44

     Base Project Operating Expenses as defined in Paragraph 3 shall also include Landlord’s
costs and expenses incurred as Landlord’s share of common area maintenance all as set forth in
Article 29 of the underlying Land Lease between the Trustees of Princeton University as
landlord and Landlord as tenant.

38

 

NOTICE REGARDING TENANT’S MOVING IN OR OUT

PARAGRAPH 45

     Two days prior to any move into or out of the Premises, Tenant must notify National Business
Parks, as Agent for 100 & RW CRA LLC, of the following: the name of the Moving Company, Moving
Company representative in charge of the move, and Moving Company’s phone number. All moves must be
done during the work week (Monday through Friday, inclusive between the hours of 7:30 A.M. and 4:30
P.M.). No elevators will be available for move-in or move out Saturday, Sunday or holidays or after
4:30 P.M. on other days. The insurance evidence in the form required by Paragraph 19 hereof must be
delivered to Landlord prior to commencement of the Tenant’s move into or out of the Premises.

OPTION TO TERMINATE LEASE

PARAGRAPH 46

     Tenant may terminate this Lease effective at the end of the thirty sixth month after the
Commencement Date by providing Landlord six (6) months prior written notice and four (4) months’
Rent at the time of such notice. The cost of electing this option is limited to four (4) months’
Rent, but nothing herein shall limit Landlord’s ability to seek damages associated with any back
Rent due or damages to the Premises.

39

 

 

 

EXHIBIT B-1

LANDLORD’S WORK LETTER

     It is the intent of this Exhibit that Tenant shall be permitted reasonable freedom in the
interior design and layout of its space, consistent with applicable building codes and sound
architectural and construction practices in first class office buildings, provided that no
interference is caused to the operation of the Building’s mechanical, heating, cooling or
electrical systems or other building operations or functions, and no increase in maintenance or
utility charges will be incurred by Landlord. Any additional costs of design, construction,
operation or maintenance which results from Tenant’s deviations from Building Standard quantities
or specifications shall be charged to Tenant.

A. IMPROVEMENTS

1. Landlord’s Work: Landlord (in accordance with applicable building codes and
regulations), at its sole cost and expense, shall furnish and install in or for the benefit
of the Premises pursuant to the plans and specifications referred to below, the following:

	 	(a)	 	For divided-floor tenancies, all walls separating the Premises from areas or
from other tenant space.
	 
	 	(b)	 	Interior core improvements, including men’s and women’s toilet rooms,
telephone closets, electrical closet, janitorial closet and core walls.
	 
	 	(c)	 	Those Building Standard improvements as shown in the list of allowances as
detailed in Exhibit B-2, and indicated as shown in Exhibit “A”.

     2. Tenant’s Work: All other improvements required by Tenant in the Premises shall be at the
sole cost and expense of Tenant.

     3. Landlord’s Approval: Tenant’s Plan, as hereinafter defined, shall be subject to Landlord’s
prior written approval (such approval not to be unreasonably withheld or delayed). If Tenant’s Plan
requires any variance or any modifications of any existing site plan, Tenant will be responsible
for obtaining all approvals required at Tenant’s sole cost and expense.

B. PLANS AND SPECIFICATIONS

     Tenant may use the services of the space planner retained by Landlord at no cost to Tenant,
to prepare an initial space plan and one revision. Tenant may at its own expense employ other
professional space planning assistance. If Tenant requests any additional work which is not
provided in the Building Standard, Tenant shall be responsible for all costs resulting from such
additional work, including but not limited to architectural and engineering charges, and any
special permits or fees attributed thereto. In either event, both Landlord and Tenant shall
conform with the applicable time schedule set forth below.

40

 

     1. Tenant Uses Landlord’s Space Planner: Tenant shall devote such time in consultation with
Landlord’s space planner as shall be necessary to enable the latter to develop complete working
drawings and specifications for Building Standard improvements for the Premises (which drawings and
specifications are hereafter and in the foregoing Lease collectively called the “Tenant’s Plan”),
showing thereon partitions, hardware, electrical and telephone outlets and special requirements (if
any), light fixture locations, wall finishes, floor coverings, for Tenant’s review and approval.
Upon such approval, Landlord will submit Tenant’s Plan, including items of work above Building
Standard Allowance, to Landlord for determination of the cost of such work. Such costs for items of
all work shall include a fee of 10% for overhead and 10% profit, to cover Landlord’s costs in
administering the work. After approval by Tenant of such costs and before Landlord shall order that
any work be commenced, Tenant shall pay the first one third in accordance with the following:

One third (1/3) at time of approval of costs.

One third (1/3) when work is 50% completed.

One third (1/3) upon completion.

     Tenant shall approve space plan and provide all information required for working drawings no
later than 5 days upon receipt of same.

     The following maximum time periods shall be allowed for the following matters after the
completion of the immediately preceding item:

	 	 	 	 	 
	 	 	 	 	Business Days
	 	 	 	 	Allowed to Complete
	(a)
	 	Landlord to complete working drawings
and specifications

	 	20 days
	 	 	 
	 	 
	(b)
	 	Tenant gives Landlord its approval of
working drawings and specifications with any
required changes

	 	3 days
	 	 	 
	 	 
	(c)
	 	Landlord quotes Tenant cost of work
above Building Standard Allowance for non-standard
items

	 	5 days
	 	 	 
	 	 
	(d)
	 	Tenant reviews, approves excess cost
and pays one third (1/3) thereof to Landlord

	 	3 days
	 	 	 
	 	 
	(e)
	 	Landlord authorizes commencement of work

	 	1 day

41

 

     2. Base Building Changes: If Tenant Plan necessitates revisions in the
design of the base building or necessitates changes in the construction of the base building for
which Landlord has previously contracted, Tenant shall be responsible for all costs resulting from
such design revisions or construction changes, including but not limited to architectural and
engineering changes, and any special permits for fees attributed thereto. Before Landlord shall
authorize such design and/or construction changes, Tenant shall pay Landlord the full cost
attributable thereto which includes a fee of 10% for overhead and 10% profit to cover Landlord’s
costs in administering the work.

C. CONSTRUCTION

     1. By Landlord: All partitions, floors, ceilings, and doors shall be installed and all work
involving or affecting the Building’s mechanical, electrical systems shall be performed by
Landlord’s contractor. If any work is not performed by the Landlord during the course of this
Lease, or is performed by Tenant’s own contractors, a fee of 10% of the total cost will be paid to
the Landlord to cover the cost of coordination of Tenant’s work.

     2. By Tenant: Finish work in the Premises other than work described in the preceding
paragraph, may be done by Tenant, in compliance with the following:

          (a) No such work shall proceed without Landlord’s prior written approval of (i)
Tenant’s contractor; (ii) detailed plans and specifications for the work; and (iii) a certificate
of workman’s compensation insurance in an amount and with a company and on a form acceptable to
Landlord and a certificate of insurance in form and from an insurer acceptable to Landlord, showing
Tenant or Tenant’s contractor to have in effect public liability, comprehensive general liability
and property damage insurance with limits of not less than $1,000,000/$2,000,000 and $1,000,000
respectively. All such certificates except worker’s compensation shall be endorsed to show
Landlord as an additional insured and such insurance shall be maintained by Tenant or Tenant’s
contractor at all times during the performance of Tenant’s work.

          (b) All such work shall be done in conformity with applicable codes and regulations of
governmental authorities having jurisdiction over the Building and premises and with valid building
permits and other authorizations from appropriate governmental agencies when required shall be
obtained by Landlord’s representative at Tenant’s sole expense. Any work not acceptable to the
appropriate governmental agencies or not reasonably satisfactory to Landlord, shall be promptly
replaced at Tenant’s expense. Notwithstanding any failure by Landlord to object to any such work,
Landlord shall have no responsibility therefor. Tenant agrees to save and hold Landlord harmless
for said work as provided in the Lease.

          (c) Tenant and Tenant’s contractors shall abide by all safety and construction laws,
ordinances, rules and regulations. All work and deliveries shall be scheduled through Landlord.
Entry by Tenant’s contractors shall be deemed to be under all the terms, covenants, provisions and
conditions of the Lease. All Tenant’s materials, work, installations and decorations of any
nature brought upon or installed in the Premises before the Lease Commencement Date shall be at
Tenant’s risk, and neither Landlord nor

42

 

any party acting on Landlord’s behalf shall be responsible for any damage thereto or loss or
destruction thereof. Tenant shall not employ any contractor who in Landlord’s reasonable opinion
may prejudice Landlord’s negotiations or relationships with Landlord’s contractors or
subcontractors or the negotiations or relationship of those contractors or subcontractors with
their employees, or may disturb harmonious labor relations.

          (d) Tenant shall reimburse Landlord for any extra expenses incurred by Landlord by reason of
faulty work done by Tenant or its contractors, or by reason of delays caused by such work, or by
reason of cleanup which fails to comply with Landlord’s rules and regulations, or by reason of use
of elevators outside normal working hours.

          (e) Tenant shall pay to Landlord a building service fee of ten percent (10%) of the total cost
of Tenant’s work not done by Landlord’s contractor to cover
Landlord’s cost of coordination of Tenant’s Work. Such building service fee shall be paid to
Landlord at the time of Landlord’s approval of Tenant’s contractor(s) as provided in Paragraph
2(a) above.

          (f) Tenant’s contractors shall not post any signs on any part of the Building or the premises.

          (g) Tenant shall, upon Landlord’s request, provide Landlord with copies of bills and invoices
for the cost of Tenant’s Work hereunder.

     3. Tenant’s Option to Use Landlord’s Contractor: Tenant may elect to have any of the work
described in Paragraph 2 done by Landlord’s contractor at Tenant’s expense.

     4. Changes: If there are any changes requested by Tenant, after approval of Tenant’s Plan,
Tenant shall be responsible for all costs including but not limited to permits and fees,
architectural, engineering and related design expenses resulting from such changes. No such changes
shall be made without prior written approval of Landlord (such approval not to be unreasonably
withheld or delayed). Landlord shall not be responsible for delay in occupancy by Tenant because of
changes to plans after approval by Tenant as outlined above. Upon completion of such revised
working drawings and specifications, Landlord shall notify Tenant in writing of the cost which will
be chargeable to Tenant by reason of such change, addition or deletion. Tenant shall, within (5)
business days, notify Landlord in writing whether it desires to proceed with such change, addition
or deletion. In the absence of such written authorization and payment in full of the total costs of
such change, addition or deletion, Landlord shall not be obligated to continue work on Tenant’s
premises and may suspend work and Tenant shall be responsible and chargeable for any and all delays
in the completion of the Premises resulting therefrom.

     5. Tenant’s Inspection: Tenant is authorized by Landlord to make periodic inspections of the
Premises during construction provided that such inspections are made during reasonable business
hours and that Tenant is accompanied by a representative of the Landlord. Tenant shall advise
Landlord immediately in writing of any objection to the performance of such work.

43

 

D. ACCEPTANCE OF PREMISES

     When Landlord’s Work and Tenant’s Work is substantially completed in accordance with Tenant’s
Plan except for the punch list items the Premises and/or Additional Space shall be considered
acceptable for occupancy. Within five (5) business days of Landlord’s notice that Landlord’s Work
and Tenant’s Work has been substantially completed, Tenant shall inspect the Premises and/or
additional space, in the presence of Landlord and Landlord’s contractor in order to establish a
punch list of items to be completed or corrected.

E. RESPONSIBILITY FOR DELAYS

     If Tenant shall cause any delay in the construction of the Premises, whether by reason of any
failure by Tenant to comply with the applicable time schedule set forth in Paragraph Bl, or by
Tenant’s requirement of materials or installations different from the Building Standard, or by
delays in performance of completion by a party employed by Tenant, or by reason of building code
problems arising from Tenant’s design, or by reason of changes in the work ordered by Tenant, then
notwithstanding the provisions of the Lease or any other provision of this Exhibit, any such delay
in completing the Premises shall not in any manner affect the Lease Commencement Date of the
Tenant’s liability for the payment of rent set forth in the Lease.

F. INCORPORATED IN LEASE

     This Agreement is, and shall be incorporated by reference in the Lease and all of the terms
and provisions of said Lease are and shall be incorporated herein by this reference.

G. BUILDING STANDARD ALLOWANCES

     Landlord, at Landlord’s expense, except as otherwise expressly specified in this Exhibit B-l
and in the foregoing Lease, shall furnish and install in and to the Premises the following, all of
which shall be of material, manufacture, design, capacity, finish and color of the Building
Standard adopted by Landlord for the Building in accordance with the Tenant’s Plan. The Building
Standard Allowances as attached represents a maximum to be provided at no cost to Tenant. Tenant
shall receive no credit for unused items.

44

 

H. ELECTRICAL CONSUMPTION CALCULATION

     If Tenant’s electrical requirements exceed power designed to be provided to the Premises, in
order to accurately calculate the power consumed by Tenant, Landlord at its option may require
Tenant to install at Tenant’s cost a check meter. When no meter is required a survey of Tenant’s
electrical consumption will be made at Tenant’s expense.

I. FINAL PAYMENT OF EXCESS COSTS

     If prior to Tenant’s occupancy of the Premises and/or Additional Space there is a default by
Tenant in payment of the above, Landlord shall, in addition to all other legally allowable
remedies, have the same rights as in the case of default in rent under the Lease. Tenant shall pay
to Landlord the balance of all excess costs to complete Tenant’s Work and the entire amount of any
extra expenses reasonably incurred by Landlord.

J. APPLICABILITY

     The terms and conditions of this Lease and Exhibit B-l apply from the date of the execution
(by both parties) of this Lease, with the exception of Rent and Tenant electric which commences as
per Paragraph 1.

45

 

EXHIBIT B-2

BUILDING STANDARD

100 SERIES

1. PARTITIONS

	 	(a)	 	Partitions within the Demised Premises shall have 5/8” gypsum board on each
side of 2-1/2” metal studs, 24” on center, taped and spackled to underside of finished
ceiling. Partitions between the Demised Premises and corridor(s) and
between the Demised Premises, and adjacent space shall have 5/8” fire code gypsum
board, taped and spackled, on each side of 3-1/2” metal studs, 24” on center. Demising
partitions and corridor partitions to have 1-1/2” (full thick) sound deadening
insulation installed within from floor to underside of floor above.
	 
	 	(b)	 	There will be no jogs, curves or angles in any partition.
	 
	 	(c)	 	Vinyl base 4” high to be on all partitioning and existing walls and columns.

2. DOORS

	 	(a)	 	All frames to be 16 gauge, pressed steel, painted.
	 
	 	(b)	 	Doors within Demised Premises to be 3’-0” x 7’-0” nominal x 1-3/4” solid core
oak, rift cut, matched finish. Doors to have fire rating as required by applicable
codes.

3. HARDWARE

	 	(a)	 	Cylindrical latch sets, standard weight, on individual office doors within the
Demised Premises.
	 
	 	(b)	 	Cylindrical lock sets, heavy duty, and closers on doors from
corridor(s) on Demised Premises.
	 
	 	(c)	 	Lock sets and latch sets to be Schlage, Sargent, Yale, Russwin or equal, as
selected by Landlord.
	 
	 	(d)	 	All lock sets shall be keyed to the Building master key system.

46

 

4. ACOUSTICAL CEILINGS

	 	(a)	 	Lay-in acoustic tile ceilings, within Demised Premises, shall be 24” x 48”
white mineral fiber (with 24” x 24” look), textured panels with white “T”- spline, as
selected by Landlord.
	 
	 	(b)	 	Ceiling heights within Demised Premises to be nominal 9’-0”.
	 
	 	(c)	 	Direction of ceiling-grid to be as determined by Landlord.

5. FLOORING

	 	 	 	Building standard carpet to be in all tenant areas where vinyl composition tile is not
installed. All carpets will be selected from Landlord’s samples, or of equal quality.

6. PAINTING

	 	(a)	 	Interior wall surfaces of gypsum board shall receive two (2) coats of flat
latex paint, color to be selected by Tenant from Landlord’s samples.
	 
	 	(b)	 	All interior ferrous metal surfaces shall receive two (2) coats of alkyd
semigloss enamel paint over shop-applied primer
	 
	 	(c)	 	All wood doors to receive one (1) coat of sealer and two (2) coats of
clear polyurethane satin varnish.
	 
	 	(d)	 	Paint manufacturer to be Sherwin Williams, or approved equal, as selected by
Landlord.

7. WINDOW COVERING

	 	 	 	All exterior windows to receive Building Standard, narrow, horizontal aluminum slat blinds,
Levelor or equal, as selected by Landlord.

8. ELECTRICAL SPECIFICATIONS

	 	(a)	 	Lighting — Provide 2’ x 4’ 3L — 227V parabolic, heat removal fixture.
	 
	 	(b)	 	Power — Wall mounted duplex receptacles must meet all applicable codes.
	 
	 	(c)	 	The average electric load of the Demised Premises shall not exceed five (5)
watts per square foot for lighting and power in office areas.

47

 

	 	(d)	 	Landlord shall initially provide and install lamps and ballasts.
Replacements of same shall be by Landlord, at Tenant’s expense.

9. FIRE AND LIFE SAFETY FEATURES

	 	(a)	 	The Building is limited — sprinklered in all core areas and high hazard
areas, storage, reprographics, etc.
	 
	 	(b)	 	Fire Alarm System consisting of manual pull boxes, annunciators, alarm bells,
control panel, etc. shall be required per code.
	 
	 	(c)	 	Smoke detectors, ionization-type, in corridors, Tenant’s space,
electrical equipment rooms, elevator machine rooms and ductwork where the air quantity
is over 15,000 CFM. Firestats in the ductwork where air quantity is less than 15,000
CFM.
	 
	 	(d)	 	Battery back-up shall be required in the Building to operate all emergency
and exit lighting fixtures in public areas and fire alarm system.

10. TELEPHONE/DATA WORK

	 	(a)	 	The Landlord shall arrange for telephone service within the
equipment room in the Building’s Core.
	 
	 	(b)	 	All telephone work and wiring in partitions, floors and ceilings are the
responsibility of the Tenant, shall be paid for by Tenant, and coordinated with
Landlord (Tenant’s contractor must be approved by Landlord). Landlord will
coordinate work with other trades as required. Completion or non-completion of the
telephone work will not delay Tenant’s acceptance of the Demised Premises or the
payment of Rent. All electrical load centers, special wiring and plywood supplied by
Landlord for telephone equipment shall be an extra cost to be paid by Tenant. Telephone
company work is to meet all prevailing codes.

11. HVAC SPECIFICATIONS

	 	(a)	 	Heating, ventilation and air-conditioning system shall be capable of maintaining the following interior conditions, subject to
governmental regulations:

Summer — 78 degrees F (+2 degrees F) dry bulb and 50% relative humidity when
outside temperature is 90 degrees F.
	 
	 	 	 	Winter — 68 degrees F when outside temperature is 14 degrees F.

48

 

	 	(b)	 	The fan coil system with roof top chiller will have automatic
thermostats mounted in the rooms or open spaces within the
Demised Premises.
	 
	 	(c)	 	The fan coil units are connected to roof top chilled water loop with
cooling coils, filters, mixing dampers and fan motor.
	 
	 	(d)	 	Tenant override timers are provided in electrical closet for after hours
use.
	 
	 	(e)	 	The air supply distribution of the HVAC system for the Demised
Premises shall be based on five (5) watts per square foot of total
electrical load for all purposes. Occupancy rate is based on one (1)
person per 200 square feet.
	 
	 	(f)	 	All heating will be provided from the area fan coil units with electric
heating coils.
	 
	 	(g)	 	The control system for the heating will be by means of the same
electric thermostats mounted in the rooms or open spaces within the
Demised Premises as described in (11 b).
	 
	 	(h)	 	Zoning within Tenant’s Demised Premises shall provide interior and
perimeter zones. The number of zones, as determined by Landlord, shall be based on
orientation and total area occupied with average zones as follows:
	 
	 	 	 	Perimeter of areas — one (1) zone per 1,200 square feet
	 
	 	 	 	Interior areas — one (1) zone per 2,000 square feet
	 
	 	 	 	An average of 1 CFM per square foot will be delivered by the HVAC system within
the Demised Premises. Diffusers supplying air will be spaced at 1 per 225 square
feet.
	 
	 	(i)	 	If Tenant’s equipment (i.e. computers, business machines, etc.) or
special uses (i.e. conference rooms, mailrooms, lunch rooms, etc.) require
air-conditioning above and beyond Building Standard, as outlined said additional
air conditioning (including cost of operation as stipulated in the Lease) shall be
paid for by Tenant. Any special exhaust requirements will also be paid for by
Tenant.

49

 

EXHIBIT “C” 

COMMENCEMENT DATE MEMORANDUM

          THIS AGREEMENT made the ___day of                     , 2006, by and between 100 &
RW CRA LLC (“Landlord”) and                     , with an office at                      , Princeton,
New Jersey 08540 (“Tenant”).

WITNESSETH:

          WHEREAS, Landlord and Tenant entered into a lease dated
(“Lease”) setting forth the terms of occupancy by Tenant of a portion of a Building located
at                    , Princeton, New Jersey; and

          WHEREAS, the Lease is for a term of                    , with the “Target
Commencement Date” of the term being defined as                      in Basic Lease Provisions of
the Lease; and

          WHEREAS, it has been determined that                      is the actual
Commencement Date of the Lease.

          NOW, THEREFORE, in consideration of the premises and the covenants hereinafter set forth, it
is agreed:

     1. The actual Commencement Date of the term of the Lease is                    
and the termination date thereof is                     .

     2. This agreement is executed by the parties for the purpose of providing
a record of the commencement and termination dates of the term of the Lease.

50

 

     IN WITNESS WHEREOF, the parties hereto have duly executed this instrument as
of the day and year first above written.

	 	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	100 & RW CRA LLC	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	BY:
	 	100 & RW CRA LLC Manager

LLC, its Member	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	ATTEST:	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	BY:

	 	 	 	 	 	BY:	 	 	 	 
	 

	 	 

Name:
	 	 	 	 	 	 

Name: John Zirinsky
	 	 
	 

	 	Title:
	 	 	 	 	 	Title: President	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	ATTEST	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	BY:

	 	 	 	 	 	BY:	 	 	 	 
	 

	 	 

Name:
	 	 	 	 	 	 

Name:
	 	 
	 

	 	Title:
	 	 	 	 	 	Title	 	 

51

 

RULES AND REGULATIONS 

Exhibit D

1. The sidewalks, halls, passages, elevators and stairways shall not be obstructed by any of the
tenants nor used by them for any other purpose than for ingress and egress to and from their
respective offices, nor shall they be used as a waiting or lounging place for tenant’s employees or
those having business with tenants. The halls, passages, elevators, stairways and roofs are not
for the use of the general public, and Landlord retains in all cases the right to control and
prevent access to any part of said Building of all persons whose presence, in the judgement of
Landlord or Landlord’s employees, may be prejudicial to the safety, character, reputation or
interests of the Building and its tenants. In case of invasion, mob, riot, public excitement or
other commotion, Landlord reserves the right to prevent access to the Building during the
continuance of same by closing the doors or otherwise, for the safety of tenants and the protection
of property in said Building. During other than business hours, access to the Building may also be
refused, unless the person seeking admission is known by Landlord’s agent in charge to have the
right to enter the Premises therein or is properly identified. In order for Tenant’s employee(s)
to be permitted to enter a locked and secured building, it is required that each such employee
complete a “Security Access Card Request Form”. If this standard form is not completed in its
entirety, Landlord may decline access to such employee. In addition, the production of a key to
such premises may be required. Tenants will instruct the Building manager from time to time as to
the number of persons to whom they desire passes issued for this purpose. It will be the
responsibility of the Tenant to pick up any pass and key whenever the employment of the pass holder
is discontinued. Landlord shall in no case be liable in damages for the admission or exclusion of
any person from said Building.

2. The floors, walls, partitions, skylights, transoms that reflect or admit light into passageways
or into any place in said Building shall not be covered or obstructed by any of the tenants. The
toilet-rooms, sinks and other water apparatus shall not be used for any purposes other than those
for which they were constructed, and no sweepings, rubbish, rags, ashes, chemicals or refuse shall
be thrown or placed therein. Any damage resulting from such misuses or abuse shall be borne and
immediately paid by Tenant by whom or by whose employees it shall have been caused.

3. Nothing shall be placed by tenants or their employees on the outside of the Building.

4. No sign, advertisement or notice shall be inscribed, painted or affixed on any part of the
outside or inside of said Building, unless of such character, color, size and material and in such
places as shall be first designated by Landlord in writing. A sign painter authorized by
Landlord will do such work at Tenant’s expense.

5. Tenant will see that the windows are closed and the doors securely locked each day

52

 

before leaving the Building. Shades shall be of the material, style, form and color adopted by
Landlord for the Building, and no tenant shall put up any that do not conform to such standards.
Tenant shall have the right to remove such shades at the expiration of the lease.

6. Tenant, their employees or others shall not make or commit any improper noises or disturbances
including foul odors of any kind in the Building, nor smoke in the elevators, mark or defile the
elevators, bathrooms or interfere in any way with other tenants or those having business in the
Building. Tenants shall be liable for all damage to the Building done by their employees. Cigar
& pipe smoking will not be permitted anywhere in the Building.

7. No carpet, rug or other article shall be hung or shaken out of any window, and nothing shall be
thrown by tenants or tenants’ employees nor be allowed by them to drop out of the windows or doors
or down the passages or skylights of the Building; and no tenant shall sweep or throw or permit to
be swept or thrown from the Premises any dirt or other substance into any of the corridors or
halls, elevators or stairways of the Building, or into any of the light shafts or ventilators
thereof.

8. No animals shall be kept in or about the Premises.

9. If the tenants desire to introduce signaling, telegraphic, telephonic or other wires and
instruments, Landlord will contract with the electricians as to where and how the same are to be
placed; and, without such direction, no placing boring or cutting for wires will be permitted.
Landlord retains in all cases the right to require the placing and using of such electrical
protecting devices to prevent the transmission of excessive currents of electricity into or through
the Building, to require the changing of wires and of their placing an arrangement underground or
otherwise as Landlord may reasonably direct, and further to require compliance on the part of all
using or seeking access to such wires with such rules as Landlord may reasonably establish thereto;
and, in the event of noncompliance by tenants or by those furnishing service by or using such wires
or by others with the directions, requirements or rules, Landlord shall have the right to
immediately cut, displace and prevent the use of such wires. Notice requiring such changing of
wires and their replacing and rearrangement given by Landlord to any company or individual
furnishing service by means of such wires to any tenant shall be regarded as notice to such tenants
and shall take effect immediately. All wires used by tenants must be clearly tagged at the
distributing boards and junction boxes and elsewhere in the Building and with the number of the
office to which said wires lead and the purpose for which said wires respectively are used,
together with the names of the company operating same.

10. A directory in a conspicuous place on the first floor, with the names of tenants, will be
provided by Landlord at Landlord’s expense.

11. No varnish, stain, paint, linoleum, oil-cloth, rubber or other air-tight covering shall be laid
or put upon the floors; nor shall articles be fastened to or holes drilled or nails or screws
driven into walls, doors or partitions; nor shall the walls, doors or partitions be

53

 

painted, papered or otherwise covered or in any way marked or broken; nor shall any tenant use any
other method of heating than that provided by Landlord; without the written consent of Landlord,
which consent shall not be unreasonably withheld.

12. The delivery of materials and other supplies to tenants in the Building will be permitted only
under the reasonable direction, control and supervision of the Landlord.

13. The use of rooms as sleeping apartments is prohibited.

14. All entrance doors leading from the hallways are to be kept closed at all times.

15. Tenants must use designated parking lots only during hours of building operation. Tenant
parking is restricted to main lots and is not permitted in any other area whatsoever including
visitor, delivery or fire lane areas. It is expressly prohibited to allow overnight parking or
storage of vehicles used by employees or in the course of business without prior written consent of
Landlord, not to be unreasonably withheld.

Violation of this parking regulation will result in removal of the vehicle at the sole cost of
tenant.

16. Tenants must adhere to all recycling mandates (as they may be required by local and state
laws), and Landlord’s existing established procedure (s).

17. No smoking is permitted in the Premises or any other part of the Building.

18.No vending machine of any type are permitted in the Premises without the prior written consent
of the Landlord, not to be unreasonably withheld.

19. All deliveries to and/or from the Building must be coordinated with the Building’s Management.

54

 

EXHIBIT E

COLLEGE PARK AT

PRINCETON FORRESTAL CENTER

JANITORIAL SPECIFICATIONS

General Cleaning

	 	 	Cleaning Services provided five (5) days per week unless otherwise specified.
	 
	 	 	Cleaning hours Monday through Friday, between 6:00 p.m. and before 8:00 a.m. of the following day.
	 
	 	 	On the last day of the week work will be done after 6:00 p.m. Friday, but before 8:00 a.m. Monday.
	 
	 	 	No cleaning on holidays.
	 
	I.	 	Office Area
	 
	 	 	Furniture and fixtures within reach will be dusted and desktops will be wiped clean.
However, desks with loose papers on top will not be cleaned.
	 
	 	 	Windowsills and baseboards to be dusted and washed when necessary.
	 
	 	 	Office wastepaper baskets will be emptied.
	 
	 	 	Cartons or refuse in excess of that which can be placed in wastebaskets will not be
removed. Tenants are required to place such unusual refuse in trashcans.
	 
	 	 	Cleaner will not remove or clean tea or coffee cups or similar containers; also, if such
liquids are spilled in wastebaskets, the wastebaskets will be emptied but not otherwise
cleaned. All kitchen cleaning by Tenant.
	 
	 	 	Carpets will be vacuumed nightly.
	 
	 	 	All tile floors will be vacuumed nightly and wet mopped weekly.
	 
	 	 	Wipe clean all glass, brass and other bright work weekly.
	 
	 	 	Dust all pictures, charts, wall hangings monthly that are not reached in nightly cleaning.

55

 

	 	 	Dust all vertical surfaces to include doors, bucks and partitions monthly.
	 
	 	 	Dust all ventilating louvers and other such installations monthly.
	 
	II.	 	Lavatories
	 
	 	 	All lavatory floors to be swept and washed with disinfectant nightly.
	 
	 	 	Tile walls and dividing partitions to be washed and disinfected weekly. 

Basins, bowls, urinals to be washed and disinfected daily.
	 
	 	 	Mirrors, shelves, plumbing work, bright work, and enamel surfaces cleaned nightly.
	 
	 	 	Waste receptacles will be emptied and cleaned and wash dispensaries to be filled with
appropriate tissues, towels, and soap nightly.
	 
	III.	 	Main Lobby Elevators. Building Exterior and Corridors
	 
	 	 	Wipe and wash all floors in Main Lobby nightly.
	 
	 	 	Wipe and/or vacuum elevator floor nightly.
	 
	 	 	Polish floors weekly in elevator.
	 
	IV:	 	All windows interior and exterior will be cleaned once a year.
	 
	V:	 	Tenant will comply fully with the New Jersey State Recycling Mandates.
	 
	VI:	 	Tenant is responsible for the cleaning of Tenant’s laboratory area(s).

56

 

FIRST EXTENSION AND MODIFICATION OF LEASE

     THIS FIRST EXTENSION AND MODIFICATION OF LEASE (hereinafter “First
Extension”) dated as of this 15th day of January, 2008, is by and between 100 & RW
CRA LLC, having an office at 2 Research Way, Princeton (Plainsboro), NJ 08540, hereinafter
referred to as “Landlord”, and VIA Pharmaceuticals, Inc., with an office located at 101 College
Road East, Princeton, New Jersey 08540, hereinafter referred to as “Tenant”.

     WHEREAS, Landlord is the owner of a leasehold interest in certain land and the fee owner of a
building thereon, hereinafter referred to as “Building”, and commonly known as 101 College Road
East, Township of Plainsboro, County of Middlesex, State of New Jersey, 1,980 rentable square feet
(“Original Premises”) of which were leased to Tenant by Lease dated July 24, 2006, made with
Landlord; and

     WHEREAS, it is the mutual desire of the parties hereto to modify said Lease and Landlord will
perform those improvements to the Premises as indicated on the attached Exhibit “A-1”.

     NOW, THEREFORE, in consideration of the mutual covenants and agreements hereinafter set forth
and other good and valuable consideration the receipt of which is hereby acknowledged, the parties
hereto agree to modify said Lease as follows:

     1. Items 2, 3, 6, 7, 8 and 11 of the Basic Lease Provisions are amended to read as follows:

	 	“2.	 	Rentable Area of Premises:
	 
	 	 	 	1,980 rentable square feet from September 1, 2006 until the First Extension
Commencement Date (the First Extension Commencement Date shall be the date
when Landlord has completed the construction shown on the attached Exhibit
“A-1” and shall be memorialized by a First Extension Commencement Date
Memorandum); and 4,979 rentable square feet from the First Extension
Commencement Date until the date that is exactly four (4) years thereafter.
	 
	 	3.	 	Tenant’s Percentage Share:
	 
	 	 	 	3.66% (1,980/54,000) from November 15, 2004 until the First Extension
Commencement Date; and
	 
	 	 	 	9.22% (4,979/54,000) from the First Extension Commencement Date until the
date that is exactly four (4) years thereafter.”

1

 

	 	“6.	 	Basic Annual Rent:
	 
	 	 	 	$48,510.00 per annum from September 1, 2006 until the First Extension
Commencement Date; and
	 
	 	 	 	$121,985.50 per annum from the First Extension Commencement Date through the
date that is exactly four (4) years from the First Extension Commencement
Date.
	 
	 	7.	 	Basic Monthly Rental Installments:
	 
	 	 	 	$4,042.50 per month from September 1, 2006 until the First Extension
Commencement Date; and
	 
	 	 	 	$10,165.46 per month from the First Extension Commencement Date until the
date that is exactly four (4) years from the First Extension Commencement
Date.
	 
	 	8.	 	Term:
	 
	 	 	 	To run through the date that is exactly four (4) years after the First
Extension Commencement Date.”
	 
	 	“11.	 	Parking Spaces:                     21”

     2. Landlord shall perform the construction of the Tenant Improvements shown on the attached
Exhibit “A-1” using Building Standard Materials.

     3. Provided that Tenant is not in material default in the payment of Basic Annual Rent,
Additional Rent or any other amount due hereunder or in the performance of any covenant or
obligation to be performed by Tenant hereunder, Landlord agrees that subject to previously held
rights by other tenants (including existing rights of first refusal and renewal options contained
in other leases) Landlord will not enter into any new lease for space, on the second floor of the
Building in which the Premises are situated that is contiguous to Tenant’s space, to any
prospective tenant who expresses to Landlord its intention to lease such space, unless Landlord
shall first receive an acceptable bona fide offer from such prospective tenant for the lease of
such space and Landlord shall have notified Tenant in writing of the name of the prospective tenant
making the offer, the rental amount to be paid therefor and all pertinent details of the proposed
Lease. The Landlord agrees that Tenant shall thereupon have the one-time right to lease said space
upon the same terms and conditions as are contained in said offer, or the economic equivalent of
those terms. Said right must be exercised within ten (10) days after Tenant’s receipt of said
written notice of said offer by giving written notice to Landlord of the exercise of said right
within said ten (10) day period. If Tenant shall fail to exercise its right to lease that
particular space, Tenant shall be conclusively deemed to have forever waived and

2

 

relinquished all rights to lease the particular space specified in the notice.

     4. Tenant hereby renews its obligations to Landlord for the full, prompt timely payment of all
rent and any other sums of money required to be paid by Tenant during the term of said Lease as
herein modified, and for the full, prompt and timely performance, compliance and observance of all
terms contained in said Lease, as herein modified.

     5. Whenever the unmodified portions of said Lease affect, apply or refer to portions of said
Lease herein modified, the unmodified portions are hereby made to affect, apply or refer to the
modified portions with the same force and effects as if said Lease had been made by the parties
herein with the aforesaid modification incorporated therein.

     6. The provisions hereof shall enure to the benefit of and be binding upon the respective
successors and assigns of each of the parties hereto.

     7. Any terms of this First Extension and Modification of Lease will supersede any terms of the
Lease that are inconsistent with the terms of this First Extension and Modification of Lease.

3

 

     IN WITNESS WHEREOF, the Landlord and Tenant have respectively caused their corporate
seals to be hereunto affixed and these presents to be signed by the respective duly authorized
officers, the day and year first above written.

	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 	 	100 & RW CRA LLC	 	 
	 
	 	 	 	 	 	 
	Attest:

	 	BY:
	 	100 & RW CRA Manager

LLC, its Member	 	 
	 
	 	 	 	 	 	 
	/s/ Marc L. DeCecchis
 

Name: Marc L. DeCecchis

	 	BY:
	 	/s/ John Zirinsky
 

Name: John Zirinsky
	 	 
	Title:Treasurer

	 	 	 	Title: President	 	 
	 
	 	 	 	 	 	 
	Attest:	 	VIA Pharmaceuticals, Inc.	 	 
	 
	 	 	 	 	 	 
	/s/ Lawrence K. Cohen
 

Name:Lawrence K. Cohen

	 	BY:
	 	/s/ James G. Stewart
 

Name: James G. Stewart
	 	 
	Title: CEO & Pres

	 	 	 	Title: SR VP – CFO	 	 

4

 

5exv10w1

 

Exhibit 10.1

TERMINATION OF MERGER AGREEMENT, ACKNOWLEDGMENT AND AMENDMENT TO

LOAN AGREEMENT AND SECURED PROMISSORY NOTE

     This Termination of Merger Agreement, Acknowledgment and Amendment to Loan Agreement and
Secured Promissory Note (this “Termination and Amendment”) is made and entered into as of
March 28, 2008 by and between Raven biotechnologies, inc., a Delaware corporation (the “Company”),
and VaxGen, Inc., a Delaware corporation (the “Lender”).

     A. The Company and the Lender entered into an Agreement and Plan of Merger, dated November 12,
2007, as amended December 20, 2007 and February 6, 2008 (as amended, the “Merger Agreement”),
pursuant to which the Company and the Lender would enter into a business combination on the terms
and subject to the conditions set forth in the Merger Agreement.

     B. Concurrently with the execution of the Merger Agreement, the Company and the Lender
executed that certain Loan Agreement, dated as of November 12, 2007 (the “Loan Agreement”),
pursuant to which the Lender agreed to loan up to $6,000,000 to the Company as evidenced by that
certain Secured Promissory Note, dated November 12, 2007 (the “Note”).

     C. The respective Boards of Directors of the Company and the Lender have mutually
agreed to terminate the Merger Agreement.

     D. The Company and the Lender now desire to memorialize the agreement to terminate the Merger
Agreement as provided herein.

     E. Concurrently with the termination of the Merger Agreement, the Company and the Lender now
also desire to acknowledge the $655,000 Advance payable by the Lender to the Company on April 1,
2008 pursuant to the Loan Agreement and amend the Loan Agreement and the Note as provided herein.

     Now, Therefore, in consideration of the foregoing recitals and the mutual promises
hereinafter set forth, the parties hereto agree as follows:

     1.     Termination of Merger Agreement. The Company and the Lender hereby terminate the
Merger Agreement pursuant to Section 7.1(a) of the Merger Agreement. The Company hereby
acknowledges and agrees that there has been no breach of the Merger Agreement by the Lender and the
Lender hereby acknowledges and agrees that there has been no breach of the Merger Agreement by the
Company. The Company and the Lender hereby acknowledge and agree that as of the execution of this
Termination and Amendment neither the Company nor the Lender shall have any liability or continuing
obligations under the Merger Agreement and all provisions of, rights granted and covenants made in
the Merger Agreement are hereby released and terminated in their entirety and shall have no further
force or effect.

     2.     Acknowledgment of Advance. Lender acknowledges that it will make an Advance (as
such term is defined in the Loan Agreement) to the Company of $655,000 on April 1, 2008 in
accordance with the terms of the Loan Agreement.

     3.     Amendment of Loan Agreement and Note. The Loan Agreement and Note are hereby
amended as follows:

          (a)     Section 4(l) of the Loan Agreement entitled “No Transactions Outside the Ordinary
Course” is hereby amended and restated in its entirety to read as follows:

     “No Transactions Outside the Ordinary Course. The Company shall not
enter into any agreements, obligations or commitments of any type, except in the
ordinary course of business consistent with past practice and except for agreements,
contracts or commitments which involve payment by the Company which individually do
not exceed $10,000, and which collectively do

 

 

not exceed $50,000; provided, however that nothing in this Section 4(l) shall
prevent the Company from financing its operations through the sale of its stock,
incurring new indebtedness which is junior in priority of payment to the Note or
entering into collaboration or partnership arrangements for the development of its
product candidates.”

          (b)     Section 4(m) of the Loan Agreement entitled “Compensation Matters” is hereby
deleted in its entirety.

          (c)     Section 4 of the Note is hereby amended and restated in its entirety to read as follows:

          “Payment on Maturity Date. Subject to Section 5 of the Loan Agreement, the entire
outstanding principal balance and all unpaid accrued interest shall become fully due and payable on
the Maturity Date. As used herein, “Maturity Date” means the earlier of June 1, 2009 or an Event
of Default as set forth below.”

     4.     Non-Disparagement. The Company shall not, and shall cause its officers and
directors not to, disparage, defame or criticize Lender or any of its officers and directors in a
non-constructive manner, either publicly or privately. The Lender shall not, and shall cause its
officers and directors not to, disparage, defame or criticize the Company or any of its officers
and directors in a non-constructive manner, either publicly or privately. Nothing in this Section
4 shall have application to any evidence or testimony requested by any court, arbitrator or
government agency.

     5.     Miscellaneous.

          (a)     Except as expressly set forth herein, the Loan Agreement and Note shall remain in full
force and effect.

          (b)     This Termination and Amendment shall be governed by and construed in accordance with the
laws of the State of Delaware, without giving effect to the principles thereof governing conflict
of laws.

          (c)     This Termination and Amendment may be executed in one or more counterparts, each of which
shall be deemed an original and all of which taken together shall constitute one and the same
instrument.

[Signature page follows]

 

 

     In Witness Whereof, the parties hereto have executed this Termination and Amendment
as of the date and year first written above.

	 	 	 	 	 
	 	LENDER:

VAXGEN, INC.

 	 
	 	By:  	/s/ James P. Panek
 	 
	 	 	Name:  	James P. Panek 	 
	 	 	Title:  	President and CEO 	 
	 
	 	COMPANY:

RAVEN BIOTECHNOLOGIES, INC.

 	 
	 	By:  	/s/ George F. Schreiner
 	 
	 	 	Name:  	George F. Schreiner 	 
	 	 	Title:  	Chief Executive Officer

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