Document:

EX-10.1

 Exhibit 10.1 

LEASE FOR 
 26
LANDSDOWNE STREET 
 Cambridge, Massachusetts 

LANDLORD 
  

 
 UP 26 LANDSDOWNE, LLC, 

a Delaware limited liability company 

TENANT 
  

 
 BEAM THERAPEUTICS, INC. 

a Delaware corporation 

Dated: February 21, 2018 

 26 LANDSDOWNE STREET 

Table of Contents 
  

							
	 ARTICLE 1 RECITALS. DEFINITIONS AND BASE LEASE TERMS
	  	 	1	 
			
	 Section 1.1.
	 	 Recitals
	  	 	1	 
			
	 Section 1.2.
	 	 Definitions
	  	 	1	 
			
	 Section 1.3.
	 	 Base Lease Terms
	  	 	3	 
		
	 ARTICLE 2 PREMISES AND TERM
	  	 	3	 
			
	 Section 2.1.
	 	 Premises and Landlord’s Work
	  	 	3	 
			
	 Section 2.2.
	 	 Appurtenant Rights
	  	 	4	 
			
	 Section 2.3.
	 	 Landlord’s Reservations
	  	 	6	 
			
	 Section 2.4.
	 	 Parking Passes
	  	 	6	 
			
	 Section 2.5.
	 	 Term Commencement Date and Rent Commencement Date
	  	 	7	 
			
	 Section 2.6.
	 	 Extension Option
	  	 	8	 
		
	 ARTICLE 3 RENT AND OTHER PAYMENTS
	  	 	10	 
			
	 Section 3.1.
	 	 Annual Fixed Rent
	  	 	10	 
			
	 Section 3.2.
	 	 Real Estate Taxes
	  	 	10	 
			
	 Section 3.3.
	 	 Operating Expenses
	  	 	12	 
			
	 Section 3.4.
	 	 Utility Charges
	  	 	15	 
			
	 Section 3.5.
	 	 Above Standard Services
	  	 	16	 
			
	 Section 3.6.
	 	 No Offsets
	  	 	16	 
		
	 ARTICLE 4 ALTERATIONS
	  	 	17	 
			
	 Section 4.1.
	 	 Consent Required for Tenant’s Alterations
	  	 	17	 
			
	 Section 4.2.
	 	 Ownership of Alterations and Initial Leasehold Improvements
	  	 	18	 
			
	 Section 4.3.
	 	 Construction Requirements for Alterations
	  	 	19	 
			
	 Section 4.4.
	 	 Payment for Tenant Alterations
	  	 	19	 
			
	 Section 4.5.
	 	 Initial Leasehold Improvements
	  	 	20	 
		
	 ARTICLE 5 RESPONSIBILITY FOR CONDITION OF BUILDING AND PREMISES
	  	 	20	 
			
	 Section 5.1.
	 	 Maintenance of Building and Common Areas by Landlord
	  	 	20	 
			
	 Section 5.2.
	 	 Maintenance of Premises by Tenant
	  	 	21	 
			
	 Section 5.3.
	 	 Delays in Landlord’s Services
	  	 	21	 
			
	 Section 5.4.
	 	 Tenant’s Responsibilities Regarding Hazardous Materials
	  	 	22	 
			
	 Section 5.5.
	 	 Landlord’s Responsibilities Regarding Hazardous Materials
	  	 	23	 

  
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	 ARTICLE 6 TENANT COVENANTS
	  	 	24	 
			
	 Section 6.1.
	 	 Permitted Uses
	  	 	24	 
			
	 Section 6.2.
	 	 Laws and Regulations
	  	 	24	 
			
	 Section 6.3.
	 	 Rules and Regulations
	  	 	25	 
			
	 Section 6.4.
	 	 Safety Compliance
	  	 	25	 
			
	 Section 6.5.
	 	 Landlord’s Entry
	  	 	25	 
			
	 Section 6.6.
	 	 Floor Load
	  	 	25	 
			
	 Section 6.7.
	 	 Personal Property Tax
	  	 	26	 
			
	 Section 6.8.
	 	 Assignment and Subleases
	  	 	26	 
		
	 ARTICLE 7 INDEMNITY AND INSURANCE
	  	 	28	 
			
	 Section 7.1.
	 	 Indemnity
	  	 	28	 
			
	 Section 7.2.
	 	 Liability Insurance
	  	 	29	 
			
	 Section 7.3.
	 	 Alterations. Improvements and Betterments; Personal Property at Risk
	  	 	30	 
			
	 Section 7.4.
	 	 Landlord’s Insurance
	  	 	30	 
			
	 Section 7.5.
	 	 Waiver of Subrogation
	  	 	30	 
		
	 ARTICLE 8 CASUALTY AND EMINENT DOMAIN
	  	 	31	 
			
	 Section 8.1.
	 	 Restoration Following Casualties
	  	 	31	 
			
	 Section 8.2.
	 	 Landlord’s Termination Election
	  	 	31	 
			
	 Section 8.3.
	 	 Tenant’s Termination Elections
	  	 	31	 
			
	 Section 8.4.
	 	 Casualty at Expiration of Lease
	  	 	32	 
			
	 Section 8.5.
	 	 Eminent Domain
	  	 	32	 
			
	 Section 8.6.
	 	 Rent After Casualty or Taking
	  	 	33	 
			
	 Section 8.7.
	 	 Temporary Taking
	  	 	33	 
			
	 Section 8.8.
	 	 Taking Award
	  	 	33	 
		
	 ARTICLE 9 DEFAULT
	  	 	33	 
			
	 Section 9.1.
	 	 Tenant’s Default
	  	 	33	 
			
	 Section 9.2.
	 	 Damages
	  	 	34	 
			
	 Section 9.3.
	 	 Cumulative Rights
	  	 	36	 
			
	 Section 9.4.
	 	 Landlord’s Self-help
	  	 	36	 
			
	 Section 9.5.
	 	 Enforcement Expenses: Litigation
	  	 	37	 
			
	 Section 9.6.
	 	 Late Charges: Interest on Overdue Payments
	  	 	37	 
			
	 Section 9.7.
	 	 Landlord’s Right to Notice and Cure
	  	 	37	 
		
	 ARTICLE 10 MORTGAGEES’ RIGHTS
	  	 	38	 
			
	 Section 10.1.
	 	 Subordination
	  	 	38	 
			
	 Section 10.2.
	 	 INTENTIONALLY OMITTED
	  	 	38	 

  
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	 Section 10.3.
	 	 INTENTIONALLY OMITTED
	  	 	38	 
			
	 Section 10.4.
	 	 Estoppcl Certificates
	  	 	38	 
			
	 Section 10.5.
	 	 Assignment of Rents
	  	 	39	 
		
	 ARTICLE 11 SECURITY DEPOSI
	  	 	40	 
		
	 ARTICLE 12 MISCELLANEOUS
	  	 	41	 
			
	 Section 12.1.
	 	 Notice of Lease
	  	 	41	 
			
	 Section 12.2.
	 	 Notices
	  	 	41	 
			
	 Section 12.3.
	 	 Successors and Limitation on Liability
	  	 	42	 
			
	 Section 12.4.
	 	 Waivers
	  	 	42	 
			
	 Section 12.5.
	 	 Acceptance of Partial Payments of Rent
	  	 	43	 
			
	 Section 12.6.
	 	 Interpretation and Partial Invalidity
	  	 	43	 
			
	 Section 12.7.
	 	 Quiet Enjoyment
	  	 	43	 
			
	 Section 12.8.
	 	 Brokerage
	  	 	43	 
			
	 Section 12.9.
	 	 Surrender of Premises and Holding Over
	  	 	43	 
			
	 Section 12.10.
	 	 Financial Reporting
	  	 	45	 
			
	 Section 12.11.
	 	 No Consequential Damages
	  	 	45	 
			
	 Section 12.12.
	 	 Governing Law
	  	 	45	 
			
	 Section 12.13.
	 	 Signage
	  	 	45	 
			
	 Section 12.14.
	 	 Ground Lease
	  	 	46	 
			
	 Section 12.15.
	 	 Cambridge Employment Plan
	  	 	46	 
			
	 Section 12.16.
	 	 Solvent Storage
	  	 	46	 
			
	 Section 12.17.
	 	 Protection of REIT Status
	  	 	46	 
			
	 Section 12.18.
	 	 Authority
	  	 	46	 

  

					
	 EXHIBIT A
	  	-	  	 Base Lease Terms

	 EXHIBIT B
	  	-	  	 Legal Description

	 EXHIBIT C-l
	  	-	  	 Depiction of Premises

	 EXHIBIT C-2
	  	-	  	 Map of the Park

	 EXHIBIT D
	  	-	  	 Tenant/Landlord Responsibility Matrix

	 EXHIBIT E
	  	-	  	 Standard Services

	 EXHIBIT E-l
	  	-	  	 Work Letter

	 EXHIBIT F
	  	-	  	 Rules and Regulations

	 EXHIBIT G
	  	-	  	 Construction Rules and Regulations

	 EXHIBIT H
	  	-	  	 Form of NDA with MIT

	 EXHIBIT I
	  	-	  	 Form of SNDA of Current Mortgagee (CIGNA)

  
 iii 

 LEASE 

ARTICLE 1 

RECITALS. DEFINITIONS AND BASE LEASE TERMS 

Section 1.1.    Recitals. 

This Lease (the “Lease”) is entered into this 21st day of February, 2018 (the “Effective Date”) by and between UP 26
Landsdowne, LLC, a Delaware limited liability company (the “Landlord”) and Beam Therapeutics, Inc., a Delaware corporation (the “Tenant”). 

In consideration of the mutual covenants herein set forth, the Landlord and the Tenant do hereby agree to the terms and conditions set forth
in this Lease. 
 Section 1.2.    Definitions. 

Certain terms used in this Lease shall have the meanings set forth below: 

“Additional Rent” means all charges payable By the Tenant pursuant to this Lease other than Annual Fixed Rent, including without
implied limitation the Tenant’s Tax Expense Allocable to the Premises as provided in Section 3.2; the Tenant’s Operating Expenses Allocable to the Premises in accordance with Section 3.3; amounts payable to Landlord for
separately submetered utilities and services pursuant to Section 3.4; amounts payable for special services pursuant to Section 3.5; and the Landlord’s share of any sublease or assignment proceeds pursuant to Section 6.8. 

“Annual Fixed Rent” - See Exhibit A and Section 3.1. 

“Brokers” - Jones Lang LaSalle New England LLC (for the Landlord) and Transwestern Consulting Group (for the Tenant). See
Section 12.8. 
 “Building” - See Exhibit A. 

“Common Areas” - See Section 2.2. 

“Default Interest Rate” - see Section 9.6. 

“Excusable Delay” means any delay in the satisfaction of the conditions in question to the extent the same is a consequence of
External Causes including, without limitation, any governmental embargo restrictions, or actions or inactions of local, state or federal governments (such as, without limitation, any delays in issuing building permits, certificates of occupancy or
other similar permits or certificates without the fault of either party). 
 “External Causes” means, when referring to a
party’s responsibilities under this Lease, collectively Acts of God, war, civil commotion, terrorism, fire, flood or other casualty, strikes or other extraordinary labor difficulties or shortages of labor or materials or equipment in the
ordinary course of trade, extraordinary weather conditions, government order or regulations or other cause not reasonably within the control of such party, and not due to the fault or neglect of such party. In no event shall financial inability be
deemed to be an External Cause. 

  
 1 

 “Land” means the parcel of land situated in Cambridge, Massachusetts, described in
Exhibit B. 
 “Landlord’s Address for Notices” through March 31, 2018 

UP 26 Landsdowne, LLC 
 c/o
Forest City Realty Trust, Inc. 
 1130 Terminal Tower 

50 Public Square 
 Cleveland, Ohio
44113-2203 
 Attention: General Counsel 

“Landlord’s Address for Notices” commencing April 1, 2018 

UP 26 Landsdowne, LLC 
 c/o Forest
City Realty 
 Key Tower 127 

Public Square, Suite 2400 

Cleveland, Ohio 44113 
 Attention:
General Counsel 
 with copies to: 

Forest City Commercial Management, Inc. 

38 Sidney Street 
 Cambridge,
Massachusetts 02139-4234 
 Attention: General Manager 

“Landlord’s Work” - See Section 2.1 

“Leasehold Improvements” - See Exhibit E-l regarding the construction of improvements by Tenant. 

“Lease Year” - A one year period commencing on the Rent Commencement Date (provided, however, that if the Rent Commencement Date
does not occur on the first day of a month, the first Lease Year shall end on the last day of the month in which the anniversary of the Rent Commencement Date occurs); each subsequent Lease Year shall consist of one calendar year beginning on the
day immediately following the expiration of the prior Lease Year. 
 “Park” - The buildings and associated land located from time
to time within University Park at MIT, as such area is depicted on Exhibit C-2. 
 “Parking Passes” - See Exhibit A
“Permitted Uses: - See Exhibit A. 
 “Premises: - See Exhibit A. 

  
 2 

 “Property” - The Land and the Building. 

“Removable Alterations” - See Section 4.2. 

“Rules and Regulations” - See Section 6.3 and Exhibit F. 

“Tenant’s Original Address” – 

BEAM THERAPEUTICS, INC. 
 c/o
Mass Innovation Labs 
 675 W. Kendall St. 

Cambridge, MA 02141 
 Attention:
John Evans 
 “Tenant’s Work” - See Section 4.3. 

“Term” - See Exhibit A. 

“Term Commencement Date” - See Exhibit A and Section 2.5. 

Section 1.3.    Base Lease Terms. 

The Basic Lease Terms are set forth on Exhibit A. attached. 

ARTICLE 2 

PREMISES AND TERM 

Section 2.1.    Premises and Landlord’s Work. 

The Landlord hereby leases to the Tenant, and the Tenant hereby leases from the Landlord, for the Term, the Premises comprised of the space
illustrated on Exhibit C-l. in its current “as-is” shell condition, with existing improvements in the Premises having been demolished and removed, provided however that Landlord shall be responsible for (i) completion of work
required by Landlord to fulfill Landlord’s obligations as outlined in the Tenant/Landlord Responsibility Matrix attached hereto as Exhibit D, provided that the parties acknowledge and agree that Landlord’s Work
(defined below) shall proceed concurrently with the construction of Tenant’s Work (to the extent that such Landlord’s Work does not materially interfere with the construction of Tenant’s Work), and in any event, Landlord’s Work
shall be Substantially Completed (as such term is defined in Exhibit E-l), on or prior to the Rent Commencement Date except for any outstanding Punch List items (which Landlord will diligently pursue to completion, and which shall be
performed at Landlord’s sole cost and expense); (ii) installation of a new centralized lab-ready base building HVAC system, delivery of mechanical, electrical, life safety and plumbing systems serving the Premises in good operating
condition and repair, and (iii) refurbishment of the existing common area locker/shower room on the first floor of the Building (all work described in (i) - (iii) above, collectively, the “Landlord’s Work”) subject to
Landlord’s reservations set forth in Section 2.3, such easements, covenants and restrictions of record as may affect the Property and the terms and conditions of this Lease. Landlord shall perform the Landlord’s Work in a good and
workmanlike manner, free from faults and defect in compliance with all applicable federal, state and local laws, rules and regulations. 

  
 3 

 Landlord shall substantially complete the Landlord’s Work in a timely and diligent
manner with a target date of May 31, 2018 (the “Landlord’s Work Target Date”). Landlord use good faith efforts to ensure, and cause Contractor to ensure, that completion of the Landlord’s Work shall not interfere with the
ongoing construction of the Initial Leasehold Improvements. See Section 4.5 herein for additional requirements governing the Landlord’s Work. Prior to the anticipated Rent Commencement Date, Tenant or Tenant’s representative shall
conduct an inspection of the Premises with Landlord or Landlord’s representative to develop a punch list of all Landlord’s Work items which are not complete or which require correction (the “Punch List”). Landlord shall
diligently pursue to completion and/or correction all items on the Punch List within a reasonable time after Landlord receives the Punch List and shall give Tenant written notice when all of the items on the Punch List have been completed and/or
corrected. Notwithstanding the foregoing, Landlord agrees that on Landlord’s Work Target Date, all items of Landlord’s Work necessary to enable Tenant to reasonably conduct its business in the Premises shall have been completed and such
items of work shall not be included on the Punch List. 
 Tenant shall further be subject to any easements, covenants and/or restrictions or
other matters of record encumbering the Park provided that any such matters of record arising after the date hereof do not prohibit or materially and adversely affect Tenant’s use and occupancy of the Premises for the Permitted Use or access to
the Premises, or materially and adversely affect Tenant’s rights under this Lease. The Tenant acknowledges that, except as expressly set forth in this Lease, there have been no representations or warranties made by or on behalf of the Landlord
with respect to the Premises, the Building or the Property or with respect to the suitability of any of them for the conduct of the Tenant’s business or activities. The Premises shall exclude common areas and facilities of the Property,
including without limitation exterior faces of exterior walls, the entry, vestibules and main lobby of the Building, first floor elevator lobby and lavatories, the common stairways and stairwells, elevators and elevator wells, boiler room,
sprinklers, sprinkler rooms, elevator rooms, mechanical rooms, loading and receiving areas, electric and telephone closets, janitor closets, and pipes, ducts, conduits, wires and appurtenant fixtures and equipment serving exclusively or in common
other parts of the Building. If the Premises at any time includes less than the entire rentable floor area of any floor of the Building, the Premises shall also exclude the common corridors, vestibules, elevator lobby, lavatories, and freight
elevator vestibule located on such floor. 
 Section 2.2.    Appurtenant Rights. 

(a) The Tenant shall have, as appurtenant to the Premises, the nonexclusive right to use in common with others, subject to the Rules and
Regulations (as defined in Section 6.3): (i) the entry, vestibules and main lobby of the Building, the common stairways, elevators, sprinkler rooms, mechanical rooms, electric and telephone closets, Tenant’s Proportionate Share (as
set forth in Exhibit A) of the use of the existing Building life-safety emergency generator (which shall be maintained and replaced by Landlord from time to time as required) and of the use of the stand-by generator that Landlord will have
installed in the Building by no later than Rent Commencement Date and the pipes, sprinklers, ducts, conduits, wires and appurtenant 

  
 4 

 
fixtures and equipment serving the Premises in common with others, (ii) common walkways and driveways situated upon the Land that are necessary or reasonably convenient for access to the
Building, (iii) access to, and use of in common with other tenants of, loading and receiving areas and freight elevators, and electrical and telephone closets, all subject to Rules and Regulations then in effect and (iv) if the Premises at
any time includes less than the entire rentable floor area of any floor, the common corridors, vestibules, elevator lobby, lavatories, and Sleight elevator vestibule located on such floor (collectively, the “Common Areas”). Tenant and its
authorized contractors and cleaning personnel shall have 24 hour, seven day per week access to the Premises, freight loading area and disposal areas and freight elevators, all at no additional cost and subject to the provisions of this Lease and
interruption for External Causes, casualty and condemnation. Without limiting the foregoing, Tenant shall have as appurtenant to the Premises, (A) the right to use a portion of the first floor to house Tenant’s acid neutralization system
(which shall be operated and maintained by Tenant) and Tenant’s solvent storage needs, together with access thereto from the common hallway, (B) use of the central vacuum system and compressed air system (installed and maintained by
Landlord) in common with other tenants entitled thereto, together with access to such systems, the cost of which shared systems shall be part of Operating Expenses (provided that, in the event that Tenant shall create one or more of its own
independent system for vacuum and/or compressed air as part of its leasehold improvements, Tenant shall not be obligated to share in costs related to the shared systems as part of Tenant’s Operating Expenses Allocable to the Premises, and
(C) the right to use Tenant’s Share of the Building’s solvent storage capacity of 480 gallons and access to the control areas therefor as more fully provided in Section 12.16 hereof. Tenant shall have 24-hour, seven (7) days
per week access to the Premises, the space where Tenant’s acid neutralization system is located, the common central vacuum and compressed air systems, control areas for solvent storage, freight loading area and disposal areas and freight
elevators, and the dumpster and/or compactor provided by Landlord in the refuse disposal area, all at no additional cost and subject to the rules and regulations set forth in Exhibit P and interruption for External Causes, casualty and condemnation.

 (b) Subject to Section 4.1 with respect to installation requirements, Tenant shall have the right, at no additional rental cost, to
install heating, ventilation and air conditioning equipment, generators, antennas, satellite dishes and other equipment on the roof of the Building in areas that in aggregate do not exceed Tenant’s proportionate share of roof area of the
Building, in each case in locations designated by Landlord. Any such equipment installed by Tenant shall be for Tenant’s own use and shall be subject to (i) Landlord’s approval regarding location and installation specifications, and
such requirements intended to any specifications arising from the roof warranty, including the requirement to use such contractor(s) as Landlord may specify for such work, such approval not to be unreasonably withheld, conditioned or delayed, and
(ii) applicable City of Cambridge and other legal requirements. Tenant shall be responsible for all costs relating to the installation, maintenance and removal of such equipment installed by Tenant on the Building roof. In addition to the
foregoing, Tenant shall have the right to the nonexclusive use of available space within the enclosed mechanical penthouse constructed on the roof on a proportionate share basis. 

  
 5 

 Section 2.3.    Landlord’s Reservations. 

(a) The Landlord reserves the right from time to time, without unreasonable interference with the Tenant’s use to alter or modify the
Common Areas, provided that (i) the Landlord gives the Tenant reasonable advance notice of the Landlord’s contemplated alterations or modifications where they are reasonably likely to impact Tenant’s use and enjoyment of the Premises,
(ii) any such actions arc effected in a good and workmanlike manner, and (iii) such alterations or modifications do not materially reduce the size of the Premises, or permanently impair Tenant’s access to the Premises or its practical
use and enjoyment thereof or of the Appurtenant Rights, and any such alterations or modifications of any common facilities are substantially equivalent to or better for Tenant’s use of the Premises consistent with this Lease. 

(b) In addition to other rights reserved herein or by law, Landlord reserves the right from time to time; without unreasonable interruption of
Tenant’s use and access to the Premises and with written notice to Tenant, except in emergencies: (i) to make additions to or reconstructions of the Building and to install, use, maintain, repair, replace and relocate for service to the
Premises and other parts of the Building, the pipes, ducts, conduits, wires and appurtenant fixtures, wherever located in the Premises, the Building, or elsewhere in the Property, provided that the usable area of the Premises shall not be materially
reduced and, to the extent practicable, such installations, replacements or relocations in the Premises shall be placed above ceiling surfaces, below floor surfaces, or to the outside of the interior face of perimeter walls; (ii) to name or
change the name of the Building, and (iii) to grant easements and other rights with respect to the Property, provided same do not materially reduce the size of the Premises, or permanently impair Tenant’s access to the Premises or its
practical use and enjoyment thereof or of the Appurtenant Rights . 
 Section 2.4.    Parking Passes. 

From and after the Rent Commencement Date, the Landlord shall provide Parking Passes (as defined in Exhibit A and in the quantity
specified in Exhibit A) for use by the Tenant’s employees in accordance with the provisions of this Section 2.4, and in the 55 Franklin Street garage as designated on Exhibit C-2. Landlord reserves the right to relocate some
or all of Tenant’s parking spaces to the parking garage located at 80 Landsdowne (also within University Park). The Tenant agrees that it and all persons claiming by, through and under it, shall at all times abide by the rules and regulations
with respect to the use of the parking facilities provided by the Landlord pursuant to this Lease. If there are any conflicts between the provisions of such rules and regulations and any provisions of this Lease, the provisions of this Lease shall
govern. The Landlord acknowledges that it is the Landlord’s responsibility to assure Tenant that holders of Parking Passes who comply with the Rules and Regulations are able to park their motor vehicles in the designated parking facilities
within the Park. The Tenant acknowledges that the parking facilities within the Park may be owned by an entity other than Landlord. The parking spaces relating to the Parking Passes shall be accessible twenty four (24) hours per day, seven
(7) days per week. In no event are Parking Passes transferable other than to the holder, from time to time, of the tenant’s interest under this Lease or a subtenant that has been demised all or a portion of the Premises in conformity with
the requirements of this Lease, and use of the Parking Pass is limited to use by employees, business invitees and visitors of either of the foregoing. The charge for each Parking Pass shall be equal to the Market Rate Parking Charge, established by

  
 6 

 
the parking garage operator from time to time. “Market Rate Parking Charge” means the monthly parking rate for parking facilities charged from time to time by owners of parking
facilities of comparable quality at mixed use office/research parks in the commercial markets that surround the MIT campus (East Cambridge/Kendall Square/Cambridgeport). The Market Rate Parking Charge shall constitute Additional Rent and shall be
payable monthly to Landlord at the time and in the fashion in which Annual Fixed Rent under this Lease is payable. Without limiting Landlord’s other remedies under the Lease, if Tenant shall fail to pay the amounts due for such Parking Passes
for more than thirty (30) days after notice of such failure, then Landlord may terminate Tenant’s rights to such Parking Passes immediately upon notice by Landlord. 

Upon written request from time to time, and subject to availability (as determined by Landlord in its sole discretion), Tenant may obtain
additional Parking Passes on a month-to- month basis (i.e. terminable by either party on 30 days’ prior written notice), which additional Parking Passes shall be provided to Tenant on all of the terms and conditions of this Article 2 except as
expressly set forth in this sentence. 
 At any time during the Term Landlord shall have the right to assign Landlord’s obligations to
provide parking, as herein set forth, together with Landlord’s right to receive Additional Rent for such parking spaces as herein provided, to a separate entity created for the purpose of providing the parking privileges set forth herein. In
such event, Landlord and Tenant agree to execute and deliver appropriate documentation, including documentation with the new entity, reasonably necessary to provide for the new entity to assume Landlord’s obligations to provide the parking
privileges to Tenant as specified herein and for the Tenant to pay the Additional Rent attributable to the parking privileges directly to the new entity. Landlord shall, however, remain primarily liable for the provision of Tenant’s parking
privileges. 
 Section 2.5.    Term Commencement Date and Rent Commencement Date. 

The “Term Commencement Date” shall be the day on which Landlord delivers the Premises to Tenant in broom-clean shell condition, with
all demolition and removal associated with existing leasehold improvements complete, and with the Premises in a condition to allow Tenant to commence the Tenant Work (“Tenant Construction Readiness”). Landlord represents and covenants with
Tenant that the Premises shall be in compliance with all applicable environmental laws and free of Hazardous Materials (as defined in Section 5.4 hereof) at the time of delivery to Tenant, and agrees to provide Tenant with a copy of the
decommissioning report in its possession regarding the condition of the Premises as it existed prior to Landlord’s demolition work and removal of previous leasehold improvements therein. The Landlord shall give written notice to Tenant as to
the Term Commencement Date no less than seven (7) days prior to such Term Commencement Date, and the Landlord shall cause the Term Commencement Date to be no earlier than the day on which this Lease is fully executed, and no later than
March 1, 2018. “Rent Commencement Date” shall be the earlier to occur of (i) Tenant’s occupancy of any portion of the Premises for business purposes, or (ii) seven (7) months after the Term Commencement Date (the
“Scheduled Rent Commencement Date”). Notwithstanding the foregoing, upon the following terms and conditions, but not otherwise, if (i) the Landlord is delayed in achieving (a) Tenant Construction Readiness beyond the Tenant
Construction Readiness Date, or (b) Substantial Completion of the Landlord’s Work beyond the Landlord’s Work Target Date, or (ii) the Tenant is delayed in Tenant’s Construction Work by a

  
 7 

 
Landlord Delay, and (iii) any such delay is not due to Tenant Delay, then the Rent Commencement Date shall be postponed by the number of days that Tenant Construction Readiness and/or
Substantial Completion of the Landlord’s Work is so delayed. Without limitation of the foregoing, there shall be no postponement of the Scheduled Rent Commencement Date to the extent that the Tenant Construction Readiness Date, the Substantial
Completion of the Landlord’s Work or Tenant’s Construction Work is delayed on account of Tenant Delay. 
 The Term Commencement
Date, the Rent Commencement Date, and the Term shall be as set forth on Exhibit A. 

Section 2.6.    Extension Option. 

Provided that there has been no Event of Default which is uncured and continuing on the part of the Tenant on the date of exercise, and the
Tenant or any entity which succeeds to Tenant’s rights hereunder pursuant to a Permitted Transfer is, as of the date of exercise and as of the commencement date of each Extension Term, actually occupying at least sixty percent (60%) of the
Premises for its business purposes, the Tenant shall have the right to extend the Term hereof for one (1) additional period of five (5) years on the following terms and conditions (the “Extension Option): 

(a) The Tenant shall have the right to extend the Term hereof for one (1) period of five (5) years (the “Extension Term”)
on the terms and conditions set forth in this Section 2.6(a) and (b). Such right to extend the Term shall be exercised by the giving of notice by Tenant to Landlord at least twelve (12) months prior to the expiration of the Initial Term
(the “Extension Notice Deadline Date”). Upon the giving of such notice on or before the Extension Notice Deadline Date, this Lease and the Term hereof shall be extended for an additional term of five (5) years, without the necessity
for the execution of any additional documents except a document memorializing the Annual Fixed Rent for the Extension Term to be determined as set forth below. Time shall be of the essence with respect to the Tenant’s giving notice to extend
the Term on or before the Extension Notice Deadline Date. 
 (b) The Extension Term shall be upon all the terms, conditions and provisions
of this Lease except the Annual Fixed Rent during first Lease Year of the Extension Term shall be the Extension Fair Rental Value of the Premises as determined under Section 2.6(c) below (the “Then Applicable Annual Fixed Rental
Rate”). If the Tenant makes a written request to the Landlord for a proposal for the Extension Fair Rental Value for the Extension Term, the Landlord shall make such a written proposal to the Tenant within thirty (30) days after receipt of
he Tenant’s request therefor, but in no event shall the Landlord be required to deliver such a proposal sooner than fourteen (14) months prior to the date as of which such proposal is to become effective. Alternatively, the Landlord may,
at its election, propose an Extension Fair Rental Value to the Tenant without any request having been made, but the making of such proposal shall not affect Tenant’s rights under Section 2.6(a) or accelerate the time in which Tenant may
exercise the Extension Option. The determination of the Extension Fair Rental Value shall include a determination as to whether an Annual Fixed Rent Escalator Factor should be applicable to the Extension Term, and, if so, the amount thereof. 

  
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 (c) For purposes of the Extension Term described in this Section 2.6, the
“Extension Fair Rental Value” of the Premises shall mean the then current fair market annual rent for leases of other comparable laboratory and office space that is in condition similar to the then “as-is” condition of the
Premises, and located in the commercial markets that surround the MIT campus (East Cambridge, Kendall Square, Cambridgeport), taking into account the economic terms and conditions specified in this Lease that will be applicable thereto, including
the savings, if any, due to the absence or reduction of brokerage commissions. The Landlord and the Tenant shall endeavor to agree upon the Extension Fair Rental Value of the Premises within thirty (30) days after the Tenant has exercised its
option for the Extension Term. If the Extension Fair Rental Value of the Premises is not agreed upon by the Landlord and the Tenant within this time frame, each of the Landlord and the Tenant shall retain a real estate professional with at least ten
(10) years continuous experience in the business of appraising or marketing similar commercial real estate in the Cambridge, Massachusetts area who shall, within thirty (30) days of his or her selection, prepare a written report
summarizing his or her conclusion as to the Extension Fair Rental Value based upon the criteria set forth above. The Landlord and the Tenant shall simultaneously exchange such reports; provided, however, if either party has not obtained such a
report as of the last day of said thirty (30) day period then the determination set forth in the other party’s report shall be final and binding upon the parties. If both parties receive reports within such time and the lower determination
is within ten percent (10%) of the higher determination, then the average of these determinations shall be deemed to be the Extension Fair Rental Value for the Premises. If these determinations differ by more than ten percent (10%), then the
Landlord and the Tenant shall mutually select a person with the qualifications stated above (the “Final Professional”) to resolve the dispute as to the Extension Fair Rental Value for the Premises. If the Landlord and the Tenant cannot
agree upon the designation of the Final Professional within fifteen (15) days of the exchange of the first valuation reports, either party may apply to the American Arbitration Association, the Greater Boston Real Estate Board, or any successor
thereto, for the designation of a Final Professional. Within ten (10) days of the selection of the Final Professional, the Landlord and the Tenant shall each submit to the Final Professional a copy of their respective real estate
professional’s determination of the Extension Fair Rental Value for the Premises. The Final Professional shall not perform his or her own valuation, but rather shall, within thirty (30) days after such submissions, select the submission
which is closest to the determination of the Extension Fair Rental Value for the Premises which the Final Professional would have made acting alone. The Final Professional shall give notice of his or her selection to the Landlord and the Tenant and
such decision shall be final and binding upon the Landlord and the Tenant. Each party shall pay the fees and expenses of its real estate professional and counsel, if any, in connection with any proceeding under this paragraph, and one-half of the
fees and expenses of the Final Professional. In the event that the commencement of the Extension Term occurs prior to a final determination of the Extension Fair Rental Value therefor (the “Extension Rent Determination Date”), then until
the Extension Rent Determination Date the Tenant shall pay the Annual Fixed Rent at the greater of (i) the rate specified by the Landlord in its proposed Extension Fair Rental Value or (ii) the Annual Fixed Rent in effect immediately prior
to the commencement of the Extension Term. If the Extension Fair Rental Value is determined to be greater than the Annual Fixed Rent paid with respect to the Premises for any portion of the Extension Term occurring prior to the Extension Rent
Determination Date, then the Tenant shall pay to the Landlord the amount of such underpayment together with the next installment of Annual Fixed Rent thereafter coming due, and if the Annual Fixed Rent for

  
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the Extension Term is determined to be less than the Annual Fixed Rent paid with respect to the Premises prior to the Extension Rent Determination Date, then the Landlord shall credit the amount
of such overpayment against the monthly installments of Annual Fixed Rent thereafter coming due. 
 ARTICLE 3 

RENT AND OTHER PAYMENTS 

Section 3.1.    Annual Fixed Rent. 

The Annual Fixed Rent applicable to the Premises during the Term shall be as set forth on Exhibit A. On the Rent Commencement Date and
on the first day of each month thereafter, the Tenant shall pay, without notice or demand, monthly installments of one twelfth (1/12) of the Annual Fixed Rent in effect in advance for each full calendar month of the Term following the Rent
Commencement Date and a corresponding fraction of said one twelfth (1/12) for any fraction of a calendar month in which the Rent Commencement Date occurs. On the day that is the first anniversary of the Rent Commencement Date, and on each
anniversary of that date thereafter, Annual Fixed Rent for the Premises shall increase to an amount equal to one hundred three percent (103%) of the Annual Fixed Rent immediately preceding such anniversary. 

Section 3.2.    Real Estate Taxes. 

From and after the Rent Commencement Date, during the Term, the Tenant shall pay to the Landlord, as Additional Rent, the Tenant’s Tax
Expenses Allocable to the Premises (as such term is hereinafter defined) in accordance with this Section 3.2. The terms used in this Section 3.2 are defined as follows: 

(a) “Tax Fiscal Year” means the 12 month period beginning on July 1 of each year or if the appropriate governmental tax fiscal
period shall begin on any date other than July 1, such other date. 
 (b) “The Tenant’s Tax Expense Allocable to the
Premises” means (i) that portion of the Landlord’s Tax Expenses for an Operating Fiscal Year (as defined below) which bears the same proportion thereto as the rentable floor area of the Premises (from time to time) bears to the
rentable floor area of the Building and (ii) in the event that the Premises are improved to a standard which is materially higher than other portions of the Property and the taxing authority has calculated the Building valuation on such basis,
such portion of the Real Estate Taxes on the Property with respect to any Operating Fiscal Year as is appropriate so that the Tenant bears the portion of the Real Estate Taxes which are properly allocable to the ‘remises, as reasonably
determined by Landlord based on information with respect to the assessment process made available by the assessing authorities. Landlord’s determination of such allocation shall take into account the rate of appreciation, if any, of real
property in the City of Cambridge from the date of the prior assessment to the date of the new assessment, and the portion of any increased assessment on the Property which is allocable to any such general increase in the value of the real property
in the City of Cambridge shall not be allocated disproportionately to Tenant. 

  
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 (c) “The Landlord’s Tax Expenses” with respect to any Tax Fiscal Year means
the aggregate Real Estate Taxes with respect to that Tax Fiscal Year, reduced by any abatement receipts with respect to that Tax Fiscal Year. 

(d) “Real Estate Taxes” means (i) all real property taxes, special assessments and similar charges of every kind and nature
assessed by any governmental authority on the Property, but excluding any income taxes payable by Landlord as a result of payments made to Landlord by Tenant or any other tenant at the Property; (ii) reasonable expenses incurred in connection
with negotiating with the city assessor’s office, in advance of the establishment of the assessed valuation of the Property, to establish a fair and reasonable assessment therefor; and (iii) reasonable expenses incurred in connection with
any proceedings for abatement of such taxes or special assessments. Any special assessments to be included within the definition of “Real Estate Taxes” shall be limited to the amount of the installment (plus any interest thereon) of such
special tax or special assessment (which shall be payable over the longest period permitted by law as reasonably determined by Landlord) required to be paid during the Operating Fiscal Year in respect of which such taxes are being determined.
Without limiting the foregoing, Real Estate Taxes include any payments in lieu of taxes. There shall be excluded from such taxes all income, estate, succession, inheritance, excess profit, franchise and transfer taxes, and delinquency interest or
penalties; provided, however, that if at any time during the Term the present system of ad valorem taxation of real property shall be changed so that in lieu of the whole or any part of the ad valorem tax on real property; there shall be assessed on
the Landlord a capital levy or other tax on the gross rents received with respect to the Property, or a federal, state, county, municipal or other local income, franchise, excise or similar tax, assessment, levy or charge (distinct from any now in
effect) based, in whole or in part, upon any such gross rents, then any and all of such taxes, assessments, levies or charges, to the extent so based, shall be deemed to be included within the term “Real Estate Taxes,” based on the
Property being the Landlord’s only property. 
 Payments by the Tenant on account of the Tenant’s Tax Expense Allocable to the
Premises shall be made monthly at the time and in the fashion herein provided for the payment of Annual Fixed Rent and shall be in an amount of the greater of (i) one twelfth (1/12) of the Tenant’s Tax Expense Allocable to the
Premises for the current Operating Fiscal Year as reasonably estimated by the Landlord, or (ii) an amount reasonably estimated by any holder of a first mortgage or similar lien on the Property, to be sufficient, if paid monthly, to pay the
Tenant’s Tax Expense Allocable to the Premises on the dates due to the taxing authority. 
 Not later than one hundred twenty
(120) days after the end of each Operating Fiscal Year or fraction thereof at the end of during the Term, the Landlord shall render the Tenant a statement in reasonable detail showing for the preceding Tax Fiscal Year of the Term or fraction
thereof, as the case may be, real estate taxes on the Property, and any abatements or refunds of such taxes, together with a copy of the tax bill or bills for the Tax Fiscal Year in question. Reasonable expenses incurred in obtaining any tax
abatement or refund not previously charged may be charged against such tax abatement or refund before the adjustments are made for the Tax Fiscal Year. If at the time such statement is rendered it is determined with respect to any Operating Fiscal
Year, that the Tenant has paid (i) less than the Tenant’s Tax Expense Allocable to the Premises or (ii) more than the Tenant’s Tax Expense Allocable to the Premises, then, in the case of (i) the Tenant shall pay to the
Landlord, as Additional Rent, within thirty (30) days of 

  
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such statement the amount of such underpayment and, in the case of (ii) the Landlord shall credit the amount of such overpayment against the monthly installments of the Tenant’s Tax
Expense Allocable to the Premises next thereafter coming due (or refund such overpayment within thirty (30) days if the Term has expired to the extent that such overpayment exceeds any amount then due from the Tenant to the Landlord). To the
extent that real estate taxes shall be payable to the taxing authority in installments with respect to periods less than a Tax Fiscal Year, the statement to be furnished by the Landlord shall be rendered and payments made on account of such
installments. If the Rent Commencement Date occurs on other than the first day of an Operating Fiscal Year, or if the Termination Date occurs on other than the last day of an Operating Fiscal Year, then the amount of Tenant’s Tax Expense
Allocable to the Premises payable by the Tenant with respect to such Operating Fiscal Year(s) shall be prorated based upon the ratio of the length of the time period during such Operating Fiscal Year(s) in respect of which the Tenant has an
obligation to pay Tenant’s Tax Expense Allocable to the Premises to the length of such Operating Fiscal Year(s). 

Section 3.3.    Operating Expenses. 

From and after the Rent Commencement Date, during the Term, the Tenant shall pay to the Landlord, as Additional Rent, the Tenant’s
Operating Expenses Allocable to the Premises, in accordance with this Section 3.3 including, without limitation, the conditions and limitations set forth in clauses (a) through (1) below, with respect to each twelve (12) month
period beginning January 1 each year or such other fiscal period of twelve (12) consecutive months hereinafter adopted by the Landlord for lease administration purposes (“Operating Fiscal Year”). Subject to the provisions of this
Section 3.3, “The Tenant’s Operating Expenses Allocable to the Premises” means that portion of the Operating Expenses for the Property which bears the same proportion thereto as the rentable floor area of the Premises bears to
the rentable floor area of the Building. The term “Operating Expenses for the Property” means the Landlord’s actual cost of managing, operating, cleaning, maintaining and repairing the Property, including the roads, driveways and
walkways providing access to the Building, and shall include without limitation, the cost of fulfilling the maintenance and repair obligations required to be performed by Landlord under Section 5.1 and, subject in each case to the exclusions
set forth below, the cost of services performed by Landlord and specified on Exhibit E; premiums for insurance carried pursuant to Section 7.4; the amount of any deductible associated with an insurance claim of the Landlord; compensation
(including, without limitation, fringe benefits, worker’s compensation insurance premiums and payroll taxes) paid to, for or with respect to all persons engaged in the managing, operating, maintaining or cleaning the Property; legal, auditing,
consulting, and professional fees and other costs incurred in connection with the normal and routine maintenance and operation of the Building; interior landscaping and maintenance; steam, water, sewer, gas, oil, electricity, telephone and other
utility charges (excluding any such utility charges either separately metered or separately chargeable to the Tenant pursuant to Section 3.4 or any other provision of this lease; cost of providing HVAC services; cost of building and cleaning
supplies; the costs of routine environmental and energy efficiency management programs operated by Landlord; market rental costs (or alternatively the Amortization Charge Off (as hereinafter defined) so long as the expenses which are the subject of
such Amortization Charge Off would have been permitted Operating Expenses had the item in question been purchased) with respect to equipment used in managing, operating, cleaning, maintaining or repairing the Property; cost of cleaning; cost of
maintenance and non-capital repairs and replacements; cost of snow removal; 

  
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cost of landscape maintenance; cost of security services; payments under service contracts with independent contractors; management fees at reasonable rates consistent with comparable
multi-tenant buildings, as applicable, in the submarket within which the Premises is located with the type of occupancy and services rendered; the cost of any capital repairs, replacements or improvements which (i) are required by any law or
regulation enacted or promulgated after the date of this Lease, (ii) reduce Operating Expenses but only to the extent such Operating Expenses are actually reduced, or (iii) improve the management and operation of the Property or the Common
Areas in a manner reasonably acceptable and consented to by Tenant (all such capital costs to be amortized on a straight line basis in accordance with generally accepted accounting principles over the useful like of such item, together with interest
on the unamortized balance at such rate as may have been paid by the Landlord on funds borrowed for the purpose of making such capital repairs, replacements or improvements (or if the Landlord did not borrow such funds, then at the base lending rate
announced by a major commercial bank designated by the Landlord), with only the annual amortization amount (“Amortization Charge Off’) being included in Operating Expenses with respect to any Operating Fiscal Year); charges equitably and
reasonably allocated to the Building for the operating, cleaning, maintaining, securing and repairing of the Common Areas excluding the initial capital improvement costs associated with initially establishing the Common Areas; costs incurred by
Landlord in connection with any employee transportation assistance consisting of shuttle service between the Park and public transportation; and all other reasonable and necessary (in the Landlord’s reasonable judgment) expenses paid in
connection with the operation, cleaning, maintenance and repair of the Property and Common Areas. 
 If less than ninety-five percent
(95%) of the total rentable floor area of the Building is occupied at any time during the term of this Lease, Landlord may extrapolate components of Operating Expenses that vary with occupancy as though ninety-five percent (95%) of the
total rentable floor area of the Building had been occupied at all times during such period, but only if such expenses are actually expended. Additionally, Tenant shall not be charged for amounts allocable to vacant space. 

Operating Expenses for the Property shall not include the following: 

(a) any cost or expense to the extent to which Landlord is paid or reimbursed, or which is reimbursable to the Landlord, from a third party
(other than as a payment for Operating Expenses), insurance, warranties, service contracts, condemnation proceeds or similar k Sources; 

(b) salaries and bonuses of officers or executives of Landlord or administrative employees above the grade of the Building general manager,
and if personnel below such grades are shared with other buildings or have other duties not related to the Building, only the allocable portion of such person or persons salary shall be included in Operating Expenses; 

(c) interest on debt or principal amortization payments or any other payments on any mortgage or any payments under any ground lease; 

  
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 (d) any fees, costs, and commissions incurred in procuring or attempting to procure other
tenants including, but not necessarily limited to brokerage commissions, finders’ fees, attorneys’ fees and expenses, entertainment costs and travel expenses; 

(e) any cost included in Operating Expenses representing an amount paid to a person, firm, corporation or other entity related to Landlord
which is in excess of the amount which would have been paid on an arms’ length basis in the absence of such relationship (provided that nothing herein shall be construed as requiring that the cost in question equal the lowest possible cost;
only that the cost not be inflated solely due to the absence of an arms’ length relationship); 
 (f) depreciation of the Building or
any part thereof; 
 (g) any costs incurred for services or maintenance attributable to portions of the Building or Park which Tenant does
not have the right to use; 
 (h) any costs attributable to the parking garages within University Park; 

(i) capital expenditures other than those expressly permitted above; 

(j) franchise, gross receipts, unincorporated business, inheritance, foreign ownership or control or income taxes imposed upon Landlord; 

(k) costs incurred in connection with the sale of the Building or interests therein; 

(l) the cost of electric current and other utilities furnished to any rentable areas of the Building occupied by any other tenant or by
Landlord or any affiliate of Landlord; 
 (m) costs to comply with laws in effect as of the date hereof; 

(n) costs incurred to remedy structural and non-structural defects in the original construction of the Building; and 

(o) expenses for repairs or maintenance for which Landlord is reimbursed or pursuant to insurance, warranties, service contracts or otherwise.

 Payments by the Tenant for its share of the Tenant’s Operating Expenses Allocable to the Premises shall be made monthly at the time
and in the fashion herein provided for the payment of Annual Fixed Rent. The amount so to be paid to the Landlord shall be an amount from time to time reasonably estimated by the Landlord to be sufficient to aggregate a sum equal to the
Tenant’s share of the Tenant’s Operating Expenses Allocable to the Premises for each Operating Fiscal Year. 
 Not later than one
hundred twenty (120) days after the end of each Operating Fiscal Year or fraction thereof during the Term or fraction thereof at the end of the Term, the Landlord shall render the Tenant a statement in reasonable detail and according to usual
accounting practices certified by an officer of the Landlord, showing for the preceding Operating Fiscal Year or 

  
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fraction thereof, as the case may be, the Operating Expenses for the Property and Tenant’s Operating Expenses Allocable to the Premises. Said statement to be rendered to the Tenant also
shall show for the preceding Operating Fiscal Year or fraction thereof, as the case may be, the amounts of Operating Expenses already paid by the Tenant. If at the time such statement is rendered it is determined with respect to any Operating Fiscal
Year, that the Tenant has paid (i) less than the entirety of the Tenant’s Operating Expenses Allocable to the Premises or (ii) more than the Tenant’s Operating Expenses Allocable to the Premises, then, in the case of (i) the
Tenant shall pay to the Landlord, as Additional Rent, within thirty (30) days of such statement the amounts of such underpayment and, in the case of (ii) the Landlord shall credit the amount of such overpayment against the monthly
installments of the Tenant’s Operating Expenses Allocable to the Premises next thereafter coming due (or refund such overpayment within thirty (30) days if the Term has expired to the extent that such overpayment exceeds any amount then
due from the Tenant to the Landlord). If the Rent Commencement Date occurs on other than the first day of an Operating Fiscal Year, or if the Termination Date occurs on other than the last day of an Operating Fiscal Year, then the amount of
Tenant’s Operating Expenses Allocable td the Premises payable by the Tenant with respect to such Operating Fiscal Year(s) shall be prorated based upon the ratio of the length of the time period during such Operating Fiscal Year(s) in respect of
which the Tenant has an obligation to pay Tenant’s Operating Expenses Allocable to the Premises to the length of such Operating Fiscal Year. 

The Tenant may examine or audit the accounts and original bills for Operating Expenses upon ten (10) days’ prior written notice to
the Landlord, but no more often than one (1) time in any Operating Fiscal Year or Fiscal Year, as applicable. The Landlord agrees that it will make available to the Tenant in the Landlord’s office in University Park, during regular
business hours, such information as the Landlord has available at such office. In similar manner, the Tenant may examine such further records as Landlord may have, but such matters will be conducted where the Landlord customarily keeps such records,
which may be at the headquarters of the Landlord’s parent company in Cleveland, Ohio. In the event of any such audit by Tenant, Tenant shall retain a third party professional accounting firm who or which shall not be compensated on a
contingency fee basis. The Tenant shall bear the cost of any such audit, unless the same discloses a discrepancy in excess of four percent (4%) of the Tenant’s Operating Expenses for the Fiscal Year in question.% which event the Landlord
shall reimburse the Tenant for such costs reasonably incurred. For any given Fiscal Year of the Landlord, the Tenant must make any such audit within twelve (12) months after the Tenant’s receipt of itemized statements (and any supporting
documentation requested by the Tenant) referred to in the preceding paragraph. The Tenant must further make any claim for revision of Operating Expenses for such Fiscal Year by written notice to the Landlord within said twelve (12) month
period. The Tenant shall have the right to deduct from future installments of Operating Expenses any overpayments for Operating Expenses made by Tenant which are disclosed by an audit conducted pursuant to this Section 3.3. 

Section 3.4.    Utility Charges. 

From and after the Rent Commencement Date, the Tenant shall pay directly to the provider of the service, all charges for steam, gas,
electricity, fuel, water, sewer and other services and utilities furnished to the Premises and separately metered. Tenant shall purchase electricity from the utility service providing electricity to the Building from time to time.

  
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Landlord shall have the right at any time and from time to time to change the electricity provider to the Building. If at any time during the Term, any utility service to the Premises is not
separately metered and paid directly to the service provider by Tenant, Tenant’s usage and billing shall depend upon Landlord’s reading of the check meters (or, if not check metered, upon the reasonable estimate of Tenant’s usage as
determined by Landlord’s engineer, provided that Tenant shall have the right to install check meter(s) at its sole cost and expense) for such service and the results and readings of such check meter(s) whether installed by Tenant or Landlord
shall be dispositive for purposes of measuring such usage and billing, or if Tenant’s usage is otherwise non-determinable, then such usage and billing will be based on the proportion of Tenant’s rentable square footage compared to other
tenants having use of the same utility service. Unless separately metered and paid directly by Tenant, Additional Rent for utilities in the Premises may be estimated monthly by Landlord, based upon the estimate set forth in the preceding sentence,
and shall be paid monthly by Tenant as billed with a final accounting based upon actual bills following the conclusion of each Operating Fiscal Year. 

Section 3.5.    Above Standard Services. 

If the Tenant requests and the Landlord elects to provide any services to the Tenant in addition to those described in Exhibit E. the
Tenant shall pay to the Landlord, as Additional Rent, the amount billed by Landlord for such services at Landlord’s standard rates as from time to time in effect. The cost of such services shall not be deemed to be Operating Expenses for the
Property as described in Section 3.3. If the Tenant has requested that such services be provided on a regular basis, the Tenant shall, if requested by the Landlord, pay for such services at their actual cost to Landlord, including, without
limitation, a reasonable overhead component, at the time and in the fashion in which Annual Fixed Rent under this Lease is payable. Otherwise, the Tenant shall pay for such additional services within thirty (30) days after receipt of an invoice
from the Landlord. 
 Section 3.6.    No Offsets. 

Annual Fixed Rent and Additional Rent shall be paid by the Tenant without offset, abatement or deduction except as provided herein. Without
limiting the foregoing, Tenant’s obligation to pay rent shall be absolute, unconditional, and independent and shall not be discharged or otherwise affected by any law or regulation now or hereafter applicable to the Premises, or any other
restriction on Tenant’s use, or, except as provided in Article 8, any casualty or taking, or any failure by Landlord to perform or other occurrence; except as expressly set forth in this Lease, Tenant waives all rights now or hereafter existing
to terminate, quit or surrender this Lease or the Premises or any part thereof, or to assert any defense in the nature of constructive eviction to any action seeking to recover rent. Nothing in this Section 3.6 shall be deemed to prohibit
Tenant from bringing a claim for injunctive relief against Landlord or seeking monetary damages in a separate proceeding against Landlord. 

  
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 ARTICLE 4 

ALTERATIONS 

Section 4.1.    Consent Required for Tenant’s Alterations. 

The Tenant shall not make alterations or additions to the Premises except in accordance with complete, coordinated construction plans and
specifications therefor first approved by the Landlord, which approval shall not be unreasonably withheld, conditioned or delayed (and Landlord agrees in any event to grant its approval or provide written notice of its reason for withholding
approval within ten (10) business days of the date of Tenant’s request for approval). There will be no charge for Landlord’s review of Tenant’s plans, specifications and construction, except for Landlord’s reasonable, third
party, out-of-pocket expenses. Notwithstanding the foregoing, the Tenant may, from time to time without the Landlord’s prior consent and at the Tenant’s own expense, make interior non-structural alterations and changes in and to the
Premises, provided that such alterations or changes (i) do not diminish the value of the Building, (ii) do not exceed the applicable floor loading capacity of the Building; (iii) do not affect existing mechanical or electrical,
plumbing, HVAC or other systems in the Building, and/or (iv) do not affect the exterior appearance of the Building (including without limitation by changing glass or making changes to the Premises that are visible from the exterior of the
Building), provided that any proposed alterations and changes costing Fifty Thousand Dollars ($50,000.00) or more, and any proposed alterations and changes that do not fulfill the conditions of any of clauses (i) through (iv) above, shall
require Landlord’s prior approval as aforesaid, and further provided, that any proposed alteration that meets the conditions of clauses (i) through (iv) above but is a purely cosmetic alteration (such as painting and installation of
carpeting) shall not require Landlord’s approval nor shall Tenant be required to submit plans and specifications therefor to Landlord. Whether or not the Tenant’s changes and/or alterations require the Landlord’s consent pursuant to
this paragraph, the Tenant shall, in each instance, give reasonable prior notice to the Landlord of the presence of Tenant’s contractors in the Building and (except for cosmetic alterations) any alterations and changes in and to the Premises
which the Tenant intends to undertake, together with a reasonable description of the proposed work and such plans and specifications as the Tenant has therefor. The Landlord shall not be deemed unreasonable for withholding approval of any
alterations or additions which (i) would adversely affect any structural or exterior element of the Building, (ii) would affect the exterior appearance of the Building in a manner which is not acceptable to the Landlord, in its sole
discretion, or (iii) would adversely affect existing mechanical or electrical, plumbing, HVAC or other systems in the Building, in each case, with respect to clauses (i)-(iii), as reasonably determined by the Landlord in its sole discretion.
The Landlord shall not be deemed unreasonable in delaying the approval of any alterations or additions to the extent that Landlord reasonably requires consultation with third party architects or engineers to review the plans for such work. In any
notice withholding approval the Landlord shall specify, in reasonable detail, the nature of the Landlord’s objection. Neither the Landlord’s failure to object to any proposed alterations or additions, nor the Landlord’s approval of
any plans and specifications furnished by Tenant to Landlord, shall be construed as superseding in any respect, or as a waiver of Landlord’s right to enforce, the Tenant’s obligation to fulfill all of the terms and conditions of this Lease
applicable to any work contemplated thereby. All alterations and additions to the Premises shall be designed in reasonable accordance with the Building design standards promulgated by Landlord from time to time. 

  
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 Notwithstanding anything to the contrary contained in this Section 4.1, if any of the
Tenant’s proposed alterations and/or additions affect the roof of the Building, the following additional conditions shall apply: 
 (a)
Such alterations and changes will not in any way interfere with the proper functioning of, and Landlord’s access to, equipment located on the roof of the Building or exceed roof loading requirements; and 

(b) Adequate measures are taken to reduce the visibility and noise of mechanical equipment, antennae and dishes consistent with the appearance
and design scheme required by the Rules and Regulations and any applicable laws, ordinances or regulations of the City of Cambridge. 

Promptly following the performance of any alterations or additions to the Premises (except cosmetic alterations as aforesaid), the Tenant
shall furnish Landlord an “as built” set of plans and specifications for the Premises and a report evidencing the completion of air balancing (to the extent such alterations or additions affected air balancing), in a format reasonably
requested by the Landlord. 
 Section 4.2.    Ownership of Alterations and Initial Leasehold Improvements.

 All alterations and additions and the Initial Leasehold Improvements shall be part of the Building and owned by the Landlord; provided,
however, that the Landlord may require the Tenant to remove certain specialized alterations and additions and Initial Leasehold Improvements at the expiration, or the early termination of this Lease, should the identified alterations or Leasehold
Improvements in Landlord’s reasonable judgment (i) adversely affect the general utility of the Building for use by prospective future tenants thereof, and/or (ii) will require unusual expense to readapt the Premises to normal use as
laboratory space. Landlord shall specify such items at the time of its approval of their installation. Except as herein provided, all movable equipment, trade fixtures and furnishings not attached to the Premises shall remain the personal property
of the Tenant and shall be removed by the Tenant upon expiration or earlier termination of this Lease. Notwithstanding the foregoing, any and all improvements, specifically including modular casework, lab benches, hoods and equipment, funded by the
Leasehold Improvements Allowance shall be part of the Building and owned by the Landlord. 
 Any alterations and additions, if required to
be removed upon the termination or expiration of this Lease as hereinabove provided, shall be removed by the Tenant with reasonable care and diligence, including the capping off of all utility connections behind the adjacent interior finish, and the
restoration of such interior finish to the extent necessary so that the Premises are left with complete wall, ceiling and floor finishes. 

  
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 Section 4.3.    Construction Requirements for
Alterations. 
 All construction work performed by or on behalf of the Tenant (“Tenant’s Work”) shall be done in a
good and workmanlike manner employing only first class materials and in compliance with the Rules and Regulations (as defined in Section 6.3) that apply to construction, and with all applicable laws and all lawful ordinances, regulations and
orders of governmental authority and insurers of the Building. The Landlord or Landlord’s authorized agent may (but without any implied obligation to do so) inspect the work of the Tenant at reasonable times and shall give notice of observed
defects. Tenant’s Work and the installation of furnishings shall always be coordinated in such manner as to maintain harmonious labor relations on the Property and not to damage the Building or interfere with Building construction or operation.
Tenant’s Work shall be performed by contractors or workmen first approved by the Landlord, which approval the Landlord agrees not to unreasonably withhold, condition or delay. The Tenant, before starting any work, shall receive and comply with
the Construction Rules and Regulations attached hereto as Exhibit G and shall (i) cause the Tenant’s contractors to comply therewith; (ii) obtain “builder’s risk” coverage (in an amount that is reasonable given
the quality and quantity of the work to be undertaken) to enhance the insurance coverage otherwise required to be carried by the Tenant hereunder; (iii) secure all licenses and permits necessary for such work; (iv) deliver to the Landlord
a statement of the names of its general contractor (or construction manager) and subcontractors who are to perform electrical or plumbing work or are otherwise to perform work that will affect the structure or base building systems of the Building,
and the estimated cost to design and construct any Tenant’s Work; (v) provide security satisfactory to the Landlord in its reasonable discretion and consistent with the security requirements for comparable work in comparable buildings in
the Cambridge market protecting the Landlord against liens arising out of the furnishing of such labor and material; and (vi) cause each contractor to carry worker’s compensation insurance in statutory amounts covering all the
contractors’ and subcontractors’ employees and commercial general liability insurance on an occurrence basis with limits of $1,000,000 (individual) and $5,000,000 (occurrence) covering personal injury and death and property damage (all
such insurance to be written in companies approved reasonably by the Landlord and insuring the Landlord, such individuals and entities affiliated with the Landlord as the Landlord may designate, any ground lessor or mortgagee that the Landlord may
designate, and the Tenant as well as the contractors and to contain a requirement for at least thirty (30) days’ notice to the Landlord prior to cancellation, nonrenewal or material change), and deliver to the Landlord certificates of all
such insurance prior to the commencement of the applicable Tenant’s Work. Tenant shall reimburse the Landlord within 30 days after invoice for any reasonable third-party expenses incurred by the Landlord in connection with any request by the
Tenant for consent to any alterations or additions pursuant to this Article 4. 
 Section 4.4.    Payment for
Tenant Alterations. 
 Except as set forth in the Work Letter, the Tenant agrees to pay promptly when due the entire cost of any
work done on the Premises by the Tenant, its agents, employees or independent contractors, and not to cause or permit any liens or notice of intent to file a lien for labor or materials performed or furnished in connection therewith to attach to the
Premises or the Property and promptly to discharge (or bond over in a manner satisfactory to Landlord in its sole discretion) any such liens which may so attach. If any such lien or notice of intent to file a lien

  
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shall be filed against the Premises or the Property and the Tenant shall fail to cause such lien or notice to be discharged within fifteen (15) days after receipt by the Tenant of notice of
the filing thereof, the Landlord may cause such lien or notice to be discharged by payment or otherwise without investigation as to the validity thereof or as to any offsets or defenses which the Tenant may have with respect to the amount claimed.
The Tenant shall reimburse the Landlord, as additional rent, for any cost so incurred and shall indemnify and hold harmless the Landlord from and against any and all claims, costs, damages, liabilities and expenses (including reasonable
attorneys’ fees) which may be incurred or suffered by the Landlord by reason of any such lien or its discharge. 

Section 4.5.    Initial Leasehold Improvements. 

Tenant shall have the right to perform certain initial work to the Premises prior to occupancy (the “Initial Leasehold
Improvements”). The construction of the Initial Leasehold Improvements shall be done in accordance with the terms of this Section 4 and the work letter attached hereto as Exhibit E-l (the “Work Letter”). Additionally, and
subject to the terms set forth herein and in the Work Letter, Tenant may hire its own architect and engineer for the construction of the Initial Leasehold Improvements, subject to the approval of the Landlord, which shall not be unreasonably
withheld, conditioned or delayed. There shall be no construction oversight fee paid to Landlord. However, Landlord shall be reimbursed for any third party out of pocket costs incurred by Landlord in the review and approval of Tenant’s plans,
specifications, improvements and construction. Tenant agrees to use The Richmond Group or other general contractor reasonably approved by Landlord (the “Contractor”) as its general contractor for the Initial Leasehold Improvements. As
construction of portions of the Landlord’s Work and the Initial Leasehold Improvements will be ongoing simultaneously, both Landlord and Tenant agree to use good faith efforts to cooperate with each other to ensure the various construction
activities occur without unreasonable conflict. 
 ARTICLE 5 

RESPONSIBILITY FOR CONDITION OF BUILDING AND PREMISES 

Section 5.1.    Maintenance of Building and Common Areas by Landlord. 

Except as otherwise provided in Article 8, the Landlord shall make such repairs to the foundation, roof, exterior walls (including exterior
glass), floor slabs, elevators, base building mechanical, plumbing, HVAC and electrical and life safety systems (to the extent serving more than one tenant), and any other base structural elements of the Building as may be necessary to keep them in
good order, condition and repair, and make such repairs to the mechanical systems and equipment serving the Building, except for any mechanical, plumbing and electrical systems and equipment that serve the Premises exclusively (“Tenant’s
Dedicated Mechanical Systems and Equipment”), and other Common Areas as are necessary to keep them in good order, condition and repair. The Landlord shall further perform the services designated as Landlord’s Services on Exhibit E.
Landlord shall also provide a dumpster and/or compactor at the loading area of the Building for use by Tenant in common with other tenants for the disposal of non- hazardous and non-controlled substances. Costs and expenses incurred by the Landlord
under this Section 5.1 shall be included in Operating Expenses of the Property as permitted under 

  
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Section 3.3. Subject to Section 7.5, the Tenant shall be responsible for 100% of the cost of any repair to the Premises, the Building, or the Land caused by the negligence or misconduct
of the Tenant, or any agent, employee or contractor of the Tenant. 
 Section 5.2.    Maintenance of Premises by
Tenant. 
 The Tenant shall keep and maintain in good order, condition and repair the Premises and every part thereof and all of
Tenant’s Dedicated Mechanical Systems and Equipment, ordinary wear and tear and use and damage by fire or other casualty excepted (provided that subject to Section 7.5, the Landlord shall be responsible for damage caused by the fault or
neglect of the Landlord, or the Landlord’s agents, employees or contractors), excluding those repairs for which the Landlord is responsible pursuant to this Lease. The Tenant shall not permit or commit any damage (waste), and the Tenant shall,
subject to Section 7.5, be responsible for the cost of repairs which may be made necessary by reason of damage to the Property caused by the negligence or misconduct of the Tenant, or any of the contractors, employees, or agents of the Tenant.
Tenant’s Dedicated Mechanical Systems and Equipment, and all other systems and equipment, shall be maintained in good order, condition and repair consistent with prevailing standards at comparable first class leased laboratory buildings,
reasonable wear and tear, damage by fire or other casualty, and subject to Section 7.5, damage caused by the fault or neglect of the Landlord, or the Landlord’s agents, employees, or contractors excepted. 

Section 5.3.    Delays in Landlord’s Services. 

Except as expressly provided herein, Landlord shall not be liable to the Tenant for any compensation or reduction of rent by reason of
inconvenience or annoyance or for loss of business arising from the necessity of the Landlord or its agents entering the Premises for any purposes authorized in this Lease, or for repairing the Premises or any portion of the Building. 

In case the Landlord is prevented or delayed from making any repairs, alterations or improvements, or furnishing any services or performing
any other covenant or duty to be performed on the Landlord’s part, by reason of any External Cause, the Landlord shall not be liable to the Tenant therefor, nor, except as expressly otherwise provided in this Lease, shall the Tenant be entitled
to any abatement or reduction of rent by reason thereof, nor shall the same give rise to a claim in the Tenant’s favor that such failure constitutes actual or constructive, total or partial, eviction from the Premises. 

The Landlord reserves the right to stop any service or utility system the Landlord provides or causes to be provided under this Lease when
necessary by reason of accident or emergency or exercise of Landlord’s rights pursuant to Section 2.3 hereof, or until necessary repairs have been completed; provided, however, that in each instance of stoppage, the Landlord shall exercise
reasonable diligence to eliminate the cause thereof. Except in case of emergency repairs, the Landlord will give the Tenant reasonable advance notice of the contemplated stoppage and will use reasonable efforts to avoid unnecessary inconvenience to
the Tenant by reason thereof. To the extent that the Landlord is providing or causing to be provided heat, light or any utility or service, in no event shall the Landlord have any liability to the Tenant for the unavailability of the same to the
extent that such unavailability is caused by External Causes, except for the equitable abatement of rent provided below, and further provided, however, that 

  
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the Landlord is obligated to exercise reasonable efforts to restore such services or utility systems’ operation. The Landlord agrees to carry rent interruption insurance in commercially
reasonable amounts which permits recovery within, to the extent reasonably available, five (5) days after the insured peril. 

Notwithstanding anything contained herein to the contrary, in the event Landlord shall fail to provide the services it is required to provide
to Tenant hereunder for any reason other than due to Tenant’s acts or omissions, and as a result thereof, Tenant is reasonably unable to use or conduct its operations in part or all of the Premises, Tenant shall be entitled to
(i) proportionate abatement of rent (including but not limited to abatement of Tenant’s Tax Expenses and Tenant’s Operating Expenses) for the period Tenant is reasonably unable to use or conduct its operations on part or all of the
Premises, or (ii) terminate this Lease if Landlord is unable to restore such services within six (6) months from the date of interruption. Tenant shall have the right to terminate this Lease as aforesaid by written notice to Landlord at
any time after the expiration of such six (6) month period, and such termination shall be effective as of the last day of such six (6) month period. 

Section 5.4.    Tenant’s Responsibilities Regarding Hazardous Materials. 

The Tenant covenants and agrees that the Tenant shall not use, generate, store or dispose, nor shall the Tenant suffer or permit the use,
generation, storing or disposal in the Premises or otherwise by any of Tenant’s contractors, licensees, invitees, agents or employees, of any oil, toxic substances, hazardous wastes or hazardous materials (collectively, “Hazardous
Materials”) in, on or about the Premises, the Building or the Land, except for Hazardous Materials that are necessary and customary for Tenant’s operation of Tenant’s Permitted Use (which Permitted Use is set forth on Exhibit
A), and in all cases such Hazardous Materials must be used, generated, stored and disposed of in compliance with all applicable law and regulations. The Tenant covenants and agrees that the Tenant shall comply with all applicable laws and
regulations in handling and disposing of materials used in its research and other uses of the Premises, whether or not considered Hazardous Materials, and no dumping, flushing or other introduction of Hazardous Materials or such other inappropriate
materials into the septic, sewage or other waste disposal systems serving the Premises shall occur, except as specifically permitted by law or regulation and subject to the conditions and qualifications imposed by any governmental license or permit.
The Tenant covenants and agrees that the Tenant shall, at its sole cost, promptly remove or remediate all Hazardous Materials that are found upon the Premises, the Building or the Land solely by virtue of the failure of the foregoing covenants and
agreements to have been fulfilled, or otherwise solely as the result of the act or omission of Tenant or its contractors, licensees, agents or employees, in a manner complying with all applicable laws and regulations and the provisions of this
Lease. If the Tenant should have any responsibility under this Section 5.4 to remove or remediate Hazardous Materials, the Tenant shall keep the Landlord reasonably informed as to the status of the environmental condition at issue, promptly
furnish to the Landlord copies of all regulatory filings with any governmental regulatory agencies in connection therewith, and substantiate the performance of its obligations under this Section 5.4. At the expiration or earlier termination of
the Term, the Tenant shall promptly remove or remediate any Hazardous Materials from the Premises in a manner consistent with accepted “best practices” and in compliance with all legal requirements relating to the closure of laboratory
facilities and disposal of equipment and supplies therein. 

  
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 If Tenant’s transportation, storage or use of Hazardous Materials on the Premises
results in the release onto or other contamination of any portion of the Property or adjacent areas, including building or parking areas, soil or surface or ground water, or loss or damage to person(s) or property, without limitation, Tenant agrees
to: (a) notify Landlord immediately upon Tenant’s obtaining actual knowledge of any such release or contamination, and (b) after consultation with Landlord, clean up the release or contamination as required by all applicable statutes,
regulations and standards. In the event of such contamination, Tenant agrees to cooperate with Landlord, as Landlord may reasonably request, and provide such documents, affidavits and information as may be reasonably requested by Landlord to comply
with any applicable laws. Tenant shall notify Landlord promptly in the event of any spill or other release of any Hazardous Materials at, in, on, under or about the Premises that is required to be reported to a governmental authority under any
applicable laws. Tenant shall promptly forward to Landlord copies of any notices received by Tenant relating to alleged violations of any applicable laws and shall promptly pay when due any fine or assessment against Landlord, Tenant, or the
Premises relating to any violation during the Term of any applicable laws by Tenant, its employees, agents, or independent contractors, or with respect to the Premises or the remainder of the Property. If any governmental authority files a lien
against the Premises or the remainder of the Property due to any act or omission, intentional or unintentional, of Tenant, its agents, or employees, or for which Tenant is responsible under this Lease, resulting in the releasing, spilling, leaking,
leaching, pumping, emitting, pouring, emptying or dumping of any Hazardous Materials, Tenant shall, within fifteen (15) days from the date that Tenant is first given notice of such lien (or within such shorter period of time as may be specified
by Landlord if such governmental authority takes steps to cause the Premises to be sold pursuant to such lien),(or within such longer period of time as may be specified in any notice of lien or impending lien provided by any governmental authority)
either (A) pay the claim and remove the lien or (B) furnish a cash deposit, bond or such other security as is reasonably satisfactory in all respects to Landlord and sufficient to discharge the lien completely. Tenant shall defend,
indemnify Landlord and hold Landlord harmless from and against any damages, liability or expense associated with claims by governmental or other third parties arising out of the presence, removal or remediation of Hazardous Materials for which
Tenant is responsible for removal or remediation under this Section 5.4. 
 Section 5.5.    Landlord’s
Responsibilities Regarding Hazardous Materials. 
 During the Term of this Lease, if the removal or remediation of Hazardous Materials
from the Premises, Building or Land is required to be undertaken, then except to the extent such obligation is the responsibility of the Tenant under Section 5.4 hereof, the Landlord covenants and agrees to undertake the same without charge to
the Tenant. Without limitation of the foregoing, if necessary to comply with any applicable legal requirements, should any existing environmental condition of the Land require the removal or remediation of Hazardous Materials, the Landlord shall
perform such removal or remediation, without charge to the Tenant, when and if required by applicable legal requirements. The Landlord shall keep the Tenant reasonably informed as to the status of the environmental condition at issue, promptly
furnish to the Tenant copies of all regulatory filings with any governmental regulatory agencies in connection therewith, and substantiate the performance of its obligations under this Section 5.5. 

  
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 ARTICLE 6 

TENANT COVENANTS 

The Tenant covenants during the Term and for such further time as the Tenant occupies any part of the Premises: 

Section 6.1.    Permitted Uses. 

The Tenant shall occupy the Premises only for the Permitted Uses, and shall not injure or deface the Premises or the Property, nor permit in
the Premises any auction sale. The Tenant shall not permit in the Premises any nuisance, or the emission from the Premises of any reasonably objectionable noise, odor or vibration, nor use or devote the Premises or any part thereof for any purpose
which is contrary to law or ordinance, or that will be substantially likely to invalidate or increase premiums (above those normally incurred for the Permitted Uses) for any insurance on the Building or its contents (unless the Tenant pays for any
such increase in premiums and provided such actions do not interfere with the use and enjoyment of the Land by the Landlord, other tenants, visitors or invitees of the Building) or that will render necessary any alteration or addition to the
Building, nor commit or permit any waste in or with respect to the Premises, nor shall Tenant overload existing electrical or other Building systems. 

Section 6.2.    Laws and Regulations. 

The Tenant shall comply with all federal, state and local laws, regulations, ordinances, executive orders, guidelines, federal policies and
similar requirements in effect from time to time, including, without limitation, all such requirements relating to Tenant’s occupancy and use of the Premises and Hazardous Materials, including, without limitation, City of Cambridge ordinances
relating to employment, animal experiments, and hazardous waste and any such requirements pertaining to employment opportunity, anti-discrimination and affirmative action. Tenant shall also conform to recognized “best practices” standards
with respect to the physical aspects of its operations carried on within the Premises. Tenant shall have the right to contest any notice of violation for any of the foregoing by appropriate proceedings diligently conducted in good faith. Landlord
represents and warrants that the Premises are in compliance with applicable laws. Landlord shall cause the common areas of the Building and the Property to comply with all applicable legal requirements, including, without limitation the Americans
with Disabilities Act. Notwithstanding the foregoing or any other provision of this Lease, however, Tenant shall not be responsible for compliance with any such laws, regulations, or the like requiring (a) structural repairs or modifications;
or (b) repairs or modifications to the utility or building service equipment; or (c) installation of new building service equipment, such as fire detection or suppression equipment, unless such repairs, modifications, or installations
shall (i) be due to Tenant’s particular manner of use of the Premises (as opposed to the Permitted Uses generally), or (ii) be due to the gross negligence or willful misconduct of Tenant or any agent, employee, or contractor of Tenant

  
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 Section 6.3.    Rules and Regulations. 

The Tenant agrees to comply with the Rules and Regulations set forth in Exhibit F and such other reasonable and non-discriminatorily
enforced rules and regulations of general applicability (“Rules and Regulations”) as (i) may from time to time be made by the Landlord of which the Tenant is given written advance notice, so far as the same relate to the use of the
Building, the Land and the Tenant’s appurtenant parking privileges and (ii) may from time to time be promulgated with respect to all or any portion of the Building (including without limitation pursuant to the Declaration of Covenants for
University Park at MIT dated December 15, 1997 and filed for record with the Register of Deeds of Middlesex County). Landlord agrees to uniformly enforce the Rules and Regulations. The Tenant shall not obstruct in any manner any portion of the
Property; and, except as set forth in this Lease, shall not permit the placing of any signs, awnings or flagpoles, or the like, visible from outside the Building. Neither shall Tenant place curtains, blinds or shades or similar window treatments
visible from outside the Building in the Premises, except as may be otherwise approved by Landlord. 

Section 6.4.    Safety Compliance. 

The Tenant shall keep the Premises equipped with all safety appliances required by law or ordinance or any other regulations of any public
authority because of the manner of use made by the Tenant and to procure all licenses and permits so required because of such manner of use and, if requested by the Landlord, do any work so required because of such use, it being understood that the
foregoing provisions shall not be construed to broaden in any way the Tenant’s Permitted Uses. 

Section 6.5.    Landlord’s Entry. 

The Tenant shall permit the Landlord and its agents (which agents shall be identified to Tenant), after at least twenty-four
(24) hours’ prior notice except in the case of emergencies, to enter the Premises at all reasonable hours for the purpose of inspecting or making repairs to the same, monitoring Tenant’s compliance with the requirements and
restrictions set forth in this Lease, and, after at least twenty-four (24) hours’ notice, for the purpose of showing the Premises to prospective purchasers and mortgagees at all reasonable times and to prospective tenants during the last
twelve (12) months of the Term provided that in connection with such entry, Tenant may provide procedures reasonably designed so as not to jeopardize Tenant’s trade secrets, proprietary technology or critical business operations, including
accompaniment of all such persons by an employee of the Tenant. In case of an emergency, the Landlord shall make good faith efforts to notify the Tenant in person or by telephone prior to such entry, and in any event, the Landlord shall notify
Tenant promptly after such entry. 
 Section 6.6.    Floor Load. 

The Tenant shall not place a load upon any floor in the Premises exceeding the floor load per square foot of area which such floor was designed
to carry, and which is allowed by law. The Tenant’s machines and mechanical equipment shall be placed and maintained by the Tenant at the Tenant’s expense in settings sufficient, to absorb or prevent vibration or noise that may be
transmitted to the Building structure. 

  
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 Section 6.7.    Personal Property Tax. 

The Tenant shall pay promptly when due all taxes which may be imposed upon personal property (including, without limitation, fixtures and
equipment) in the Premises to whomever assessed. Tenant shall have the right to contest the validity or amount of any such taxes by appropriate proceedings diligently conducted in good faith. 

Section 6.8.    Assignment and Subleases. 

The Tenant shall not assign this Lease or sublet (which term, without limitation, shall include granting of concessions, licenses and the like)
the whole or any part of the Premises, nor permit the further underletting or assignment of any sublease or other occupancy agreement (each a “Transfer”) without, in each instance, having first received the consent of the Landlord which
consent shall not be unreasonably withheld, conditioned or delayed. Any purported Transfer made without such consent or otherwise not fulfilling the conditions and requirements of this Section 6.8 shall be void, and except as specifically
permitted in this Section 6.8, in no event shall the Tenant or anyone claiming by, through or under the Tenant have the right to mortgage, pledge, hypothecate or otherwise transfer this Lease. The Landlord shall not be deemed to be unreasonable
in withholding its consent to any proposed Transfer that is subject to the Landlord’s consent based on any of the following factors: 

(a) If the manner in which the proposed occupant conducts its business operations is not consistent, in Landlord’s reasonable opinion,
with the image and character of the Park development as a first-class biotechnology office/research and development park, then the withholding of consent by the Landlord shall be considered reasonable; and 

(b) If the proposed Transfer is (i) an assignment of this Lease, or (ii) a sublease, then in either of such cases, if the proposed
occupant is not sufficiently creditworthy and trustworthy in the reasonable opinion of the Landlord with reference to the monetary and other obligations which are to be fulfilled by the Tenant under this Lease, and the reasonable needs of the
Landlord to protect the value of the Building, then the withholding of consent by the Landlord shall be considered reasonable; and 
 (c) If
the proposed assignee or subtenant is already actively involved in discussions with either the Landlord or any affiliate of the Landlord regarding space within the Park that is or is to become available for lease, then the withholding of consent by
the Landlord shall be considered reasonable. 
 Notwithstanding anything to the contrary contained in this Section, Tenant shall have the
right to assign or otherwise Transfer this Lease or the Premises, or part of the Premises, without obtaining the prior consent of Landlord, (a) to its parent entity or to a wholly-owned subsidiary or to an entity which is wholly owned by the
same entity which wholly owns Tenant (an “Affiliate”), provided that (i) the transferee shall, prior to the effective date of the transfer, deliver to Landlord instruments evidencing such transfer and its agreement to assume and be
bound by all the terms, conditions and covenants of this Lease to be performed by Tenant, all in form reasonably acceptable to Landlord, and (ii) at the time of such transfer there shall not be an uncured Event of Default under this Lease; or
(b) to the purchaser of all or substantially all of its 

  
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assets, or to any entity into which the Tenant may be merged or consolidated (along with all or substantially all of its assets) (the “Acquiring Company”), provided that (i) the
net assets of the Acquiring Company at the time of the transfer or merger shall not be less than the net assets of Tenant at the time of the transfer, (ii) the Acquiring Company’s use of the Premises shall be consistent with the Permitted
Uses described in Exhibit A, (iii) the Acquiring Company shall assume in writing, in form reasonably acceptable to Landlord, all of Tenant’s obligations under this Lease, (iv) Tenant shall provide to Landlord such additional
information regarding the Acquiring Company as Landlord shall reasonably request, and (v) Tenant shall pay Landlord’s reasonable third-party expenses incurred in connection therewith (not to exceed $5,000.00 in the aggregate). The
transfers described in this paragraph are hereinafter referred to as “Permitted Transfers.” 
 Whether or not the Landlord
consents, or is required to consent, to any Transfer, the Tenant named herein shall remain fully and primarily liable for the obligations of the Tenant hereunder, including, without limitation, the obligation to pay Annual Fixed Rent and Additional
Rent provided under this Lease. 
 The Tenant shall give the Landlord at least 30 days prior written notice of any proposed Transfer (except
for a Permitted Transfer, which shall require at least ten (10) days prior written notice), specifying the provisions thereof, including (i) the name and address of the proposed occupant, subtenant, assignee or other transferee,
(ii) a copy of the proposed occupant’s, subtenant’s, assignee’s, or other transferee’s most recent annual financial statement, and (iii) all of the terms and provisions upon which the proposed Transfer is to be made
including, without limitation, all of the documentation effectuating such Transfer (which shall be subject to the Landlord’s approval not to be unreasonably withheld, conditioned or delayed) and such other reasonable information concerning the
proposed Transfer or concerning the proposed occupant, subtenant, assignee or other transferee as the Tenant has obtained in connection with the proposed Transfer. Tenant shall reimburse the Landlord promptly for reasonable legal and other
reasonable expenses incurred by the Landlord in connection with any request by the Tenant for consent to any Transfer (not to exceed $5,000.00 in the aggregate). If this Lease is assigned, or if the Premises or any part thereof is sublet or occupied
by anyone other than the Tenant, or there is otherwise a Transfer, then during any time when an Event of Default is subsisting, the Landlord may, at any time and from time to time, collect rent and other charges from the assignee, sublessee,
occupant or transferee, and apply the net amount collected to the rent and other charges herein reserved, but no such assignment, subletting, occupancy or collection shall be deemed a waiver of the prohibitions contained in this Section 6.8 or
the acceptance of the assignee, sublessee or occupant as a tenant or a release of the Tenant from the further performance by the Tenant of covenants on the part of the Tenant herein contained. 

Except for Permitted Transfers, the Tenant shall pay to the Landlord fifty percent (50%) of any amounts the Tenant actually receives from
any occupant, subtenant, assignee or other transferee as rent, additional rent or other forms of compensation or reimbursement (if any) in excess of the aggregate amount of (i) the proportionate monthly share of Annual Fixed Rent, Additional
Rent and all other monies due to Landlord pursuant to this Lease (allocable in the case of a sublease to that portion of the Premises being subleased), (ii) all costs associated with assigning or subleasing the Premises or any portion of the
Premises, including without limitation, rent concessions, architecture and engineering expenses, brokerage commissions and reasonable 

  
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fees for legal services associated with the transaction, and (iii) Tenant’s costs to prepare the space for the assignee or subtenant (all costs in clause (ii) and (iii),
collectively, “Sublease Transaction Expenses”). In the circumstances where the transferee pays the consideration due to the Tenant on account of such transfer over time (e.g. monthly rental payments under a sublease), Sublease Transaction
Expenses shall be amortized on a straight line basis over the term of the transfer in question. The consent by the Landlord to a Transfer for which the Landlord’s consent is required shall not be construed to relieve the Tenant from the
obligation to obtain the express consent in writing of the Landlord to any further Transfer whether by the Tenant or by anyone claiming by, through or under the Tenant including, without limitation, any occupant, assignee, subtenant or other
transferee. 
 Except for Transfers to an Affiliate or any sublease during the first twenty-four (24) months of the Term hereof, the
Landlord may elect, within thirty (30) days of receipt of written notice from the Tenant of any proposed assignment or sublease of all or any portion of the Premises prior to approving or disapproving any such proposed assignment or sublease,
to repossess the Premises or the portion of the Premises under consideration, provided, however, the foregoing right to repossess shall only apply to any proposed assignment or sublease which is for a term that expires during the final year of the
Term of this Lease. The Landlord may thereafter lease the Premises in such a manner as the Landlord may in its sole discretion determine. In the event the Landlord elects to repossess the Premises or the portion of the Premises under consideration
as provided above, then all of the Tenant’s rights and obligations hereunder with respect to the Premises shall cease and shall be of no further force and effect. 

ARTICLE 7 

INDEMNITY AND INSURANCE 

Section 7.1.    Indemnity. 

To the maximum extent this agreement may be made effective according to law, the Tenant agrees to defend, indemnify and save harmless the
Landlord from and against all claims, loss, or damage of whatever nature arising from any breach by Tenant of any obligation of Tenant under this Lease beyond applicable notice and cure periods or from any act, omission or negligence of the Tenant,
or the Tenant’s contractors, licensees, invitees, agents, servants or employees, or arising from any accident, injury or damage whatsoever caused to any person or property, occurring after the date that possession of the Premises is first
delivered to the Tenant and until the end of the Term and thereafter, so long as the Tenant is in occupancy of any part of the Premises, in or about the Premises or arising solely from any accident, injury or damage occurring outside the Premises
but within the Building, on the Land, on the access roads and ways, in the parking facilities provided pursuant to the Lease, within University Park or any adjacent area maintained by Landlord or any individual or entity affiliated with Landlord,
where such accident, injury or damage results solely from an act or omission on the part of the Tenant or the Tenant’s agents or employees, licensees, invitees, servants or contractors, provided that the foregoing indemnity shall not include
any cost or damage arising from any act, omission or negligence of the Landlord, or the Landlord’s contractors, licensees, invitees, agents, servants or employees. 

  
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 Landlord agrees to defend, indemnify and save harmless Tenant from legal action, damages,
loss, liability and any other expense in connection with loss of life, bodily or personal injury or property damage, arising from or out of the intentional or willful misconduct or gross negligence of Landlord, its agents, employees, licensees,
servants, invitees or contractors, which occur in or about the Premises, outside the Premises but within the Building, on the Land, on the access roads and ways, in the parking facilities provided pursuant to the Lease, within University Park or any
adjacent area maintained by Landlord or any individual or entity affiliated with Landlord, except to the extent that such loss of life, bodily or personal injury or property damage is due solely to the willful misconduct or act, omission or neglect
of Tenant, its agents, contractors, employees, licensees, invitees or servants. 
 The foregoing indemnities and hold harmless agreements
shall include indemnity against reasonable attorneys’ fees and all other costs, expenses and liabilities, excluding consequential damages, incurred in connection with any such claim or proceeding brought thereon, and the defense thereof. 

Section 7.2.    Liability Insurance. 

The Tenant agrees to maintain in full force from the date upon which the Tenant first enters the Premises for any reason, throughout the Term,
and thereafter, so long as the Tenant is in occupancy of any part of the Premises, by a policy of commercial general liability insurance under which the Landlord, the Building’s managing agent, any ground lessor and any holder of a first
mortgage on the Property of whom the Tenant is notified by the Landlord ( collectively, the “Additional Named Insureds”) and the Tenant are named as insureds, and under which the insurer provides a contractual liability endorsement
insuring against all cost, expense and liability arising out of or based upon any and all claims, accidents, injuries and damages described in Section 7.1, in the broadest form of such coverage from time to time available. Each such policy
shall be non- cancellable and non-amendable (to the extent that any proposed amendment reduces the limits or the scope of the insurance required in this Lease) with respect to the Landlord and such ground lessor and first mortgagee without ten
(10) days’ prior notice to the Landlord and the Additional Named Insureds and a certificate of insurance shall be delivered to the Landlord. The minimum limits of liability of such insurance as of the Term Commencement Date shall be Five
Million Dollars ($5,000,000.00) per occurrence for combined bodily injury (or death) and damage to property. 
 Notwithstanding anything in
this Lease to the contrary, Tenant may elect to self-insure against any and all of the risks, or portion thereof, against which Tenant is required to insure pursuant to the terms of this Lease, provided that either (i) the Chief Financial
Officer of Tenant certifies annually that Tenant has a US tax tangible net worth, as of the end of the Tenant’s most recent reporting period of not less than One Hundred Fifty Million Dollars ($150,000,000) as computed in accordance with the
Generally Accepted Accounting Principles (GAAP), (“Tenant’s Net Worth”), or (ii) the Chief Financial Officer of Guarantor certifies annually that Guarantor has a US tax tangible net worth, as of the end of the Guarantees most
recent reporting period, of not less than One Hundred Fifty Million Dollars ($150,000,000) as computed in accordance with GAAP, (“Guarantor’s Net Worth”). With regard to this Lease, self-insurance will be considered as insurance for
the purposes of complying with the terms and conditions of the Lease. Should Tenant’s Net Worth be less than $150 Million, Tenant may not avail itself of the election to self-insure. 

  
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 Section 7.3.    Alterations. Improvements and Betterments;
Personal Property at Risk. 
 The Tenant agrees to maintain in full force at all times throughout the Term, policy(s) of all risk
property damage insurance, naming Landlord (and the Additional Named Insureds) and the Tenant as insureds as their interests may appear, or a program of self-insurance acceptable to Landlord, covering all of Tenant’s leasehold improvements and
alterations to the extent of their full replacement costs as updated from time to time during the Term. 
 Unless caused by the Landlord or
its agents, employees, servants or contractors, the Tenant agrees that all of the furnishings, fixtures, equipment, effects and property of every kind, nature and description of the Tenant and of all persons claiming by, through or under the Tenant
which, during the continuance of this Lease or any occupancy of the Premises by the Tenant or anyone claiming under the Tenant which, during the continuance of this Lease or any occupancy of the Premises by the Tenant or anyone claiming under the
Tenant, may be on the Premises or elsewhere in the Building or on the Land or parking facilities provided hereby, shall be at the sole risk and hazard of the Tenant, and if the whole or any part thereof shall be destroyed or damaged by fire, water
or otherwise, or by the leakage or bursting of water pipes, steam pipes, or other pipes, by theft or from any other cause, no part of said loss or damage is to be charged to or be borne by the Landlord, except that the Landlord shall in no event be
exonerated from any liability to the Tenant (subject to Section 7.5 hereof) for any injury, loss, damage or liability to the extent same is caused by Landlord’s, or its agents’, employees’, servants’ or contractors’,
negligence or willful misconduct. 
 Section 7.4.    Landlord’s Insurance. 

The Landlord shall carry such casualty and liability insurance upon and with respect to operations at the Building as may from time to time be
deemed reasonably prudent by the Landlord or required by any mortgagee holding a mortgage thereon or any ground lessor of the Land, and in any event, all-risk property insurance against loss by fire and the risks now covered by extended coverage
endorsement No. 4 in an amount at least equal to the full replacement cost of the Building, exclusive of foundations, excavations and footings. 

Section 7.5.    Waiver of Subrogation. 

Any insurance carried by either party with respect to the Building, Land, Premises, parking facilities or any property therein or occurrences
thereon shall, without further request by either party, if it can be so written without additional premium, or with an additional premium which the other party elects to pay, include a clause or endorsement denying to the insurer rights of
subrogation against the other party to the extent rights have been waived by the insured prior to occurrence of any injury or loss. Each party, notwithstanding any provisions of this Lease to the contrary, hereby waives any rights of recovery
against the other for injury or loss, including, without limitation, injury or loss caused by negligence of such other party due to hazards covered by insurance containing such, clause or endorsement to the extent of the indemnification received
thereunder or the amount of insurance required to be carried hereunder, whichever is greater. 

  
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 ARTICLE 8 

CASUALTY AND EMINENT DOMAIN 

Section 8.1.    Restoration Following Casualties. 

If, during the Term, the Building or the Premises shall be damaged by fire or casualty, subject to termination rights of the Landlord and the
Tenant provided below in this Article 8, the Landlord shall proceed to promptly restore, or cause to be restored, the Building to substantially the condition thereof just prior to time of such damage, but the Landlord shall not be responsible for
delay in such restoration which may result from External Causes. Provided that the Landlord complies with its obligations to carry casualty insurance in accordance with Section 7.4, the Landlord shall have no obligation to expend in the
reconstruction of the Building more than the sum of the amount of any deductible and the actual amount of insurance proceeds made available to the Landlord by its insurer, and any additional costs associated with changes to the Premises desired by
the Tenant and permitted by Article 4 shall be paid by the Tenant in the manner reasonably required by the Landlord. Any restoration of the Building or the Premises shall be altered to the extent necessary to comply with then current and applicable
laws and codes. The Landlord shall, as soon as possible after any casualty, but in any event no later than sixty (60) days after such casualty, provide to the Tenant a reasonable written estimate (“Contractor’s Estimate”) from a
reputable construction or design professional as to the time frame within which the Landlord will be able to repair the casualty damage and the cost of repairing such damage. 

Section 8.2.    Landlord’s Termination Election. 

If the Landlord reasonably determines, based upon the Contractor’s Estimate, that (a) the amount of insurance proceeds available to
the Landlord is insufficient to cover the cost of restoring the Building, or (b) Landlord will be unable to restore the Building within fifteen (15) months from the date of such casualty, then the Landlord may terminate this Lease by
giving notice to the Tenant provided that Landlord also terminates the leases of all other affected and similarly-situated tenants in the Building. Any such termination shall be effective on the date designated in such notice from the Landlord, but
in any event not later than sixty (60) days after such notice, and if no date is specified, effective upon the date of the casualty. Failure by the Landlord to give the Tenant notice of termination within sixty (60) days following the
occurrence of the casualty shall constitute the Landlord’s agreement to restore the Building as contemplated in Section 8.1. 

Section 8.3.    Tenant’s Termination Elections. 

If, based upon the Contractor’s Estimate, the time period for repairing any casualty damage will exceed fifteen (15) months after the
date of any casualty, then the Tenant shall have the right, exercisable by written notice given on or before the date thirty (30) days after the Landlord gives to the Tenant the Contractor’s Estimate, to terminate this Lease. 

  
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 If neither the Landlord nor the Tenant exercise their termination rights, but the Landlord
has failed to restore the Building, within fifteen (15) months from the date of the casualty or taking, or the period of restoration set forth in the Contractor’s Estimate, such period to be subject, however, to extension where the delay
in completion of such work is due to External Causes, the Tenant shall have the right to terminate this Lease at any time after the expiration of such period (in either case, as extended by delay due to External Causes as aforesaid) until the
restoration is substantially completed, such termination to take effect as of the date of the Tenant’s notice. However, if the Landlord has been diligently prosecuting the repair of all casualty and damage, and if the Landlord reasonably
determines at any time, and from time to time, during the restoration, based upon certification by its architect or other design professional, that such restoration will not be able to be completed before the deadline date after which the Tenant may
terminate this Lease under this Section 8.3, and the Landlord specifies in a notice to Tenant to such effect a later date that the Landlord estimates will be the date upon which such restoration will be completed, then the Tenant may terminate
this Lease within thirty (30) days of the Landlord’s notice as aforesaid, failing which the deadline date shall be extended to the date set forth in Landlord’s notice (as extended by delay due to External Causes as aforesaid). The
Landlord shall exercise reasonable efforts to keep the Tenant advised of the status of restoration work from time to time, and promptly following any request for information during the course of the performance of the restoration work. 

Section 8.4.    Casualty at Expiration of Lease. 

If the Premises shall be damaged by fire or other casualty in such a manner that the Premises cannot, in the ordinary course, reasonably be
expected to be repaired within one hundred twenty (120) days from the commencement of repair work and such fire or other casualty occurs within the last twelve (12) months of the Term (as the same may have been extended prior to such fire
or other casualty), either party shall have the right, by giving notice to the other not later than sixty (60) days after such fire or other casualty, to terminate this Lease, whereupon this Lease shall terminate as of the date of such notice.

 Section 8.5.    Eminent Domain. 

Except as hereinafter provided, if the Premises, or such portion thereof as to render the balance (if reconstructed to the maximum extent
practicable in the circumstances) unsuitable for the Tenant’s Permitted Use, shall be taken by condemnation or right of eminent domain, the Landlord or the Tenant shall have the right to terminate this Lease by notice to the other of its desire
to do so, provided that such notice is given not later than thirty (30) days after receipt by Tenant of notice of the effective date of such taking. If so much of the Building shall be so taken that the Landlord determines that it would be
appropriate to raze or substantially alter the Building, the Landlord shall have the right to terminate this Lease by giving notice to the Tenant of the Landlord’s desire to do so not later than thirty (30) days after the effective date of
such taking. 
 Should any part of the Premises be so taken or condemned during the Term, and should this Lease be not terminated in
accordance with the foregoing provisions, the Landlord agrees to use reasonable efforts to put what may remain of the Premises into proper condition for use and occupation as nearly like the condition of the Premises prior to such taking as shall be

  
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practicable, subject, however, to applicable laws and codes then in existence. The Landlord shall have no obligation to expend in the aforesaid restoration more than the proceeds of any award
received in any condemnation or eminent domain proceeding, or any sum paid in lieu thereof. 

Section 8.6.    Rent After Casualty or Taking. 

If the Premises shall be damaged by fire or other casualty, or partially taken, until the Lease is terminated or the Premises is restored, the
Annual Fixed Rent and Additional Rent shall be justly and equitably abated and reduced according to the nature and extent of the loss of use thereof suffered by the Tenant from the date of such fire, other casualty or taking until the Premises shall
be restored to substantially the same condition as immediately prior to such fire, other casualty or taking. In the event of a taking which permanently reduces the area of the Premises, a just proportion of the Annual Fixed Rent and applicable
Additional Rent shall be abated for the remainder of the Term. 
 Section 8.7.    Temporary Taking. 

In the event of any taking of the Premises or any part thereof for a temporary use not in excess of twelve (12) months, (i) this
Lease shall be and remain unaffected thereby and Annual Fixed Rent and Additional Rent shall not abate, and (ii) the Tenant shall be entitled to receive for itself such portion or portions of any award made for such use with respect to the
period of the taking which is within the Term. 
 Section 8.8.    Taking Award. 

Except as otherwise provided in Section 8.7, the Landlord shall have and hereby reserves and accepts, and the Tenant hereby grants and
assigns to the Landlord, all rights to recover for damages to the Building and the Land, and the leasehold interest hereby created, and to compensation accrued or hereafter to accrue by reason of such taking, damage or destruction, as aforesaid, and
by way of confirming the foregoing, the Tenant hereby grants and assigns to the Landlord, all rights to such damages or compensation. Nothing contained herein shall be construed to prevent the Tenant from prosecuting in any condemnation proceedings
a separate claim for relocation expenses and Tenant’s personal property. 
 ARTICLE 9 

DEFAULT 

Section 9.1.    Tenant’s Default. 

Each of the following shall constitute an Event of Default: 

(a) Failure on the part of the Tenant to pay the Annual Fixed Rent, Additional Rent or other charges for which provision is made herein on or
before the date on which the same become due and payable, if such condition continues for ten (10) days after written notice that the same are due. 

  
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 (b) Failure on the part of the Tenant to perform or observe any other term or condition
contained in this Lease if the Tenant shall not cure such failure within thirty (30) days after written notice from the Landlord to the Tenant thereof, provided that in the case of breaches that are not reasonably susceptible to cure within
thirty (30) days through the exercise of due diligence, then so long as the Tenant commences such cure within thirty (30) days, and the Tenant diligently pursues such cure to completion, such breach shall not be deemed to create an Event
of Default. 
 (c) The taking of the estate hereby created on execution or by other process of law; or a judicial declaration that the
Tenant, or any guarantor of this Lease, is bankrupt or insolvent according to law; or any assignment of the property of the Tenant, or any guarantor of this Lease, for the benefit of creditors; or the appointment of a receiver, guardian,
conservator, trustee in bankruptcy or other similar officer to take charge of all or any substantial part of the property of Tenant, or any guarantor of this Lease, by a court of competent jurisdiction, which officer is not dismissed or removed
within (60) days; or the filing of an involuntary petition against the Tenant, or any guarantor of this Lease, under any provisions of the bankruptcy act now or hereafter enacted if the same is not dismissed within sixty (60) days; the
filing by the Tenant, or any guarantor of this Lease, of any voluntary petition for relief under provisions of any bankruptcy law now or hereafter enacted. 

If an Event of Default shall occur and be continuing , then, in any such case, whether or not the Term shall have begun, Landlord and its
agents lawfully may, in addition to any remedies for any preceding Event of Default and any remedies otherwise available at law or equity, immediately or at any time thereafter without further demand or notice in accordance with process of law,
enter upon any part of the Premises in the name of the whole or mail or deliver a notice of termination of the Term of this Lease addressed to Tenant at the Premises or any other address herein, and thereby terminate the Term and repossess the
Premises as of Landlord’s former estate. At Landlord’s election such notice of termination may be included in any notice of default. Upon such entry or mailing the Term shall terminate, all executory rights of Tenant and all obligations of
Landlord will immediately cease, and Landlord may expel Tenant and all persons claiming under Tenant and remove their effects without any trespass and without prejudice to any remedies for arrears of rent or prior breach; and Tenant waives all
statutory and equitable rights to its leasehold (including rights in the nature of further cure or redemption, if any to the extent such rights may be waived). If Landlord engages attorneys in connection with any failure to perform by Tenant
hereunder, Tenant shall reimburse Landlord for the reasonable fees of such attorneys on demand as Additional Rent. Without implying that other provisions do not survive, the provisions of this Article shall survive the Term or earlier termination of
this Lease. 
 Section 9.2.    Damages. 

In the event that this Lease is terminated, the Tenant covenants to pay to the Landlord punctually all the sums (“Periodic Payments”)
and perform all the obligations which the Tenant covenants in this Lease to pay and to perform in the same manner and to the same extent and at the same time as if this Lease had not been terminated, and all of the Landlord’s expenses in
connection with reletting the Premises including, without limitation, all repossession costs, brokerage commissions, fees for legal services and expenses of preparing the Premises for such 

  
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reletting. However, the Landlord may elect, at any time, to demand in lieu of any further obligations to make Periodic Payments, and payments on account of the Landlord’s reletting costs
thereafter accruing, as compensation, an amount (the “Lump Sum Payment”) equal to the excess, if any, of the discounted present value of the total rent reserved for the then remainder of the Term over the then discounted present fair
rental value of the Premises for the then remainder of the Term. The discount rate for calculating such sum under the preceding clause (x) shall be the then current rate of United States Treasury securities having a maturity date as close as
possible to the end of the Term (had the Lease not been terminated). In calculating the rent reserved, there shall be included, in addition to the Annual Fixed Rent and all Additional Rent, the value of all other considerations agreed to be paid or
performed by the Tenant over the remainder of the Term. Should the parties be unable to agree on a fair rental value for the purposes of determining the Lump Sum Payment under clause (x), above, the matter shall be settled, upon the demand of either
party, by reference to the rules of the Boston office of the American Arbitration Association (the “Association”), with a request for a determination in accordance with the rules of the Association as follows: 

(i) Landlord and Tenant shall each appoint one independent commercial real estate broker, who shall have been active over the ten
(10) year period ending on the date of such appointment in negotiating leases for and in commercial office properties in the Boston, Massachusetts market. The determination of the brokers shall be limited solely to the issue of whether
Landlord’s submitted Lump Sum Payment represents the fair rental value for the Premises as determined by the brokers, taking into account all relevant elements, and each shall determine a sum best representing the Lump Sum Payment. 

(ii) If the conclusion of the two brokers so appointed is not dispositive, then the two brokers shall within ten (10) days of the date of
the appointment of the latter appointed broker agree upon and appoint a third broker who shall be qualified under the same criteria set forth hereinabove for qualification of the initial two brokers. 

(iii) The third broker shall, within twenty (20) days of his or her appointment determine the Lump Sum Payment by selecting one of the
determinations of either of the two brokers so appointed, and shall notify Landlord and Tenant thereof in writing. 
 Each party shall bear the costs of its
own broker if only two (2) brokers are involved; if there is a third broker involved, the cost of such third broker shall be shared equally by the parties. 

In calculating the amounts to be paid by the Tenant under the foregoing covenant, the Tenant shall be credited with the net proceeds of any
rent obtained by reletting the Premises, after deducting all the Landlord’s expenses in connection with such reletting, including, without limitation, all repossession costs, brokerage commissions, fees for legal services and expenses of
preparing the Premises for such reletting, provided that Tenant shall never be entitled to receive any portion of the re-letting proceeds, even if the same exceed the ¿lit originally due hereunder but Tenant shall be credited with such excess
amount to offset its obligation to Landlord, and Landlord shall use commercially reasonable efforts to relet the Premises. In connection with such efforts, Landlord may (i) relet the Premises, or any part or parts thereof, for a term or terms
which may, at the Landlord’s option, exceed or be equal to or less than the period which would otherwise have constituted the balance of the Term, and may grant such concessions and free 

  
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rent as the Landlord in its reasonable commercial judgment considers advisable or necessary to relet the same, (ii) make such alterations, repairs and improvements in the Premises as the
Landlord in its reasonable commercial judgment considers advisable or necessary to relet the same, and (iii) any obligation to relet imposed by law shall be subject to the reasonable requirements of Landlord f§ lease to high quality
tenants on such terms (based on then-market standards) as Landlord may from time to time deem appropriate and to develop the Building and Park in a harmonious manner with an appropriate mix of uses, tenants, floor areas and terms of tenancies, and
the like, and Landlord shall not be obligated to relet the Premises to any party to whom Landlord or its affiliate may desire to lease other available space in the Park.. No action of the Landlord in accordance with foregoing or failure to relet or
to collect rent under reletting shall operate to release or reduce the Tenant’s liability except as provided herein. The Landlord shall be entitled to seek to rent other properties of the Landlord prior to reletting the Premises without being
in breach of any obligation to the Tenant. 
 Section 9.3.    Cumulative Rights. 

The specific remedies to which either party may resort under the terms of this Lease are cumulative and, except as expressly set forth herein,
are not intended to be exclusive of any other remedies or means of redress to which it may be lawfully entitled in case of any breach or threatened breach by the other party of any provisions of this Lease. In addition to the other remedies provided
in this Lease, each party shall be entitled to seek the restraint by injunction of the violation or attempted or threatened violation of any of the covenants, conditions or provisions of this Lease or to a decree compelling specific performance of
any such covenants, conditions or provisions. Nothing contained in this Lease shall limit or prejudice the right of the Landlord to prove for and obtain in proceedings for bankruptcy, insolvency or like proceedings by reason of the termination of
this Lease, an amount equal to the maximum allowed by any statute or rule of law in effect at the time when, and governing the proceedings in which, the damages are to be proved, whether or not the amount be greater, equal to, or less than the
amount of the loss or damages referred to above. 
 Landlord shall not be required to serve Tenant with any notices or demands as a
prerequisite to its exercise of any of its rights or remedies under this Lease, other than those notices and demands specifically required under this Lease. Tenant expressly v of any statutory demand or notice which is a prerequisite to
Landlord’s commandment of eviction proceedings against Tenant, including the demands and notices specified in any applicable state statute or case law. 

Section 9.4.    Landlord’s Self-help. 

If there shall be an Event of Default, or if emergency circumstances should exist where, upon the giving of notice or passage of time, such
circumstances would constitute an Event of Default, then the Landlord shall have the right, but not the obligation, after the giving by the Landlord of at least ten (10) days’ prior notice thereof to the Tenant (except in case of emergency
circumstances in which case no prior notice need be given), to perform such obligation. In the event the Landlord exercises its rights under this Section 9.4 in case of emergency, the Landlord shall notify the Tenant as soon as reasonably
possible after the taking of such action. The Landlord may exercise its rights under this Section without waiving any other of its rights or releasing the Tenant from any of its obligations under this Lease. 

  
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 Section 9.5.    Enforcement Expenses: Litigation. 

If either party hereto, is made or becomes a party to any litigation commenced by or against the other party by or against a third party, or
incurs costs or expenses related to such litigation, involving any part of the Property and the enforcement of any of the rights, obligations or remedies of such party, then the party becoming involved in any such litigation because of a claim
against such other party hereto shall receive from such other party hereto all costs and reasonable attorneys’ fees incurred by such party in such litigation. Landlord shall pay all reasonable attorney’s fees incurred by Tenant in
connection with any legal action concerning an alleged breach of this Lease to the extent that Tenant is the prevailing party. Tenant shall pay all reasonable attorney’s fees incurred by Landlord in connection with any legal action concerning
an alleged breach of this Lease to the extent that Landlord is the prevailing party. 
 LANDLORD AND TENANT WAIVE TRIAL BY JURY IN ANY
ACTION TO WHICH THEY ARE PARTIES UNDER THIS LEASE. 
 Section 9.6.    Late Charges: Interest on Overdue
Payments. 
 (a) In the event that any payment of Annual Fixed Rent or Additional Rent shall remain unpaid for a period of ten
(10) days following notice by the Landlord to the Tenant that such payment is overdue, there shall become due to the Landlord from the Tenant, as Additional Rent and as compensation for the Landlord’s extra administrative costs in
investigating the circumstances of late rent, a late charge of two percent (2%) of the amount overdue. 
 (b) Any Annual Fixed Rent and
Additional Rent or other amount which is due from either party to the other party which is not paid within ten (10) days after the same is due and payable shall bear interest from the date due until paid at the variable rate (the “Default
Interest Rate”) equal to the annual rate from time to time announced by Bank of America as its base rate, plus two percent (2%), or if such rate can no longer be determined, the annual prime rate from time to time announced by The Wall Street
Journal, plus four percent (4%). 
 Section 9.7.    Landlord’s Right to Notice and Cure. 

The Landlord shall in no event be in default in the performance of any of the Landlord’s obligations hereunder unless and until the
Landlord shall have failed to perform such obligations within thirty (30) days such additional time as is reasonably required to correct any such default, after written notice by the Tenant to the Landlord expressly specifying wherein the
Landlord has failed to perform any such obligation. 

  
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 ARTICLE 10 

MORTGAGEES’ RIGHTS 

Section 10.1.    Subordination. 

At the election of the holder of any mortgage (which term for the purpose of this Article shall include a “deed of trust,” or similar
financing encumbrance) or of any ground lease encumbering the Landlord’s interest in the Property, this Lease shall be subject and subordinate to the lien thereof, so that the rights of any such mortgagee or ground lessor shall be superior to
all rights hereby or hereafter vested in the Tenant, subject however to Section 10.5 hereof, but upon the condition and solely to the extent that such mortgagee or ground lessor, including any future mortgagee or ground lessee from time to time
hereunder, shall have entered into a subordination non-disturbance and attornment agreement (“SNDA”) with Tenant in substantially the form attached hereto as Exhibit I (if with the current mortgagee as of the Term Commencement Date)
or Exhibit H (if with the current ground lessor). Any costs imposed by such mortgagee or ground lessor attendant to obtaining any such SNDA shall be the responsibility of Landlord. The form of SNDA attached hereto as Exhibit I is
acceptable to Tenant in connection with any mortgage to which this Lease shall be subordinated. The form of SNDA attached hereto as Exhibit H is acceptable to Tenant in connection with any ground lease to which this Lease shall be
subordinated. Landlord shall provide Tenant with an SNDA from its current mortgagee and the current ground lessor in the forms attached to this Lease as Exhibit I and H, respectively, and from any future mortgagee or ground lessor in the same
form or other form acceptable to Tenant in its commercially reasonable judgment. 
 Section 10.2.    INTENTIONALLY
OMITTED. 
 Section 10.3.    INTENTIONALLY OMITTED. 

Section 10.4.    Estoppel Certificates. 

The Tenant shall from time to time, upon not less than ten (10) days’ prior written request by the Landlord, execute, acknowledge and
deliver to the Landlord a statement in writing certifying to the Landlord or an independent third party, with a true and correct copy of this Lease attached thereto, together with all amendments thereto, to the extent such statements continue to be
true and accurate, (i) that this Lease is unmodified and in full force and effect (or, if there have been any modifications, that the same is in full force and effect as modified and stating the modifications); (ii) that the Tenant has no
actual knowledge of any defenses, offsets or counterclaims against its obligations to pay the Annual Fixed Rent and Additional Rent and to perform its other covenants under this Lease (or if there are any defenses, offsets, or counterclaims, setting
them forth in reasonable detail); (iii) that there are no actually known uncured defaults of the Landlord or the Tenant under this Lease (or if there are actually known defaults, setting them forth in reasonable detail); (iv) the dates to
which the Annual Fixed Rent, Additional Rent and other charges have been paid; (v) that the Tenant has accepted, and is in full possession of the Premises, including all improvements, additions and alterations thereto required to be made by
Landlord under the Lease (except to the extent stated); (vi) that the Landlord has satisfactorily complied with all of the requirements and conditions precedent to the 

  
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occurrence of the Rent Commencement Date (except to the extent stated); (vii) that the Tenant has been in occupancy since the Term Commencement Date and paying rent since the specified dates
(except to the extent stated); (viii) that no monetary or other considerations, including, but not limited to, rental concessions for Landlord, special tenant improvements or Landlord’s assumption of prior lease obligations of Tenant have
been granted to Tenant by Landlord for entering into Lease (except as set forth in this Lease or as otherwise specified in such estoppel); (ix) that the Tenant has not received written notice of a prior assignment, hypothecation, or pledge of
rents or of the Lease (except to the extent stated); (x) that the Lease represents the entire agreement between Landlord and Tenant; (xi) that any notice may or shall be given in accordance with the requirements therefor as provided in the
Lease from time to time; and (xii) such factual other matters with respect to the Tenant and this Lease as the Landlord may reasonably request. Any statement delivered pursuant to this Section may be relied upon by any prospective purchaser,
mortgagee, trustee or ground lessor of the Premises or any interest therein, and shall be binding on the Tenant. 
 Landlord shall from time
to time, upon not less than twenty (20) days’ prior written request by the Tenant, execute, acknowledge and deliver to the Tenant a statement in writing certifying to the Tenant or an independent third party, with a true and correct copy
of this Lease attached thereto, together with all amendments thereto, to the extent such statements continue to be true and accurate (i) that this Lease is unmodified and in full force and effect (or, if there have been any modifications, that
the same is in full force and effect as modified and stating the modifications); (ii) that the Landlord has no knowledge of any defenses, offsets or counterclaims against its obligations to perform its covenants under this Lease (or if there
are any defenses, offsets, or counterclaims, setting them forth in reasonable detail); (iii) that there are no known uncured defaults of the Tenant or the Landlord under this Lease (or if there are known defaults, setting them forth in
reasonable detail); (iv) the dates to which the Annual Fixed Rent, Additional Rent and other charges have been paid; (v) that the Tenant is in full possession of the Premises; (vi) that Landlord has no notice of a prior assignment of
the Lease or sublease of space therein; (vii) that the Lease represents the entire agreement between Landlord and Tenant; (viii) that any notice may or shall be given in accordance with the requirements therefor as provided in the Lease
from time to time;; and (xii) such other factual matters with respect to the Tenant and this Lease as the Tenant or such independent third party may reasonably request. Any statement delivered pursuant to this Section may be relied upon by any
prospective mortgagee, assignee or sublessee of Tenant and shall be binding on the Landlord. 

Section 10.5.    Assignment of Rents. 

With reference to any assignment by the Landlord of the Landlord’s interest in this Lease, or the rents payable hereunder, conditional in
nature or otherwise, which assignment is made to the holder of a mortgage or a ground lessor on property which includes the Premises, the Tenant agrees; 

(a) That the execution thereof by the Landlord, and the acceptance thereof by the holder of such mortgage or ground lessor, shall never be
treated as an assumption by such holder or ground lessor of any of the obligations of the Landlord hereunder, unless such holder or ground lessor shall, by notice sent to the Tenant, specifically make such election; and 

  
 39 

 (b) That, except as aforesaid, such holder or ground lessor shall be treated as having
assumed the Landlord’s obligations hereunder only upon foreclosure of such holder’s mortgage or the taking of possession of the Property, or, in the case of a ground lessor, the termination of the ground lease. 

ARTICLE 11 

SECURITY DEPOSI 

(a) Security Deposit in Cash or Letter of Credit. Upon the execution and delivery of this Lease, Tenant shall deliver to Landlord as
security for the performance of the obligations of Tenant hereunder, either a cash deposit or a letter of credit in the Security Deposit amount specified in Exhibit A in accordance with this Section (as renewed, replaced, increased and/or
reduced pursuant to this Section, the “Letter of Credit”). If Tenant elects to deliver a cash deposit upon the execution and delivery of this Lease, Tenant may at any time thereafter replace such cash deposit with a Letter of Credit
meeting the requirements of this Section 11(a), and in such event, Landlord shall return the cash security deposit to Tenant within five (5) business days. If Tenant elects to deliver a Letter of Credit, such Letter of Credit shall be in
such form as Landlord may reasonably approve. If there is more than one Letter of Credit so delivered by Tenant, such Letters of Credit shall be collectively hereinafter referred to as the “Letter of Credit”. The Letter of Credit
(i) shall be irrevocable and shall be issued by a commercial bank reasonably acceptable to Landlord, (ii) shall require only the presentation to the issuer of a certificate of the holder of the Letter of Credit stating either (a) that
a default has occurred under this Lease after the expiration of any applicable notice and cure period (or stating that transmittal of a default notice is barred by applicable bankruptcy or other law if such is the case), or (b) stating that
Tenant has not delivered to Landlord a new Letter of Credit having a commencement date immediately following the expiration of the existing Letter of Credit in accordance with the requirements of the Lease, (iii) shall be payable to Landlord
and its successors in interest as the Landlord and shall be freely transferable (at no cost to Tenant) to any such successor or any lender holding a collateral assignment of Landlord’s interest in the Lease, (iv) shall be for an initial
term of not less than one year and contain a provision that such term shall be automatically renewed for successive one-year periods unless the issuer shall, at least thirty (30) days prior to the scheduled expiration date, give Landlord
written notice of such nonrenewal, and (v) shall otherwise be in form and substance reasonably acceptable to Landlord. Notwithstanding the foregoing, the term of the Letter of Credit for the final period of the Term shall be for a term ending
not earlier then the date forty-five (45) days after the last day of the Term. 
 If Tenant shall be in default under the Lease, after
the expiration of any applicable not or cure period (or if transmittal of a default or other notice is stayed or barred by applicable bankruptcy or other law), Landlord shall be entitled to draw upon the Letter of Credit to the extent reasonably
necessary to cure such default. If, not less than thirty (30) days before the scheduled expiration of the Letter of Credit, Tenant has not delivered to Landlord a new Letter of Credit having a commencement date immediately following the
expiration of the existing Letter of Credit in accordance with this Section, Landlord shall also have the right to draw upon the full amount of the Letter of Credit without giving any further notice to Tenant. Landlord may, but shall not be
obligated to, apply the amount so drawn to the extent necessary to cure Tenant’s default under the Lease. Any funds drawn by Landlord on the Letter of Credit and not applied 

  
 40 

 
against amounts due hereunder shall be held by Landlord as a cash security deposit, provided that Landlord shall have no fiduciary duty with regard to such amounts, shall have the right to
commingle such amounts with other funds of Landlord, and shall pay no interest on such amounts. After any application of the Letter of Credit by Landlord in accordance with this paragraph, Tenant shall reinstate the Letter of Credit to the amount
then required to be maintained hereunder, within thirty (30) days of demand. Within forty-five (45) days after the expiration or earlier termination of the Term the Letter of Credit and any cash security deposit then being held by
Landlord, to the extent not applied, shall be returned to the Tenant provided that no Event of Default is then continuing. 
 (b)
Pledge. 
 The Landlord may pledge its right and interest in and to the cash deposit or Letter of Credit to any mortgagee or ground
lessor and, in order to perfect such pledge, have such cash deposit or Letter of Credit held in escrow by such mortgagee or ground lessee or grant such mortgagee or ground lessee a security interest therein. In connection with any such pledge or
grant of security interest by the Landlord to a mortgagee or ground lessee (“Pledgee”), Tenant covenants and agrees to cooperate as reasonably requested by the Landlord at no additional cost to Tenant, in order to permit the Landlord to
implement the same on terms and conditions reasonably required by such Pledgee. 
 (c) Transfer of Security Deposit. 

In the event of a sale or other transfer of the Building or transfer of this Lease, Landlord shall transfer the cash deposit or Letter of
Credit to the transferee at no cost to Tenant, and Landlord shall thereupon be released by Tenant from all liability for the return of such security. The provisions hereof shall apply to every transfer or assignment made of the security to such a
transferee. Tenant further covenants that it will not assign or encumber or attempt to assign or encumber the Letter of Credit or the proceeds thereof, and that neither Landlord nor its successors or assigns shall be bound by any assignment,
encumbrance, attempted assignment or attempted encumbrance. 
 ARTICLE 12 

MISCELLANEOUS 

Section 12.1.    Notice of Lease. 

Tenant agrees not to record this Lease but both parties shall execute and deliver (i) a memorandum of this Lease in form appropriate for
recording or registration, (ii) an instrument acknowledging the Commencement Date of the Term, and (iii) if this Lease is terminated before the Term expires, an instrument in such form acknowledging the date of termination. 

Section 12.2.    Notices. 

Whenever any notice, approval, consent, request, election, offer or acceptance is given or made pursuant to this Lease, it shall be in writing.
Communications and payments shall be addressed, if to the Landlord, at the Landlord’s Address for Notices as set forth in Exhibit A or at 

  
 41 

 
such other address as may have been specified by prior notice to the Tenant; and if to the Tenant, (i) until the Rent Commencement Date, at the Tenant’s Original Address (or at such
other place as may have been specified by prior notice to the Landlord) and at the Tenant’s Address for Notices as set forth in Exhibit A. and (ii) from and after the Rent Commencement Date, at the Tenant’s Address for Notices
as set forth in Exhibit A (or at such other place as may have been specified by prior notice to the Landlord). Any communication so addressed shall be deemed duly given on the earlier of (i) the date received, or (ii) on the next
business day if sent by a nationally recognized overnight courier service. If the Landlord by notice to the Tenant at any time designates some other person to receive payments or notices, all payments or notices thereafter by the Tenant shall be
paid or given to the agent designated until notice to the contrary is received by the Tenant from the Landlord. Notices to either party under this Lease may be given by legal counsel to such party. 

Section 12.3.    Successors and Limitation on Liability. 

The obligations of this Lease shall run with the land, and this Lease shall be binding upon and inure to the benefit of the parties hereto and
their respective successors and assigns, except that the original Landlord named herein and each successor Landlord shall be liable only for obligations accruing during the period of its ownership or otherwise reflected in a certificate delivered to
it by Tenant pursuant to section 10.4 (or would have been reflected in such a certificate had one been timely requested). Neither the Tenant, nor anyone claiming by, under or through the Tenant, shall be entitled to obtain any judgment in enforcing
the terms and conditions of this Lease creating personal liability on the part of the Landlord or enforcing any obligations of the Landlord against any assets of the Landlord other than its interest in the Property, and proceeds therefrom and,
without limitation of the foregoing, in no event shall any personal liability arise on the part of any of the Landlord’s officers, employees, directors or shareholders. Likewise, no personal liability shall arise on the part of the
Tenant’s officers, employees, directors or shareholders, as this Lease shall create liability on the part of the Tenant and not personal liability on the part of such officers, employees, directors or shareholders. 

Section 12.4.    Waivers. 

The failure of the Landlord or the Tenant to seek redress for violation of, or to insist upon strict performance of, any covenant or condition
of this Lease, shall not be deemed a waiver of such violation nor prevent a subsequent act, which would have originally constituted a violation, from having all the force and effect of an original violation. The receipt by the Landlord of Annual
Fixed Rent or Additional Rent with knowledge of the breach of any covenant of this Lease shall not be deemed a waiver of such breach. No provision of this Lease shall be deemed to have been waived by the Landlord or the Tenant, as the case may be,
unless such waiver be in writing signed by the Landlord or the Tenant, as the case may be. No consent or waiver, express or implied, by the Landlord or Tenant to or of any breach of any agreement or duty shall be construed as a waiver or consent to
or of any other breach of the same or any other agreement or duty. 

  
 42 

 Section 12.5.    Acceptance of Partial Payments of Rent.

 No acceptance by either party of a lesser sum than the amount then due to such party shall be deemed to be other than a partial
installment of such rent due, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as rent be deemed an accord and satisfaction, and either party may accept such check or payment without prejudice to
the other party’s right to recover the balance of such installment or pursue any other remedy in this Lease provided. The delivery of keys to any employee of the Landlord or to the Landlord’s agent or any employee thereof shall not operate
as a termination of this Lease or a surrender of the Premises. 
 Section 12.6.    Interpretation and Partial
Invalidity. 
 If any term of this Lease, or the application thereof to any person or circumstances, shall to any extent be invalid or
unenforceable, the remainder of this Lease, or the application of such term to persons or circumstances other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each term of this Lease shall be valid and
enforceable to the fullest extent permitted by law. The titles of the Articles are for convenience only and not to be considered in construing this Lease. This Lease contains all of the agreements of the parties with respect to the subject matter
thereof and supersedes all prior dealings between them with respect to such subject matter. 

Section 12.7.    Quiet Enjoyment. 

So long as no Event of Default has occurred and is continuing, the Tenant shall peaceably and quietly have, hold and enjoy the Premises free of
any claims by, through or under, or superior title to, the Landlord including, without limitation, any ground lessor, mortgagee, or manager of the Property. 

Section 12.8.    Brokerage. 

Each party represents and warrants to the other that it has had no dealings with any broker or agent other than the Brokers in connection with
this Lease and shall indemnify and hold harmless the other from claims for any brokerage commission (other than by the Brokers) arising out a breach of the foregoing representations. Landlord shall be responsible for any commission due to the
Brokers pursuant to the terms of a separate agreement. 
 Section 12.9.    Surrender of Premises and Holding
Over. 
 The Tenant shall surrender possession of the Premises on the last day of the Term and the Tenant waives the right to any notice
of termination or notice to quit at the end of the Term. The Tenant covenants that upon the expiration or sooner termination of this Lease, it shall, without notice, deliver up and surrender possession of the Premises broom clean and in the same
condition in which the Tenant has agreed to keep the same during the continuance of this Lease and in accordance with the terms hereof, normal wear and tear and damage by fire or other casualty excepted, first removing therefrom all personal
property of the Tenant and any alterations or additions required to be removed pursuant to Section 4.2, and repairing all damage caused by such removal. Upon the expiration of this Lease or if the Premises should be

  
 43 

 
abandoned by the Tenant, or this Lease should terminate for any cause, and at the time of such expiration, vacation, abandonment or termination, the Tenant or Tenant’s agents, subtenants or
any other person should leave any property of any kind or character on or in the Premises after having vacated the Premises, the fact of such leaving of property on or in the Premises shall be conclusive evidence of intent by the Tenant, and
individuals and entities deriving their rights through the Tenant, to abandon such property so left in or upon the Premises, and such leaving shall constitute abandonment of the property. Landlord shall have the right and authority without notice to
the Tenant or anyone else, to remove and destroy, or to sell or authorize disposal of such property, or any part thereof, without being in any way liable to the Tenant therefor and the proceeds thereof shall belong to the Landlord as compensation
for the removal and disposition of such property. 
 If the Tenant fails to surrender possession of the Premises upon the expiration or
sooner termination of this Lease, then Tenant shall be deemed a tenant at sufferance only and Tenant shall pay to Landlord, as rent for any period after the expiration or sooner termination of this Lease an amount equal to the higher of one hundred
fifty percent (150%) of the Annual Fixed Rent to be paid under this Lease as applied to any period in which the Tenant shall remain in possession, in each case together with all Additional Rent required under this Lease. Acceptance by the
Landlord of such payments shall not constitute a consent to a holdover hereunder or result in a renewal or extension of the Tenant’s rights of occupancy. Such payments shall be in addition to and shall not affect or limit the Landlord’s
right of re-entry, Landlord’s right to collect such damages as may be available at law (other than consequential damages), or any other rights of the Landlord under this Lease or as provided by law. 

Prior to the expiration of the Lease, Tenant shall clean and otherwise decommission all interior surfaces (including floors, walls, ceilings
and counters), piping, supply lines, waste lines and plumbing in or serving the Premises, and all exhaust or other ductwork in or serving the Premises, in each case that has carried, released or otherwise been exposed to any Hazardous Material due
to Tenant’s use or occupancy of the Premises, and shall otherwise clean the Premises so as to permit the report hereinafter called for by this Section 11.10 to be issued. Prior to the expiration of this Lease (or within thirty [30] days
after any earlier termination), Tenant, at Tenant’s expense, shall obtain for Landlord a report addressed to Landlord (and, at Tenant’s election, Tenant) by a reputable licensed environmental engineer or industrial hygienist that is
designated by Tenant and acceptable to Landlord in Landlord’s reasonable discretion, which report shall be based on the environmental engineer’s or industrial hygienist’s inspection of the Premises and shall state, to the
Landlord’s reasonable satisfaction, that (a) the Hazardous Materials described in the first sentence of this paragraph, to the extent if any, existing prior to such decommissioning, have been removed in accordance with applicable laws;
(b) all Hazardous Materials described in the first sentence of this paragraph, if any, have been removed in accordance with applicable laws from the interior surfaces of the Premises (including floors, walls, ceilings, and counters), piping,
supply lines, waste lines and plumbing, and all such exhaust or other ductwork in the Premises, may be re-used by a subsequent tenant or disposed of in compliance with applicable laws without incurring special costs or undertaking special procedures
for demolition, disposal, investigation, assessment, cleaning or removal of such Hazardous Materials and without giving notice in connection with such Hazardous Materials; and (c) the Premises may be re-occupied for office or laboratory use,
demolished or renovated without incurring special costs or undertaking special procedures for disposal, investigation, 

  
 44 

 
assessment, cleaning or removal of Hazardous Materials described in the first sentence of this paragraph and without giving notice in connection with Hazardous Materials. Further, for purposes of
clauses (b) and (c), “special costs” or “special procedures” shall mean costs or procedures, as the case may be, that would not be incurred but for the nature of the Hazardous Materials as Hazardous Materials instead of
non-hazardous materials. The report shall also include reasonable detail concerning the clean-up measures taken, the clean-up locations, the tests run and the analytic results. 

If Tenant fails to perform its obligations under this Section 11.10, without limiting any other right or remedy, Landlord may, on five
(5) business days’ prior written notice to Tenant perform such obligations, at Tenant’s expense, and Tenant shall, within ten (10) days of demand, reimburse Landlord for all reasonable out-of-pocket costs and expenses incurred by
Landlord in connection with such work. Tenant’s obligations under this Section 11.10 shall survive the expiration or earlier termination of this Lease. In addition, at Landlord’s election, Landlord may inspect the Premises and/or
Property for Hazardous Materials at Landlord’s cost and expenses, within sixty (60) days of Tenant’s surrender of the Premises at the expiration or earlier termination of this Lease. Tenant shall pay for all such costs and expenses
incurred by Landlord in connection with such inspection if such inspection reveals that a release or threat of release of Hazardous Materials exists at the Property or Premises as a result of the acts or omission of Tenant, its officers, employees,
contractors, and agents (except to the extent resulting from the acts or omissions of Landlord or Landlord’s agents, employees or contractors). 

Section 12.10.    Financial Reporting. 

Tenant shall from time to time (but at least annually) on the anniversary of the Lease Landlord with financial statements of Tenant, together
with related statements of Tenant’s or its parent’s operations for the most recent fiscal year then ended, certified to Landlord by an independent certified public accounting firm. If Tenant or its parent is a public company, in lieu of
such certification, Landlord may refer to Tenant’s or its parent’s website for such information. 

Section 12.11.    No Consequential Damages. 

Notwithstanding anything in this Lease to the contrary, in no event shall either Landlord or Tenant be liable to the other for consequential
damages. 
 Section 12.12.    Governing Law. 

This Lease shall be governed by and construed in accordance with the laws of the Commonwealth of Massachusetts. 

Section 12.13.    Signage. 

Landlord, at its expense, shall provide a listing identifying Tenant on all Building tenant directories. Tenant shall be responsible for
providing, at its sole cost and expense, signage at the entry to the Premises and any signage within the Premises. All signage pursuant to this Section 12.13 shall be consistent with Landlord’s Signage and Design Standard and is subject to
the approval of applicable governmental authorities. 

  
 45 

 Section 12.14.    Ground Lease. 

This Lease is in all respects subject to the ground lease (the “Ground Lease”) between the Landlord as lessee and Massachusetts
Institute of Technology (“MIT”) as lessor dated as of August 20, 1986. If any provision of the Ground Lease shall be inconsistent with the provisions of this Lease, the provisions of the Ground Lease shall be deemed to limit the
provisions hereof, except as are expressly otherwise provided in a written agreement signed by MIT, the Landlord and the Tenant. This Lease is subject to the execution and delivery of a Non-Disturbance Agreement from MIT in favor of Tenant in the
form attached hereto as Exhibit H. 
 Section 12.15.    Cambridge Employment Plan. 

The Tenant agrees to sign an agreement with the Employment and Training Agency designated by the City Manager of the City of Cambridge as
provided in subsections (a) - (g) of Section 24-4 of Ordinance Number 1005 of the City of Cambridge, adopted April 23, 1984 (found at Section 2.66.040, Code of Ordinances, City of Cambridge). 

Section 12.16.    Solvent Storage 

Landlord shall manage the allocation of solvent storage quantities for tenants in the Building. Tenant’s allocation thereof shall be
determined in accordance with its proportionate share of the Building’s solvent storage capacity. All solvent storage by Tenant shall be subject to Tenant receiving the required governmental permitting. 

Section 12.17.    Protection of REIT Status. 

In the event that Landlord determines that any of the financial obligations of Tenant to Landlord as set forth in this Lease might
(a) fail to quality as “rents from real property” within the meaning of Section 856(d) of the Internal Revenue Code of 1986, as amended (the “Code”), or (b) otherwise jeopardize the status of any of Landlord’s
affiliates, including Forest City Realty Trust, Inc., as a “real estate investment trust” (“REIT”) within the meaning of Section 856 of the Code, then, at Landlord’s option, Landlord may, in its sole discretion, assign
any of its rights and obligations under this Lease to a designee chosen by Landlord for such purpose (which, in each case, shall be an affiliate of Landlord), or cause one or more such designees (which, in each case, shall be an affiliate of
Landlord) to perform such activities to the extent required to maintain such status as a REIT, provided, however, that any assignment permitted pursuant to this Section shall not increase Tenant’s obligations nor decrease Tenant’s rights
in this Lease, and shall not result in the imposition of any additional charge or expense upon Tenant. 

Section 12.18.    Authority. 

Landlord represents and warrants that the individual executing this Lease on behalf of Landlord is duly authorized to execute and deliver this
Lease on behalf of said entity, that said entity is duly authorized to enter into this Lease, and that this Lease is enforceable against said entity in accordance with its terms. Tenant represents and warrants that the individual executing this
Lease on behalf of Tenant is duly authorized to execute and deliver this Lease on behalf of said entity, that said entity is duly authorized to enter into this Lease, and that this Leas enforceable against said entity in accordance with its terms.

  
 46 

 IN WITNESS WHEREOF, this Lease has been executed and delivered as of the date first
above written as a sealed instrument. 
  

			
	LANDLORD:
	
	UP 26 LANDSDOWNE, LLC, a Delaware limited liability company
		
	By:	 	 /s/ Michael Farley

	Name:	 	Michael Farley
	Title:	 	Vice President
	
	BEAM THERAPEUTICS, Inc., a Delaware corporation
		
	By:	 	 /s/ John Evans

	Name:	 	John Evans
	Title:	 	CEO

 EXHIBIT A 

BASIC LEASE TERMS 
  

			
	Building:	 	26 Landsdowne Street, Cambridge, MA
		
	Premises:	 	 The Premises shall consist of a portion of the first floor and the entire second floor of the Building, and shall be comprise of
approximately 38,203 rentable square feet (“RSF”), IOCE as follows:
  
 Floor
1: 16,518 RSF
 Floor 2: 21,685 RSF
 Total: 38,203
RSF

		
	Annual Fixed Rent for the Term:	 	$78.00 per RSF (“Triple Net”) during the first Lease Year, with annual increases of three percent (3%) per the terms of Section 3.1 hereof.
		
	Initial Term:	 	Approximately Ten (10) years and seven (7) months commencing on the Term Commencement Date and expiring on the last day of the month in which the tenth (10th) anniversary of the Rent Commencement Date occurs, as set forth and in
accordance with the terms of Section 2.5 hereof.
		
	Extension Option:	 	Tenant shall have one (1) option to extend the term of this Lease for an additional five (5) years, as described in Section 2.6 of the Lease.
		
	Term Commencement Date:	 	The date that Landlord delivers the Premises to Tenant, as more fully set forth in Section 2.5.
		
	Rent Commencement Date:	 	The date which is the earlier to occur of (i) Tenant’s occupancy of any portion of the Premises for business purposes, or (ii) seven (7) months after the Term Commencement Date as determined in accordance with Section
2.5.
		
	Leasehold Improvements Allowance:	 	$160.00 per RSF of Premises floor area, as more fully set forth in Exhibit E-1.
		
	Total Rentable Area of Building:	 	102,876 RSF.
		
	Security Deposit:	 	Six (6) months of the Annual Fixed Rent due in the first Lease Year ($1,489,917.00), which shall be provided pursuant to the terms of Article 11.

  
 Exh. A - 1 

			
	Parking Privileges:	 	Commencing on the Rent Commencement Date and continuing through the Term, Tenant shall be entitled to use and shall pay for 1.5 parking passes per 1,000 RSF (which shall initially be fifty-seven (57) parking passes) in accordance
with Section 2.4 of the Lease. Subject to availability, Tenant shall have the right to lease additional parking spaces from Landlord; such lease for additional parking spaces shall be on a month-to-month basis at the then-prevailing fair market
value for such parking passes.
		
	Permitted Uses:	 	Office and/or research and development, laboratory, and vivarium uses consistent with current zoning for the Premises, and customary accessory uses supporting the foregoing.
		
	Tenant’s Address for Notices:	 	 Beam Therapeutics, Inc.
 26 Landsdowne
Street
 Cambridge, MA 02139
 Attention: John
Evans

		
	With a copy to:	 	 Ropes & Gray LLP
 Prudential Tower,

800 Boylston Street
 Boston, MA 02199-3600

Attention: Marc A. Rubenstein, Esq.

		
	Landlord’s Original Address:	 	 UP 26 Landsdowne, LLC
 1100 Terminal Tower

50 Public Square
 Cleveland, Ohio 44130

Attention: General Counsel

		
	Landlord’s Address for Notices:	 	 UP 26 Landsdowne, LLC
 c/o Forest City
Commercial Group, LLC
 38 Sidney Street, Suite 180
 Cambridge,
Massachusetts 02139-4234
 Attention: Asset Manager

		
	Tenant Proportionate Share:	 	37.13%

  
 Exh. A - 2 

 EXHIBIT B 

Legal Description 
 The real property,
with the improvements thereon, situated in the City of Cambridge, County of Middlesex, Commonwealth of Massachusetts, described as follows: 
 Parcel
One: 
 A parcel of land situated in the City of Cambridge, Middlesex County, Commonwealth of Massachusetts as 26 Landsdowne Street, being more
particularly bounded and described as follows: 
 Beginning at the intersection of the southeasterly line of Landsdowne Street and the southwesterly line of
Cross Street; 
 Thence running S 51 degrees 3’ 50” E, along said southwesterly line of Cross Street, a distance of 205. to Purrington Street;

 Thence running S 59 degrees 10’ 19” W, along the northwesterly line of said Purrington Street, a distance of 190.20 feet, to a point; 

Thence running by land, now or formerly of Massachusetts Institute of Technology, the following three (3) courses: 

N 51 degrees 31’ 50” W, a distance of 53.21 feet, to a point; N 59 degrees 10’9” E, a distance of 35.23 feet, to a point; and N 51 degrees
31’ 50” W, a distance of 151.79 feet, to a point At the aforesaid southeasterly line of Landsdowne Street 
 Thence running N 59 degrees 10’
19” E, along said southeasterly line of Landsdowne Street, a distance of 154.97 feet, to the point of beginning. 
 The above described parcel contains
31,471, more or less, of square feet. 
 Parcel Two: 

Together with the benefit of the easements set forth in Parking Easement Agreement from University Park Phase II Limited Partnership to Forest City Cambridge,
Inc. dated June 12, 2000 and recorded with the Middlesex South District Registry of Deeds in Book 31553, Page 48, as affected by Assignment of Parking Easement Agreement by Forest City Cambridge, Inc. to UP 26 Landsdowne, LLC dated
February 22, 2010 and recorded with said Deeds in Book 54324, Page 258. 
 Parcel Three: 

Together with the benefit of the easements set forth in the Drain Easement from New England Confectionary Company to Massachusetts Institute of Technology
dated June 13, 2000 and recorded with said Deeds in Book 1696, Page 282, subject, however, to the terms and provisions of said Drain Easement. 

  
 Exh. B - 1 

 Parcel Four: 

Together with the benefit of the appurtenant rights and non-exclusive easements which constitute or affect rights in real property as set forth in the
University Park at MIT Declaration of Covenants, dated December 15, 1997, recorded with said Deeds in Book 28297, Page 479. 
 Being the same premises
conveyed of record to Mortgagor by the Memorandum of Ground Lease Assignment, dated February 22, 2010, and recorded with said Deeds in Book 54324, Page 252. 

  
 Exh. B - 2 

 EXHIBIT C-1 

Depiction of Premises 

Exhibit C-1 
 First Floor 

 
 

 

  
 Exh. C-1 - 1 

 

 

  
 Exh. C-1 - 2 

 EXHIBIT C-2 

Map of the Park 

Exhibit C-2 
  
 

 
 FOREST CITY 

  
 Exh. C-2 - 1 

 EXHIBIT D 

26 Landsdowne St Project Work Allocation 

Landlord shall at its cost fund and complete the Base Building Work. Tenant Work shall be funded through the Tenant Improvement Allowance, supplemented by
Tenant as required. This document describes the allocation of different building elements between Landlord’s Base Building Work and Tenant Work. 
  

							
	 ELEMENT
	 	 DESCRIPTION
	  	BASE
BUILDING
WORK	  	TENANT
WORK
	SITE IMPROVEMENTS	 	No changes contemplated; Landlord to make any necessary repairs.	  	X	  	
				
	BUILDING ENVELOPE	 	Any modifications to façade, penthouse or screen wall system necessary to accommodate Tenant requirements, provided that any such modifications must be approved by Landlord.	  		  	X
				
	ROOFING	 	New membrane roofing system with walking pads to all base building mechanical equipment	  	X	  	
				
		 	Repairs, walking pads, etc. required in connection with installation of Tenant mechanical equipment.	  		  	X
				
	STRUCTURAL	 	Any structural upgrades required to ensure building capability to support live load criteria of 100 PSF plus 30 PSF of snow load of roof	  	X	  	
				
		 	All catwalks and support systems required to support and enable access to Base Building mechanical equipment.	  	X	  	
				
		 	All structural modifications, support systems, catwalks and other requirements necessary to support and enable access to Tenant equipment.	  		  	X
				
		 	Any structural upgrades, openings, modifications or other changes to the Base Building requested by or on behalf of Tenant.	  		  	X
				
	BASE BUILDING COMMON AREAS	 	Any modifications to flooring, finishes, lighting, reception desk, etc. in existing lobby/atrium	  	X	  	
				
		 	Completely new finishes, fixtures, accessories, etc. in core restrooms, on each floor retaining existing layout.	  	X	  	
				
		 	Any modifications or new finishes to loading dock service areas, electrical service rooms, tel /data room, water & gas service rooms and fire pump room in support of common area activities	  	X	  	
				
		 	Any modifications or new finishes to loading dock service areas supporting Tenant specific storage, function or service	  		  	X

  
 Exh. D - 1 

							
	ELEVATORS	 	Two hydraulic passenger elevators with 3,000 pound capacity and one dedicated service elevator with 5,000 pound capacity (existing to remain as is).	  	X	  	
				
	TENANT AREAS	 	Light gage framing, vapor barrier and interior drywall finish at exterior walls (existing conditions to remain in place).	  		  	X
				
		 	Fire rated construction and sealing of tenant premises side of demising walls to common area and abutting Tenant Premises	  		  	X
				
		 	Partitions, ceilings, flooring, painting, other finishes, doors (including suite entry doors), millwork and all related lobby, office and dry-lab build out within Tenant premises	  		  	X
				
	WINDOW TREATMENT	 	Any new window blinds or shades at all windows, subject to Landlord’s prior approval.	  		  	X
				
	HVAC	 	New core/shell HVAC System designed to support a 50/50 mix of laboratory and office uses on floors one through five.	  	X	  	
				
		 	 Central chilled water plant with associated pumps, heat exchangers, cooling towers. The system capacity will be designed to support a 50 / 50
mix of lab and office and will be based on 125 sqft / ton for lab space and 350 sqft / ton for office space
  
	  	X	  	
	 	 Central plant high efficiency hot water boiler system for HVAC serving both Tenant areas and base building.

 
	  	X	  	
	 	 Once through supply air handling unit with 30% pre filters and 85% final filters, chilled water coils, hot water coils. Units sized for 1.5
cfm per usable sq. ft. of lab space based on a space ratio of 50% Lab / 50% Office
  
	  	X	  	
	 	 Core elements of general building exhaust/make up air system
  
	  	X	  	
	 	 Office space requirement (approximately 1 cfm. /sf) as it is dictated by occupancy along with 350 sq. ft. per ton of cooling and heating

 
	  	X	  	
	 	 Any additional mechanical equipment and/or any modifications to Base Building equipment to increase its capacity.

 
	  		  	X
	 	 Hot water and chilled water distribution to base building air handling systems, chillers and cooling towers. Re-heat and chilled water risers
are extending vertically through the buildings with valve connections at each floor.
  
	  	X	  	
	 	 Vertical supply and general exhaust ductwork, sized to meet initial projected air handling capacity.

 
	  	X	  	
	 	 Any modifications to ductwork, VAV boxes, registers, controls etc. associated with upgrades to restrooms.

 
	  	X	  	
	 	Any modifications to ductwork, VAV boxes, registers, controls etc. for atrium lobby and all other core service rooms.	  	X	  	

  
 Exh. D - 2 

							
		 	 Supply and exhaust air distribution within the tenant space including all medium pressure and low pressure ducts, diffusers, registers,
grilles, terminal volume control boxes, VAV boxes, fan powered units, chilled beams, reheat coils, baseboard radiation and hot water piping.
  
	  		  	X
	 	 Toilet and/or shower ventilation requirements for tenant locker rooms and restrooms as required.

 
	  		  	X
	 	 Connection to the Campus based Siemens Central DDC computerized energy management system. Installation, operation and monitoring of the base
building MEP systems
  
	  	X	  	
	 	 Tenant space associated systems and temperature controls within tenant space, and links to base building system.

 
	  		  	X
	 	 Tenant metering or sub-metering
  
	  		  	X
	 	 Dedicated air handlers and associated ductwork, equipment, exhaust systems and controls, if required for any Tenant laboratory, vivarium, GMP
suite or other use that is not accommodated in the Base Building scope of work. Space for tenant equipment to be provided on roof.
  
	  	X	  	
	 	 Specialized tenant systems and equipment including supplemental or spot cooling, steam boilers, specialty and fume hood exhaust systems, all
related HVAC equipment, and associated duct or piping distribution within the tenant premises or between the equipment location and tenant premises
  
	  		  	X
	 	Compressed air and vacuum systems including centrally located vertical riser with isolation valve for tenant connection at riser. Pro rata share of capacity will be based on sqft and or will be determined at LL’s
discretion.	  	X	  	
				
	HVAC	 	Additional sound attenuation and modifications to design and construction necessary to ensure tenant’s equipment complies with local noise regulations.	  		  	X
				
		 	 Any required modifications to fuel oil storage tank, transfer pumps and distribution piping for base building life safety generator and new
Tenant generator to be installed by Landlord
  
	  	X	  	
	 	 Fuel oil system for any additional Tenant generators.
  
	  		  	X
	 	Floor by floor humidification and dehumidification systems for tenant needs.	  		  	X
				
	GAS	 	 Gas service capable of providing medium-pressure service from Eversource to accommodate both Base Building Equipment and projected Tenant
loads (no changes anticipated).
  
	  	X	  	
	 	 Gas piping for Base Building equipment.
  
	  	X	  	
	 	Gas piping for tenant equipment.	  		  	X

  
 Exh. D - 3 

							
	PLUMBING	 	 Building service, with back-flow prevention.

 
	  	X	  	
	 	 New restroom fixtures.
  
	  	X	  	
	 	 Booster pumps (one to be redundant) to provide 50 psi at the top floor. Valve take offs at each floor

 
	  	X	  	
	 	 Waste and vent risers on each floor for tie-ins for domestic use are located in distributed vertical utility chases through each floor
plan.
  
	  	X	  	
	 	 Installation of Tenant’s non-potable/potable boilers and water heaters for laboratory use and for small specialist use such as
kitchenettes on Tenant floors.
  
	  		  	X
	 	 Distribution of domestic cold water from base building risers.

 
	  		  	X
	 	 Production and distribution of hot water in base building restrooms and other common area needs.

 
	  	X	  	
	 	 Acid waste and PH neutralizations systems for Tenant Premises Labs

 
	  		  	X
	 	All non-base building plumbing including laboratory, kitchen, cafeteria and specialized equipment.	  		  	X
				
	METERING	 	 Air distribution shall be metered by the BAS for all tenants through individual terminal units.

 
	  		  	X
	 	Eversource electric meter for direct metering and billing by utility of Tenant Premises use.	  		  	X
				
		 	Potable/non-potable, primary/secondary chilled water, and heating and re-heat water within Tenant’s Premises can be metered at Tenant’s option. Meters shall be provided by tenant to meet pre-specified meter type.	  		  	X
				
		 	Base building boiler service fuel meter for source emission reporting	  	X	  	
				
	ELECTRICAL	 	 Life safety lighting and other “code required” powered systems.

 
	  	X	  	
	 	 Current building electrical service (1) 2500 amp (1) 1200 amp switchboard service. Primary service provided by an Eversource 1500 KVA utility
transformer located outside. No changes contemplated.
  
	  	X	  	
	 	 (2) new 800 amp bus duct risers through electrical rooms on each floor. Allocation does not include power for central MEP equipment will be
provided by means of a separate and defined sub-distribution arrangement.
  
	  	X	  	
	 	 Bus Duct tap, CT cabinet, electrical utility company metering, and feeder to tenant space

 
	  		  	X
	 	Tenant fit-up of panels, transformers, receptacles & lighting in tenant area.	  		  	X

  
 Exh. D - 4 

							
	ELECTRICAL	 	 Modifications to lighting, & receptacles serving core areas.

 
	  	X	  	
	 	 Exterior lighting package (existing, no changes contemplated).

 
	  	X	  	
	 	 80 KW existing life safety emergency generator provides stand-by power for code-required egress lighting, fire alarm systems, and fire pumps
located in base building areas.
  
	  	X	  	
	 	 Emergency egress and exit lighting in core areas
  
	  	X	  	
	 	 Emergency egress and exit lighting fixtures in tenant area, linked to Base Building life safety emergency generator. Tenant to have the
ability to tie emergency lighting into Base Building Automatic Transfer switch(s).
  
	  		  	X
	 	 200 KW Standby Generator for Tenants, use based on Tenant’s pro-rata share

 
	  	X	  	
	 	 Lightning protection system, for building and Base Building equipment.

 
	  	X	  	
	 	Lightning protection system tie-ins for tenant equipment.	  		  	X
				
	FIRE PROTECTION	 	 Fire pump and any required new controls, tied to existing fire department connection, flow protection, risers, stairway standpipes, etc.

 
	  	X	  	
	 	 Any required modifications to drops, heads, etc. in restrooms.

 
	  	X	  	
	 	 All modifications to runouts, drops, heads and related equipment within Tenant Premises and any core areas being upgraded by Tenant.

 
	  		  	X
	 	 Special extinguishing systems for Tenant requirements only.
  
	  		  	X
	 	 Fire Extinguisher Cabinets and Extinguishers within leased spaces

 
	  		  	X
	 	Fire Extinguisher Cabinets in core area with appropriate Fire Extinguisher.	  	X	  	
				
	FIRE ALARM	 	 Base building expandable addressable fire alarm system that meets all code requirements (existing).

 
	  	X	  	
	 	 Alteration to fire alarm system to facilitate Tenant program
  
	  		  	X
	 	Detection, annunciation and all wiring in tenant areas and as required tying into base building system. Tenant to have the ability to tie into Base Building system.	  		  	X
				
	TELECOM	 	 Any modifications to existing MDF telephone room, core riser closets on each floor with sleeves through slab

 
	  		  	X
	 	 Telephone and data wiring, conduits and outlets for Tenant areas from core closets, plus extensions from closets to MDF for carrier
services.
  
	  		  	X
	 	 Audio-visual connections and systems for Tenant areas.
  
	  		  	X
	 	Any special equipment needed to provide specific requirements for tenants’ telephone equipment.	  		  	X

  
 Exh. D - 5 

							
				
	SECURITY	 	 Tenant space security and access control

 
	  		  	X
	 	 Exterior and common area security access control system including card readers and peripheral devices

 
	  	X	  	
	 	 Modifications to lobby security desk to accommodate CCTV monitors and loading area controls.

 
	  	X	  	
				
	SIGNAGE	 	 Building and site exterior address, directional, and any common identity signage to landlord standards.

 
	  	X	  	
	 	 Building common area interior signage.
  
	  	X	  	
	 	Signage within tenant’s space and any tenant specific exterior identity signage.	  		  	X

  
 Exh. D - 6 

 EXHIBIT E 

Standard Services 
 The following services
will be provided exclusively by the Landlord: 
  

	A.	 Regular maintenance and cleaning of exterior and parking lot landscaping and Building common areas.

  

	B.	 Regular maintenance, sweeping and snow removal of building exterior areas such as roadways, driveways,
sidewalks, parking areas and courtyard paving. 

  

	C.	 Maintenance and repair of base building surveillance and alarm equipment, base building elevators, base
building mechanical, electrical and plumbing systems, and base building life safety systems. 

  

	D.	 Building surveillance and alarm system operation and the Landlord’s live monitoring service to building
standard specifications. 

  

	K.	 Complete interior and exterior cleaning of all windows two times per year. 

 

	F.	 Daily, weekday maintenance and cleaning of hallways, passenger and freight elevators, bathrooms, lobby areas
and vestibules. 

  

	G.	 Periodic cleaning of stairwells, freight elevators, and back of house areas. 

 

	H.	 Surveillance personnel. 

 

	I.	 Cold and hot water for lavatory purposes and cold drinking water. 

 

	J.	 Janitorial services within the Premises in accordance with the cleaning specifications attached hereto.

  

	K.	 Landlord shall cause the Building lobby security station to be staffed during the hours of 7:30 a.m. to 6:00
p.m. Monday through Friday, and shall provide Tenant with permanent security access cards for all of Tenant’s employees (and temporary cards for Tenant’s contractors, representatives and invitees). 

  
 Exh. E - 1 

 EXHIBIT E-1 

WORK LETTER 
 1. Tenant,
at its expense, shall be responsible for the preparation of the architectural plans and the mechanical, electrical and plumbing engineering plans and specifications (the “Tenant Plans”) necessary for the construction of Tenant’s
leasehold improvements and performance of Tenant’s responsibilities set forth in the Responsibility Matrix attached as Exhibit D (the “Tenant Work”). The Tenant Plans shall be subject to Landlord’s approval, not to be
unreasonably withheld, conditioned or delayed, as more fully set forth in Section 4.1 of the Lease. Tenant may use any portion of the Leasehold Improvements Allowance to pay for said Tenant Plans. Tenant may select its own architect and
engineers, subject to Landlord’s reasonable approval. 
 2. Subject to Landlord’s reasonable approval, Tenant shall have the
right, at its expense, to hire and manage a mutually reasonably approved contractor, subcontractors, engineers, architects, and construction manager to perform the Tenant Work. Tenant and Landlord mutually agree that Tenant shall hire The Richmond
Group as its contractor and construction manager for the initial build out. All work to be performed in the Premises shall be subject to Landlord approval which shall not be unreasonably withheld, conditioned or delayed and performed in accordance
with the tenant construction rules and regulations attached as Exhibit G. There shall be no Landlord coordination, overhead or contractor supervision fees. However, Landlord shall be reimbursed, from the Leasehold Improvements Allowance, for
any reasonable third-party, out-of-pocket expenses incurred by Landlord in the review and approval of Tenant’s plans, specifications, improvements and construction. 

3. Landlord shall provide to Tenant the Leasehold Improvements Allowance (the “LIA”), for application to the costs and expenses,
more particularly set forth below, incurred by or on behalf of Tenant. If Tenant incurs costs in excess of the Leasehold Improvements Allowance, as applicable, then all such excess costs shall be borne solely by Tenant. The Tenant must apply to
Landlord for reimbursement from the Leasehold Improvements Allowance within one (1) year after the Rent Commencement Date. Any portion of such Leasehold Improvements Allowance for which application for reimbursement has not been made within
such one (1) year period shall be cancelled and no longer available. 
 4. The application of the Leasehold Improvements Allowance by Landlord shall
(in addition to payment of the cost of the Tenant Plans and any signage costs incurred by Tenant under Section 12.13 of the Lease) be limited to payment of the following costs and expenses incurred by or on behalf of Tenant in connection with
the Improvements: (i) the actual documented and verified cost pursuant to Tenant’s design and construction contracts, including without limitation the associated contractor’s overhead and profit and general conditions, incurred in the
construction of the Improvements to the Premises and architectural, engineering and project management fees, (ii) data/telecom cabling, (iii) modular lab casework, lab benches, hoods and equipment (which shall be the property of the
Landlord); and (iv) move-related expenses. The Leasehold Improvements Allowance shall not be used for the making of improvements, installation of fixtures or incorporation of other items (other than signage) which are moveable (rather than
permanent improvements in the nature of trade fixtures), examples of which may include furniture, telephone communications and security equipment (as distinct from data/telecom cabling), and bench-top laboratory equipment items such as microscopes.

  
 Exh. E-1 - 1 

 5. The LIA shall be requested by and disbursed to Tenant in the following manner: 

(A) Tenant shall periodically (but not more than once per month) request advances on account of the LIA to reimburse Tenant for payments made
or to be used to pay any amounts then due to Tenant’s contractor, subcontractor, materialmen or other suppliers of materials and services for and with respect to such portion of the Tenant Work which has then been performed. Landlord shall
retain seven and one-half percent (7.5%) of such requested advance (“Retainage”). The Retainage shall be funded pursuant to the provisions of subparagraph (C) below. Tenant acknowledges that Landlord will make disbursements of
the L1A to Tenant between the twentieth (20th) and twenty-fifth (25th) of each month (“Disbursement Period”) and during no other period during any month. Tenant further acknowledges that in order for Landlord to be able to
disburse the portion of the LIA requested by Tenant during a given Disbursement Period, such draw request must be submitted to Landlord with all required supporting information no later than the fifth (5th) of the month during which such
Disbursement Period occurs (“Draw Request Submission Deadline” or “DRSD”). 
 (B) Every such request shall be
accompanied by a completed AIA Application and Certificate for Payment Form G702 and AIA Continuation Sheet Form G703 from Tenant’s contractor to Landlord with partial lien waivers covering partially-completed work (for the first disbursement
such lien waivers may be conditional, but for subsequent draws such partial lien waivers shall be unconditional, though partial), together with copies of invoices or receipted bills related to the requested advance. Landlord shall, at its election,
make any such advances in an amount equal to Tenant’s draw request by check or checks payable to Tenant and checks drawn and delivered to Tenant payable in accordance with the foregoing shall be considered to be advances on account of the LIA
made at the time that the check in question is delivered to Tenant. Provided that Tenant submits its draw requests by the DRSD together with the requisite supporting documentation, Landlord agrees to disburse the portion of LIA represented by each
request for advance by the Disbursement Period nearest and next following the submission of Tenant’s draw request. Tenant further acknowledges, however, that if a draw request is not submitted by the DRSD or within three (3) days
thereafter, Landlord shall not be obligated to disburse the requested sum until the Disbursement Period next following the Disbursement Period applicable to the particular DRSD. 

(C) Any portion of the LIA not disbursed pursuant to subparagraphs (A) and (B) above shall be disbursed to Tenant at such time as
Tenant shall demonstrate, to the reasonable satisfaction of Landlord, that (a) all of the Tenant Work required to be performed is Substantially Complete (as defined below), (b) such work has been paid for in full, the amount paid is not
less than such portion of LIA remaining, and that any and all liens therefor or thereon that have been or may be filed have been satisfied and released of record, bonded off or waived; and (c) Tenant has paid all charges then to have been paid
by Tenant under applicable provisions of the Lease. For the purposes of this Work Letter and this Lease, “Substantially Complete’’ (and correlative terms) shall mean when the Landlord’s Work or Tenant Work, as applicable, is
fully completed in accordance with the approved plans and specifications, excluding Punch List items. 

  
 Exh. E-1 - 2 

 (D) In the event that there are third-party claims unpaid, work unfinished, or liens filed
for such work and labor that have not been bonded or otherwise secured, Landlord may retain from the LIA, a sum sufficient to pay said claims, unfinished work or liens and all costs resulting therefrom and, subject to Tenant’s right to dispute
such claims, to pay said claims or liens, if necessary. If the amount owed to Tenant by Landlord shall not be sufficient to pay for said claims or liens and the costs resulting therefrom, Tenant shall forthwith pay said claims or liens or cause the
same to be properly discharged as herein provided for. 
 (E) In the event there is unpaid, past due Rent on Tenant’s account (which is
not the subject of a good faith dispute for which Tenant has provided notice to Landlord), Landlord shall have the option after the expiration of all applicable notice and cure periods, but shall not be obligated, to apply any portion of the LIA
against such unpaid Rent. 

  
 Exh. E-1 - 3 

 EXHIBIT F 

RULES AND REGULATIONS 
 DEFINITIONS

 Wherever in these Rules and Regulations the word “Tenant” is used, it shall be taken to apply to and include the Tenant and its agents,
employees, invitees, licensees, contractors, any subtenants and is to be deemed of such number and gender as the circumstances require. The word “Premises” is to be taken to include the space covered by the Lease. The word
“Landlord” shall be taken to include the employees and agents of Landlord. Other capitalized terms used but not defined herein shall have the meanings set forth in the Lease. Any consents or approvals required of Landlord herein shall not
be unreasonably withheld, conditioned or delayed. 
 GENERAL USE OF BUILDING 

 

	A.	 Space for admitting natural light into any public area or tenanted space of the Building shall not be covered
or obstructed by Tenant except in a manner reasonably approved by Landlord. 

  

	B.	 Toilets, showers and other like apparatus shall be used only for the purpose for which they were constructed.

  

	C.	 Intentionally Omitted. 

 

	D.	 No sign, advertisement, notice or the like, shall be used in the Building by Tenant (other than at its office
or as permitted in the Lease). If Tenant violates the foregoing, Landlord may remove the violation without liability and may charge all costs and expenses incurred in so doing to Tenant. 

 

	E.	 Tenant shall not throw or permit to be thrown anything out of windows or doors or down passages or elsewhere in
the Building, or bring or keep any pets therein, or commit or make any indecent or improper acts or noises. In addition, Tenant shall not do or permit anything which will obstruct, injure, annoy or interfere with other tenants or those having
business with them, or affect any insurance rate on the Building or violate any provision of any insurance policy on the Building. 

  

	F.	 Unless expressly permitted by the Landlord in writing: 

 

	 	(1)	 No additional locks or similar devices shall be attached to any door or window and no keys other than those
provided by the Landlord shall be made for any door. If more than two keys for one lock are desired by the Tenant, the Landlord may provide the same upon payment by the Tenant. Upon termination of this lease or of the Tenant’s possession, the
Tenant shall surrender all keys to the Premises and shall explain to the Landlord all combination locks on safes, cabinets and vaults. 

  
 Exh. F - 1 

	 	(2)	 In order to insure proper use and care of the Premises Tenant shall not install any shades, blinds, or awnings
or any interior window treatment without consent of Landlord. 

  

	 	(3)	 All doors to the Premises are to be kept closed at all times except when in actual use for entrance to or exit
from such Premises. The Tenant shall be responsible for the locking of doors and the closing of any transoms and windows in and to the Premises. Any damage or loss resulting from violation of this rule shall be paid for by the Tenant.

  

	 	(4)	 The Tenant shall not install or operate any steam or internal combustion engine, boiler, machinery in or about
the Premises, or carry on any mechanical business therein. All equipment of any electrical or mechanical nature shall be placed in settings which absorb and prevent any vibration, noise or annoyance. 

 

	G.	 Landlord shall designate reasonable times when and the method whereby freight, small office equipment,
furniture, safes and other like articles may be brought into, moved or removed from the Building or Premises, and to designate the location for temporary disposition of such items. 

 

	H.	 The Premises shall not be defaced in any way. No changes in the HVAC, electrical fixtures or other
appurtenances of said Premises shall be made without the prior approval of Landlord and in accordance with Landlord’s construction rules and regulations. 

 

	I.	 For the general welfare of all tenants and the security of the Building, Landlord may require all persons
entering and/or leaving the Building on weekends and holidays and between the hours of 7:30 am to 6:00 pm to register with the Building attendant or custodian by signing his name and writing his destination in the Building, and the time of entry and
actual or anticipated departure, or other procedures deemed necessary by Landlord. 

  

	J.	 No animals, birds, pets, and no bicycles or vehicles of any kind shall be brought into or kept in or about said
Premises or the lobby or halls of the Building. Tenant shall not cause or permit any unusual or objectionable odors, noises or vibrations to be produced upon or emanate from said Premises. 

 

	K.	 Unless specifically authorized by Landlord, employees or agents of Landlord shall not perform for nor be asked
by Tenant to perform work other than their regularly assigned duties. 

  

	L.	 Landlord shall have the right to prohibit any advertising by Tenant which, in Landlord’s reasonable
opinion tends to impair the reputation of the Building or its desirability as an office building and, upon written notice from Landlord, Tenant shall promptly discontinue such advertising. 

 

	M.	 Canvassing, soliciting and peddling in the Building is prohibited and Tenant shall cooperate to prevent the
same from occurring. 

  
 Exh. F - 2 

	N.	 All parking, Building operation, or construction rules and regulations which may be reasonably established from
time to time by Landlord on a uniform basis shall be obeyed. 

  

	O.	 Tenant shall not place a load on any floor of said Premises exceeding applicable floor load limits. Landlord
reserves the right to prescribe the weight and position of all safes and heavy equipment. 

  

	P.	 Tenant shall not install or use any air conditioning or heating device or system other than those approved by
Landlord. 

  

	Q.	 Landlord shall have the right to make such other and further reasonable rules and regulations as in the
judgment of Landlord may from time to time be needful for the safety, appearance, care and cleanliness of the Building and for the preservation of good order therein, and Tenant shall be given reasonable notice of same. 

 

	R.	 The access road and loading areas, parking areas, sidewalks, entrances, lobbies, halls, walkways, elevators,
stairways and other common area provided by Landlord shall not be obstructed by Tenant, or used for any purpose other than for ingress and egress. 

  

	S.	 In order to insure proper use and care of the Premises Tenant shall not install any call boxes or
communications systems or wiring of any kind without Landlord’s permission and direction. 

  

	T.	 In order to insure proper use and care of the Premises Tenant shall not manufacture any commodity, or prepare
or dispense for sale, except through vending machines for the benefit of employees and invitees of Tenant, any foods or beverages, tobacco, flowers, or other commodities or articles without the written consent of Landlord. 

 

	U.	 In order to insure use and care of the Premises Tenant shall not enter any janitors’ closets, mechanical
or electrical areas, telephone closets, loading areas, roof or Building storage areas without the prior written consent of Landlord. 

  

	V.	 In order to insure proper use and care of the Premises Tenant shall not place corridors without consent of
Landlord. 

  
 Exh. F - 3 

 EXHIBIT G 

TENANT CONSTRUCTION RULES AND REGULATIONS 

The tenant construction work procedure at University Park is designed to provide efficient scheduling of work while protecting other tenants from unnecessary
noise and inconvenience. The attached document explains the procedure and has been prepared in keeping with the standard lease at University Park. It contains detailed information to assist you in planning construction projects. Please review it
carefully before design begins. 
 IN THE EVENT OF ANY INCONSISTENCY BETWEEN THE LEASE (INCLUDING EXHIBIT C) AND THIS EXHIBIT G. THE TERMS OF
THE LEASE (INCLUDING EXHIBIT C) SHALL PREVAIL. 
 SUMMARY 
  

	1.	 Contact the Property Manager as the first step. The Property Manager will be happy to assist you in completing
your project efficiently. 

  

	2.	 Incorporate the provisions of the attached document and the “Indoor Air Quality Guidelines for Tenant
Improvement Work” into all of your agreements and contracts. You will need written approval from Forest City Commercial Management before contracting any work. 

 

	3.	 In accordance with Exhibit C, provide four sets of drawings and plans to the Property Manager for
approval. The Property Manager must also reasonably approve your list of contractors and subcontractors. 

  

	4.	 At least two weeks before construction, submit to the Property Manager detailed schedules; addresses and
telephone numbers of supervisors, contractors and subcontractors; copies of permits; proof of current insurance; and notice of any contractor’s involvement in a labor dispute. 

 

	5.	 We will generally require that you conduct noisy, disruptive or odor and dust producing work, as well as
the’ delivery of construction materials, outside of regular business hours, provided that Landlord will agree to waive this requirement for so long as the Building is unoccupied by other tenants. 

 

	6.	 We expect all contractors to maintain safe and orderly conditions, labor harmony and proper handling of any
hazardous materials. We may stop any work that does not meet the conditions outlined in the attached document. 

  

	7.	 Before occupying the completed space, submit the temporary or final certificate of occupancy and any other
approvals to the Property Manager. We also require an air balancing report signed by a professional engineer. Electronic “as-built” drawings in AutoCAD Release 12, DXF format must be delivered to the Property Manager.

  
 Exh. G - 1 

 Please note that this summary highlights key aspects of the attached document (entitled Rules and
Regulations for Design and Construction of Tenant Work) for your convenience and does not supersede it n any way. 
  

	1.	 DEFINITIONS 

 

			
	 1.1.   Buildings:
	  	26 Landsdowne Street
		
	 1.2.   Property Manager:
	  	Jay Kiely of Forest City Realty Trust, Inc. (617-914-2587), or such other individual as Landlord may designate, from time to time.
		
	 1.3.   Building Standards Book:
	  	Building Standards at University Park, as amended by Landlord, from time to time.
		
	 1.4.   Consultants:
	  	Any architectural, engineering, or design consultant engaged by a Tenant in connection with Tenant Work.
		
	 1.5.   Contractor:
	  	Any Contractor engaged by a Tenant of the Building for the performance of any Tenant Work, and any Subcontractor, employed by any such Contractor.
		
	 1.6.   Plans:
	  	All architectural, electrical and mechanical construction drawings and specifications required for the proper construction of the Tenant Work.
		
	 1.7.   Regular Business Hours:
	  	Monday through Friday, 7:30 A.M. through 5:31 excluding holidays.
		
	 1.8.   Tenant:
	  	Any occupant of t e Building.
		
	 1.9.   Tenant Work:
	  	Any alternations, improvements, additions, repairs or installations in the Building performed by or on behalf of any Tenant.
		
	 1.10.  Tradesperson:
	  	Any employee (including, without limitation, any mechanic, laborer, or Tradesperson) employed by a Contractor performing Tenant Work.

  

	2.	 GENERAL 

2.1 All Tenant Work shall be performed in accordance with these rules and regulations and the applicable provisions of the Lease. 

2.2 The provisions of these rules and regulations shall be incorporated in all agreements governing the performance of all Tenant Work,
including, without limitation, any agreements governing services to be rendered by each Contractor and Consultant. 
 2.3 Except as
otherwise provided in these Rules and Regulations, all inquiries, submissions and approvals in connection with any Tenant Work shall be processed through the Property Manager. 

 

	3.	 PLANS 

3.1. Review and Approval: Any Tenant wishing to perform Tenant Work must first obtain the Landlord’s written approval of its plans
for such Tenant Work; provided, however, that Landlord shall not be obligated to approve the plans for the initial Tenant Work if Landlord 

  
 Exh. G - 2 

 
reasonably concludes that Tenant is not proportionately spending adequate portions of the Leasehold Improvements Allowance on improvements to both the first and second floor of the Premises.
Landlord will allow the Tenant the right to choose its own space planner (s) and architect for the design of Tenant Work. 
 3.2.
Submission Requirements: 
 Any Tenant performing Tenant Work shall, at the earliest possible time but at least four weeks before any
Tenant Work is to begin, furnish to the Property Manager four full sets of plans and specifications describing such Tenant Work. 
  

	4.	 PRECONSTRUCTION NOTIFICATION AND APPROVALS 

4.1. Approval to Commence Work 

a. Tenant shall submit to Property Manager, for the approval of Property Manager, the names of all prospective Contractors prior to issuing any
bid packages to such Contractors, such approval not to be unreasonably withheld, delayed or conditioned, and there shall be no requirement that Tenant use any particular Contractor. 

b. No Tenant Work shall be undertaken by any Contractor or Tradesperson unless and until all the matters set forth in Article 4.2 below have
been received for the Tenant Work in question and unless Property Manager has approved the matters set forth in Article 4.2 below. 
 4.2.
No Tenant Work shall be performed unless, at least two weeks before any Tenant Work is to begin, all of the following has been provided to the Property Manager and approved. In the event that Tenant proposes to change any of the following, the
Property Manager shall be immediately notified of such change and such change shall be subject to the approval of the Property Manager: 
  

	 	a.	 Schedule for the work, indicating start and completion dates, any phasing and special working hours, and also a
list of anticipated shutdowns of building systems. 

  

	 	b.	 List of all Contractors and Subcontractors, including addresses, telephone numbers, trades employed, and the
union affiliation, if any, of each Contractor and Subcontractor. 

  

	 	c.	 Names and telephone numbers of the supervisors of the work. 

 

	 	d.	 Copies of all necessary governmental permits, licenses and approvals. 

 

	 	e.	 Proof of current insurance, to the limits set out in Exhibit A to these Rules and Regulations, naming
Landlord as an additional insured party. 

  

	 	f.	 Notice of the involvement of any Contractor in any ongoing or threatened labor dispute. 

  
 Exh. G - 3 

	 	g.	 Payment, Performance and Lien Bonds from sureties acceptable to Landlord, in form acceptable to Landlord,
naming Landlord as an additional obligee. 

  

	 	h.	 Evidence that Tenant has made provision for either written waivers of lien from all Contractors and suppliers
of material, or other appropriate protective measures approved by Landlord. 

 4.3. Reporting Incidents 

All accidents, disturbances, labor disputes or threats thereof, and other noteworthy events pertaining to the Building or the Tenant’s
property shall be reported immediately to the Property Manager. A written report must follow within 24 hours. 
  

	5.	 CONSTRUCTION SCHEDULE 

5.1. Coordination 
  

	 	a.	 All Tenant Work shall be carried out expeditiously and with minimum disturbance and disruption to the operation
of the Building and without causing discomfort, inconvenience, or annoyance to any of the other tenants or occupants of the Building or the public at large. 

  

	 	b.	 All schedules for the performance of construction, including materials deliveries, must be reasonably
coordinated through the Property Manager. The Property Manager shall have the right, without incurring any liability to any Tenant, to stop activities and/or to require rescheduling of Tenant Work based upon adverse impact on the tenants or
occupants of the Building or on the maintenance or operation of the Building. 

  

	 	c.	 If any tenant Work requires the shutdown of risers and mains for electrical, mechanical, sprinklers and
plumbing work, such work shall be supervised by a representative of Landlord. No Tenant Work will be performed in the Building’s mechanical or electrical equipment rooms without both Landlord’s prior approval and the supervision of a
representative of Landlord, the cost of which shall be reimbursed by the Tenants. 

 5.2. Time Restrictions 

 

	 	a.	 Subject to Paragraph 5.1 of these rules and regulations, general construction work will generally be permitted
at all times, including during Regular Business Hours. 

  

	 	b.	 Tenant shall provide the Property Manager with at least twenty-four (24) hours’ notice before
proceeding with Special Work, as hereinafter defined, and such Special Work will be permitted only at times agreed to by the 

  
 Exh. G - 4 

	 	
Property Manager during periods outside of Regular Business Hours. “Special Work” shall be defined as the following operations: 

 

	 	(1)	 All utility disruptions, shutoffs and turnovers; 

 

	 	(2)	 Activities involving high levels of noise, including demolition, coring, drilling and ramsetting;

  

	 	(3)	 Activities resulting in excessive dust or odors, including demolition and spray painting.

  

	 	c.	 The delivery of construction materials to the Building, their distribution within the Building, and the removal
of waste materials shall also be confined to periods outside Regular Business Hours, unless otherwise specifically permitted in writing by the Property Manager. 

 

	 	d.	 If coordination, labor disputes or other circumstances require, the Property Manager may change the hours
during which regular construction work can be scheduled and/or restrict or refuse entry to and exit from the Building by any Contractor. 

  

	6.	 CONTRACTOR PERSONNEL 

6.1. Work in Harmony 
  

	 	a.	 All Contractors shall be responsible for employing skilled and competent personnel and suppliers who shall
abide by the rules and regulations herein set forth as amended from time to time by Landlord. 

  

	 	b.	 No Tenant shall at any time, either directly or indirectly, employ, permit employment, or continue the
employment of any Contractor if such employment or continued employment will or does interfere or cause any labor disharmony, coordination difficulty, delay or conflict with any other contractors engaged in construction work in or about the Building
or the complex in which the Building is located. 

  

	 	c.	 Should a work stoppage or other action occur anywhere in or about the Building as a result of the presence,
anywhere in the Building, of a Contractor engaged directly or indirectly by a Tenant, or should such Contractor be deemed by Landlord to have violated any applicable rules or regulations, then upon twelve hours written notice, Landlord may, without
incurring any liability to Tenant or said Contractor, require any such Contractor to vacate the premises demised by such Tenant and the Building, and to cease all further construction work therein. 

  
 Exh. G - 5 

 6.2. Conduct 

 

	 	a.	 While in or about the Building, all Tradespersons shall perform in a dignified, quiet, courteous, and
professional manner at all times. Tradespersons shall wear clothing suitable for their work and shall remain fully attired at all times. All Contractors will be responsible for their Tradespersons’ proper behavior and conduct.

  

	 	b.	 The Property Manager reserves the right to remove anyone who, or any Contractor which; is causing a disturbance
to any tenant or occupant of the Building or any other person using or servicing the Building; is interfering with the work of others; or is in any other way displaying conduct or performance not compatible with the Landlord’s standards.

 6.3. Access 
  

	 	a.	 All Contractors and Tradespersons shall contact the Property Manager prior to commencing work, to confirm work
location and Building access, including elevator usage and times of operation. Access to the Building before and after Regular Business Hours or any other hours designated from time to time by the Building Manager and all day on weekends and
holidays will only be provided when twenty- four (24) hours advanced notice is given to the Property Manager. 

  

	 	b.	 No Contractor or Tradesperson will be permitted to enter any private or public space in the Building, other
than the common areas of the Building necessary to give direct access to the premises of Tenant for which he has been employed, without the prior approval of the Property Manager. 

 

	 	c.	 All Contractors and Tradespersons must obtain permission from the Property Manager prior to undertaking work in
any space outside of the Tenant’s premises. This requirement specifically includes ceiling spaces below the Premises where any work required must be undertaken at the convenience of the affected Tenant and outside of Regular Business Hours.
Contractors undertaking such work shall ensure that all work, including work required to reinstate removed items and cleaning, in general be completed prior to opening of the next business day. Property Manager shall use commercially reasonable
efforts to assist Tenant in coordinating such work. 

  

	 	d.	 Contractors shall ensure that all furniture, equipment and accessories in areas potentially affected by any
Tenant Work shall be adequately protected by means of drop cloths or other appropriate measures. In addition, all Contractors shall be responsible for maintain security to the extent required by the Property Manager. 

  
 Exh. G - 6 

	 	e.	 Temporary access doors for tenant construction areas connecting with a public corridor will be building
standards, i.e., door, frame, hardware and lockset. A copy of the key will be furnished to the Property Manager. 

 6.4.
Safety 
  

	 	a.	 All Contractors shall police ongoing construction operations and activities at all times, keeping the premises
orderly, maintaining cleanliness in and about the premises, and ensuring safety and protection of all areas, including truck docks or freight loading area(s), elevators, lobbies and all other public areas which are used for access to the premises.

  

	 	b.	 All Contractors shall appoint a supervisor who shall be responsible for all safety measures, as well as for
compliance with all applicable governmental laws, ordinances, rules and regulations such as, for example, “OSHA” and “Right-to- Know” legislation. 

 

	 	c.	 Any damage caused by Tradespersons or other Contractor employees shall be the responsibility of the Tenant
employing the Contractor. Costs for repairing such damage shall be charge directly to such Tenant. 

 6.5. Parking

  

	 	a.	 Parking is not allowed in or near truck docks or freight loading area(s), in handicapped or fire access lanes,
or any private ways in or surrounding the property. Vehicles so parked will be towed at the expense of the Tenant who has engaged the Contractor for whom the owner of such vehicle is employed. 

 

	 	b.	 The availability of parking in any parking areas of the Building is limited. Use of such parking for
Contractors and their personnel is restricted and must be arranged with and approved by the Property Manager. 

  

	7.	 BUILDING MATERIALS 

7.1. Delivery 
 All
deliveries of construction materials shall be made at the predetermined times approved by the Property Manager and shall be effected safely and expeditiously only at the location determined by the Property Manager. 

7.2. Transportation in Building 
  

	 	a.	 Distribution of materials from delivery point to the work area in the Building shall be accomplished with the
least disruption to the operation of the Building possible. Elevators will be assigned for material delivery and will be controlled by the Building management. 

  
 Exh. G - 7 

	 	b.	 Contractors shall provide adequate protection to all carpets, wall surfaces, doors and trim in all public areas
through which materials are transported. Contractors shall continuously clean all such areas. Protective measures shall include runners over carpet, padding in elevators and any other measures determined by the Property Manager.

  

	 	c.	 Any damage caused to the Building through the movement of construction materials or otherwise shall be the
responsibility of Tenant who has engaged the Contractor involved. Charges for such damage will be submitted by the Landlord directly to the Tenant. 

7.3. Storage and Placement 
  

	 	a.	 All construction materials shall be stored only in the premises where they are to be installed. No storage of
materials will be permitted in any public areas, loading docks or corridors leading to the premises. 

  

	 	b.	 No flammable, toxic, or otherwise hazardous materials may be brought in or about the Building unless:
(i) authorized by the Property Manager, (ii) all applicable laws, ordinances, rules and regulations are complied with, and (iii) all necessary permits have been obtained. All necessary precautions shall be taken by the Contractor
handling such materials against damage or injury caused by such materials. 

  

	 	c.	 All materials required for the construction of the premises must comply with Building standards, must conform
with the plans and specifications approved by Landlord, and must be installed in the locations shown on the drawings approved by the Landlord. 

  

	 	d.	 All work shall be subject to reasonable supervision and inspection by Landlord’s Representative.

  

	 	e.	 No alterations to approved plans will be made without prior knowledge and approval of the Property Manager.
Such changes shall be documented on the as-built drawings required to be delivered to Landlord pursuant to Paragraph 10 of the rules and regulations. 

  

	 	f.	 All protective devices (e.g., temporary enclosures and partitions) and materials, as well as their placement,
must be approved by the Property Manager. 

  

	 	g.	 It is the responsibility of Contractors to ensure that the temporary placement of materials does not impose a
hazard to the Building or its occupants, either through overloading, or interference with Building systems, access, egress or in any other manner whatsoever. 

  

	 	h.	 All existing and/or new openings made through the floor slab for piping, cabling, etc. must be packed solid
with fiberglass insulation to make openings smoke tight. All holes in the floor slab at abandoned floor outlets, etc. will be filled with solid concrete. 

  
 Exh. G - 8 

 7.4. Salvage and Waste Removal 

 

	 	a.	 All rubbish, waste and debris shall be neatly and cleanly removed from the Building by Contractors daily unless
otherwise approved by the Property Manager. The Building’s trash compactor shall not be used for construction or other debris. For any demolition and debris, each Contractor must make arrangements with the Property Manager for the scheduling
and location of an additional dumpster to be supplied at the cost of the Tenant engaging such Contractor. Where, in the opinion of the Property Manager, such arrangements are not practical, such Contractors will make alternative arrangements for
removal at the cost of the Tenant engaging such Contractors. 

  

	 	b.	 Toxic or flammable waste is to be properly removed daily and disposed of in full accordance with all applicable
laws, ordinances, rules and regulations. 

  

	 	c.	 Contractors shall, prior to removing any item (including, without limitation, building standard doors, frames
and hardware, light fixtures, ceiling diffusers, ceiling exhaust fans, sprinkler heads, fire horns, ceiling speakers and smoke detectors) from the Building, notify the Property Manager that it intends to remove such item. At the election of Property
Manager, Contractors shall deliver any such items to the Property Manager. Such items will be delivered, without cost, to an area designated by the Property Manager which area shall be within the Building or the complex in which the Building is
located. 

  

	8.	 PAYMENT OF CONTRACTORS 

Tenant shall promptly pay the cost of all Tenant Work so that Tenant’s premises and the Building shall be free of liens for labor or
materials. If any mechanic’s lien is filed against the Building or any part thereof which is claimed to be attributable to the Tenant, its agents, employees or contractors, Tenant shall give immediate notice of such lien to the Landlord and
shall promptly discharge the same by payment or filing any necessary bond within 10 days after Tenant has first notice of such mechanic’s lien. 
  

	9.	 CONTRACTORS INSURANCE 

Prior to commencing any Tenant Work, and throughout the performance of the Tenant Work, each Contractor shall obtain and maintain insurance in
accordance with Exhibit A attached hereto. Each Contractor shall, prior to making entry into the Building provide Landlord with certificates that such insurance is in full force and effect. 

  
 Exh. G - 9 

	10.	 SUBMISSIONS UPON COMPLETION 

 

	 	a.	 Upon completion of any Tenant Work, Tenant shall submit to Landlord a permanent certificate of occupancy and
final approval of any other governmental agencies having jurisdiction. 

  

	 	b.	 A properly executed air balancing report, signed by a professional engineer, shall be submitted to Landlord
upon completion of all mechanical work. Such report shall be subject to Landlord’s approval. 

  

	 	c.	 Tenant shall submit to Landlord’s Representative a final “as-built” set of electronic
“as-built” drawings in AutoCAD Release 12, DXF format. 

  

	11.	 ADJUSTMENT OF REGULATIONS 

These Rules and Regulations may be amended from time to time in accordance with the reasonable judgment of Landlord. 

 

	12.	 CONFLICT BETWEEN RULES AND REGULATIONS AND LEASE 

In the event of any conflict between the Lease and these rules and of the Lease shall control. 

  
 Exh. G - 10 

 EXHIBIT A 

TO 

CONSTRUCTION RULES AND REGULATIONS 

INSURANCE REQUIREMENTS FOR CONTRACTORS 

When Tenant Work is to be done by Contractors in the Building, the Tenant authorizing such work shall be responsible for including tin the contract for such
work the following insurance and indemnity requirements to the extent that they are applicable. Insurance certificates must be received prior to construction. Landlord shall be named as an additional insured party on all certificates. 

INSURANCE 
 Each Contractor and each Subcontractor shall,
until the completion of the Tenant Work in question, procure and maintain at its expense, the following insurance coverages with companies acceptable to Landlord in the following minimum limits: 

Workers’ Compensation 
 (including coverage for
Occupational Dis 
  

					
	 	  	Limit of Liability	 
	 Workers’ Compensation
	  	 	Statutory Benefits	 
	 Employer’s Liability
	  	$	500,000	 

 Comprehensive General Liability 

(including Broad Form Comprehensive Liability Enhancement, Contractual Liability assumed by the Contractor and the Tenant under Article 15.3 of the Lease and
Completed Operations coverage) 
  

					
	 	  	Limit of Liability	 
	 Bodily Injury & Property Damage
	  	$	5,000,000 combined single limit	 

 Comprehensive Automobile Liability 

(including coverage for Hired and Non-owned Automobiles) 
  

					
	 	  	Limit of Liability	 
	 Bodily Injury & Property Damage
	  	$	1,000,000 per occurrence	 

  
 Exh. G - 11 

 SUPPLEMENT TO RULES AND REGULATIONS FOR 

DESIGN CONSTRUCTION OF TENANT WORK 

FACT SHEET FOR UNIVERSITY PARK 
  

			
	 1.  PROPERTY MANAGER’S OFFICE
	  	
		
	 CONTACT(S):
	  	 Jay Kiely, Property Manager
 Robyn Arruda,
Asst. Property
 Manager
 Eddie Arruda, Chief
Engineer

		
	 LOCATION:
	  	 Forest City Management
 38 Sidney Street

Cambridge, MA 02139

		
	 TELEPHONE NUMBER:
	  	[****]
		
	 2.  PERSONNEL, MATERIAL AND EQUIPMENT ACCESS
	  	
		
	 LOCATION OF LOADING DOCK:
	  	
		
	 NORMAL HOURS OF ACCESS:
	  	7:30 A.M. to 5:30 P.M.
		
	 ENTRANCES NOT AVAILABLE
	  	All building lobbies.
		
	 3.  USE OF ELEVATORS
	  	
		
	 LOCATION OF ELEVATORS:
	  	Specific locations of service elevators will be pointed out by the building staff.
		
	 NORMAL HOURS OF OPERATION:
	  	7:30 A.M. TO 5:30 P.M.
		
	 OVERTIME OPERATION CHARGES:
	  	$40.00 per hour
		
	 ELEVATORS NOT AVAILABLE:
	  	All passenger elevators.

  

	4.	 SPECIAL CONDITIONS AND PRECAUTIONS 

As University Park consists of multi-use buildings incorporating offices, retail and hotel suites, special care must be taken to control noise
at all times. 
 All window blinds are to be removed prior to construction and replaced without damage immediately after completion of
construction by the tenant and/or his contractor. 

  
 Exh. G - 12 

 EXHIBIT H 

Form of MIT Non-Disturbance Agreement 

Agreement dated as of             . 2018, by and between MASSACHUSETTS INSTITUTE
OF TECHNOLOGY, a Massachusetts educational corporation chartered by Massachusetts law (the “Ground Lessor”), UP 26 LANDSDOWNE, LLC, a Delaware limited liability company (“Landlord”) and BEAM THERAPEUTICS, INC., a Delaware
corporation (“Tenant”). 
 BACKGROUND 

Ground Lessor and Landlord are parties, as landlord and tenant respectively, to a Construction and Lease Agreement (“Ground Lease”)
dated August 20, 1986 , for certain real property located at 26 Landsdowne Street in Cambridge, Massachusetts, as more particularly described on Exhibit A attached hereto (“Land”). A Notice of Lease pertaining to the Ground
Lease has been recorded at the Middlesex South District Registry of Deeds and filed for registration in the Middlesex South Registry District of the Land Court. Tenant has entered into a lease dated as of
             2018 (“Lease”) with Landlord for the Building (“Premises”), the Premises being more particularly described in the Lease. 

AGREEMENTS 
 1. Non-Disturbance. If
the Ground Lease is terminated, for any reason, Ground Lessor shall not disturb Tenant in Tenant’s possession of the Premises and, without any hindrance or interference from the Ground Lessor, shall permit Tenant peaceably to hold and enjoy the
Premises for the remainder of the unexpired term of the Lease, together with any extension periods provided for therein, upon and subject to the same terms, covenants and conditions as are contained in the Lease, and shall recognize the Lease as
modified hereby. The foregoing is on the condition that Tenant is not in default under the Lease beyond any applicable notice and grace periods contained in the Lease. 

2. Attornment. Tenant hereby agrees that if the Ground Lease is terminated for any reason, Tenant shall attorn to Ground Lessor and
shall be liable to and recognize Ground Lessor as Landlord under the Lease for the balance of the term of the Lease upon and subject to all of the terms and conditions thereof. In such case, upon receipt of notice from Ground Lessor setting forth
the effective date of the termination of the Ground Lease, Tenant shall pay to the Ground Lessor all obligations required to be paid and performed by Tenant under the Lease arising after the date of termination. The Lease shall continue in full
force and effect as a direct lease between Ground Lessor and Tenant. 
 3. Additional Conditions. Tenant agrees that Ground Lessor
shall not be: (i) liable for any act or omission of any person or party who may be landlord under the Lease prior to any termination of the Ground Lease (“Prior Landlord”); (ii) subject to any offsets or defenses which Tenant
might have against Prior Landlord; (iii) bound by any prepayment of rent or additional rent, or any other charge which Tenant might have paid to Prior Landlord for more than the then current month (other than a bona fide security deposit paid
by Tenant to Landlord under the Lease or other rent, additional rent or charge which has been received by Ground Lessor); and 

  
 Exh. H - 1 

 
(iv) bound by any amendment, modification or termination of the Lease made without Ground Lessor’s express agreement when such agreement is required under the Ground Lease. Tenant
additionally agrees with Ground Lessor that Tenant shall not enter into any assignment of the Lease or sublease of all or any part of the Premises in cases where Landlord’s consent is required thereto, unless Ground Lessor shall have also given
its consent thereto, which consent shall not be unreasonably, withheld, conditioned or delayed. Nothing herein, however, shall constitute a waiver of Tenant’s rights as against such individual or entity which is the landlord under the Lease as
of the time of any event or circumstances which may give rise to a claim of the Tenant against such individual or entity. In addition, nothing herein shall relieve any successor landlord under the Lease from its obligation to comply with those
obligations of a Landlord under the Lease during the period for which it is the owner of the Landlord’s interest in the Lease. 
 4.
Landlord’s Defaults. Tenant hereby agrees that, if Tenant provides Landlord with any notice of default or claimed default on the part of Landlord under the Lease, Tenant shall concurrently therewith send a copy of such notice to Ground
Lessor. In such event, Ground Lessor shall be permitted (but not obligated) to cure any such default within the period of time allotted thereto in the Lease. If Landlord shall fail to cure such default within the period of time allocated thereto in
the Lease (or, if Landlord shall not within such time period have commenced diligent efforts to remedy a default that cannot be fully cured within such time period) then Tenant shall provide Ground Lessor with notice of such failure. Upon receipt of
such notice of Landlord’s failure to cure, Ground Lessor shall be granted an additional thirty (30) days during which it shall be permitted (but not obligated) to cure such default. In the case of a default, which cannot with diligence be
remedied by Ground Lessor within thirty (30) days, Ground Lessor shall have such additional period of time as may be reasonably necessary in order for Ground Lessor to remedy such default with diligence and continuity of effort, provided that
Ground Lessor has commenced to cure such default within such thirty (30) day period and completes such cure within an additional thirty (30) days thereafter, subject to delays that are not within the reasonable control of Ground Lessor.

 5. Notices. Duplicates of all notices delivered by any party to another party and required by this Agreement shall be delivered
concurrently to all other parties to this Agreement. All notices shall be written, delivered by certified or registered mail, and sent, if to Ground Lessor, to 238 Main Street, Suite 200, Cambridge, Massachusetts 02142, Attention: Director of Real
Estate, if to Tenant to the notice addresses provided for Tenant in the Lease, and if to Landlord to 38 Sidney Street, Cambridge, MA 02139-4234, Attention: President, or such addresses as may, from time to time, be set forth in notices to the other
parties hereunder. 
 6. Exculpation of Ground Lessor. Ground Lessor shall not be personally liable hereunder. Tenant agrees to look
to Ground Lessor’s interest in the Land and Building only for satisfaction of any claim against Ground Lessor hereunder. 
 7.
Successors and Assigns. This Agreement shall bind Tenant, its successors and assigns, and shall benefit Tenant and only such successor and assigns of Tenant as are permitted by the Lease and shall bind and benefit Ground Lessor and its
successors and assigns (provided that after transfer of Ground Lessor’s entire interest in the Land to another party, Ground Lessor shall have no liability for any act or omission of such party) and shall bind and benefit Landlord and its
successors and assigns. 

  
 Exh. H - 2 

							
	EXECUTED as an instrument under seal as of the date set forth above. MASSACHUSETTS INSTITUTE OF TECHNOLOGY Ground Lessor
		
	By:	 	
                     
                    

	Name:	 	
	Title:	 	
	
	BEAM THERAPEUTICS, INC., a Delaware corporation Tenant
		
	By:	 	
                     
                    

	
	Landlord
	UP 26 LANDSDOWNE, LLC a Delaware limited liability company
		
	By:	 	FC HCN University Park, LLC, a Delaware limited liability company Its Sole Member
			
		 	By:	 	Forest City University Park, LLC, a Delaware limited liability company Its Managing Member
				
		 		 	By:	 	
                     
                    

		 		 	Name:	 	
                     
                    

  
 Exh. H - 3 

					
	COMMONWEALTH OF MASSACHUSETTS	  	)	  	
		  	)	  	ss:
	COUNTY OF MIDDLESEX	  	)	  	

 BEFORE ME, a Notary Public in and for said County and State, personally appeared the MASSACHUSETTS INSTITUTE
OF TECHNOLOGY, by                     , its Director of Real Estate and Associate Treasurer, who acknowledged that he did sign the foregoing
instrument and that the same is his free act and deed and the free act and deed of said corporation. 
 IN TESTIMONY WHEREOF, I set my hand
and official seal at                     , this      day of
        , 2018. 
  

					
	Notary Public:                                 
                                   
	My Commission
Expires:                                       
           
			
	COMMONWEALTH OF MASSACHUSETTS	  	)	  	
		  	)	  	ss:
	COUNTY OF MIDDLESEX	  	)	  	

 BEFORE ME, a Notary Public in and for said County and State, personally appeared the above-named BEAM
THERAPEUTICS, INC., by                      who acknowledged that he/she did sign the foregoing instrument and that the same is his/her free
act and deed and the free act and deed of said corporation. 
 IN TESTIMONY WHEREOF’, I set my hand and official seal at
                    , this      day of
                    . 
  

					
	Notary Public:                                 
                                   
	My Commission
Expires:                                       
           
			
	COMMONWEALTH OF MASSACHUSETTS	  	)	  	
		  	)	  	ss:
	COUNTY OF MIDDLESEX	  	)	  	

 BEFORE ME, a Notary Public in and for said County and State, personally appeared the above-named UP 26
LANDSDOWNE, LLC, by                      who acknowledged that he/she did sign the foregoing instrument and that the same is his/her free act
and deed and the free act and deed of said limited liability company. 
 IN TESTIMONY WHEREOF, I set my hand and official seal at
                    , this      day of
                    . 

  
 Exh. H - 4 

 EXHIBIT I 

FORM OF SNDA OF CURRENT MORTGAGEE 

SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 

 

	
	Tenant Name:                                   
                         
	Trade
Name:                                       
                       
	Room/Unit
No.:                                        
                 

 THIS AGREEMENT is dated the day of
                 20    , and is made by and among CONNECTICUT GENERAL LIFE INSURANCE COMPANY, having an address c/o CIGNA
Investments, Inc., Wilde Building, 900 Cottage Grove Road, Hartford, Connecticut 06152, Attn: Debt Asset Management, A4-CRI (“Mortgagee”),
                                         
                               , d/b/a
                                         
                       , having an address of
                                         
                                (“Tenant”), and
                                         
                                         
          , having an address of
                                         
            (“Landlord”). 
 RECITALS: 

A. Tenant has entered into a lease (“Lease”) dated
                             with
                             as lessor (“Landlord”), covering the premises known as
                                         
    (the “Premises”) within the property known as
                                         
           , more particularly described as shown on Exhibit A. attached hereto (the “Real Property”). 

B. Mortgagee has agreed to make or has made a mortgage loan in the amount of
                                         
            to Landlord, secured by a mortgage of the Real Property (the “Mortgage”), and the parties desire to set forth their agreement herein. 

NOW, THEREFORE, in consideration of the premises and other valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties hereby agree as follows: 
 1. The Lease and all extensions, renewals, replacements or modifications thereof are
and shall be subject and subordinate to the Mortgage and all terms and conditions thereof insofar as it affects the Real Property of which the Premises form a part, and to all renewals, modifications, consolidations, replacements and extensions
thereof, to the full extent of amounts secured thereby and interest thereon. 
 2. Tenant shall attorn to and recognize any purchaser at a
foreclosure sale under the Mortgage, any transferee who acquires the Premises by deed in lieu of foreclosure, and the successors and assigns of such purchaser(s), as its landlord for the unexpired balance (and any extensions, if exercised) of the
term of the Lease on the same terms and conditions set forth in the Lease. 

  
 Exh. I - 1 

 3. If it becomes necessary to foreclose the Mortgage, Mortgagee shall neither terminate the
Lease nor join Tenant in summary or foreclosure proceedings for the purpose of terminating the Lease so long as Tenant is not in default under any of the terms, covenants, or conditions of the Lease beyond any applicable notice and cure periods.

 4. If Mortgagee succeeds to the interest of Landlord under the Lease, Mortgagee shall not be: (a) liable for the return of any
security deposit unless such deposit has been delivered to Mortgagee by Landlord or is in an escrow fund available to Mortgagee, (b) bound by any rent or additional rent that Tenant might have paid for more than the current month to any prior
landlord (including Landlord), (c) bound by any amendment, modification, or termination of the Lease made without Mortgagee’s prior written consent (which consent shall not be unreasonably withheld, conditioned or delayed), or
(d) personally liable under the Lease, Mortgagee’s liability thereunder being limited to its interest in the Real Property. 
 5.
This Agreement shall be binding on and shall inure to the benefit of the parties hereto and their successors and assigns. 
 6. Tenant shall
give Mortgagee, by commercial overnight delivery service, a copy of any notice of default served on Landlord at the same time such notice is sent to the Landlord, addressed to Mortgagee at Mortgagee’s address set forth above or at such other
address as to which Tenant has been notified in writing. Mortgagee shall have the right, but not the obligation, to cure such default within the time period specified in the Lease. 

7. Landlord has agreed under the Mortgage and other loan documents that rentals payable under the Lease shall be paid directly by Tenant to
Mortgagee upon default by Landlord under the Mortgage. After receipt of notice from Mortgagee to Tenant, at the address set forth above or at such other address as to which Mortgagee has been notified in writing, that rentals under the Lease should
be paid to Mortgagee, Tenant shall pay to Mortgagee, or at the direction of Mortgagee, all monies due or to become due to Landlord under the Lease. Tenant shall have no responsibility to ascertain whether such demand by Mortgagee is permitted under
the Mortgage, or to inquire into the existence of a default. Landlord hereby waives any right, claim, or demand it may now or hereafter have against Tenant by reason of such payment to Mortgagee, and any such payment shall discharge the obligations
of Tenant to make such payment to Landlord. 

  
 Exh. I - 2 

 IN WITNESS WHEREOF, the parties hereto have executed these presents as of the day and year
first above written. 
  

									
	WITNESSES:	 		 	MORTGAGEE:
			
		 		 	CONNECTICUT GENERAL LIFE INSURANCE COMPANY
				
		 		 	By:	 	CIGNA Investments, Inc., its authorized representative
					
	  
	 		 		 	By:	 	
                     
                    

	Name:	 		 		 		 	
	  
	 		 		 	Its:	 	
                     
                    

	Name:	 		 		 		 	
		 		 	TENANT:
			
		 		 	  

				
	  
	 		 	By:	 	
                     
                    

	Name:	 		 		 		 	
	  
	 		 	Its:	 	
                     
                    

	Name:	 		 		 		 	
		 		 	LANDLORD:
			
		 		 	  

				
	  
	 		 	By:	 	
                     
                    

	Name:	 		 		 		 	
	  
	 		 	Its:	 	
                     
                    

	Name:	 		 		 		 	

  
 Exh. I - 3 

 STATE OF CONNECTICUT 

                          
                                         
                                         
ss.        Bloomfield 
 COUNTY OF HARTFORD 

On this, the      day of             ,
20    , before me, the undersigned officer, personally appeared                     , who acknowledged himself to
be the                      of CIGNA Investments, Inc., authorized representative for Connecticut General Life Insurance Company, and signed
the foregoing instrument for the purposes therein contained as his free act and deed and the free act and deed of such entity. 
 IN WITNESS
WHEREOF, I hereunto set my hand and official seal the day and year aforesaid. 
  

	
	  

	Notary Public
	My Commission Expires:

 STATE OF
                     

                          
                                         
                                         
  ss.                              

COUNTY OF                      

On this, the      day of             ,
20    , before me, the undersigned officer, personally appeared                     , who acknowledged
herself/himself to be the                      of
                    , and signed the foregoing instrument for the purposes therein contained as his free act and deed and the free act and
deed of such entity. 
 IN WITNESS WHEREOF, I hereunto set my hand and official seal the day and year aforesaid. 

 

	
	  

	Notary Public
	My Commission Expires:

 STATE OF
                     

                          
                                         
                             ss.        
                     
 COUNTY OF
                     
 On this,
the      day of             , 20    , before me, the undersigned officer, personally appeared
                    , who acknowledged herself/himself to be the
                     of
                    , and signed the foregoing instrument for the purposes therein contained as his free act and deed and the free act and
deed of such entity. 
 IN WITNESS WHEREOF, I hereunto set my hand and official seal the day and year aforesaid. 

 

	
	  

	Notary Public
	My Commission Expires:

  
 Exh. I - 4EX-10.2

 Exhibit 10.2 

238 MAIN STREET 
 CAMBRIDGE,
MASSACHUSETTS 
 LEASE SUMMARY SHEET 
  

			
	Execution Date:	  	April 24, 2019
		
	Tenant:	  	Beam Therapeutics, Inc., a Delaware corporation
		
	Tenant’s Mailing Address Prior to Occupancy:	  	26 Landsdowne Street, 2nd Floor 
Cambridge, MA 02139
		
	Landlord:	  	Massachusetts Institute of Technology, a Massachusetts charitable corporation
		
	Building:	  	238 Main Street, Cambridge, Massachusetts. The Building consists of an existing office building containing approximately 99,082 rentable square feet (the “Office Building”) and the laboratory addition to be
constructed by Landlord and which will contain approximately 325,348 rentable square feet (the “Laboratory Addition”). The land on which the Office Building is located and on which the Laboratory Addition will be constructed
(the “Land”) is more particularly described in Exhibit I attached hereto and made a part hereof (the Land, together with the Building, are hereinafter collectively referred to as the
“Property”).
		
	Premises:	  	Approximately 123,209 rentable square feet of space consisting of all rentable areas on the seventh (7th) floor of the Laboratory Addition (containing approximately 30,655 rentable square feet), all rentable areas on the eighth
(8th) floor of the Laboratory Addition (containing approximately 30,655 rentable square feet), all rentable areas on the ninth (9th) floor of the Laboratory Addition (containing approximately 30,655 rentable square feet), all rentable areas on the
tenth (10th) floor of the Laboratory Addition (containing approximately 30,655 rentable square feet), including associated mechanical, ground floor and lower level space and 589 rentable square feet, being half of the rentable square footage
attributable to the ACF Elevator (hereinafter defined), all as more particularly shown as hatched, highlighted or outlined on the plans attached hereto as Exhibit 2A and made a part hereof (the “Lease Plan”).
“Phase 1” of the Premises shall consist of all

			
		  	rentable areas on the seventh (7th), ninth (9th) and tenth (10th) floors of the Building. “Phase 2” of the Premises shall be all rentable areas on the eighth (8th) floor of the Building.
Phase 1 and Phase 2 are each referred to herein as a “Phase.”
		
	Term Commencement Dates:	  	 With respect to Phase 1: The date on which Phase 1 is delivered to Tenant in the condition required by Section 3.1 of this
Lease.
  
 With respect to Phase 2: The date on which Phase 2 is delivered to
Tenant in the condition required by Section 3.1 of this Lease.

		
	Rent Commencement Dates:	  	Subject to acceleration on a day for day basis for each day of Tenant Delays (hereinafter defined), the Rent Commencement Date (a) with respect to Phase 1 shall occur on the Phase 1 Term Commencement Date, and (b) with
respect to Phase 2 shall occur on the date which is four (4) months after the Phase 2 Term Commencement Date.
		
	Expiration Date:	  	The last day of the month in which the twelfth (12th) anniversary of the Phase 2 Rent Commencement Date occurs; provided, however, if the Phase 2 Rent Commencement Date occurs on the first day of a calendar month, then
the Expiration Date shall occur on the day immediately preceding the twelfth (12th) anniversary of the Phase 2 Rent Commencement Date.
		
	Extension Terms:	  	Subject to Section 1.2 below, two (2) extension term(s) of five (5) years each.
		
	Parking Passes:	  	Subject to Section 1.4(c) below. 0.8 parking passes for each 1.000 rentable square feet of the Premises.
		
	Landlord’s Contribution:	  	Subject to the terms of the Work Letter attached hereto as Exhibit 5, Twenty-Three Million Four Hundred Nine Thousand Seven Hundred Ten Dollars ($23,409,710).
		
	Permitted Uses:	  	Subject to Legal Requirements (hereinafter defined), general office, research, development and laboratory use, including vivarium (located on a single floor and not to exceed 10,000 rsf), and other ancillary uses related to the
foregoing (all in proportions consistent with the design of the base Building). The Permitted Uses shall not include manufacturing of biotechnology or pharmaceutical products.

  
 -2- 

											
	Base Rent:	  		
				
	 With respect to Phase 1:
	  	 RENT

YEAR1
	  	ANNUAL BASE
RENT	 	 	MONTHLY
PAYMENT	 
		  	1	  	$	 8,874,622.50	 	 	$	 739,551.88	 
		  	2	  	$	 9,140,861.18	 	 	$	 761,738.43	 
		  	3	  	$	 9,415,087.01	 	 	$	 784,590.58	 
		  	4	  	$	 9,697,539.62	 	 	$	 808,128.30	 
		  	5	  	$	 9,988,465.81	 	 	$	 832,372.15	 
		  	6	  	$	10,288,119.78	 	 	$	 857,343.32	 
		  	7	  	$	10,596,763.38	 	 	$	 883,063.61	 
		  	8	  	$	10,914,666.28	 	 	$	 909,555.52	 
		  	9	  	$	11,242,106.27	 	 	$	 936,842.19	 
		  	10	  	$	11,579,369.45	 	 	$	 964,947.45	 
		  	11	  	$	11,926,750.54	 	 	$	 993,895.88	 
		  	12	  	$	12,284,553.05	 	 	$	1,023,712.75	 
		  	13	  	$	12,653,089.65	 	 	$	1,054,424.14	 
				
	 With respect to Phase 2:
	  	 PERIOD OF
TIME
	  	ANNUAL BASE
RENT	 	 	MONTHLY
PAYMENT	 
		  	Phase 2 RCD - End of Rent Year 1	  	$	3,015,046.00	2 	 	$	251,253.83	 
		  	Rent Year 2	  	$	3,105,497.38	 	 	$	258,791.45	 
		  	Rent Year 3	  	$	3,198,662.30	 	 	$	266,555.19	 
		  	Rent Year 4	  	$	3,294,622.17	 	 	$	274,551.85	 
		  	Rent Year 5	  	$	3,393,460.84	 	 	$	282,788.40	 
		  	Rent Year 6	  	$	3,495,264.66	 	 	$	291,272.06	 
		  	Rent Year 7	  	$	3,600,122.60	 	 	$	300,010.22	 
		  	Rent Year 8	  	$	3,708,126.28	 	 	$	309,010.52	 
		  	Rent Year 9	  	$	3,819,370.07	 	 	$	318,280.84	 
		  	Rent Year 10	  	$	3,933,951.17	 	 	$	327,829.26	 
		  	Rent Year 11	  	$	4,051,969.70	 	 	$	337,664.14	 
		  	Rent Year 12	  	$	4,173,528.79	 	 	$	347,794.07	 
		  	Rent Year 13	  	$	4,298,734.66	2 	 	$	358,227.89	 

  

	1 	 For the purposes of this Lease, the first “Rent Year” shall be defined as the period
commencing as of the Rent Commencement Date and ending on the last day of the month in which the first (1st) anniversary of the Rent Commencement Date occurs; provided, however, if the Rent Commencement Date occurs on the first day of
a calendar month, then the first Rent Year shall end on the day immediately preceding the first (1st) anniversary of the Rent Commencement Date. Thereafter, “Rent Year” shall be defined as any subsequent twelve (12) month
period during the term of this Lease; provided, however, the 13th Rent Year shall end no later than the Expiration Date. 

	2 	 Annualized. 

  
 -3- 

			
	Operating Costs and Taxes:	  	See Sections 5.2 and 5.3
		
	Tenant’s Share:	  	A fraction, the numerator of which is the number of rentable square feet in the Premises and the denominator of which is the number of rentable square feet in the Laboratory Addition.
		
	Tenant’s Tax Share:	  	A fraction, the numerator of which is the number of rentable square feet in the Premises and the denominator of which is the number of rentable square feet in the buildings on the Tax Lot (hereinafter defined) recognized by the City
of Cambridge as being used for purposes which are not exempt from real estate taxation as of the date on which the assessment is made for the tax year in question.
		
	Letter of Credit:	  	Subject to Section 7.1. Eleven Million Eight Hundred Thirty-Two Thousand Eight Hundred Thirty Dollars ($11,832,830.00).

  
 -4- 

 TABLE OF CONTENTS 

 

							
	 1.
	 	 LEASE GRANT; TERM; APPURTENANT RIGHTS; EXCLUSIONS
	  	 	1	 
			
	 1.1.
	 	 Lease Grant
	  	 	1	 
			
	 1.2.
	 	 Extension Terms
	  	 	1	 
			
	 1.3.
	 	 Notice of Lease
	  	 	3	 
			
	 1.4.
	 	 Appurtenant Rights
	  	 	3	 
			
	 1.5.
	 	 Tenant’s Access
	  	 	7	 
			
	 1.6.
	 	 Exclusions
	  	 	7	 
			
	 2.
	 	 RIGHTS RESERVED TO LANDLORD
	  	 	7	 
			
	 2.1.
	 	 Additions and Alterations
	  	 	7	 
			
	 2.2.
	 	 Additions to the Property
	  	 	7	 
			
	 2.3.
	 	 Landlord’s Access
	  	 	8	 
			
	 2.4.
	 	 Pipes, Ducts and Conduits
	  	 	9	 
			
	 2.5.
	 	 Minimize Interference
	  	 	9	 
			
	 2.6.
	 	 Name and Address of Building
	  	 	9	 
			
	 2.7.
	 	 REA; Condominium
	  	 	9	 
			
	 2.8.
	 	 Construction in Vicinity
	  	 	9	 
			
	 3.
	 	 CONSTRUCTION
	  	 	10	 
			
	 3.1.
	 	 Condition of Premises
	  	 	10	 
			
	 3.2.
	 	 Tenant’s Fitout
	  	 	10	 
			
	 4.
	 	 USE OF PREMISES
	  	 	10	 
			
	 4.1.
	 	 Permitted Uses
	  	 	10	 
			
	 4.2.
	 	 Prohibited Uses
	  	 	10	 
			
	 4.3.
	 	 Chemical Safety Program
	  	 	11	 
			
	 4.4.
	 	 Vivarium; ACF Elevator
	  	 	12	 
			
	 5.
	 	 RENT; ADDITIONAL RENT
	  	 	13	 
			
	 5.1.
	 	 Base Rent
	  	 	13	 
			
	 5.2.
	 	 Operating Costs
	  	 	13	 
			
	 5.3.
	 	 Taxes
	  	 	17	 
			
	 5.4.
	 	 Late Payments
	  	 	19	 
			
	 5.5.
	 	 No Offset; Independent Covenants; Waiver
	  	 	19	 
			
	 5.6.
	 	 Survival
	  	 	20	 
			
	 6.
	 	 RIGHT OF FIRST OFFER
	  	 	20	 
			
	 6.1.
	 	 Right of First Offer
	  	 	20	 

  
 -i- 

							
	 6.2.
	 	
Offer and Acceptance Procedures for Right of First Offer
	  	 	21	 
			
	 6.3.
	 	 Termination of Rights
	  	 	22	 
			
	 6.4.
	 	 Rights Personal to Tenant
	  	 	22	 
			
	 6.5.
	 	 Time is of the Essence
	  	 	22	 
			
	 7.
	 	 LETTER OF CREDIT
	  	 	22	 
			
	 7.1.
	 	 Amount
	  	 	22	 
			
	 7.2.
	 	 Application of Proceeds of Letter of Credit
	  	 	23	 
			
	 7.3.
	 	 Transfer of Letter of Credit
	  	 	23	 
			
	 7.4.
	 	 Credit of Issuer of Letter of Credit
	  	 	23	 
			
	 7.5.
	 	 Security Deposit
	  	 	23	 
			
	 7.6.
	 	 Return of Security Deposit or Letter of Credit
	  	 	24	 
			
	 8.
	 	 WAIVER OF LANDLORD’S LIEN
	  	 	24	 
			
	9.	 	 UTILITIES
	  	 	24	 
			
	 9.1.
	 	 Electricity
	  	 	24	 
			
	 9.2.
	 	 Water
	  	 	25	 
			
	 9.3.
	 	 Gas
	  	 	25	 
			
	 9.4.
	 	 HVAC
	  	 	25	 
			
	 9.5.
	 	 Other Utilities; Utility Information
	  	 	26	 
			
	 9.6.
	 	 Interruption or Curtailment of Utilities
	  	 	26	 
			
	 9.7.
	 	 Telecommunications Providers
	  	 	27	 
			
	 9.8.
	 	 Landlord’s Services
	  	 	27	 
			
	 10.
	 	 MAINTENANCE AND REPAIRS
	  	 	27	 
			
	 10.1.
	 	 Maintenance and Repairs by Tenant
	  	 	27	 
			
	 10.2.
	 	 Maintenance and Repairs by Landlord
	  	 	28	 
			
	 10.3.
	 	 Accidents to Sanitary and Other Systems
	  	 	28	 
			
	 10.4.
	 	 Floor Load—Heavy Equipment
	  	 	28	 
			
	 10.5.
	 	 Premises Cleaning
	  	 	29	 
			
	 10.6.
	 	 Pest Control
	  	 	29	 
			
	 11.
	 	 ALTERATIONS AND IMPROVEMENTS BY TENANT
	  	 	29	 
			
	 11.1.
	 	 Landlord’s Consent Required
	  	 	29	 
			
	 11.2.
	 	 Supervised Work
	  	 	31	 
			
	 11.3.
	 	 Harmonious Relations
	  	 	31	 
			
	 11.4.
	 	 Liens
	  	 	31	 
			
	 11.5.
	 	 General Requirements
	  	 	31	 

  
 -ii- 

							
	 12.
	 	 SIGNAGE
	  	 	32	 
			
	 12.1.
	 	 Restrictions
	  	 	32	 
			
	 12.2.
	 	 Building Directory
	  	 	32	 
			
	 13.
	 	 ASSIGNMENT
	  	 	32	 
			
	 13.1.
	 	 Landlord’s Consent Required
	  	 	32	 
			
	 13.2.
	 	 Landlord’s Recapture Right
	  	 	33	 
			
	 13.3.
	 	 Standard of Consent to Transfer
	  	 	34	 
			
	 13.4.
	 	 Permitted Transfers
	  	 	34	 
			
	 13.5.
	 	 Listing Confers no Rights
	  	 	35	 
			
	 13.6.
	 	 Profits In Connection with Transfers
	  	 	35	 
			
	 13.7.
	 	 Prohibited Transfers
	  	 	35	 
			
	 13.8.
	 	 Restrictions on Subleases
	  	 	35	 
			
	 13.9.
	 	 No Release
	  	 	36	 
			
	 13.10.
	 	 Investment Policies
	  	 	36	 
			
	 14.
	 	 INSURANCE: INDEMNIFICATION: EXCULPATION
	  	 	36	 
			
	 14.1.
	 	 Tenant’s Insurance
	  	 	36	 
			
	 14.2.
	 	 Indemnification
	  	 	38	 
			
	 14.3.
	 	 Property of Tenant
	  	 	38	 
			
	 14.4.
	 	 Limitation of Landlord’s Liability for Damage or Injury
	  	 	38	 
			
	 14.5.
	 	 Waiver of Subrogation; Mutual Release
	  	 	39	 
			
	 14.6.
	 	 Tenant’s Acts—Effect on Insurance
	  	 	39	 
			
	 15.
	 	 CASUALTY: TAKING
	  	 	40	 
			
	 15.1.
	 	 Damage
	  	 	40	 
			
	 15.2.
	 	 Termination Rights
	  	 	40	 
			
	 15.3.
	 	 Taking for Temporary Use
	  	 	41	 
			
	 15.4.
	 	 Disposition of Awards
	  	 	42	 
			
	 16.
	 	 ESTOPPEL CERTIFICATE
	  	 	42	 
			
	 17.
	 	 HAZARDOUS MATERIALS
	  	 	42	 
			
	 17.1.
	 	 Prohibition
	  	 	42	 
			
	 17.2.
	 	 Environmental Laws
	  	 	43	 
			
	 17.3.
	 	 Hazardous Material Defined
	  	 	44	 
			
	 17.4.
	 	 Testing
	  	 	44	 
			
	 17.5.
	 	 Hazardous Materials Indemnity; Remediation
	  	 	45	 
			
	 17.6.
	 	 Disclosures
	  	 	46	 
			
	 17.7.
	 	 Removal
	  	 	46	 

  
 -iii- 

							
			
	 18.
	 	 RULES AND REGULATIONS
	  	 	47	 
			
	 18.1.
	 	 Rules and Regulations
	  	 	47	 
			
	 18.2.
	 	 Energy Conservation
	  	 	47	 
			
	 18.3.
	 	 Recycling
	  	 	47	 
			
	 19.
	 	 LAWS AND PERMITS
	  	 	47	 
			
	 19.1.
	 	 Legal Requirements
	  	 	47	 
			
	 19.2.
	 	 Required Permits
	  	 	48	 
			
	 20.
	 	 DEFAULT
	  	 	48	 
			
	 20.1.
	 	 Events of Default
	  	 	48	 
			
	 20.2.
	 	 Remedies
	  	 	50	 
			
	 20.3.
	 	 Damages - Termination
	  	 	51	 
			
	 20.4.
	 	 Landlord’s Self-Help; Fees and Expenses
	  	 	52	 
			
	 20.5.
	 	 Waiver of Redemption, Statutory Notice and Grace Periods
	  	 	53	 
			
	 20.6.
	 	 Landlord’s Remedies Not Exclusive
	  	 	53	 
			
	 20.7.
	 	 No Waiver
	  	 	53	 
			
	 20.8.
	 	 Restrictions on Tenant’s Rights
	  	 	53	 
			
	 20.9.
	 	 Landlord Default
	  	 	53	 
			
	 21.
	 	 SURRENDER: ABANDONED PROPERTY; HOLD-OVER
	  	 	54	 
			
	 21.1.
	 	 Surrender
	  	 	54	 
			
	 21.2.
	 	 Abandoned Property
	  	 	56	 
			
	 21.3.
	 	 Holdover
	  	 	56	 
			
	 22.
	 	 SUBORDINATION; MORTGAGES AND MASTER LEASE
	  	 	57	 
			
	 22.1.
	 	 Subordination
	  	 	57	 
			
	 22.2.
	 	 Mortgagee Notices
	  	 	57	 
			
	 22.3.
	 	 Mortgagee Liability
	  	 	57	 
			
	 22.4.
	 	 Mortgagee Consent
	  	 	57	 
			
	 22.5.
	 	 Master Lease
	  	 	57	 
			
	 23.
	 	 QUIET ENJOYMENT
	  	 	58	 
			
	 24.
	 	 NOTICES
	  	 	58	 
			
	 25.
	 	 MISCELLANEOUS
	  	 	59	 
			
	 25.1.
	 	 Separability
	  	 	59	 
			
	 25.2.
	 	 Captions; Interpretation
	  	 	60	 
			
	 25.3.
	 	 Broker
	  	 	60	 

  
 -iv- 

							
			
	 25.4.
	 	 Entire Agreement
	  	 	60	 
			
	 25.5.
	 	 Governing Law; Personal Jurisdiction
	  	 	60	 
			
	 25.6.
	 	 Tenant Representations
	  	 	60	 
			
	 25.7.
	 	 Expenses Incurred by Landlord Upon Tenant Requests
	  	 	61	 
			
	 25.8.
	 	 Survival
	  	 	61	 
			
	 25.9.
	 	 Limitation of Liability
	  	 	61	 
			
	 25.10.
	 	 Binding Effect
	  	 	61	 
			
	 25.11.
	 	 Landlord Obligations upon Transfer
	  	 	61	 
			
	 25.12.
	 	 Grants of Interest
	  	 	61	 
			
	 25.13.
	 	 No Air Rights
	  	 	62	 
			
	 25.14.
	 	 [Intentionally omitted]
	  	 	62	 
			
	 25.15.
	 	 Financial Information
	  	 	62	 
			
	 25.16.
	 	 Measurements
	  	 	62	 
			
	 25.17.
	 	 OFAC
	  	 	62	 
			
	 25.18.
	 	 Confidentiality
	  	 	62	 
			
	 25.19.
	 	 Security
	  	 	65	 
			
	 25.20.
	 	 Time
	  	 	65	 
			
	 25.21.
	 	 WAIVER OF JURY TRIAL
	  	 	65	 
			
	 25.22.
	 	 Bankruptcy
	  	 	65	 
			
	 25.23.
	 	 Not Binding Until Executed
	  	 	66	 
			
	 25.24.
	 	 Office of Workforce Development
	  	 	66	 

  

			
	 EXHIBIT 1
	  	 LEGAL DESCRIPTION

	 EXHIBIT 2A
	  	 LEASE PLAN

	 EXHIBIT 2B
	  	 PLAN OF CERTAIN COMPLEX AREAS

	 EXHIBIT 3
	  	 MEMORIALIZATION OF DATES AGREEMENT

	 EXHIBIT 4
	  	 FORM OF NOTICE OF LEASE

	 EXHIBIT 5
	  	 WORK LETTER

	 EXHIBIT 6
	  	 INTENTIONALLY OMITTED

	 EXHIBIT 7
	  	 FORM OF LETTER OF CREDIT

	 EXHIBIT 8
	  	 LANDLORD S SERVICES

	 EXHIBIT 9
	  	 ALTERATIONS CHECKLIST

	 EXHIBIT 9 A
	  	 ALTERATIONS INSURANCE SCHEDULE

	 EXHIBIT 10
	  	 TENANT’S HAZARDOUS MATERIALS

	 EXHIBIT 11
	  	 RULES AND REGULATIONS

	 EXHIBIT 12
	  	 FORM OF SNDA

  

  
 -v- 

 THIS INDENTURE OF LEASE (this “Lease”) is hereby made and entered
into on the Execution Date by and between Landlord and Tenant. 
 As contemplated by (and as further detailed in) other provisions of this
Lease, Landlord and Tenant are entering into this Lease for space in the Laboratory Addition, which is an addition to the Office Building, which is an existing building. The Laboratory Addition, together with an atrium connection between the
Laboratory Addition and the Office Building (the “Atrium”), is to be constructed by Landlord, and will be collectively known as 238 Main Street, Cambridge, Massachusetts. 

 

	1.	 LEASE GRANT; TERM; APPURTENANT RIGHTS; EXCLUSIONS 

1.1.    Lease Grant. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises
upon and subject to the terms and conditions of this Lease, for a term of years commencing on the Term Commencement Date and, unless earlier terminated or extended pursuant to the terms hereof, ending on the Expiration Date (the “Initial
Term”; the Initial Term and any Extension Terms, if duly exercised, are hereinafter collectively referred to as the “Term”). Once the Phase 1 Term Commencement Date and the applicable Rent Commencement Dates are
determined, Landlord and Tenant shall execute an agreement confirming the Phase 1 Term Commencement Date, the Phase 2 Term Commencement Date, the Phase 1 Rent Commencement Date, the Phase 2 Rent Commencement Date and the Expiration Date in
substantially the form attached hereto as Exhibit 3. Tenant’s failure to execute and return any such agreement proposed by Landlord, or to provide written objection to the statements contained therein, within ten
(10) business days after the date of Tenant’s receipt thereof, shall be deemed an approval by Tenant of Landlord’s determination of such dates as set forth therein. 

1.2.    Extension Terms. 

(a)    Provided that the following conditions (the “Extension Conditions”), any or all of
which may be waived by Landlord in its sole discretion, are satisfied (i) Tenant is not then subleasing (other than to Affiliates) more than thirty percent (30%) of the Premises; and (ii) there is no Monetary Default (hereinafter defined)
nor any Event of Default as of the date of the Extension Notice (hereinafter defined), Tenant shall have the option to extend the Initial Term for two (2) additional terms of five (5) years each (each, an “Extension
Term”), commencing as of the expiration of the Initial Term, or the prior Extension Term, as the case may be. Tenant must exercise such option to extend, if at all, by giving Landlord written notice (the “Extension
Notice”) no earlier than twenty-four (24) months and no later than twenty-one (21) months prior to the expiration of the Initial Term or the prior Extension Term, as the case may be,
time being of the essence. Notwithstanding the foregoing, Landlord may nullify Tenant’s exercise of its option to extend the Term by written notice to Tenant (the “Nullification Notice”) if (A) on the date
Landlord receives the applicable Extension Notice, there is an event which, with the passage of time and/or the giving of notice, would constitute an Event of Default hereunder and (B) Tenant fails to cure such default within the applicable
cure period set forth in Section 20.1 after receipt of the Nullification Notice. Upon the satisfaction of the Extension Conditions and the timely giving of the Extension Notice without a subsequent nullification by
Landlord, the Term shall be deemed extended for the applicable Extension Term upon all of the terms and conditions of this Lease, except that Base Rent during each Extension Term shall be 

  
 1 

 
calculated in accordance with this Section 1.2. Landlord shall have no obligation to construct or renovate the Premises and Tenant shall have one (1) fewer option
to extend the Initial Term. If Tenant fails to give a timely Extension Notice, as aforesaid, Tenant shall have no further right to extend the Initial Term. Notwithstanding the fact that Tenant’s proper and timely exercise of such option to
extend the Initial Term shall be self executing, the parties shall promptly execute a lease amendment reflecting such Extension Term after Tenant validly exercises its option. The execution of such lease amendment shall not be deemed to waive any of
the conditions to Tenant’s exercise of its rights under this Section 1.2. 
 (b)    The
Base Rent during each Extension Term (the “Extension Term Base Rent”) shall be determined in accordance with the process described hereafter. Extension Term Base Rent shall be the greater of (i) Base Rent for the last
Rent Year of the prior term, increased by three percent (3%) on the first day of such Extension Term, or (ii) the fair market rental value of the Premises then demised to Tenant as of the commencement of the applicable Extension Term as
determined in accordance with the process described below, for renewals of combination laboratory and office space in the Kendall Square area of equivalent quality, size, utility and location, with the length of the Extension Term, the credit
standing of Tenant and all other relevant factors to be taken into account. Within thirty (30) days after receipt of the Extension Notice, Landlord shall deliver to Tenant written notice of its determination of the Extension Term Base Rent for
the applicable Extension Term. Tenant shall, within thirty (30) days after receipt of such notice, notify Landlord in writing whether Tenant accepts or rejects Landlord’s determination of the Extension Term Base Rent
(“Tenant’s Response Notice”). If Tenant fails timely to deliver Tenant’s Response Notice, Landlord’s determination of the Extension Term Base Rent shall be binding on Tenant. 

(c)    If and only if Tenant’s Response Notice is timely delivered to Landlord and indicates both that Tenant rejects
Landlord’s determination of the Extension Term Base Rent and desires to submit the matter to the determination process described in this Section 1.2(c) (the “Determination Process”), then the
Extension Term Base Rent shall be determined in accordance with the procedure set forth in this Section 1.2(c). In such event, within ten (10) days after receipt by Landlord of Tenant’s Response Notice indicating
Tenant’s desire to submit the determination of the Extension Term Base Rent to the Determination Process, Tenant and Landlord shall each notify the other, in writing, of their respective selections of an appraiser (respectively,
“Landlord’s Appraiser” and “Tenant’s Appraiser”). If Landlord’s Appraiser and Tenant’s Appraiser are unable to agree within
thirty (30) days on the Extension Term Base Rent, Landlord’s Appraiser and Tenant’s Appraiser shall then jointly select a third appraiser (the “Third Appraiser”) within ten (10) days after the end of such 30-day period. All of the appraisers selected shall be individuals with at least ten (10) consecutive years’ commercial appraisal experience in the area in which the Premises are located, shall be members
of the Appraisal Institute (M.A.I.), and, in the case of the Third Appraiser, shall not have acted in any capacity for either Landlord or Tenant within five (5) years of his or her selection. The three appraisers shall determine the Extension
Term Base Rent in accordance with the requirements and criteria set forth in Section 1.2(b) above, employing the method commonly known as Baseball Arbitration, whereby Landlord’s Appraiser and Tenant’s Appraiser
each sets forth its determination of the Extension Term Base Rent as defined above, and the Third Appraiser must select one or the other (it being understood that the Third Appraiser shall be expressly prohibited from selecting a compromise figure).
Landlord’s Appraiser and Tenant’s Appraiser shall deliver 

  
 2 

 
their determinations of the Extension Term Base Rent to the Third Appraiser within five (5) days of the appointment of the Third Appraiser and the Third Appraiser shall render his or her
decision within ten (10) days after receipt of both of the other two determinations of the Extension Term Base Rent. The Third Appraiser’s decision shall be binding on both Landlord and Tenant. Each party shall bear the cost of its ow n
appraiser, and the cost of the Third Appraiser shall be paid by the party w hose determination is not selected. 

(d)    Commencing on the first (1st) anniversary of the first day of the applicable Extension Term, Base Rent shall
increase annually by three percent (3%). 
 1.3.    Notice of Lease. Neither party shall record this
Lease, but, after the Term Commencement Date, each of the parties hereto agrees to join in the execution of a statutory notice of lease in substantially the form attached hereto as Exhibit 4, which notice of lease may be recorded by
Tenant with the Middlesex South Registry of Deeds and/or filed with the Registry District of the Land Court, as appropriate (collectively, the “Registry”) at Tenant’s sole cost and expense. If a notice of lease was
previously recorded with the Registry, upon the expiration or earlier termination of this Lease, Landlord shall deliver to Tenant a notice of termination of lease and Tenant shall promptly execute, acknowledge and deliver the same (together with any
other instrument(s) that may be necessary in order to record and/or file the same with the Registry) to Landlord for Landlord’s execution and recordation with the Registry, which obligation shall survive the expiration or earlier termination of
the Lease. If Tenant fails to deliver the executed notice of termination of lease within ten (10) days of receipt thereof, time being of the essence, Tenant hereby appoints Landlord as Tenant’s attorney-in-fact to execute the same, such appointment being coupled with an interest. 

1.4.    Appurtenant Rights. 

(a)    Common Areas. Subject to the terms of this Lease and the Rules and Regulations (hereinafter defined), Tenant
shall have, as appurtenant to the Premises, rights to use in common with others entitled thereto, the areas designated from time to time for the common use of Tenant and other tenants of the Property (such areas are hereinafter referred to as the
“Common Areas”). The Common Areas include: (i) the common lobby(ies), hallways, elevators and stairways of the Laboratory Addition serving the Premises, (ii) common walkways necessary for access to the Laboratory
Addition, (iii) common rooftop areas within which the Rooftop Premises (hereinafter defined) are located and other common rooftop areas necessary for access thereto, (iv) the Atrium, (v) if the Premises include less than the entire
rentable area of any floor, the common restrooms and other common facilities of such floor, (vi) the loading dock(s) serving the Building, and (vii) other areas designated by Landlord from time to time for the common use of Tenant and
other tenants of the Laboratory Addition; and no other appurtenant rights or easements. 
 (b)    Complex Areas.
Subject to the terms of this Lease and reasonable rules and regulations promulgated with respect thereto (including without limitation rules regarding scheduling of access to the loading facilities serving the Building), Tenant shall have, as
appurtenant to the Premises, rights to use in common with others entitled thereto, the areas designated from time to time pursuant to any REA (hereinafter defined) for the common use of tenants of the Property, including without limitation the
Parking Areas, roadways, driveways and 

  
 3 

 
other areas serving and/or providing access to/from the Building’s loading dock(s), open space and indoor and outdoor bicycle storage with access to bicycle repair equipment (such areas are
hereinafter referred to as the “Complex Areas”). As of the Execution Date, it is contemplated that the areas shown on the plan attached hereto as Exhibit 2B and made a part hereof, inter alia, shall be designated as Complex
Areas. 
 (c)    Parking. During the Tenn. commencing on the Rent Commencement Date. Landlord shall, subject to
the terms hereof, make available to Tenant monthly parking passes for parking in the shared subsurface parking garage serving the Building (the “Parking Areas”), based upon a ratio of 0.8 parking pass for each 1,000 rentable
square feet of the Premises, for the parking of passenger vehicles in unreserved stalls in the Parking Areas by Tenant’s employees and the employees of any transferee pursuant to a Transfer permitted by Article 13 of this Lease
(“Permitted Pass Holders”). Tenant shall receive one (1) parking pass, or other suitable device providing access to the Parking Areas, for each parking privilege paid for by Tenant. The number of parking passes provided
to Tenant, as modified pursuant to this Lease or as otherwise permitted by Landlord, are hereinafter referred to as the “Parking Passes.” Tenant shall have no right to hypothecate or encumber the Parking Passes, and shall not
sublet, assign, or otherwise transfer the Parking Passes except in connection with a Transfer permitted by Article 13 of this Lease. During the Term, commencing on the Rent Commencement Date, Tenant shall pay Landlord (or at Landlord’s
election, directly to the parking operator3) for all of the Parking Passes at the then-current prevailing rate, as such rate may vary from time to time. Landlord shall deliver (or cause to be
delivered) written notice to Tenant of any change in the monthly parking charge. If, for any reason, Tenant shall fail timely to pay the charge for any of said Parking Passes, and if such default continues for ten (10) days after written notice
thereof, Landlord shall have the right to revoke Tenant’s right to the Parking Passes for which Tenant failed to pay the charge under this Section 1.4(c) and Landlord may allocate such Parking Passes for use by others
free and clear of Tenant’s rights under this Section 1.4(c). Use of the Parking Areas and the Parking Passes will be subject to such reasonable rules and regulations as may be in effect from time to time (including,
without limitation, Landlord’s right, without additional charge to Tenant above the prevailing rate for Parking Passes, to institute a valet or attendant-managed parking system). Tenant shall provide Landlord and/or the operator of the Parking
Areas with such information as may be reasonably requested, including without limitation a monthly identification roster listing, for each Parking Pass, the name of the employee and the make, color and registration number of the vehicle to which it
has been assigned. Except to the extent prohibited by Legal Requirements, neither Landlord nor the operator of the Parking Areas assumes any responsibility whatsoever for loss or damage due to casualty or theft or otherwise to any automobile or to
any personal property therein, howsoever caused, and Tenant agrees to notify each Permitted Pass Holder of such limitation of liability. No bailment is intended or shall be created by the provision of, or use of, the parking privileges described
herein. Reserved and handicap parking spaces must be honored. Landlord shall use commercially reasonable efforts to ensure that parking is not allocated to such an extent that Tenant is unable to utilize any of its Parking Passes. Notwithstanding
anything to the contrary contained herein, Landlord shall have the right to relocate the parking privileges from time to time to other property owned, leased or controlled by Landlord or its affiliates, so long as such other property is within 1.000
feet of the Land. 
  
  

	3 	 E.g., in the event that Landlord has leased or subleased the Parking Areas to a third party.

  
 4 

 (d)    Rooftop Premises. During the Term, Tenant shall have the
right, at no additional rental charge, to use a portion of the rooftop of the Laboratory Addition designated by Landlord (the “Rooftop Premises”) for the installation of certain equipment (which may include, without
limitation, a standby power generator) serving only the Premises approved by Landlord and purchased and installed by Tenant (any equipment installed within the Rooftop Premises, as the same may be modified, altered or replaced during the Term, is
collectively referred to herein as “Tenant’s Rooftop Equipment”). Landlord’s approval of such equipment shall not be unreasonably withheld, conditioned or delayed provided Tenant
demonstrates to Landlord’s reasonable satisfaction that the proposed equipment (i) does not interfere with any base building equipment operated by Landlord on the roof; (ii) will not affect the structural integrity of the Building or
impact the roof or the roof membrane in any manner or void, or adversely affect Landlord’s rights under, the roof warranty in any manner; (iii) shall be adequately screened so as to minimize the visibility of such equipment; and
(iv) complies with all applicable Legal Requirements including without limitation sound-proofing to satisfy the same, as well as Landlord’s specified maximum decibel levels for equipment operations. Tenant shall not install or operate
Tenant’s Rooftop Equipment until Tenant has obtained and submitted to Landlord copies of all required governmental permits, licenses, and authorizations necessary for the installation and operation thereof. In addition, Tenant shall comply with
all reasonable construction rules and regulations promulgated by Landlord in connection with the installation, maintenance and operation of Tenant’s Rooftop Equipment. Landlord shall have no obligation to provide any services including, without
limitation, electric current or gas service, to the Rooftop Premises or to Tenant’s Rooftop Equipment. Tenant shall be responsible for the cost of repairing and maintaining Tenant’s Rooftop Equipment in good order, condition and repair and
in compliance with Legal Requirements and for the cost of repairing any damage to the Building, or the cost of any necessary improvements to the Building, caused by or as a result of the installation, replacement and/or removal of Tenant’s
Rooftop Equipment. Landlord makes no warranties or representations to Tenant as to the suitability of the Rooftop Premises for the installation and operation of Tenant’s Rooftop Equipment. Tenant shall use Landlord’s designated roof
contractor for any work impacting the roof or roof membrane. If any of Tenant’s work on the roof of the Building, including without limitation the installation and maintenance of Tenant’s Rooftop Equipment, damages the roof or invalidates
or adversely affects any warranty, Tenant shall be fully responsible for the cost of repairs (and any subsequent repairs to the roof to the extent that any warranty is invalidated or adversely affected); it being acknowledged and agreed that,
notwithstanding anything to the contrary contained herein, Landlord’s waiver contained in Section 14.5 below shall not apply to the cost of any such repairs. In the event that at any time during the Term, Landlord
determines, in its sole but bona fide business judgment, that the operation and/or periodic testing of Tenant’s Rooftop Equipment interferes with the operation of the Building or the business operations of any of the occupants of the Building,
then Tenant shall, upon notice from Landlord, cause all further testing of Tenant’s Rooftop Equipment to occur after normal business hours (hereinafter defined). Landlord hereby reserves the right to install and to permit others to install, use
and maintain equipment, antennas and similar installations on the rooftop of the Building. In connection with any maintenance, repair or replacement of the roof, Landlord may require Tenant to relocate within, on or in the Building any or all of
Tenant’s Rooftop Equipment to a location with comparable functionality, which 

  
 5 

 
relocation shall be performed by Tenant, at Landlord’s expense, within ninety (90) days of such request, except that such relocation shall be performed promptly and no later than thirty
(30) days after request in the event of an emergency. 
 (e)    Meeting Space. Subject to the terms of this
Lease and reasonable rules and regulations (including without limitation rules and regulations pertaining to security and decorum), Tenant shall have, as appurtenant to the Premises, the right to use in common with others entitled thereto, portions
of the sixth (6th) floor of the Building designated by Landlord from time to time (“Meeting Space”) for meetings and events held and hosted by Tenant (“Events”). Promptly after the end of each Event,
Tenant shall remove from the Meeting Space all decorations and other personal property used in connection with the Event (any personal property not timely removed therefrom shall be deemed abandoned). Subject to
Section 14.5 of the Lease, Tenant shall, at Tenant’s sole cost and expense, be responsible for any damage to the Building or personal property within the Building caused as a result of any Event (including without
limitation any injury, breakage and damage caused by the acts or negligent omissions of Tenant or any of its employees, agents, contractors or invitees) and shall restore the Meeting Space to its condition immediately prior to such damage. Events
shall be conducted by Tenant (i) at Tenant’s sole cost and expense, (ii) in compliance with all legal and regulatory requirements applicable thereto, and (iii) lien-free. Tenant covenants and agrees to (A) not use the
Meeting Space for any unlawful purpose or in any manner that will constitute waste, nuisance or unreasonable annoyance or unreasonably interfere with access to and from other areas on the sixth floor, (B) maintain order and decorum in and
around all portions of the Meeting Space in association with such Events, and (C) not disturb occupants of the Building as a result of any Event. Without limiting the generality of the foregoing, in connection with any Event in which Tenant is
serving or permitting the serving of alcoholic beverages, Tenant shall strictly comply with all applicable laws, rules, regulations, ordinances and other requirements of governmental authorities relating to the serving of alcoholic beverages,
including without limitation, refusing to serve alcoholic beverages to people below the legal drinking age. Without limiting any other provision of this Lease, Tenant shall indemnify the Landlord Parties for any Claims arising from the use of the
Meeting Space by any of the Tenant Parties, including without limitation Claims related to the provision of food and/or alcohol. Tenant shall cause each vendor and/or contractor engaged in connection with an Event to carry (1) commercial
general liability insurance in the amount of One Million and 00/100 Dollars ($1,000,000.00) per occurrence and Two Million and 00/100 Dollars ($2,000,000.00) aggregate (and from time to time in such higher amounts as may be reasonably required by
Landlord based on requirements of prudent owners of similar properties in East Cambridge), unless lesser limits are approved by Landlord in advance, on a primary and non-contributory basis, naming the Landlord
Parties as additional insureds, (2) worker’s compensation insurance with statutory limits and (3) liquor liability coverage, if alcohol will be provided, in the amount of Five Million and 00/100 Dollars ($5,000,000.00) (and from time
to time in such higher amounts as may be reasonably required by Landlord based on requirements of prudent owners of similar properties in East Cambridge), unless lesser limits are approved by Landlord in advance, on a primary and non-contributory basis, naming the Landlord Parties as additional insureds. Tenant shall provide Landlord with evidence reasonably acceptable to Landlord of such general liability, worker’s compensation and
liquor liability insurance prior to each Event. 

  
 6 

 1.5.    Tenant’s Access. 

(a)    From and after the Term Commencement Date and until the end of the Term, Tenant shall have access to the Premises
(and Permitted Pass Holders shall have access to the parking areas) twenty-four (24) hours a day, seven (7) days a week, subject to Legal Requirements, the Rules and Regulations, the terms of this Lease, Landlord’s Force Majeure
(hereinafter defined) and matters of record. 
 (b)    Upon reasonable prior written notice to Landlord, and only so
long as such access shall not (in Landlord’s sole judgment) interfere with the preparation or performance of Landlord’s Work, Tenant may access the applicable Phase (at Tenant’s sole risk) at times approved by Landlord prior to the
applicable Term Commencement Date, to install Tenant’s wiring, cabling, furniture, fixtures and equipment therein. Tenant shall, prior to the first entry to either Phase pursuant to this Section 1.5(b). provide
Landlord with certificates of insurance evidencing that the insurance required in Article 14 hereof is in full force and effect and covering any person or entity entering the Building. Tenant shall defend, indemnify and hold the
Landlord Parties (hereinafter defined) harmless from and against any and all Claims (hereinafter defined) for injury to persons or property resulting from or relating to Tenant’s access to and use of the Premises prior to the applicable Term
Commencement Date as provided under this Section 1.5(b). 
 1.6.    Exclusions.
The following are expressly excluded from the Premises and reserved to Landlord: all the perimeter walls of the Premises (except the inner surfaces thereof), the Common Areas, and any space in or adjacent to the Premises used for shafts, stacks,
pipes, conduits, wires and appurtenant fixtures, fan rooms, ducts, electric or other utilities, sinks or other Building facilities, and the use of all of the foregoing, except as expressly permitted pursuant to
Section 1.4(a) above. 
  

	2.	 RIGHTS RESERVED TO LANDLORD 

2.1.    Additions and Alterations. Landlord reserves the right, at any time and from time to time, to make
such changes, alterations, additions, improvements, repairs or replacements in or to the Property (including the Premises but, with respect to the Premises, only for purposes of repairs, maintenance, replacements and the exercise of any other rights
expressly reserved to Landlord herein) and the fixtures and equipment therein, as well as in or to the street entrances and/or the Common Areas, as it may deem necessary or desirable (“Changes”), provided,
however, that there be no material obstruction of permanent access to, or material interference with the use and enjoyment of, the Premises by Tenant. Subject to the foregoing, Landlord expressly reserves the right to temporarily close all,
or any portion, of the Common Areas for the purpose of making repairs or changes thereto. 
 2.2.    Additions
to the Property. Landlord may at any time or from time to time (i) construct additional improvements and related site improvements (collectively, “Future Development”) in all or any part of the Property,
(ii) change the location or arrangement of (A) any improvement outside the Laboratory Addition in or on the Property and/or (B) all or any part of the Common Areas, and/or (iii) add or deduct any land to or from the Property;
provided that there shall be no material increase in Tenant’s obligations under this Lease in connection with the exercise of the foregoing reserved rights. 

  
 7 

 2.3.    Landlord’s Access. Subject to
the terms hereof, Tenant shall (a) upon reasonable advance notice, which may be oral (except that no notice shall be required in emergency situations), permit Landlord, Fee Owner (hereinafter defined) and any holder of a Mortgage (hereinafter
defined) (each such holder, a “Mortgagee”), and their respective agents, representatives, employees and contractors, where accompanied in non-routine and/or non-emergency situations by a representative of Tenant (so long as Tenant shall make such representative available upon at least one (1) business day’s request), to have reasonable access to the Premises
at all reasonable hours, for the purposes of inspection, making repairs, replacements or improvements in or to the Premises or the Building or equipment therein (including, without limitation, sanitary, electrical, heating, air conditioning or other
systems), complying with all applicable laws, ordinances, rules, regulations, statutes, by-laws, court decisions and orders and requirements of all public authorities (collectively, “Legal
Requirements”), or exercising any right reserved to Landlord under this Lease (including without limitation the right to take upon or through all necessary materials, tools and equipment); (b) permit Landlord and its agents and
employees, at reasonable times, upon reasonable advance notice, to show the Premises during normal business hours (i.e. Monday - Friday 8:00 A.M. - 6:00 P.M., Saturday 8:00 A.M. - 1:00 P.M., excluding holidays) to any prospective Mortgagee, capital
partner or purchaser of the Building and/or the Property or any portion thereof or of the interest of Landlord therein, and, during the last twenty-one (21) months of the Term or at any time after the
occurrence of an Event of Default, prospective tenants; (c) upon reasonable prior written notice from Landlord, permit Landlord, Fee Owner and their agents and contractors, at Landlord’s sole cost and expense, to perform environmental
audits, environmental site investigations and environmental site assessments (“Site Assessments”) in, on, under and at the Premises and the Land, it being understood that Landlord shall repair any damage arising as a result
of the Site Assessments, and such Site Assessments may include both above and below the ground testing and such other tests as may be necessary or appropriate to conduct the Site Assessments; and (d) in case any excavation shall be made for
building or improvements or for any other purpose upon the land adjacent to or near the Premises, afford without charge to Landlord, or the person or persons, firms or corporations causing or making such excavation, license to enter upon the
Premises for the purpose of doing such work as Landlord or such person or persons, firms or corporation shall deem to be necessary to preserve the walls or structures of the Building from injury, and to protect the Building by proper securing of
foundations. In addition, to the extent that it is necessary to enter the Premises in order to access any area that serves any portion of the Building outside the Premises, then Tenant shall, upon as much advance notice as is practical under the
circumstances, and in any event at least twenty-four (24) hours’ prior written notice (except that no notice shall be required in emergency situations), permit contractors engaged by other occupants of the Building to pass through the
Premises in order to access such areas but only if accompanied by a representative of Landlord. The parties agree and acknowledge that, despite reasonable and customary precautions (which Landlord agrees it shall exercise), any property or equipment
in the Premises of a delicate, fragile or vulnerable nature may nevertheless be damaged in the course of performing Landlord’s obligations. Accordingly, Tenant shall take reasonable protective precautions appropriate for a lab operation in
which sensitive property and equipment are used. 

  
 8 

 2.4.    Pipes, Ducts and Conduits. Tenant shall permit
Landlord to erect, use, maintain and relocate pipes, ducts and conduits in and through the Premises, provided the same do not materially reduce the floor area or materially adversely affect the appearance thereof. 

2.5.    Minimize Interference. Except in the event of an emergency, Landlord shall use commercially
reasonable efforts, consistent with accepted construction practice in light of the Permitted Use when applicable, to minimize any materially adverse interference with Tenant’s use and occupancy of the Premises as a result of the exercise of
Landlord’s rights under Sections 2.1-2.4 above, including providing reasonable advance notice to Tenant of construction activity that is reasonably expected to cause material interference with
Tenant’s use of the Premises. Tenant agrees to cooperate with Landlord as reasonably necessary in connection with the exercise of Landlord’s rights under this Section 2. Subject to Landlord’s obligations
under this Section 2.5. Tenant further agrees that dust, noise, vibration, temporary closures of Common Areas, or other inconvenience or annoyance resulting from the exercise of Landlord’s rights under this Article
2 shall not be deemed to be a breach of Landlord’s obligations under the Lease. 

2.6.    Name and Address of Building. Landlord reserves the right at any time and from time to time to
change the name or address of the Building and/or the Property or any portion thereof, provided Landlord gives Tenant at least three (3) months’ prior written notice thereof. 

2.7.    REA; Condominium. Landlord and Tenant each hereby acknowledges and agrees that (i) Landlord
shall have the right to enter into, and subject the Property to the terms and conditions of, one or more reciprocal easement agreements, declarations of covenants and/or cross-easement agreements with any one or more of the neighboring or nearby
property owners (including any owner of any portion of the Property that may be divided from the whole) (each, a “REA”); (ii) this Lease shall be subject and subordinate to any REA, provided that (A) such REA
shall not materially impair Tenant’s use or occupancy of the Premises, (B) there shall be a reasonable allocation of costs thereunder, and (C) if any REA contains lien rights in favor of such neighboring or nearby property owners,
such subordination shall be conditioned upon execution of a commercially reasonable subordination, non-disturbance and attornment agreement (“SNDA”): (iii) Landlord shall have the right
to subdivide the Property so long as Tenant’s use or occupancy of the Premises is not materially impaired; (iv) Landlord shall have the right to subject the Land and the improvements located now or in the future located thereon to a
commercial condominium regime (“Condominium”) on terms and conditions consistent with first-class office and retail buildings; (v) this Lease shall be subject and subordinate to the Master Deed and other documents
evidencing the Condominium (collectively, the “Condo Documents”) provided that Tenant’s use or occupancy of the Premises is not materially impaired, and provided, further, that such subordination
shall be conditioned upon execution of a SNDA; and (vi) Tenant shall execute such reasonable documents (which may be in recordable form) evidencing the foregoing within ten (10) business days after Landlord’s request. 

2.8.    Construction in Vicinity. Tenant acknowledges that (a) Landlord and/or its affiliates
(“Neighboring Owners”) own several properties in the vicinity of the Building, (b) during the Term, the Neighboring Owners may undertake various construction projects, which may include the construction of new and/or
additional buildings (each, a “Project.” and collectively, the “Projects”), and (c) customary construction impacts (taking into account the 

  
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urban nature of the Property, the proximity of the Building to the Project site and other relevant factors) may result therefrom. Landlord shall use commercially reasonable efforts to minimize
(and cause its affiliates to minimize) materially adverse construction impacts in accordance with the mitigation plan described below. Prior to the commencement of any Project, Landlord shall deliver to Tenant a construction mitigation plan that
shall detail such commercially reasonable mitigation measures which shall take the Permitted Use into consideration. Subject to Landlord’s compliance with this paragraph, and notwithstanding any other provision of this Lease, in no event shall
Landlord be liable to Tenant for any compensation or reduction of rent or any other damages arising from the Projects and Tenant shall not have the right to terminate the Lease due to the construction of the Projects, nor shall the same give rise to
a claim in Tenant’s favor that such construction constitutes actual or constructive, total or partial, eviction from the Premises. Notwithstanding any provision in this Lease to the contrary, in no event shall Tenant seek injunctive or any
similar relief to stop, delay or modify any Project. 
  

	3.	 CONSTRUCTION 

3.1.    Condition of Premises. On the applicable Term Commencement Date, the applicable Phase of the Premises
shall be delivered to Tenant free of personal property and occupants and with Landlord’s Work with respect thereto substantially complete (as defined in the Work Letter). Subject to the foregoing, and subject further to Landlord’s
obligation to perform Landlord’s Work in accordance with the terms of the Work Letter, Tenant acknowledges and agrees that Tenant is leasing each Phase in their “AS IS,” “WHERE IS” condition and with all faults on the
applicable Term Commencement Date without representations or warranties, express or implied, in fact or by law, of any kind, and without recourse to Landlord. 

3.2.    Tenant’s Fitout. Tenant’s Fitout shall be performed by Landlord in
accordance with the Work Letter. 
  

	4.	 USE OF PREMISES. 

4.1.    Permitted Uses. During the Term, Tenant shall use the Premises only for the Permitted Uses and for no
other purposes. Service and utility areas (whether or not a part of the Premises) shall be used only for the particular purpose for which they are designed. All corridor doors, when not in use, shall be kept closed. Tenant shall keep the Premises
equipped with appropriate safety appliances to the extent required by Legal Requirements or insurance requirements. 

4.2.    Prohibited Uses. 

(a)    Notwithstanding any other provision of this Lease. Tenant shall not use the Premises or the Building, or any part
thereof, or suffer or permit the use and/or occupancy of the Premises or the Building or any part thereof by Tenant and/or Tenant’s agents, servants, employees, consultants, contractors, subcontractors, Working Partnerships, licensees and/or
subtenants (collectively with Tenant, the “Tenant Parties”) (i) in a manner which would violate any of the covenants, agreements, terms, provisions and conditions of this Lease; (ii) for any unlawful purposes or in any
unlawful manner; (iii) in a manner which, in the reasonable 

  
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judgment of Landlord (taking into account the use of the Building as a combination laboratory, research and development and office building and the Permitted Uses) shall (a) impair the
appearance or reputation of the Building; (b) impair, interfere with or otherwise diminish the quality of any of the Building services or the proper and economic heating, cleaning, ventilating, air conditioning or other servicing of the
Building or Premises, or the use or occupancy of any of the Common Areas; (c) occasion discomfort, inconvenience or annoyance in any material respect (and Tenant shall not install or use any electrical or other equipment of any kind, including
without limitation Tenant’s Rooftop Equipment, which, in the reasonable judgment of Landlord, will cause any such impairment, interference, discomfort, inconvenience, annoyance or injury), or cause any injury or damage to any occupants of the
Premises or other tenants or occupants of the Building or their property; or (d) cause harmful air emissions, laboratory odors or noises or any unusual or other objectionable odors, noises or emissions to emanate from the Premises; (iv) in
a manner which is inconsistent with the operation and/or maintenance of the Building as a first-class combination office, research, development and laboratory facility; (v) for any fermentation processes whatsoever; or (vi) in a manner
which shall increase such insurance rates on the Building or on property located therein over that applicable when Tenant first took occupancy of the Premises hereunder. 

(b)    With respect to the use and occupancy of the Premises and the Common Areas, Tenant will not: (i) place or
maintain any garbage, trash, rubbish or other refuse (collectively, “Trash”), signage (except as may be permitted by Article 12 below) or other articles in any vestibule or entry of the Premises, on the
footwalks or corridors adjacent thereto or elsewhere on the exterior of the Premises, nor obstruct any driveway, corridor, footwalk, parking area, mall or any other Common Areas; (ii) permit undue accumulations of or bum Trash within or without
the Premises; (iii) permit the parking of vehicles so as to interfere with the use of any driveway, corridor, footwalk, parking area, or other Common Areas; (iv) receive or ship articles of any kind outside of those areas reasonably
designated by Landlord; (v) conduct or permit to be conducted any auction, going out of business sale, bankruptcy sale (unless directed by court order), or other similar type sale in or connected with the Premises; (vi) use the name of
Landlord, Fee Owner or any of Landlord’s affiliates or subsidiaries in any publicity, promotion, trailer, press release, advertising, printed, or display materials without Landlord’s prior written consent (which may be withheld in
Landlord’s sole discretion); (vii) except in connection with any vivarium, permit or keep any animals other than trained service animals in the Building; or (viii) except in connection with Alterations (hereinafter defined) permitted in
accordance with Article 11 below, cause or permit any hole to be drilled or made in any part of the Building. 

4.3.    Chemical Safety Program. 

(a)    Tenant shall establish and maintain a chemical safety program administered by a licensed, qualified individual in
accordance with the requirements of the Massachusetts Water Resources Authority (“MWRA”) and any other applicable governmental authority. Tenant shall be solely responsible for all costs incurred in connection with such
chemical safety program, and Tenant shall provide Landlord with such documentation as Landlord may reasonably require evidencing Tenant’s compliance with the requirements of (i) the MWRA and any other applicable governmental authority with
respect to such chemical safety program and (ii) this Section 4.3. 

  
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 (b)    Landlord shall use commercially reasonable efforts to obtain and
maintain any permit required by Legal Requirements (including without limitation any permit required by the MWRA) with respect to the operation of the acid neutralization system and tank serving the Premises (which may also serve other portions of
the Building, collectively, the “Acid Neutralization System”), but expressly excluding any permits, licenses or approvals required for Tenant’s specific use thereof (for which Tenant shall be responsible). Tenant shall
fully comply with the requirements of this Section 4.3 with respect to Tenant’s use of any Acid Neutralization System. Tenant shall not introduce anything into the Acid Neutralization System, if any, (i) in
violation of the terms of the permit issued by the MWRA concerning the Acid Neutralization System (the “MWRA Permit”), (ii) in violation of Legal Requirements, or (iii) that would interfere with the proper functioning of
any Acid Neutralization System. Tenant agrees to reasonably cooperate with Landlord in connection with Landlord’s efforts to obtain and/or maintain the MWRA Permit any other license, permit or approval relating to the Acid Neutralization System

 4.4.    Vivarium; ACF Elevator. 

(a)    Tenant shall be responsible, at its sole expense, for the operations of the vivarium in accordance with all Legal
Requirements and with best industry practices. Without limiting the general application of the foregoing, Tenant shall separately dispose of all waste products from the operation of the vivarium, including, without limitation, dead animals, strictly
in accordance with Legal Requirements. Landlord shall have the right, from time to time by written notice to Tenant, to promulgate reasonable rules and regulations with respect to the operation of the vivarium so as to minimize any adverse effects
that such operation may have on other occupants of the Building, including without limitation, regulations as to noise mitigation. 

(b)    Transportation to and from the Premises of any animals, animal waste, food or supplies relating to any animals
maintained from time to time in any animal storage areas of the Premises (“Animal Transportation”) shall be subject to this Section 4.4 and Landlord’s reasonable rules and regulations therefor
(which shall include, inter aha, consideration for the multi-tenant nature of the Building and the permitted path of any Animal Transportation). Animal Transportation shall only occur from 3 PM to 7 AM. At all times that animals are transported to
and from the Premises, they shall be transported in an appropriate cage or other container. At no time shall any animals, animal waste, food or supplies relating to the animals be brought into, transported through, or delivered to the lobby of the
Building or be transported within the Building in elevators other than the ACF Elevator (hereinafter defined); provided, however, if the ACF Elevator is
out-of-service, Tenant may use the freight elevator of the Building for such purposes. 

(c)    Notwithstanding anything to the contrary, Landlord and Tenant hereby agree as follows with respect to the freight
elevator being installed by Landlord to provide direct freight elevator service to the vivarium within Phase 2 in substantially the location more particularly shown on the Lease Plan (the “ACF Elevator”): 

(i)    Tenant shall have the non-exclusive right to use the ACF Elevator on the
terms and conditions set forth in this Lease. Tenant shall not (and shall not permit any other Tenant Party to) use the ACF Elevator for any purpose other than Animal Transportation. 

  
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 (ii)    Landlord shall maintain the ACF Elevator in such good repair,
order and condition as the same is in when the ACF Elevator is substantially complete, reasonable wear and tear, loss by Taking and damage by Casualty excepted, and shall repair and, as necessary, replace the same in order to keep the ACF Elevator
in such condition. Tenant shall reimburse Landlord for fifty percent (50%) of the costs incurred in connection with such maintenance, repair and replacement within thirty (30) days after demand from time to time, but in event more than monthly.

  

	5.	 RENT; ADDITIONAL RENT 

5.1.    Base Rent. Tenant shall pay to Landlord Base Rent in equal monthly installments, in advance and
without demand on the first day of each month for and with respect to such month (except that, if the Rent Commencement Date is any day other than the first day of a calendar month, Base Rent due for the period between the Rent Commencement Date and
the last day of the calendar month in which the Rent Commencement Date occurs shall be due on the Rent Commencement Date). Unless otherwise expressly provided herein, the payment of Base Rent and additional rent and other charges reserved and
covenanted to be paid under this Lease with respect to the Premises (collectively, “Rent”) shall commence on the Rent Commencement Date, and shall be prorated for any partial months. Rent shall be payable to Landlord or, if
Landlord shall so direct in writing, to Landlord’s agent or nominee, in lawful money of the United States which shall be legal tender for payment of all debts and dues, public and private, at the time of payment. In no event shall Tenant pay
any installment of Base Rent more than one (1) month in advance. 
 5.2.    Operating Costs. 

(a)    “Operating Costs” shall mean all reasonable costs incurred and expenditures of whatever
nature made by Landlord in the operation, management, repair, replacement, maintenance and insurance (including without limitation environmental liability insurance and property insurance on Landlord-supplied leasehold improvements for tenants, but
not property insurance on tenants’ equipment) of the Laboratory Addition or allocated to the Laboratory Addition, including without limitation: all costs of labor (wages, salaries, fringe benefits, etc.) up to and including the group or
portfolio manager, however denominated (allocated equitably to all properties under the responsibility of such group or portfolio manager); any costs for utilities supplied to exterior areas and the Common Areas; any costs for repair and
replacements, cleaning and maintenance of exterior areas and the Common Areas, related equipment, facilities and appurtenances and HVAC equipment; costs of consultants and/or experts engaged to evaluate cost-savings measures for the Building (such
as, but not limited to, tax and energy conservation consultants); costs relating to open space serving the Kendall Square complex; costs incurred pursuant to any REA and/or Condo Documents (including without limitation costs related to the
operation, management, repair, replacement, maintenance, and insurance of the Complex Areas and real estate taxes assessed with respect to the Complex Areas); any operating costs charged pursuant to the Master Lease; costs incurred in connection
with the PTDM; costs of security services; a market rate management fee no greater than 4% of gross revenues paid to Landlord’s property manager; the costs, including, without limitation, a commercially reasonable rental factor, of
Landlord’s management office for the Property (which management office may be located outside the Laboratory Addition and which 

  
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may serve other properties in addition to the Laboratory Addition (in which event the costs thereof shall be equitably allocated among the properties served by such office)); and the cost of
operating any amenities in the Property available to all tenants of the Laboratory Addition and any subsidy provided by Landlord for or with respect to any such amenity. For costs and expenditures made by Landlord in connection with the operation,
management, repair, replacement, maintenance and insurance of the Property as a whole, Landlord shall make a reasonable allocation thereof between the retail areas, the Office Building and the Laboratory Addition. Operating Costs shall not include
Excluded Costs (hereinafter defined). Landlord shall have the right but not the obligation, from time to time, to equitably allocate some or all of the Operating Costs among different tenants of the Building (for example, and without limiting the
generality of the foregoing, based in whole or in part on shared or similar use of particular systems or equipment). 

(b)    “Excluded Costs” shall be defined as (i) any mortgage charges (including interest,
principal, points and fees); (ii) brokerage commissions; (iii) salaries of executives and owners not directly employed in the management/operation of the Property; (iv) the cost of work done by Landlord for a particular tenant;
(v) the cost of items which, by generally accepted accounting principles, would be capitalized on the books of Landlord or are otherwise not properly chargeable against income, except to the extent such capital item is (A) required by any
Legal Requirements enacted after the Phase 1 Term Commencement Date, (B) reasonably projected to reduce Operating Costs (in which event the expense shall be included as Operating Costs solely to the greater of (1) actual savings realized,
or (2) reasonably projected savings), or (C) reasonably expected to improve the management and/or operation of the Building, such capital items to be amortized over their useful lives; (vi) any contributions made by Landlord to any
tenant of the Property in connection with the build-out of its premises; (vii) franchise or income taxes imposed on Landlord; (viii) costs paid directly by individual tenants to suppliers, including
tenant electricity, telephone and other utility costs; (ix) increases in premiums for insurance when such increase is caused by the use of the Property by Landlord or any other tenant of the Property; (x) maintenance and repair of capital
items not a part of the Property; (xi) depreciation of the Property; (xii) costs relating to maintaining Landlord’s existence as a corporation, partnership or other entity, and related corporate overhead costs; (xiii) advertising
and other fees and costs incurred in procuring tenants; (xiv) the cost of any items for which Landlord is actually reimbursed by insurance, condemnation awards, refund, rebate or otherwise, and any expenses for repairs or maintenance to the
extent covered by warranties, guaranties and service contracts; (xv) costs incurred in connection with any disputes between Landlord and its employees, between Landlord and Building management, or between Landlord and other tenants or
occupants; and (xvi) the costs of the initial development and construction of the Building (including without limitation the costs of Landlord’s Work, mitigation payments, impact fees associated therewith, if any (including traffic
mitigation expenses or payments pursuant to the approvals for the project), or costs to repair construction or design defects); provided, however, that the foregoing shall not exclude from Operating Costs the reasonable costs incurred
in connection with the Parking Traffic Demand Management Plan, as more particularly described below; (xvii) amounts paid to affiliates of Landlord to the extent in excess of customary amounts for such services; (xviii) penalties and costs
incurred as a result of violations of Legal Requirements by Landlord or its agents, contractors or tenants; (xix) reserves; (xx) Landlord’s political or charitable contributions, (xxi) the cost of acquiring (as opposed to leasing)
sculptures, paintings and other objects of art; (xxii) income taxes or similar taxes paid by Landlord or the 

  
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owner of any interest in the Property; (xxiii) the cost of testing, remediation, removal, transportation or storage of Hazardous Materials in on or under the Property, provided,
however, with respect to the testing, remediation, removal, transportation or storage of (A) any material or substance that is part of the Building on the applicable Term Commencement Date and which, as of the applicable Term
Commencement Date, is not considered, as a matter of law, to be a Hazardous Material, but which is subsequently determined to be a Hazardous Material as a matter of law and must be remediated or removed, and (B) any material or substance
located in the Building after the applicable Term Commencement Date and which, when placed in the Building was not considered as a matter of law to be a Hazardous Material but which is subsequently determined to be a Hazardous Material as a matter
of law, then the costs thereof may be included in Operating Costs; and (xxiv) base rent payable under any underlying ground or master lease (but operating costs and expenses payable thereunder shall be included in Operating Costs to the extent
otherwise permitted as Operating Costs hereunder). In no event in any year shall Landlord collect more than one hundred percent (100%) of the actual Operating Costs for such year from Tenant and the other tenants of the Laboratory Addition, and
Landlord shall not recover the costs of any item more than once; provided, however, Tenant’s sole remedy for Landlord’s breach of this sentence shall be to receive Tenant’s Share of the amount overcharged. 

(c)    Payment of Operating Costs. Commencing on the Phase 1 Term Commencement Date, and thereafter throughout the
Term, Tenant shall pay to Landlord, as additional rent, Tenant’s Share of Operating Costs with respect to the entire Premises. Landlord may make a good faith estimate of Tenant’s Share of Operating Costs for any fiscal year or part thereof
during the Term, and Tenant shall pay to Landlord, on the Phase 1 Term Commencement Date and on the first (1st) day of each calendar month thereafter, an amount equal to Tenant’s Share of Operating Costs for such fiscal year and/or part thereof
divided by the number of months therein. Landlord may estimate and re-estimate Tenant’s Share of Operating Costs and deliver a copy of the estimate or re-estimate
to Tenant. Thereafter, the monthly installments of Tenant’s Share of Operating Costs shall be appropriately adjusted in accordance with the estimations so that, by the end of the fiscal year in question, Tenant shall have paid all of
Tenant’s Share of Operating Costs as estimated by Landlord. Any amounts paid based on such an estimate shall be subject to adjustment as herein provided when actual Operating Costs are available for each fiscal year. 

(d)    Annual Reconciliation. Landlord shall, within one hundred twenty (120) days after the end of each
fiscal year, deliver to Tenant a reasonably detailed statement of the actual amount of Operating Costs for such fiscal year (“Year End Statement”). Failure of Landlord to provide the Year End Statement within the time
prescribed shall not relieve Tenant from its obligations hereunder. If the total of such monthly remittances on account of any fiscal year is greater than Tenant’s Share of Operating Costs actually incurred for such fiscal year, then
provided there is no Event of Default nor any event which, with the passage of time and/or the giving of notice would constitute an Event of Default, Tenant may credit the difference against the next installment of additional rent on account
of Operating Costs due hereunder, except that if such difference is determined after the end of the Term, Landlord shall refund such difference to Tenant within thirty (30) days after such determination to the extent that such difference
exceeds any amounts then due from Tenant to Landlord (it being understood and agreed that if Tenant cures any default prior to the expiration of the notice and/or cure periods set forth in 

  
 15 

 
Section 20.1 below, Tenant shall then be entitled to take such credit). If the total of such remittances is less than Tenant’s Share of Operating Costs actually
incurred for such fiscal year, Tenant shall pay the difference to Landlord, as additional rent hereunder, within thirty (30) days of Tenant’s receipt of an invoice therefor. Landlord’s estimate of Operating Costs for the next fiscal
year shall be based upon the Operating Costs actually incurred for the prior fiscal year as reflected in the Year-End Statement plus a reasonable adjustment based upon estimated increases in Operating Costs.

 (e)    Part Years. If the Rent Commencement Date or the Expiration Date occurs in the middle of a fiscal year,
Tenant shall be liable for only that portion of the Operating Costs with respect to such fiscal year within the Term. 

(f)    Gross-Up. If, during any fiscal year, less than 95% of the
Laboratory Addition is occupied by tenants or if Landlord was not supplying 95% of tenants with the services being supplied to Tenant hereunder, actual Operating Costs incurred shall be reasonably extrapolated by Landlord on an item- by-item basis to the reasonable Operating Costs that would have been incurred if the Laboratory Addition was 95% occupied and such services were being supplied to 95% of tenants, and such extrapolated Operating
Costs shall, for all purposes hereof, be deemed to be the Operating Costs for such fiscal year. This “gross up” treatment shall be applied only with respect to variable Operating Costs arising from services provided to Common Areas or to
space in the Laboratory Addition being occupied by tenants (which services are not provided to vacant space or may be provided only to some tenants) in order to allocate equitably such variable Operating Costs to the tenants receiving the benefits
thereof. 
 (g)    Audit Right. Provided there is no Event of Default nor any event which, with the
passage of time and/or the giving of notice would constitute an Event of Default, Tenant may, upon at least thirty (30) days’ prior written notice, inspect or audit Landlord’s records relating solely to Operating Costs for the fiscal
year covered by the Year End Statement in question. However, no audit or inspection shall extend to periods of time before the Phase 1 Term Commencement Date. If Tenant fails to object to the calculation of Tenant’s Share of Operating Costs on
the Year-End Statement within one hundred twenty (120) days after such statement has been delivered to Tenant and/or fails to complete any such audit or inspection within one hundred eighty
(180) days after receipt of the Year End Statement, then Tenant shall be deemed to have waived its right to object to the calculation of Tenant’s Share of Operating Costs for the year in question and the calculation thereof as set forth on
such statement shall be final. Landlord’s records shall be made available electronically or, at Landlord’s election, at Landlord’s offices or the offices of Landlord’s property manager during business hours reasonably designated
by Landlord. Tenant shall pay the cost of such audit or inspection, provided, however, if Tenant’s inspection or audit reveals an overcharge of more than five percent (5%), then Landlord shall reimburse Tenant for up to Ten
Thousand Dollars ($ 10,000) of the reasonable cost of such audit or inspection within thirty (30) days of receipt of a reasonably detailed invoice therefor. Tenant may not conduct an inspection or have an audit performed more than once during
any fiscal year. If such inspection or audit reveals that an error was made in the calculation of Tenant’s Share of Operating Costs previously charged to Tenant and Landlord does not reasonably object to such inspection or audit results, then,
provided no Event of Default has occurred nor an event which, with the passage of time and/or the giving of notice would constitute an Event of Default, and provided, further, that Tenant has delivered to

  
 16 

 
Landlord a copy of the final inspection or audit report reflecting such error, Tenant may credit the difference against the next installment of additional rent on account of Operating Costs due
hereunder, except that if such difference is determined after the end of the Term, Landlord shall refund such difference to Tenant within thirty (30) days after such determination to the extent that such difference exceeds any amounts then due
from Tenant to Landlord (it being understood and agreed that if Tenant cures any default prior to the expiration of the notice and/or cure periods set forth in Section 20.1 below, Tenant shall then be entitled to take such
credit or refund, as the case may be). If such inspection or audit reveals an underpayment by Tenant, then Tenant shall pay to Landlord, as additional rent hereunder, any underpayment of any such costs, as the case may be, within thirty
(30) days after receipt of an invoice therefor. Tenant shall maintain the results of any such audit or inspection confidential and shall not be permitted to use any third party to perform such audit or inspection, other than an independent firm
of certified public accountants (A) reasonably acceptable to Landlord, (B) which is not compensated on a contingency fee basis or in any other manner which is dependent upon the results of such audit or inspection, and (C) which
executes Landlord’s standard confidentiality agreement whereby it shall agree to maintain the results of such audit or inspection confidential. Tenant hereby acknowledges and agrees that Tenant’s sole right to contest Landlord’s Year
End Statement shall be as expressly set forth in this Section 5.2(g). Tenant hereby waives any and all other rights provided pursuant to any Legal Requirements to examine Landlord’s books and records and/or to contest
Landlord’s Year End Statement. No subtenant or licensee shall have any right to conduct any such examination. 

5.3.    Taxes. 

(a)    “Taxes” shall mean the real estate taxes and other taxes, levies and assessments imposed
upon the Building and the tax lot(s) on which the Building is located (the “Tax Lot”) and any other buildings located on the Tax Lot (collectively, the “Tax Property”), and upon any personal property
of Landlord used in the operation thereof, or on Landlord’s interest therein or such personal property or reasonably allocated thereto; charges, fees and assessments for transit, housing, police, fire or other services or purported benefits to
the Tax Property (including without limitation any community preservation assessments and/or business improvement district assessments); service or user payments in lieu of taxes; and any and all other taxes, levies, betterments, assessments and
charges arising from the ownership, leasing, operation, use or occupancy of the Tax Property or based upon rentals derived therefrom, which are or shall be imposed by federal, state, county, municipal or other governmental authorities. To the extent
Taxes are assessed against the Tax Property as a whole, such amounts shall be allocated among the buildings located on the Tax Lot and shall be based on the assessor’s records or, if the records do not provide a separate allocation, based on
square footage of the buildings in question unless Landlord reasonably determines that such allocation should be made on another basis. Furthermore, if different tax rates apply to spaces in the buildings located on the Tax Lot, Taxes will be
allocated based on the applicable tax rate (e.g., if retail space is taxed at a different rate than office space, then Taxes subject to such different rate shall be allocated accordingly). If any such Tax is levied or assessed directly against
Tenant, then Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require. From and after substantial completion of any occupiable improvements constructed as part of a Future
Development, if such improvements are not separately assessed, Landlord shall reasonably allocate Taxes between the Building and such improvements and the land area 

  
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associated with the same. Taxes shall not include any inheritance, estate, succession, gift, franchise, rental, income or profit tax, capital stock tax, capital levy or excise, or any income
taxes arising out of or related to the ownership, operation or development of the Tax Property (including linkage fees, mitigation payments, import fees and similar charges), provided, however, that any of the same and any other tax,
excise, fee, levy, charge or assessment, however described, that may in the future be levied or assessed as a substitute for or in addition to, in whole or in part, any tax, levy or assessment which would otherwise constitute Taxes, whether or not
now customary or in the contemplation of the parties on the Execution Date of this Lease, shall constitute Taxes, but only to the extent calculated as if the Tax Property were the only real estate owned by Landlord. “Taxes”
shall also include reasonable expenses (including without limitation legal and consultant fees) of tax abatement or other proceedings contesting assessments or levies. Tenant shall pay, prior to delinquency, any and all Taxes levied or assessed
against any personal property or trade fixtures placed by Tenant in the Premises, whether levied or assessed against Landlord or Tenant. If any Taxes on Tenant’s personal property or trade fixtures are levied against Landlord or Landlord’s
property, or if the assessed valuation of the Tax Property is increased by a value attributable to improvements in or alterations to the Premises made by Tenant (and expressly excluding Landlord’s Work), whether owned by Landlord or Tenant and
whether or not affixed to the real property so as to become a part thereof, Landlord shall have the right, but not the obligation, to pay such Taxes. The amount of any such payment by Landlord shall constitute additional rent due from Tenant to
Landlord within thirty (30) days of invoice therefor. 
 (b)    “Tax Period” shall be any
fiscal/tax period in respect of which Taxes are due and payable to the appropriate governmental taxing authority (i.e., as mandated by the governmental taxing authority), any portion of which period occurs during the Term of this Lease. 

(c)    Payment of Taxes. Commencing on the Phase 1 Term Commencement Date, and thereafter throughout the Term, Tenant
shall pay to Landlord, as additional rent, Tenant’s Tax Share of Taxes with respect to the entire Premises. Landlord may make a good faith estimate of the Taxes to be due by Tenant for any Tax Period or part thereof during the Term, and Tenant
shall pay to Landlord, on the Phase 1 Term Commencement Date and on the first (1st) day of each calendar month thereafter, an amount equal to Tenant’s Tax Share of Taxes for such Tax Period or part thereof divided by the number of months
therein. Landlord may estimate and re-estimate Tenant’s Tax Share of Taxes and deliver a copy of the estimate or re-estimate to Tenant. Thereafter, the monthly
installments of Tenant’s Tax Share of Taxes shall be appropriately adjusted in accordance with the estimations so that, by the end of the Tax Period in question, Tenant shall have paid all of Tenant’s Tax Share of Taxes as estimated by
Landlord. Any amounts paid based on such an estimate shall be subject to adjustment as herein provided when actual Taxes are available for each Tax Period. If the total of such monthly remittances is greater than Tenant’s Tax Share of Taxes
actually due for such Tax Period, then, provided no Event of Default has occurred nor any event which, with the passage of time and/or the giving of notice would constitute an Event of Default, Tenant may credit the difference against the
next installment of additional rent on account of Taxes due hereunder, except that if such difference is determined after the end of the Term, Landlord shall refund such difference to Tenant within thirty (30) days after such determination to
the extent that such difference exceeds any amounts then due from Tenant to Landlord (it being understood and agreed that if Tenant cures any 

  
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default prior to the expiration of the notice and/or cure periods set forth in Section 20.1 below, Tenant shall then be entitled to take such credit or refund, as the
case may be). If the total of such remittances is less than Tenant’s Tax Share of Taxes actually due for such Tax Period, Tenant shall pay the difference to Landlord, as additional rent hereunder, within thirty (30) days of Tenant’s
receipt of an invoice therefor. Landlord’s estimate for the next Tax Period shall be based upon actual Taxes for the prior Tax Period plus a reasonable adjustment based upon estimated increases in Taxes. In the event that Payments in Lieu of
Taxes (“PILOT”), instead of or in addition to Taxes, are separately assessed to certain portions of the Building or the Property including the Premises, Tenant agrees, except as otherwise expressly provided herein to the
contrary , to pay to Landlord, as additional rent, the portion of such PILOT attributable to the Premises in the same manner as provided above for the payment of Taxes. 

(d)    Effect of Abatements. Appropriate credit against Taxes or PILOT shall be given for any refund obtained by
reason of a reduction in any Taxes by the assessors or the administrative, judicial or other governmental agency responsible therefor after deduction of Landlord’s expenditures for reasonable legal fees and for other reasonable expenses
incurred in obtaining the Tax or PILOT refund. 
 (e)    Part Years. If the Phase 1 Term Commencement Date or the
Expiration Date occurs in the middle of a Tax Period. Tenant shall be liable for only that portion of the Taxes, as the case may be. with respect to such Tax Period within the Term. 

5.4.    Late Payments. 

(a)    Any payment of Rent due hereunder not paid when due shall bear interest for each month or fraction thereof from the
due date until paid in full at the annual rate of twelve percent (12%), or at any applicable lesser maximum legally permissible rate for debts of this nature (the “Default Rate”). Acceptance of interest or any partial payment
shall not constitute a waiver of Tenant’s default with respect to the overdue amount or prevent Landlord from exercising any of the other rights and remedies available to Landlord under this Lease or at law or in equity now or hereafter in
effect. 
 (b)    For each Tenant payment check to Landlord that is returned by a bank for any reason. Tenant shall pay
a returned check charge equal to the amount as shall be customarily charged by Landlord’s bank at the time. 

(c)    (c) Money paid by Tenant to Landlord shall be applied to Tenant’s account in the following order: first, to
any unpaid additional rent, including without limitation late charges, returned check charges, legal fees and/or court costs chargeable to Tenant hereunder; and then to unpaid Base Rent. 

5.5.    No Offset; Independent Covenants; Waiver. Rent shall be paid without notice or demand, and without
setoff, counterclaim, defense, abatement, suspension, deferment, reduction or deduction, except as expressly provided in Section 9.6(b) of this Lease and Section 2(f) of the Work Letter. TENANT WAIVES ALL RIGHTS
(I) TO ANY ABATEMENT, SUSPENSION, DEFERMENT, REDUCTION OR DEDUCTION OF OR FROM RENT EXCEPT AS EXPRESSLY PROVIDED IN Section 9.6(b) OF THIS LEASE AND SECTION 2(f) 

  
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OF THE WORK LETTER, AND (II) TO QUIT, TERMINATE OR SURRENDER THIS LEASE OR THE PREMISES OR ANY PART THEREOF EXCEPT AS EXPRESSLY PROVIDED IN SECTION 15.2 HEREOF AND SECTION 2(f)
OF THE WORK LETTER. TENANT HEREBY ACKNOWLEDGES AND AGREES THAT THE OBLIGATIONS OF TENANT UNDER THIS LEASE SHALL BE SEPARATE AND INDEPENDENT COVENANTS AND AGREEMENTS, THAT RENT SHALL CONTINUE TO BE PAYABLE IN ALL EVENTS AND THAT THE OBLIGATIONS OF
TENANT HEREUNDER SHALL CONTINUE UNAFFECTED, UNLESS THE REQUIREMENT TO PAY OR PERFORM THE SAME SHALL HAVE BEEN TERMINATED PURSUANT TO AN EXPRESS PROVISION OF THIS LEASE. LANDLORD AND TENANT EACH ACKNOWLEDGES AND AGREES THAT THE INDEPENDENT NATURE OF
THE OBLIGATIONS OF TENANT HEREUNDER REPRESENTS FAIR, REASONABLE, AND ACCEPTED COMMERCIAL PRACTICE WITH RESPECT TO THE TYPE OF PROPERTY SUBJECT TO THIS LEASE, AND THAT THIS AGREEMENT IS THE PRODUCT OF FREE AND INFORMED NEGOTIATION DURING WHICH BOTH
LANDLORD AND TENANT WERE REPRESENTED BY COUNSEL SKILLED IN NEGOTIATING AND DRAFTING COMMERCIAL LEASES IN MASSACHUSETTS, AND THAT THE ACKNOWLEDGEMENTS AND AGREEMENTS CONTAINED HEREIN ARE MADE WITH FULL KNOWLEDGE OF THE HOLDING IN WESSON V. LEONE
ENTERPRISES. INC.. 437 MASS. 708 (2002). SUCH ACKNOWLEDGEMENTS, AGREEMENTS AND WAIVERS BY TENANT ARE A MATERIAL INDUCEMENT TO LANDLORD ENTERING INTO THIS LEASE. 

5.6.    Survival. Any obligations under this Article 5 which shall not have been paid at the
expiration or earlier termination of the Term shall survive such expiration or earlier termination and shall be paid when and as the amount of same shall be determined and be due. 

 

	6.	 RIGHT OF FIRST OFFER 

6.1.    Right of First Offer. Subject to the provisions of this Article 6, from and after the
date on which all rentable areas on the eleventh (11th) floor of the Laboratory Addition (the “ROFO Space”) are initially leased, and provided that as of the date of the ROFO Notice (hereinafter defined) (i) there
is no Monetary Default nor any Event of Default, and (ii) Tenant has not subleased more than 25% of the Premises, Tenant shall have a one-time right of first offer to lease the ROFO Space if, as and when
the same shall become available for lease on a full floor basis during the Initial Term, at the fair market rental value of the ROFO Space (taking into account all relevant factors), for a term specified in the ROFO Notice (which shall run at least
until the expiration of the Initial Term) (the “ROFO Term”), and otherwise upon the terms and conditions specified in the ROFO Notice. It is understood and agreed that Tenant shall not have any right to lease less than the
entire eleventh (11th) floor pursuant to this Article 6 unless Landlord elects, in its sole discretion, to make the eleventh (11th) floor a multi-tenant floor and lease portions of the eleventh floor to different tenants, in which event the
“ROFO Space” shall be deemed to refer to any of such portions. Tenant’s right of first offer under this Article 6 is subject only to the currently-existing extension rights of the initial tenant of the ROFO Space.

  
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 6.2.    Offer and Acceptance Procedures for Right of First
Offer. 
 (a)    After Landlord determines, in its reasonable judgment, that the ROFO Space is available for lease
and all of the preconditions to the right of first offer granted to Tenant in this Article 6 have been met, Landlord shall deliver to Tenant a written notice offering to lease the ROFO Space to Tenant upon the terms and conditions set forth
herein (the “ROFO Notice”). The ROFO Notice shall identify the size, location and availability date of the ROFO Space, the length of the ROFO Term and Landlord’s determination of the fair market rental value of the ROFO
Space. Tenant then shall have ten (10) days after receipt of the ROFO Notice to notify Landlord in writing (“Tenant’s ROFO Response”) whether Tenant will exercise its right to lease the
ROFO Space upon the terms and conditions described in the ROFO Notice. 
 (b)    If Tenant fails to notify Landlord in
writing within such 10-day period that Tenant accepts the offer contained in the ROFO Notice, or if Tenant refuses in writing the offer contained in the ROFO Notice, Landlord shall have the right to lease the
ROFO Space to any third party tenant on whatever terms and conditions Landlord may decide in its sole discretion, provided that such terms are not less than ninety-five percent (95%) of the net effective rent (hereinafter defined) set forth
in the ROFO Notice. As used herein, the term “net effective rent” shall mean the net present value of the rent, additional rent, and other charges that would be payable to Landlord under the terms of any proposed lease for and with respect
to that portion of the term of the proposed lease equal to the ROFO Term, taking into account any construction allowance, the cost of any leasehold improvements proposed to be performed by Landlord, any free rent, and any other monetary inducements
payable by Landlord under such proposed lease. 
 (c)    If Tenant timely notifies Landlord of its desire to lease the
ROFO Space pursuant to this Article 6, (i) unless Tenant’s ROFO Response indicates that Tenant desires to determine the fair market rental value of the ROFO Space in accordance with the Determination Process (in which event the fair
market rental value of the ROFO Space shall be determined in accordance with the Determination Process), Landlord’s determination of the fair market rental value shall be binding on Landlord and Tenant; and (ii) the Term of this Lease with
respect to the originally demised Premises shall be extended to be coterminous with the ROFO Term if the term for the ROFO space would end later than the expiration of the Initial Term (such extension, the “Extended Term”)
and the base rent payable with respect to the originally demised Premises during the Extended Term shall be equal to the greater of (A) the base rental rate applicable to the ROFO Space (on a per rentable square foot basis), and (B) the
Base Rent payable with respect to the originally demised Premises in effect immediately prior to the Extended Term, increased by 3% on the first day of the Extended Term and annually thereafter. Notwithstanding the fact that Tenant’s proper and
timely acceptance of such offer to lease the ROFO Space shall be self-executing, Landlord shall submit to Tenant, and Tenant shall execute and deliver to Landlord within forty-five (45) days of receipt thereof, a lease amendment which
incorporates all of the terms and conditions set forth in the ROFO Notice. Landlord and Tenant shall reasonably diligently negotiate such lease amendment in good faith. The execution of such lease amendment shall not be deemed to waive any of the
conditions to Tenant’s exercise of its rights under this Article 6. If Tenant fails to execute and deliver the lease amendment within said forty-five (45) day period, subject to reasonable extensions of time if the parties are
negotiating significant terms in good faith, then subject to the provisions of Section 6.2(b) above, Tenant’s right to lease the ROFO Space shall terminate and shall be null and void, and Landlord shall have no further

  
 21 

 
obligation to lease the ROFO Space to Tenant and may lease any or all of the ROFO Space to another party upon such terms and conditions as Landlord may deem appropriate, free and clear of any
rights in favor of Tenant contained herein. 
 6.3.    Termination of Rights. All rights of Tenant under
this Article 6 shall terminate upon the expiration or earlier termination of the Term of this Lease. 

6.4.    Rights Personal to Tenant. Except in connection with an assignment of all of Tenant’s right,
title and interest in and to this Lease and the Premises in accordance with Section 13.4(a) below, Tenant may not assign, mortgage, pledge, encumber or otherwise transfer its interest or rights under this Article 6,
and any such purported transfer or attempt to transfer shall be void and without effect, shall terminate Tenant’s rights under this Article 6, and shall constitute an Event of Default under this Lease. 

6.5.    Time is of the Essence. Time is of the essence with respect to all aspects of this Article 6. 

 

	7.	 LETTER OF CREDIT 

7.1.    Amount. Contemporaneously with the execution of this Lease, Tenant shall deliver to Landlord, an
irrevocable letter of credit which shall (a) be in the amount specified in the Lease Summary Sheet and otherwise in the form attached hereto as Exhibit 7; (b) issued by a FDIC insured financial institution (i) reasonably
acceptable to Landlord upon which presentment may be made in Boston, Massachusetts (if Landlord so requires at the time of its approval thereof), and (ii) which satisfies the Minimum Rating Agency Threshold and the Minimum Capital Threshold (as
such terms are hereinafter defined); and (c) be for a term of one (1) year, subject to extension in accordance with the terms hereof (the “Letter of Credit”). The Letter of Credit shall be held by Landlord, without
liability for interest, as security for the faithful performance by Tenant of all of the terms, covenants and conditions of this Lease by the Tenant to be kept and performed during the Term. In no event shall the Letter of Credit be deemed to be a
prepayment of Rent nor shall it be considered a measure of liquidated damages. Unless the Letter of Credit is automatically renewing, at least thirty (30) days prior to the maturity date of the Letter of Credit (or any replacement Letter of
Credit), Tenant shall deliver to Landlord a replacement Letter of Credit which shall have a maturity date no earlier than the next anniversary of the Term Commencement Date or one (1) year from its date of delivery to Landlord, whichever is
later. 
 (a)    If no Event of Default has occurred and no event has occurred which, with the passage of time and/or
the giving of notice, would constitute an Event of Default and further provided that there is no material adverse change in Tenant’s tangible net worth (as defined in Section 13.4 below) as verified by Landlord
based upon a certificate from Tenant’s chief financial officer and audited financials, then the face amount of the Letter of Credit may be reduced by Tenant to (a) $8,874,622.53 on or after the Phase 1 Rent Commencement Date, (b) $5,916,415.02
on or after the commencement of Rent Year 2, and (c) $3,944,276.68 on or after the commencement of Rent Year 3; it being understood and agreed that if Tenant cures any default prior to the expiration of the notice and/or cure periods set forth in
Section 20.1 below, or Tenant thereafter demonstrates that there is no longer a material adverse change in Tenant’s 

  
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tangible net worth, Tenant shall then be entitled to obtain a Letter of Credit in the reduced face amount in accordance with this Section 7.1(a). Landlord shall, at no
cost to Landlord, cooperate with Tenant and the issuer of the Letter of Credit in connection with the amendment of the Letter of Credit to effectuate such reduction. Tenant hereby certifies that Tenant’s tangible net worth as of February 28.
2019 was at least One Hundred Fifty Million Dollars ($150,000,000.00). 
 7.2.    Application of Proceeds of
Letter of Credit. Upon an Event of Default, or if any proceeding shall be instituted by or against Tenant pursuant to any of the provisions of any Act of Congress or State law relating to bankruptcy, reorganizations, arrangements, compositions
or other relief from creditors (and, in the case of any proceeding instituted against it, if Tenant shall fail to have such proceedings dismissed within thirty (30) days) or if Tenant is adjudged bankrupt or insolvent as a result of any such
proceeding, or upon the end of the Term if there remains any uncured default of which Tenant shall have received notice, Landlord at its sole option may draw down all or a part of the Letter of Credit. The balance of any Letter of Credit cash
proceeds shall be held in accordance with Section 7.5 below. Should the entire Letter of Credit, or any portion thereof, be drawn down by Landlord, Tenant shall, upon the written demand of Landlord, deliver a replacement
Letter of Credit in the amount drawn, and Tenant’s failure to do so within ten (10) days after receipt of such written demand shall constitute an additional Event of Default hereunder. The application of all or any part of the cash
proceeds of the Letter of Credit to any obligation or default of Tenant under this Lease shall not deprive Landlord of any other rights or remedies Landlord may have nor shall such application by Landlord constitute a waiver by Landlord. 

7.3.    Transfer of Letter of Credit. In the event that Landlord transfers its interest in the Premises,
Tenant shall upon notice from and at no cost to Landlord, deliver to Landlord an amendment to the Letter of Credit or a replacement Letter of Credit naming Landlord’s successor as the beneficiary thereof. If Tenant fails to deliver such
amendment or replacement within ten (10) business days after written notice from Landlord, Landlord shall have the right to draw down the entire amount of the Letter of Credit and hold the proceeds thereof in accordance with
Section 7.5 below. 
 7.4.    Credit of Issuer of Letter of Credit. The
“Minimum Rating Agency Threshold” shall mean that the issuing bank has outstanding unsecured, uninsured and unguaranteed senior long-term indebtedness that is then rated (without regard to qualification of such rating by
symbols such as “+” or “-” or numerical notation) “Baa” or better by Moody’s Investors Service, Inc. and/or “BBB” or better by Standard & Poor’s Rating Services, or a
comparable rating by a comparable national rating agency designated by Landlord in its discretion. The “Minimum Capital Threshold” shall mean that the issuing bank has combined capital, surplus and undivided profits of not
less than $10,000,000,000. If the issuer of the Letter of Credit fails to satisfy either or both of the Minimum Rating Agency Threshold or the Minimum Capital Threshold, Tenant shall be required to deliver a substitute letter of credit from another
issuer reasonably satisfactory to the Landlord and that satisfies both the Minimum Rating Agency Threshold and the Minimum Capital Threshold not later than fifteen (15) business days after Landlord notifies Tenant of such failure. 

7.5.    Security Deposit. Landlord shall hold the balance of proceeds remaining after a draw on the Letter
of Credit (hereinafter referred to as the “Security Deposit”) as security for 

  
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 Tenant’s performance of all its Lease obligations. After an Event of Default, or upon the end of the
Term if there remains any uncured default of which Tenant shall have received notice, Landlord may apply the Security Deposit, or any part thereof, to Landlord’s damages without prejudice to any other Landlord remedy. Should Landlord apply all
or any portion of the Security Deposit in accordance with the terms of this Lease, Tenant shall, upon the written demand of Landlord, deliver cash in the amount applied, and Tenant’s failure to do so within twenty (20) days after receipt
of such written demand shall constitute an additional Event of Default hereunder without further notice or opportunity to cure. Tenant shall have the right to deliver a replacement Letter of Credit in the form and amount required hereunder, and upon
receipt of such replacement Letter of Credit, Landlord shall return the Security Deposit to Tenant. Landlord has no obligation to pay interest on the Security Deposit and may co-mingle the Security Deposit
with Landlord’s funds. If Landlord conveys its interest under this Lease, the Security Deposit, or any part not applied previously, may be turned over to the grantee in which case Tenant shall look solely to the grantee for the proper
application and return of the Security Deposit. 
 7.6.    Return of Security Deposit or Letter of Credit.
Should Tenant comply with all of such terms, covenants and conditions and promptly pay all sums payable by Tenant to Landlord hereunder, the Security Deposit and/or Letter of Credit or the remaining proceeds therefrom, as applicable, shall be
returned to Tenant within sixty (60) days after the end of the Term, less any portion thereof which may have been utilized by Landlord to cure any default or applied to any actual damage suffered by Landlord. 

 

	8.	 WAIVER OF LANDLORD’S LIEN. 

Landlord hereby waives and disclaims all statutory and contractual lien rights in Tenant’s furniture, fixtures, trade fixtures, equipment,
merchandise, and other property now or hereafter placed at the Premises except (a) any real estate fixtures within the Premises, (b) any item paid by Landlord, and (c) any item that must remain in the Premises upon surrender pursuant
to Section 21.1 below. Landlord hereby agrees to execute a waiver and agreement in Landlord’s standard commercially reasonable form for the benefit of any national banking association or institutional lender of Tenant.
It is understood and agreed by Tenant that the foregoing provisions shall not affect the prohibition set forth in Section 25.12 below. 
  

	9.	 UTILITIES, HVAC; WASTE REMOVAL 

9.1.    Electricity. Commencing on the Phase 1 Term Commencement Date, Tenant shall pay all charges for
electricity furnished to the Premises and/or any equipment exclusively serving the Premises as additional rent, based on Landlord’s reasonable estimates and/or any applicable metering equipment. At Tenant’s request, Landlord shall provide
Tenant with reasonable back-up documentation regarding the total charges and the method of allocating the charges to Tenant. As part of Tenant’s Fitout, Landlord shall install in or near the Premises
metering equipment to measure electricity furnished to all or any portion of the Premises. Tenant shall make any deposit (including but not limited to, such letters of credit) as the electric company or provider shall require. Tenant shall, at
Tenant’s sole cost and expense, maintain and keep in good order, condition and repair any such metering equipment. Tenant shall pay the full amount of any charges attributable to such meter on or before the due date therefor either to Landlord
or directly to the supplier thereof, at Landlord’s election. 

  
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 9.2.    Water. Commencing on the applicable Term
Commencement Date, Tenant shall pay all water and sewer charges for water furnished to the Premises and/or any equipment exclusively serving the Premises as additional rent. Such charges shall be reasonably estimated by Landlord based on the
percentage of air flow used by Tenant (measured through Landlord’s Building energy management system). 

9.3.    Gas. Landlord shall provide natural gas service capacity for base Building systems and Tenant’s
use in the Premises (as set forth on the Matrix attached to the Work Letter) at all times during the Term. Tenant shall, at Tenant’s expense, furnish and install in a location approved by Landlord in or near the Premises such necessary metering
equipment approved by Landlord to measure gas furnished to the Premises and any equipment exclusively serving the same. Tenant, at Tenant’s expense, shall maintain and keep in good repair and condition such gas meter equipment. Commencing on
the applicable Term Commencement Date. Tenant shall pay the full amount of any charges attributable to such meter(s) on or before the due date therefor directly to the supplier thereof. 

9.4.    HVAC. 

(a)    General. Consistent with the levels provided by Class A general office and laboratory/office buildings
in Kendall Square and as further described in the Matrix, Landlord shall provide to the Common Areas and the Premises on a twenty-four (24) hours per day, seven (7) days per week basis (i) heat 365 days/year, and (ii) air
conditioning during the normal cooling season (provided, however, that Landlord will use commercially reasonable efforts to provide air conditioning outside the normal cooling season as reasonably requested by Tenant), and
(iii) general exhaust/ventilation. It is expressly acknowledged and agreed that Tenant shall be solely responsible for (A) cooling any data center, server rooms and any other similar areas located in the Premises beyond the standard level
of cooling provided, and (B) specialty exhaust, including without limitation exhaust for H2 rooms, vivarium, chemical storage rooms which require Class I, Division II classification, if any, and any other special rooms or special Tenant
equipment. All costs incurred by Landlord to provide HVAC service to the Premises shall be reimbursed by Tenant to Landlord as additional rent. Such costs shall include the cost of all utility services used in the operation of the HVAC system(s)
providing HVAC service to the Premises and all costs incurred by Landlord in the operation, maintenance, and repair of such system(s). Landlord shall allocate to the Premises a portion of the total amount of such costs incurred with respect to the
Building based upon the cubic footage of heated, chilled, and fresh air distributed in the Premises as indicated by the energy management system serving the Building as a percentage of the aggregate cubic footage of heated, chilled, and fresh air
distributed in the entire Building for the applicable period. Tenant shall pay such costs monthly, together with monthly installments of Base Rent, on an estimated basis in amounts from time to time reasonably determined by Landlord. From time to
time, and at least annually, Landlord shall deliver to Tenant a reasonably detailed statement of the actual amount of such costs for the period of time since the prior statement, together with a statement of the amounts paid by Tenant on an
estimated basis toward such costs as aforesaid. If such statement indicates that the estimated amounts paid by Tenant are less than Tenant’s allocable share of the actual amount of 

  
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such costs for such period of time, then Tenant shall pay the amount of such shortfall to Landlord within thirty (30) days after delivery of such statement. If such statement indicates that
Tenant’s estimated payments for such period of time exceed the actual amount of such costs for such year, then Landlord shall credit the excess against the next due installment(s) of additional rent payable under this
Section 9.4. Whenever the air conditioning systems are in operation, Tenant agrees to use reasonable efforts to lower and close the blinds or drapes when necessary because of the sun’s position, and to cooperate fully
with Landlord with regard to, and to abide by all the reasonable regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning systems. 

(b)    Additional Requirements. In the event Tenant requires additional air conditioning other than as specified in
the Matrix for (i) meeting rooms or server rooms, (ii) laboratory and research and development uses or (iii) any other reason, then any additional air conditioning units, chillers, condensers, compressors, ducts, piping and other
equipment may be installed by Landlord or, at Landlord’s election, by Tenant with Landlord’s supervision, in either case at Tenant’s sole cost and expense, but only if, in Landlord’s reasonable judgment, the same will not
(A) cause damage or injury to the Building, (B) create a dangerous or hazardous condition, (C) unreasonably or materially interfere with or disturb other tenants, nor (D) entail excessive or unreasonable alterations or repairs.
Tenant shall reimburse Landlord, as additional rent hereunder, for the cost incurred by Landlord in installing, maintaining and operating such additional air conditioning equipment and the charges for all utilities consumed thereby. 

9.5.    Other Utilities; Utility Information. Subject to Landlord’s reasonable rules and regulations
governing the same, Tenant shall obtain and pay, as and when due, for all other utilities and services consumed in and/or furnished to the Premises, together with all taxes, penalties, surcharges and maintenance charges pertaining thereto. Within
ten (10) business days after Landlord’s request from time to time, Tenant shall provide Landlord with reasonably detailed information regarding Tenant’s utility usage in the Premises. 

9.6.    Interruption or Curtailment of Utilities. 

(a)    When necessary by reason of accident or emergency, or for repairs, alterations, replacements or improvements which
in the reasonable judgment of Landlord are desirable or necessary to be made, Landlord reserves the right, upon no less than five (5) business days’ notice except in the event of an emergency, to interrupt, curtail, or stop (i) the
furnishing of heat, air conditioning, ventilation and/or hot or cold water, and (ii) the operation of the life safety, plumbing and/or electric systems. With respect to any planned interruption, Landlord shall consult with Tenant to schedule
such interruption in an effort to minimize interference with Tenant’s business operations. Landlord shall exercise reasonable diligence to eliminate the cause of any such interruption, curtailment, stoppage or suspension, but, subject to
Section 9.6 below, there shall be no diminution or abatement of Rent or other compensation due from Landlord to Tenant hereunder, nor shall this Lease be affected or any of Tenant’s obligations hereunder reduced, and
Landlord shall have no responsibility or liability for any such interruption, curtailment, stoppage, or suspension of services or systems. 

(b)    Notwithstanding anything to the contrary in this Lease contained, if the Premises or a material portion of the
Premises is made untenantable as a direct result of 

  
 26 

 
Landlord’s failure to provide any service which Landlord is required to provide hereunder (a “Material Services Failure”) such that, for the duration of the Landlord
Service Interruption Cure Period (hereinafter defined), the continued operation in the ordinary course of Tenant’s business in any portion of the Premises is materially and adversely affected, then, provided that Tenant does not use the
Premises, or the untenantable portion of the Premises, as the case may be (the “Affected Portion”), during the entirety of the Landlord Service Interruption Cure Period and that such untenantability and Landlord’s
inability to cure such condition is not caused by the acts or omissions of any of the Tenant Parties, Base Rent shall thereafter be abated in proportion to such untenantability until the day such service is restored. For purposes hereof, the
“Landlord Service Interruption Cure Period” shall be defined as the six (6) consecutive business days after Landlord’s receipt of written notice from Tenant of the condition causing untenantability in the Affected
Portion (the “Interruption Notice”). The remedy set forth in this Section 9.6(b) shall be Tenant’s sole and exclusive remedy on account of an interruption of services or Landlord default
resulting in an interruption of services other than Tenant’s right to obtain affirmative injunctive relief. The provisions of this Section 9.6(b) shall not apply in the event of Casualty or Taking (which shall be
governed by Article 15 below) or in the event of untenantability caused by Landlord’s Force Majeure or if Landlord is unable to cure such condition as the result of causes beyond Landlord’s control. 

9.7.    Telecommunications Providers. Notwithstanding anything to the contrary herein or in this Lease
contained, Landlord has no obligation to allow any particular telecommunications service provider to have access to the Building or to Premises other than Verizon, Level 3 and Comcast (collectively, the “Approved
Providers”). If Landlord determines there is available space and permits such access, Landlord may condition such access upon (a) the execution of Landlord’s standard telecommunications agreement (which shall include a
provision requiring the payment of fair market rent for any space in the Property dedicated, licensed and/or leased to such provider), and (b) the payment to Landlord by Tenant or the service provider of any costs incurred by Landlord in
facilitating such access. Subject to the preceding sentence, Landlord’s consent to providing access to the Building to any service provider other than the Approved Providers shall not be unreasonably withheld, conditioned or delayed
provided such access does not require any street opening permits or approvals (unless otherwise agreed to by the City of Cambridge) or would unreasonably interfere with the use of the Common Areas. 

9.8.    Landlord’s Services. Subject to reimbursement pursuant to
Section 5.2 above, and subject further to Landlord’s Force Majeure, Landlord shall provide the services described in Exhibit 8 attached hereto and made a part hereof
(“Landlord’s Services”). All costs incurred in connection with the provision of Landlord’s Sen ices shall be included in Operating Costs. 

 

	10.	 MAINTENANCE AND REPAIRS 

10.1.    Maintenance and Repairs by Tenant. Tenant shall keep the Premises (including, without limitation,
all electronic, phone and data cabling and related equipment installed for the exclusive benefit of Tenant (other than building service equipment), fixtures, lighting, electrical equipment and wiring, non-
structural walls, interior windows, floor coverings, doors and door frames and plate glass (provided that Landlord shall have the right to repair plate glass at Tenant’s cost)) neat and clean and free of insects, rodents, vermin and
other 

  
 27 

 
pests and Trash and in such good repair, order and condition as the same are in on the applicable Term Commencement Date or in such better condition as the Premises may be put in during the Term,
reasonable wear and tear and damage by insured Casualty excepted. Tenant shall be solely responsible, at Tenant’s sole cost and expense, for the proper maintenance of all building systems, sanitary, electrical, heating, air conditioning,
plumbing, security or other systems and of all equipment and appliances to the extent installed and/or operated by Tenant and/or exclusively serving the Premises (provided that Landlord shall have the right to repair the same at Tenant’s
cost). Tenant agrees to provide regular maintenance by contract with a reputable qualified service contractor for the heating and air conditioning, electrical, plumbing and life-safety equipment servicing the Premises. Such maintenance contract and
contractor shall be subject to Landlord’s reasonable approval. Tenant, at Landlord’s request, shall at reasonable intervals provide Landlord with copies of such contracts and maintenance and repair records and/or reports. 

10.2.    Maintenance and Repairs by Landlord. Except as otherwise provided in Article 15, and
subject to Tenant’s obligations in Section 10.1 above, Landlord shall maintain the roof, Building structure (including without limitation the foundation, structural floor slabs and columns) and Building core (including
without limitation the restroom facilities), exterior window frames, and except to the extent exclusively serving the Premises (or any other leasable space in the Building), the base building systems and equipment (including without limitation
sanitary, electrical, heating, air conditioning, plumbing and security systems) in reasonable repair, order and condition and in compliance with Legal Requirements. In addition, Landlord shall operate and maintain the Common Areas in compliance with
Legal Requirements and otherwise in substantially the same manner as comparable combination office and laboratory facilities in the Kendall Square area. All costs incurred by Landlord under this Section 10.2 shall be included in
Operating Costs as provided in Section 5.2. 
 10.3.    Accidents to Sanitary and
Other Systems. Tenant shall give to Landlord prompt notice of any fire or accident in the Premises or in the Building and of any damage to, or defective condition in, any part or appurtenance of the Building including, without limitation, the
sanitary, electrical, ventilation, heating and air conditioning or other systems located in, or passing through, the Premises. Except as otherwise provided in Article 15, and subject to Tenant’s obligations in
Section 10.1 above, such damage or defective condition shall be remedied by Landlord with reasonable diligence, but, subject to Section 14.5 below, if such damage or defective condition w as caused
by any of the Tenant Parties, the cost to remedy the same shall be paid by Tenant. 
 10.4.    Floor
Load—Heavy Equipment. Tenant shall not place a load upon any floor of the Premises exceeding the floor load per square foot of area which such floor was designed to carry and which is allowed by Legal Requirements. Landlord reserves the
right to prescribe the weight and position of all safes, heavy machinery, heavy equipment, freight, bulky matter or fixtures (collectively, “Heavy Equipment”), which shall be placed so as to distribute the weight. Heavy
Equipment shall be placed and maintained by Tenant at Tenant’s expense in settings sufficient in Landlord’s reasonable judgment to absorb and prevent vibration, noise and annoyance. Tenant shall not move any Heavy Equipment into or out of
the Building without giving Landlord prior written notice thereof and observing all of Landlord’s Rules and Regulations with respect to the same. If such Heavy Equipment requires special handling, Tenant

  
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agrees to employ only persons holding a Master Rigger’s License to do said work, and that all work in connection therewith shall comply with Legal Requirements. Any such moving shall be at
the sole risk and hazard of Tenant and Tenant will defend, indemnify and save Landlord, Fee Owner and their respective agents (including without limitation its property manager), contractors and employees (collectively with Landlord, the
“Landlord Parties”) harmless from and against any and all claims, damages, judgments, losses, penalties, costs, expenses and fees (including without limitation reasonable legal fees) (collectively,
“Claims”) resulting directly or indirectly from such moving. Proper placement of all Heavy Equipment in the Premises shall be Tenant’s responsibility. 

10.5.    Premises Cleaning. Tenant shall be responsible, at its sole cost and expense, for janitorial and
trash removal services and other biohazard disposal services for the Premises, including the laboratory areas thereof. Such services shall be performed by licensed (where required by law or governmental regulation), insured and qualified contractors
approved in advance, in writing, by Landlord (which approval shall not be unreasonably withheld, delayed or conditioned) and on a sufficient basis to ensure that the Premises are at all times kept neat and clean. 

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

	11.	 ALTERATIONS AND IMPROVEMENTS BY TENANT 

11.1.    Landlord’s Consent Required. 

(a)    Tenant shall not make any alterations, decorations, installations, removals, additions or improvements
(collectively, “Alterations”) in or to the Premises without Landlord’s prior written approval of the contractor(s), written plans and specifications, a time schedule therefor and the items listed in Exhibit
9 attached hereto and made a part hereof. Landlord reserves the right to require that Tenant use Landlord’s preferred vendor(s) for any Alterations that involve roof penetrations, alarm
tie-ins, sprinklers, fire alarm and other life safety equipment. Tenant shall not make any amendments or additions to plans and specifications approved by Landlord without Landlord’s prior written
consent. Tenant shall be responsible for all elements of the design of Tenant’s plans (including, without limitation, compliance with Legal Requirements, functionality of design, the structural integrity of the design, the configuration of the
Premises and the placement of Tenant’s furniture, appliances and equipment), and Landlord’s approval of Tenant’s plans shall in no event relieve Tenant of the responsibility for such design. In seeking Landlord’s approval, Tenant
shall provide Landlord, at least ten (10) business days in advance of any proposed construction, with plans, specifications, 

  
 29 

 
bid proposals, certified stamped engineering drawings and calculations by Tenant’s engineer of record or architect of record (including connections to the Building’s structural system,
modifications to the Building’s envelope, non-structural penetrations in slabs or walls, and modifications or tie-ins to life safety systems), code compliance
certifications, work contracts, requests for laydown areas and such other information concerning the nature and cost of the Alterations as Landlord may reasonably request. Landlord shall have no liability or responsibility for any claim, injury or
damage alleged to have been caused by the particular materials (whether building standard or non-building standard), appliances or equipment selected by Tenant in connection with any work performed by or on
behalf of Tenant. 
 (b)    Subject to Sections 11.1(c) and (d) below, Landlord’s
approval of non- structural Alterations shall not be unreasonably withheld, conditioned or delayed. 

(c)    Notwithstanding the foregoing, Landlord may withhold its consent in its sole discretion (a) to any Alteration
to or affecting the roof and/or building systems (provided that Landlord shall not unreasonably withhold its consent with respect to the installation of Tenant’s Rooftop Equipment in accordance with Section 1.4(d) above), (b) with
respect to matters of aesthetics relating to Alterations to or affecting the exterior of the Building, (c) to any Alteration affecting the Building structure, (d) to any Alteration to or affecting any of the fume hoods if such Alteration
would, in Landlord’s reasonable discretion, materially adversely affect the marketability or value of the Premises; provided, however, if Tenant (i) agrees to restore the fume hoods to their condition prior to such Alteration
(which may include re-installing any fume hoods that are removed) prior to the end of the Term, and (ii) posts such security reasonably required by Landlord to secure Tenant’s obligation to perform
such restoration, then Landlord shall not unreasonably withhold its consent to such Alterations to the fume hoods, and (e) to any Alteration enlarging the rentable square footage of the Premises (collectively, “Restricted
Alterations”). 
 (d)    Notwithstanding the foregoing, Landlord’s consent shall not be required (but
the applicable Exhibit 9 items shall be provided if reasonably required by Landlord) with respect to any Alterations that are purely decorative in nature nor with respect to non-structural
Alterations that are not Restricted Alterations and which cost less than $100,000 in any one instance (and $300,000 in the aggregate per calendar year, prorated for any partial calendar year) so long as any such Alterations are consistent with the
quality and character of the Building, are in compliance with Legal Requirements and do not (i) affect, and do not require access to, any part of the Building outside the Premises; nor (ii) trigger any Legal Requirement to perform work
outside the Premises (each, a “Permitted Alteration”), provided Tenant shall provide Landlord with reasonably detailed written notice thereof. 

(e)    Except as otherwise expressly set forth herein, all Alterations shall be done at Tenant’s sole cost and
expense and at such times and in such manner as Landlord may from time to time reasonably designate. 
 (f)    If Tenant
shall make any specialized Alterations (including without limitation interstitial stairs and Alterations that are more costly to remove than standard lab/office alterations), then Landlord may elect to require Tenant at the expiration or sooner
termination of the Term to restore the Premises to substantially the same condition as existed 

  
 30 

 
immediately prior to such Alterations (if Tenant requests, at the time it requests Landlord’s approval, that Landlord make such election at the time of its approval thereof, Landlord shall
be required to make such election, if at all, at such time; or in the case of Permitted Alterations, within thirty (30) days after receipt of request for Landlord to make such election, together with reasonably detailed notice regarding the
Permitted Alterations in question). Notwithstanding the foregoing, Landlord shall have the right, by written notice to Tenant at least sixty (60) days prior to the expiration of the Term (or within five (5) business days after any earlier
termination) to waive the requirement to restore any specialized Alteration. 
 (g)    Tenant shall provide Landlord
with reproducible record drawings (in CAD format) of all Alterations within sixty (60) days after completion thereof. 

11.2.    Supervised Work. Landlord and Tenant recognize that to the extent Landlord permits Tenant to
perform any Alterations outside the Premises and/or affecting the Building systems, or if required by Legal Requirements, Landlord may need to make arrangements to have supervisory personnel on site. Accordingly, Landlord and Tenant agree as
follows: Tenant shall give Landlord at least two (2) business days’ prior written notice of any proposed Alterations outside the Premises and/or affecting the Building systems (the “Supervised Work”). Tenant shall
reimburse Landlord, within thirty (30) days after demand therefor, for the reasonable cost of Landlord’s supervisory personnel overseeing the Supervised Work. 

11.3.    Harmonious Relations. Tenant agrees that it will not, either directly or indirectly, use any
contractors and/or materials if their use will create any difficulty, whether in the nature of a labor dispute or otherwise, with other contractors and/or labor engaged by Tenant or Landlord or others in the construction, maintenance and/or
operation of the Property or any part thereof. In the event of any such difficulty, upon Landlord’s request, Tenant shall cause all contractors, mechanics or laborers causing such difficulty to leave the Property immediately. 

11.4.    Liens. No Alterations shall be undertaken by Tenant until Tenant has made provision for written
waiver of liens from all contractors for such Alteration and taken other appropriate protective measures approved and/or required by Landlord. If the cost of any such Alteration exceeds $100,000, then Tenant shall either: (a) demonstrate to
Landlord, to Landlord’s reasonable satisfaction, that Tenant is able to pay for the cost of such Alteration, or (b) procure appropriate surety payment and performance bonds naming Landlord as an additional obligee and file lien bond(s) (in
jurisdictions where available) on behalf of such contractors. Any mechanic’s hen filed against the Premises or the Building for work claimed to have been done for, or materials claimed to have been furnished to, Tenant shall be discharged by
Tenant within ten (10) days thereafter, at Tenant’s expense by filing the bond required by law or otherwise. 

11.5.    General Requirements. Unless Landlord and Tenant otherwise agree in writing, Tenant shall
(a) obtain Landlord’s written approval of any and all building permit applications relating to Alterations to the Premises prior to submission thereof; (b) procure or cause others to procure on its behalf all necessary permits before
undertaking any Alterations in the Premises (and provide copies thereof to Landlord); (c) perform all of such Alterations in a good and workmanlike manner, employing materials of good quality and in compliance with Landlord’s construction rules
and regulations, all insurance requirements of this Lease, and Legal Requirements; and (d) defend, indemnify and hold the Landlord Parties harmless from and 

  
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against any and all Claims occasioned by or growing out of such Alterations. Tenant shall cause contractors employed by Tenant to (i) carry the insurance specified in Exhibit 9A, and
(ii) submit certificates evidencing such coverage to Landlord prior to the commencement of any such Alterations. In addition, if construction during normal business hours unreasonably disturbs other tenants of the Property, in Landlord’s
sole discretion, Landlord may require Tenant to stop the performance of Alterations during normal business hours and to perform the same after hours. If Landlord reasonably determines that, in connection with Alterations by Tenant, (A) any base
Building system (including without limitation the fire alarm system) should be or is required to be shut down, and/or (B) base Building mechanical system filters be changed pre- or post-construction,
Tenant shall reimburse Landlord for the reasonable out-of-pocket costs incurred by Landlord in connection therewith. 

 

	12.	 SIGNAGE 

12.1.    Restrictions. Tenant shall have the right to install Building standard signage identifying
Tenant’s business at the entrance to each floor of the Premises, which signage shall be (a) at Tenant’s sole cost and expense, and (b) subject to Landlord’s prior written consent (which consent shall not be unreasonably
withheld, conditioned or delayed). Except for interior signage at the entrance to the Premises as permitted in the preceding sentence, Tenant shall not place or suffer to be placed or maintained on the exterior of the Premises, or any part of the
interior visible from the exterior thereof, any sign, banner, advertising matter or any other thing of any kind (including, without limitation, any hand-lettered advertising), and shall not place or maintain any decoration, letter or advertising
matter on the glass of any window or door of the Premises without first obtaining Landlord’s written approval. No signs or blinds may be put on or in any window or elsewhere if visible from the exterior of the Building. Landlord shall provide
building standard blinds for each window within the Premises and the same shall be installed as part of Tenant’s Fitout. Tenant may not remove the building standard blinds without Landlord’s prior written consent. Tenant may hang its own
drapes, provided that they shall not in any way interfere with any building standard drapery or blinds provided by Landlord or be visible from the exterior of the Building, and that such drapes are so hung and installed that, when drawn, the
building standard drapery or blinds are automatically also drawn. 
 12.2.    Building Directory. Landlord
shall list Tenant within the directory in the Building lobby at Landlord’s sole cost and expense. Subject to reasonable limits on the number of lines on the directory Landlord can provide and all such additional signage in the lobby directory,
Landlord shall, at Tenant’s sole cost and expense, add the names of any approved subtenants or licensees occupying any portion of the Premises. 
  

	13.	 ASSIGNMENT. MORTGAGING AND SUBLETTING 

13.1.    Landlord’s Consent Required. Tenant shall not, without Landlord’s prior
written consent, which consent may be withheld in Landlord’s sole discretion, mortgage or otherwise encumber this Lease or the Premises in whole or in part. Except as expressly otherwise set forth in Section 13.4
below, Tenant shall not, without Landlord’s prior written consent (which shall be granted or withheld in accordance with Section 13.3 below), assign, sublet, license or transfer this Lease or the Premises in whole or
in part whether by changes in the ownership or control of Tenant, or any direct or indirect owner of Tenant, whether at one time or 

  
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at intervals, by sale or transfer of stock, partnership or beneficial interests, operation of law or otherwise, or permit the occupancy of all or any portion of the Premises by any person or
entity other than Tenant’s employees (each of the foregoing, a “Transfer”). Any purported Transfer made without Landlord’s consent, if required hereunder, shall be void and confer no rights upon any third person,
provided that if there is a Transfer, Landlord may collect rent from the transferee without waiving the prohibition against Transfers, accepting the transferee, or releasing Tenant from full performance under this Lease (but such rent shall
be applied as a credit against Tenant’s Rent obligations hereunder). In the event of any Transfer in violation of this Article 13, Landlord shall have the right to terminate this Lease upon thirty (30) days’ written
notice to Tenant given within sixty (60) days after receipt of written notice from Tenant to Landlord of any Transfer, or within one (1) year after Landlord first learns of the Transfer if no notice is given. 

13.2.    Landlord’s Recapture Right. 

(a)    Subject to Section 13.4 below, Tenant shall, prior to offering or advertising the Premises
or any portion thereof for a Transfer for the balance of the Term or accepting an offer for a Transfer for the balance of the Term, give a written notice (the “Recapture Notice”) to Landlord which: (i) states that Tenant
desires to make a Transfer, (ii) identifies the affected portion of the Premises (the “Recapture Premises”), (iii) identifies the period of time (the “Recapture Period”) during which Tenant
proposes to sublet the Recapture Premises, or indicates that Tenant proposes to assign its interest in this Lease, and (iv) offers to Landlord to terminate this Lease with respect to the Recapture Premises (in the case of a proposed assignment
of Tenant’s interest in this Lease or a subletting for the remainder of the term of this Lease) or to suspend the Term for the Recapture Period (i.e. the Term with respect to the Recapture Premises shall be terminated during the Recapture
Period and Tenant’s rental obligations shall be proportionately reduced). Landlord shall have fifteen (15) business days within which to respond to the Recapture Notice. 

(b)    If Tenant does not enter into a Transfer on the terms and conditions contained in the Recapture Notice on or before
the date which is nine (9) months after the earlier of (x) the expiration of the 15-business day period specified in Section 13.2(a) above, or (y) the date that
Landlord notifies Tenant that Landlord will not accept Tenant’s offer contained in the Recapture Notice, time being of the essence, then prior to entering into any Transfer after such 9-month period,
Tenant must deliver to Landlord a new Recapture Notice in accordance with Section 13.2(a) above. 

(c)    Notwithstanding anything to the contrary contained herein, if Landlord notifies Tenant that it accepts the offer
contained in any Recapture Notice, Tenant shall have the right, for a period of ten (10) days following receipt of such notice of acceptance from Landlord, time being of the essence, to notify Landlord in writing that it wishes to withdraw such
offer. Upon delivery to Landlord of such withdrawal notice, Landlord’s acceptance of the offer in the applicable Recapture Notice shall be of no further force and effect, Tenant shall not thereafter offer or accept an offer for a Transfer
(other than as described in Section 13.4 below) without sending another Recapture Notice to Landlord, and this Lease shall continue in full force and effect. 

  
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 13.3.    Standard of Consent to Transfer. Subject to
Landlord’s rights set forth in Section 13.2 to terminate the Lease or suspend the Term, Landlord agrees that, subject to the provisions of this Article 13. Landlord shall not unreasonably withhold,
condition or delay its consent to a Transfer. It shall be reasonable for Landlord to withhold its consent to a Transfer, inter aha, (a) if the Transferee will not use the Premises for the Permitted Uses; (b) if, in Landlord’s
reasonable opinion, the Transferee (i) does not have a tangible net worth and other financial indicators sufficient to meet the Transferee’s obligations under the Transfer instrument in question; (ii) does not have a business
reputation compatible with the operation of a first-class combination laboratory, research, development and office building; and/or (c) intends to use the space subject to the Transfer for a use that violates any exclusive or restrictive use
provisions then in effect with respect to space in the Property. 
 13.4.    Permitted Transfers. 

(a)    Affiliates and Successors. Notwithstanding the foregoing provisions of this Article 13, Tenant shall
have the right, subject to Section 13.7 below, without giving Landlord a Recapture Notice and without obtaining Landlord’s consent, but with prior written notice to Landlord (unless contractually prohibited from doing
so, in which event such notice shall be provided within ten (10) days after the effective date thereof), to (A) make a Transfer to an Affiliate so long as such entity remains in such relationship to Tenant, and (B) assign the Lease to
a Successor, provided that prior to or simultaneously with any assignment pursuant to this Section 13.4, such Affiliate or Successor, as the case may be, and Tenant execute and deliver to Landlord an assignment and
assumption agreement in form and substance reasonably acceptable to Landlord whereby such Affiliate or Successor, as the case may be, shall agree to be independently bound by and upon all the covenants, agreements, terms, provisions and conditions
set forth in the Lease on the part of Tenant to be performed, and whereby such Affiliate or Successor, as the case may be, shall expressly agree that the provisions of this Article 13 shall, notwithstanding such Transfer, continue to be
binding upon it with respect to all future Transfers. For the purposes hereof, an “Affiliate” shall be defined as any entity that is controlled by, is under common control with, or which controls Tenant. As used herein,
“control” means direct or, either together with others acting as a group or otherwise, indirect ownership or possession of the right or power, by vote of stockholders or directors, or by contract, agreement or other arrangements, or
otherwise, to direct, determine, prevent or otherwise dictate managerial, operational or other actions or activities of any such person, firm or corporation. For the purposes hereof, a “Successor” shall mean any entity into
or with which Tenant is merged or with which Tenant is consolidated or which acquires all or substantially all of Tenant’s stock or assets, provided that the surviving entity shall have a tangible net worth (i.e., the excess of total
assets, less intangible assets, over total liabilities, as evidenced by either (1) publicly available annual report(s) or SEC or other public filings, or (2) audited financial statements (or, with respect to newly created entities, pro-forma statements) prepared in accordance with GAAP delivered to Landlord) at least equal to Tenant’s tangible net worth immediately prior to the Transfer. 

(b)    Working Partnerships. Notwithstanding any provision to the contrary in this Lease, occupancy of less than
fifteen thousand (15,000) rentable square feet of the Premises by companies, firms or other entities (each, a “Working Partnership”) (i) who are members of a group with whom Tenant has a contractual or other relationship
providing for cooperative or 

  
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collaborative research or development work, who are or typically would be located by Tenant in one of its facilities, and/or (ii) in which Tenant has a beneficial interest and which are
actively engaged in research activities using technology, techniques and/or equipment developed by or in collaboration with Tenant, shall not be a Transfer for the purposes of this Article 13 and shall be permitted without the necessity of
obtaining Landlord’s consent thereto (and Tenant shall not be obligated to give Landlord a Recapture Notice with respect thereto), but Tenant shall provide Landlord with prior written notice thereof (which notice shall include the number of
square feet in occupancy by such entities and such other information reasonably required for financing, insurance and other risk management purposes, but which notice may otherwise be limited in detail to the extent required by applicable
confidentiality agreements). 
 (c)    Notwithstanding the provisions of this Section 13.4. no
transaction or series of transactions which are effected solely for the purpose of qualifying as a transaction which does not require Landlord’s consent (i.e. and thereby avoiding the operation of the provisions of this Article 13) shall
be permitted pursuant to this Section 13.4. 
 13.5.    Listing Confers no
Rights. The listing of any name other than that of Tenant, whether on the doors of the Premises or on the Building directory, or otherwise, shall not operate to vest in any such other person, firm or corporation any right or interest in this
Lease or in the Premises or be deemed to effect or evidence any consent of Landlord, it being expressly understood that any such listing is a privilege extended by Landlord revocable at will by written notice to Tenant. 

13.6.    Profits In Connection with Transfers. Tenant shall, within thirty (30) days of receipt
thereof, pay to Landlord fifty percent (50%) of any rent, sum or other consideration to be paid or given in connection with any Transfer, either initially or over time, in excess of Rent hereunder as if such amount were originally called for by the
terms of this Lease as additional rent, after deducting: the reasonable actual out-of-pocket legal, and brokerage expenses incurred by Tenant; and the cost of
improvements paid for by Tenant in connection with such Transfer. 
 13.7.    Prohibited Transfers.
Notwithstanding any contrary provision of this Lease, Tenant shall have no right to make a Transfer unless on both (i) the date on which Tenant notifies Landlord of its intention to enter into a Transfer and (ii) the date on which such
Transfer is to take effect, there is no Monetary Default nor any uncured Event of Default by Tenant under this Lease. Notwithstanding anything to the contrary contained herein, Tenant agrees that in no event shall Tenant make a Transfer (a) to
any government agency; (b) to any entity with whom Landlord shall have negotiated for space in the Property in the six (6) months immediately preceding such proposed Transfer as evidenced by an exchange of written proposals),
provided Landlord has comparable space in the Laboratory Addition to offer the prospective occupant for a comparable term; or (c) if any part of the rent payable under such Transfer instrument shall be based in whole or in part on the
income or profits derived from the Premises. 
 13.8.    Restrictions on Subleases. In addition to the
other requirements set forth in this Lease and notwithstanding any other provision of this Lease, subleases or licenses of less than an entire floor of the Premises shall only be permitted under the following terms and conditions: (a) the
layout of both the subleased premises and the remainder of the Premises must comply with Legal Requirements and be approved by Landlord (acting reasonably), including, without 

  
 35 

 
limitation, all requirements concerning access and egress and any modifications necessary to have the Premises function as a multi-tenant space rather than as a single tenant space; and
(b) each subleased premises shall be separately physically demised from the remainder of the Premises, and Tenant shall pay all costs thereof. There shall be no more than two (2) subleases on any single floor, and no more than four
(4) subleases in the aggregate, in effect in the Premises at any given time. 
 13.9.    No Release.
No Transfer shall relieve Tenant of its primary obligation as party Tenant hereunder, nor shall it reduce or increase Landlord’s obligations under this Lease. 

13.10.    Investment Policies. Notwithstanding anything to the contrary contained herein, Tenant may not
enter into any Transfer with any person or entity if the identity of such person or entity is inconsistent with the written investment policies of Landlord and/or Landlord’s parent (as the same may change from time to time) as provided to
Tenant by Landlord prior to Landlord’s receipt of Tenant’s notice of such proposed Transfer, and any such Transfer shall be void ab initio. The provisions of this Section 13.9 shall apply to all Transferees,
including without limitation, Affiliates and Successors. Notwithstanding the foregoing, the provisions of this Section 13.9 shall be of no further force and effect if Landlord and/or Fee Owner are no longer affiliates of
Massachusetts Institute of Technology. 
  

	14.	 INSURANCE: INDEMNIFICATION: EXCULPATION 

14.1.    Tenant’s Insurance. 

(a)    Tenant shall procure, pay for and keep in force on a primary and
non-contributory basis throughout the Term (and for so long thereafter as Tenant remains in occupancy of the Premises) commercial general liability insurance insuring Tenant on an occurrence basis against all
claims and demands for bodily injury (including, without limitation, sickness, disease, and death), damage to property (including products liability coverage (to the extent Tenant has products in clinical trials, or commercial products or otherwise)
and completed operations and contractual liability coverage) (it being understood and agreed that either (i) such commercial general liability insurance shall include, without limitation, coverage for claims and demands for bodily injury or
damage to property related to sudden and accidental releases of environmental contamination, hazardous materials or pollution, or (ii) Tenant shall take out and maintain a Pollution/Environmental Policy covering the environmental risks of
Tenant’s business with limits of not less than Two Million Dollars ($2,000,000) per occurrence and not less than Three Million Dollars ($3,000,000) in the aggregate, with respect to environmental contamination and pollution of the Property
caused by Tenant) which may be claimed to have occurred from and after the time any of the Tenant Parties shall first enter the Premises, of not less than Two Million Dollars ($2,000,000) per occurrence, Five Million Dollars ($5,000,000) aggregate,
and from time to time thereafter shall be not less than such higher amounts, if procurable, as may be reasonably required by Landlord. Tenant shall also carry umbrella liability coverage on a follow form basis in an amount of no less than Ten
Million Dollars ($10,000,000). Such policy shall also include contractual liability coverage covering Tenant’s liability assumed under this Lease, including without limitation Tenant’s indemnification obligations. Such insurance
policy(ies) shall name Landlord, Fee Owner, Landlord’s managing agent and persons claiming by, through or under them, if any, as additional insureds. 

  
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 (b)    Tenant shall take out and maintain throughout the Term on a
primary and non-contributory basis a policy of fire, vandalism, malicious mischief, extended coverage and so-called “special form” or special cause of loss
property insurance in an amount equal to one hundred percent (100%) of the replacement cost insuring (i) all items or components of Tenant’s Fitout and Alterations (collectively, the “Tenant-Insured Improvements”),
and (ii) Tenant’s furniture, equipment, fixtures and property of every kind, nature and description related or arising out of Tenant’s leasehold estate hereunder, which may be in or upon the Premises or the Building, including without
limitation Tenant’s Rooftop Equipment and all of Tenant’s animals (collectively, “Tenant’s Property”). Such insurance shall insure the interests of both Landlord and Tenant as their
respective interests may appear from time to time. 
 (c)    Tenant shall take out and maintain a policy of business
interruption insurance throughout the Term sufficient to cover at least twelve (12) months of Rent due hereunder and Tenant’s business losses during such 12-month period. 

(d)    During periods when Tenant’s Fitout or any Alterations are being performed, Tenant shall maintain (or cause to
be maintained) so-called “special form” or special cause of loss property insurance or its equivalent and/or Builders Risk Insurance on 100% replacement cost coverage basis, including hard and soft
costs coverages. Such insurance shall protect and insure Landlord, Landlord’s agents, Tenant and Tenant’s contractors, as their interests may appear, against loss or damage by fire, water damage, vandalism and malicious mischief, and such
other risks as are customarily covered by so-called “special form” or special cause of loss property / builders risk coverage or its equivalent and shall otherwise include no less than the coverage
terms required for property insurance under Section 14.1(b) above. 
 (e)    [Intentionally
Omitted]. 
 (f)    Tenant shall take out and maintain an Automobile Liability Policy for owned, hired and non-owned automobiles, with limits of liability of not less than One Million Dollars ($1,000,000) combined single limit each accident for bodily injury and property damage. 

(g)    Tenant shall procure and maintain at its sole expense medical malpractice insurance in commercially reasonable
amounts during such periods, if any, that Tenant engages in the practice of medicine by licensed physicians, nurses or other medical personnel providing services to human patients; provided, however, that the foregoing coverage shall
not be separately required for clinical trials to the extent that subjects, rather than patients, are enrolled in the clinical trials and such clinical trials are otherwise covered by the products liability coverage set forth in
Section 14.1(a) above. 
 (h)    Tenant shall procure and maintain at its sole expense such
additional insurance as may be necessary to comply with any Legal Requirements. 
 (i)    The insurance required
pursuant to Sections 14.1(a), (b), (c), (d), (e), (f), (g) and (h) (collectively, “Tenant’s Insurance Policies”) shall be effected with insurers approved by Landlord, with a
rating of not less than “A-VII” in the current Best’s Insurance Reports, and authorized to do business in the Commonwealth of Massachusetts under valid and enforceable policies.
Tenant shall provide Landlord with at least thirty (30) days’ prior written 

  
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notice if any of Tenant’s Insurance Policies are canceled, not renewed (unless replaced with another policy meeting the requirements hereof) or modified in a manner not meeting the
requirements hereof. Tenant’s Insurance Policies may include commercially reasonable deductibles given the size and financial strength of Tenant. On or before the date on which any of the Tenant Parties shall first enter the Premises and
thereafter not less than fifteen (15) days prior to the expiration date of each expiring policy, Tenant shall deliver to Landlord binders of Tenant’s Insurance Policies issued by the respective insurers setting forth in full the provisions
thereof together with evidence satisfactory to Landlord of the payment of all premiums for such policies. In the event of any claim, and upon Landlord’s request, Tenant shall deliver to Landlord complete copies of Tenant’s Insurance
Policies. Upon request of Landlord, Tenant shall deliver to any Mortgagee copies of the foregoing documents. 

14.2.    Indemnification. 

(a)    Except to the extent caused by the negligence or willful misconduct of Landlord, Tenant shall defend, indemnify and
save the Landlord Parties harmless from and against any and all Claims asserted by or on behalf of any person, firm, corporation or public authority arising from (i) Tenant’s breach of any covenant or obligation under this Lease;
(ii) any injury to or death of any person, or loss of or damage to property, sustained or occurring in, upon, at or about the Premises; (iii) any injury to or death of any person, or loss of or damage to property (A) arising out of
the use or occupancy of the Premises by and/or (B) caused by or arising from the negligence or willful misconduct of any of the Tenant Parties; and (iv) on account of or based upon any work or thing whatsoever done (other than by Landlord
or any of the Landlord Parties) at the Premises during the Term and during the period of time, if any, prior to the Term Commencement Date that any of the Tenant Parties may have been given access to the Premises. Tenant shall require its subtenants
and any other occupants of the Premises to provide similar indemnities in favor of the Landlord Parties in a form reasonably acceptable to Landlord. 

(b)    Except to the extent caused by the negligence or willful misconduct of any of the Tenant Parties, Landlord shall,
subject to Sections 14.5 and 25.9 hereof, defend, indemnify and save Tenant harmless from and against any and all Claims asserted by or on behalf of any person, firm, corporation or public authority to the extent directly
arising from (i) Landlord’s breach of any covenant or obligation under this Lease, or (ii) any injury to or death of any person or loss of or damage to property occurring within the Property to the extent directly caused by or arising
from the negligence or willful misconduct of Landlord. 
 14.3.    Property of Tenant. Tenant covenants
and agrees that, to the maximum extent permitted by Legal Requirements, all of Tenant’s Property at the Premises shall be at the sole risk and hazard of Tenant, and that if the whole or any part thereof shall be damaged, destroyed, stolen or
removed from any cause or reason whatsoever, no part of said damage or loss shall be charged to, or borne by, Landlord, except, subject to Section 14.5 hereof, to the extent such damage or loss is due to the negligence or
willful misconduct of any of the Landlord Parties. 
 14.4.    Limitation of Landlord’s
Liability for Damage or Injury. Landlord shall not be liable for any injury or damage to persons, animals, or property resulting from fire, explosion, falling plaster, steam, gas, air contaminants or emissions, electricity, electrical or
electronic 

  
 38 

 
emanations or disturbance, water, rain or snow or leaks from any part of the Building or from the pipes, appliances, equipment or plumbing works or from the roof, street or sub-surface or from any other place or caused by dampness, vandalism, malicious mischief or by any other cause of whatever nature, except to the extent caused by or due to the negligence or willful misconduct of any
of the Landlord Parties, and then, where notice and an opportunity to cure are appropriate (i.e., where Tenant has an opportunity to know or should have known of such condition sufficiently in advance of the occurrence of any such injury or damage
resulting therefrom as would have enabled Landlord to prevent such damage or loss had Tenant notified Landlord of such condition) only after (i) notice to Landlord of the condition claimed to constitute negligence or willful misconduct, and
(ii) the expiration of a reasonable time after such notice has been received by Landlord without Landlord having commenced to take all reasonable and practicable means to cure or correct such condition; and pending such cure or correction by
Landlord, Tenant shall take all reasonably prudent temporary measures and safeguards to prevent any injury, loss or damage to persons or property. Notwithstanding the foregoing, in no event shall any of the Landlord Parties be liable for any loss
which is covered by insurance policies actually carried or required to be so carried by this Lease; nor shall any of the Landlord Parties be liable for any acts, omissions or negligence of other tenants or persons in the Building or damage caused by
operations in construction of any private, public, or quasi-public work; nor shall any of the Landlord Parties be liable for any latent defect in the Premises or in the Building. 

14.5.    Waiver of Subrogation; Mutual Release. Landlord and Tenant each hereby waives on behalf of itself
and its property insurers (none of which shall ever be assigned any such claim or be entitled thereto due to subrogation or otherwise) any and all rights of recovery, claim, action, or cause of action against the other and its agents, officers,
servants, partners, shareholders, or employees (collectively, the “Related Parties”) for any loss or damage (excluding rights of recovery, claims, actions, and causes of action relating to damage to the roof of the Building
caused by Tenant but including rights of recovery, claims, actions, and causes of action relating to damage to the roof of the Building caused by any Casualty (hereinafter defined)) that may occur to or within the Premises or the Building or any
improvements thereto, or any personal property of such party therein which is insured against under any property insurance policy actually being maintained by the waiving party from time to time, even if not required hereunder, or which would be
insured against under the terms of any insurance policy required to be carried or maintained by the waiving party hereunder, whether or not such insurance coverage is actually being maintained, including, in every instance, such loss or damage that
may be caused by the negligence of the other party hereto and/or its Related Parties. Landlord and Tenant each agrees to cause appropriate clauses to be included in its property insurance policies necessary to implement the foregoing provisions.

 14.6.    Tenant’s Acts—Effect on Insurance. Tenant shall not do or permit any
Tenant Party to do any act or thing upon the Premises or elsewhere in the Building which will invalidate or be in conflict with any insurance policies or warranties covering the Building and the fixtures and property therein; and shall not do, or
permit to be done, any act or thing upon the Premises which shall subject Landlord to any liability or responsibility for injury to any person or persons or to property by reason of any business or operation being carried on upon said Premises or
for any other reason. If by reason of Tenant’s particular use of the Premises (as opposed to office and laboratory use generally) or the failure of Tenant to comply with the provisions of this Lease, the insurance rate applicable to any policy
of insurance shall at any time thereafter be 

  
 39 

 
higher than it otherwise would be, Tenant shall reimburse Landlord upon demand for that part of any insurance premiums which shall have been charged because of such use or failure by Tenant,
together with interest at the Default Rate until paid in full, within thirty (30) days after receipt of an invoice therefor. 
  

	15.	 CASUALTY: TAKING 

15.1.    Damage. If the Premises are damaged in whole or part because of fire or other insured casualty
(“Casualty”), or if the Premises are subject to a taking in connection with the exercise of any power of eminent domain, condemnation, or purchase under threat or in lieu thereof (any of the foregoing, a
“Taking”), then unless this Lease is terminated in accordance with Section 15.2 below, Landlord shall restore the Laboratory Addition and/or the Premises to substantially the same condition as
existed immediately following completion of Landlord’s Work, or in the event of a partial Taking which affects the Laboratory Addition and the Premises, restore the remainder of the Laboratory Addition and the Premises not so Taken to
substantially the same condition as is reasonably feasible. Subject to delays due to riots, acts of God, war, acts of terrorism, governmental regulation, unusual scarcity of or inability to obtain labor or materials, labor difficulties, casualty or
any other causes reasonably beyond Landlord’s control (collectively “Landlord’s Force Majeure”), delays due to any act or omission by any of the Tenant Parties which causes an actual
delay in the performance of Landlord’s restoration, and subject further to rights of Mortgagees, Legal Requirements then in existence and to delays for adjustment of insurance proceeds or Taking awards, as the case may be, Landlord shall
substantially complete such restoration within one (1) year after the date of the Casualty or taking of possession by the Taking authority. Upon substantial completion of such restoration by Landlord, Tenant shall use diligent efforts to
complete restoration of the Premises to substantially the same condition as existed immediately prior to such Casualty or Taking, as the case may be, or to such other condition as may be approved by Landlord pursuant to the provisions of
Section 11 expeditiously. Tenant agrees to cooperate with Landlord in such manner as Landlord may reasonably request to assist Landlord in collecting insurance proceeds due in connection with any Casualty which affects the
Premises or the Laboratory Addition. In no event shall Landlord be required to expend more than the Net (hereinafter defined) insurance proceeds Landlord receives for damage to the Premises and/or the Laboratory Addition or the Net Taking award
attributable to the Premises and/or the Laboratory Addition. Net means the insurance proceeds or Taking award actually paid to Landlord (and not paid over to a Mortgagee) less all costs and expenses, including adjusters and attorney’s fees, of
obtaining the same. In the fiscal year in which a Casualty occurs, there shall be included in Operating Costs up to One Hundred Fifty Thousand Dollars ($150,000) of the deductible under Landlord’s property insurance policy. Under no
circumstances shall Landlord be required to repair any damage to, or make any repairs to or replacements of. (a) any Tenant-Insured Improvements (except as Landlord may elect pursuant to this Section 15.1). (b) the
Office Building, or (c) the Atrium. 
 15.2.    Termination Rights. 

(a)    Landlord’s Termination Rights. Landlord may terminate this Lease upon thirty
(30) days’ prior written notice to Tenant if (i) any material portion of the Building or any material means of access thereto is subject to a Taking; or (ii) more than thirty-five percent (35%) of the Building is damaged by
Casualty. 

  
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 (b)    Tenant’s Termination Right. If Landlord
is so required but fails to complete restoration of the Premises within the time frames and subject to the conditions set forth in Section 15.1 above, then Tenant may terminate this Lease upon thirty (30) days’
written notice to Landlord; provided, however, that if Landlord completes such restoration within thirty (30) days after receipt of any such termination notice, such termination notice shall be null and void and this Lease shall
continue in full force and effect. The remedies set forth in this Section 15.2(b) and in Section 15.2(c) below are Tenant’s sole and exclusive rights and remedies based upon Landlord’s
failure to complete the restoration of the Premises as set forth herein. 
 (c)    Either Party May Terminate.

 (i)    In the case of any Casualty or Taking affecting the Premises and occurring during the last twelve
(12) months of the Term, then (A) if such Casualty or Taking results in more than twenty-five percent (25%) of the floor area of the Premises being unsuitable for the Permitted Uses, or (B) the damage to the Premises costs more than
$250,000 to restore, then either Landlord or Tenant shall have the option to terminate this Lease upon thirty (30) days’ written notice to the other. 

(ii)    In addition, if any Mortgagee does not release sufficient insurance proceeds to cover the cost of Landlord’s
restoration work, Landlord shall notify Tenant thereof. In such event, unless Landlord agrees in writing to cover the difference, Landlord or Tenant may terminate this Lease by written notice to the other within thirty (30) days after such
notice. 
 (iii)    Furthermore, if the estimated time for Landlord to complete Landlord’s restoration work
exceeds one (1) year from the date of the Casualty or taking of possession by the Taking authority, either Landlord or Tenant shall have the option to terminate this Lease upon thirty (30) days’ written notice to the other. 

(d)    Automatic Termination. In the case of a Taking of the entire Premises, then this Lease shall automatically
terminate as of the date of possession by the Taking authority. 
 (e)    Insurance Proceeds. Tenant shall assign
to Landlord a portion of its right, title and interest in and to the insurance proceeds for Tenant’s Fitout if this Lease expires or is terminated pursuant to any provision of this Lease (including without limitation pursuant to this Article
15 or Article 20 below) prior to the completion of Tenant’s restoration pursuant to Section 15.1 above, equal to the sum of (A) unamortized amounts paid pursuant to the Work Letter by
Landlord for Tenant’s Fitout, and (B) the unamortized costs of any portion of any other Alterations that were not designated for removal pursuant to Article 11, calculated on a straight line basis, without interest, over the
Term. 
 (f)    Notwithstanding anything to the contrary contained herein, Tenant may not terminate this Lease pursuant
to this Article 15 if the Casualty in question was caused by the gross negligence or willful misconduct of any of the Tenant Parties. 

15.3.    Taking for Temporary Use. If the Premises are Taken for temporary use, this Lease and Tenant’s
obligations, including without limitation the payment of Rent, shall continue. For purposes hereof, a “Taking for temporary use” shall mean a Taking of ninety (90) days or less. 

  
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 15.4.    Disposition of Awards. Except for any separate
award for Tenant’s movable trade fixtures, relocation expenses, and unamortized leasehold improvements paid for by Tenant (provided that the same may not reduce Landlord’s award), all Taking awards to Landlord or Tenant shall be
Landlord’s property without Tenant’s participation, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant may pursue its own claim against the Taking authority. 

 

	16.	 ESTOPPEL CERTIFICATE. 

Each of Landlord and Tenant shall at any time and from time to time upon not less than ten (10) business days’ prior notice from the
other, execute, acknowledge and deliver to the requesting party a statement in writing 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 Rent has been paid in advance, if any, stating whether or not the requesting party is in default in performance of any covenant, agreement, term, provision or condition contained in this Lease
and, if so, specifying each such default, and such other facts as the requesting party may reasonably request, it being intended that any such statement delivered pursuant hereto may be relied upon by Landlord and Tenant, any prospective or actual
capital partner of either, any party to the REA, any prospective purchaser of the Building or any portion thereof or of any interest of Landlord therein, any Mortgagee or prospective Mortgagee thereof, any lessor or prospective lessor thereof, any
lessee or prospective lessee thereof, any prospective assignee of any mortgage thereof, any prospective assignee or sublessee of Tenant or any investor in or lender to Tenant. Time is of the essence with respect to any such requested certificate,
Tenant hereby acknowledging the importance of such certificates in mortgage financing arrangements, prospective sales and the like. If Tenant shall fail to execute and deliver to Landlord any such statement within such
10-business day period, Tenant hereby appoints Landlord as Tenant’s attorney-in-fact in its name and behalf to execute such
statement, such appointment being coupled with an interest. 
  

	17.	 HAZARDOUS MATERIALS 

17.1.    Prohibition. Tenant shall not, without the prior written consent of Landlord, bring or permit to be
brought to or kept at, in or on the Premises or elsewhere in the Building or the Property (a) any inflammable, combustible or explosive fluid, material, chemical or substance (except for de minimis quantities of standard office and
cleaning supplies stored in compliance with Environmental Laws (hereinafter defined) and in proper containers); and (b) any Hazardous Material (hereinafter defined), other than the types and quantities of Hazardous Materials which are listed on
Exhibit 10 attached hereto (“Tenant’s Hazardous Materials”), provided that the same shall at all times be brought to, kept at or used in so-called ‘control areas’ (the number and size of which shall be reasonably determined by Landlord) and in accordance with all applicable Environmental Laws (hereinafter defined) and prudent environmental
practice (including without limitation best practices to minimize quantities of stored Hazardous Materials using a “just in time” method of purchasing the same) and (with respect to medical waste and
so-called “biohazard” materials) good scientific and medical practice, and provided further that in no event shall Tenant generate, produce, bring upon, use, store or treat any infectious
biological micro-organisms or any other Hazardous Materials in the Premises with a risk category above the level of Biosafety Level 2 as established and described 

  
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by the Department of Health and Human Services Publication Biosafety in Microbiological and Biomedical Laboratories (Fifth Edition) (as it may be further revised, the
“BMBL”) or such nationally recognized new or replacement standards as may be reasonably selected by Landlord; and provided further that to the extent any Legal Requirement sets a maximum quantity of any Hazardous
Materials which may be stored, used or brought into the Building without additional licensing, permitting or authorizations therefor, Tenant shall not be permitted to use, store or bring into the Building more than Tenant’s Share of such
Hazardous Materials. In all events, Tenant shall comply with all applicable provisions of the BMBL. Tenant shall be responsible for assuring that all laboratory uses are adequately and properly vented. On or before each anniversary of the Rent
Commencement Date, and at least thirty (30) days prior to any earlier date during the 12-month period on which Tenant intends to add a new Hazardous Material to, or materially increase the quantity of any
Hazardous Material already on, the list of Tenant’s Hazardous Materials, Tenant shall submit to Landlord an updated list of Tenant’s Hazardous Materials for Landlord’s review and approval, which approval shall not be unreasonably
withheld, conditioned or delayed. Tenant shall provide such further information concerning any Tenant’s Hazardous Materials and/or their use, storage and/or disposal within thirty (30) days of Landlord’s reasonable request concerning
the same. Landlord shall have the right, from time to time, in accordance with the provisions of Section 2.3 to inspect the Premises for compliance with the terms of this Section 17.1 at
Tenant’s sole cost and expense. With respect to any Hazardous Material brought or permitted to be brought or kept in or on the Premises or elsewhere in the Building or the Property in accordance with the foregoing, Tenant shall (i) not
permit any such Hazardous Material to escape, be released or be disposed in or about the Premises, the Building or the Land and (ii) within five (5) business days of Landlord’s reasonable request, which request shall not be made more
frequently than one time per calendar year unless otherwise required by a governmental authority or Landlord reasonably suspects, that a release of a Hazardous Material has occurred upon the Premises, provide evidence reasonably satisfactory to
Landlord of Tenant’s compliance with all applicable Environmental Laws including copies of all licenses, permits and registrations that Tenant has been required to obtain prior to handling any Hazardous Material at the Premises and that have
not been previously provided to Landlord. Notwithstanding the foregoing, with respect to any of Tenant’s Hazardous Materials which Tenant does not properly handle, store or dispose of in compliance with all applicable Environmental Laws
(hereinafter defined), prudent environmental practice and (with respect to medical waste and so-called “biohazard” materials) good scientific and medical practice, Tenant shall, upon written notice
from Landlord, no longer have the right to bring such material into the Building or the Property until Tenant has demonstrated, to Landlord’s reasonable satisfaction, that Tenant has implemented programs to thereafter properly handle, store or
dispose of such material. In order to induce Landlord to waive its otherwise applicable requirement that Tenant maintain insurance in favor of Landlord against liability arising from the presence of radioactive materials in the Premises, and without
limiting the foregoing, Tenant hereby represents and warrants to Landlord that at no time during the Term will Tenant bring upon, or permit to be brought upon, the Premises any radioactive materials whatsoever. 

17.2.    Environmental Laws. For purposes hereof, “Environmental Laws” shall mean
all laws, statutes, ordinances, rules and regulations of any local, state or federal governmental authority having jurisdiction concerning environmental, health and safety matters, including but not limited to any discharge by any of the Tenant
Parties into the air (including outdoor air and indoor air), surface water, sewers, soil or groundwater of any Hazardous Material (hereinafter 

  
 43 

 
defined) whether within or outside the Premises, including, without limitation (a) the Federal Water Pollution Control Act, 33 U.S.C. Section 1251 et seq., (b) the Federal Resource
Conservation and Recovery Act, 42 U.S.C. Section 6901 et seq., (c) the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601 et seq., (d) the Toxic Substances Control Act of 1976, 15 U.S.C.
Section 2601 et seq., (e) Chapter 21C of the General Laws of Massachusetts, and (f) Chapter 2 IE of the General Laws of Massachusetts. Tenant, at its sole cost and expense, shall comply with (i) all Environmental Laws, and
(ii) any rules, requirements and safety procedures of the Massachusetts Department of Environmental Protection, the City of Cambridge and any insurer of the Building or the Premises with respect to Tenant’s use, storage and disposal of any
Hazardous Materials. 
 17.3.    Hazardous Material Defined. As used herein, the term
“Hazardous Material” means asbestos, oil or any hazardous, radioactive or toxic substance, material or waste or petroleum derivative which is or becomes regulated by any Environmental Law, including without limitation live
organisms, viruses and fungi, medical waste and any so-called “biohazard” materials, and any materials on the right to know list of the Occupational Safety and Health Administration. The term
“Hazardous Material” includes, without limitation, oil and/or any material or substance which is (i) designated as a “hazardous substance,” “hazardous material,” “oil,” “hazardous
waste” or toxic substance under any Environmental Law or (ii) contains any component now or hereafter designated as such. 

17.4.    Testing. If any Mortgagee or governmental authority requires testing to determine whether there has
been any release of Hazardous Material(s) and such testing is required as a result of the acts or omissions of any of the Tenant Parties, then Tenant shall reimburse Landlord upon demand, as additional rent, for the reasonable costs thereof,
together with interest at the Default Rate until paid in full. If and to the extent as a result of such testing Tenant is found to have caused any release of a Hazardous Material at, in, on, under or upon the Property, all reasonable, out of pocket
costs incurred by Landlord in connection with Landlord’s monitoring of Tenant’s compliance with Article 17, including Landlord’s reasonable attorneys’ fees and costs, shall be additional rent and shall be due and
payable to Landlord within thirty (30) days after the delivery to Tenant of Landlord’s invoice therefor, accompanied by copies of third-party invoices evidencing the amount of such fees and costs. Tenant shall execute affidavits,
certifications and the like, as may be reasonably requested by Landlord from time to time concerning Tenant’s best knowledge and belief concerning the presence of Hazardous Materials at, in or, on or under the Premises, the Building or the
Property. From time to time during the term of this Lease, Tenant shall provide Landlord with such evidence of Tenant’s compliance with the terms of this Article 17 as Landlord may reasonably request, which request shall not be made more
frequently than one time per calendar year unless otherwise required by a governmental authority or Landlord reasonably suspects that a release of a Hazardous Material has occurred at or upon the Premises. Further, at Landlord’s option,
Landlord may (but shall have no obligation to) obtain a report or reports from time to time (each, a “Landlord’s Report”) addressed to Landlord by a licensed environmental engineer or
certified industrial hygienist, which Landlord’s Report shall be based on the environmental engineer’s or certified industrial hygienist’s inspection of the Premises and shall set forth the current condition of the Premises with
respect to Tenant’s use, storage and disposal of Hazardous Materials. Landlord may obtain a Landlord’s Report at Tenant’s cost at any time that Tenant is in default under this Lease. In addition, if any Landlord’s Report
indicates that there is a material deficiency in 

  
 44 

 
compliance with the standards set forth in this Article 17, then (x) Tenant shall reimburse Landlord for the costs of such Landlord’s Report upon demand, as additional rent,
together with interest at the Default Rate until paid in full, (y) Tenant shall promptly remedy such deficiency, and (z) Landlord shall be entitled to a written evaluation by Landlord’s consultant at Tenant’s cost to confirm the
proper completion of such remedy, such costs also to be reimbursed by Tenant to Landlord upon demand as additional rent, together with interest at the Default Rate until paid in full. 

17.5.    Hazardous Materials Indemnity; Remediation. 

(a)    Tenant hereby covenants and agrees to indemnify, defend and hold the Landlord Parties harmless from and against any
and all Claims against any of the Landlord Parties arising out of contamination of any part of the Property or other adjacent property, or exacerbation of any contamination of any part of the Property or adjacent property, which contamination or
exacerbation, as the case may be, arises as a result of: (i) the presence of Hazardous Material in the Premises, the presence of which is caused by any act or omission of any of the Tenant Parties, or (ii) from a breach by Tenant of its
obligations under this Article 17. This indemnification of the Landlord Parties by Tenant includes, without limitation, reasonable costs incurred in connection with any investigation of site conditions or any cleanup, remedial, removal or
restoration work or any other response action required by any federal, state or local governmental agency or political subdivision because of Hazardous Material present in the soil, soil vapor, or ground water at, on or under, or any indoor air in,
the Building based upon the circumstances identified in the first sentence of this Section 17.5. In the event Tenant’s indemnity obligations under both Section 14.2 above and this
Section 17.5 apply, the broader indemnity shall be applicable. Without limiting the foregoing, if the presence of any Hazardous Material in the Building or otherwise at the Property is caused or permitted by any of the
Tenant Parties and results in any contamination of any part of the Property or any adjacent property, Tenant shall promptly take all actions at Tenant’s sole cost and expense as are necessary to return the Property and/or the Building or any
adjacent property to their condition as of the date of this Lease, provided that Tenant shall first obtain Landlord’s written approval of such actions, which approval shall not be unreasonably withheld, conditioned or delayed so long as
such actions, in Landlord’s reasonable discretion, would not potentially have any adverse effect on the Property, and, in any event, Landlord shall not withhold its approval of any proposed actions which are required by applicable Environmental
Laws. 
 (b)    Without limiting the obligations set forth in Section 17.5(a) above, if any
Hazardous Material is in, on, under, at or about the Building or the Property as a result of the acts or omissions of any of the Tenant Parties and results in any contamination of any part of the Property or any adjacent property that is in
violation of any applicable Environmental Law or that requires the performance of any response action pursuant to any Environmental Law, Tenant shall promptly take all actions at Tenant’s sole cost and expense as are necessary to reduce such
Hazardous Material to amounts below any applicable Reportable Quantity, any applicable Reportable Concentration and any other applicable standard set forth in any Environmental Law such that (i) no further response actions, (ii) no
Activity and Use Limitation (as that term is defined in the Massachusetts Contingency Plan, 310 CMR 40.0000 et seq. (the “MCP”)). and (iii) no Condition (as that term is defined in the MCP) is or are required;
provided that Tenant shall first obtain Landlord’s written approval of such actions, which approval shall not be 

  
 45 

 
unreasonably withheld, conditioned or delayed so long as such actions would not be reasonably expected to have an adverse effect on the market value or utility of the Property for the Permitted
Uses, and in any event, Landlord shall not withhold its approval of any proposed actions which are required by applicable Environmental Laws and comply with the provisions of Sections 17.5(b)(i). (ii). and (iii). above (such approved actions.
“Tenant’s Remediation”). 
 (c)    In the event that Tenant
fails to complete Tenant’s Remediation prior to the end of the Term, then: 
 (i)    until the completion of
Tenant’s Remediation (as evidenced by the certification of Tenant’s Licensed Site Professional (as such term is defined by applicable Environmental Laws), who shall be reasonably acceptable to Landlord) (the “Remediation
Completion Date”). Tenant shall pay to Landlord, with respect to the portion of the Premises which reasonably cannot be occupied by a new tenant until completion of Tenant’s Remediation, (A) additional rent on account of
Operating Costs and Taxes and (B) Base Rent in an amount equal to the greater of (1) the fair market rental value of such portion of the Premises (determined in substantial accordance with the process described in
Section 1.2 above), and (2) Base Rent attributable to such portion of the Premises in effect immediately prior to the end of the Term; and 

(ii)    Tenant shall maintain responsibility for Tenant’s Remediation and Tenant shall complete Tenant’s
Remediation as soon as reasonably practicable in accordance with all Environmental Laws. If Tenant does not diligently pursue completion of Tenant’s Remediation, Landlord shall have the right to either (A) assume control for the
performance of Tenant’s Remediation, in which event Tenant shall pay all reasonable costs and expenses of Tenant’s Remediation (it being understood and agreed that all costs and expenses of Tenant’s Remediation incurred pursuant to
contracts entered into by Tenant shall be deemed reasonable) within thirty (30) days of demand therefor (which demand shall be made no more often than monthly), and Landlord shall be substituted as the party identified on any governmental
filings as the party performing such Tenant’s Remediation or (B) require Tenant to maintain responsibility for Tenant’s Remediation, in which event Tenant shall complete Tenant’s Remediation as soon as reasonably practicable in
accordance with all Environmental Laws, it being understood that Tenant’s Remediation shall not contain any requirement that Tenant remediate any contamination to levels or standards more stringent than those associated with the Property’s
current office, research and development, laboratory, and vivarium uses. 
 17.6.    Disclosures. Prior to
bringing any Hazardous Material into any part of the Property, Tenant shall deliver to Landlord the following information with respect thereto: (a) a description of handling, storage, use and disposal procedures; (b) all plans or
disclosures and/or emergency response plans which Tenant has prepared, including without limitation Tenant’s Spill Response Plan, and all plans which Tenant is required to supply to any governmental agency or authority pursuant to any
Environmental Laws; and (c) other information reasonably requested by Landlord. 
 17.7.    Removal.
Tenant shall be responsible, at its sole cost and expense, for Hazardous Material and other biohazard disposal services for the Premises. Such services shall be performed by contractors reasonably acceptable to Landlord and on a sufficient basis to
ensure 

  
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that the Premises are at all times kept neat, clean and free of Hazardous Materials and biohazards except in appropriate, specially marked containers reasonably approved by Landlord. In addition,
if any Legal Requirements or the trash removal company requires that any substances be disposed of separately from ordinary trash, Tenant shall make arrangements at Tenant’s expense for such disposal directly with a qualified and licensed
disposal company at a lawful disposal site. 
  

	18.	 RULES AND REGULATIONS 

18.1.    Rules and Regulations. Tenant will faithfully observe and comply with all reasonable rules and
regulations promulgated from time to time with respect to the Laboratory Addition, the Property and construction within the Property (collectively, the “Rules and Regulations”). The current version of the Rules and
Regulations is attached hereto as Exhibit 11. In the case of any conflict between the provisions of this Lease and any future rules and regulations, the provisions of this Lease shall control. Nothing contained in this Lease shall be
construed to impose upon Landlord any duty or obligation to enforce the Rules and Regulations or the terms, covenants or conditions in any other lease as against any other tenant and Landlord shall not be liable to Tenant for violation of the same
by any other tenant, its servants, employees, agents, contractors, visitors, invitees or licensees, provided, however, Landlord agrees to enforce the Rules and Regulations against all tenants unaffiliated with Landlord in a non-discriminatory manner. 
 18.2.    Energy Conservation.
Notwithstanding anything to the contrary contained herein, Landlord may institute upon written notice to Tenant such policies, programs and measures as may be necessary, required, or expedient for the conservation and/or preservation of energy or
energy services and/or the resiliency of the Building (with respect to flooding or otherwise), including without limitation such policies, programs and measures as may be necessary to achieve and/or maintain any LEED or similar certification
(collectively, the “Conservation Program”), provided, however, that the Conservation Program does not, by reason of such policies, programs and measures, reduce the level of energy or energy services being
provided to the Premises below the level of energy or energy services then being provided in comparable combination laboratory, research and development and office buildings in the Kendall Square area, or as may be necessary or required to comply
with Legal Requirements or standards or the other provisions of this Lease. Upon receipt of such notice, Tenant shall comply with the Conservation Program and reasonable reporting requirements relating thereto. 

18.3.    Recycling. Upon written notice, Landlord may establish policies, programs and measures for
composting and/or the recycling of paper, products, plastic, tin and other materials (a “Recycling Program”). Upon receipt of such notice. Tenant will comply with the Recycling Program at Tenant’s sole cost and expense.

  

	19.	 LAWS AND PERMITS 

19.1.    Legal Requirements. Tenant shall be responsible at its sole cost and expense for complying with (and
keeping the Premises in compliance with) all Legal Requirements which are applicable to Tenant’s Rooftop Equipment and/or Tenant’s particular use (as opposed to office and lab use generally) or occupancy of, or Tenant’s Fitout or
Alterations made by or on 

  
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behalf of Tenant to, the Premises. In addition, Tenant shall, at Tenant’s sole expense, comply with the “tenant” obligations pursuant to that certain Parking and Traffic Demand
Management Plan dated March 11, 2016 (as the same may be amended, the PTDM ) including without limitation the obligations to: designate a liaison to work with the employee transportation coordinator designated by Landlord; join the Charles
River TMA (or replacement shuttle service provider); provide Tenant’s employees and patrons with access to the Charles River TMA’s programs and EZ Ride shuttle service (or equivalent shuttle service) fare free; offer an emergency ride home
program to all employees who commute by non-SOV mode at least three days per week and who are eligible to park in the Parking Areas; allow employees to set aside pre-tax
funds as allowed under the Commuter Choice provisions of the Federal Tax Code; and offer and provide the subsidy options described therein) and Tenant shall provide information to Landlord in connection with any reporting requirements thereunder and
cooperate with Landlord in encouraging employees to seek alternate modes of transportation. Tenant is encouraged to allow flexible work schedules within typical work hours for employees in order to reduce peak impacts of commuting and to work with
the Cambridge Office of Workforce Development to expand employment opportunities for Cambridge residents (see also Section 25.24 below). Tenant shall furnish all data and information to governmental authorities, with a copy
to Landlord, as required in accordance with Legal Requirements as they relate to Tenant’s use or occupancy of the Premises or the Building. If Tenant receives notice of any violation of Legal Requirements applicable to the Premises or the
Building, it shall give prompt notice thereof to Landlord. Nothing contained in this Section 19.1 shall be construed to expand the uses permitted hereunder beyond the Permitted Uses. 

19.2.    Required Permits. Tenant shall, at Tenant’s sole cost and expense, apply for, seek and obtain
all necessary state and local licenses, permits and approvals needed for the operation of Tenant’s business and/or Tenant’s Rooftop Equipment, including without limitation, any and all necessary permits and approvals directly or indirectly
relating or incident to the conduct of its activities on the Premises, its scientific experimentation, transportation, storage, handling, use and disposal of any Hazardous Materials or animals or laboratory specimens, (collectively, the
“Required Permits”), as soon as reasonably possible. Tenant shall thereafter maintain all Required Permits. Tenant, at Tenant’s expense, shall at all times comply with the terms and conditions of each such Required
Permit. Landlord shall reasonably cooperate with Tenant, at Tenant’s sole cost and expense, in connection with its application for Required Permits. Within ten (10) days of a request by Landlord, which request shall be made not more than
once during each period of twelve (12) consecutive months during the Term hereof, unless otherwise requested by any Mortgagee or unless Landlord reasonably suspects that Tenant has violated the provisions of this Article 19,
Tenant shall furnish Landlord with copies of all Required Permits that Tenant has obtained together with a certificate certifying that such permits are all of the permits that Tenant has obtained with respect to the Premises. 

 

	20.	 DEFAULT 

20.1.    Events of Default. The occurrence of any one or more of the following events shall constitute an
“Event of Default” hereunder by Tenant: 
 (a)    If Tenant fails to make any payment of Rent or
any other payment required hereunder, as and when due (a “Monetary Default”), and such failure shall continue for 

  
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a period of three (3) days after notice thereof from Landlord to Tenant; provided, however, an Event of Default shall occur hereunder without any obligation of Landlord to give
any notice if (i) Tenant fails to make any payment on or before the due date therefor, and (ii) Landlord has given Tenant written notice under this Section 20.1(a) on more than one (1) occasion during the
twelve (12) month interval preceding such failure by Tenant; 
 (b)    If Tenant shall fail to timely perform its
obligations under the Work Letter and such failure continues for fifteen (15) business days after notice thereof; 

(c)    If Tenant shall vacate all or substantially all of the Premises without having a permitted Transfer in full force
and effect with respect to such vacated space (provided, however, it shall not be an Event of Default if Tenant vacates all or substantially all of the Premises so long as (i) Tenant maintains all insurance required under
Section 14.1 above, and (ii) the Premises are kept lit, well- maintained and secured); or if Tenant shall abandon the Premises (whether or not the keys shall have been surrendered or the Rent shall have been paid);

 (d)    If Tenant shall fail to execute and deliver to Landlord an estoppel certificate pursuant to Article
16 above or a subordination and attornment agreement pursuant to Article 22 below, within the timeframes set forth therein and such failure continues for five (5) days after notice thereof; 

(e)    If Tenant shall fail to maintain any insurance required hereunder; 

(f)    If Tenant shall fail to restore the Security Deposit to its original amount or deliver a replacement Letter of
Credit as required under Article 7 above; 
 (g)    If Tenant causes or suffers any release of Hazardous
Materials in. on or near the Property: 
 (h)    If Tenant shall make a Transfer in violation of the provisions of
Article 13 above, or if any event shall occur or any contingency shall arise whereby this Lease, or the term and estate thereby created, would (by operation of law or otherwise) devolve upon or pass to any person, firm or corporation
other than Tenant, except as expressly permitted under Article 133 hereof; 
 (i)    If Tenant
fails to comply with (i) the provisions of Sections 2.3, 4.2(a), 4.2(a)(iii)(d), 4.2(b)(vi) or 4.2(b)(vii) above, and such failure shall continue for a period of three (3) calendar days’ after
written notice thereof from Landlord to Tenant, or (ii) the provisions of Sections 2.4, 2.5, 4.2(a)(i), 4.2(a)(iii)(B), 4.2(a)(iii)(C), 4.2(a)(vi), 4.2(b)(iii) or
4.2(b)(v) and such failure shall continue for a period of ten (10) business days after written notice thereof from Landlord to Tenant; provided, however, an Event of Default shall occur hereunder without any obligation of
Landlord to give any notice if (i) Tenant fails to comply with the provisions of any of the foregoing listed subsections above, and (ii) Landlord has given Tenant written notice under this Section 20.1(i) with
respect to a particular violation of the same enumerated subsection on more than one (1) occasion during the twelve (12) month interval preceding such failure by Tenant; 

  
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 (j)    The failure by Tenant to observe or perform any of the covenants
or provisions of this Lease to be observed or performed by Tenant, other than as specified above, and such failure continues for more than thirty (30) days after notice thereof from Landlord; provided, further, that if the nature of
Tenant’s default is such that more than thirty (30) days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant shall commence such cure within said thirty (30) day period and thereafter
diligently prosecute such cure to completion, which completion shall occur not later than ninety (90) days from the date of such notice from Landlord regardless of the reason for lack of completion; 

(k)    Tenant shall be involved in financial difficulties as evidenced by an admission in writing by Tenant of
Tenant’s inability to pay its debts generally as they become due, or by the making or offering to make a composition of its debts with its creditors; 

(l)    Tenant shall make an assignment or trust mortgage, or other conveyance or transfer of like nature, of all or a
substantial part of its property for the benefit of its creditors, 
 (m)    An attachment on mesne process, on
execution or otherwise, or other legal process shall issue against Tenant or its property and a sale of any of its assets shall be held thereunder: 

(n)    intentionally omitted: 

(o)    The leasehold hereby created shall be taken on execution or by other process of law and shall not be revested in
Tenant within thirty (30) days thereafter; 
 (p)    A receiver, sequesterer, trustee or similar officer shall be
appointed by a court of competent jurisdiction to take charge of all or any part of Tenant’s Property and such appointment shall not be vacated within thirty (30) days; or 

(q)    Any proceeding shall be instituted by or against Tenant pursuant to any of the provisions of any Act of Congress or
State law relating to bankruptcy, reorganizations, arrangements, compositions or other relief from creditors, and, in the case of any proceeding instituted against it, if Tenant shall fail to have such proceedings dismissed within thirty
(30) days or if Tenant is adjudged bankrupt or insolvent as a result of any such proceeding. 
 Wherever “Tenant” is used in
subsections (k), (l), (m), (n), (o), (p) or (q) inclusive of this Section 20.1, it shall be deemed to include any parent entity of Tenant and any guarantor of any of
Tenant’s obligations under this Lease. 
 Tenant shall reimburse Landlord, within thirty (30) days after demand, for up to $2,000.00 of
Landlord’s reasonable out-of-pocket costs and expenses (including without limitation legal fees and costs) incurred in connection with the preparation and delivery
of each notice of default delivered pursuant to this Section 20.1 (which notice of default may include such demand for payment). 

20.2.    Remedies. Upon an Event of Default, Landlord may, by notice to Tenant, elect to terminate this
Lease; and thereupon (and without prejudice to any remedies which might otherwise be available to Landlord, including without limitation, for arrears of Rent or preceding 

  
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breach of covenant or agreement and without prejudice to Tenant’s liability for damages as hereinafter stated), upon the giving of such notice, this Lease shall terminate as of the date
specified therein as though that were the Expiration Date. Upon such termination, Landlord shall have the right to utilize the Security Deposit or draw down the entire Letter of Credit, as applicable, and apply the proceeds thereof to its damages
hereunder. Without being taken or deemed to be guilty of any manner of trespass or conversion, and without being liable to indictment, prosecution or damages therefor, Landlord may, by lawful process, enter into and upon the Premises (or any part
thereof in the name of the whole); repossess the same, as of its former estate; and expel Tenant and those claiming under Tenant. The words “re-entry” and
“re-enter” as used in this Lease are not restricted to their technical legal meanings. 

20.3.    Damages - Termination. 

(a)    Upon the termination of this Lease under the provisions of this Article 20, Tenant shall pay to
Landlord Rent up to the time of such termination, shall continue to be liable for any preceding breach of covenant, and in addition, shall pay to Landlord as damages, at the election of Landlord, either: 

(i)    the amount (discounted to present value at the rate of five percent (5%) per annum) by which, at the time of the
termination of this Lease (or at any time thereafter if Landlord shall have initially elected damages under Section 20.3(a)(ii) below), (x) the aggregate of Rent projected over the period commencing with such
termination and ending on the Expiration Date, exceeds (y) the aggregate projected rental value of the Premises for such period, taking into account a reasonable time period during which the Premises shall be unoccupied, plus all Reletting
Costs (hereinafter defined); or 
 (ii)    amounts equal to Rent which would have been payable by Tenant had this Lease
not been so terminated, payable upon the due dates therefor specified herein following such termination and until the Expiration Date, provided, however, if Landlord shall re-let the Premises
during such period, that Landlord shall credit Tenant with the net rents received by Landlord from such re-letting, such net rents to be determined by first deducting from the gross rents as and when received
by Landlord from such re-letting the expenses incurred or paid by Landlord in terminating this Lease, as well as the expenses of re-letting, including altering and
preparing the Premises for new tenants, brokers’ commissions, and all other similar and dissimilar expenses properly chargeable against the Premises and the rental therefrom (collectively, “Reletting Costs”), it being
understood that any such re-letting may be for a period equal to or shorter or longer than the remaining Term at Landlord’s sole and absolute discretion without otherwise affecting this remedy; and
provided, further, that (x) in no event shall Tenant be entitled to receive any excess of such net rents over the sums payable by Tenant to Landlord hereunder and (y) in no event shall Tenant be entitled in any suit for the
collection of damages pursuant to this Section 20.3(a)(ii) to a credit in respect of any net rents from a re-letting except to the extent that such net rents are actually received by
Landlord prior to the commencement of such suit. If the Premises or any part thereof should be re-let in combination with other space, then proper apportionment on a square foot area basis shall be made of the
rent received from such re-letting and of the expenses of re-letting. 

  
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 (b)    In calculating the amount due under
Section 20.3(a)(i), above, there shall be included, in addition to the Base Rent, all other considerations agreed to be paid or performed by Tenant, including without limitation Tenant’s Share of Operating Costs and
Tenant’s Tax Share of Taxes, on the assumption that all such amounts and considerations would have increased at the rate of three percent (3%) per annum for the balance of the full term hereby granted. 

(c)    Suit or suits for the recovery of such damages, or any installments thereof, may be brought by Landlord from time
to time at its election, and nothing contained herein shall be deemed to require Landlord to postpone suit until the date when the Term would have expired if it had not been terminated hereunder. 

(d)    Nothing herein contained shall be construed as limiting or precluding the recovery by Landlord against Tenant of
any sums or damages to which, in addition to the damages particularly provided above, Landlord may lawfully be entitled by reason of any Event of Default hereunder. 

(e)    In lieu of any other damages or indemnity and in lieu of full recovery by Landlord of all sums payable under all
the foregoing provisions of this Section 20.3, Landlord may, by written notice to Tenant, at any time after this Lease is terminated under any of the provisions herein contained or is otherwise terminated for breach of any obligation of
Tenant and before such full recovery, elect to recover, and Tenant shall thereupon pay, as liquidated damages, an amount equal to the aggregate of (x) an amount equal to the lesser of (1) Rent accrued under this Lease in the twelve
(12) months immediately prior to such termination, or (2) Rent payable during the remaining months of the Term if this Lease had not been terminated, plus (y) the amount of Rent accrued and unpaid at the time of termination, less
(z) the amount of any recovery by Landlord under the foregoing provisions of this Section 20.3 up to the time of payment of such liquidated damages; Tenant hereby acknowledging that the damages which Landlord may
suffer as the result of the termination of this Lease as a result of an Event of Default over cannot be determined as of the Execution Date. 

(f)    Landlord shall use reasonable efforts to mitigate its damages in the event of a termination of this Lease by reason
of any Event of Default hereunder, however Landlord’s obligation to relet the Premises shall be subject to the reasonable requirements of Landlord to lease other available space for comparable use prior to reletting the Premises and to lease to
high quality tenants in a harmonious manner with an appropriate mix of uses, tenants, floor areas and terms of tenancies, and the like. 

20.4.    Landlord’s Self-Help; Fees and Expenses. If Tenant shall default in the
performance of any covenant on Tenant’s part to be performed in this Lease contained, including without limitation the obligation to maintain the Premises in the required condition pursuant to Section 10.1 above,
Landlord may, after the expiration of the cure periods set forth in Section 20.1 above and upon reasonable advance notice (except that in an emergency or if any such default constitutes a violation of Legal Requirements, no
notice shall be required and Landlord shall not be required to wait for the expiration of such cure periods), immediately, or at any time thereafter, perform the same for the account of Tenant. Tenant shall pay to Landlord within thirty
(30) days after invoicing therefor any reasonable costs incurred by Landlord in connection 

  
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therewith, together with interest at the Default Rate until paid in full. In addition, Tenant shall pay all of Landlord’s reasonable costs and expenses, including without limitation
reasonable attorneys’ fees, incurred (i) in enforcing any obligation of Tenant under this Lease or (ii) as a result of Landlord or any of the Landlord Parties being made party to any litigation pending by or against any of the Tenant
Parties. 
 20.5.    Waiver of Redemption, Statutory Notice and Grace Periods. Tenant does hereby waive
and surrender all rights and privileges which it might have under or by reason of any present or future Legal Requirements to redeem the Premises or to have a continuance of this Lease for the Term hereby demised after being dispossessed or ejected
therefrom by process of law or under the terms of this Lease or after the termination of this Lease as herein provided. Except to the extent prohibited by Legal Requirements, any statutory notice and grace periods provided to Tenant by law are
hereby expressly waived by Tenant. 
 20.6.    Landlord’s Remedies Not Exclusive. The
specified remedies to which Landlord may resort hereunder are cumulative and are not intended to be exclusive of any remedies or means of redress to which Landlord may at any time be lawfully entitled, and Landlord may invoke any remedy (including
the remedy of specific performance) allowed at law or in equity as if specific remedies were not herein provided for, in all event without prejudice to any and all remedies contained in this Lease. 

20.7.    No Waiver. Landlord’s failure to seek redress for violation, or to insist upon the strict
performance, of any covenant or condition of this Lease, or any of the Rules and Regulations promulgated hereunder, shall not prevent a subsequent act, which would have originally constituted a violation, from having all the force and effect of an
original violation. The receipt by Landlord of Rent with knowledge of the breach of any covenant of this Lease shall not be deemed a waiver of such breach. The failure of Landlord to enforce any of such Rules and Regulations against Tenant and/or
any other tenant in the Building shall not be deemed a waiver of any such Rules and Regulations. No provisions of this Lease shall be deemed to have been waived by either party unless such waiver be in writing signed by such party against whom a
waiver is claimed. No payment by Tenant or receipt by Landlord of a lesser amount than the Rent herein stipulated shall be deemed to be other than on account of the stipulated Rent, nor shall any endorsement or statement on any check or any letter
accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy in this Lease
provided. 
 20.8.    Restrictions on Tenant’s Rights. During the continuation of any
Event of Default, (a) Landlord shall not be obligated to provide Tenant with any notice pursuant to Section 2.6 above; and (b) Tenant shall not have the right to make, nor to request Landlord’s consent or
approval with respect to, any Alterations. 
 20.9.    Landlord Default. Notwithstanding anything to the
contrary contained in the Lease, Landlord shall in no event be in default in the performance of any of Landlord’s obligations under this Lease unless Landlord shall have failed to perform such obligations within thirty (30) days (or such
additional time as is reasonably required to correct any such default, provided Landlord commences cure within 30 days) after written notice by Tenant to Landlord 

  
 53 

 
properly specifying wherein Landlord has failed to perform any such obligation. Tenant shall not have the right to terminate or cancel this Lease or to withhold rent or to set-off or deduct any claim or damages against rent as a result of any default by Landlord or breach by Landlord of its covenants or any warranties or promises hereunder, except in the case of a wrongful eviction of
Tenant from the Premises (constructive or actual) by Landlord, and then only if the same continues after notice to Landlord thereof and an opportunity for Landlord to cure the same as set forth above. In addition, Tenant shall not assert any right
to deduct the cost of repairs or any monetary claim against Landlord from rent thereafter due and payable under this Lease. 
  

	21.	 SURRENDER; ABANDONED PROPERTY; HOLD-OVER 

 

	 	21.1.    Surrender	 

(a)    Upon the expiration or earlier termination of the Term, Tenant shall (i) peaceably quit and surrender to
Landlord the Premises (including without limitation all lab benches, fume hoods, electric, plumbing, heating and sprinkling systems, fixtures and outlets, vaults, paneling, molding, shelving, radiator enclosures, cork, rubber, linoleum and
composition floors, ventilating, silencing, air conditioning and cooling equipment therein) broom clean, in good order, repair and condition, excepting only ordinary wear and tear and damage by fire or other Casualty; (ii) remove all of
Tenant’s Property (including without limitation all cabling, Tenant’s Rooftop Equipment and all autoclaves and cage washers) and, to the extent specified by Landlord in accordance with Section 11.1 above,
Alterations made by Tenant; and (iii) repair any damages to the Premises or the Building caused by the installation or removal of Tenant’s Property and/or such Alterations. Tenant’s obligations under this
Section 21.1(a) shall survive the expiration or earlier termination of this Lease. 

(b)    Prior to the expiration of this Lease (or within thirty (30) days after any earlier termination), Tenant shall
clean and otherwise decommission all interior surfaces (including floors, walls, ceilings, and counters), piping, supply lines, waste lines, acid neutralization systems and plumbing in and/or exclusively serving the Premises, and all exhaust or
other ductwork in and/or exclusively serving the Premises, in each case which has carried or released or been contacted by any Hazardous Materials or other chemical or biological materials used in the operation of the Premises, and shall otherwise
clean the Premises so as to permit the Surrender Plan (defined below) to be issued. At least thirty (30) days prior to the expiration of the Term (or, if applicable, within five (5) business days after any earlier termination of this
Lease), Tenant shall deliver to Landlord a narrative description prepared by a third-party provider reasonably acceptable to Landlord of the actions proposed (or required by any Legal Requirements) to be taken by Tenant in order to render the
Premises (including, without limitation, floors, walls, ceilings, counters, piping, supply lines, waste lines and plumbing in or serving the Premises and all exhaust or other ductwork in or serving the Premises) free of Hazardous Materials and
otherwise released for unrestricted use and occupancy including without limitation causing the Premises to be decommissioned in accordance with the regulations of the U.S. Nuclear Regulatory Commission and/or the Massachusetts Department of Public
Health (the MDPH ) for the control of radiation and cause the Premises to be released for unrestricted use by the Radiation Control Program of the MDPH (the “Surrender Plan”). The Surrender Plan shall be prepared so that,
following its implementation, all exhaust and other duct work in the Premises may be reused by a subsequent tenant or disposed of in conformance with 

  
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all applicable Environmental Laws without incurring special costs on account of any Hazardous Materials or undertaking special procedures for demolition, disposal, investigation, assessment,
cleaning or removal of such Hazardous Materials or needing to give notice in connection with such Hazardous Materials. The Surrender Plan (i) shall be accompanied by a current list of (A) all local, state and federal licenses,
registrations, permits and approvals held by or on behalf of any Tenant Party with respect to Hazardous Materials in, on, under, at or about the Premises, and (B) Tenant’s Hazardous Materials, and (ii) shall be subject to the review
and approval of Landlord’s environmental consultant. In connection with review and approval of the Surrender Plan, upon request of Landlord, Tenant shall deliver to Landlord or its consultant such additional
non-proprietary information concerning the use of and operations within the Premises as Landlord shall reasonably request. On or before the expiration of the Term (or within thirty (30) days after any
earlier termination of this Lease, during which period Tenant’s use and occupancy of the Premises shall be governed by Section 21.3 below), Tenant shall (i) perform or cause to be performed all actions described
in the approved Surrender Plan, and (ii) deliver to Landlord a certification from a third party certified industrial hygienist reasonably acceptable to Landlord certifying that the Premises do not contain any Hazardous Materials and evidence
that the approved Surrender Plan shall have been satisfactorily completed by a contractor acceptable to Landlord (the “Decommissioning Closure Report”), and the Decommissioning Closure Report shall also include reasonable
detail concerning the clean up measures taken, the clean up locations, the tests run, and the analytic results. Landlord shall have the right, subject to reimbursement at Tenant’s expense, to cause Landlord’s environmental consultant to
inspect the Premises and perform such additional procedures as may be deemed reasonably necessary to confirm that the Premises are, as of the expiration of the Term (or, if applicable, the date which is thirty (30) days after any earlier
termination of this Lease), free of Hazardous Materials and otherwise available for unrestricted use and occupancy as aforesaid. Landlord shall have the unrestricted right to deliver the Surrender Plan, the Decommissioning Closure Report and any
report by Landlord’s environmental consultant with respect to the surrender of the Premises to third parties subject to the requirement that such parties execute a commercially reasonable confidentiality agreement with respect thereto. Such
third parties and the Landlord Parties shall be entitled to rely on the Decommissioning Closure Report. If Tenant shall fail to prepare a Surrender Plan or submit a Decommissioning Closure Report based on the Surrender Plan approved by Landlord, or
if Tenant shall fail to complete the approved Surrender Plan, or if such Surrender Plan, whether or not approved by Landlord, shall fail to adequately address the use of Hazardous Materials by any of the Tenant Parties in, on, at, under or about the
Premises, (A) Landlord shall have the right to take any such actions as Landlord may deem reasonable or appropriate to assure that the Premises and the Property are surrendered in the condition required hereunder, the cost of which actions
shall be reimbursed by Tenant as additional rent upon demand; and (B) if the Term shall have ended, unless and until Landlord elects to take such actions to assure that the Premises are surrendered in the condition required hereunder, Tenant
shall be deemed to be a holdover tenant subject to the provisions of Section 21.3 below until the date on which Tenant delivers the Decommissioning Closure Report (in the form required hereunder) to Landlord. Tenant’s
obligations under this Section 21.1(b) shall survive the expiration or earlier termination of this Lease. 

(c)    No act or thing done by Landlord during the Term shall be deemed an acceptance of a surrender of the Premises, and
no agreement to accept such surrender shall be valid, unless in writing signed by Landlord. Unless otherwise agreed by the parties in writing, no 

  
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employee of Landlord or of Landlord’s agents shall have any power to accept the keys of the Premises prior to the expiration or earlier termination of this Lease. The delivery of keys to any
employee of Landlord or of Landlord’s agents shall not operate as a termination of this Lease or a surrender of the Premises. 

(d)    Notwithstanding anything to the contrary contained herein, Tenant shall, at its sole cost and expense, remove from
the Premises, prior to the end of the Term, any item installed by or for Tenant and which, pursuant to Legal Requirements, must be removed therefrom before the Premises may be used by a subsequent tenant. 

(e)    Tenant hereby assigns to Landlord any warranties in effect on the last day of the Term with respect to any fixtures
and Alterations remaining in the Premises. Tenant shall provide Landlord with copies of any such warranties prior to the expiration of the Term (or, if the Lease is earlier terminated, within five (5) days thereafter). 

21.2.    Abandoned Property. After the expiration or earlier termination hereof, if Tenant fails to remove
any property from the Building or the Premises which Tenant is obligated by the terms of this Lease to remove within five (5) business days after written notice from Landlord, such property (the “Abandoned Property”)
shall be conclusively deemed to have been abandoned, and may either be retained by Landlord as its property or sold or otherwise disposed of in such manner as Landlord may see fit. If any item of Abandoned Property shall be sold, Tenant hereby
agrees that Landlord may receive and retain the proceeds of such sale and apply the same, at its option, to the expenses of the sale, the cost of moving and storage, any damages to which Landlord may be entitled under Article 20 hereof
or pursuant to law, and to any arrears of Rent. 
 21.3.    Holdover. If any of the Tenant Parties holds
over after the end of the Term, Tenant shall be deemed a tenant-at-sufferance subject to the provisions of this Lease; provided that whether or not Landlord has
previously accepted payments of Rent from Tenant, (i) Tenant shall pay Base Rent at 150% of the highest rate of Base Rent payable during the Term for the first sixty (60) days of holdover and 200% thereafter, (ii) Tenant shall
continue to pay to Landlord all additional rent, and (iii) if such holdover persists for more than thirty (30) days, Tenant shall be liable for all damages, including without limitation lost business and consequential damages, incurred by
Landlord as a result of such holding over, Tenant hereby acknowledging that Landlord may need the Premises after the end of the Term for other tenants and that the damages which Landlord may suffer as the result of Tenant’s holding over cannot
be determined as of the Execution Date. If Tenant holds over in less than all of the Premises the provisions of this Section 21.3 shall apply only to the floor(s) on which Tenant is holding over unless Landlord has a
replacement tenant for more than one floor including the floor(s) on which Tenant is holding over, in which event the provisions of this Section 21.3 shall apply to the floors of the Premises to be leased to such
replacement tenant. Nothing contained herein shall grant Tenant the right to holdover after the expiration or earlier termination of the Term. Nothing herein shall in any way affect Tenant’s status as a tenant-at-sufferance during any holdover period. 

  
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	22.	 SUBORDINATION; MORTGAGES AND MASTER LEASE. 

22.1.    Subordination. Subject to the execution of a commercially reasonable subordination, non-disturbance and attornment agreement, Tenant’s rights and interests under this Lease shall be (i) subject and subordinate to any existing or future ground or master lease and to any mortgages, deeds of
trust, overleases, or similar instruments covering the Premises, the Building and/or the Land or any portion thereof or Landlord’s interest therein and to all advances, modifications, renewals, replacements, and extensions thereof (each of the
foregoing, a “Mortgage”), or (ii) if any Mortgagee elects, prior to the lien of any present or future Mortgage. Tenant further shall attorn to and recognize any successor landlord, whether through foreclosure or
otherwise, as if the successor landlord were the originally named landlord. The provisions of this Section 22.1 shall be self-operative and no further instrument shall be required to effect such subordination or attornment;
however, Tenant agrees to execute, acknowledge and deliver such instruments, confirming such subordination and attornment in such form as shall be requested by any such holder within ten (10) business days of request therefor. 

22.2.    Mortgagee Notices. Tenant shall give each Mortgagee of which it has notice the same notices given
to Landlord concurrently with the notice to Landlord, and each Mortgagee shall have a reasonable opportunity to cure a Landlord default after the expiration of Landlord’s applicable notice and/or cure periods if Landlord fails to do so. and
Mortgagee’s curing of any of Landlord’s default shall be treated as performance by Landlord. 

22.3.    Mortgagee Liability. Tenant acknowledges and agrees that if any Mortgage shall be foreclosed,
(a) the liability of the Mortgagee and its successors and assigns shall exist only so long as such Mortgagee or purchaser is the owner of the Premises, and such liability shall not continue or survive after further transfer of ownership; and
(b) such Mortgagee and its successors or assigns shall not be (i) liable for any act or omission of any prior lessor under this Lease; (ii) liable for the performance of Landlord’s covenants pursuant to the provisions of this
Lease which arise and accrue prior to such entity succeeding to the interest of Landlord under this Lease or acquiring such right to possession; (iii) subject to any offsets or defense which Tenant may have at any time against Landlord;
(iv) bound by any base rent or other sum which Tenant may have paid previously for more than one (1) month; or (v) liable for the performance of any covenant of Landlord under this Lease which is capable of performance only by the
original Landlord. 
 22.4.    Mortgagee Consent. Tenant acknowledges that, where applicable, any consent
or approval hereafter given by Landlord may be subject to the further consent or approval of a Mortgagee; and the failure or refusal of such Mortgagee to give such consent or approval shall, notwithstanding anything to the contrary in this Lease
contained, constitute reasonable justification for Landlord’s withholding its consent or approval. Subject to the terms and conditions of the Mortgage in question, Landlord shall use commercially reasonable efforts to enforce any obligation of
a Mortgagee to grant its approval within the time periods, if any, specified in such Mortgage, provided, however, in no event shall Landlord be required to commence litigation in connection therewith. 

22.5.    Master Lease. Landlord and Tenant each hereby acknowledges and agrees that (i) Landlord has
the right to master lease all or any portion of the Building, together with (or 

  
 57 

 
without) all or any portion of the Land, pursuant to a commercially reasonable master lease (as the same may be amended, modified or amended and restated, the “Master
Lease”), a notice of which shall be recorded with the Registry; (ii) simultaneously with the execution of the Master Lease, Landlord shall assign to the master tenant named therein (“New Landlord”), and New
Landlord shall assume, all of Landlord’s right, title and interest in and to this Lease, notice of which shall be recorded with the Registry (it being understood that such assignment may be referenced in the notice of lease with respect to the
Master Lease, rather than in a separate document); (iii) this Lease shall be subject and subordinate to the Master Lease, provided that Fee Owner, New Landlord and Tenant enter into an agreement in substantially the form attached hereto as
Exhibit 12; (iv) Tenant shall execute such reasonable documents (which may be in recordable form) evidencing the foregoing within ten (10) business days after Landlord’s request. From and after the implementation of the foregoing,
all references to (1) “Landlord” in this Lease (except in this paragraph) shall mean New Landlord (or its successor-in-interest, in accordance
with Sections 25.10 and 25.11 below), and (2) “Fee Owner” in this Lease shall mean the landlord under the Master Lease. In the event the Master Lease relates to less than all of the Building and Land, all
references herein to the “Property” shall mean the premises demised under the Master Lease. 
  

	23.	 QUIET ENJOYMENT. 

Landlord covenants that so long as Tenant keeps and performs each and every covenant, agreement, term, provision and condition herein contained
on the part and on behalf of Tenant to be kept and performed, Tenant shall peaceably and quietly hold, occupy and enjoy the Premises during the Term from and against the claims of all persons lawfully claiming by, through or under Landlord subject,
nevertheless, to the covenants, agreements, terms, provisions and conditions of this Lease, any matters of record or of which Tenant has knowledge and to any Mortgage to which this Lease is subject and subordinate, as hereinabove set forth. 

 

	24.	 NOTICES. 

Any notice, consent, request, bill, demand or statement hereunder (each, a “Notice”) by either party to the other party
shall be in writing and shall be deemed to have been duly given when either delivered by hand or by nationally recognized overnight courier or refused, as the case may be (in either case with evidence of delivery or refusal thereof) and addressed as
follows: 
  

			
	If to Landlord:	  	Massachusetts Institute of Technology
		  	c/o MIT Investment Management Company
		  	One Broadway, 09-200
		  	Cambridge, MA 02142
		  	Attention: President
		
	With copies to:	  	MIT Investment Management Company
		  	One Broadway, 09-200
		  	Cambridge, MA 02142
		  	Attention: Director of Real Estate Legal Services

  
 58 

			
	and:	  	MIT Investment Management Company
		  	One Broadway, 09-200
		  	Cambridge, MA 02142
		  	Attention: Senior Vice President
		
	and:	  	Goulston & Storrs PC
		  	400 Atlantic Avenue
		  	Boston, MA 02110
		  	Attention: Colleen P. Hussey, Esquire
		
	and:	  	Jones Lang LaSalle Americas, Inc.
		  	One Broadway, 6th Floor
		  	Cambridge, MA 02142
		  	Attention: Group Manager
		
	With a copy by email to:	  	RELegal@mitimco.mit.edu
		
	If to Tenant:	  	Prior to Phase 2 Term Commencement Date
		  	Beam Therapeutics, Inc.
		  	26 Lansdowne Street
		  	2nd Floor
		  	Cambridge, MA 02139
		  	Attention: CEO
		
	with a copy to:	  	WilmerHale
		  	60 State Street
		  	Boston. MA 02109
		  	Attention: Paul Jakubowski

 Notwithstanding the foregoing, any notice from Landlord to Tenant regarding ordinary business operations
(e.g., exercise of a right of access to the Premises, maintenance activities, invoices, etc.) may also be given by written notice delivered by facsimile or electronic mail to any person at the Premises whom Landlord reasonably believes is authorized
to receive such notice on behalf of Tenant without copies as specified above. Either party may at any time change the address or specify an additional address for such Notices by delivering or mailing, as aforesaid, to the other party a notice
stating the change and setting forth the changed or additional address, provided such changed or additional address is within the United States and is not a post office box. Notices shall be effective upon the date of receipt or refusal
thereof. Any notice given by an attorney on behalf of Landlord shall be considered as given by Landlord and shall be fully effective. Any notice given by an attorney on behalf of Tenant shall be considered as given by Tenant and shall be fully
effective. 
  

	25.	 MISCELLANEOUS 

25.1.    Separability. If any provision of this Lease or portion of such provision or the application thereof
to any person or circumstance is for any reason held invalid or unenforceable, the remainder of this Lease (or the remainder of such provision) and the application thereof to other persons or circumstances shall not be affected thereby 

  
 59 

 25.2.    Captions; Interpretation. The captions are
inserted only as a matter of convenience and for reference, and in no way define, limit or describe the scope of this Lease nor the intent of any provisions thereof. The normal rule of construction to the effect that any ambiguities are to be
resolved against the drafting party shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto. Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the
singular number shall be held to include the plural, unless the context otherwise requires. Unless expressly stated otherwise, the use of the word “including” in this Lease shall be deemed to mean “including without limitation”
in each instance. 
 25.3.    Broker. Tenant and Landlord each warrants and represents that it has dealt
with no broker in connection with the consummation of this Lease other than CBRE/ New England (“Broker”). Tenant and Landlord each agrees to defend, indemnify and save the other harmless from and against any Claims arising in
breach of its representation and warranty set forth in the immediately preceding sentence. Landlord shall be solely responsible for the payment of any brokerage commissions to Broker. 

25.4.    Entire Agreement. This Lease, Lease Summary Sheet and Exhibits
1-12 attached hereto and incorporated herein contain the entire and only agreement between the parties and any and all statements and representations, written and oral, including previous correspondence
and agreements between the parties hereto, are merged herein. Tenant acknowledges that all representations and statements upon which it relied in executing this Lease are contained herein and that Tenant in no way relied upon any other statements or
representations, written or oral. This Lease may not be modified orally or in any manner other than by written agreement signed by the parties hereto, provided that no amendment or modification may be effected by text message, electronic mail
or similar communication. Each reference in this Lease to any of the terms and titles contained in any Exhibit attached to this Lease shall be deemed and construed to incorporate the data stated under that term or title in such Exhibit. All
capitalized terms not otherwise defined herein shall have the meanings ascribed to them as set forth in the Lease Summary Sheet which is attached hereto and incorporated herein by reference. 

25.5.    Governing Law; Personal Jurisdiction. This Lease is made pursuant to, and shall be governed by, and
construed in accordance with, the laws of the Commonwealth of Massachusetts and any applicable local municipal rules, regulations, by-laws, ordinances and the like. Any litigation relating to this Lease shall
be brought in the state or federal courts in the Commonwealth of Massachusetts, and each party consents to personal jurisdiction in such courts. 

25.6.    Tenant Representations. Tenant hereby guarantees, warrants and represents to Landlord that
(i) Tenant is duly incorporated or otherwise established or formed and validly existing under the laws of its state of incorporation, establishment or formation, (ii) Tenant has and is duly qualified to do business in the state in
which the Property is located, (iii) Tenant has full corporate, partnership, trust, association or other appropriate power and authority to enter into this Lease and to perform all of Tenant’s obligations hereunder, (iv)
each person (and all of the persons if more than one signs) signing this Lease on behalf of Tenant is duly and validly authorized to do so; and (v) neither the execution, delivery or performance of this Lease, nor the consummation of the
transactions contemplated hereby, will violate or conflict with any provision of documents or instruments under which Tenant is constituted or to which Tenant is a party. 

  
 60 

 25.7.    Expenses Incurred by Landlord Upon Tenant
Requests. Tenant shall, upon demand, reimburse Landlord for all reasonable expenses, including, without limitation, legal fees, incurred by Landlord in connection with all requests by Tenant for consents, approvals or execution of collateral
documentation related to this Lease, including, without limitation, costs incurred by Landlord in the review and approval of Tenant’s plans and specifications in connection with proposed Alterations (other than Tenant’s Fitout) to be made
by Tenant to the Premises or in connection with requests by Tenant for Landlord’s consent to make a Transfer. Such costs shall be deemed to be additional rent under this Lease. 

25.8.    Survival. Without limiting any other obligation of Tenant which may survive the expiration or prior
termination of the Term, all obligations on the part of Tenant to indemnify, defend, or hold Landlord harmless, as set forth in this Lease (including without limitation Sections 14.2 and 17.5 hereof) shall survive the expiration
or prior termination of the Term. 
 25.9.    Limitation of Liability. Tenant shall neither assert nor
seek to enforce any claim against Landlord or any of the Landlord Parties, or the assets of any of the Landlord Parties, for breach of this Lease or otherwise, other than against Landlord’s interest in the Property, and Tenant agrees to look
solely to such interest for the satisfaction of any liability of Landlord under this Lease. This Section 25.9 shall not limit any right that Tenant might otherwise have to obtain injunctive relief against Landlord. Landlord
and Tenant specifically agree that in no event shall any officer, director, trustee, employee or representative of Landlord or any of the other Landlord Parties ever be personally liable for any obligation under this Lease, nor shall Landlord or any
of the other Landlord Parties be liable for consequential, incidental or punitive damages or for lost profits whatsoever in connection with this Lease. 

25.10.    Binding Effect. The covenants, agreements, terms, provisions and conditions of this Lease shall
bind and benefit the successors and assigns of the parties hereto with the same effect as if mentioned in each instance where a party hereto is named or referred to, except that no violation of the provisions of Article 13 hereof shall
operate to vest any rights in any successor or assignee of Tenant. A facsimile, PDF or other electronic signature on this Lease shall be equivalent to, and have the same force and effect as, an original signature. 

25.11.    Landlord Obligations upon Transfer. Upon any sale, transfer or other disposition of the Laboratory
Addition, Landlord shall be entirely freed and relieved from the performance and observance accruing thereafter of all covenants and obligations hereunder on the part of Landlord to be performed and observed, it being understood and agreed in such
event (and it shall be deemed and construed as a covenant running with the land) that the person succeeding to Landlord’s ownership shall thereupon and thereafter assume, and perform and observe, any and all of such covenants and obligations of
Landlord, except as otherwise agreed in writing. 
 25.12.    Grants of Interest. Tenant shall not grant
any security interest whatsoever in (a) any fixtures within the Premises or (b) any item paid in whole or in part with Landlord’s Contribution without the consent of Landlord. 

  
 61 

 25.13.    No Air Rights. No rights to any view or to light
or air over any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease. If at any time any windows of the Premises are temporarily darkened or the light therefrom is obstructed by reason of any repairs,
improvements, maintenance or cleaning in or about the Property, the same shall be without liability to Landlord and without any reduction or diminution of Tenant’s obligations under this Lease. 

25.14.    [Intentionally omitted]. 

25.15.    Financial Information. Tenant shall deliver to Landlord, within thirty (30) days after
Landlord’s reasonable request, Tenant’s most recently completed balance sheet and related statements of income, shareholder’s equity and cash flows statements (audited if available) reviewed by an independent certified public
accountant and certified by an officer of Tenant as being true and correct in all material respects. Any such financial information may be relied upon by any actual or potential lessor, purchaser, or mortgagee of the Property or any portion thereof.

 25.16.    Measurements. After (a) substantial completion of restoration of the Building (or any
portion thereof) after a Casualty; (b) the effective date of any Taking affecting the Property or any portion thereof, and/or (c) substantial completion of any Changes pursuant to Section 2.1 of this Lease,
Landlord shall have the right to measure the Building and/or the Premises in accordance with the Building’s then- current version of the Standard Method of Measurement for Office Buildings (ANSI/BOMA) (or if such standard is no longer in use,
using an industry-standard method of measurement reasonably selected by Landlord) and to make an appropriate adjustment to Base Rent, Tenant’s Share and Tenant’s Tax Share. Tenant shall execute an agreement confirming such measurements and
adjustments within ten (10) business days after Landlord’s request therefor. Tenant’s failure to execute and return any such agreement proposed by Landlord, or to provide written objection to the statements contained therein, within
ten (10) business days after the date of Tenant’s receipt thereof, shall be deemed an approval by Tenant of Landlord’s determination of such figures as set forth therein. 

25.17.    OFAC. Tenant warrants and represents, as of the date hereof and throughout the Term, that it is
not owned or controlled, directly or indirectly, by any person or government from countries or other areas that are subject to economic, trade, sectoral, or transactional sanctions imposed by the United States Government, and that neither Tenant nor
any of its owners, directors, officers or group companies appears on any lists of known or suspected terrorists, terrorist organizations or other prohibited persons made publicly available or published by any agency of the government of the United
States or any other jurisdiction in which Tenant is doing business, including but not limited to the List of Specially Designated Nationals and Blocked Persons maintained by the Office of Foreign Assets Control of the U.S. Department of the
Treasury. Tenant shall notify Landlord immediately if these circumstances change. 

25.18.    Confidentiality. 

(a)    Lease Terms. Tenant acknowledges and agrees that the terms of this Lease are confidential. Disclosure of the
terms hereof could adversely affect the ability of Landlord to negotiate other leases with respect to the Building and may impair Landlord’s relationship with other tenants of the Building. Tenant agrees that it and its partners, officers,
directors, 

  
 62 

 
employees, brokers, and attorneys, if any, shall not disclose the terms and conditions of this Lease to any other person or entity without the prior written consent of Landlord, which may be
given or withheld by Landlord, in Landlord’s sole discretion, except as required for financial disclosures or securities filings, as required by the order of any court or public body with authority over Tenant, in connection with prospective
assignments and subleases in connection with prospective investments in Tenant or mergers or similar transactions involving Tenant or in connection with any litigation between Landlord and Tenant with respect to this Lease. It is understood and
agreed that damages alone would be an inadequate remedy for the breach of this provision by Tenant, and Landlord shall also have the right to seek specific performance of this provision and to seek injunctive relief to prevent its breach or
continued breach. Landlord and Tenant agree that no press or other publication release or communication to the general public concerning this Lease will be issued without the other party’s prior written approval. 

(b)    Landlord’s Proprietary Information. In connection with this Lease, Landlord has delivered
and/or will deliver to Tenant from time to time certain information about the Property, which may include, without limitation, master leases, environmental reports and other title, zoning, geotechnical, permitting, environmental and operational
materials relating to the Property (such information whether furnished before or after the Execution Date, whether oral or written, and regardless of the manner in which it is furnished, is collectively hereinafter referred to as the
“Landlord’s Proprietary Information”). Landlord’s Proprietary Information does not include, however, information which (1) is or becomes generally available to the public other than
as a result of a disclosure in violation of this Section 25.18 by Tenant or Tenant’s Engaged Persons; (2) was available to Tenant on a non-confidential basis prior to its
disclosure by Landlord; (3) becomes available to Tenant on a non-confidential basis from a person other than Landlord who is not to the knowledge of Tenant or Tenant’s Engaged Persons otherwise bound
by a confidentiality agreement with Landlord, or is otherwise not under an obligation to Landlord not to transmit the information to Tenant; or (4) is independently developed by Tenant without the use of any Landlord’s Proprietary
Information. 
 (i)    Tenant hereby covenants and agrees, using a reasonable degree of care: (A) to keep all
Landlord’s Proprietary Information confidential in accordance herewith; (B) not to disclose or reveal any Landlord’s Proprietary Information to any person other than Tenant’s Engaged Persons; (C) to cause Tenant’s
Engaged Persons to observe the terms of this Section 25.18(b); and (D) not to use any Landlord’s Proprietary Information for any purpose other than in connection with the Lease.
“Tenant’s Engaged Persons” shall mean those persons, including without limitation Tenant’s employees, agents, consultants, attorneys, accountants and representatives, whose duties and
responsibilities reasonably require that Landlord’s Proprietary Information be disclosed to them in connection with this Lease. 

(ii)    In the event that Tenant is requested pursuant to, or required by, applicable law or regulation or by legal
process to disclose any Landlord’s Proprietary Information, Tenant agrees that it will make reasonable efforts to provide Landlord with reasonable notice of such request or requirement in order to enable Landlord to seek an appropriate
protective order or other remedy, to resist or narrow the scope of such request or legal process, or to waive compliance, in whole or in part, with the terms of this Section 25.18. In any such event Tenant will use
reasonable efforts under the circumstances in which disclosure is sought to ensure that all Landlord’s Proprietary Information and other information that is so 

  
 63 

 
disclosed will be accorded confidential treatment by the entity compelling such disclosure and Landlord shall respond in such a time and manner that does not put Tenant or any of Tenant’s
Engaged Persons at risk of violation of such law or regulation or legal process. 
 (iii)    Without prejudice to the
rights and remedies otherwise available at law or in equity, Tenant agrees that Landlord shall be entitled to seek equitable relief by way of injunction or otherwise if Tenant or any of Tenant’s Engaged Persons breach or reasonably threaten to
breach any of the provisions of this Section 25.18(b). 
 (c)    In connection with
this Lease, from time to time Tenant has delivered and/or will deliver to Landlord and the Landlord Parties may observe or have the opportunity to review, certain information about Tenant and/or its affiliates, including but not limited to financial
information and other information related to the business operations of Tenant and/or its affiliates (such information whether furnished, observed, or reviewed before or after the Execution Date, whether oral, written, or visual, and regardless of
the manner in which it is furnished, observed or reviewed, is collectively hereinafter referred to as “Tenant’s Proprietary Information”). Tenant’s Proprietary Information does not
include, however, information which (1) is or becomes generally available to the public other than as a result of a disclosure in violation of this Section 25.18(c) by Landlord or Landlord’s Engaged Persons;
(2) was available to Landlord on a non-confidential basis prior to its disclosure by Tenant; (3) becomes available to Landlord on a non-confidential basis from
a person other than Tenant who is not to the knowledge of Landlord or Landlord’s Engaged Persons otherwise bound by a confidentiality agreement with Tenant, or is otherwise not under an obligation to Tenant not to transmit the information to
Landlord; or (4) is independently developed by Landlord without the use of any Tenant’s Proprietary Information. Nothing in this Section 25.18 shall be construed to require Tenant to deliver any information about
Tenant and/or its affiliates, including but not limited to financial information and other information related to the business operations of Tenant and/or its affiliates unless expressly required pursuant to this Lease or reasonably necessary for
Landlord to comply with any Legal Requirements. 
 (i)    Landlord hereby covenants and agrees, using a reasonable
degree of care: (A) to keep all Tenant’s Proprietary Information confidential in accordance herewith; (B) not to disclose or reveal any Tenant’s Proprietary Information to any person other than Landlord’s Engaged Persons;
(C) to cause Landlord’s Engaged Persons to observe the terms of this Section 25.18(c); and (D) not to use any Tenant’s Proprietary Information for any purpose other than in connection with the ownership,
financing, and/or sale of any of Landlord’s interest in and to the Property or any portion thereof including the Premises. “Landlord’s Engaged Persons” shall mean those persons, including
without limitation Landlord’s or its affiliates’ actual or prospective lenders, investors and purchasers and the brokers, appraisers, employees, agents, consultants, attorneys, accountants and representatives thereof or of Landlord or its
affiliates, whose duties and responsibilities reasonably require that Tenant’s Proprietary Information be disclosed to them in connection with the ownership, management, insurance, maintenance, repair, operation, financing, and/or sale of any
of Landlord’s interest in and to the Property or any portion thereof including the Premises. 
 (ii)    In the
event that Landlord is requested pursuant to, or required by, applicable law or regulation or by legal process to disclose any Tenant’s Proprietary Information, 

  
 64 

 
Landlord agrees that it will make reasonable efforts to provide Tenant with reasonable notice of such request or requirement in order to enable Tenant to seek an appropriate protective order or
other remedy, to resist or narrow the scope of such request or legal process, or to waive compliance, in whole or in part, with the terms of this Section 25.18(c). In any such event Landlord will use reasonable efforts
under the circumstances in which disclosure is sought to ensure that all Tenant’s Proprietary Information will be accorded confidential treatment by the entity compelling such disclosure and Tenant shall respond in such a time and manner that
does not put Landlord or any of its Engaged Persons at risk of violation of such law or regulation or legal process. 

(iii)    Without prejudice to the rights and remedies otherwise available at law or in equity, Landlord agrees that
Tenant shall be entitled to seek equitable relief by way of injunction or otherwise if Landlord or any of Landlord’s Engaged Persons breach or reasonably threaten to breach any of the provisions of this Section 25.18(c). 

(d)    Tenant will be responsible for any breach of the terms of this Section 25.18 by it and/or
Tenant’s Engaged Persons. Landlord will be responsible for any breach of the terms of this Section 25.18 by it and/or Landlord’s Engaged Persons. 

(e)    No failure or delay in exercising any right, power or privilege hereunder shall operate as a waiver thereof, nor
shall any single or partial exercise thereof preclude any other or further exercise thereof or the exercise of any right, power or privilege hereunder. 

The obligations of the parties under this Section 25.18 shall survive the expiration or prior termination of the
Term for one (1) year. 
 25.19.    Security. Tenant acknowledges that security devices and services,
if any, while intended to deter crime, may not in given instances prevent theft or other criminal acts. Landlord shall not be liable for injuries or losses caused by criminal acts of third parties, and Tenant assumes the risk that any security
device or service may malfunction or otherwise be circumvented by a criminal. If Tenant desires protection against such criminal acts, then Tenant shall, at Tenant’s sole cost and expense, obtain appropriate insurance coverage. Tenant’s
security programs and equipment for the Premises shall be coordinated with Landlord and subject to Landlord’s reasonable approval. 

25.20.    Time. Time is of the essence as to the performance of Tenant’s obligations under this Lease.
Except as expressly set forth herein, any time period which ends on a non-business day shall be extended to the first subsequent business day. 

25.21.    WAIVER OF JURY TRIAL. TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY
PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE
TRANSACTIONS RELATED HERETO. 
 25.22.    Bankruptcy. In the event a debtor, trustee or debtor in
possession under the Bankruptcy Code, or another person with similar rights, duties and powers under any other Legal 

  
 65 

 
Requirements, proposes to cure any Tenant default under this Lease or to assume or assign Tenant’s interest under this Lease, and is obliged to provide adequate assurance to Landlord that
(a) a default shall be cured, (b) Landlord shall be compensated for its damages arising from any breach of this Lease, and (c) future performance of Tenant’s obligations under this Lease shall occur, then such adequate assurances
shall include any or all of the following, as designated by Landlord in its sole and absolute discretion: (i) those acts specified in the Bankruptcy Code or other Legal Requirements as included within the meaning of “adequate
assurance,” even if this Lease does not concern a shopping center or other facility described in such Legal Requirements; (ii) a prompt cash payment to compensate Landlord for any monetary defaults or actual damages arising directly from a
breach of this Lease; (iii) a cash deposit in an amount at least equal to the then-current amount of the Letter of Credit; or (iv) the assumption or assignment of all of Tenant’s interest and obligations under this Lease. 

25.23.    Not Binding Until Executed. This Lease shall have no binding force or effect, shall not constitute
an offer or an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution and delivery of this Lease by both parties. 

25.24.    Office of Workforce Development. Tenant hereby covenants and agrees that it shall notify the City
of Cambridge Office of Workforce Development of all new job opportunities in the Premises as they become available. 
 [SIGNATURES ON
FOLLOWING PAGE] 

  
 66 

 IN WITNESS WHEREOF the parties hereto have executed this Lease as of the Execution Date.

  

			
	LANDLORD
	
	MASSACHUSETTS INSTITUTE OF TECHNOLOGY
		
	By:	 	 /s/ Seth Alexander

	Name:	 	Seth Alexander, Authorized Signatory, and not individually as President of MIT
		 	Investment Management Company
	
	TENANT
	
	BEAM THERAPEUTICS INC.
		
	By:	 	 /s/ Giuseppe Ciaramella

	Name:	 	Giuseppe Ciaramella
	Title:	 	Chief Scientific Officer

 EXHIBIT 1 

LEGAL DESCRIPTION 
 A certain parcel of land
situated in the City of Cambridge, Middlesex County, and Commonwealth of Massachusetts, bounded and described as follows: 
 Beginning at a point at the
intersection of the southerly sideline of Main Street and the westerly sideline of Wadsworth Street; 
 Thence running S05°30’09”W by the
westerly sideline of Wadsworth Street, a distance of 279.34 feet to a point; 
 Thence turning and running N84°29’51”W by Lot 3B. a distance
of 215.91 feet to a point on the easterly sideline of a private way known as Hayward Street; 
 Thence turning and running N05°30’09”E by the
easterly sideline of a private way known as Hay ward Street, a distance of 282.61 feet to a point on the southerly sideline of Main Street; 
 Thence
turning and running S84°29’51”E a distance of 158.80 feet to a point of curvature; 
 Thence running along a curve to the right with a radius
of 500.00 feet and an arc length of 57.23 feet to the point of beginning. 
 Containing 60.954 square feet, more or less. 

A portion of the above-described parcel is registered land, which is depicted as the registered parcel on Land Court Plan No. 23568A, and described in
Transfer Certificate of Title No. 105748. filed with the Middlesex Registry District of the Land Court in Book 658, at Page 198. 
 For title, see Deed
dated March 6, 1962 and recorded with the Middlesex South Registry of Deeds in Book 9995, Page 432 and Deed dated September 15, 1961 and filed with the Middlesex South Registry District of the Land Court as Document No. 370630
creating Certificate of Title 10574. 

  
 Exh. 1 - 1 

 EXHIBIT 2A 

LEASE PLAN 

 

 

 

 

 

 

 

 

 

 

 

 

 EXHIBIT 2B 

PLAN OF CERTAIN COMPLEX AREAS 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 EXHIBIT 3 

MEMORIALIZATION OF DATES AGREEMENT 
 [Date] 

[Tenant Name] 
 [Address] 

[Attn:                     ] 

 

	 	Re:	 Lease dated
                     ([as amended,] the “Lease”) by and between
                     (“Landlord”), and
                     (“Tenant”) with respect to
                     rentable square feet on the
                     floor of the Building located at
                    , Cambridge, MA. 

Dear                      

In accordance with the terms and conditions of the Lease, Tenant accepts possession of the Premises and acknowledges: 

The Phase 1 Term Commencement Date is
                    . 
 The
Phase 1 Rent Commencement Date is                     . 

The Phase 2 Term Commencement Date is
                    . 
 The
Phase 2 Rent Commencement Date is                     . 

The Expiration Date is
                    . 
 This
letter is binding upon and shall inure to the benefit of Landlord and Tenant and their respective successors and assigns. 
 Please
acknowledge the foregoing and your acceptance of possession by signing a copy of this letter in the space provided and returning it to
                    . Tenant’s failure to execute and return this letter, or to provide written objection to the statements contained in
this letter, within ten (10) business days after the date of this letter, shall be deemed an approval by Tenant of the statements contained herein. 

Sincerely, 
 [NAME OF LANDLORD] 

 

			
	By:	 	
                     
                    

		 	Name:
		 	Title:

  
 EXHIBIT 3, PAGE 1 

			
	Acknowledged and Accepted:
	
	[NAME OF TENANT]
		
	By:	 	
                     
                    

		 	Name:
		 	Title:
		 	Date:             , 20    

  
 EXHIBIT 3, PAGE 2 

 EXHIBIT 4 

FORM OF NOTICE OF LEASE 
 NOTICE
OF LEASE 
 Notice is hereby given pursuant to Chapter 183, Section 4 of the General Laws, of a lease upon the following terms: 

 

			
	Landlord:	  	
		
	Tenant:	  	
		
	Date of Lease Execution:	  	            , 20    .
		
	Premises:	  	                    . The land on which the Premises are located is more particularly described on Exhibit A attached
hereto and incorporated herein.
		
	Term and Commencement Date:	  	Approximately              (        ) years, commencing on
            , 20     and expiring on             ,
20    .
		
	Extension Options:	  	             (        ) extension options of
             (        ) years each. An affidavit signed by the Landlord and recorded with the Middlesex South Registry of Deeds shall
be conclusive in favor of any person acting in reliance thereon, without necessity of further inquiry, as to whether such option has been exercised by Tenant or has lapsed unexercised, or has been waived or terminated.

 An affidavit signed by the Landlord and recorded with the Middlesex South Registry of Deeds shall be conclusive in favor of
any person acting in reliance thereon, without necessity of further inquiry, as to whether the Lease was terminated prior to its scheduled expiration. 

This Notice of Lease has been executed merely to give notice of the Lease, and all of the terms, conditions and covenants thereof which are incorporated
herein by reference. The parties hereto do not intend this Notice of Lease to modify or amend the terms, conditions and covenants of the Lease. 

  
 EXHIBIT 4, PAGE 1 

 Executed as an instrument this
                     day of             , 20     

 

									
	LANDLORD:	 		 	TENANT:
					
	By:	 	
                     
                    
	 		 	By:	 	
                     
                    

	Name:	 		 		 	Name:	 	
	Title:	 		 		 	Title:	 	

  
 EXHIBIT 4, PAGE 2 

 COMMONWEALTH OF MASSACHUSETTS 
  

					
	                    , ss.	  	 	            , 20    	 

 On this day, before me, the undersigned notary public, personally appeared
                     (name of document signer), proved to me through satisfactory evidence of identification, which was
                    , to be the person whose name is signed on the preceding or attached document, and acknowledged to me that (he) (she)
signed it voluntarily for its stated purpose[, (as partner for                     , a corporation) (as
                     for
                     a corporation) (as attorney in fact for
                    , the principal) (as
                     for
                    , (a) (the)
                    )] as the voluntary act of [INSERT NAME OF THE ENTITY]. 

                     (official signature and seal
of notary) 
 My commission expires
                     
 COMMONWEALTH OF
MASSACHUSETTS 
  

					
	
                   
 , ss.
	  	 	            , 20    	 

 On this day, before me, the undersigned notary public, personally appeared
                     (name of document signer), proved to me through satisfactory evidence of identification, which was
                    , to be the person whose name is signed on the preceding or attached document, and acknowledged to me that (he) (she)
signed it voluntarily for its stated purpose[, (as partner for                     , a corporation) (as
                     for
                     a corporation) (as attorney in fact for
                    , the principal) (as
                     for
                    , (a) (the)
                    )] as the voluntary act of [INSERT NAME OF THE ENTITY]. 

                     (official signature and seal
of notary) 
 My commission expires
                     

  
 EXHIBIT 4, PAGE 3 

 EXHIBIT A 

LEGAL DESCRIPTION 

  
 EXHIBIT 4, PAGE 4 

 EXHIBIT 5 

WORK LETTER 
  

	 	1.	 Representatives. 

(a)    Landlord’s Authorized Representative. Landlord designates, as Landlord’s authorized representative
(“Landlord’s Authorized Representative”). Maureen McCaffrey as the individual authorized by Landlord to approve on behalf of Landlord all plans, drawings and other matters for which the approval of Landlord is required
or contemplated pursuant to this Work Letter. Tenant shall not be obligated to respond to or act upon any such item until such item has been initialed or signed or submitted in writing (as applicable) by Landlord’s Authorized Representative.
Landlord may change Landlord’s Authorized Representative and/or name additional persons to serve as Landlord’s Authorized Representative (provided that Tenant may rely upon the authorization of any one of such persons) upon one
(1) business day’s prior written notice to Tenant. Landlord agrees that Landlord’s Authorized Representative(s) shall be reasonably available to meet and consult with Tenant’s Authorized Representative in person (in the vicinity
of the Property) or by phone (at the election of Tenant’s Authorized Representative) upon reasonable prior notice by Tenant. 

(b)    Tenant’s Authorized Representative. Tenant designates, as Tenant’s authorized representative
(“Tenant’s Authorized Representative”), Chris Hill as the individual authorized by Tenant to initial and sign all plans, drawings, change orders and approvals pursuant to this Work Letter. Landlord shall not be obligated
to respond to or act upon any such item until such item has been initialed or signed or submitted in writing (as applicable) by Tenant’s Authorized Representative. Tenant may change Tenant’s Authorized Representative and/or name additional
persons to serve as Tenant’s Authorized Representative (provided that Landlord may rely upon the authorization of any one of such persons) upon one (1) business day’s prior written notice to Landlord. Tenant agrees that
Tenant’s Authorized Representative shall be reasonably available to meet and consult with Landlord’s Authorized Representative in person (in the vicinity of the Property) or by phone (at the election of Tenant’s Authorized
Representative) as and when needed, upon reasonable prior notice by Landlord. 
 (c)    Methods of Communication.
Notwithstanding anything to the contrary, all notices, plan deliveries, requests for approval and the like required under this Work Letter shall be delivered by email (or other means agreed to by the parties), and shall not be required to be sent to
the parties listed in or designated pursuant to Article 24 of the Lease. With respect to email communications, each party shall cc any parties designated for such copies by Landlord’s Authorized Representative(s) or Tenant’s
Authorized Representative(s), as applicable. It is understood and agreed that approvals or consents must be communicated by a written signed document, which may be delivered by a PDF, TIF or JPG file or other mutually agreed image file delivered by
email (the parties acknowledging that such electronic signatures on approvals and/or consents shall be binding for the purposes set forth in this Work Letter). Landlord and Tenant hereby agree that all plans, pricing information and schedules to be
delivered pursuant to this Work Letter may also be delivered by uploading the same to a website to which Landlord’s Authorized Representative and Tenant’s Authorized Representative (and any persons designated by Landlord’s Authorized
Representative and/or Tenant’s Authorized Representative, such 

  
 EXHIBIT 5, PAGE 1 

 
designation including the person’s name, email address and company) shall have access. Promptly after uploading any document to such website, an email shall be sent to all parties having
access thereto. Other project-related information (including, without limitation, commissioning documents, meeting minutes, basis for design, design submissions and contractor submittals, including without limitation requests for information) may
also be posted to a project website to which Landlord’s Authorized Representative and Tenant’s Authorized Representative (and any persons designated by Landlord’s Authorized Representative and/or Tenant’s Authorized
Representative, such designation including the person’s name, email address and company) shall have access. Promptly after uploading any document to such project website, an email shall be sent to all parties having access thereto. 

 

	 	2.	 Landlord’s Work. 

(d)    General. Landlord, at Landlord’s sole cost and expense (subject to Section 5
below), shall perform (i) the work (“Landlord’s Base Building Work”) more particularly described in the plans and specifications referenced in Schedule A attached hereto and made a part hereof (as the same may be
changed pursuant to Section 4(b) below, the “Base Building Plans”), which work includes, among other things, the general categories of work specified in the table attached hereto as Schedule B
(the “Matrix”) which are marked with an “x” in the column under the heading “Landlord Shell/Core”, and (ii) all of the improvements set forth in the Final Plans, as hereinafter defined
(“Tenant’s Fitout”; and together with Landlord’s Base Building Work, “Landlord’s Work”). All of Landlord’s Work shall be constructed using new materials of the quality called for in
the Base Building Plans or the Final Plans, as applicable, in a good and workmanlike manner, and in accordance with all Legal Requirements, and Landlord shall use commercially reasonable efforts to substantially complete Landlord’s Work with
respect to each Phase on or before the applicable Estimated Delivery Date (hereinafter defined). 
 (e)    General
Contractor. Landlord and Tenant have agreed that Landlord shall enter (or, with respect to Landlord’s Base Building Work, may have previously entered) into guaranteed maximum price construction contracts with Turner Construction Company
(having an office at Two Seaport Lane, Suite 200, Boston, MA 02210) (as such contractor may be replaced by Landlord with the approval of Tenant, which approval shall not be unreasonably withheld, conditioned or delayed, the “Approved
Contractor”) to construct pursuant to separate and distinct construction contracts (i) Landlord’s Base Building Work in accordance with the Base Building Plans, and (ii) Tenant’s Fitout in accordance with the Final
Plans. Landlord shall cause the Approved Contractor to agree to reasonably allocate general conditions between Landlord’s Base Building Work and Tenant’s Fitout. Landlord shall use commercially reasonable efforts to execute the GMP
Contract for Tenant’s Fitout within thirty (30) days after the Execution Date and shall deliver to Tenant a copy thereof prior to execution. In addition to the amendments contemplated by Section 3(b) below, Landlord shall execute one
or more amendments to such GMP Contract for Tenant’s Fitout to incorporate the scope of work reflected on the Final Plans and the price reflected in the Final Cost Estimate (each, a “Budget / Scope Amendment”), and shall
deliver to Tenant a copy of each Budget / Scope Amendment prior to execution. In connection with the construction of Landlord’s Work, Landlord shall use commercially reasonable efforts to enforce the terms of the construction contracts. Without
limiting the foregoing, if timely notice has been given and if Landlord has the benefit of any guarantees, contract rights, or other claims against contractors, materialmen or architects, Landlord shall, with regard to any defects in Landlord’s
Work, exercise 

  
 EXHIBIT 5, PAGE 2 

 
commercially reasonable efforts (which shall not require any litigation or alternative dispute resolution) to enforce such guarantees or contract rights; provided, however, Landlord
shall have no such obligation with respect to any (A) defect(s) in the Final Plans, (B) manufacturer’s defects with respect to any equipment or fixtures purchased directly by Tenant, nor (C) with respect to any defect(s)
resulting from (w) misuse, (x) Tenant’s breach of its maintenance and repair obligations under the Lease, (y) the negligence or willful misconduct of any Tenant Party, or (z) reasonable wear and tear. 

(f)    Construction Meetings. During the performance of Tenant’s Fitout, Landlord shall schedule and conduct
weekly meetings regarding the scheduling, progress, performance, construction and completion of Tenant’s Fitout. Periodically at such meetings, Landlord’s Authorized Representative shall provide Tenant’s Authorized Representatives
with status updates regarding the progress of Landlord’s Base Building Work. Landlord’s Authorized Representative and Tenant’s Authorized Representative shall attend such meetings (in person or by phone). Prior to commencement of
Tenant’s Fitout, Landlord’s Authorized Representative shall provide Tenant’s Authorized Representatives with periodic status updates regarding the progress of Landlord’s Base Building Work. 

(g)    Permitting. Landlord shall obtain all permits for construction of Landlord’s Work. The cost of all
permits for construction of Tenant’s Fitout (and the cost of obtaining the same) shall be included in Work Costs (hereinafter defined). Tenant shall cooperate with Landlord in executing permit applications and performing other ministerial acts
reasonably necessary to enable Landlord to obtain any such permit. 
 (h)    Timing of Construction. Landlord
shall substantially complete Landlord’s Work (i) with respect to Phase 1 on or before the date which is twenty-eight (28) months after the Execution Date (the “Estimated Phase 1 Delivery Date”), and
(ii) with respect to Phase 2 on or before the date which is forty (40) months after the Execution Date (the “Estimated Phase 2 Delivery Date” and each, an “Estimated Delivery Date”). The
Estimated Delivery Dates shall be extended on a day-for-day basis on account of Landlord’s Force Majeure and Tenant Delays. 

(i)    Remedies for Late Delivery. 

(i)    Milestone. If, subject to Tenant Delays, installation of the structural steel for the Lab Addition has not
been substantially completed (as reasonably determined by Landlord’s architect) on or before the date which is twenty-eight (28) months after the Execution Date, Tenant shall have the right, exercisable by notice to Landlord while such
failure persists, to terminate the Lease. 
 (ii)    Late Delivery. If the applicable Phase is not delivered to
Tenant in the condition required by Section 3.1 of the Lease within sixty (60) days after the applicable Estimated Delivery Date (as same may be delayed due to Landlord’s Force Majeure and Tenant Delays, the
“Delay Date”), the applicable Rent Commencement Date shall be delayed one day for each day after the Delay Date that such Phase is not so delivered through the Double Delay Date (hereinafter defined). If the applicable Phase
is not delivered to Tenant in the condition required by Section 3.1 of the Lease within one hundred twenty (120) days after the applicable Estimated Delivery Date (as same may be delayed due to Landlord’s Force
Majeure and Tenant Delays, the “Double Delay  

  
 EXHIBIT 5, PAGE 3 

 
Date”), then after the delay to the Rent Commencement Date set forth in the previous sentence, the Rent Commencement Date shall be delayed two (2) days for each day after
the Double Delay Date that the applicable Phase is not so delivered. If Phase 1 is not delivered to Tenant in the condition required by Section 3.1 of the Lease by the date that is twelve (12) months after the
Estimated Phase 1 Delivery Date (as same may be delayed due to Landlord’s Force Majeure and Tenant Delays), then Tenant shall have the right, exercisable by notice to Landlord while such failure persists, to terminate the Lease. If Phase 1 is
not delivered to Tenant in the condition required by Section 3.1 of the Lease by the date that is twenty-one (21) months after the Estimated Phase 1 Delivery Date (as same may be
delayed due to Tenant Delays, but not due to Landlord’s Force Majeure), then Tenant shall have the right, exercisable by notice to Landlord while such failure persists, to terminate the Lease. The remedies set forth in this
Section 2(f) are Tenant’s sole and exclusive rights and remedies if either Phase is not delivered on or before the applicable Estimated Delivery Date. 

(j)    Tenant Delays. A “Tenant Delay” for purposes of this Work Letter means any actual
delay to substantial completion of Landlord’s Work to the extent arising from any act or omission of any of the Tenant Parties and includes without limitation (A) Tenant’s failure to timely act or respond or cause Tenant’s
Architect to act or respond within the time periods expressly provided under this Work Letter, (B) changes to Landlord’s Work initiated by Tenant, and (C) those specific acts or omissions which, under the express terms of this Work
Letter, constitute a Tenant Delay. Landlord shall give written notice to Tenant of any Tenant Delays within a reasonable time, and in all events within five (5) business days, after Landlord becomes actually aware of any Tenant Delay. Landlord
shall, at Tenant’s cost, use commercially reasonable efforts to mitigate the impact of any Tenant Delay. 

(k)    Completion of Performance. Subject to performance of the BB Punchlist Items and the TF Punchlist Items (each
as hereinafter defined), and subject to the last sentence of Section 2(b) above, Landlord will be deemed to have fully performed all of its obligations under this Work Letter upon the applicable Term Commencement Date. 

(l)    Schedule. Attached hereto as Schedule C is a preliminary schedule for the construction phase of
Landlord’s Base Building Work and the estimated schedule for design and construction phases of Tenant’s Fitout (as the same is updated pursuant to the terms hereof, the “Construction Schedule”). During the course of
design and construction of Tenant’s Fitout, Landlord shall cause the Construction Schedule to be updated periodically to reflect the actual progress of such design and construction, as applicable, and shall cause such updates to be delivered to
Tenant monthly, but such updates shall not be deemed to amend or modify any of Landlord’s obligations under this Work Letter. 
  

	 	3.	 Tenant’s Fitout. 

(a)    Tenant’s Plans. In connection with the performance of the work necessary to prepare the Premises for
Tenant’s occupancy and business operations (“Tenant’s Fitout”), Tenant shall engage AHA Consulting Engineers, Inc. as Tenant’s MEP Engineer and shall engage Perkins & Will as Tenant’s architect
for Tenant’s Fitout. Furthermore, in connection with Tenant’s Fitout, (i) on or before August 1, 2019, an electronic copy and four (4) full sized copies of schematic drawings (the “Schematic
Drawings”) containing a layout and designation of all offices, 

  
 EXHIBIT 5, PAGE 4 

 
laboratories, rooms and other partitioning, their intended use, and identity and size of all equipment (including without limitation lab casework) to be contained therein, (ii) on or before
December 15, 2019, an electronic copy and four (4) full sized copies of design development plans based on the approved Schematic Drawings, with sufficient information and detail to accurately describe the proposed design of the Premises
and document the programmatic requirements for Tenant’s Fitout (it being understood and agreed that the mechanical and electrical portions of such plans shall be suitable for purchase of subcontract bidding and contracting) (the
“Design Development Plans”), and (iii) on or before April 15, 2020, an electronic copy and four (4) full sized copies of a fully coordinated set of architectural, structural, mechanical, electrical and plumbing
engineering plans and specifications based on the approved Design Development Plans and in a form which is sufficiently complete to allow the Approved Contractor and subcontractors to bid on the work and to obtain all applicable permits for
Tenant’s Fitout (“Final Construction Drawings”). The Schematic Drawings, the Design/ Development Plans and the Final Construction Drawings are collectively referred to herein as the “Plans.” It is
understood and agreed that Tenant’s Fitout does not include the installation of Tenant’s furniture, trade fixtures or equipment (the installation of which shall be performed by Tenant (as contemplated by
Section 3(h) below) in accordance with Section 11 of the Lease). Landlord’s approval of the Schematic Drawings and the Design Development Plans (and the Final Construction Drawings, provided
that the Final Construction Drawings are consistent with the Design/Development Plans) shall not be unreasonably withheld, conditioned or delayed provided the Plans comply with the requirements to avoid aesthetic or other conflicts with the design
and function of the balance of the Building and the Property; and provided, further that Landlord may withhold its approval in its sole discretion with respect to (v) any density of use of the Premises in a manner inconsistent with the design
of the base building, (w) any work that materially and adversely affects the roof and/or Building systems, (x) material matters of aesthetics related to work to or materially affecting the exterior of the Premises, (y) any work
adversely affecting the Building structure and/or (z) any work resulting in a change to the rentable square footage of the Premises. Landlord may reasonably disapprove any iteration of any of the Plans based on Landlord’s reasonable
conclusion that one or more aspects of such Plans will cause an actual delay of the substantial completion of Landlord’s Work beyond the applicable Estimated Delivery Date (it being understood that if Landlord reasonably disapproves any of the
Plans on such basis, and Tenant determines in writing to negate such disapproval, any such actual delay of substantial completion of Landlord’s Work shall be deemed a Tenant Delay, and Landlord shall not disapprove such Plans based on such
potential delay). Landlord’s approval is solely given for the benefit of Landlord and Tenant under this Section 3 and neither Tenant nor any third party shall have the right to rely upon Landlord’s approval of the
Plans for any other purpose whatsoever. Landlord shall not be responsible for any errors, omissions or defects contained in the Plans or the costs resulting therefrom. To the extent substantial completion of Landlord’s Work is delayed due to
errors, omissions or defects in any of the Plans, such delays shall be Tenant Delays. Any request for approval of the Plans shall be accompanied by (A) a certification from a licensed code engineer that such plans are code compliant, and
(B) a certification from Landlord’s MEP engineer that the Plans are compatible with the base building design. If Tenant timely submits drafts of the Plans for review and approval, Landlord shall use commercially reasonable efforts to
respond to any such timely request for approval of the Plans within twelve (12) business days after receipt thereof; provided, however, if Landlord engages Perkins & Will as the architect for Tenant’s Fitout,
Landlord shall use commercially reasonable efforts to respond to any such timely request for approval of the Plans within five (5) business days after receipt thereof. Landlord shall notify 

  
 EXHIBIT 5, PAGE 5 

 
Tenant in reasonable detail if any of the Plans are unsatisfactory or incomplete in any respect. In the event Landlord disapproves any of the Plans, Tenant shall revise the same to address
Landlord’s comments and shall submit such revised Plan to Landlord for approval (and such process shall be continued until such Plan is approved by Landlord). The iteration of the Final Construction Drawings that is approved by Landlord shall
be referred to herein as the “Approved Plans.” The Approved Plans, as they may be changed pursuant to Section 3(b) below, are hereinafter referred to as the “Final Plans.”

 (b)    Changes. 

(i)    Tenant Changes. Prior to submitting a Change Proposal (hereinafter defined) to Landlord for approval, Tenant
shall have the right to submit inquiries to Landlord based on conceptual information then available to Tenant (which may include sketches) in order to obtain an understanding from Landlord as to whether certain changes to the Approved Plans would be
conceptually acceptable to Landlord. Landlord shall promptly respond to such inquires (or shall promptly notify Tenant if further information is necessary in order for Landlord to respond to such inquiry). Landlord shall include in its response to
any such inquiry Landlord’s preliminary approval or disapproval of the conceptual work that is the subject of such inquiry, it being understood and agreed that any such conceptual approval shall be subject to Landlord’s review of the
detailed information required to be included in a Change Proposal with respect thereto (as contemplated below). Tenant shall have the right, in accordance herewith, to submit for Landlord’s approval (which approval shall be given or withheld in
accordance with the standards set forth in Section 3(a) above) change proposals to amend or modify the Approved Plans, which proposals shall include detailed plans, cut sheets and specifications suitable for construction
and shall detail the nature and extent of any requested changes (each, a “Change Proposal”). Change Proposals shall be signed by Tenant’s Authorized Representative. Landlord agrees to respond to any such Change Proposal
within five (5) business days after the submission thereof by Tenant (unless Landlord has previously advised Tenant that a longer time period for such response is reasonably necessary due to the nature and/or scope of the Change Proposal,
together with Landlord’s good faith estimate as to the amount of additional time that will be necessary, or the fact that the information provided by Tenant in the Change Proposal is insufficient for the purposes of enabling Landlord to make
the determination set forth herein), and if approved by Landlord, advising Tenant of any anticipated increase or decrease in costs associated with such Change Proposal (“Anticipated Costs”), as well as an estimate of any
delay to substantial completion of Landlord’s Work that would result if such Change Proposal is implemented (“Landlord’s Change Order Response”). If Landlord does not approve any Change Proposal, Landlord shall
provide Tenant with a reasonably detailed explanation thereof in writing. Tenant shall have the right to approve or withdraw any Change Proposal within five (5) business days after receipt of Landlord’s Change Order Response. If Tenant
fails to respond to any Landlord’s Change Order Response within such five (5) business day period, the applicable Change Proposal shall be deemed withdrawn. If Tenant timely approves Landlord’s Change Order Response, then
(a) such Change Proposal shall be deemed a “Change Order” hereunder, and (b) Landlord shall perform the work described in the Change Order as part of Tenant’s Fitout on all the terms and conditions applicable to
Tenant’s Fitout. Any actual delay in the substantial completion of Landlord’s Work resulting from Change Proposals (whether approved or not) shall constitute a Tenant Delay. 

  
 EXHIBIT 5, PAGE 6 

 (ii)    Landlord Changes. With respect to Tenant’s Fitout,
Landlord shall have the right to make (A) field changes that do not (individually or in the aggregate) (1) impact the dimensions of the Premises except to a de minimis extent, (2) materially affect the appearance or utility of the
Premises, (3) interfere with Tenant’s access to, or use or enjoyment of, the Premises except to a de minimis extent, (4) delay (and are not reasonably expected to delay) substantial completion of Landlord’s Work beyond the
applicable Estimated Delivery Date (as extended by Tenant Delay(s) and Landlord’s Force Majeure), or (5) increase the amount payable by Tenant pursuant to Section 5 below by more than a de minimis amount unless
Landlord agrees to pay such increase in costs, and (B) non-discretionary field changes required by governmental authorities (all of the foregoing, “Permitted Changes”). No Landlord
delay shall be deemed to result from any Permitted Changes. Any changes by Landlord to the Approved Plans other than Permitted Changes (each, a “Landlord Change”) shall be requested and instituted in accordance with the
provisions of this Section 3(b)(ii) and shall be subject to the written approval of Tenant in accordance with this Section 3(b)(ii). Landlord may request Landlord Changes in writing by written
notice (a “Landlord Change Request”) providing reasonable detail regarding the nature and extent of any requested Landlord Changes and shall include (x) Approved Contractor’s reasonable and detailed estimate of any
increase or decrease in the Work Costs and (y) Approved Contractor’s reasonable and detailed good faith estimate of any change in the projected date for substantial completion of Landlord’s Work resulting therefrom. All Landlord
Change Requests shall be signed by Landlord’s Authorized Representative. As soon as reasonably possible, and in any event within ten (10) business days of receipt of a Landlord Change Request, Tenant shall deliver a written response to
such Landlord Change Request and in such response shall indicate Tenant’s approval or disapproval of such Landlord Change Request, which approval shall not be unreasonably withheld, conditioned or delayed, and if Tenant shall disapprove such
Landlord Change Request, Tenant shall advise Landlord of the reasons therefor. If Tenant fails to timely respond to any Landlord Change Request, Tenant shall be deemed to have approved the same. 

(c)    Long-Lead Items. After approval of the Schematic Drawings (as to scope of work and budget), the Approved
Contractor shall prepare a list of long-lead items required in connection with the performance of the work reflected on such Schematic Drawings (the “Long-Lead Items List”), if any, and Landlord shall deliver the Long-Lead
Items List to Tenant for review and approval, which approval shall not be unreasonably withheld or conditioned. Within ten (10) business days, Tenant shall deliver a written approval or disapproval of such Long-Lead Items List, and if Tenant
shall disapprove such Long-Lead Items List, Tenant shall advise Landlord of the reasons therefor. If Tenant fails to timely respond to the Long-Lead Items List, Landlord shall have the right to send a “reminder notice,” which shall be sent
in an envelope that conspicuously states the following in bold caps “NOTICE REQUIRING TIMELY RESPONSE” and which shall include (i) a copy of the originally requested Long-Lead Items List, (ii) an explicit statement that
such notice is a “reminder notice” as provided in this Section 3(c), and (iii) an explicit statement that the failure to respond will trigger the provisions of this Section 3(c) for
deemed approval. If Tenant fails to respond to such reminder notice within two (2) business days after receipt thereof, Tenant shall be deemed to have approved the Long-Lead Items List. Upon Tenant’s approval (or deemed approval) of the
Long-Lead Items List, Landlord shall be authorized to proceed with the acquisition of the items included in the Long-Lead Items List and the cost of such items shall be included in Work Costs. 

  
 EXHIBIT 5, PAGE 7 

 (d)    Bidding. The Approved Contractor shall solicit at least
three (3) subcontract bids for each trade for which the total cost is expected to exceed $50,000 other than electrical and fire alarm subcontractors (it being understood and agreed that Landlord shall have the right to engage the same
electrical and fire alarm subcontractors for Tenant’s Fitout as are engaged for Landlord’s Base Building Work). Landlord shall promptly supply Tenant with such detailed available information about bid requests and the background of, and
negotiations with, subcontractors as Tenant may reasonably request. Landlord and the Approved Contractor shall select such bids based on Approved Contractor’s good faith assessment of such subcontractor’s prior performance and reputation,
price, likelihood of timely completion and all other relevant factors customarily considered by prudent owners of first-class office and laboratory buildings. 

(e)    Architect Duties. Tenant shall cause its architect to timely perform such acts as may be reasonably required
or requested in order to effectuate the provisions hereof, including without limitation (i) providing reasonably detailed information within two (2) business days (or such additional time reasonably necessary) after request therefor,
(ii) attending meetings, visiting the site and/or conducting inspections and/or walk-throughs of the Premises upon at least five (5) days’ notice, (iii) preparing the TF Punchlist (hereinafter defined) within three
(3) business days after Landlord’s request, which request shall be accompanied by the Approved Contractor’s work-to-complete list, (iv) assuming
there is no dispute over the facts, delivering the certificate of substantial completion referenced in Section 3(f) below within five (5) business days after preparation of the TF Punchlist. Any actual delays to
substantial completion of Tenant’s Fitout to the extent resulting from such architect’s failure to timely perform such obligations shall constitute Tenant Delays. Any actual delays to substantial completion of Tenant’s Fitout to the
extent resulting from such architect’s failure to timely perform such obligations shall constitute Tenant Delays. If Tenant’s architect fails to timely prepare the TF Punchlist and/or deliver the certificate of substantial completion, then
unless Tenant is using Perkins & Will as its architect throughout the design and construction phases of Tenant’s Fitout, Landlord shall have the right to substitute another architect in place of Tenant’s architect, in which event
such substituted architect’s TF Punchlist and certificate of substantial completion shall be binding on Tenant, and the reasonable costs of such substituted architect shall be included in Work Costs. 

(f)    Substantial Completion. Tenant’s Fitout with respect to each Phase shall be deemed
“substantially complete” on the date that all of Tenant’s Fitout with respect to such Phase has been completed except for TF Punchlist Items (hereinafter defined) relative thereto, as certified in writing by
Tenant’s architect (subject to Section 3(e) above). Promptly after Tenant’s Fitout with respect to each Phase is substantially complete, Tenant’s architect shall deliver a written certification to Landlord
and Tenant, which certification shall be presumptive evidence of substantial completion of Tenant’s Fitout with respect to such Phase. 

(g)    TF Punchlist Items. Attached to each certificate of substantial completion referenced in
Section 3(f) above shall be a list prepared by Tenant’s architect (each, a “TF Punchlist”) of outstanding items (the “TF Punchlist Items”) which (i) need to be
performed to complete Tenant’s Fitout with respect to such Phase, and (ii) do not materially interfere with the use of such Phase for the Permitted Use. Subject to Landlord’s Force Majeure and Tenant Delays, Landlord shall, unless
otherwise specified on the TF Punchlist, endeavor to complete the applicable TF Punchlist Items within sixty (60) days of the date of the applicable TF Punchlist. 

  
 EXHIBIT 5, PAGE 8 

 (h)    Certificate of Occupancy. Landlord and Tenant acknowledge
and agree that Tenant must perform certain installations and other work beyond the scope of Landlord’s Work (which may include, without limitation, installation of its furniture and/or performance of any Alterations not included in
Tenant’s Fitout) in order for a certificate of occupancy for the applicable Phase to be issued (such work, the “Certificate Work”). Within three (3) business days after the later to occur of (i) substantial
completion of Landlord’s Work with respect to each Phase, and (ii) the date on which Tenant notifies Landlord in writing (“Tenant’s CW Notice”) that Tenant has completed the Certificate Work relative to such
Phase, Landlord shall apply for a certificate of occupancy for the applicable Phase, and shall thereafter diligently pursue and secure the same (Landlord agreeing that it shall endeavor to secure the same within forty-five (45) days following
Tenant’s CW Notice, subject to delays caused by the acts or omissions of any of the Tenant Parties); provided, however, to the extent that Tenant elects to make Alterations to the applicable Phase after the applicable Term
Commencement Date but prior to the issuance of a final certificate of occupancy for such Phase, Landlord shall not be obligated to apply for a certificate of occupancy for such Phase until such Alterations have been substantially completed or Tenant
notifies Landlord that Tenant has elected not to perform such Alterations. In no event shall Landlord be obligated to apply for a certificate of occupancy prior to the date which is three (3) Business Days after the date of Tenant’s CW
Notice. 
  

	 	4.	 Landlord’s Base Building Work. 

(a)    Changes. Landlord shall have the right from time to time, without Tenant’s consent and at no direct or
indirect cost to Tenant (including Operating Expenses and Taxes), to make (i) changes to Landlord’s Base Building Work and the sequencing of performance thereof so long as such changes do not (individually or in the aggregate) (A)
impact the dimensions of the Premises except to a de minimis extent, (B) materially affect the appearance or utility of the Premises, (C) interfere with Tenant’s access to, or use or enjoyment of, the Premises except to a de minimis
extent, (D) delay (and are not reasonably expected to delay) substantial completion of Landlord’s Work beyond the applicable Estimated Delivery Date (as extended by Tenant Delay(s) and Landlord’s Force Majeure), or (E) increase
the amount payable by Tenant pursuant to Section 5 below by more than a de minimis amount unless Landlord agrees to pay such increase in cost; (ii) changes to Landlord’s Base Building Work and the sequencing of
performance thereof to reflect (A) the ACF Elevator (hereinafter defined), and (B) the construction of one or more bridges connecting the Office Building and the Laboratory Addition (but in no event shall any such bridge be constructed
above the fifth (5 th) floor of the Office Building); and (iii) non-discretionary field changes to Landlord’s Base Building Work required by governmental authorities (and the sequencing of
performance of Landlord’s Base Building Work as a result thereof). Landlord shall have the right to make other changes to Landlord’s Base Building Work and the sequencing of performance thereof from time to time at no cost to Tenant so
long as Landlord shall first obtain Tenant’s approval, which shall not be unreasonably withheld, conditioned or delayed, and which approval shall be deemed given if Tenant does not disapprove the same in a written notice delivered to Landlord
within five (5) business days after delivery of Landlord’s request for such approval. Tenant shall not have the right to make changes to Landlord’s Base Building Work. 

(b)    Substantial Completion. Landlord’s Base Building Work shall be deemed “substantially
complete” on the date that all of Landlord’s Base Building Work (other than the ACF Elevator) has been completed except for BB Punchlist Items (hereinafter defined), as certified 

  
 EXHIBIT 5, PAGE 9 

 
in writing by Landlord’s architect. Promptly after Landlord’s Base Building Work is substantially complete, Landlord’s architect shall deliver a written certification to Landlord
and Tenant, which certification shall be presumptive evidence of substantial completion of Landlord’s Base Building Work, subject to reasonable challenge by Tenant within five (5) business days following the date of Tenant’s receipt
of such written certification. 
 (c)    BB Punchlist Items. Attached to the certificate of substantial
completion referenced in Section 4(b) above shall be a list prepared by Landlord’s architect (the “BB Punchlist”) of outstanding items (the “BB Punchlist Items”) which
(a) need to be performed to complete Landlord’s Base Building Work, and (b) do not materially impair Tenant’s ability to use the Premises for the Permitted Use (it being understood and agreed that the ACF Elevator may not be
substantially complete at the time of the BB Punchlist and the same shall not be deemed to Tenant’s ability to use the Premises for the Permitted Use). Subject to Landlord’s Force Majeure and Tenant Delays, Landlord shall, unless otherwise
specified on the BB Punchlist, complete all BB Punchlist Items relating to or affecting the Premises and the Common Areas within sixty (60) days of the date of the BB Punchlist. 

(d)    ACF Elevator. Landlord and Tenant acknowledge and agree that Landlord will make certain changes to
Landlord’s Base Building Work to add the ACF Elevator. Notwithstanding anything to the contrary (including without limitation Sections 4(b) and 4(c) above and Section 3.1 of the Lease), so long as Tenant
has reasonable non-exclusive use of the Building freight elevator for Animal Transportation, 

(e)    the construction and installation of the ACF Elevator may not be substantially complete prior to the Phase 2 Term
Commencement Date, (ii) subject to Landlord’s obligation to complete the construction and installation of the ACF Elevator, the Phase 2 Term Commencement Date shall occur on the date on which Phase 2 (other than the ACF Elevator) is
delivered to Tenant in the condition required by Section 3.1 of the Lease, and (iii) Base Rent (and Operating Costs and Taxes) payable with respect to the ACF Elevator shall commence on the date on which the ACF Elevator is delivered to
Tenant in the condition required by Section 3.1 of the Lease, subject to acceleration on a day for day basis for each day of Tenant Delays applicable thereto. 

 

	 	5.	 Cost of Landlord’s Work. 

(a)    General. All of Landlord’s Base Building Work shall be performed at no cost to Tenant. Except for
Landlord’s Contribution (hereinafter defined), all of Tenant’s Fitout shall be performed at Tenant’s sole cost and expense. 

(b)    Work Costs. For purposes hereof, “Work Costs” means (i) all costs incurred by
Landlord in connection with or reasonably allocated to Tenant’s Fitout without mark-up, including without limitation the costs of permitting, constructing, coordinating and performing Tenant’s
Fitout, as affected by any changes made (or requested by Tenant) in accordance with Section 3(b) hereof and the costs of any third party construction/project manager(s) engaged by Landlord, less (ii) the Excluded
Construction Costs (as hereinafter defined). With respect to costs incurred in connection with both Landlord’s Base Building Work and Tenant’s Fitout (including without limitation police details, rubbish removal and hoisting costs), such
costs shall be allocated between Landlord’s Base Building Work and Tenant’s Fitout according to the volume of work in place the prior month (or another reasonable method). Tenant’s Fitout shall be performed on a so-called “open book” basis. 

  
 EXHIBIT 5, PAGE 10 

 (c)    Value Engineering. 

(i)    Landlord shall provide Tenant with a detailed cost estimate of the Work Costs based on the approved Schematic
Drawings using the CSI standard divisions cost estimate (the “S/D Cost Estimate”). The S/D Cost Estimate shall include a line item for the cost of any third party construction/project manager(s) engaged by or on behalf of
Landlord. Tenant shall have a period of five (5) business days after receipt of the S/D Cost Estimate (or any revised S/D Cost Estimate, as the case may be), time being of the essence, to notify Landlord whether Tenant approves such S/D
Cost Estimate, or that Tenant wishes to conduct value engineering in order to reduce the cost of Tenant’s Fitout. If Tenant does not timely provide such notice, Tenant shall be deemed to have (A) approved such S/D Cost Estimate, and
(B) elected not to conduct such value engineering. If Tenant elects to conduct value engineering, then (I) any actual delays to substantial completion of Landlord’s Work to the extent arising from such value engineering shall be
deemed to be Tenant Delays, and (II) until mutually approved (or deemed approved), Landlord and Tenant shall confer and negotiate reasonably and in good faith to reach agreement on the S/D Cost Estimate and the Schematic Drawings on which the
S/D Cost Estimate is based. 
 (ii)    Landlord shall provide Tenant with a detailed cost estimate of the Work Costs
based on the approved Design Development Plans using the CSI standard divisions cost estimate (the “D/D Cost Estimate”). The D/D Cost Estimate shall include a line item for the cost of any third party construction/project
manager(s) engaged by or on behalf of Landlord. Tenant shall have a period of five (5) business days after receipt of the D/D Cost Estimate (or any revised D/D Cost Estimate, as the case may be), time being of the essence, to notify
Landlord whether Tenant approves such D/D Cost Estimate, or that Tenant wishes to conduct value engineering in order to reduce the cost of Tenant’s Fitout. If Tenant does not timely provide such notice, Tenant shall be deemed to have
(A) approved such D/D Cost Estimate, and (B) elected not to conduct such value engineering. If Tenant elects to conduct value engineering, then (I) any actual delays to substantial completion of Landlord’s Work to the extent
arising from such value engineering shall be deemed to be Tenant Delays, and (II) until mutually approved (or deemed approved), Landlord and Tenant shall confer and negotiate reasonably and in good faith to reach agreement on the D/D Cost
Estimate and the Design Development Plans on which the D/D Cost Estimate is based. 
 (iii)    Landlord shall provide
Tenant with a detailed cost estimate of the Work Costs based on the Approved Plans using the CSI standard divisions cost estimate (the “A/P Cost Estimate”). The A/P Cost Estimate shall include a line item for the cost of any
third party construction/project manager(s) engaged by or on behalf of Landlord. Tenant shall have a period of ten (10) business days after receipt of the A/P Cost Estimate (or any revised A/P Cost Estimate, as the case may be), time being
of the essence, to notify Landlord whether Tenant approves such A/P Cost Estimate, or that Tenant wishes to conduct value engineering in order to reduce the cost of Tenant’s Fitout. If Tenant does not timely provide such notice, Tenant
shall be deemed to have (A) approved such A/P Cost Estimate, and (B) elected not to conduct such value engineering. If Tenant elects to conduct value engineering, then (I) any actual delays to substantial completion of Landlord’s
Work to the extent arising from such value engineering shall be deemed to be Tenant 

  
 EXHIBIT 5, PAGE 11 

 
Delays, and (II) until mutually approved (or deemed approved), Landlord and Tenant shall confer and negotiate reasonably and in good faith to reach agreement on the A/P Cost Estimate and the
Approved Plans on which the A/P Cost Estimate is based. 
 (iv)    The A/P Cost Estimate approved (or deemed approved)
by Tenant is herein referred to as the “Final Cost Estimate.” 
 (v)    Promptly after approval
of the A/P Cost Estimate, Landlord shall cause the schedule for the construction phase of Landlord’s Work to be updated to reflect the construction of Tenant’s Fitout, and shall deliver a copy thereof to Tenant. 

(d)    Landlord’s Contribution. As an inducement to Tenant’s entering into this Lease, Landlord shall pay
for up to Twenty-Three Million Four Hundred Nine Thousand Seven Hundred Ten Dollars ($23,409,710) (“Landlord’s Contribution”) of the Work Costs other than the following costs (collectively, “Excluded
Construction Costs”), which Excluded Construction Costs shall be paid for by Tenant within thirty (30) days of demand from time to time (but in no event more often than monthly): (i) the cost of acquiring or installing any of
Tenant’s Property (hereinafter defined), including without limitation telecommunications and computer equipment and all associated wiring and cabling, any de-mountable decorations, artwork and partitions,
signs, and trade fixtures, or (ii) any so-called “soft costs”; provided, however, notwithstanding the foregoing, up to Two Million Three Hundred Twenty-Nine Thousand Seven Hundred
Eighty Dollars ($2,340,971) of Landlord’s Contribution may be used for Tenant’s architectural, engineering and consultant fees and design and permitting costs and the cost of Tenant’s wiring and cabling. Landlord shall not charge any
supervisory or management fees with respect to Tenant’s Fitout, provided that the reasonable out of pocket costs of any third party construction/project manager(s) engaged by Landlord shall be included in Work Costs. Tenant shall not be
entitled to any unused portion of Landlord’s Contribution. Notwithstanding anything to the contrary, if the Final Plans reflect that any portion of the Premises will be delivered in shell condition (“Shell Space”), then
the portion of Landlord’s Contribution allocable to the Shell Space (the “Shell Space Allowance”) shall be held and disbursed by Landlord in accordance with Sections 5(d)(i) and (ii) below. 

(i)    In connection with Alterations to the Shell Space performed by Tenant after the applicable Term Commencement Date
(“Shell Space Work”), Landlord shall, subject to Section 5(d)(ii) below, pay Landlord’s Proportion (hereinafter defined) of the cost shown on each requisition (hereinafter defined) submitted by
Tenant to Landlord within thirty (30) days of submission thereof by Tenant to Landlord until the entirety of the Shell Space Allowance has been exhausted. “Landlord’s Proportion” shall be a fraction, the numerator
of which is the Shell Space Allowance allocable to the Phase in which such Shell Space Work is being performed and the denominator of which is (A) the total contract price for such Shell Space Work (as evidenced by reasonably detailed
documentation delivered to Landlord with the requisition first submitted by Tenant), less (B) those costs described in clauses (I) through (III) inclusive of the last sentence of this Section 5(d)(i) (as evidenced
by reasonably detailed documentation delivered to Landlord with the requisition first submitted by Tenant). A “requisition” shall mean AIA Documents G- 702 and G-703 duly executed and certified by Tenant’s architect and general contractor (accompanied by invoices from Tenant’s contractors, vendors, service providers and consultants (collectively,
“Contractors”) and partial lien waivers and subordinations of lien, as specified in M.G.L. Chapter 254, 

  
 EXHIBIT 5, PAGE 12 

 
Section 32 (“Lien Waivers”) with respect to the prior month’s requisition, and such other documentation as Landlord or any Mortgagee may reasonably request)
showing in reasonable detail the costs of the item in question or of the improvements installed to date in the Shell Space, accompanied by certifications executed by the Chief Executive Officer, Chief Financial Officer, Chief Operations Officer, or
Vice President of Tenant that the amount of the requisition in question does not exceed the cost of the items, services and work covered by such requisition. Notwithstanding the foregoing, with respect to the first requisition only, Tenant shall not
be required to deliver Lien Waivers at the time of the first requisition, but shall deliver the Lien Waivers and evidence of payment of the first requisition in full within five (5) days following payment of the Shell Space Allowance with
respect to such first requisition (it being understood and agreed that Lien Waivers with respect to the prior month’s requisition shall be submitted as part of each requisition after such first requisition). If Tenant does not submit its
requisitions using an industry-standard form thereof so as to permit Landlord to confirm (y) costs to date and (z) that none of the costs are excluded pursuant to the provisions hereof, Landlord shall have the right, upon reasonable
advance notice to Tenant, to inspect Tenant’s books and records relating to each requisition in order to verify the amount thereof. Tenant shall submit requisition(s) no more often than monthly. For the purposes hereof, the cost to be so
reimbursed by Landlord shall not include: (I) the cost of acquiring or installing any of Tenant’s Property, including without limitation telecommunications and computer equipment and all associated wiring and cabling, any de-mountable decorations, artwork and partitions, signs, and trade fixtures, (II) any fees paid to Tenant, any Affiliate or Successor, and (III) any so-called
“soft costs”; provided, however, notwithstanding the foregoing, up to ten percent (10%) of the Shell Space Allowance may be used for Tenant’s architectural, engineering and consultant fees and design and permitting costs
and the cost of Tenant’s wiring and cabling. 
 (ii)    Notwithstanding anything to the contrary herein contained:
(A) Landlord shall have no obligation to advance funds on account of the Shell Space Allowance (1) until Landlord shall have received an original W-9 executed by Tenant, nor (2) more than once
per month; (B) If Tenant fails to pay to Tenant’s contractors the amounts paid by Landlord to Tenant in connection with any previous requisition(s), Landlord shall thereafter have the right to have the Shell Space Allowance paid directly
to Tenant’s contractors; (C) Landlord shall have no obligation to pay any portion of the Shell Space Allowance with respect to any requisition submitted after the date (the “Outside Requisition Date”) which is
twenty- four (24) months after the applicable Term Commencement Date; (D) Tenant shall not be entitled to any unused portion of the Shell Space Allowance; (E) Landlord’s obligation to pay any portion of the Shell Space Allowance
shall be conditioned upon there existing no default by Tenant in its obligations under the Lease at the time that Landlord would otherwise be required to make such payment (it being understood and agreed that if Tenant cures such default prior to
the expiration of the notice and/or cure periods set forth in Section 20.1 of the Lease, Landlord shall make such payment promptly after the cure is effectuated); and (F) In addition to all other requirements hereof,
Landlord’s obligation to pay the final ten percent (10%) of the Shell Space Allowance shall be subject to simultaneous delivery of all unconditional lien waivers relating to items, services and work performed in connection with the Shell Space
Work. 
 (iii)    In the event Tenant owes Landlord any sums under or pursuant to the Lease at such time as Landlord is
obligated pursuant to the provisions of this Section 5(d) to pay any portion of the Shell Space Allowance, Landlord shall have the right to offset said amount from such payment of the Shell Space Allowance. 

  
 EXHIBIT 5, PAGE 13 

 (e)    Responsibility for Costs. 

(i)    If the Final Cost Estimate discloses that the Work Costs exceed Landlord’s Contribution (such excess, the
“Excess Costs”), Tenant shall pay, within thirty (30) days after demand from time to time (but in no event more than monthly), Tenant’s Proportion (hereinafter defined) of the Work Costs reflected on each
requisition from Landlord, to which shall be attached invoices and/or other documentation supporting the requisition. “Tenant’s Proportion” shall be a fraction, the numerator of which is the estimated Excess Costs, and
the denominator of which is the estimated Work Costs. If Tenant fails to timely make any such payment in full, each day between such 30th day and the date on which Tenant makes such payment in full shall constitute a Tenant Delay. 

(ii)    After final completion of Tenant’s Fitout with respect to each Phase, Landlord shall prepare and submit to
Tenant a final reconciliation in sufficient detail to reasonably determine actual Work Costs (including without limitation all TF Punchlist Items) with respect to such Phase (each, a “Final Reconciliation”). Landlord shall
use reasonable efforts to deliver the applicable Final Reconciliation to Tenant within ninety (90) days after final completion of Tenant’s Fitout with respect to each Phase. Within thirty (30) days after delivery of each Final
Reconciliation, Tenant shall pay to Landlord any remaining Excess Costs relative to such Phase (or Landlord shall refund to Tenant any amounts paid by Tenant in excess of the actual Excess Costs relative to such Phase). 

  
 EXHIBIT 5, PAGE 14 

 SCHEDULE A 

BASE BUILDING PLANS 

  
 SCHEDULE A, PAGE 1 

 Perkins and Will Architects 

Drawing Control List 
 Construction Documents 

238 Main Street Laboratory Addition 

1.    February 20, 2019 
  

					
	Index of Drawings	  		  	
			
	 SHEET NUMBER
	  	 SHEET NAME
	  	 
	01-GENERAL	  		  	
	G00-00	  	COVER SHEET	  	●
	G00-01	  	DRAWING INDEX	  	●
	G10-01	  	CODE SUMMARY	  	●
	G10-02	  	CODE SUMMARY	  	●
	G11-00	  	LIFE SAFETY PLAN - LEVEL P1	  	●
	G11-01	  	LIFE SAFETY PLAN - GROUND LEVEL	  	●
	G11-02	  	LIFE SAFETY PLAN - LEVEL 2	  	●
	G11-03	  	LIFE SAFETY PLAN - (TYP) LEVELS 3-5	  	●
	G11-04	  	LIFE SAFETY PLAN - LEVEL 6	  	●
	G11-05	  	LIFE SAFETY PLAN - SERVICE PLENUM	  	●
	G11-06	  	LIFE SAFETY PLAN - (TYP) LEVELS 7-12	  	●
	G11-07	  	LIFE SAFETY PLAN - LEVEL PENTHOUSE 1	  	●
	G11-08	  	LIFE SAFETY PLAN - LEVEL PENTHOUSE 2	  	●
	G11-09	  	LIFE SAFETY PLAN - ROOF	  	●
	G12-00	  	ATRIUM BRIDGE LIFT SPECIFICATIONS	  	●
			
	04-ARCHITECTURAL	  		  	
	A00-01	  	ARCHITECTURAL ABBREVIATIONS, SYMBOLS & NOTES	  	●
	A00-02	  	TYPICAL MOUNTING HEIGHTS	  	●
	A10-01	  	DIMENSION CONTROL PLAN	  	●
	A11-00	  	FLOOR PLAN LEVEL P1	  	●
	A11-01	  	FLOOR PLAN LEVEL 01	  	●
	A11-02	  	FLOOR PLAN LEVEL 02	  	●
	A11-03	  	FLOOR PLAN TYPICAL LOWER LEVELS (03-05)	  	●
	A11-04	  	FLOOR PLAN LEVEL 06	  	●
	A11-05	  	FLOOR PLAN SERVICE PLENUM	  	●
	A11-06	  	FLOOR PLAN TYPICAL UPPER LEVELS (07-12)	  	●
	A11-07	  	FLOOR PLAN MECHANICAL PENTHOUSE 1	  	●
	A11-08	  	FLOOR PLAN MECHANCIAL PENTHOUSE 2	  	●
	A11-09	  	ROOF PLAN	  	●
	A11-10	  	ROOF CURB PLAN	  	●
	A12-01	  	RCP LEVEL 01	  	●

  
 SCHEDULE A, PAGE 2 

					
	A12-02	  	RCP LEVEL 02	  	●
	A12-03	  	RCP LEVEL 06 + ATRIUM	  	●
	A20-00	  	OVERALL ELEVATION KEY	  	●
	A20-01	  	EXTERIOR ELEVATIONS	  	●
	A20-02	  	EXTERIOR ELEVATIONS	  	●
	A21-01	  	BUILDING SECTIONS	  	●
	A21-02	  	ATRIUM SECTIONS	  	●
	A31-01	  	ENLARGED EXTERIOR WALL	  	●
	A31-02	  	ENLARGED EXTERIOR WALL	  	●
	A31-03	  	ENLARGED EXTERIOR WALL	  	●
	A31-04	  	ENLARGED EXTERIOR WALL	  	●
	A31-05	  	ENLARGED EXTERIOR WALL	  	●
	A31-06	  	ENLARGED EXTERIOR WALL	  	●
	A31-07	  	ENLARGED EXTERIOR WALL	  	●
	A31-08	  	ENLARGED EXTERIOR WALL	  	●
	A31-09	  	ENLARGED ELEVATION AT OVERHEAD GARAGE DOOR	  	●
	A32-01	  	EXTERIOR WALL SECTION DETAILS	  	●
	A32-02	  	EXTERIOR WALL SECTION DETAILS	  	●
	A32-03	  	EXTERIOR WALL SECTION DETAILS	  	●
	A32-04	  	EXTERIOR WALL PLAN DETAILS	  	●
	A32-05	  	EXTERIOR WALL PLAN DETAILS	  	●
	A32-06	  	EXTERIOR WALL DETAILS	  	●
	A32-07	  	EXTERIOR WALL DETAILS	  	●
	A32-08	  	EXTERIOR WALL DETAILS	  	●
	A32-10	  	ROOF DETAILS 01	  	●
	A32-11	  	ROOF DETAILS 02	  	●
	A32-12	  	EXTERIOR WALL DETAILS @ RAMP	  	●
	A32-13	  	EXTERIOR WALL EXPANSION JOINT DETAILS	  	●
	A40-01	  	ENLARGED PLAN LOADING DOCK LEVEL	  	●
	A40-02	  	ENLARGED PLANS LEVEL 01 CORES	  	●
	A40-03	  	ENLARGED PLANS VESTIBULES	  	●
	A40-04	  	ENLARGED PLANS LEVEL 01	  	●
	A40-05	  	ENLARGED PLAN TYPICAL TOWER CORE	  	●
	A40-08	  	ENLARGED PLANS & ELEVATIONS ATRIUM BRIDGE	  	●
	A42-00	  	ENLARGED RCP LEVEL P1	  	●
	A42-01	  	ENLARGED RCP LEVEL 01 CORES	  	●
	A42-02	  	ENLARGED RCP TYPICAL TOWER CORE	  	●
	A43-01	  	STAIR 1 PLANS & SECTIONS	  	●
	A43-02	  	STAIR 1 PLANS & SECTIONS	  	●
	A43-03	  	STAIR 2 PLANS & SECTIONS	  	●
	A43-04	  	STAIR 2 PLANS & SECTIONS	  	●
	A43-07	  	STAIR DETAILS	  	●

  
 SCHEDULE A, PAGE 3 

					
	A43-08	  	STAIR DETAILS	  	●
	A43-09	  	ATRIUM BRIDGE SECTIONS	  	●
	A45-01	  	ATRIUM INTERIOR ELEVATIONS	  	●
	A45-02	  	INTERIOR ELEVATIONS LEVEL 01 LOBBY	  	●
	A45-05	  	INTERIOR ELEVATIONS LEVEL 01 LOBBY CORE	  	●
	A45-06	  	INTERIOR ELEVATIONS TYPICAL CORE	  	●
	A45-07	  	ENLARGED ELEVATIONS - ATRIUM BRIDGE	  	●
	A45-52	  	ATRIUM ELEVATOR ELEVATIONS - (FOR REFERENCE ONLY)	  	●
	A45-53	  	ENLARGED ATRIUM ELEVATOR ELEVATIONS - (FOR REFERENCE ONLY)	  	●
	A45-54	  	ATRIUM ELEVATOR DETAILS - (FOR REFERENCE ONLY)	  	●
	A45-55	  	ATRIUM ELEVATOR CAB DETAILS - (FOR REFERENCE ONLY)	  	●
	A46-00	  	TOILET ROOMS - LOADING DOCK	  	●
	A46-01	  	TOILET ROOMS TYPICAL CORE	  	●
	A46-02	  	LOBBY DESK DETAILS	  	●
	A50-01	  	INTERIOR DETAILS	  	●
	A50-02	  	INTERIOR DETAILS	  	●
	A50-03	  	INTERIOR SECTION DETAILS - ATRIUM BRIDGE	  	●
	A50-04	  	INTERIOR SECTION DETAILS - ATRIUM BRIDGE	  	●
	A50-05	  	INTERIOR SECTION DETAILS - ATRIUM BRIDGE	  	●
	A50-06	  	INTERIOR PLAN DETAILS - ATRIUM BRIDGE	  	●
	A61-01	  	INTERIOR PARTITION TYPE CHARTS	  	●
	A61-21	  	INTERIOR PARTITION DETAILS	  	●
	A62-01	  	DOOR SCHEDULE	  	●
	A62-21	  	DOOR DETAILS	  	●
	A64-01	  	FINISH SCHEDULE	  	●
	A70-01	  	LAYOUT PLAN LEVEL 01 LEVEL 1.5	  	●
	A70-02	  	LAYOUT PLAN LEVEL 02	  	●
	A70-03	  	LAYOUT PLAN LEVEL 03	  	●
	A70-04	  	LAYOUT PLAN LEVEL 04	  	●
	A70-05	  	LAYOUT PLAN LEVEL 05	  	●
	A70-06	  	LAYOUT PLAN LEVEL 06	  	●
	A70-07	  	LAYOUT PLAN LEVEL 07	  	●
	A70-08	  	LAYOUT PLAN LEVELS 08-12	  	●
	A70-13	  	LAYOUT PLAN MECHANICAL PENTHOUSE 1	  	●
	A70-14	  	LAYOUT PLAN MECHANICAL PENTHOUSE 2	  	●
	A70-15	  	LAYOUT PLAN ROOF	  	●
			
	06-STRUCTURAL	  		  	
	S00-00	  	3D AXONOMETRIC VIEWS	  	●
	S00-01	  	GENERAL NOTES	  	●
	S00-02	  	GENERAL NOTES	  	●

  
 SCHEDULE A, PAGE 4 

					
	S00-03	  	PLAN NOTES AND LEGENDS	  	●
	S01-02	  	LEVEL 2 FRAMING PLAN	  	●
	S01-03	  	LEVEL 3 FRAMING PLAN	  	●
	S01-04	  	LEVEL 4 FRAMING PLAN	  	●
	S01-05	  	LEVEL 5 FRAMING PLAN	  	●
	S01-06	  	LEVEL 6 FRAMING PLAN	  	●
	S01-07	  	LEVEL 7 FRAMING PLAN	  	●
	S01-07P	  	LEVEL 7 PLENUM FRAMING PLAN	  	●
	S01-08	  	LEVEL 8 FRAMING PLAN	  	●
	S01-09	  	LEVEL 9 FRAMING PLAN	  	●
	S01-10	  	LEVEL 10-12 FRAMING PLAN	  	●
	S01-13	  	LEVEL PH1 FRAMING PLAN	  	●
	S01-14	  	LEVEL PH 2 FRAMING PLAN	  	●
	S01-15	  	ROOF FRAMING PLAN	  	●
	S01-16	  	PARTIAL PLANS	  	●
	S01-20	  	ATRIUM FRAMING AXON (PREVIOUSLY ATRIUM FRAMING DETAILS)	  	●
	S01-21	  	ATRIUM TRUSS ELEVATIONS	  	●
	S01-22	  	ATRIUM SECTIONS AND DETAILS I	  	●
	S03-10	  	COLUMN SCHEDULE I	  	●
	S03-11	  	COLUMN SCHEDULE II	  	●
	S03-12	  	COLUMN SCHEDULE III	  	●
	S03-13	  	SLOPING COLUMN PLAN LOCATION	  	●
	S03-14	  	SLOPING COLUMNS I	  	●
	S03-15	  	SLOPING COLUMNS II	  	●
	S03-16	  	SLOPING COLUMNS III	  	●
	S03-17	  	SLOPING COLUMNS IV	  	●
	S03-20	  	LATERAL FRAME ELEVATIONS I	  	●
	S03-30	  	CORE WALL ELEVATIONS I	  	●
	S03-31	  	CORE WALL ELEVATIONS II	  	●
	S03-32	  	CONCRETE SHEAR WALL DETAILS I	  	●
	S03-33	  	CONCRETE SHEAR WALL DETAILS II	  	●
	S03-34	  	CONCRETE SHEAR WALL DETAILS III	  	●
	S03-35	  	CORE WALL PLAN VIEWS	  	●
	S03-36	  	CORE WALL DETAILS	  	●
	S04-01	  	TYPICAL CONCRETE DETAILS I	  	●
	S04-02	  	TYPICAL CONCRETE DETAILS II	  	●
	S04-03	  	TYPICAL CONCRETE DETAILS III	  	●
	S04-04	  	TYPICAL CONCRETE DETAILS IV	  	●
	S04-05	  	TYPICAL CONCRETE DETAILS V	  	●
	S04-06B	  	TYPICAL CONCRETE DETAILS VI	  	●
	S04-07	  	TYPICAL CONCRETE DETAILS VII	  	●

  
 SCHEDULE A, PAGE 5 

					
	S04-08	  	TYPICAL CONCRETE DETAILS VIII	  	●
	S04-11	  	TYPICAL CONCTETE DETAILS XI	  	●
	S04-13	  	TYPICAL CONCRETE DETAILS XIII	  	●
	S04-20	  	TYPICAL MASONRY DETAILS I	  	●
	S05-01	  	TYPICAL STEEL DETAILS I	  	●
	S05-02	  	TYPICAL STEEL DETAILS II	  	●
	S05-03B	  	TYPICAL STEEL DETAILS III	  	●
	S05-04	  	TYPICAL STEEL DETAILS IV	  	●
	S05-05	  	TYPICAL STEEL DETAILS V	  	●
	S05-06	  	TYPICAL STEEL DETAILS VI	  	●
	S05-07B	  	TYPICAL STEEL DETAILS VII	  	●
	S05-08	  	TYPICAL STEEL DETAILS VIII	  	●
	S05-09	  	TYPICAL STEEL DETAILS IX	  	●
	S05-10	  	TYPICAL STEEL DETAILS X	  	●
	S06-10	  	STEEL SECTIONS I	  	●
	S06-11	  	STEEL SECTIONS II	  	●
	S06-12	  	SECTIONS AND DETAILS III	  	●
	S07-10	  	ATRIUM BRDIGE	  	●
			
	07-FIRE PROTECTION	  		  	
	FA04-00	  	FIRE ALARM LEGEND, NOTES AND DETAILS	  	●
	FA04-01	  	FIRE ALARM LEVEL 1 PLAN	  	●
	FA04-02	  	FIRE ALARM LEVEL 2 PLAN	  	●
	FA04-03	  	FIRE ALARM LEVEL 3 PLAN	  	●
	FA04-04	  	FIRE ALARM LEVEL 4 PLAN	  	●
	FA04-05	  	FIRE ALARM LEVEL 5 PLAN	  	●
	FA04-06	  	FIRE ALARM LEVEL 6 PLAN	  	●
	FA04-07	  	FIRE ALARM LEVEL 7 PLAN	  	●
	FA04-08	  	FIRE ALARM LEVEL 8 PLAN	  	●
	FA04-09	  	FIRE ALARM LEVEL 9 PLAN	  	●
	FA04-10	  	FIRE ALARM LEVEL 10 PLAN	  	●
	FA04-11	  	FIRE ALARM LEVEL 11 PLAN	  	●
	FA04-12	  	FIRE ALARM LEVEL 12 PLAN	  	●
	FA04-13	  	FIRE ALARM MECHANICAL PENTHOUSE 1 PLAN	  	●
	FA04-14	  	FIRE ALARM MECHANCIAL PENTHOUSE 2 PLAN	  	●
	FA04-15	  	FIRE ALARM ROOF PLAN	  	●
	FA04-20	  	FIRE ALARM SYSTEM RISER DIAGRAM	  	●
	FA04-P1	  	FIRE ALARM PARKING GARAGE LEVEL P1 PLAN	  	●
	FP04-00	  	FIRE PROTECTION LEGEND, NOTES, AND DETAILS	  	●
	FP04-01	  	FIRE PROTECTION LEVEL 1 PLAN	  	●
	FP04-02	  	FIRE PROTECTION LEVEL 2 PLAN	  	●
	FP04-03	  	FIRE PROTECTION LEVEL 3 PLAN	  	●

  
 SCHEDULE A, PAGE 6 

					
	FP04-04	  	FIRE PROTECTION LEVEL 4 PLAN	  	●
	FP04-05	  	FIRE PROTECTION LEVEL 5 PLAN	  	●
	FP04-06	  	FIRE PROTECTION LEVEL 6 PLAN	  	●
	FP04-06P	  	FIRE PROTECTION LEVEL 6 PLENUM PLAN	  	●
	FP04-07	  	FIRE PROTECTION LEVEL 7 PLAN	  	●
	FP04-08	  	FIRE PROTECTION LEVEL 8 PLAN	  	●
	FP04-09	  	FIRE PROTECTION LEVEL 9 PLAN	  	●
	FP04-10	  	FIRE PROTECTION LEVEL 10 PLAN	  	●
	FP04-11	  	FIRE PROTECTION LEVEL 11 PLAN	  	●
	FP04-12	  	FIRE PROTECTION LEVEL 12 PLAN	  	●
	FP04-13	  	FIRE PROTECTION MECH. PENTHOUSE 1 PLAN	  	●
	FP04-14	  	FIRE PROTECTION MECH. PENTHOUSE 2 PLAN	  	●
	FP04-15	  	FIRE PROTECTION ROOF PLAN	  	●
	FP04-20	  	FIRE PROTECTION SYSTEM RISER DIAGRAM	  	●
	FP04-P1	  	FIRE PROTECTION PARKING GARAGE LEVEL P1 PLAN	  	●
			
	08-PLUMBING	  		  	
	P00-01	  	PLUMBING LEGENDS & NOTES	  	●
	P00-02T	  	PLUMBING SCHEDULES	  	●
	P00-03T	  	PLUMBING DETAILS	  	●
	P00-04T	  	PLUMBING DETAILS	  	●
	P00-05	  	PLUMBING DOMESTIC WATER RISER DIAGRAM	  	●
	P00-06	  	PLUMBING SANITARY RISER DIAGRAM	  	●
	P00-07T	  	PLUMBING RAINWATER RECLAIM SYSTEM DIAGRAM	  	●
	P00-08	  	PLUMBING NATURAL GAS RISER DIAGRAM	  	●
	P10-01	  	PLUMBING LEVEL 1 PLAN	  	●
	P10-02	  	PLUMBING LEVEL 2 PLAN	  	●
	P10-03	  	PLUMBING LEVEL 3 PLAN	  	●
	P10-04	  	PLUMBING LEVEL 4 PLAN	  	●
	P10-05	  	PLUMBING LEVEL 5 PLAN	  	●
	P10-06	  	PLUMBING LEVEL 6 PLAN	  	●
	P10-07	  	PLUMBING LEVEL 7 PLAN	  	●
	P10-08	  	PLUMBING LEVEL 8 PLAN	  	●
	P10-09	  	PLUMBING LEVEL 9 PLAN	  	●
	P10-10	  	PLUMBING LEVEL 10 PLAN	  	●
	P10-11	  	PLUMBING LEVEL 11 PLAN	  	●
	P10-12	  	PLUMBING LEVEL 12 PLAN	  	●
	P10-13	  	PLUMBING MECHANICAL LEVEL 1 PLAN	  	●
	P10-14	  	PLUMBING MECHANICAL LEVEL 2 PLAN	  	●
	P10-15	  	PLUMBING ROOF PLAN	  	●
	P11-02A	  	PLUMBING LEVEL P1A TENANT FLOOR PLAN	  	●
	P11-02B	  	PLUMBING LEVEL P1B TENANT FLOOR PLAN	  	●
	P44-01	  	PLUMBING GARAGE PART PLANS	  	●

  
 SCHEDULE A, PAGE 7 

					
	09-MECHANICAL	  		  	
	H00-01	  	HVAC LEGENDS AND GENERAL NOTES	  	●
	H00-02	  	HVAC SCHEDULES (SHEET 1 OF 3)	  	●
	H00-03	  	HVAC SCHEDULES (SHEET 2 OF 3)	  	●
	H00-04	  	HVAC SCHEDULES (SHEET 3 OF 3)	  	●
	H00-05	  	HVAC DETAILS (SHEET 1 OF 3)	  	●
	H00-06	  	HVAC DETAILS (SHEET 2 OF 3)	  	●
	H00-07	  	HVAC DETAILS (SHEET 3 OF 3)	  	●
	H00-08	  	HVAC AIR HANDLING UNIT PLANS & ELEVATIONS	  	●
	H00-09	  	HVAC ENERGY RECOVERY UNIT & GENERAL EXHAUST FAN PLANS & ELEVATIONS	  	●
	H00-10	  	HVAC CHILLED WATER PIPING SCHEMATIC	  	●
	H00-11	  	HVAC HOT WATER PIPING SCHEMATIC	  	●
	H00-12	  	HVAC HOT WATER AND PROCESS CONDENSER WATER PIPING RISER DIAGRAMS	  	●
	H00-13	  	HVAC HIGH PENTHOUSE HEAT RECOVERY PIPING RISER DIAGRAMS	  	●
	H00-14	  	HVAC STAIRWELL PRESSURIZATION RISER DIAGRAM	  	●
	H00-15	  	HVAC ELEVATOR VENTILATION RISER DIAGRAMS	  	●
	H00-16	  	HVAC SUPPLY AIR DUCTWORK RISER DIAGRAMS	  	●
	H00-17	  	HVAC EXHAUST AIR DUCTWORK RISER DIAGRAMS	  	●
	H00-18	  	HVAC FUEL OIL PIPING DIAGRAM	  	●
	H00-19	  	HVAC KONVEKTA LEGEND	  	●
	H00-20	  	HVAC KONVEKTA AHU P&ID	  	●
	H00-21	  	HVAC KONVEKTA PACKAGED HEATING UNIT P&ID	  	●
	H00-22	  	HVAC KONVEKTA ERU P&ID	  	●
	H00-23	  	HVAC KONVEKTA SUMP DIAGRAM	  	●
	H04-00A	  	HVAC P0.5-P1 PARKING GARAGE PLAN EAST	  	●
	HD04-01	  	HVAC DUCTWORK LEVEL 1 PLAN	  	●
	HD04-01.5	  	HVAC DUCTWORK LEVEL 1.5 PLAN	  	●
	HD04-02	  	HVAC DUCTWORK LEVEL 2 PLAN	  	●
	HD04-03	  	HVAC DUCTWORK LEVEL 3 PLAN	  	●
	HD04-04	  	HVAC DUCTWORK LEVEL 4 PLAN	  	●
	HD04-05	  	HVAC DUCTWORK LEVEL 5 PLAN	  	●
	HD04-06	  	HVAC DUCTWORK LEVEL 6 PLAN	  	●
	HD04-07	  	HVAC DUCTWORK LEVEL 7 PLAN	  	●
	HD04-08	  	HVAC DUCTWORK LEVEL 8 PLAN	  	●
	HD04-09	  	HVAC DUCTWORK LEVEL 9 PLAN	  	●
	HD04-10	  	HVAC DUCTWORK LEVEL 10 PLAN	  	●
	HD04-11	  	HVAC DUCTWORK LEVEL 11 PLAN	  	●

  
 SCHEDULE A, PAGE 8 

					
	HD04-12	  	HVAC DUCTWORK LEVEL 12 PLAN	  	●
	HD04-13	  	HVAC DUCTWORK MECH. PENTHOUSE 1 LEVEL PLAN	  	●
	HD04-14	  	HVAC DUCTWORK MECH. PENTHOUSE 2 LEVEL PLAN	  	●
	HD04-15	  	HVAC DUCTWORK ROOF PLAN	  	●
	HP04-01	  	HVAC PIPING 1 LEVEL PLAN	  	●
	HP04-02	  	HVAC PIPING 2 LEVEL PLAN	  	●
	HP04-03	  	HVAC PIPING 3 LEVEL PLAN	  	●
	HP04-04	  	HVAC PIPING 4 LEVEL PLAN	  	●
	HP04-05	  	HVAC PIPING 5 LEVEL PLAN	  	●
	HP04-06	  	HVAC PIPING 6 LEVEL PLAN	  	●
	HP04-07	  	HVAC PIPING 7 LEVEL PLAN	  	●
	HP04-08	  	HVAC PIPING 8 LEVEL PLAN	  	●
	HP04-09	  	HVAC PIPING 9 LEVEL PLAN	  	●
	HP04-10	  	HVAC PIPING 10 LEVEL PLAN	  	●
	HP04-11	  	HVAC PIPING 11 LEVEL PLAN	  	●
	HP04-12	  	HVAC PIPING 12 LEVEL PLAN	  	●
	HP04-13	  	HVAC PIPING MECH PENTHOUSE 1 LEVEL PLAN	  	●
	HP04-14	  	HVAC PIPING MECH. PENTHOUSE 2 LEVEL PLAN	  	●
	HP04-15	  	HVAC PIPING ROOF PLAN	  	●
			
	10-ELECTRICAL	  		  	
	E04-01	  	ELECTRICAL LEGEND, NOTES, AND SCHEDULES	  	●
	E04-02	  	ELECTRICAL POWER DISTRIBUTION RISER DIAGRAM “A”	  	●
	E04-03	  	ELECTRICAL POWER DISTRIBUTION RISER DIAGRAM “B”	  	●
	E04-04	  	ELECTRICAL SCHEDULES AND DETAILS	  	●
	E04-05	  	ELECTRICAL SCHEDULES AND DETAILS	  	●
	E04-06	  	ELECTRICAL SCHEDULES AND DETAILS	  	●
	E04-07	  	ELECTRICAL SCHEDULES AND DETAILS	  	●
	E04-08	  	ELECTRICAL SCHEDULES AND DETAILS	  	●
	E04-09	  	ELECTRICAL SCHEDULES AND DETAILS	  	●
	E04-10	  	ELECTRICAL SCHEDULES AND DETAILS	  	●
	E04-11	  	ELECTRICAL SNOW MELT AND HEAT TRACE DETAILS	  	●
	E04-12	  	ELECTRICAL LUTRON LIGHTING CONTROL DETAILS 1	  	●
	E04-13	  	ELECTRICAL LUTRON LIGHTING CONTROL DETAILS 2	  	●
	E04-14	  	ELECTRICAL LUTRON LIGHTING CONTROL DETAILS 3	  	●
	E04-15	  	ELECTRICAL LUTRON LIGHTING CONTROL DETAILS 4	  	●
	E04-16	  	ELECTRICAL LUTRON LIGHTING CONTROL DETAILS 5	  	●
	E04-21	  	ELECTRICAL LIGHTING PARKING GARAGE LEVEL P1 PLAN	  	●
	E04-22	  	ELECTRICAL POWER PARKING GARAGE LEVEL P1 PLAN	  	●
	E04-23	  	ELECTRICAL LIGHTING LEVEL 1 PLAN	  	●
	E04-24	  	ELECTRICAL POWER LEVEL 1 PLAN	  	●
	E04-25	  	ELECTRICAL LIGHTING AND POWER LEVEL 1.5 PLAN	  	●

  
 SCHEDULE A, PAGE 9 

					
	E04-26	  	ELECTRICAL LIGHTING LEVEL 2 PLAN	  	●
	E04-27	  	ELECTRICAL POWER LEVEL 2 PLAN	  	●
	E04-28	  	ELECTRICAL LIGHTING AND POWER LEVEL 3 PLAN	  	●
	E04-29	  	ELECTRICAL LIGHTING AND POWER LEVEL 4 PLAN	  	●
	E04-30	  	ELECTRICAL LIGHTING AND POWER LEVEL 5 PLAN	  	●
	E04-31	  	ELECTRICAL LIGHTING AND POWER LEVEL 6 PLAN	  	●
	E04-32	  	ELECTRICAL LIGHTING AND POWER PLENUM LEVEL PLAN	  	●
	E04-33	  	ELECTRICAL LIGHTING AND POWER LEVEL 7 PLAN	  	●
	E04-34	  	ELECTRICAL LIGHTING AND POWERLEVEL 8 PLAN	  	●
	E04-35	  	ELECTRICAL LIGHTING AND POWER LEVEL 9 PLAN	  	●
	E04-36	  	ELECTRICAL LIGHTING AND POWER LEVEL 10 PLAN	  	●
	E04-37	  	ELECTRICAL LIGHTING AND POWER LEVEL 11 PLAN	  	●
	E04-38	  	ELECTRICAL LIGHTING AND POWER LEVEL 12 PLAN	  	●
	E04-39	  	ELECTRICAL LIGHTING AND POWER MECH. PENTHOUSE 1 PLAN	  	●
	E04-40	  	ELECTRICAL LIGHTING AND POWER MECH. PENTHOUSE 2 PLAN	  	●
	E04-41	  	ELECTRICAL LIGHTING AND POWER ROOF PLAN	  	●
		
	11-TECHNOLOGY SERIES	  	
	T-000	  	T-SERIES GENERAL SPECIFICATIONS	  	●
	T-C100	  	TELECOMMUNICATIONS SITE PLAN	  	●
	T-C101	  	TELECOMMUNICATIONS CONDUIT RISER SCHEMATIC	  	●
	T-C101-M	  	TELECOMMUNICATIONS CONDUIT RISER SCHEMATIC-MASTER	  	●
	T-C101-PI	  	TELECOMMUNICATIONS CONDUIT RISER SCHEMATIC - SITE 3 PHASE I	  	●
	T-C102	  	TELELCOMMUNICATIONS GROUNDING SCHEMATIC	  	●
	T-C102-M	  	TELECOMMUNICATIONS GROUNDING SCHEMATIC - MASTER	  	●
	T-C102-PI	  	TELECOMMUNICATIONS CONDUIT RISER SCHEMATIC - SITE 3 PHASE I	  	●
	T-C103	  	SMART BUILDING RISER SCHEMATIC	  	●
	T-C201	  	LEVEL 01 COMMUNICATIONS LAYOUT	  	●
	T-C202	  	LEVEL 02 COMMUNICATIONS LAYOUT	  	●
	T-C203	  	LEVEL 04 (03-05 TYP) COMMUNICATIONS LAYOUT	  	●
	T-C204	  	LEVEL 06 COMMUNICATIONS LAYOUT	  	●
	T-C205	  	LEVEL 08 (07-12 TYP) COMMUNICATIONS LAYOUT	  	●
	T-C206	  	LEVEL PH01 COMMUNICATIONS LAYOUT	  	●
	T-C207	  	LEVEL PH02 COMMUNICATIONS LAYOUT	  	●
	T-C208	  	LEVEL ROOF COMMUNICATIONS LAYOUT	  	●
	T-C301	  	PART PLANS	  	●
	T-C401	  	ELEVATIONS	  	●
	T-S200	  	LEVEL P1 SECURITY PLAN TENANT SPACE	  	●
	T-S201	  	LEVEL 1 SECURITY LAYOUT	  	●
	T-S202	  	LEVEL 02 SECURITY LAYOUT	  	●

  
 SCHEDULE A, PAGE 10 

					
	T-S203	  	LEVEL 03 (03-05 TYP) SECURITY LAYOUT	  	●
	T-S204	  	LEVEL 6 SECURITY LAYOUT	  	●
	T-S205	  	LEVEL 08 (07-12 TYP) SECURITY LAYOUT	  	●
	T-S206	  	LEVEL PH01 SECURITY LAYOUT	  	●
	T-S207	  	LEVEL PH02 SECURITY LAYOUT	  	●
	T-S208	  	LEVEL ROOF SECURITY LAYOUT	  	●
	T-S601	  	SECURITY DETAILS #1	  	●
	T-S602	  	SECURITY DETAILS #2	  	●
		
	12-VERTICAL TRANSPORTATION	  	
	VT-101	  	ELEVATOR DETAILS	  	●
	VT-102	  	ELEVATOR DETAILS	  	●
	VT-103	  	ELEVATOR DETAILS	  	●

  
 SCHEDULE A, PAGE 11 

 Perkins and Will Architects 

Drawing Control List 
 Construction Documents 

238 Main Street Laboratory Addition 
 2.
    February 20, 2019 
  

			
	 Div #
	  	 Description

	00 01 10_1	  	Table of Contents
	01 10 00_1	  	Summary
	01 21 00_1	  	Allowances
	01 23 00_1	  	Alternates
	01 25 00_1	  	Substitution Procedures
	01 26 00_1	  	Contract Modification Procedures
	01 29 00_1	  	Payment Procedures
	01 31 00_1	  	Management and Coordination
	01 32 00_1	  	Construction Progress Documentation
	01 32 33_1	  	Photographic Documentation
	01 33 00_1	  	Submittal Procedures
	01 40 00_1	  	Quality Requirements
	01 42 00_1	  	References
	01 50 00_1	  	Temporary Facilities and Controls
	01 60 00_1	  	Product Requirements
	01 73 00_1	  	Execution Requirements
	01 73 29_1	  	Cutting and Patching
	01 74 19_1	  	Construction Waste Management and Disposal
	01 77 00_1	  	Closeout Procedures
	01 78 23_1	  	Operation and Maintenance Data
	01 78 39_1	  	Project Record Documents
	01 79 00_1	  	Demonstration and Training
	01 81 13_1	  	Sustainable Design Requirements
	01 81 19_1	  	Construction Indoor Air Quality Requirements
	01 90 00_1	  	General Commissioning Requirements
	01 91 19_1	  	Building Enclosure Commissioning
	03 30 00_1	  	Cast-in-Place Concrete
	03 49 00_1	  	Glass Fiber Reinforced Concrete (GFRC)
	04 20 00_1	  	Unit Masonry
	04 23 00_1	  	Reinforced Unit Masonry
	04 42 13_1	  	Exterior Stone Base
	05 12 00_1	  	Structural Steel Framing
	05 12 13_1	  	Architecturally-Exposed Structural Steel Framing
	05 30 00_1	  	Metal Decking
	05 40 00_1	  	Cold-Formed Metal Framing
	05 50 00_1	  	Metal Fabrications

  
 SCHEDULE A, PAGE 12 

			
	 Div #
	  	 Description

	05 51 13_1	  	Metal Pan Stairs
	05 51 19_1	  	Metal Grating Stairs
	05 52 15_1	  	Stainless Steel Pipe and Tube Railings
	00 01 10_1	  	Table of Contents
	05 53 13_1	  	Bar Gratings
	05 70 00_1	  	Decorative Metals
	06 10 00_1	  	Rough Carpentry
	06 16 00_1	  	Sheathing
	06 41 16_1	  	Plastic-Laminate-Faced Architectural Cabinets
	06 64 00_1	  	Plastic Paneling
	07 13 26_1	  	Self-Adhering Sheet Waterproofing
	07 18 00_1	  	Traffic Coatings
	07 21 00_1	  	Thermal Insulation
	07 21 01_1	  	Spray on Insulation
	07 27 13_1	  	Modified Bituminous Sheet Air Barriers
	07 27 26_1	  	Fluid-Applied Membrane Air Barriers
	07 42 16_1	  	Insulated Core Metal Wall Panels
	07 42 19_1	  	Metal Plate Wall Panels
	07 42 20_1	  	Metal Plate Ceiling Panels
	07 54 23_1	  	Thermoplastic-Polyolefin (TPO) Roofing
	07 55 56_1	  	Fluid-Applied Protected Membrane Roofing
	07 62 00_1	  	Sheet Metal Flashing and Trim
	07 65 11_1	  	Silicone Sheet Transition Assembly
	07 81 00_1	  	Applied Fireproofing
	07 84 13_1	  	Penetration Firestopping
	07 84 46_1	  	Fire- Resistive Joint Systems
	07 92 00_1	  	Joint Sealants
	07 95 00_1	  	Expansion Control
	08 11 13_1	  	Hollow Metal Doors and Frames
	08 14 16_1	  	Flush Wood Doors
	08 17 00_1	  	Integrated Door Opening Assemblies
	08 30 00_1	  	Specialty Doors Systems
	08 31 13_1	  	Access Doors and Frames
	08 41 13_1	  	Aluminum - Framed Entrances and Storefronts
	08 41 26_1	  	All-Glass Entrances and Storefronts
	08 44 10_1	  	Unitized Metal-Framed Curtain Walls
	08 71 00.10_1	  	Door Hardware
	08 71 01_1	  	Door Hardware Schedule (Future By Others P Level)
	08 80 00_1	  	Glazing
	08 83 00_1	  	Mirrors
	08 88 23_1	  	Structural Glass Walls

  
 SCHEDULE A, PAGE 13 

			
	 Div #
	  	 Description

	08 90 00_1	  	Louvers and Vents
	09 21 16_1	  	Gypsum Board Shaft Wall Assem blies
	09 22 16_1	  	Non-Structural Metal Framing
	09 24 00_1	  	Cement Plastering
	09 25 16_1	  	Venetian Plaster Finish System
	09 27 13_1	  	Glass-Fiber-Reinforced Gypsum Fabrications
	00 01 10_1	  	Table of Contents
	09 29 00_1	  	Gypsum Board
	09 30 00_1	  	Tiling
	09 51 23_1	  	Acoustical Tile Ceilings
	09 65 00_1	  	Resilient Flooring
	09 65 13_1	  	Resilient Base and Accessories
	09 65 36_1	  	Static-Control Resilient Flooring
	09 66 23_1	  	Resinous Matrix Terrazzo Flooring
	09 67 23_1	  	Resin Matrix Flooring
	09 68 16_1	  	Sheet Carpeting
	09 91 23_1	  	Interior Painting
	09 96 00_1	  	High-Performance Coatings
	10 21 13_1	  	Toilet Compartments
	10 26 00_1	  	Wall and Door Prot ection
	10 30 05_1	  	Prefabricated Fireplace
	10 44 13_1	  	Fire Protection Cabinets
	10 46 00_1	  	Photoluminescent Egress Marking System
	10 81 00_1	  	Toilet Accessories
	11 13 16_1	  	Loading Dock Seals and Shelters
	12 24 13_1	  	Roller Shades
	12 36 61_1	  	Solid Surface Assem blies
	12 48 16_1	  	Entrance Floor Grilles
	14 21 23_1	  	Electric Traction Passenger Elevators
	21 00 00_1	  	Fire Protection
	22 00 00_1	  	Plumbing
	23 00 00_1	  	Heating Ventilating and Air Conditioning
	26 00 00_1	  	Electrical
	27 00 00_1	  	Communications
	27 05 28_1	  	Pathways for Communications Systems
	27 05 53_1	  	Identification for Communications Systems
	27 06 10_1	  	Schedules for Structured Cabling and Enclosures
	27 08 00_1	  	Commissioning of Communications
	27 11 16_1	  	Communications Cabinets Racks Frames and Enclosures
	27 11 19_1	  	Communications Termination Blocks and Patch Panels
	27 11 23_1	  	Communications Cable Management and Ladder Rack

  
 SCHEDULE A, PAGE 14 

			
	 Div #
	  	 Description

	27 11 26_1	  	Communications Rack Mounted Power Protection and Power Strips
	27 13 13_1	  	Communications Copper Backbone Cabling
	27 13 23_1	  	Communications Optical Fiber Backbone Cabling
	27 15 13_1	  	Communications Copper Horizontal Cabling
	27 15 43_1	  	Communications Faceplates and Connectors
	28 00 00_1	  	Electronic Safety and Security
	28 31 00_1	  	Fire Alarm

  
 SCHEDULE A, PAGE 15 

 SCHEDULE B 

MATRIX 
 238 Main Street Laboratory Addition -
Multi-Tenant 
 Cambridge, MA 
  

			
	Office/Lab Landlord/Tenant Responsibilities Matrix	  	May 2, 2018
		
		  	Rev Date: April 04, 2019

 Tenant Floors 7-10 

 

							
	 	  	 DESCRIPTION
	  	 SHELL/CORE
	  	 TENANT

	Site Work	  	Perimeter sidewalks, street curbs, trees, parking lot paving.	  	X	  	
				
		  	Landscaping.	  	X	  	
				
		  	Two or more 4” telephone conduits from diverse locations, 15’ outside building into telephone demark room at 238 Main Street.	  	X	  	
				
		  	Two Cable TV 4” conduits from 15’ outside building into telephone demark room at 238 Main Street.	  	X	  	
				
		  	Natural gas service to building for base building systems.	  	X	  	
				
		  	Sanitary sewer connection including lab waste connection	  	X	  	
				
		  	Domestic water service to building.	  	X	  	
				
	Code Compliance	  	Building construction in accordance with requirements of Massachusetts State Building Code, 9th edition.	  	X	  	X
				
		  	Use Group B-Business	  	X	  	X
				
		  	Occupancy Category III	  	X	  	

  
 SCHEDULE B, PAGE 1 

							
				
		  	Group B, Business occupancy laboratories according to the provisions of 780 CMR 9th edition (2015 IBC amended) Sections 304.1, 307.1, and 414.2; with Group H, High Hazard
occupancy areas according to the provisions of 780 CMR 9th edition Sections 307.1,403,414,415,503 and 504 and 508.2 and all other applicable codes, rules and regulations.	  		  	X
				
	Structure	  	Floor live load capacity to be 100psf at first floor, 100 at floors 2-12, Mechanical Rooms will include 150 psf allowance or specific equipment weights. Parking Levels will be as required
per code.	  	X	  	
				
		  	Live load increases for special tenant loads at floors and roof.	  		  	X
				
		  	Floor to floor heights: first floor and second floor 20’-0”; upper floors 15’-0”. P1 level
20’-0”, P2-P6 10’-0” Penthouse PH1 22’-0”, PH2 20’-0”	  	X	  	
				
		  	Lateral Force Resisting System to be designed and constructed as a reinforced concrete shearwall core with supplemental structural steel moment frames designed, constructed and fireproofed as required by the Building Code.	  	X	  	
				
		  	Structural steel stub columns to be provided to accommodate future tenant supplied dunnage and equipment. Design to be based on 150 psf allowance in designated Tenant rooftop mechanical zones only.	  	X	  	
				
		  	Dunnage at roof for tenant equipment designed and verified by tenant structure engineer.	  		  	X
				
		  	Framed openings for added shafts needed by Tenant not provided in the core and shell for potential tenant use	  		  	X
				
		  	Miscellaneous metal items (lintels, elevator sills, canopy framing, etc.) related to base building construction.	  	X	  	

  
 SCHEDULE B, PAGE 2 

							
				
		  	Miscellaneous metal items and concrete pads related to tenant fit-out.	  		  	X
				
	Exterior	  	Exterior wall consisting of predominately glazed curtain wall.	  	X	  	
				
		  	Ground floor ‘storefront’ systems at retail entries consisting of thermally-broken aluminum mullions with painted exterior finish, 1” insulating glass units. Louvers are provided for intake and exhaust air.	  	X	  	
				
		  	Truck door and parking doors, electrically operated.	  	X	  	
				
		  	Penthouse wall consisting of curtain wall and louvers.	  	X	  	
				
		  	Additional penthouse and/or screening for tenant equipment, to be built in accordance with base building design and City requirements	  		  	X
				
	Roofinq	  	Roofing system consisting of single-ply TPO with rigid insulation.	  	X	  	
				
		  	Walkway pads to base building mechanical equipment.	  	X	  	
				
		  	Walkway pads to Tenant mechanical equipment.	  		  	X
				
		  	Landscaping and Paving at 6th floor Roof Terrace	  	X	  	
				
		  	Landscaping at 2nd floor Roof Terrace	  	X	  	
				
	Common Areas	  	Finished first floor building lobby and egress corridors, including terrazzo flooring, drywall and	  	X	  	
				
		  	suspended ceilings and appropriate accent lighting.	  		  	
				
		  	Finished toilet rooms with thin-set porcelain tile floors and walls, drywall/acoustic ceilings, and solid surface lavatory counters. One shower room in each toilet room.	  	X	  	
				
		  	Janitor, electrical and telephone closets.	  	X	  	
				
		  	Finished exit stairways with painted walls.	  	X	  	

  
 SCHEDULE B, PAGE 3 

							
				
		  	Loading dock area with 4 truck/dumpster bays with 2 levelers.	  	X	  	
				
		  	First Floor, Second Floor and Parking Levels mechanical/electrical rooms for base building.	  	X	  	
				
		  	P1 and First Floor mechanical rooms for Tenant Systems, partitions, lights and sprinklers for CO only.	  	X	  	
				
		  	P1 floor room for pH tanks including dunnage.	  	X	  	
				
		  	Doors and frames at common areas: hollow metal	  	X	  	
				
		  	frames; hollow metal doors at service areas, solid core wood doors at other areas, and lever hardware	  		  	
				
		  	Doors, frames, and hardware at Tenant areas.	  		  	X
				
	Elevators	  	 Total of 5 passenger elevators:
  

Two machine room less (MRL) passenger elevators with 4,000 pound capacity and one MRL passenger elevator with 3,500 pound capacity and quality cab
finishes.
  
 Passenger elevators serve floors
1-12
	  	X	  	
				
		  	Two high speed traction elevators with 4,000 pound capacity and quality cab finishes. Passenger elevators serve floors 1-12 and PH 1-2.	  		  	
				
		  	 One MRV freight elevator with 5,000 pound capacity serving levels P1, Floors 1-12 and PH 12
respectively located adjacent to the Loading Dock.
  
 One future Tenant(s) MRL elevator
with 3,500 pound capacity. Limited to three stops, including P1 and the 9th floor. For animal care facility use.
	  	X	  	X
				
	Window Treatment	  	 Two passenger garage elevators with 3,500 pound capacity serving P1-P6 and First Floor

 
 Building standard shades for all windows- furnished.
	  	 X
  

X
	  	
				
		  	Building standard shades for all windows, installation.	  		  	X
				
	Tenant Areas	  	Insulation at exterior walls.	  	X	  	

  
 SCHEDULE B, PAGE 4 

							
				
		  	Drywall and paint at inside face of exterior wall and window sills.	  		  	X
				
		  	Partitions, column covers, ceilings, flooring, painting, finishes, doors, millwork, and all build-out within tenant area.	  		  	X
				
		  	 Interior Wall Construction: 3 5/8” metal studs, 16”0c, 5/8” gypsum wallboard. Alternate materials are acceptable with Landlord
approval.
  
 Tenant side of non rated core walls: 5/8” gypsum wallboard.
	  		  	X
				
		  	Column Covers: minimum gypsum wallboard at exterior column bay. Interior column finishes as approved by Landlord. Columns cannot be left exposed due to fireproofing.	  		  	X
				
		  	Interior Ceiling Treatment: ceilings may be left exposed, open to above or finished with acoustical tile and/or gypsum wallboard.	  		  	X
				
		  	Tenant Entry Doors: tenant can replace Base Building Doors with their own design. 1 hour fire rating to be maintained.	  		  	X
				
		  	Shaft enclosures for base building systems.	  	X	  	
				
		  	Shaft enclosures for any tenant-driven base building upgrade and dedicated tenant systems.	  		  	X
				
	Plumbinq	  	Domestic sanitary waste piping for Base Building and Tenant use.	  	X	  	
				
		  	Lab waste piping connection within building for Tenant use.	  	X	  	
				
		  	Storm system connection and roof drainage system.	  	X	  	
				
		  	Secondary storm drainage system.	  	X	  	

  
 SCHEDULE B, PAGE 5 

							
				
		  	 Natural gas service to building for Base Building, potential Laboratory Tenant generator use and retail use. Gas delivered to the
building at 2 psi (elevated pressure) w/ an estimated total of 57,752 CFH. Stubs for future retail tenant spaces @ 2 psi. Retail capacity available is:
  

•   Large ground level retail tenant spanning 238 Main entire west ground floor and Laboratory
Addition entire west ground floor= 3,000 CFH
	  	X	  	
				
		  	Tenant gas service if required, from base building connection, including meter, riser and distribution piping for Tenant services.	  		  	X
				
		  	Domestic cold water service to building and domestic cold water booster pump system.	  	X	  	
				
		  	Potable and non-potable risers with valve/cap connections at each floor for Tenant use. Refer to plumbing riser diagrams.	  	X	  	
				
		  	Potable cold water distribution to Base Building equipment and common areas.	  	X	  	
				
		  	Base Building toilet/janitor core including cold water, hot water, waste and vent systems.	  	X	  	
				
		  	Wet column including potable cold water, waste, vent systems.	  	X	  	
				
		  	Potable and non-potable distribution piping from Base Building risers to Tenant areas. Refer to plumbing riser diagrams.	  		  	X
				
		  	Distribution piping from wet columns.	  		  	X
				
		  	Lab waste risers with cap connections on each floor for tenant use. Six 4” lab waste risers. Two 4” stubs per floor (45 DFU ea.)	  	X	  	

  
 SCHEDULE B, PAGE 6 

							
				
		  	Installation and commissioning of pH neutralization system for lab waste common for Building. Landlord will charge tenant proportionate share of installation cost of the pH system. 2,000 gallon total capacity pH system. 200 GPM
continuous treatment. 18 GPM per floor.	  	X	  	
				
		  	Provide connections to pH neutralization system for Tenant lab waste	  		  	X
				
		  	Lab vent distribution system from lab vent risers.	  		  	X
				
		  	Tenant potable and non-potable hot water equipment and distribution system.	  		  	X
				
		  	Air compressor and distribution system.	  		  	X
				
		  	Vacuum pump and distribution system.	  		  	X
				
		  	RODI equipment and distribution system.	  		  	X
				
		  	Gas cylinders and distribution system (ie: nitrogen co2, argon, etc.)	  		  	X
				
		  	Tempered hot water heater and distribution piping to Tenant pH neutralization system area eyewash/shower unit. System shall have valve/cap connection for tenant use.	  		  	X
				
		  	Tenant tempered water eyewash/showers and distribution piping.	  		  	X
				
	Fire Protection	  	Combination sprinkler/standpipe system with fire department valves and based on ordinary hazard occupancy.	  	X	  	
				
		  	Fire service and double-check valve assembly.	  	X	  	
				
		  	Fire pump, controller, test header.	  	X	  	
				
		  	Alarm check valve and Siamese connection.	  	X	  	
				
		  	Floor control valve assemblies and test drains.	  	X	  	

  
 SCHEDULE B, PAGE 7 

							
		  	Sprinkler coverage to all core areas.	    	X	    	
				
		  	Branch distribution with upright heads at 130 SF spacing within Lab Tenant areas. 225 SF spacing within Office areas.	    	X	    	
				
		  	Flow switches, tamper switches, pressure switches.	    	X	    	
				
		  	Modification of sprinkler piping and head layout to suit tenant build-out and Tenant hazard index. Sprinkler heads in spaces finished without ceilings shall be bronze upright or
pendant.	    		    	X
				
		  	Specialty fire protection systems, ie: pre-action type, FM-200, etc.	    		    	X
				
	HVAC	  	Air handler capacity, .25 cfm/sf for office. 2.0 cfm/sf for lab areas of 100% outside air assuming a split of 60% lab, 40% office for areas located on Levels 2-4 and 1.5 cfm/sf for lab
areas of 100% outside air assuming a split of 60% lab, 40% office for areas located on 5-12.	    	X	    	
				
		  	First Floor Retail Areas shall provide their own outdoor air and exhaust through the perimeter louvers at level one.	    	N/A	    	N/A
				
		  	Equipment, controls and equipment rooms for 24 hour cooling systems for Tenant areas	    		    	X
				
		  	Occupant load for heating and cooling systems design based on 400 sf/person in lab areas and 150 sf/person in office areas	    	X	    	
				
		  	Vertical general exhaust ductwork risers	    	X	    	
				
		  	Supply, return, & toilet exhaust duct risers for base building systems	    	X	    	
				
		  	Supply, return & exhaust ductwork for horizontal distribution for tenant systems	    		    	X

  
 SCHEDULE B, PAGE 8 

							
		  	Dedicated Location for Specialty Tenant exhaust systems for general exhaust, lab exhaust and fume hood exhausts. All vertical risers and horizontal ductwork and associated fans.	    		    	X
				
		  	Supply, return, and exhaust system, including ductwork, control boxes, grilles, registers, & diffusers in tenant areas.	    		    	X
				
		  	2,400 ton chilled water cooling capacity for base building air handling systems. 3,200 ton condenser water cooling capacity for base building systems. 600 tons of process condenser water available for Tenant use. 200 tons for 1st Floor Retail Tenanst and 400 tons available for floors 2 through 12. See contract drawing riser diagram for capacity per floor.	    	X	    	
				
		  	40,000 MBH-gas-fired hot water boiler plant in Penthouse serving new air handlers and vertical risers with valve and cap connections for tenant
piping on each floor. See contract drawing riser diagram for capacity per floor.	    	X	    	
				
		  	Additional hot water or steam boilers for tenant systems.	    		    	X
				
		  	Condenser and hot water risers and distribution for base building.	    	X	    	
				
		  	Condenser and hot water distribution system within tenant areas to serve tenant HVAC and baseboard radiation.	    		    	X
				
		  	Baseboard radiation, recommended by Landlord, Tenant’s option	    		    	X
				
		  	Baseboard radiation cover - provide	    	X	    	
				
		  	Baseboard radiation cover - install	    		    	X
				
		  	Automatic temperature control system for base building.	    	X	    	

  
 SCHEDULE B, PAGE 9 

							
		  	Automatic temperature control system for tenant areas and systems.	    		    	X
				
	Electric	  	Two Eversource Transformer vaults with five (5) utility-supplied 13.8kV - 480/277V transformers. One vault with (2) transformers shall back feed 238 Main St. and feed the garage. The other vault with (3) transformers
shall feed the Building 3 services.	    	X	    	
				
		  	Conductors, Eversource metering equipment and circuit breakers to Tenant areas from base- building busway at each tenant floor	    		    	X
				
		  	480/277V, 3 phase, 4 wire main switchboards, three (3) @ 4000 amp, utility metered, for base building systems.	    	X	    	
				
		  	480/277, 3 phase, 4 wire, (2) @ 2000 amp nonutility metered bus-duct riser for tenant use. Nominal capacity of 15 watts/SF for lab and 8 watts/SF for office.	    	X	    	
				
		  	Terminal unit power.	    		    	X
				
		  	Rooftop 1500 kW emergency generator for base building life safety systems, including fuel storage, transfer system, and sound-attenuated enclosure	    	X	    	
				
		  	Rooftop Standby Generator maximum 600kw for tenant systems and equipment, including fuel storage, transfer system, and sound-attenuated enclosure.	    		    	X
				
		  	Provide connections to Building Common Rooftop Standby Generator for tenant systems and equipment	    		    	X
				
		  	Automatic transfer from normal to emergency power for building life safety systems and selected mechanical loads	    	X	    	
				
		  	Tenant automatic transfer switch(es) for transfer from normal to standby power.	    		    	X
				
		  	Electric closets at floors for base building systems and core areas.	    	X	    	

  
 SCHEDULE B, PAGE 10 

							
		  	480/277 volt power to Tenant dedicated HVAC systems.	    		    	X
				
		  	Additional electric closets for tenant areas.	    		    	X
				
		  	Power distribution for tenant areas. Match existing units or approved equal.	    		    	X
				
		  	Electric Metering	    		    	X
				
		  	Addressable Fire Command Center, Fire Alarm devices to Base Building common areas, mechanical/electrical rooms and risers for Tenant expansion.	    	X	    	
				
		  	Fire Alarm system and risers.	    	X	    	
				
		  	Fire Alarm devices within Tenant areas, connected to Base Building risers and addressable Fire Command Center.	    		    	X
				
		  	Lighting and controls in common and base building areas	    	X	    	
				
		  	Lighting and controls in tenant areas.	    		    	X
				
		  	Building lightning protection system and Base Building Equipment.	    	X	    	
				
		  	Tenant equipment lightning protection system extension.	    		    	X
				
	Technology	  	Telephone/data system, including service, wiring, closets, and distribution.	    		    	X
				
		  	Multiple Telecommunications entrances for diverse service providers to Building 3 will be	    	X	    	
				
		  	provided: Verizon, Comcast, Level 3 from Demarc Room in Level P1	    		    	
				
		  	Base Building telecommunication demarc rooms, riser closets, and empty conduit riser system for continuous, secure pathway.	    	X	    	

  
 SCHEDULE B, PAGE 11 

							
		  	Base Building Security System to include exterior doors and elevator lobby access in conjunction with Elevator Destination Management.	    	X	    	
				
		  	Tenant security system (panels, wiring, readers, cameras, management and storage systems) for tenant areas to be iCIass compatible to coordinate and communicate with base building system.	    		    	X
				
		  	Multi-Tech card readers with Mobile Access and Secure Identity Object (SIO) support via iCIass building credentials.	    	X	    	
				
		  	Electronic Visitor Management system with online access for guest entry	    	X	    	
				
		  	Conduit pathway to rooftop for access to GPS, Satellite, and other such services	    	X	    	
				
		  	Accommodations for secure network access to base-building systems for Smart Office support	    	X	    	
				
		  	Smart Office systems, controls, wiring, programming, licensing.	    		    	X

  
 SCHEDULE B, PAGE 12 

 SCHEDULE C 

PRELIMINARY SCHEDULE 
  
 

 

  
 SCHEDULE C, PAGE 1 

			
	MIT 238 Main Street Renovation and Laboratory Addition	  	4/23/2019
	High Level Construction Schedule Summary	  	
	Tenant Fitout Construction Concurrent with Core/Shell	  	

 

 

  
 SCHEDULE C, PAGE 2 

 EXHIBIT 6 

INTENTIONALLY OMITTED 

  
 EXHIBIT 6, PAGE 1 

 EXHIBIT 7 

FORM OF LETTER OF CREDIT 
 L/C
DRAFT LANGUAGE 
 IRREVOCABLE STANDBY LETTER OF CREDIT NUMBER 

ISSUE DATE:
                                     

ISSUING BANK: 
 SILICON VALLEY BANK 

3003 TASMAN DRIVE 
 2ND FLOOR, MAIL SORT HF210 

SANTA CLARA, CALIFORNIA 95054 
 BENEFICIARY: 

                          
                       

                          
                       

                          
                       

                          
                       
 APPLICANT: 

                          
                       

                          
                       

                          
                       

                          
                       
 AMOUNT:
    US$             (                    AND XX/100 U.S. DOLLARS)

 EXPIRATION DATE: 
 PLACE OF
EXPIRATION:    ISSUING BANK’S COUNTERS AT ITS ABOVE ADDRESS 
 WE HEREBY ESTABLISH OUR IRREVOCABLE LETTER OF CREDIT IN YOUR FAVOR
FOR ACCOUNT OF THE APPLICANT UP TO AN AGGREGATE AMOUNT NOT TO EXCEED                     AND    /100 US DOLLARS
($        .) AVAILABLE BY YOUR DRAFT(S) DRAWN ON OURSELVES AT SIGHT IN THE FORM OF EXHIBIT “A” ATTACHED HERETO. 

PARTIAL DRAWS AND MULTIPLE PRESENTATIONS ARE ALLOWED. 
 ALL
DEMANDS FOR PAYMENT SHALL BE MADE BY PRESENTATION OF YOUR DRAFT(S), AS SPECIFIED ABOVE ON A BUSINESS DAY AT OUR OFFICE (THE “BANK’S OFFICE”) AT: SILICON VALLEY BANK, 3003 TASMAN DRIVE, MAIL SORT

  
 EXHIBIT 7, PAGE 1 

 
HF 210, SANTA CLARA, CA 95054, ATTENTION: GLOBAL TRADE FINANCE. AS USED IN THIS LETTER OF CREDIT, “BUSINESS DAY” SHALL MEAN ANY DAY OTHER THAN A SATURDAY, SUNDAY OR A DAY ON WHICH
BANKING INSTITUTIONS IN THE STATE OF CALIFORNIA ARE AUTHORIZED OR REQUIRED BY LAW TO CLOSE. 
 FACSIMILE PRESENTATIONS ARE ALSO PERMITTED. SHOULD
BENEFICIARY WISH TO MAKE A PRESENTATION UNDER THIS LETTER OF CREDIT ENTIRELY BY FACSIMILE TRANSMISSION IT NEED NOT TRANSMIT THE ORIGINAL OF THIS LETTER OF CREDIT AND AMENDMENTS, IF ANY. EACH FACSIMILE TRANSMISSION SHALL BE MADE AT: (408) 496-2418 OR (408) 969-6510; AND UNDER CONTEMPORANEOUS TELEPHONE ADVICE TO: (408)
            -             OR (408)
            -            , ATTENTION: GLOBAL TRADE FINANCE. ABSENCE OF THE AFORESAID TELEPHONE ADVICE SHALL NOT AFFECT OUR
OBLIGATION TO HONOR ANY DRAW REQUEST. IN CASE OF FACSIMILE DRAWING, THE ORIGINAL DOCUMENTS ARE NOT REQUIRED FOR PRESENTATION. 
 THIS LETTER OF CREDIT IS
TRANSFERABLE ONE OR MORE TIMES, BUT IN EACH INSTANCE ONLY TO A SINGLE BENEFICIARY AS TRANSFEREE AND FOR THE THEN AVAILABLE AMOUNT, ASSUMING SUCH TRANSFER TO SUCH TRANSFEREE WOULD BE IN COMPLIANCE WITH THEN APPLICABLE LAW AND REGULATION, INCLUDING
BUT NOT LIMITED TO THE REGULATIONS OF THE U.S. DEPARTMENT OF TREASURY AND U.S. DEPARTMENT OF COMMERCE. AT THE TIME OF TRANSFER, THE ORIGINAL LETTER OF CREDIT AND ORIGINALS OR COPIES OF ALL AMENDMENTS, IF ANY, TO THIS LETTER OF CREDIT MUST BE
SURRENDERED TO US AT OUR ADDRESS INDICATED IN THIS LETTER OF CREDIT TOGETHER WITH OUR TRANSFER FORM ATTACHED HERETO AS EXHIBIT “B” DULY EXECUTED. APPLICANT SHALL PAY OUR TRANSFER FEE OF % OF 1% OF THE TRANSFER AMOUNT (MINIMUM US$250.00)
UNDER THIS LETTER OF CREDIT. 
 THIS LETTER OF CREDIT SHALL EXPIRE AT OUR OFFICE ON
            , 20     (THE “STATED EXPIRATION DATE”). IT IS A CONDITION OF THIS LETTER OF CREDIT THAT THE STATED EXPIRATION DATE SHALL BE DEEMED AUTOMATICALLY
EXTENDED WITHOUT AMENDMENT FOR SUCCESSIVE ONE (1) YEAR PERIODS FROM SUCH STATED EXPIRATION DATE, UNLESS AT LEAST THIRTY (30) DAYS PRIOR TO SUCH STATED EXPIRATION DATE (OR ANY ANNIVERSARY THEREOF) WE SEND YOU A WRITTEN NOTICE AT YOUR ABOVE
ADDRESS BY NATIONALLY RECOGNIZED OVERNIGHT COURIER WITH RECEIPTED DELIVERY (SUCH AS UPS OR FEDEX) OR BY CERTIFIED MAIL (RETURN RECEIPT REQUESTED), THAT WE ELECT NOT TO CONSIDER THIS LETTER OF CREDIT EXTENDED FOR ANY SUCH ADDITIONAL PERIOD. A COPY OF
SUCH NON-EXTENSION NOTICE SHALL ALSO BE SENT TO                     AT
                    , HOWEVER LACK OF RECEIPT OF SUCH COPY SHALL NOT INVALIDATE OUR NON-EXTENSION NOTICE TO
THE BENEFICIARY. IN THE EVENT THAT THIS LETTER OF CREDIT IS NOT EXTENDED FOR AN ADDITIONAL PERIOD AS PROVIDED ABOVE, YOU MAY DRAW THE ENTIRE AMOUNT AVAILABLE HEREUNDER. 

  
 EXHIBIT 7, PAGE 2 

 IF THIS ORIGINAL STANDBY LETTER OF CREDIT IS LOST, STOLEN OR DESTROYED, WE WILL ISSUE YOU A “CERTIFIED
TRUE COPY” OF THIS STANDBY LETTER OF CREDIT UPON OUR RECEIPT OF YOUR INDEMNITY LETTER TO SILICON VALLEY BANK WHICH WILL BE SENT TO YOU UPON OUR RECEIPT OF YOUR REQUEST THAT THIS STANDBY LETTER OF IS LOST, STOLEN, OR DESTROYED. 

IF THE ORIGINAL OF THIS STANDBY LETTER OF CREDIT IS MUTILATED, WE WILL ISSUE YOU A REPLACEMENT STANDBY LETTER OF CREDIT WITH THE SAME NUMBER, DATE AND TERMS
AS THE ORIGINAL UPON OUR RECEIPT OF THE MUTILATED STANDBY LETTER OF CREDIT. 
 IN ORDER TO CANCEL THIS LETTER OF CREDIT PRIOR TO EXPIRATION, YOU MUST RETURN
THIS ORIGINAL LETTER OF CREDIT AND ANY AMENDMENTS HERETO TO OUR COUNTERS WITH A STATEMENT SIGNED BY YOU STATING THAT THE LETTER OF CREDIT IS NO LONGER REQUIRED AND IS BEING RETURNED TO THE ISSUING BANK FOR CANCELLATION. 

WE HEREBY AGREE WITH YOU THAT THE DRAFTS DRAWN UNDER AND IN ACCORDANCE WITH THE TERMS AND CONDITION OF THIS LETTER OF CREDIT SHALL BE DULY HONORED WITHIN TWO
(2) BUSINESS DAYS AFTER THE DATE OF PRESENTMENT. 
 WE HEREBY AGREE WITH YOU THAT DRAFTS DRAWN UNDER AND IN ACCORDANCE WITH THE TERMS AND CONDITIONS OF
THIS LETTER OF CREDIT WILL BE DULY HONORED UPON PRESENTATION TO US ON OR BEFORE THE EXPIRATION DATE OF THIS LETTER OF CREDIT OR ANY AUTOMATICALLY EXTENDED EXPIRATION DATE. 

IF ANY INSTRUCTIONS ACCOMPANYING A DRAWING UNDER THIS LETTER OF CREDIT REQUEST THAT PAYMENT IS TO BE MADE BY TRANSFER TO YOUR ACCOUNT WITH ANOTHER BANK, WE
WILL ONLY EFFECT SUCH PAYMENT BY FED WIRE TO A U.S. REGULATED BANK, AND WE AND/OR SUCH OTHER BANK MAY RELY ON AN ACCOUNT NUMBER SPECIFIED IN SUCH INSTRUCTIONS EVEN IF THE NUMBER IDENTIFIES A PERSON OR ENTITY DIFFERENT FROM THE INTENDED PAYEE. 

THIS LETTER OF CREDIT IS SUBJECT TO THE INTERNATIONAL STANDBY PRACTICES (ISP98), INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 590. 

SILICON VALLEY BANK, 
  

					
	
                     
                                        
	 		 	
                     
                                        

	AUTHORIZED SIGNATURE	 		 	AUTHORIZED SIGNATURE

  
 EXHIBIT 7, PAGE 3 

 IRREVOCABLE STANDBY LETTER OF CREDIT NUMBER
                                         
            
 EXHIBIT “A” 

 

			
	 	 
	DATE:                     	  	REF. NO.
                                         
           
	 	 
	AT SIGHT OF THIS DRAFT	  	 
	 
	PAY TO THE ORDER OF
                                         
                                         
   US$
                                         
                
	 
	USDOLLARS
                                         
                                         
                                         
                                         
                  
	 
	                 
                                         
                                         
                                         
                                         
                         
	 
	DRAWN UNDER SILICON VALLEY BANK, SANTA CLARA, CALIFORNIA, STANDBY LETTER OF CREDIT NUMBER NO.
                                     DATED
                                         
           
	 	 
	 TO: SILICON VALLEY BANK

 3003 TASMAN DRIVE

 SANTA CLARA, CA 95054
	  	  

(BENEFICIARY’S NAME)

	 	 
	 	  	  

	 	  	 Authorized Signature

 

 GUIDELINES TO PREPARE THE DRAFT 

 

	1.	 DATE: ISSUANCE DATE OF DRAFT. 

 

	2.	 REF. NO.: BENEFICIARY’S REFERENCE NUMBER, IF ANY. 

 

	3.	 PAY TO THE ORDER OF: NAME OF BENEFICIARY AS INDICATED IN THE L/C (MAKE SURE BENEFICIARY ENDORSES IT ON THE
REVERSE SIDE). 

  

	4.	 US$: AMOUNT OF DRAWING IN FIGURES. 

 

	5.	 USDOLLARS: AMOUNT OF DRAWING IN WORDS. 

 

	6.	 LETTER OF CREDIT NUMBER: SILICON VALLEY BANK’S STANDBY L/C NUMBER THAT PERTAINS TO THE DRAWING.

  

	7.	 DATED: ISSUANCE DATE OF THE STANDBY L/C. 

 

	8.	 BENEFICIARY’S NAME: NAME OF BENEFICIARY AS INDICATED IN THE L/C. 

 

	9.	 AUTHORIZED SIGNATURE: SIGNED BY AN AUTHORIZED SIGNER OF BENEFICIARY. 

IF YOU NEED FURTHER ASSISTANCE IN COMPLETING THIS DRAFT, PLEASE CALL OUR L/C PAYMENT SECTION AT 408-654-6274 OR 408-654-7716 

  
 EXHIBIT 7, PAGE 4 

 IRREVOCABLE STANDBY LETTER OF CREDIT NUMBER
                                        

 EXHIBIT “B” 

FORM OF TRANSFER FORM 
  

			
	DATE:	  	
		
	 TO: SILICON VALLEY BANK

3003 TASMAN DRIVE
 SANTA
CLARA, CA 95054 ATTN:
 GLOBAL TRADE FINANCE
	  	RE: IRREVOCABLE STANDBY LETTER OF CREDIT
NO.                                      ISSUED BY
SILICON VALLEY BANK, SANTA CLARA
		
	STANDBY LETTERS OF CREDIT	  	L/C AMOUNT:
                                         
           

 GENTLEMEN: 
 FOR VALUE RECEIVED,
THE UNDERSIGNED BENEFICIARY HEREBY IRREVOCABLY TRANSFERS TO: 
  

	
	  

	(NAME OF TRANSFEREE)
	
	  

	(ADDRESS)

 ALL RIGHTS OF THE UNDERSIGNED BENEFICIARY TO DRAW UNDER THE ABOVE LETTER OF CREDIT UP TO ITS AVAILABLE AMOUNT AS SHOWN ABOVE
AS OF THE DATE OF THIS TRANSFER. 
 BY THIS TRANSFER, ALL RIGHTS OF THE UNDERSIGNED BENEFICIARY IN SUCH LETTER OF CREDIT ARE TRANSFERRED TO THE TRANSFEREE.
TRANSFEREE SHALL HAVE THE SOLE RIGHTS AS BENEFICIARY THEREOF, INCLUDING SOLE RIGHTS RELATING TO ANY AMENDMENTS, WHETHER INCREASES OR EXTENSIONS OR OTHER AMENDMENTS, AND WHETHER NOW EXISTING OR HEREAFTER MADE. ALL AMENDMENTS ARE TO BE ADVISED
DIRECTLY TO THE TRANSFEREE WITHOUT NECESSITY OF ANY CONSENT OF OR NOTICE TO THE UNDERSIGNED BENEFICIARY. 
 THE ORIGINAL OF SUCH LETTER OF CREDIT IS
RETURNED HEREWITH, AND WE ASK YOU TO EITHER (1) ENDORSE THE TRANSFER ON THE REVERSE THEREOF, AND FORWARD IT DIRECTLY TO THE TRANSFEREE WITH YOUR CUSTOMARY NOTICE OF TRANSFER, OR (2) ISSUE A REPLACEMENT LETTER OF CREDIT TO THE TRANSFEREE ON
SUBSTANTIALLY THE SAME TERMS AND CONDITIONS AS THE TRANSFERRED LETTER OF CREDIT (IN WHICH EVENT THE TRANSFERRED LETTER OF CREDIT SHALL HAVE NO FURTHER EFFECT). 

  
 EXHIBIT 7, PAGE 5 

			
	SINCERELY,	 	 SIGNATURE AUTHENTICATED
  

The name(s), title(s), and signature(s) conform to that/those on file with us for the company and the signature(s) is/are authorized to execute this
instrument.

		
		 	  

		 	(Name of Bank)
		
		 	  

		 	(Address of Bank)

  

	
	  

	(BENEFICIARY’S NAME)
	
	  

	(SIGNATURE OF BENEFICIARY)
	
	  

	(NAME AND TITLE)

  
 EXHIBIT 7, PAGE 6 

 EXHIBIT 8 

LANDLORD’S SERVICES 

Reasonable security to the Office Building’s Common Areas and the parking garage 

Trash removal, subject to Section 9.8 of the Lease 

Common Area cleaning consistent with first class laboratory buildings in Kendall Square 

Landscaping consistent with first class laboratory buildings in Kendall Square 

Snow and ice removal consistent with first class laboratory buildings in Kendall Square 

Property management services consistent with first class laboratory buildings in Kendall Square 

Elevator service consistent with the Matrix 

  
 EXHIBIT 8, PAGE 1 

 EXHIBIT 9 

ALTERATIONS CHECKLIST 
 Scope letter describing
project, design/construction team, and appropriate vendors. 
 Insurance certificate(s) for Contractors. 

Construction Documents (CDs) - Plans and Specifications - stamped by licensed AIA. 

Code Review by licensed code engineer incorporated in CDs and/or by stamped letter. 

Code specific - accessibility. 

Code specific - egress paths/exits (numbers, locations, distance). 

Code specific - fire protection, sprinkler distribution, horns/strobes/signage locations. 

Landlord Approved architect, MEPFP engineer, code engineer, structural engineer. 

Building permit application. 
 Signatures by
Architect, Licensed Construction Supervisor. 
 Cost Affidavit with backup estimate from contractor. 

Architect Affidavit. 
 MEP Affidavit. 

FP Affidavit. 
 Structural Affidavit. 

Construction Cost Affidavit. 
 Low Voltage Wiring Within
Premises: 
 Insurance certificate(s) for Contractor, if applicable 

If installer is employee, copy of valid government issued electrical license Code Review by licensed code engineer 

permit application as requested by Inspectional Services Department. 

Signature by Licensed Professional (electrician) 

Ethernet wiring within Premises: 
 Insurance
certificate(s) for Contractor, if applicable 
 If installer is employee, copy of valid government issued electrical license (to the extent
legally required) 
 Code Review by licensed code engineer 

permit application as requested by Inspectional Services Department. 

Signature by Licensed Professional (electrician) to the extent legally required 

  
 EXHIBIT 9, PAGE 1 

 EXHIBIT 9A 

ALTERATIONS INSURANCE SCHEDULE 
 Tenant shall, at
its own expense, maintain and keep in force, or cause to be maintained and kept in force by any general contractors, subcontractors or other third party entities where required by contract, throughout any period of Alterations, the following
insurance coverages: 
 (1)    Property Insurance. “Special form” or special cause of loss property insurance, and/or Builders
Risk coverage for major renovation projects, including, without limitation, coverage for fire, earthquake and flood; boiler and machinery (if applicable); sprinkler damage; vandalism; malicious mischief coverage on all equipment, furniture,
fixtures, fittings, tenants work, improvements and betterments, business income, extra expense, merchandise, inventory/stock, contents, and personal property located on or in the Premises. Such insurance shall be in an amount equal to the full
replacement cost of the aggregate of the foregoing and shall provide coverage comparable to the coverage in the standard ISO “special form” or special cause of loss property insurance, when such coverage is supplemented with the coverages
required above. Property policy shall also include coverage for Plate Glass, where required by written contract. 
 Builders Risk insurance coverage may be
provided by the general contractor on a blanket builders risk policy with limits adequate for the project, and evidencing the additional insureds as required in the Lease. 

(2)    Liability Insurance. General Liability, Umbrella/Excess Liability, Workers Compensation and Auto Liability coverage as follows:

  

			
	(a) General Liability	 	$1,000,000 per occurrence
		
		 	$1,000,000 personal & advertising injury
		
		 	$3,000,000 products/ completed operations aggregate
		
		 	$3,000,000 general aggregate

 Tenant’s general contractor is required to maintain, during the construction period and for 3 years after project
completion, a General Liability insurance policy, covering bodily injury, personal injury, property damage, completed operations, with limits to include a $1,000,000 limit for blanket contractual liability coverage and adding Landlord as additional
insured as respects the project during construction and for completed operations for 3 years after the end of the project. Landlord requires a copy of the ISO 20 10 11 85 Additional Insured endorsement, showing Landlord as an additional insured to
the GC’s policy. 
  

			
	(b) Auto Liability	 	$1,000,000 combined single limit (Any Auto) for bodily injury and property damage, hired and non-owned cover.
		
	(c) Workers Compensation	 	Statutory Limits
		
	 Employers Liability
	 	$1,000,000 each accident
		
		 	$1,000,000 each employee
		
		 	$1,000,000 policy limit

  
 EXHIBIT 9A, PAGE 1 

 Tenant’s general contractor shall ensure that any and all
sub-contractors shall maintain equal limits of coverage for Workers Compensation/EL and collect insurance certificates verifying same. 

 

			
	(d) Umbrella/Excess Liability	  	$3,000,000 per occurrence
		
		  	$3,000,000 aggregate

 To the extent required by Landlord, Contractors’ commercial general liability/umbrella insurance policy(ies) shall
include Landlord and Landlord’s designees as additional insureds’, and shall include a primary non-contributory provision. Liability policy shall contain a clause that the insurer may not cancel or
materially change coverage without first giving Landlord thirty (30) days’ prior written notice, except cancellation for non-payment of premium, in which event ten (10) days’ prior written
notice shall be required. 
 (3)    Deductibles. If any of the above insurance policies have deductibles or self-insured retentions,
Tenant and/or contractor (policy Named Insured) shall be responsible for the deductible amount. 
 All of the insurance policies required in this Exhibit 9A
shall be written by insurance companies which are licensed to do business in the Commonwealth of Massachusetts, or obtained through a duly authorized surplus lines insurance agent or otherwise in conformity with the laws of such state, with an A.M.
Best rating of at least A and a financial size category of not less than VII. Tenant shall provide Landlord with certificates of insurance upon request, prior to commencement of the Alteration, or within thirty (30) days of coverage inception
and subsequent renewals or rewrites/replacements of any cancelled/non-renewed policies. 

  
 EXHIBIT 9A, PAGE 2 

 EXHIBIT 10 

TENANT’S HAZARDOUS MATERIALS 
  

			
	 Hazardous Material

(with Solution Percentage)
	  	 Amounts 2021

	0.1% Formic Acid in water	  	8 Liters
	0.1% TriFluoroacetic acid in Water	  	8 Liters
	0.5% formamide	  	6 Liters
	10% SDS	  	2 Liters
	100% Ethanol	  	12 Liters
	100% Glycerol	  	8 Liters
	100% Isopropanol	  	12 Liters
	15% Acetonitrile	  	4 Liters
	5% Ethanol	  	4 Liters
	.1M Triethylamine acetate pH 7.0	  	50 ml
	1M Tris pH 7	  	10 Liters
	1M Tris pH 8	  	10 Liters
	1X MES buffer	  	2 Liters
	1X MOPS buffer	  	2 Liters
	1X TAE buffer	  	20 Liters
	20X MES buffer	  	2 Liters
	20X MOPS buffer	  	2 Liters
	20X TAE buffer	  	20 Liters
	2YT powder	  	5 KG
	70% Ethanol	  	12 Liters
	Acetic Acid 5%	  	4 Liters
	Acetone 100%	  	12 Liters
	Acetonitrile 100%	  	16 Liters
	Agar Bacteriological	  	4 KG
	Agarose	  	500 KG
	Assorted polymerases+buffers	  	100 ML
	Assorted restriction enzymes+buffers	  	100 ML
	Beta-mercaptoethanol (100%)	  	100 ML
	Bleach	  	24 Lters
	Carbenicillin	  	100 GM
	Chloramphenicol	  	100 GM
	Chloroform 100%	  	4 Liters
	cobalt agarose beads (50% solution)	  	1 Liter
	Colloidal Coomassie Brilliant Blue G-250 (~.1%)	  	2 Liters
	Dexamethasone	  	1 Liter
	dimethylsulfoxide 100%	  	2 Liters

  
 EXHIBIT 10, PAGE 1 

			
	DTT	  	250 gm
	Ethanol (100 %)	  	24 Liters
	Ethanol 50%	  	12 Liters
	Ethidium Bromide	  	0
	Glacial acetic acid (100%)	  	4 Liters
	Guanidium Chloride (25%)	  	2 Liters
	Guanidium Thiocyanate 5%	  	100ml in kits
	Hydrochloric acid 37%	  	4 Liters
	Imidazole	  	4 KG
	IPTG	  	250 gm
	Kanamycin	  	250 gm
	LB Liquid Media	  	48 Liters
	LB Miller powder	  	20 KG
	Methanol	  	12 Liters
	NaOH 10M	  	8 Liters
	paraformaldehyde (37%)	  	2 Liters
	Phenol Red	  	500 ml
	phosphoric acid	  	2 Liters
	picogreen kit	  	250 ml
	Propanol 5%	  	4 Liters
	RNAse Zap	  	2 Liters
	roche complete protease inhibitor cocktail	  	50 g
	sodium azide	  	25 g
	Sodium Bicarbonate	  	2 kg
	Sodium Carbonate	  	2 kg
	Sodium Chloride	  	2 kg
	Sodium hydroxide	  	2 kg
	Spectinomycin	  	250 g
	Sulfuric Acid 100%	  	2 Liters
	SyberSafe	  	250 ml
	TCEP	  	250 g
	trifluoroacetic acid	  	2 Liters
	Tween 20	  	4 Liters
	Tween 20 (.5% solution)	  	10 Liters
	Tween 80	  	2 Liters

  
 EXHIBIT 10, PAGE 2 

 EXHIBIT 11 

RULES AND REGULATIONS 
 Tenant and its employees
shall not in any way obstruct the sidewalks, halls, stairways, or elevators of the Building, and shall use the same only as a means of passage to and from their respective offices. 

Corridor doors, when not in use, shall be kept closed. 
 Except
in connection with the Permitted Use, no animals, except certified service animals, shall be brought into or kept in, on or about the Premises. 
 The
restroom fixtures shall be used only for the purpose for which they were constructed and no rubbish, ashes, or other substances of any kind shall be thrown into them. Tenant will bear the expense of any damage resulting from misuse. 

Tenant shall not place any additional lock or locks on any exterior door in the Building or on any door in the Building core within the Premises, including
doors providing access to the telephone and electric closets and the slop sink, without Landlord’s prior written consent; provided, however, that Tenant shall have control of all keys to doors within the Premises, but will provide Landlord with
a master copy of same. At Landlord’s option, all keys shall be surrendered to Landlord at the expiration or earlier termination of the Lease. 

Landlord reserves the right to exclude or expel from the Building any persons who, in the judgment of Landlord, is intoxicated under the influence of liquor
or drugs, or shall do any act in violation of the rules and regulations of the Building. 
 Landlord reserves the right to close and keep locked all
entrance and exit doors of the Building during the hours Landlord may deem advisable for the adequate protection of the property. Use of the Building and the leased Premises before 8 AM or after 6 PM, or any time during Sundays or legal holidays
shall be allowed only to persons with a key/card key to the Premises or guests accompanied by such persons. At these times, all occupants and their guests must sign in at the concierge when entering and exiting the Building. Any persons found in the
Building after hours without such keys/card keys are subject to the surveillance of building staff. 
 Tenant shall not, without the prior written consent
of Landlord (which consent will not be unreasonably withheld), perform improvements or alterations within the Building or the Premises if the work has the potential of disturbing the fireproofing which has been applied on the surfaces of the
structural deck. Landlord and Tenant shall mutually agree on the termite and pest extermination service to control termites and pests in the Premises. Except as included in Landlord’s services, tenants shall bear the cost and expense of such
extermination services. 
 Tenant shall not install, operate or maintain in the Premises or in any other area of the Building, any electrical equipment
which does not bear the U/L (Underwriters Laboratories) or IEC (International Electrotechnical Conference) seal of approval, or which would overload the 

  
 EXHIBIT 11, PAGE 1 

 
electrical system or any part thereof beyond its capacity for proper, efficient and safe operation as reasonably determined by Landlord, taking into consideration the overall electrical system,
the capacities reserved to Tenant in the Lease, and the present and future requirements therefor in the Building. Tenant shall not use more than Tenant’s Share of telephone lines available to service the Building, unless Tenant provides its own
conduits and service at its sole expense. 
 Tenant shall not operate or permit to be operated on the Premises any coin or token operated vending machine or
similar device (including, without limitation, telephones, lockers, toilets, scales, amusement devices and machines for sale of beverages food, candy, cigarettes or other goods), except for those vending machines or similar devices which are for the
sole and exclusive use of tenant’s employees. 
 Bicycles and other vehicles are not permitted inside or on the walkways outside the Building, except
in those areas specifically designated by Landlord for such purposes. 
 Landlord may from time to time adopt appropriate systems and procedures for the
security or safety of the Building, its occupants, entry and use, or its contents, provided that Tenant shall have access to the Building 24 hours per day, 7 days a week. Tenant, Tenant’s agents, employees, contractors, guests and invitees
shall comply with Landlord’s reasonable requirements relative thereto. 
 Canvassing, soliciting, and peddling in or about the Building is prohibited.
Tenant shall cooperate and use reasonable efforts to prevent the same. 
 At no time shall Tenant permit or shall Tenant’s agents, employees,
contractors, guests, or invitees smoke in any Common Area of the Building. 
 Tenant shall, at its sole cost and expense: keep any garbage, trash, rubbish
and refuse in vermin-proof containers within the interior of the Premises until removed. 
 Landlord and Tenant shall mutually agree on those areas where
lab coats are not allowed. 
 Lab operators carrying any lab related materials may only travel in the common freight elevator or in stairwells within the
Premises. If such freight elevator is down, announcements will be sent from Landlord’s property manager designating use of another elevator. At no time should any lab materials travel in passenger elevators. 

Any dry ice brought into the Building must be delivered through the common freight elevator only. 

All nitrogen tanks must travel in the common freight elevator and should never be left unmanned outside of the Premises. 

  
 EXHIBIT 11, PAGE 2 

 EXHIBIT 12 

FORM OF SNDA 
 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 
 THIS SUBORDINATION,
NON-DISTURBANCE AND ATTORNMENT AGREEMENT (this “Agreement”) is made and entered into as of the
                     day of             , 201   by and between
                                 a
                    with an address of
                                 (“Subtenant”),
                                , a
                     with an address of
                     (“Master Lessor”) and
                    , a                      with
an address of                      (“Master Tenant”). 

W I T N E S S E T H 
 REFERENCE
is hereby made to that certain lease dated                      by and between
                    , as landlord (in such capacity, “Original Landlord”), and Subtenant, as tenant (the
“Sublease”), with respect to a portion of the Property consisting of approximately                      rentable square feet
on the floor (the “Subleased Premises”) of the Building; 
 REFERENCE is also hereby made to that certain Master
Lease Agreement dated on or about the date hereof by and between Master Lessor, as landlord, and Master Tenant, as tenant (as it may be amended from time to time, the “Master Lease”) with respect to the building commonly
known as                     , Cambridge, Massachusetts (the “Building”). A notice of lease with respect to the Master Lease
(the “Notice of Master Lease”) was recorded with the Middlesex South Registry of Deeds in Book                     , Page
                    . 
 WHEREAS,
pursuant to that certain [Assignment and Assumption Agreement] dated on or about the date hereof, Original Landlord has assigned to Master Tenant, and Master Tenant has assumed, inter alia, all of Original Landlord’s right, title and interest
as lessor in and to the Sublease, notice of which was included in the notice referred to in the immediately preceding recital; 
 WHEREAS,
Master Tenant and Subtenant have agreed to subordinate the Sublease to the Master Lease; and WHEREAS, subject to the terms and conditions hereinafter set forth, Master Lessor has agreed (a) to recognize the rights of Subtenant under the
Sublease, and (b) not to disturb Subtenant’s use and enjoyment of the Subleased Premises. 
 NOW, THEREFORE, for good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows: 

1.     Incorporation of Recitals; Capitalized Terms. The foregoing recitals are hereby incorporated by reference.
All capitalized terms not otherwise defined herein shall have the meanings ascribed to them as set forth in the Master Lease. 

2.     Subordination. The Sublease is and at all times shall be subject and subordinate to the Master Lease and all
amendments and modifications thereof, with the same force and effect as if the Sublease had been executed and delivered subsequent to the execution and delivery of the Master Lease and the recording of the Notice of Master Lease. 

  
 EXHIBIT 12, PAGE 1 

 3.     Subtenant Not To Be Disturbed. So long as Subtenant is not
in default (beyond any period given Subtenant by the terms of the Sublease to cure such default) in the payment of rent or additional rent or of any of the terms, covenants or conditions of the Sublease on Subtenant’s part to be performed,
(a) Subtenant’s possession of the Subleased Premises, and its rights and privileges under the Sublease, including but not limited to any extension or renewal rights, if any, shall not be diminished or interfered with by Master Lessor, and
(b) Master Lessor will not join Subtenant as a party defendant in any action or proceeding terminating Master Tenant’s possession of the Property unless such joinder is necessary to terminate such possession and then only for such purpose
and not for the purpose of terminating the Sublease. 
 4.     Tenant to Attorn to Master Lessor. If the Master
Lease is terminated pursuant to the terms thereof, or if Master Tenant rejects the Sublease in the course of a bankruptcy proceeding, or if Master Lessor shall succeed to the interest of Master Tenant in and to the Sublease in any other manner, then
(a) the Sublease shall continue in full force and effect as a direct lease between Master Lessor and Subtenant (subject to Section 8 below); provided, however, that Master Lessor and its assigns shall not be (i) liable for any
misrepresentation, act or omission of Master Tenant, provided, however, that the foregoing shall not release Master Lessor from liability for any default of its obligations under the Sublease continuing after the date on which Master Lessor succeeds
to Master Tenant’s interest thereunder, including without limitation any maintenance obligations, (ii) subject to any counterclaim, demand or offset which Subtenant may have against Master Tenant; (iii) liable for the return of any
security deposit or letter of credit not actually received by Master Lessor and with respect to which Subtenant agrees to look solely to Master Tenant for refund or reimbursement; (iv) unless delivered by Master Tenant to Master Lessor, bound
by any advance payment of rent or additional rent or any other sums made by Subtenant to Master Tenant, except for rent or additional rent applicable to the then-current month; (v) obligated to cure any defaults under the Sublease of Master
Tenant which occurred prior to the termination of the Master Lease, provided, however, that the foregoing shall not release Master Lessor from liability for any default of its obligations under the Sublease continuing after the date on which Master
Lessor succeeds to Master Tenant’s interest thereunder, including without limitation any maintenance obligations; or (vi) bound by any covenant to undertake, complete or pay for any improvements to the Subleased Premises; and
(b) Subtenant shall attorn to Master Lessor as its landlord, said attornment to be effective and self-operative without the execution of any further instruments. Master Lessor and Subtenant each hereby agrees to execute an instrument in form
and substance reasonably acceptable to both parties acknowledging the continuation of the Sublease for the Subleased Premises as a direct lease for the Subleased Premises on the terms and conditions set forth in this Agreement. In addition,
Subtenant shall execute and deliver, upon the request of Master Lessor, an instrument or certificate regarding the status of the Sublease consisting of statements, if true (and if not true, specifying in what respect), in the case of the Sublease by
Subtenant (A) that the Sublease is in full force and effect, (B) the amounts and date through which rentals have been paid, (C) the commencement date, rent commencement date and duration of the term of the Sublease, (D) that no
default, or state of facts, which with the passage of time, or notice, or both, would constitute a default, exists on the part of either party to the Sublease, and (E) the dates on which payments of additional rent, if any, are due under the
Sublease. 

  
 EXHIBIT 12, PAGE 2 

 5.     Sublease Amendments. Master Lessor shall not be bound by
any amendment to the Sublease made after the date of this Agreement unless Master Lessor shall have consented thereto in writing. Such consent of Master Lessor may be withheld by Master Lessor in its sole and absolute discretion if such amendment
(a) reduces the rent payable under the Sublease, (b) provides for any expansion rights, (c) extends the term of the Sublease in addition to Subtenant’s current right(s) to extend the term under the Sublease, if any. Any such
amendment made after the date of this Agreement without Master Lessor’s consent shall not be binding on Master Lessor. 

6.     Master Lessor’s Right to Notice and Cure. Subtenant covenants and agrees to: (a) concurrently give
Master Lessor the same default and/or termination notices given to Master Tenant under the Sublease at the following address(es) until otherwise specified in writing by Master Lessor: MIT 650 Main Street LLC, c/o MIT Investment Management Company,
One Broadway, Suite 09-200, Cambridge, MA 02142, Attention: Managing Director of Real Estate, with a copy to Goulston & Storrs PC, 400 Atlantic Avenue, Boston, MA 02110, Attention: Colleen P. Hussey,
Esq. and a copy by email to RELegal@mitimco.mit.edu; (b) provide Master Lessor with at least ten (10) days plus the number of days (and the same opportunities and rights) as are available to Master Tenant under the Sublease to cure any of
Master Tenant’s defaults thereunder; and (c) accept Master Lessor’s curing of any of Master Tenant’s defaults under the Sublease as performance by Master Tenant thereunder. 

7.     Amendments. This Agreement may not be waived, changed, or discharged orally, but only by agreement in
writing and signed by Master Lessor, Master Tenant and Subtenant, and any oral waiver, change, or discharge of this Agreement or any provisions hereof shall be without authority and shall be of no force and effect. 

8.     Revisions to Sublease. Notwithstanding anything contained in this Agreement or the Sublease to the contrary,
in the event that the Master Lease is terminated pursuant to the terms thereof, or if Master Tenant rejects the Sublease in the course of a bankruptcy proceeding, (a) as of the date of such termination or rejection, Master Lessor and Master
Lessor’s successors and assigns shall have no liability to Subtenant with respect to any representations and warranties on the part of “Landlord” contained in the Sublease (provided that the foregoing shall in no event relieve Master
Tenant of any liability to Subtenant with respect to such representations and warranties), and (b) Master Lessor shall have no liability or obligations pursuant to the brokerage provision of the Sublease. 

9.     Security Deposit. If the Master Lease is terminated pursuant to the terms thereof, or if Master Tenant
rejects the Sublease in the course of a bankruptcy proceeding, then Master Tenant shall deliver to Master Lessor the cash security deposit and/or the original letter of credit (including any amendments thereto) and an executed transfer form in the
form required by the issue of such letter of credit, if any has been delivered by Subtenant to Master Tenant pursuant to the Sublease. In the event that Master Tenant fails to deliver the same, Subtenant shall, at Subtenant’s sole cost and
expense, use commercially reasonably efforts (including, without limitation, the payment of any commercially reasonable fees required by the issuer of any such letter of credit and the execution of such reasonable documents as Master Lessor may deem
necessary) in order to (a) cause Master Tenant to deliver to Master Lessor any cash security deposit, and (b) cause the original letter of credit issued to Master Tenant to be (i) assigned to Master Lessor or (ii) terminated or
canceled. Master Tenant hereby consents to Subtenant’s 

  
 EXHIBIT 12, PAGE 3 

 
undertaking the actions described in the immediately preceding sentence and waives any claim Master Tenant may have against Subtenant arising from Subtenant’s compliance with the
requirements of this Section 9. If such letter of credit is so terminated or canceled, Subtenant shall deliver to Master Lessor a new original letter of credit naming Master Lessor as beneficiary and otherwise meeting the requirements set forth
in the Sublease. 
 10.     Relation between Master Lessor and Master Tenant. Notwithstanding anything to the
contrary contained herein, if, at the time that Master Lessor succeeds to the interest of Master Tenant as landlord under the Sublease, Master Tenant controls, is controlled by or is under common control with Master Lessor, then, in such event,
Master Lessor agrees that no term, covenant or condition of this Agreement shall be interpreted or enforced by Master Lessor in any manner that would have the effect of amending or modifying the Sublease, releasing Master Lessor from any obligation
under the Sublease or otherwise reducing the obligations of the landlord thereunder or increasing the obligations of Tenant thereunder (for example, Section 8(a) above and the second sentence of Section 9 shall not be enforced by Master
Lessor in such situation). 
 11.     Miscellaneous. This Agreement shall be deemed to have been executed and
delivered within the Commonwealth of Massachusetts, and the rights and obligations of the parties hereunder shall be construed and enforced in accordance with, and governed by, the laws of the Commonwealth of Massachusetts without regard to the laws
governing conflicts of laws. This Agreement will be executed by each party in recordable form and shall at no expense to Subtenant be recorded by Master Tenant in all places necessary to provide legal notice of this Agreement, Subtenant hereby
agreeing to reasonably cooperate with Master Tenant in connection therewith, including without limitation providing such evidence of authority as is required or customary in connection with such recording. If any term of this Agreement or the
application thereof to any person or circumstances shall be invalid and unenforceable, the remaining provisions of this Agreement, the application or such term to persons or circumstances other than those as to which it is invalid or unenforceable,
shall not be affected. This Agreement is binding upon and shall inure to the benefit of Master Lessor, Master Tenant and Subtenant, and their respective successors and assigns. Each party has cooperated in the drafting and preparation of this
Agreement and, therefore, in any construction to be made of this Agreement, the same shall not be construed against either party. In the event of litigation relating to this Agreement, the prevailing party shall be entitled to reimbursement from the
other party of its reasonable attorneys’ fees and costs. This Agreement constitutes the entire agreement of the parties with respect to the subject matter hereof and supersedes all prior and contemporaneous oral and written agreements and
discussions, and may not be amended, waived, discharged or terminated except by a written instrument signed by all the parties hereto. A facsimile, PDF or other electronic signature on this Lease shall be equivalent to, and have the same force and
effect as, an original signature. This Agreement may be executed in two or more counterparts which, when taken together, shall constitute one and the same original. 

[Signatures on following page] 

  
 EXHIBIT 12, PAGE 4 

 IN WITNESS WHEREOF, the parties hereto have each caused this Agreement to be executed as of the date first
above written. 
  

			
	MASTER LESSOR:
		
	< >	 	
		
	By:	 	
                     
                    

		 	Name:
		 	Title:
	
	MASTER TENANT:
		
	< >	 	
		
	By:	 	
                     
                                        

		 	Name:
		 	Title:
	
	SUBTENANT:
		
	< >	 	
		
	By:	 	  

		 	Name:
		 	Title:
	
	[ADD NOTARY BLOCKS]

  
 EXHIBIT 12, PAGE 5

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