Document:

EX-4.4

 Exhibit 4.4 

NEITHER THIS NOTE NOR THE SECURITIES ISSUABLE UPON CONVERSION HEREOF HAVE BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED, OR ANY STATE
SECURITIES LAWS. NEITHER THIS NOTE NOR THE SECURITIES ISSUABLE UPON CONVERSION HEREOF MAY BE TRANSFERRED EXCEPT (A) PURSUANT TO AN EFFECTIVE REGISTRATION STATEMENT UNDER THE SECURITIES ACT OF 1933, AS AMENDED, AND APPLICABLE STATE SECURITIES
LAWS, OR (B) IN A TRANSACTION WHICH IS EXEMPT FROM REGISTRATION UNDER THE SECURITIES ACT OF 1933, AS AMENDED, AND APPLICABLE STATE SECURITIES LAWS. THIS NOTE IS SUBJECT TO THAT CERTAIN NOTE AND WARRANT PURCHASE AGREEMENT, DATED AUGUST
[    ], 2014 BY AND AMONG THE COMPANY AND THE PURCHASERS NAMED THEREIN (AS THE SAME MAY BE AMENDED FROM TOME TO TIME). 

CONVERTIBLE PROMISSORY NOTE 
  

			
	 $             
	  	Issue Date:                     

 For value received, Thar Pharmaceuticals, Inc., a Delaware corporation (together with its successors and
assigns, the “Company”), promises to pay to                      (the “Holder”), unless this Note is earlier
prepaid pursuant to Section 1.3 or earlier converted pursuant to Section 2, the principal sum of                      Dollars
($        ), together with any and all interest accrued but unpaid thereon. This Note is one of the series of Notes issued pursuant to that certain Note and Warrant Purchase Agreement dated as of August
19, 2014, by and among the Company and the Purchasers listed in Schedule A thereto (as the same may be amended from time to time, the “Agreement”). In addition to the terms and conditions of the Agreement, this Note is
subject to the following terms and conditions. 
 1. Maturity. 

1.1 Maturity Date. Unless earlier prepaid as provided in Section 1.3 or earlier converted as provided in Section 2, this Note
will automatically mature and be due and payable on the earlier of (a) the fifth anniversary of the date of the Agreement (the “Maturity Date”) or (b) the occurrence of an Event of Default (as defined in Section 4).

 1.2 Interest. Simple interest shall accrue on the unpaid principal amount at a rate of 2% per annum computed on the basis of
the actual number of days elapsed and a year of 365 days from the date of this Note until the principal amount and any and all interest accrued thereon are paid (or converted, as provided in Section 2 hereof). Subject to Section 2,
interest shall not be due and payable until the earliest of (a) the Maturity Date, or (b) the occurrence of an Event of Default. 

 1.3 Prepayment. 

(a) The Company shall have the right at its option at any time and from time to time to prepay this Note, in whole or in part, without the
prior consent of the Holder (“Prepayment Right”). In order to exercise the Prepayment Right the Company shall give written notice to the Holder (the “Prepayment Notice”) which shall set forth (a) the amount of
principal being prepaid plus any and all interest accrued but unpaid thereon (the “Prepayment Amount”) and (b) the amount equal to 1.5 times the Prepayment Amount (the “Prepayment Premium”). 

(b) Upon receipt of the Prepayment Notice the Holder shall have the right (the “Election Right”) to receive in cancellation
of the Prepayment Amount either (i) the Prepayment Premium in cash or (ii) a number of shares of the Company’s Series A-1 Convertible Preferred Stock divided by $11.68 (subject to adjustment upon any stock split or stock combination
of the Series A-1 Convertible Preferred Stock; provided that no such adjustments shall be made if the conversion ratio of the Series A-1 Convertible Preferred Stock already reflects such event) (the “Election Shares”).
In order to exercise the Election Right, the Holder shall give written notice (“Election Notice”) to the Company no later than ten (10) days following its receipt of the Prepayment Notice (“Election Period”).
The Election Notice shall set forth the form of consideration (either the Prepayment Premium in cash or the Election Shares but not a combination of both) that the Holder elects to receive in cancellation of the Prepayment Amount and shall surrender
the original copy of this Note signed by the Holder and marked “Cancelled in Whole Pursuant to Section 1.3 of this Note” or “Cancelled in Part Pursuant to Section 1.3 of this Note”, as applicable. If the Company has not
received the Election Notice within the Election Period, the Company may at any time thereafter specify the form of consideration (Prepayment Premium and/or Election Shares) in its sole discretion; provided that the form of consideration shall be
the same form of consideration as is paid to any other holder of a note issued pursuant to the Agreement that has not timely returned an Election Notice. The Company shall pay the Prepayment Premium in cash or issue the Election Shares to the
Holder, as the case may be, no later than ten (10) days following the expiration of the Election Period and, in the event that this Note is being prepaid in part, the Company shall deliver a new Note to the Holder in the principal amount of the
unpaid principal sum. 
 (c) Upon prepayment of this Note or any portion thereof in accordance with this Section, all rights with respect to
this Note (or the portion thereof which is prepaid) shall terminate, whether or not the Note has been surrendered for cancellation, and the Company will be forever released from all of its obligations and liabilities under this Note (or the portion
thereof which is prepaid) except its obligation to pay the Prepayment Premium in cash or issue the Election Shares to the Holder, as the case may be, pursuant to Section 1(b) above. 

  
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 2. Conversion. 

2.1 Automatic Conversion upon Qualified Financing. The entire unpaid principal amount of this Note, together with any interest accrued
but unpaid thereon (such principal amount and interest, the “Outstanding Amount”), shall automatically be converted into shares of the Company’s capital stock (“Equity Securities”) issued and sold at the
closing of a Qualified Financing that occurs on or prior to the Maturity Date. “Qualified Financing” means the sale of Equity Securities to one or more venture capital or other institutional, corporate or professional investors in
one or a series of related capital raising transactions for the same securities that, when added to the Outstanding Amount of this Note and the outstanding amount of any other notes that are converted into Equity Securities in connection with such
transaction or transactions, results in gross proceeds to the Company of at least $5,000,000. The number of shares of the Company’s Equity Securities to be issued upon such conversion shall be equal to the quotient obtained by dividing
(i) the Outstanding Amount, by (ii) the price per share of the Equity Securities issued in the Qualified Financing rounded down to the nearest whole share. Upon such conversion, the Holder will execute such agreements as may be entered
into by the investors in the Qualified Financing and such other agreements as may reasonably be requested by the Company. 
 2.2 Optional
Conversion upon Non-Qualified Financing. 
 (a) If the Company proposes to issue Equity Securities in one or a series of related capital
raising transactions that do not constitute a Qualified Financing (“Non-Qualified Financing”), it may, but shall not be required to, give the Holder written notice (a “Notice of Proposed Non-Qualified Financing”) of
its intention, describing the Equity Securities proposed to be issued in such Non-Qualified Financing, the proposed issuance price thereof, the material terms upon which the Company proposes to issue such Equity Securities and the scheduled closing
date. The Company will give the Holder such Notice of Proposed Non-Qualified Financing at least ten (10) days prior to the Company’s closing on such Non-Qualified Financing so that the Holder may convert all but not less than all of the
Outstanding Amount into such Equity Securities simultaneously with the closing. The Holder may agree to shorten the time period for the notice requirement as reasonably requested by the Company. If the Company has not received written notice from
the Holder on or before the fifth day prior to the closing on such Non-Qualified Financing confirming that Holder will convert this Note into shares of Equity Securities that are the subject of the Notice of Proposed Non-Qualified Financing, the
Holder shall no longer be entitled to convert the Outstanding Amount into the Equity Securities that are the subject of the Notice of Proposed Non-Qualified Financing. The Company will give the Holder written notice (a “Confirmation of
Issuance Notice”) reasonably promptly after the closing of such issuance of Equity Securities, setting forth all material terms and conditions of such Equity Securities. For the avoidance of doubt, if the Company does not give the Holder
the Notice of Proposed Non-Qualified Financing, the Holder shall not be entitled to convert the Outstanding Amount into Equity Securities issued in such Non-Qualified Financing. 

  
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 2.3 Change in Control prior to Qualified Financing. 

(a) If the Company proposes to undergo a Change in Control prior to the Maturity Date and this Note has not then been converted into Equity
Securities pursuant to Section 1.3, Section 2.1 or 2.2, it will give Holder written notice (a “Change in Control Notice”) of its intention not less than ten (10) days prior to the date of the proposed closing of such
Change in Control. The Change in Control Notice will describe the material facts and terms of the Change in Control. 
 (b) Upon receipt of
the Change in Control Notice the Holder shall have the right (the “Transaction Election Right”) to receive in cancellation of the Outstanding Amount either (i) an amount in cash equal to 1.5 times the Outstanding Amount (the
“Change in Control Premium”) or (ii) a number of shares of the Company’s Series A-1 Convertible Preferred Stock determined by dividing the Outstanding Amount by $11.68 (subject to adjustment upon any stock split or stock
combination of the Series A-1 Convertible Preferred Stock; provided that no such adjustments shall be made if the conversion ratio of the Series A-1 Convertible Preferred Stock already reflects such event) (the “Transaction
Election Shares”). In order to exercise the Transaction Election Right, Holder shall give written notice (“Transaction Election Notice”) to the Company no later than five (5) days following its receipt of the Change in
Control Notice (“Transaction Election Period”). The Transaction Election Notice shall set forth the form of consideration (the Change in Control Premium or the Transaction Election Shares) that the Holder elects to receive in
cancellation of the Outstanding Amount. If the Company has not received the Transaction Election Notice within the Transaction Election Period, the Company may specify the form of consideration (Change in Control Premium and/or Transaction Election
Shares) in its sole discretion; provided that the form of consideration shall be the same form of consideration as is paid to any other holder of a note issued pursuant to the Agreement that has not timely returned a Transaction Election Notice. The
Company shall pay the Change in Control Premium in cash or issue the Transaction Election Shares to the Holder, as the case may be, at and subject to the closing of the Change in Control. If the Holder receives Transaction Election Shares pursuant
to this Section 2.3(b), the Holder shall sell the Transaction Election Shares upon the terms of the Change in Control approved by the board of directors of the Company (subject to any required approval of the Company’s stockholders). 

(c) For purposes of this Section 2.3, “Change in Control” means any consolidation or merger of the Company with or into
any other corporation or other entity or person, in which the stockholders of the Company immediately prior to such consolidation or merger, do not hold at least a majority of the resulting or surviving corporation’s voting power immediately
after such consolidation or merger, or the sale, lease, or other disposition of all or substantially all of the assets of the Company. For the avoidance of doubt, a Change in Control does not include any merger or consolidation that is effected
solely to reincorporate the Company in any other jurisdiction. “Change in Control” shall not include any transaction that would meet the definition of “Change in Control” herein if such transaction occurs in connection with a
Trading Event (defined below). 

  
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 2.4 Trading Event Conversion. 

(a) In the event (“Trading Event”) that shares of any class or series of the Company’s capital stock are listed for
trading on a recognized national securities exchange or are traded in a market place designated by OTC Markets Group Inc. or quoted in another alternative trading system, in each case whether inside or outside of the United States (“Publicly
Traded Stock”), or are converted into or exchanged for shares of Publicly Traded Stock, then immediately prior to such listing or conversion, as applicable, the Outstanding Amount shall automatically be converted into shares of the Publicly
Traded Stock. The number of shares of Publicly Traded Stock to be issued upon such conversion shall be determined as follows: 
  

					
	 A
	  	=	  	B × C
			
	 A
	  	=	  	the number of shares of Publicly Traded Stock to be issued upon conversion of the Note
			
	 B
	  	=	  	the quotient that is obtained by dividing the Outstanding Amount by $11.68 (subject to adjustment upon any stock split or stock combination of the Series A-1 Convertible Preferred Stock; provided that no such adjustments shall be
made if the conversion ratio of the Series A-1 Convertible Preferred Stock already reflects such event)
			
	 C
	  	=	  	the ratio at which a share of the Company’s Series A-1 Convertible Preferred Stock outstanding immediately prior to such Trading Event is converted into shares of Publicly Traded Stock or, if the shares of the Company’s
Series A-1 Convertible Preferred Stock have been converted into common stock or other securities prior to such Trading Event, the ratio at which the share(s) of common stock or other securities received upon conversion of a share of Series A-1
Convertible Preferred Stock are converted into shares of Publicly Traded Stock.

 (b) “Successor” means any company or entity, whether incorporated or organized inside or
outside of the United States, (i) into which the Company is merged, (ii) which is the resulting company from a combination of the Company and another company or entity, or (iii) that issues Publicly Traded Stock to the stockholders of
the Company in exchange for their equity interests in the Company or to the Company in exchange for all or substantially all of the assets of the Company, in each case that has been approved by the Company’s Board of Directors and the holders
of not less than a majority of the Company’s outstanding capital stock on an-as converted to common stock basis (in addition to any other vote that may be required by applicable law or pursuant to any agreement among the stockholders of the
Company). 

  
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 (c) If the Company proposes to consummate a Trading Event prior to the Maturity Date and this
Note has not then been converted into Equity Securities pursuant to Section 1.3, 2.1 or 2.2, it will give Holder written notice (a “Trading Event Notice”) of its intention not less than ten (10) days prior to the date of
the proposed closing of such Trading Event. The Trading Event Notice will describe the material facts and terms of the Trading Event. 
 (d)
Upon and in connection with the conversion of the Note pursuant to this Section 2.4, the Holder will take such actions and execute such agreements as may reasonably be requested by the Company. 

2.5 Mechanics and Effect of Conversion. 

(a) No fractional shares will be issued upon conversion of this Note. In lieu of any fractional share to which the Holder would otherwise be
entitled, the Company will pay to the Holder in cash the portion of the Outstanding Amount that would otherwise be converted into such fractional share. 

(b) Holder shall surrender this Note, duly endorsed, to the Company as soon as practicable prior to the closing of the Qualified Financing,
the Non-Qualified Financing, the Change in Control or the Trading Event, as the case may be, and the Note shall thereupon be canceled. Subject to and at the closing and at its expense, against delivery of the Note, the Company will issue and deliver
to Holder, a certificate or certificates or book-entry shares representing the number of shares of Equity Securities or Publicly Traded Stock (together with a check payable to the Holder for any cash amounts in lieu of fractional shares as described
in clause (a) above) to which the Holder is entitled pursuant to this Section 2 or will pay to the Holder the Change in Control Premium, as applicable. 

2.6 Termination of Rights. Upon conversion of this Note or payment of the Change in Control Premium in accordance with this Section,
all rights with respect to this Note shall terminate, whether or not the Note has been surrendered for cancellation, and the Company will be forever released from all of its obligations and liabilities under this Note except its obligations pursuant
to Section 2.5. 
 3. Payment. Except as set forth herein, all payments shall be made in lawful money of the United States of America at the
principal offices of the Company. Payment shall be credited first to any accrued interest then due and payable and the remainder applied to principal. 

  
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 4. Events of Default. The entire unpaid principal sum of this Note, together with any and all interest
accrued but unpaid thereon, shall become immediately due and payable upon the occurrence of an Event of Default. An Event of Default shall be deemed to have occurred if: 

(a) the Company shall (i) apply for or consent to the appointment of a receiver, trustee or liquidator of itself or of its property,
(ii) be unable, or admit in writing its inability, to pay its debts as they mature, (iii) make a general assignment for the benefit of creditors, (iv) be adjudicated a bankrupt or insolvent, (v) file a voluntary petition in
bankruptcy, or a petition or answer seeking reorganization or an arrangement with creditors to take advantage of any insolvency law, or an answer admitting the material allegations of a bankruptcy, reorganization or insolvency petition filed against
it, (vi) take corporate action for the purpose of effecting any of the foregoing, or (vii) have an order for relief entered against it in any proceeding under the United States Bankruptcy Code; 

(b) an order, judgment or decree shall be entered, without the application, approval or consent of the Company by any court of competent
jurisdiction, approving a petition seeking reorganization of the Company or appointing a receiver, trustee or liquidator of the Company or of all or a substantial part of its assets, and such order, judgment or decree shall continue unstayed and in
effect for any period of 30 consecutive days; or 
 (c) the Company shall fail to pay as and when due any principal or interest hereunder
and such nonpayment shall continue uncured for a period of five business days after written notice by the Holder thereof. 
 5. Transfer; Successors and
Assigns. The Holder may not sell, assign, pledge, dispose of or otherwise transfer this Note without the prior written consent of the Company other than to affiliates of the Holder who are “accredited investors” and, if the Holder is
an individual investor, for bona fide estate planning purposes. Subject to the preceding sentence, this Note may be transferred only upon surrender of the original Note for registration of transfer, duly endorsed, or accompanied by a duly executed
written instrument of transfer in form satisfactory to the Holder. Thereupon, a new note for the same principal amount and interest will be issued to, and registered in the name, of, the transferee. Interest and principal are payable only to the
registered holder of this Note. The terms and conditions of this Note shall inure to the benefit of and binding upon the respective successors and permitted assigns of the parties. 

6. Governing Law. This Note and all acts and transactions pursuant hereto and the rights and obligations of the parties hereto shall be governed,
construed and interpreted in accordance with the laws of the State of Delaware, without giving effect to principles of conflicts of law and choice of law that would cause the laws of any other jurisdiction to apply. 

7. Notices. Any notice or other communication required or permitted to be given hereunder shall be in writing and given as provided in the Note
Purchase Agreement. 

  
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 8. Amendments and Waivers. Subject to Section 11(f)(i) of the Agreement, this Note and any term
hereof may be amended, waived, discharged or terminated only by an instrument in writing signed by the party against whom enforcement of such amendment, waiver, discharge or termination is sought. No waivers of any term, condition or provision of
this Note, in any one or more instances, shall be deemed to be, or construed as, a further or continuing waiver of any such term, condition or provision. 

9. Stockholders, Officers and Directors Not Liable. In no event shall any stockholder, officer or director of the Company be liable for any amounts due
or payable pursuant to this Note. 
 10. Pari Passu. The Notes issued under the Agreement rank equally and ratably without priority over one another.
No payment, including any prepayment, shall be made hereunder unless payment, including any prepayment, is made with respect to the other Notes in an amount which bears the same ratio to the then outstanding unpaid principal amount of such other
Notes as the payment made hereon bears to the then outstanding unpaid principal amount of this Note. This Section 10 shall not limit the Company’s right to prepay the Note in accordance with the election made by the Holder pursuant to
Section 2.1. 
 11. Headings. The headings in this Note are for purposes of reference only, and shall not limit or otherwise affect the meaning
hereof. 
 12. Benefits of this Note. Nothing in this Note shall be construed to give any person or corporation other than the Company and the Holder
any legal or equitable right, remedy or claim under this Note and this Note shall be for the sole and exclusive benefit of the Company and the Holder and any other permitted holder or holders of the Note. 

[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK] 

  
 8 

 IN WITNESS WHEREOF, the Company has caused this Note to be duly executed and delivered by its
authorized officer, as of the date first above written. 
  

			
	THAR PHARMACEUTICALS, INC.
		
	By:	 	  

		 	Raymond K. Houck
		 	President and Chief Executive Officer

  
 9EX-10.11

 Exhibit 10.11 

LEASE AGREEMENT 
 THIS LEASE
AGREEMENT (this “Lease”) is made as of the 1st day of April, 2012, between AMBAR FALCON PROPERTY LP, a Pennsylvania limited partnership (“Landlord”) and THAR
PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”). 
 LEASE OF PREMISES 

In consideration of the mutual covenants herein, Landlord hereby leases to Tenant and Tenant hereby hires from Landlord, subject to all of the terms and
conditions hereinafter set forth, those certain premises (hereinafter called the “Premises”) set forth in Item 1 of the Basic Lease Provisions and depicted on Exhibit “A” hereto, in that certain building known and
designated as 150 Gamma Drive, O’Hara Township, Allegheny County, Pennsylvania as Lot and Block No. 227-D-250. 
 BASIC LEASE
PROVISIONS 
 The following provisions set forth various basic terms of this Lease and are sometimes referred to as the “Basic Lease Provisions”.

  

	1.	Building Address: 150 Gamma Drive 

	                                  
     O’Hara	Township, Pennsylvania 

  

	2.	Rentable Area of Premises: Approximately 500 square feet 

  

	3.	[Intentionally Omitted] 

  

	4.	Monthly Rent: See Section 15.19(D) 

  

	5.	Term: 60 months from the Commencement Date 

  

	6.	Commencement Date: April 1, 2012 

  

	7.	Expiration Date: As provided in Section 1.01 

  

	8.	Renewal Term: None 

  

	9.	Right of First Refusal: None 

  
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	10.	Right of First Offer: None 

  

	11.	Security Deposit: None 

  

	12.	Early Termination Option: None 

  

	13.	Broker(s): None 

  

	14.	Permitted Use: General office use 

  

	15.	Addresses for notices due under this Lease: 

  

			
	 To Landlord:
  

Ambar Falcon Property
 150 Gamma Drive

Pittsburgh, PA 15238
 Attention: Legal

Telephone: (412) 435-0200
	  	 With a copy to:
  

Patricia E. Farrell, Esquire
 Meyer, Unkovic & Scott LLP

1300 Oliver Building
 Pittsburgh, PA 15222

Telephone: (412) 456-2831

	  
 To Tenant:

 
 To the Premises:

 
 Thar Pharmaceuticals, Inc.

150 Gamma Drive
 Pittsburgh, PA 15328

Telephone: (412) 782-5801
	  	

  
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 ARTICLE 1 

TERM AND POSSESSION 
 Section 1.01.
Commencement and Expiration. The Initial Term of this Lease shall be the period of time specified in Item 5 of the Basic Lease Provisions, adjusted as provided below. The Initial Term shall commence on the Commencement Date shown in
Item 6 of the Basic Lease Provisions or on such other date as may be provided for herein. The Term of this Lease shall expire, without notice to Tenant, on the Expiration Date shown in Item 7 of the Basic Lease Provision or as sooner
terminated pursuant to Section 15 hereof or as otherwise provided hereunder. If the Lease commences on any day other than the first day of a calendar month, the term of the Lease shall be extended by that part of one month necessary to cause
the expiration of the term to be on the last day of a calendar month. 
 Section 1.02. Tenant’s Acceptance. Tenant takes and accepts the
Premise in “AS IS” condition. 
 Section 1.03. Surrender of the Premises. Upon the expiration or earlier termination of this Lease, or
upon the exercise by Landlord of its right to re-enter the Premises without terminating this Lease, Tenant shall immediately surrender to Landlord the Premises in broom-clean condition, ordinary wear and tear and insurable casualty accepted, all
keys or key cards or codes to the Premises and the Building. 
 Section 1.04. Holding Over. In the event Tenant or any party claiming under
Tenant retains possession of the Premises after the expiration or earlier termination of this Lease, such possession shall be an unlawful detainer and no tenancy or interest shall result from such possession; such parties shall be subject to
immediate eviction and removal; and Tenant or any such party shall pay Landlord as rent for the period of such hold-over an amount equal to 150% of the Monthly Rent payable in each instance for the last month of the Term. Tenant shall also pay any
and all damages sustained by Landlord as a result of such hold-over. Tenant will vacate the Premises and deliver same to Landlord immediately upon Tenant’s receipt of notice from Landlord to so vacate. The rent during such hold-over period
shall be payable to Landlord on demand. No holding over by Tenant, whether with or without consent of Landlord, shall operate to extend this Lease. 

ARTICLE 2 
 RENT 

Section 2.01. Rent. Tenant agrees to pay as Monthly Rent for the Premises the sum per square foot shown in Item 4 of the Basic Lease
Provisions. The Monthly Rent shall be payable in equal monthly installments in advance, without demand, deduction or set-off except as may be provided for herein, commencing on the Commencement Date and continuing on the first day of each calendar
month thereafter. If the term of this Lease commences on a day other than the first day of a calendar month, the rent for such partial month shall be prorated in the proportion that the number of days this Lease is in effect during such partial
month bears to the number of days in that calendar month. 
 Section 2.02. Real Estate Tax and Operating Expense Pass Through. [Intentionally
Omitted] 
 Section 2.03. Rent; Late Payment Fee. The Rent and all other sums required to be paid by Tenant hereunder are sometimes collectively
referred to as, and shall constitute, “Rent”. 
 Commencing on the Commencement Date, Tenant agrees to pay Rent in advance, when due, without
prior demand therefore and without deduction or setoff except as may be provided for herein, to 730 William Pitt Way, Pittsburgh, Pennsylvania 15238, or at such other place as Landlord may designate from time to time. Tenant hereby covenants and
agrees to pay Rent herein reserved as and when due, together 

  
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with all other sums of money, charges or other amounts required to be paid by Tenant to Landlord or to another person under this Lease, all of which shall be in addition to Rent and shall be
referred to as “Additional Rent” for purposes herein. Nonpayment of Additional Rent when due shall constitute a default (after any applicable notice and failure by Tenant to cure during the applicable cure period) under this Lease to the
same extent, and shall entitle Landlord to the same remedies, as nonpayment of Rent. 
 In the event that any payment required by Tenant under the
provisions hereof shall not be paid within five (5) days of receipt of written notice from Landlord, Landlord may immediately recover from Tenant, as Additional Rent, any expenditures made in connection therewith, plus that per annum rate of
interest which shall be two (2%) percent greater than the prime rate of PNC Bank or any successor rate thereto (“Default Rate”) (which shall be the interest rate announced by PNC from time to time as its “Prime Rate”) from
the date of any such expenditure. 
 ARTICLE 3 

SECURITY DEPOSIT 
 Tenant has deposited or
will deposit with Landlord the sum of one (1) month’s rent, to be held by Landlord as security for the payment of any rentals and other sums of money payable by Tenant under this Lease, and for the faithful performance of all other
covenants and agreements of Tenant hereunder (“Security Deposit”). Such Security Deposit shall be repaid to Tenant after the termination of this Lease and any renewal thereof, provided Tenant shall have made all payments and performed all
covenants and agreements under the Lease. Upon any default by Tenant hereunder, all or part of said deposit may, at Landlord’s sole option, be applied on account of such default, and thereafter Tenant shall promptly restore the resulting
deficiency in said deposit to be held in escrow or in trust and said deposit shall be deemed to be the property of Landlord. Nothing contained herein shall be construed as limiting Tenant’s obligations under the Lease to the Security Deposit,
such amount representing a security only and not in the nature of liquidated damages. Tenant acknowledges that Landlord shall not be required to segregate Tenant’ s Security Deposit from Landlord’s other funds nor shall Landlord be
required to earn or pay interest on such Security Deposit. 
 ARTICLE 4 

OCCUPANCY AND USE 
 Section 4.01.
Use of Premises. The Premises shall be used solely for the purpose specified in Item 14 of the Basic Lease Provisions and uses reasonably ancillary thereto. Tenant will not use, occupy or permit the use or occupancy of the Premises for any
purpose which is, directly or indirectly, forbidden by law, ordinance or governmental or municipal regulation or order, or which may be dangerous to life, limb or property; or permit the maintenance of any public or private nuisance; or do or permit
any other thing which may disturb the quiet enjoyment or damage the Premises of any other tenant of the Building; or permit anything to be done which would increase the fire and extended coverage insurance rate on the Building or contents, and if
there is any increase in such rate by reason of acts of Tenant, then Tenant agrees to pay such increase promptly upon demand therefore by Landlord. Payment by Tenant of any such rate increase shall not constitute a waiver of Tenant’s duty to
comply with the provisions hereof. Tenant acknowledges that it is aware that another tenant of the Building utilizes a portion of the Building for processing food-related items which use may cause intermittent food odors and processing noise. 

Section 4.02. Rules and Regulations. Such reasonable rules and regulations applying to all tenants in the Building as may be adopted by Landlord
for the safety, care and cleanliness of, and preservation of good order in, the Premises and the Building, are hereby made a part hereof and Tenant agrees to comply with 

  
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all such rules and regulations. Landlord shall have the right at all times to change such rules and regulations or to amend them in any reasonable manner. Landlord covenants and agrees to give
Tenant reasonable advance written notice of any such changes, amendments or modifications to the rules and regulations affecting the Building and further covenants and agrees that all rules and regulations will be enacted will not materially impair
Tenant’s access to or use of the Premises. All changes and amendments will be sent by Landlord to Tenant in writing and shall be thereafter carried out and observed by Tenant. Landlord’s current rules and regulations are attached hereto as
Exhibit “B”. 
 Section 4.03. Compliance With Laws. Landlord and Tenant, at each party’s own cost and expense, shall
comply in all material respects, with all laws, ordinances, orders, rules, regulations and requirements applicable to such party of all federal, state and municipal governments and appropriate departments, omissions and boards thereof. Each party
hereto shall, at its expense, have the right to contest the validity of the same by appropriate legal proceedings. If the terms of such law, ordinance, rule, regulation or requirement permit compliance to be legally held in abeyance without
incurrence of any lien, charge or liability of any kind against the Premises and improvements or the interest of the Landlord therein and without subjecting Landlord or Tenant to liability for failure to comply therewith during such period of
abeyance, Tenant may postpone compliance therewith until the final determination of any such proceeding, provided that all such proceedings shall be prosecuted with diligence. Notwithstanding anything herein contained to the contrary, Tenant shall
not be required or obligated to make improvements to the Premises to comply with applicable laws and regulations unless same are required solely as a result of Tenant’s Use. 

Section 4.04. Signs. Tenant shall have the right upon obtaining Landlord’s prior consent (which consent shall not be unreasonably withheld)
to utilize its standard graphics, directional and suite signage within the Premises and to utilize its standard logo on the Premises entry door. Tenant is specifically prohibited from placing signage on the exterior windows of the Premises. 

Section 4.05. Access. Tenant shall have twenty-four (24) hours per day, seven (7) days per week, fifty-two weeks per year access to the
Building and the Premises. Landlord or its authorized agents shall at any and all reasonable times upon prior notice have the right to enter the Premises to inspect the same, to supply any service to be provided by Landlord to Tenant hereunder, to
repair the Premises or any other portion of the Building, and, with reasonable notice (unless Tenant has delivered notice of its exercise of its Renewal Option), to show the premises to prospective purchasers or, within the last twelve
(12) months of the Term, to show the Premises to tenants, all without being deemed guilty of an eviction of Tenant and without abatement of Rent. Except for claims arising as a result of Landlord’s negligence or willful misconduct, Tenant
hereby waives any claim for damages against Landlord for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned thereby. For each of the
aforesaid purposes, Landlord shall at all times retain a key with which to unlock all of the doors in, upon and about the Premises, excluding Tenant’s vaults, and safes. Landlord shall have the right to use any and all means which Landlord may
deem proper to open any door(s) in an emergency without liability therefore. 
 Section 4.06. Quiet Possession. Upon Tenant’s paying the
Rent reserved hereunder and observing and performing all of the covenants, conditions and provisions on Tenant’s part to be observed and performed hereunder, Tenant shall have the quiet possession of the Premises for the entire Term hereof,
subject to all of the provisions of this Lease. 

  
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 ARTICLE 5 

UTILITIES AND SERVICES 

Section 5.01. Utilities. Landlord agrees to deliver the Premises on the Commencement Date with utility service for electric, gas water and sewer.
From and after the Commencement Date, Tenant shall be solely responsible for contracting directly with and timely paying all costs of telephone, cable and internet service to the Premises. Tenant acknowledges that the warehouse portion of the
Premises is not cooled. 
 Section 5.02. No Liability for Interruption. Except as a result of Landlord’s negligence or willful misconduct,
Landlord shall not be liable for, and Tenant shall not be entitled to any abatement or reduction of Rent by reason of ability to obtain or maintain any of the foregoing utility services, irrespective of the cause of such interruption. 

ARTICLE 6 
 REPAIRS,
MAINTENANCE, ALTERATIONS AND IMPROVEMENTS 
 Section 6.01. Repairs and Maintenance of the Premises. Landlord shall not be required to make
repairs of any kind or character to Tenant Improvements made within the Premises during the Term of this Lease, unless such repairs are required as a result of damage to the Premises by the Landlord, its agents, employees, invitees or visitors, or
as a result of latent defects. 
 Tenant further agrees to maintain and keep the interior of the Premises in good repair and condition at Tenant’s sole
expense except as otherwise provided herein. Tenant agrees not to commit or allow any waste or damage to be committed in any portion of the Premises. Should Tenant fail to perform such obligations, following written notice and Tenant’s failure
to cure within 30 days following such notice, Landlord may cause the same to be done for Tenant and charge the cost thereof to Tenant as Additional Rent hereunder. 

Except as a result of Landlord’s negligence or willful misconduct, Landlord shall not be liable to Tenant for losses due to theft or burglary or for
damages arising out of or resulting from unauthorized persons on the Premises. 
 Section 6.02. Repairs and Maintenance by Landlord. Landlord
shall maintain in good condition and repair the common areas of the Building; its service facilities; its exterior walls, the parking facilities, windows and roof; its life safety systems; and those portions of its structural, electrical and
mechanical components that are not entirely within or part of the Premises, within a reasonable period of time. Any damage to such areas, facilities, systems, and components or to the premises of other Tenants in the Building which damage shall have
been caused by the Tenant, its agents, employees, licensees, or invitees, shall be repaired by Landlord at Tenant’s expense and Tenant shall pay Landlord’s reasonable cost therefore to Landlord promptly upon demand, unless such damage is
covered by insurance required to be maintained by Landlord in accordance with Section 7.04 below. Notwithstanding the foregoing, Tenant acknowledges that Landlord will be under taking significant construction work on the Building of which the
Premises is a part. As a result of said improvements, Tenant acknowledges that parking and access to the Building will be modified as necessary to accommodate such construction work. 

Section 6.03. Improvements and Alterations. 
  

	A.	So long as Tenant’s use of or access to the Premises is not materially impaired, Landlord shall have the right at any time to change the arrangement, location and/or size of entrances or passageways, doors and
doorways or other public parts of the Building and, upon giving Tenant reasonable notice thereof, to change the name, number address or designation by which the Building is commonly known. 

  
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	B.	Tenant may not, without Landlord’s prior consent, make any alterations, additions or improvements to the Premises. 

ARTICLE 7 
 INSURANCE,
FIRE AND CASUALTY 
 Section 7.01. Damage or Destruction. In the event of a fire or other casualty in the Premises, Tenant shall immediately
give Landlord notice thereof. Except as provided to the contrary in Section 7.02 below, Landlord and Tenant agree that if the Premises are partially or totally destroyed by fire or other casualty covered by the fire and extended coverage
insurance to be carried by Landlord under the terms of this Lease, then the Landlord may, at its option, repair and restore the Premises, or Landlord may terminate this Lease without liability to Tenant. In the event that Landlord does not elect to
terminate this Lease as a result of such damage or destruction, then Landlord, at its expense, shall repair and restore the Premises as soon as reasonably practicable to substantially the same condition as the Premises were immediately prior to the
fire or casualty. 
 Notwithstanding any of the foregoing provisions to the contrary, in the event the Premises or the Building are destroyed or damaged to
the extent that repairs to be made by Landlord in order to restore the Premises or the Building to their original character and condition, as estimated by a responsible contractor selected by Landlord, cannot be substantially completed within one
hundred eighty (180) days from the date of the casualty, Landlord shall forthwith give Tenant written notice of such estimate, and Tenant shall have the right to terminate this Lease without liability to Landlord within thirty (30) days
after Tenant’s receipt of said notice from Landlord. 
 In the event the Premises are totally destroyed or so damaged by fire or other casualty that
the Premises cannot reasonably be used by Tenant for the purposes herein provided Tenant shall have the right to terminate this Lease without liability to Landlord within thirty (30) days after such fire or casualty. 

In the event the Premises are totally destroyed or so damaged by fire or other casualty covered by the fire and extended coverage insurance to be carried by
Landlord under the terms of this Lease that the Premises cannot reasonably be used by Tenant for the purposes herein provided and this Lease is not terminated as above set forth, then there shall be a total abatement of Rent from the date of
casualty until substantial completion of the repair and restoration work to be performed by Landlord and Landlord has received a certificate of occupancy (with Tenant’s cooperation in completing the required application) and all other required
governmental approvals; and this Lease shall continue in full force and effect for the balance of the Term. In the event the Premises are partially destroyed or damaged by fire or other casualty so that the Premises can be used only partially by
Tenant for the purposes herein provided and this Lease is not terminated as above set forth, then Rent shall be abated in the proportion which the approximate area of the damaged part bears to the total area in the Premises from the date of the
casualty until substantial completion of the repair and restoration work to be performed by Landlord; and this Lease shall continue in full force and effect for the balance of the Term. 

Section 7.02. Tenant’s Responsibilities. 
  

	A.	Tenant covenants that Landlord shall not be liable for any damage or liability of any kind or for any injury to or death of persons or damage to property of Tenant or any other person during the Term, including
consequential loss or damage, from any cause whatsoever by reason of the construction, use, occupancy or enjoyment of the Premises by Tenant or any other person therein or holding under Tenant, or by or through the acts or omissions of other tenants
of the Building. 

  
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	B.	Except as a result of Landlord’s negligence or willful misconduct, Tenant hereby agrees, as part of the material consideration for this Lease, to indemnify, defend and save Landlord harmless from all claims,
action, demands, costs and expenses and liability whatsoever, including reasonable attorney’s fees, on account of any such real or claimed damage or liability, and from all liens, claims and demands occurring in, on or at the Premises, or
arising out of the use, occupancy or enjoyment of the Premises and its facilities, or any repairs or alterations which Tenant may make upon the Premises. 

Section 7.03. Tenant’s Insurance. Tenant covenants and agrees that from and after the date of delivery of the Premises from Landlord to
Tenant, Tenant will carry and maintain, at its sole cost and expense, with responsible insurance carriers licensed to do business in the Commonwealth of Pennsylvania, the following types of insurance, in the amounts specified and in the form
hereinafter provided, naming the Landlord as an additional insured, as follows: 
  

	A.	Public Liability and Property Damage. General Public Liability Insurance covering the Premises and Tenant’s use thereof against claims for personal injury or death and property damage occurring upon, in or
about the Premises, such insurance to insure both Landlord and Tenant and to afford protection to the limit of not less than $2,000,000 in respect of injury or death to any number of persons arising out of any one occurrence. This insurance coverage
shall extend to any liability of Tenant arising out of the indemnities provided for in Section 7.02. 

  

	B.	Tenant Improvements and Property. Fire insurance and extended coverage, vandalism, and malicious mischief endorsements covering its real and personal property in, on or upon the Premises. 

All insurance policies maintained by Tenant pursuant to the requirements hereof shall provide that no cancellations thereof shall be effective until at least
thirty (30) days after receipt by Landlord of written notice thereof. 
 Tenant agrees to provide Landlord, upon written request from Landlord, on or
prior to the Commencement Date, with certificates of such insurance and to permit Landlord at all reasonable times to inspect the policies of insurance required herein. 

Except in the event of Landlord’s negligence or willful misconduct, Landlord shall not be liable to Tenant for any losses or damages suffered as a result
of business interruption. Tenant undertakes this risk in all cases and shall be solely responsible, at its own cost, for providing its own business interruption insurance in amounts to the extent it deems necessary or desirable. 

Section 7.04. Landlord’s Insurance. Landlord shall at all times during the Term maintain in effect a policy or policies of insurance covering
the Building (excluding property required to be insured by Tenant) in such amounts as Landlord may from time to time determine (but not less than 100% of the construction cost of the Building), providing protection against perils included within the
standard form of fire and extended coverage insurance policy, together with insurance against sprinkler damage, vandalism and malicious mischief, and such other risks as Landlord may from time to time determine and with any such deductibles as
Landlord may from time to time determine. With respect to coverage amounts, risks covered, and applicable deductibles, Landlord’s insurance to be provided pursuant hereto shall be generally comparable to the insurance coverages provided by
other reputable owners and operators of first-class office buildings in the Pittsburgh area. 

  
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 Any insurance provided for in this Section 7.04 may be affected by a policy or policies of blanket
insurance, covering additional items or locations or assureds, provided that the requirements of this Section are otherwise satisfied. Tenant shall have no rights in any policy or policies maintained by Landlord and shall not, by reason of payment
by Tenant, as part of the Building Operating Expenses, of its pro rata share of the Landlord’s premium for the insurance, be entitled to be named insured thereunder. 

Additionally, Landlord shall at all times during the Term maintain in effect General Public Liability Insurance covering the Building against claims for
personal injury or death and property damage occurring upon, in or about the Building, such insurance to insure Landlord only and to afford protection to the limit of not less than $2,000,000.00 in respect of injury or death to any number of persons
arising out of any one occurrence, and such insurance against property damage to afford protection to the limit of not less than $1,000,000.00 in respect of any interest of property damage. 

ARTICLE 8 
 CONDEMNATION

 In the event of a Major Condemnation to the Building or the land of which it is a part, or any portion thereof, then the term of this Lease shall
forthwith cease and terminate, and the Landlord shall receive the entire award for the land and Buildings; Tenant hereby expressly assigning to Landlord any and all right, title and interest of Tenant now or hereafter arising in and to any such
award. Nothing contained herein shall be construed to preclude the Tenant from prosecuting any claim directly against the condemning authority in such condemnation proceedings for loss of business, or depreciation to, damage to, or cost of removal
of, or for the value of stock, trade fixtures, furniture, and other personal property belonging to the Tenant or Leasehold Improvements made at the expense of the Tenant; provided, however, that no such claim shall diminish or otherwise adversely
affect the Landlord’s award or the award of any mortgagee. For purposes of this Article 8, a Major Condemnation shall mean the permanent or material taking by condemnation such that Tenant shall reasonably determine that there will be a
material adverse effect on Tenant’s ability to use the Leased Premises for uses permitted by this Lease. 
 ARTICLE 9 

LIENS 
 Tenant shall keep the Premises free
from any liens arising out of any work performed, materials furnished, or obligations incurred by or for Tenant. In addition, Tenant shall provide to Landlord, promptly after the completion of any work performed or materials provided to the Premises
by or for Tenant, an original release of liens in recordable form signed and acknowledged for each labor and material man performing work or providing materials to the Premises. Notwithstanding the foregoing, in the event that Tenant shall not,
within thirty (30) days following the imposition of any lien, cause the same to be released of record by payment or posting of proper bond, Landlord shall have, in addition to all other remedies provided herein and by law, the right, but not
the obligation, to cause the same to be released by such means as it shall deem proper, including payment of or defense against the claim giving rise to such lien. All sums paid by Landlord and all reasonable expenses incurred by it in connection
therewith shall create automatically an obligation of Tenant to pay, on demand, an equivalent amount together with interest at 12% per annum as Additional Rent. No work which Landlord permits Tenant to perform in the Premises shall be deemed to
be for the immediate use and benefit of Landlord so that no mechanics or other lien shall be allowed against the estate of Landlord by reason of its consent to such work. 

  
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 ARTICLE 10 

TAXES ON TENANT’S PROPERTY 
 Tenant
shall be liable for and shall pay, prior to their becoming delinquent, any and all taxes and assessments levied against any personal property or trade or other fixtures placed by Tenant in or about the Premises. 

ARTICLE 11 
 ASSIGNMENTS
AND SUBLETTING 
 Section 11.01. 
  

	A.	Tenant shall not, without the prior written consent of Landlord, which consent may be withheld or delayed in its absolute discretion, assign or hypothecate this Lease or any interest herein or sublet the Premises or any
part thereof. Any of the foregoing without such consent shall be void and shall, at the option of Landlord, terminate this Lease. The transfer, sale or assignment of a controlling interest in Tenant shall constitute an assignment of this Lease
pursuant to this Article 11. 

  

	B.	Regardless of Landlord’s consent, no assignment shall release Tenant of Tenant’s obligation or alter the primary liability of Tenant to pay the Rent and to perform all other obligations to be performed by
Tenant hereunder. The acceptance of Rent by Landlord from any other person shall not be deemed to be a waiver by Landlord of any provision hereof. Consent to one assignment shall not be deemed consent to any subsequent assignment. In the event of
default by any assignee of Tenant or any successor of Tenant in the performance of any of the terms hereof, Landlord may proceed directly against Tenant without necessity of exhausting remedies against such assignee or successor. Landlord may
consent to subsequent assignment of this Lease or amendments or modifications to this Lease with assignees of Tenant, without notifying Tenant, or any successor of Tenant, and without obtaining its or their consent thereto and such action shall not
relieve Tenant of liability under this Lease. 

 ARTICLE 12 

TRANSFERS BY LANDLORD; SUBORDINATION 

Section 12.01. Sale of the Building. In the event of a sale or conveyance by Landlord of its interest in the Building, the same shall operate to
release Landlord from any and all liability under this Lease arising after the date of such sale provided that Landlord is not then in default under this Lease. Tenant’s right to quiet possession of the Premises shall not be disturbed so long
as Tenant shall pay the Rent and observe and perform all of the provisions of this Lease to be observed and performed by Tenant, unless this Lease is terminated pursuant to specific provisions relating thereto or contained herein. 

Section 12.02. Subordination and Non-Disturbance. Tenant and Landlord agree and acknowledge that this Lease is subordinate to the lien of any loan
or mortgage now existing or to be placed upon Landlord’s interest in the Premises and/or the Building. Upon Landlord’s reasonable request, Tenant shall enter into a subordination, non-disturbance and attornment agreement (“SNDA”)
reasonably acceptable to Landlord and Landlord’s Lender acknowledging same and acknowledge that, so long as Tenant is not in default hereunder, notwithstanding the subordination of this Lease to the interests of others, the tenancy of Tenant
and its rights under this Lease shall not be disturbed so long as Tenant shall attorn to such lien holder. 

  
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 ARTICLE 13 

DEFAULT 
 Section 13.01. Defaults
by Tenant. The occurrence of any of the following shall constitute a material default and breach of this Lease by Tenant: 
 A. Any failure by Tenant to
pay Rent or to make any other payment required to be made by Tenant hereunder for a period of ten (10) days after receipt by Tenant of written notice from Landlord of any such failure to make timely payment; 

B. Any failure by Tenant to observe and perform any other material provision of this Lease to be observed or performed by Tenant, where such failure continues
for thirty (30) days after written notice to Tenant; provided, however, that in the case of a default which cannot with due diligence be cured within a period of thirty (30) days, Tenant shall be deemed to have complied with such notice
and thereafter diligently proceeds to comply with such notice; or 
 C. Tenant is declared insolvent according to any law; or assignment of Tenant’s
property is made for the benefit of creditors; or a receiver or trustee is appointed for Tenant or its property; or the interest of Tenant under this Lease is levied on or under execution or other legal process; or any petition is filed by or
against Tenant to declare Tenant bankrupt or to delay, reduce or modify Tenant’s debts or obligations; or any petition is filed or other action taken to reorganize or modify Tenant’s capital structure if Tenant be a corporation or other
entity (provided that no such levy, execution, legal process or petition filed against Tenant shall constitute a breach of this Lease if Tenant shall vigorously contest the same by appropriate proceedings and shall remove or vacate the same within
thirty (30) days from the date of its creation, service or filing). 
 D. The abandonment or vacation of the Premises by Tenant, which shall mean that
Tenant is absent from the Premises for thirty (30) consecutive days or the failure of Tenant to occupy the Premises within thirty (30) days after Landlord notifies Tenant that the Premises are ready for occupancy combined with
Tenant’s failure to pay all Rent due. 
 Section 13.02. Remedies of Landlord. In the event of any such material default not cured by
Tenant, Landlord, at its option, may have one or more of the following remedies, in addition to all other rights and remedies provided at law or in equity: 

A. to accelerate the Rent for the remainder of the Term of the Lease and any other payments required under the Lease at the present value, all of which shall
become immediately due and payable without demand, offset or deduction; 
 B. to terminate the Lease immediately upon written notice to Tenant, whereupon
Tenant shall, upon receipt of such notice, vacate the Premises and return possession thereof to Landlord in the condition required by the other provisions of the Lease; 

C. to terminate Tenant’s right of possession, reenter and repossess the Premises by detainer suit, summary proceedings or other lawful means, without
terminating this Lease, in which event, Landlord may: (i) enter and secure the Premises, change the locks, install barricades, remove any improvements, fixtures or other property of Tenant therein, perform any decorating, remodeling, repairs,
alterations, 

  
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improvements or additions and take such other actions as Landlord shall determine in Landlord’s sole discretion to prevent damage or deterioration to the Premises or prepare the same for
reletting, and (ii) relet all or any portion of the Premises (separately or as part of a larger space), for any rent, use or period of time (which may extend beyond the Term hereof), and upon any other terms as Landlord shall determine in
Landlord’s sole discretion, directly or as Tenant’s agent (if permitted or required by applicable law). 
 D. Landlord shall use commercially
reasonable efforts to mitigate any of its damages hereunder. If any Law shall validly limit the amount of any damages provided for herein to an amount which is less than the amount agreed to herein, Landlord shall be entitled to the maximum amount
available under such Law. 
 E. Landlord shall use commercially reasonable efforts to relet the Premises or any part or parts thereof, either in the name of
the Landlord or otherwise, for a term which may, at Landlord’s option, be less than equal to the period which would have otherwise constituted the balance of the Term and may grant such other rental or leasing concession, including, but not
limited to, periods of reduced free rent, as Landlord deems appropriate and/or make such alterations, repairs, replacements and/or decorations in the Premises that Landlord may deem advisable or necessary for the purpose of reletting; 

F. to claim such other damages as it may suffer by reason of Tenant’s uncured default hereunder, including all costs of reletting the Premises, brokerage
commissions, advertising costs, attorneys fees, and any economic incentives given to enter leases with replacement tenants; 
 G. Landlord may cure, at any
time, without notice except as otherwise herein provided, any default by Tenant under this Lease; and whenever Landlord so elects, all costs and expenses incurred by Landlord in curing a default, including, without limitation, reasonable
attorneys’ fees, together with interest on the amount of costs and expenses so incurred at the Prime Rate of PNC Bank, shall be paid by Tenant to Landlord on demand, and shall be recoverable as Rent. 

H. Landlord shall at all times have the right without prior demand or notice except as required by applicable Law to: (i) seek any declaratory,
injunctive or other equitable relief, and specifically enforce this Lease or restrain or enjoin a violation of any provision hereof, and Tenant hereby waives any right to require that Landlord post a bond or other security in connection therewith,
and (ii) institute legal action for and collect any unpaid Rent which has accrued. 
 Landlord may, at Landlord’s discretion, elect to pursue any
or all of the foregoing remedies, as well as any other remedies that may be available to it at law or in equity by reason of Tenant’s default under the Lease without, however, foreclosing Landlord from the right to pursue any other right or
remedy. Each and every remedy, whether specified in the Lease of generally available to Landlord at law or in equity, shall be deemed cumulative and not exclusive of any other. 

I. MONEY JUDGMENT: FOR VALUE RECEIVED AND UPON THE OCCURRENCE OF AN EVENT OF DEFAULT HEREUNDER, TENANT DOES HEREBY EMPOWER ANY ATTORNEY OF ANY COURT OF
RECORD WITHIN THE UNITED STATES OR ELSEWHERE, TO APPEAR FOR TENANT AND WITH OR WITHOUT COMPLAINT FILED, CONFESS JUDGMENT AGAINST TENANT AND IN FAVOR OF LANDLORD, ITS SUCCESSORS OR ASSIGNS, FOR THE SUM DUE BY REASON OF SAID DEFAULT IN THE PAYMENT OF
MINIMUM RENT AND ANY OTHER CHARGES, AND FOR THE SUM DUE BY REASON OF ANY BREACH OF COVENANT OR CONDITION BROKEN BY TENANT, WITH COSTS OF SUIT AND REASONABLE ATTORNEY’S FEES FOR COLLECTION, AND FORTHWITH ISSUE WRIT OR WRITS OF EXECUTION THEREON
WITH RELEASE OF ALL ERRORS WITHOUT STAY OF EXECUTION. 

  
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 J. JUDGMENT IN EJECTMENT: FOR VALUE RECEIVED AND UPON THE OCCURRENCE OF AN EVENT OF DEFAULT HEREUNDER, OR
UPON TERMINATION OF THE TERM OF THIS LEASE AND THE FAILURE OF TENANT TO DELIVER POSSESSION TO LANDLORD, TENANT FURTHER, AT THE OPTION OF LANDLORD, AUTHORIZES AND EMPOWERS ANY SUCH ATTORNEY, EITHER IN ADDITION TO OR WITHOUT SUCH JUDGMENT FOR THE
AMOUNT DUE ACCORDING TO THE TERMS OF THIS LEASE, TO APPEAR FOR TENANT ANY OTHER PERSON CLAIMING UNDER, BY OR THROUGH TENANT, AND CONFESS JUDGMENT FORTHWITH AGAINST TENANT AND SUCH OTHER PERSONS AND IN FAVOR OF LANDLORD IN AN AMICABLE ACTION OF
EJECTMENT FOR THE PREMISES, WITH RELEASE OF ALL ERRORS. LANDLORD MAY FORTHWITH ISSUE A WRIT OR WRITS OF EXECUTION FOR THE AMOUNT OF ANY JUDGMENT AND COSTS, WITHOUT LEAVE OF COURT, AND LANDLORD MAY, BY LEGAL PROCESS, WITHOUT NOTICE RE-ENTER AND EXPEL
TENANT FROM THE PREMISES, AND ALSO ANY PERSON HOLDING UNDER TENANT. 
 Any entry into and possession of the Premises by Landlord under this Article shall be
without liability or responsibility to Tenant and shall not be in lieu of or in substitution for any other rights of Landlord hereunder or in law or in equity. Tenant further agrees that Landlord may file suit to recover any sums due under the terms
of this Article and that no recovery of any portion due Landlord hereunder shall be any defense to any subsequent action brought for any amount not thereto- fore reduced to judgment in favor of Landlord. 

Section 13.03. Defaults by Landlord. Except as otherwise provided in this Lease, Landlord shall be in default under this Lease if Landlord fails
to perform any of its obligations hereunder and said failure continues for a period of thirty (30) days after written notice thereof from Tenant to Landlord (unless such failure cannot reasonably be cured within thirty (30) days and
Landlord shall have commenced to cure said failure within said thirty (30) days and continues diligently to pursue the curing of the same.) If Landlord shall be in default under this Lease and, if as a consequence of such default, Tenant shall
recover a money judgment against Landlord, such judgment shall be satisfied only out of the right, title and interest of Landlord in the Building, including income derived therefrom, as the same may then be encumbered, and Landlord shall not be
liable for any deficiency. In no event shall Tenant have the right to levy execution against any property of Landlord other than its interest in the Building as hereinbefore expressly provided. Tenant shall have the right to seek any remedy
available to Tenant under any applicable law including a declaratory judgment or other equitable relief. 
 ARTICLE 14 

NOTICES 
 All notices which Landlord or
Tenant may be required, or may desire, to serve on the other shall be in writing and shall be served by nationally recognized overnight courier, addressed as follows: (i) to Landlord at the address set forth in Item 15 of the Basic Lease
Provisions; and (ii) to Tenant at the address set forth in Item 15 of the Basic Lease Provisions. The addresses stated above shall be effective for all notices to the respective parties until written notice of a change of address is given
pursuant to the provisions hereof. 

  
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 ARTICLE 15 

MISCELLANEOUS PROVISIONS 

Section 15.01. Estoppel Certificate. Tenant shall, upon the request of Landlord or any mortgagee of Landlord, without additional consideration,
deliver within fifteen (15) days of Landlord’s request therefore, (1) an Estoppel Certificate, consisting of statements, if true, that: (a) this Lease is in full force and effect, with rental paid through the month immediately
preceding the date of such certificate; (b) This Lease has not been modified or amended; and (c) Landlord is not in default and Landlord has fully performed all of Landlord’s obligations hereunder; and (2) any such further
consents and instruments of a similar nature setting forth such other information with respect to this Lease as Landlord may reasonably request or evidencing the agreement of Tenant to the mortgage or other hypothecation by Landlord of the
reversionary interest of Landlord hereunder as may be reasonably requested by Landlord or any mortgagee of Landlord. Landlord shall, upon request of Tenant or any lender of Tenant, without additional consideration, within fifteen (15) days
after Tenant’s request, provide an estoppel certificate to Tenant with the statements set forth in this Section 15.01 and such other statements Tenant may reasonably request. 

Section 15.02. Attorney’s Fees. In the event of any legal action or proceeding brought by either party against the other arising out of this
Lease, each party shall pay its own attorney’s fees and costs incurred in such action. 
 Section 15.03. Waiver. No waiver by Landlord of
any provision of this Lease or of any breach by Tenant hereunder shall be deemed to be a waiver of any other provision hereof or of any subsequent breach by Tenant of the same or any other provision. Landlord’s consent to or approval of any act
by Tenant requiring Landlord’s consent or approval shall not be deemed to render unnecessary the obtaining of Landlord’s consent to or approval of any subsequent act of Tenant. No act or thing done by Landlord or Landlord’s agents
during the term of this Lease shall be deemed an acceptance of a surrender of the Premises, unless done in writing signed by Landlord. The delivery of the keys to any employee or agent of Landlord shall not operate as a termination of the Lease or a
surrender of the Premises. The acceptance of any Rent by Landlord following a breach of this Lease by Tenant shall not constitute a waiver by Landlord of such breach or any other breach unless such waiver is expressly stated in writing signed by
Landlord. 
 Section 15.04. Landlord’s Waiver. Landlord acknowledges that Tenant has requested and Landlord will deliver a Landlord’s
Waiver in form reasonably satisfactory to Landlord, Tenant and Tenant’s Lender. 
 Section 15.05. Applicable Law. This Lease shall be
governed by and construed pursuant to the laws of the Commonwealth of Pennsylvania, without regard to its conflicts of law provisions. 

Section 15.06. Common Facilities. [Intentionally Omitted] 

Section 15.07. Successors and Assigns. Except as otherwise provided in this Lease, all of the covenants, conditions and provisions of this Lease
shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, personal representatives, successors and assigns. 

Section 15.08. Brokers. Each party represents that the only Brokers involved in the within transaction are identified in Item 13 of the Basic
Lease Provisions. Landlord and Tenant agree to indemnify and hold harmless one another from and against any liability or claim, whether meritorious or not, arising in respect to broker(s) not so named. 

  
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 Section 15.09. Severability. If any provision of this Lease or the application thereof to any person
or circumstances shall be invalid or unenforceable to any extent, the remainder of this Lease and the application of such provisions to other persons or circumstances shall not be affected thereby and shall be enforced to the greatest extent
permitted by law. 
 Section 15.10. Name. Tenant shall not, without the written consent of Landlord, use the name of the Building for any
purpose other than as the address of the business to be conducted by Tenant in the Premises, and in no event shall Tenant acquire any rights in or to such name. 

Section 15.11. Examination of Lease; Defined Terms. Submission of this instrument for examination or signature by Tenant does not constitute a
reservation of or option for lease, and it is not effective as a lease or otherwise until execution by and delivery to both Landlord and Tenant. The words “Landlord” and “Tenant” as used herein shall include the plural as well as
singular. If more than one person is named as Tenant, the obligations of such persons are joint and several. The headings and titles to the articles of this Lease are not a part of this Lease and shall have no effect upon the construction or
interpretation of any part hereof. 
 Section 15.12. Time. Time is of the essence in this Lease and in each and all of the provisions hereof.

 Section 15.13. Hazardous Materials. 
 A. Tenant
covenants that it will not release or cause to be released or permit the release of Hazardous Materials (as defined herein) in or on the Premises, the Building, the Land or the Park in violation of any Environmental Laws (as defined herein).
Landlord represents that (i) it has not released or caused the release of Hazardous Materials in, on, under or from the Building or the land of which it is a part, (ii) Landlord has not received written notice from any governmental
authority of any violation of any Environmental Laws, and (iii) to the best of Landlord’s knowledge, there are currently no Hazardous Substances in, on or under the Building or the land. 

B. For purposes hereof, “Hazardous Materials” includes, without limit, any flammable explosives, radioactive materials, petroleum, natural gas
liquids, asbestos-containing materials and PACM, lead paint or lead paint hazards, hazardous materials, hazardous wastes, hazardous or toxic substances, or any pollutant or contaminant defined as such, in or
used by any federal, state or local law, ordinance, rule, regulation, standard, order or decree which relates to protection of the public health, welfare and the environment, including without limitation those relating to the storage, handling and
use of chemicals and other hazardous materials, those relating to the generation, processing, treatment, storage, transport, disposal or other management of waste material of any kind and those relating to the protection of environmentally sensitive
areas (“Environmental Laws”). The term “release” as used herein means depositing, spilling, leaking, pumping, pouring, emitting, erupting, discharging, injecting, escaping, leaching, dumping or disposing into the environment.
Landlord represents and warrants to Tenant that to the best of its knowledge, as of the date of execution hereof, the Building is free of Hazardous Materials. In the event that the Building is found to contain Hazardous Materials in violation of the
foregoing representation, then Landlord, at its sole cost and expense, shall comply with all Environmental Laws pertaining to Hazardous Substances and shall indemnify, defend and save Tenant harmless from any claims, liabilities, damages, costs and
expenses incurred by Tenant in connection with the existence of such Hazardous Materials. 
 C. Notwithstanding this provision, in the event Tenant or
Landlord becomes aware that a release or threat of release of Hazardous Materials on, onto or from the Premises has occurred, such party agrees to give timely and appropriate required regulatory notices, copying the other party. 

  
 -13- 

 Section 15.14. Authority. Tenant is executing this Lease as a corporation and each of the persons
executing this Lease on behalf of Tenant does hereby covenant and warrant on behalf of Tenant that Tenant is a duly authorized and existing corporation, that Tenant is qualified to do business in Pennsylvania, that the corporation has full right and
authority to enter into this Lease, and that each person signing on behalf of Tenant is authorized to do so. Landlord is signing this Lease as a limited partnership and each of the persons executing this Lease on behalf of Landlord is authorized to
do so. Landlord does hereby covenant and warrant that it is qualified to do business in Pennsylvania, that it has the right and authority to enter into this Lease, and that each person signing on behalf of Landlord has the authority to do so. 

Section 15.15. Recording. This Lease shall not be recorded. Either party, upon written request of the other, shall execute a Memorandum of this
Lease in form reasonably acceptable to the parties hereto. 
 Section 15.16. Entire Agreement. This Lease contains all of the agreements of the
parties hereto with respect to any matter covered or mentioned in this Lease and no prior agreement; understanding or representation pertaining to any such matter shall be effective for any purpose. No provision of this Lease may be amended or added
to except by an agreement in writing signed by the parties hereto or their respective successors in interest. 
 Section 15.17. Force Majeure.
Time periods for Landlord’s or Tenant’s performance of their respective obligations under any of the terms and conditions of this Lease other than the payment of rent by Tenant shall be extended for periods of time during which the
nonperforming party’s performance is prevented due to circumstances beyond the party’s control, including without limitation, strikes, embargoes, governmental regulations, acts of God, war or other strife. 

Section 15.18. Tenant’s Obligation to Provide Financial Information. As an inducement to Landlord to extend to Tenant the within Lease,
Tenant shall provide to Landlord, in advance of execution hereof and Tenant agrees to provide to Landlord, within ninety (90) days of the end of each calendar year, true, correct and complete certified copies of annual financial statements of
Tenant and such other financial information as Landlord shall reasonably request. Landlord, its lender(s) and their respective agents, accountants and attorneys, shall consider and treat on a strictly confidential basis (i) any information
contained in the books and records of Tenant, (ii) any copies of any books and records of Tenant, and any financial statements of Tenant which are delivered to or received by them and which are conspicuously stamped “CONFIDENTIAL”.

 Section 15.19(A) – Parking. During the term hereof, Tenant shall be entitled to non-exclusive parking in the parking lot adjacent to the
Building of two (2) spaces at a location to be designated by Landlord. 
 Section 15.19(B) - Relocation of Tenant. [Intentionally
Omitted] 
 Section 15.19(C) - Monthly Rent. During the term hereof, Tenant shall pay Monthly Rent as follows: 

 

					
	 MONTHLY RENT
	 
	 AMOUNT
	  	$	1,000	  

  
 -14- 

 IN WITNESS WHEREOF, the parties hereto have duly executed this Lease and have initialed the
Exhibits and any Rider hereto, in four counterparts as of the day and year first above written. 
  

			
	LANDLORD:
	
	AMBAR FALCON PROPERTY, L.P.
		
	By:	 	 /s/ Lalit Chordia

	Name:	 	Lalit Chordia
	
	TENANT:
	
	THAR PHARMACEUTICALS, INC.
		
	By:	 	 /s/ Brian Moyer

	Name:	 	Brian Moyer
	Title:	 	VP, Corp. Dev.

  
 -15- 

 Exhibit A 

Premises 
 Offices
113 and 114 as outlined in red in the attached drawing. 

  
 A-1 

Page 1 

 Lease Exhibit A 

			
		  	

 

 

  
 19 

 Exhibit B 

Rules and Regulations 

Tenant’s use of the Premises and the Common Areas shall be subject at all times during the Lease Term to reasonable rules and regulations adopted by
Landlord not in conflict with any of the express provisions hereof governing the use of the parking areas, walls, driveways, passageways, signs, exteriors of buildings, lighting and all other appearance of the building. Upon adoption by Landlord and
notice to Tenant, such rules and regulations shall become a part of the Lease as if originally contained herein and Tenant agrees to comply with all such rules and regulations. Tenant’s failure to keep and observe said rules and regulations
shall constitute a breach of the terms of this Lease in the manner as if the same were contained herein as covenants. 
 Landlord shall not be liable to
Tenant for the nonperformance by any other tenant or occupant of the Building of any of the Building rules and regulations promulgated by Landlord, but agrees to apply the rules and regulations in a reasonable and non-discriminating manner. 

Tenant expressly agrees to comply with and observe the following regulations: 

(1) All loading and unloading, deliveries and shipping of goods may be done at all times through the designated loading docks. 

(2) Waste disposal shall be the sole responsibility of Tenant. All municipal/solid waste shall be kept in the size and kind of container specified by the
Township, and shall be placed outside of the Premises prepared for collection in compliance with all applicable laws. 
 (3) No radio or television aerial,
satellite dish or other device shall be erected on the roof or exterior walls of the Premises or the Building in which the Premises is located or on other areas of the Building, without in each instance, the written consent of Landlord. 

(4) Tenant shall keep the Premises at a temperature sufficient to prevent freezing of water in pipes and fixtures. 

(5) Tenant shall not place or permit any obstructions in the exterior areas immediately adjoining the Premises, including but not limited to the sidewalks in
front of the Building. 
 (6) Tenant and Tenant’s employees shall park only in that portion of the parking area designated by Landlord for Tenant and
Tenant’s employees. Upon Landlord’s written request, Tenant shall furnish Landlord with state automobile license numbers assigned to Tenant’s car or cars, and cars of Tenant’s employees within five (5) days after such
request. 
 (7) The plumbing facilities shall not be used for any other purpose than that for which they are constructed, and no foreign substance of any
kind shall be thrown therein, and the expense of any breakage, stoppage, or damage resulting from a violation of this provision shall be borne by the Tenant who shall, or whose employees, agents or invitees shall, have caused it. 

(8) Tenant shall not burn any trash or garbage of any kind in or about the Premises or Building. 

(9) Tenant shall not commit or suffer to be committed any waste upon the Premises or any nuisance or other act or thing which may disturb the quiet enjoyment
of any other tenant in the Building. 

  
 Exhibit B 

Page 1 

 (10) Tenant shall not place a load upon any floor of the Premises that exceeds the floor load per square foot
which such floor was designated to carry. Floor load is stipulated to be 75 pounds per square foot. Landlord and Tenant will determine jointly the approximate weight and the position of all heavy installations or equipment which Tenant wishes to
place in the Tenant’s Premises so as to distribute properly the weight thereof. Any additional cost to support heavy installations or equipment shall be at the expense of Tenant. 

B. GENERAL PROHIBITIONS: In order to insure proper use and care of the Premises and the Building, Tenant shall not: 

(1) Keep animals or birds in the Premises. 
 (2) Use Premises as
sleeping quarters. 
 (3) Allow any sign, advertisement or notice to be fixed to the Building, inside or outside, without Landlord’s prior written
consent. 
 (4) Mark or defile, water closets, toilet rooms, walls, windows, doors or any other part of the Building. 

(5) Place anything on the outside of the Building or place trash or other matter in or around the exterior halls of the Building. 

(6) Cover or obstruct any window, skylight, door or transom that admits light, provided however Tenant, at its sole expense and upon Landlord’s prior
approval, may install (and shall remove upon expiration of the Initial Term or any Renewal Term), which opaque window film on the pharmacy portion of the Premises windows only. 

(7) Interfere with the heating or cooling apparatus. 
 (8) Use
any electric heating or cooling device (other than a fan) without consent of Landlord. 
 (9) Manufacture any commodity or prepare or dispense any foods or
beverages, tobacco, drugs, flowers or other commodities or articles without the written consent of Landlord. 
 (10) Give employees or other persons
permission to go upon the roof of the Building without the written consent of the Landlord. 

  
 Exhibit B 

Page 2

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