Document:

Lease Agreement with PMSI Barnes Canyon, LLC

 Exhibit 10.25 
  
 BUILDING LEASE 
  
 This Building Lease (“Lease”) is dated as of
January 22, 2001 (“Effective Date”), between Landlord and Tenant (as each is defined below), who agree as follows: 
  
 1.    FUNDAMENTAL INFORMATION. 
  
 1.1
“Landlord” is PMSI Barnes Canyon, LLC. 
  
 1.2 “Tenant” is GenStar Therapeutics
Corporation, a Delaware corporation. 
  
 1.3 “Original Term” shall commence on the Commencement Date
and shall continue for ten (10) years after the Eastern Premises Delivery Date. 
  
 1.4 “Monthly
Rent” shall be $61,993.76 per month for the Western Premises and $54,637.16 per month for the Eastern Premises, each subject to adjustment pursuant to Paragraphs 5.2 and 5.4 below. 
  
 1.5 “Commencement Date” shall be the date Landlord delivers to Tenant possession of the Western Premises. Landlord and
Tenant acknowledge that the Commencement Date shall be approximately April 1, 2001. 
  
 1.6 “Eastern Premises
Delivery Date” shall be the date Landlord delivers to Tenant the Eastern Premises. 
  
 1.7 Landlord’s
address for notices: 
  
 Sequoia Property Management 
 Attention: Philippe H. Covington 
 P. O. Box 928170 
 San Diego, CA 92192 
 Phone: 858-505-1100 
 Facsimile: 858-505-1107 
  
 With copy to: 
  
 Pacific Management Services, Inc. 
 Attention: Andrew M. Kaplan 
 4365 Executive Drive, Suite 250 
 San Diego, California 92121 
 Phone: 858-458-0012 
 Facsimile: 858-678-8896 

 
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 1.8 Tenant’s address for notices: 
  
 10865 Altman Row 
 San Diego, California
92121 
 Phone: 858-450-5949 
 Facsimile: 858-450-0425

  
 1.9 “Eastern Premises” are those outlined on Exhibit “A” consisting of
approximately 20,387 rentable square feet, at 10030 Barnes Canyon Road, San Diego, California (“Project”). The Project contains approximately 43,519 rentable square feet. 
  
 1.10 “Equipment” shall mean collectively the equipment and fixtures described on Exhibit “B-1” attached hereto, and the equipment and
fixtures described on Exhibit “B-2” attached hereto. 
  
 1.11 “Mallinckrodt” is
Mallinckrodt, Inc., the tenant currently occupying the Eastern Premises. 
  
 1.12 “Premises” are the
Western Premises until the Eastern Premises Delivery Date at which time the Premises shall be collectively the Western Premises and the Eastern Premises. 
  
 1.13 “Tenant’s Percentage” shall be the ratio of the rentable square footage of the Premises to the rentable square footage of the Project, as Landlord may determine.

  
 1.14 “Security Deposit” shall be a sum equal to six (6) months of Monthly Rent (as such may
change over time) in cash pursuant to Paragraph 7 below, due no later than February 28, 2001. 
  
 1.15 The
specified use of the Premises is drug manufacturing, laboratory use, general office use, biomedical research and development, including use of radioactive materials, laboratories administration and for no other purpose, all subject to the provisions
and conditions hereof. 
  
 1.16 The Broker representing Tenant is Brent Jacobs and representing Landlord is Steve
Bollert. 
  
 1.17 “Rent Commencement Date” shall be ninety (90) days after the Commencement Date for
the Western Premises and the Eastern Premises Delivery Date for the Eastern Premises. 
  
 1.18 Tenant shall be
entitled without charge during the Term to Tenant’s Percentage of the total parking at the Project (which shall include Tenant’s pro rata share 

 
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 of non-reserved parking spaces in the parking facilities established by Landlord for visitor and
handicapped parking). 
  
 1.19 “Tenant Representative” shall be Carin Sandvik. Tenant agrees that
Landlord can rely on any written notice or approval by the Tenant Representative as conclusively binding upon Tenant. 
  
 1.20 “Western Premises” shall be those outlined on Exhibit “A” attached hereto of approximately 23,132 rentable square feet. 
  
 1.21 “Construction Allowance” shall be $1,226,475, subject to Paragraph 5.4 below. 
  
 2.    PREMISES. 
  
 2.1 Premises. Effective as of the Commencement Date, Landlord leases the Premises to Tenant, and Tenant hereby leases the Premises from Landlord for the Term, subject to the provisions contained herein. Landlord reserves the
right, exercisable without notice and without liability, to change the name and street address of the Project; provided, however, Landlord may not use Tenant’s name in the name of the Project without Tenant’s consent. Landlord makes no
representations, express or implied, with respect to the legality, fitness, or desirability of the Premises for Tenant’s intended use. Tenant shall conduct its own investigation to its satisfaction with respect to zoning, local codes and
regulations, and other matters affecting Tenant’s ability to use the Premises for Tenant’s intended use. After the Eastern Premises Delivery Date, Tenant may require Landlord to change the name of the Project to reflect the name of Tenant
at Tenant’s reasonable discretion, all costs of which shall be borne by Tenant. 
  
 2.2 Fixtures. This
Lease of the Premises shall include the Equipment listed on Group 1 of Exhibit “B-1” attached hereto and listed on Exhibit “B-2” attached hereto. Tenant shall indicate its desire to purchase any of the Equipment
listed on Group 2 of Exhibit “B-1” which Tenant desires to acquire within ten (10) business days after written notice from Landlord to Tenant that such Equipment, if any, will be available. Tenant shall pay to Landlord the purchase
price listed on Group 2 of Exhibit “B-1” for the Equipment which Tenant desires to so purchase no later than the Commencement Date; Tenant acknowledges that the Equipment described on Exhibit “B-1” will not be
available until Landlord delivers the Eastern Premises, and Tenant shall pay for such Equipment within ten (10) days after delivery thereof. Tenant acknowledges that any of the Equipment described in Group 2 of Exhibit “B-1” not so
purchased will not be included as part of the Premises. All Equipment shall be delivered in its as-is condition. In the event Landlord fails to deliver any of the Equipment to Tenant as required hereunder, Landlord shall increase the Construction
Allowance by the reasonable value of such Equipment, as shown on Exhibit “B-1” and Exhibit “B-2.” 

 
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 3.    TERM. 
  
 3.1 Options to Extend. Tenant, at its option, may extend the Original Term for one (1) separate and additional period of five (5)
years (“Extended Term”), subject to Paragraph 3.2 below. The Extended Term shall be on the same terms and conditions (except for Monthly Rent and as otherwise provided herein) set forth in this Lease. The option to extend
shall be exercised by Tenant giving written notice to Landlord at least 270 days prior to the expiration of the Original Term. Upon such exercise, this Lease shall be deemed to be extended without the execution of any further instrument.
“Term” shall refer to the Original Term of this Lease as so extended. 
  
 3.2 Limitation on
Exercise. Notwithstanding the foregoing, Tenant’s right to exercise an option for an Extended Term is expressly conditioned on each of the following: 
  
 3.2.1 During the Term ending on the last day Tenant might otherwise elect to extend pursuant to this Lease, Landlord shall not have given Tenant more than three (3) notices of default under this Lease;
and 
  
 3.2.2 At the time Tenant attempts to exercise an option to extend pursuant to this Lease, Tenant shall not be
in default under this Lease, or if in default, shall not fail to cure such default after notice and expiration of the applicable cure period. 
  
 3.3 Effect of Failure of Conditions. If any of the foregoing conditions are not met, then any attempt by Tenant to exercise an option to extend hereunder shall, at the election of Landlord, be
null and void and this Lease shall terminate on the expiration of the Original Term. Further, if Tenant is in default on the date an Extended Term is to commence (beyond any applicable cure period), at Landlord’s election, such Extended Term
shall not commence and this Lease shall terminate on the expiration of the Original Term. 
  
 3.4 Rent During
Extended Term. The Monthly Rent during the first year of the Extended Term shall be the fair-market rent of the Premises as Tenant and Landlord shall reasonably agree, but in no event less than the Monthly Rent payable immediately prior to the
Extended Term. If Landlord and Tenant are unable to establish the fair-market rent prior to thirty (30) days in advance of the commencement of the Extended Term, the fair-market rent shall be determined by a single certified MAI real estate
appraiser (“Appraiser”) jointly selected by Landlord and Tenant. If they cannot in good faith agree to a single Appraiser by commencement of the Extended Term, the fair-market value shall be determined by a majority of three
Appraisers, one selected by Landlord, one selected by Tenant, and one selected by the two previously selected Appraisers. After commencement of the Extended Term, Landlord and Tenant each shall give notice of its 

 
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 selection of a Appraiser to the other party. If either Landlord or Tenant fails or refuses to select an
Appraiser within fifteen (15) days after receipt of written notice of the other party’s selection of an Appraiser, the fair-market rent shall be determined by the single Appraiser selected. The Appraiser (or Appraisers) shall determine the
fair-market rent as soon as possible. If a majority of the three Appraisers are unable to agree upon the fair-market rent within thirty (30) days after the appointment of the first Appraiser, the fair-market rent shall be an amount equal to the
average of the three values determined by the Appraisers, excluding any fair-market rent which is ten percent (10%) greater than or ten percent (10%) less than the middle value. As used herein, “fair-market rent” shall mean the
price that a ready and willing tenant would pay as Monthly Rent to a ready and willing landlord if the Premises were offered for lease on the open market for a reasonable period of time and shall be the product of the fair-market monthly rental rate
per rentable square foot multiplied by the rentable area of the Premises. The fair-market rent shall be determined by (a) the quality, size and prestige of the Premises, including all improvements to the Premises, (b) recent monthly rental rates for
buildings of similar quality, size, and location in the Sorrento Valley, Sorrento Mesa, Torrey Pines and UTC markets, (c) the duration of the term, and (d) the financial strength of the tenant and any guarantors. Landlord and Tenant each shall pay
for the Appraiser so appointed by such party, with both Tenant and Landlord jointly paying for any jointly appointed Appraiser. Until such determination of the fair-market rent, Tenant shall continue to pay the Monthly Rent immediately payable prior
to commencement of the Extended Term. 
  
 4.    POSSESSION. 
  
 4.1 Failure to Deliver. If the Landlord, for any reason whatsoever, fails to deliver possession of the Premises to Tenant at the
commencement of the Term, this Lease shall not be void or voidable, nor shall Landlord be held liable to Tenant for any loss or damage resulting therefrom, nor shall the expiration date of the Term be in any way extended, except that Monthly Rent
and other charges under this Lease shall be abated until the Premises are delivered to Tenant. If Landlord does not deliver the Premises by June 1, 2001, Tenant may terminate this Lease at any time after such date if such delivery does not occur
within thirty (30) business days after written notice from Tenant to Landlord of Tenant’s desire to so terminate. 
  
 4.2 Early Possession. Should Landlord, in its sole and absolute discretion, tender possession of the Premises to Tenant prior to commencement of the Term, such occupancy shall be subject to all of the provisions of this Lease.
If Tenant or its contractor, employees, agents, or other licensees or invitees should otherwise enter, use, or occupy the premises, prior to commencement of the Term, such entering, occupancy and use shall be subject to all of the provisions of this
Lease. To the greatest extent permitted by law, Tenant shall indemnify, defend and hold harmless Landlord and its agents, employees, and servants with regard to such early occupancy, except for Landlord’s gross negligence or willful misconduct.

 
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 4.3 Tenant’s Work. Tenant may construct certain improvements
(“Tenant’s Work”) to the Premises as agreed to by Landlord, such approval not to be unreasonably withheld. Tenant’s Work shall be constructed in accordance with the Work Letter attached hereto as Exhibit
“C.” Upon completion of Tenant’s Work, Landlord shall reimburse Tenant an amount not to exceed the Construction Allowance pursuant to Exhibit “C-2.”  
  

4.4 Condition of Premises. Tenant shall accept the Premises in their “as-is” condition. Landlord shall have no further liability or obligation with
respect to the condition of the Premises following the Commencement Date except as otherwise provided in this Lease. Tenant acknowledges that it has inspected the Premises, and that it accepts the Premises in their then current condition. EXCEPT AS
SPECIFICALLY PROVIDED HEREIN, TENANT HEREBY WAIVES ALL WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE TITLE, CONDITION AND USE OF THE PREMISES, INCLUDING, BUT NOT LIMITED TO ANY WARRANTY OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE.

  
 4.5 Eastern Premises. If the Eastern Premises Delivery Date fails to occur by April 1, 2002, Tenant may
elect to terminate this Lease by providing Landlord with notice of Tenant’s election to so terminate by June 1, 2002; provided however, if Landlord delivers the Eastern Premises within thirty (30) days after its receipt of such notice,
Tenant’s election shall be null and void and this Lease shall continue in full force and effect. Landlord shall use its commercially reasonable efforts to (i) deliver the Eastern Premises by September 30, 2001 or (ii) allow Tenant access to
utilities to the Project by September 30, 2001; if neither has occurred by September 30, 2001, Landlord shall pay to Tenant any holdover premium received by Landlord from Mallinkrodt (equal to the excess of the holdover rent above the regular
monthly rent and additional rent) less any out of pocket expenses incurred by Landlord in connection with the holdover by Mallinkrodt for the time period after September 30, 2001 until either item (i) or (ii) has occurred. Tenant shall take
possession and occupancy of the Eastern Premises as soon as reasonably practical after the Eastern Premises Delivery Date. Landlord will provide Tenant at least sixty (60) days advance written notice in the event the Eastern Premises Delivery Date
will occur at any time prior to September 30, 2001. 
  
 4.6 Warranty as to Eastern Premises. Landlord shall
warrant that as of January 31, 2001, Landlord shall have a written agreement with Mallinkrodt to accomplish either item (i) or (ii) of Paragraph 4.5 above. 
  
 5.    RENT. 
  
 5.1 Payment of Monthly
Rent. Commencing as of the Rent Commencement Date, Tenant shall pay to Landlord the Monthly Rent, in advance, without offset, 

 
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 deduction, prior notice, or demand, and subject to adjustment Pursuant to Paragraph 5.2, on or
before the first day of each month during the Term. Monthly Rent for any period during the Term which is for less than one month shall be prorated based upon a thirty (30) day month. If the Rent Commencement Date is not on the first day of a
calendar month, then Tenant shall be credited with such excess payment which shall be applied to the Monthly Rent for the second month of the Term. All Monthly Rent payable hereunder shall be paid to Landlord, without deduction or offset, in lawful
money of the United States of America which shall be legal tender at the time of payment at Landlord’s address for notice or to such other person or at such other place as Landlord may from time to time designate in writing. 

 
 5.2 Adjustment of Monthly Rent. On the first anniversary of the Commencement Date, and each year thereafter throughout
the term (including the Extended Term) the Monthly Rent shall be increased by three and three-quarters percent (3.75%) above the Monthly Rent payable immediately prior to such adjustment. 
  
 5.3 Additional Rent. In addition to the Monthly Rent, Tenant shall pay Tenant’s Percentage of the Common Area Operating Expenses as provided in Paragraph
6 below. All amounts which Tenant is required to pay or discharge pursuant to this Lease in addition to Monthly Rent, including, but not limited to all sums owed by Tenant to Landlord or paid to third parties by Landlord on behalf of Tenant,
together with every fine, penalty, interest and cost which may be added for non-payment or late payment under this Lease or pursuant to applicable law, shall constitute additional rent. Additional rent shall be paid directly to Landlord at the
address specified herein, or at such other place, as Landlord may designate, in writing. If Tenant fails to pay or discharge any additional rent, Landlord shall have all rights, powers and remedies provided herein or by law as in the case of
non-payment of Monthly Rent. 
  
 5.4 Deduction. Provided Tenant has not defaulted under any provision of this
Lease, in the event Landlord has not reimbursed to Tenant the full amount of the Construction Allowance on the date twelve (12) months after the Commencement Date, Landlord and Tenant agree that Tenant may reduce the Construction Allowance by up to
$435,190 of such unreimbursed amount (“Reduced Construction Allowance”) as follows: (i) Tenant shall give written notice to Landlord on the date not later than twelve (12) months after the Commencement Date of the amount of the
Reduced Construction Allowance, (ii) Monthly Rent after such date shall be reduced by the product of the Reduced Construction Allowance and .0143; and (iii) Landlord shall not be obligated to reimburse the Reduced Construction Allowance. For
instance, if the Reduced Construction Allowance is $200,000 the Monthly Rent shall be $113,770.92 ($116,630.92—.0143 x $200,000), and Landlord shall not owe to Tenant the Reduced Construction Allowance. 
  
 6.    COMMON AREA OPERATING EXPENSES 

 
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 6.1 Common Area Operating Expenses. For purposes hereof: 

 
 6.1.1 “Lease Year” means calendar year during the Term. 
  

6.1.2 “Common Area Operating Expenses” means and includes all costs of owning, operating and maintaining of the Project and the land on which it is
located and including, without limitation, the following costs: 
  
 6.1.2.1 Property tax costs consisting of real,
possessory interest and personal property taxes, and general and special assessments imposed by any governmental authority or agency, any non-progressive tax on or measured by gross rentals, or any other costs levied, assessed or imposed by, or at
the direction of, or resulting from statutes or regulations, or interpretations thereof, promulgated by any federal, state, regional, municipal or local government authority in connection with the use of occupancy or the Project, and any expenses,
including cost of attorneys or experts, reasonably incurred by Landlord in seeking reduction by the taxing authority of the above referenced taxes, less tax refunds obtained as a result of an application for review thereof; 
  
 6.1.2.2 Operating costs consisting of costs incurred by Landlord in maintaining and operating the Project and the parking facilities
including (without limiting the generality of the foregoing) the following: cost of maintaining and operating the common areas and the parking facilities of the Project including, without limitation, lobbies, restrooms, elevators, stairways,
passageways, hallways, walkways, gardens, waterfalls, waterways, roof, sidewalks and grounds; the cost of supplying all utilities to the common areas, the cost of operating, maintaining, repairing, renovating, complying with conservation measures in
connection with, the managing such utility systems, mechanical systems, sanitary and storm drainage systems, and any escalator and(or) elevator systems, and the cost of supplies, equipment and maintenance and service contracts in connection
therewith; casualty and liability and such other insurance as Landlord may deem appropriate (including such endorsements as Landlord may elect to obtain); the cost of licenses, certificates, permits and inspections and the cost of contesting the
validity or applicability of any governmental enactments which may affect Common Area Operating Expenses, and the costs incurred in connection with the implementation and operation of a transportation system management program or similar program;
the cost of parking area repair, restoration, and maintenance, including, but not limited to, resurfacing, repainting, re-striping, and cleaning; fees, charges and other costs, including consulting fees, legal fees and accounting fees, of all
contractors engaged by Landlord or otherwise reasonably incurred by Landlord in connection with the management, operation, maintenance and repair of the Premises and Project; payments under any easement, license, operating agreement, reciprocal
easement agreement, or declaration; the cost of alarm and security service, exterior window cleaning, trash removal, replacement of wall and floor coverings, ceiling tiles and fixtures in lobbies, 

 
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 corridors, restrooms and other common or public areas or facilities, maintenance and replacement of
curbs and walkways, and repairs to roofs; and cost of reasonable and customary property management services (which may be performed by an affiliate of Landlord), the fair rental value of the Project office and the cost of compensation (including
employment taxes and fringe benefits) of all persons who perform duties connected with the management, operation, maintenance and repair of the Project and the parking facilities including, without limitation, engineers, janitors, foremen, floor
waxes, window washers, watchmen and gardeners; and 
  
 6.1.2.3 The cost of any capital improvements or other costs
(i) which are intended as a labor-saving device or to effect other economies in the operation or maintenance of the Premises or the Project and where the cost savings are reasonably expected to exceed the cost of the improvement, (ii) made to the
Premises or the Project after the Commencement Date that are required under any governmental law or regulation enacted after the Commencement Date, or (iii) efficient operation of the Project; provided, however, that if any such cost described in
(i), (ii), or (iii) above is a capital expenditure, such cost shall be amortized (including interest on the unamortized cost) over its useful life as Landlord shall reasonably determine. The determination as to whether any item is a capital
expenditure shall be made in consistent with the United States Internal Revenue Code. 
  
 6.1.2.4 Landlord and
Tenant agree that the cost of maintaining the foundation of the Premises shall not be included in Common Area Operating Expenses. 
  
 6.2 Payment of Common Area Operating Expenses. Landlord shall furnish Tenant a statement showing, in reasonable detail, an estimate of the Common Area Operating Expenses for the current year (“Landlord’s
Estimate”). Commencing as of the Commencement Date, Tenant shall pay an amount equal to one-twelfth ( 1/12) of Tenant’s Percentage of Landlord’s Estimate for the current year. Landlord shall, as soon as reasonably possible after each calendar year, deliver to Tenant a statement showing in reasonable detail, the actual Common
Area Operating Expenses for the previous year, along with a calculation of Tenant’s Percentage of the amount, if any, by which the actual Common Area Operating Expenses exceed the Landlord’s Estimate. If Tenant’s obligation for Common
Area Operating Expenses for the prior year exceeds the amount of estimated payments made by Tenant during such prior year, Tenant shall pay Landlord the amount of such excess within thirty (30) days after Landlord submits a statement of the amount
due. If Tenant’s obligation for Common Area Operating Expenses for any year is less than the amount paid by Tenant therefore during such year, the amount of such overpayment at the election of Tenant shall be credited against monthly
installments of Common Area Operating Expenses and/or Monthly Rent next coming due or refunded to Tenant. If any such overpayment remains unreimbursed at the termination of Lease, Landlord shall apply such amount to any amounts which may be owing by
Tenant to Landlord, and the remainder shall be promptly refunded to Tenant. If this Lease commences or terminates 

 
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 on any day other than January 1st, any additional payment or credit for any initial or final partial
year shall be determined by prorating such amount according to a 360 day year. 
  
 6.3 Additional Costs Caused by
Tenant. If Tenant or its employees, agents, guests, or invitees cause Landlord to incur costs of any kind in excess of standard routine maintenance and upkeep of the Common Areas or the parking facilities, Landlord may require Tenant to pay such
costs directly to Landlord. If Landlord receives an insurance recovery with respect to any such cost then Tenant shall pay to Landlord the amount of any deductible, along with the amount, if any, by which the actual cost exceeds the insurance
proceeds immediately upon written demand by Landlord. Certain types of Tenant improvements will increase the cost of maintenance and upkeep of the Premises to be incurred by Landlord (e.g., light fixtures which use unusually expensive bulbs or
short-life bulbs, equipment requiring periodic maintenance not generally supplied by Landlord to its Tenants, equipment with unusual security needs, etc.). Tenant shall reimburse Landlord for any such increased costs, at such time or times as may be
requested by Landlord. In addition, Landlord may at any time, at its option, cease performance of any such items of maintenance or upkeep of the Premises. Amounts collected from tenant or other tenants shall not be charged back to Tenant as a Common
Area Operating Expense. 
  
 6.4 Common Areas. Tenant shall have the non-exclusive right to use in common with
other tenants in the Project, and subject to the provisions contained herein, those portions of the Project which are provided, from time to time, for use in common by Landlord, Tenant and any other tenants of the Project (such areas, together with
such other portions of the Project so designated by Landlord, in its sole discretion, are collectively referred to herein as the “common areas”). The common areas may include a park or other facilities open to the general public and
sidewalks, walkways, parkways, driveways and landscape areas located within and appurtenant to the Project. However, Landlord makes no representation that any such common areas, whether or not such common areas are available as of the date of this
Lease, shall be available throughout the Term. The manner in which the common areas are maintained and operated, and all services in connection therewith, shall be at the sole discretion of Landlord. Landlord reserves the right from time to time
without notice to Tenant (i) to close temporarily any of the common areas; (ii) to make changes to the common areas, including without limitation, changes in the location, size, shape and number of street entrances, driveways, passageways,
stairways, direction of traffic, landscaped areas, loading and unloading areas, and walkways; (iii) to add additional buildings and improvements to the common areas; (iv) to reasonably designate land outside the Project to be part of the Project,
and in connection with the improvement of such land to add additional buildings and common areas to the Project; (v) to delete from the Project any of the land and/or improvements currently located therein; (vi) to use the common areas while engaged
in making additional improvements, repairs or alterations to the Project; and (vii) to do and perform such other acts and make such changes in, to or with respect to the Project and/or 

 
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 common areas as Landlord may deem to be appropriate. Tenant hereby acknowledges and agrees that the
Premises may include the computer communication room and data center (“Data Center”). If located within the Premises, the Data Center may be jointly utilized by both Tenant and Mallinckrodt, and Tenant agrees to provide to
Mallinckrodt and Landlord twenty-four (24) hours a day and seven (7) days a week access and entry into the Data Center, but only until the Eastern Premises Delivery Date. Landlord and Mallinckrodt will comply with any reasonable security regulations
of Tenant in using the Data Center. If located within the Premises, all costs of the Data Center shall be shared by Tenant and Mallinckrodt in accordance with their separate pro rata share of the Project (based on rentable square feet).

  
 7.    SECURITY DEPOSIT. 
  
 7.1 Payment of Security Deposit. Prior to February 28, 2001, Tenant shall deliver to Landlord the Security Deposit for the Western Premises. Prior to the Eastern
Premises Delivery Date, Tenant shall deliver to Landlord the Security Deposit for the Eastern Premises. The Security Deposit shall be held by Landlord for the faithful performance of all of the provisions and conditions of this Lease to be kept and
performed by Tenant hereunder. Landlord’s obligation with respect to the Security Deposit is that of a debtor and not as a trustee. The Security Deposit may be commingled with rental receipts or other funds of Landlord or dissipated entirely.

  
 7.2 Use of Security Deposit. If Tenant defaults with respect to the payment of Monthly Rent or any other
covenant contained herein, Landlord may use or retain all or any part of the Security Deposit for the payment of any Monthly Rent or any other sum in default, or for the payment of any amount which Landlord may spend or become obligated to spend by
reason of Tenant’s default Landlord may also apply the Security Deposit toward costs incurred to repair damages to the Premises, excluding ordinary wear and tear, or to clean the Premises upon termination of this Lease. If any portion of the
Security Deposit is so applied or used, Tenant shall, within five (5) business days after written notice thereof, deposit an additional amount with Landlord sufficient to restore the Security Deposit to the amount set forth above, and Tenant’s
failure to do so shall constitute a default of this Lease. Landlord shall deposit the Security Deposit with Fremont Investment & Loan or another account reasonably acceptable to Landlord and Tenant. Interest shall accrue on the Security Deposit
at the rate of interest paid by Fremont Investment & Loan; provided, however, in the event that Landlord and Tenant agree to use a different account, interest shall accrue at the rate of interest on the Wells Fargo Intermediate Term Government
Bond Fund unless Landlord and Tenant agree otherwise. Landlord may pay such accrued interest to Tenant annually, as Landlord may determine in its sole discretion. Subject to Tenant’s full compliance with the provisions of this Lease, Landlord
shall return to Tenant the Security Deposit and any accrued interest thereon within thirty (30) days after expiration of the Term. 

 
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 8.    TENANT’S PROPERTY TAXES. Tenant shall pay,
before delinquency, all taxes levied against, imposed upon, measured by, or resulting from or with respect to (a) any personal property or trade fixtures placed by Tenant in or about the Premises; (b) any improvements to the Premises in excess of
Project standard improvements, whether, owned by Landlord or Tenant; (c) the possession, lease, operation, management, maintenance, alteration, improvement, repair, use or occupancy of the Premises or any portion thereof, (d) this transaction or any
document to which Tenant is a party creating or transferring any interest or estate in the Premises; and (e) the cost and expenses of contesting the amount or validity of any of the foregoing taxes. If any such taxes are levied against Landlord or
Landlord’s property, and if Landlord pays the same, which Landlord shall have the right but not the obligation to do regardless of the validity of such levy, Tenant shall, immediately upon demand, repay to Landlord the taxes so levied against
Landlord. If Tenant desires to contest any taxes levied under this Paragraph, Tenant may do so by posting a bond reasonably acceptable to Landlord and Tenant shall indemnify, defend, and hold Landlord harmless from any cost, expense, or damage
(including attorneys’ fees) in connection with any such contested tax. 
  
 9.    USE.

  
 9.1 Permitted Uses. Tenant shall use the Premises only for the specified use set forth in Paragraph
1 above and shall not use or permit the Premises to be used for any other purpose. Tenant shall not do or permit anything to be done in or about the Premises nor bring or keep anything therein which will in any way increase the existing rate of
or affect any fire or other insurance upon the building or any of its contents or cause cancellation of any insurance policy covering said Project or any part thereof or any of its contents. Tenant shall not do or permit anything to be done in or
about the Premises which will in any way obstruct or interfere with the rights of other tenants or occupants of the Project, or injure or annoy them, or use or allow the Premises to be used for any improper, immoral, unlawful or objectionable
purpose; nor shall Tenant cause, maintain, or permit any nuisance in, on, or about the Premises. Tenant shall not commit or suffer to be committed any waste in or upon the Premises. Prior to the Commencement Date, Tenant shall submit to Landlord and
Mallinckrodt a reasonably detailed description of Tenant’s intended operation and such other information as Mallinkrodt may reasonably request (“Tenant’s Specifications and Use”). Until the Eastern Premises Delivery Date,
Tenant shall adhere to any reasonable requirements imposed by Mallinckrodt or Landlord with regard to Tenant’s Specifications and Use. Furthermore, prior to the Eastern Premises Delivery Date, Tenant shall not change, alter or add to
Tenant’s Specifications and Use without the prior written consent of both Mallinckrodt or Landlord. 
  
 9.2
Further Restrictions. Until the Eastern Premises Delivery Date, in the event the Food and Drug Administration (“FDA”) withholds or indicates by written notification its intention to withhold any approval, certification,
license or other approval requested by Mallinckrodt for the manufacture of pharmaceutical products in the Project, 

 
 12 

  
 and such withholding of consent is related to Tenant’s particular use of the Premises
(“Non-Complying Use”), Landlord shall promptly notify Tenant in writing of such Non-Complying Use. Landlord and Tenant shall have thirty (30) days following such notice to develop a mutually-acceptable resolution to permit
accommodation of the Non-Complying Use and the manufacture of pharmaceutical products pursuant to FDA requirements. If Landlord and Tenant cannot reach such a mutually acceptable resolution within such 30-day period, or if the FDA does not agree to
the terms of the accommodation of the Non-Complying Use to permit the manufacture of pharmaceutical products, then Tenant shall terminate the activities constituting the Non-Complying Use. 
  
 10.    COMPLIANCE WITH LAW. Tenant shall not use the Premises or permit anything to be done in or about the Premises which will in any way
conflict with any laws, statutes, ordinances, or government rules, regulations, requirements or matters of record now in force or which may hereafter be enacted or promulgated or recorded against the Project (collectively, “Applicable
Law”). Tenant shall, at its sole cost and expense, promptly comply with all Applicable Law, and with the requirements of any board of fire insurance underwriters or other similar bodies now or hereafter constituted relating to or affecting
the condition, use, or occupancy of the Premises. The judgment of any court of competent jurisdiction or the admission of Tenant in any action against Tenant, whether Landlord be a party thereto or not, that Tenant has violated any Applicable Law
shall be conclusive of that fact as between Landlord and Tenant 
  
 11.    ALTERATIONS AND
ADDITIONS. 
  
 11.1 No Alterations Without Landlord’s Consent. Tenant shall not make or suffer to be
made any alterations, additions or improvements to or on the Premise or any part thereof without the prior written consent of Landlord, which may be granted or denied in Landlord’s reasonable discretion. Any alterations, additions or
improvements to or on the Premises or any part thereof, including, but not limited to, wall covering, paneling, built-in cabinet work, and fixtures, and excepting only moveable furniture and equipment not attached to the Premises, or if attached,
which can be removed without material damage to the Premises, shall, upon the expiration of the Term, become part of the realty, become the property of Landlord, and shall be, surrendered with the Premises whether paid for by Landlord or Tenant. In
the event Landlord consents to the making of any alterations, additions or improvements to or on the Premises or any part thereof by Tenant, the same shall be made at Tenant’s sole cost and expense. Any provision of this Lease to the contrary
notwithstanding, Tenant shall have no right to remove any of the following items: (i) any power wiring or power panels or electrical distribution; lighting or lighting fixtures; security or fire protection systems; communication systems; computer or
fiber optic distribution; plumbing systems; air distribution; wall coverings; drapes, blinds or other window coverings; carpets or other floor coverings; heaters, air conditioners or any other heating or air conditioning equipment; or other similar
building 

 
 13 

  
 operating equipment and decorations; (ii) any alteration, addition or improvement if Tenant is in
default under this Lease; or (iii) any item of the Landlord Improvements. 
  
 11.2 Removal at Termination.
Upon the expiration or sooner termination of the Term and upon written demand by Landlord, Tenant shall, forthwith and with all diligence, at Tenant’s sole cost and expense, remove any alterations, additions or improvements made by Tenant and
requested by Landlord to be removed and repair any damage to the Premises caused by such removal. 
  
 11.3
Compliance With Regulations. Tenant acknowledges that any alteration or improvement to the Premises which Tenant desires to undertake from time to time, may trigger additional requirements to improve, alter, or modify the Premises or the
Project pursuant to the Federal Americans with Disabilities Act or other Applicable Law Tenant shall be responsible for the cost of any and all improvements, alterations, or modification of the Project or Premises which may be required due to
alterations or improvements which Tenant has elected to undertake within the Premises, including without limitation “path of travel” or other common area upgrades which may be required by Applicable Law. Landlord may condition its
consent to any alterations or improvements on the presentation by Tenant of reasonable evidence of financial ability to complete all work as may be required by law. In addition, Landlord may withhold its consent to any proposed alterations or
improvements if the anticipated work to be required outside the Premises may cause inconvenience to the Project or its tenants during construction. 
  
 11.4 Security Interest. As additional security for the faithful performance by Tenant of all the terms, covenants, and conditions of this Lease by said Tenant to be kept and performed during the
term hereof, Tenant as “debtor” hereby grants to Landlord as “creditor” a security interest in the Security Deposit and the Equipment purchased by Tenant pursuant to Paragraph 2.2 above and any replacements thereof.
However, while Tenant is not in default in the payment of rent or any of its obligations under this Lease, it may trade in or replace any of said items free of this security interest and the security shall then apply to the newly acquired items.
Upon the default in the performance of any of the obligations of Tenant as provided in this Lease, Landlord shall immediately have the remedies of a secured party under the Uniform Commercial Code. Tenant shall execute all documents to effectuate
the agreement as set for in this paragraph within ten (10) days after Landlord’s request therefor. For the purposes of the Uniform Commercial Code, Tenant as debtor, and Landlord, as creditor, have the last respective addresses set forth on the
first page of this Lease. 
  
 12.    REPAIRS. 
  
 12.1 Maintenance by Tenant. Tenant shall, at Tenant’s sole cost and expense, keep in good condition, maintenance and repair,
and shall promptly replace when and as 

 
 14 

  
 necessary, the Premises and every part thereof, including without limitation, doors, entrances,
vestibules, window casements and glass, showcases, skylights, glazing, heating and air conditioning system (both within or dedicated for the exclusive use of the Premises), HVAC systems, roof, plumbing pipes, electrical, wiring and conduits, whether
of a structural or non-structural nature. Tenant shall maintain service contracts for the ongoing maintenance and repair of the roof, HVAC, water, steam, and other utility systems, the form and contents of which shall be subject to Landlord’s
reasonable approval. If Tenant does not maintain the Premises as required hereunder promptly and adequately, Landlord may, but need not, do so and Tenant shall upon demand pay Landlord’s cost therefore. Tenant hereby waives all right to make
repairs at the expense of Landlord as provided under any law, statute, ordinance now or hereafter in effect. Tenant shall, upon the expiration or sooner termination of this Lease, surrender the Premises to Landlord in the same condition as when
received, broom clean, ordinary wear and tear excepted. 
  
 12.2 Maintenance by Landlord. Landlord shall
repair and maintain the foundation, exterior portion of the Project, including the parking lot, parking lot lighting, and landscaping, unless the need for such maintenance and repairs are caused in part or in whole by the act, neglect, fault or
omission of any duty by the Tenant, its agents, servants, employees or invitees, in which case Tenant shall pay to Landlord the reasonable cost of such maintenance and repairs. Landlord shall not be liable for any failure to make any such repairs or
to perform any maintenance unless such failure shall persist for an unreasonable time after written notice of the need of such repairs or maintenance is given to Landlord by Tenant. There shall be no abatement of Monthly Rent and no liability of
Landlord by reason of any injury to or interference with Tenant’s business arising from the making of any repairs, alterations, or improvements in or to any portion of the Project or the Premises or in or to fixtures, appurtenances, and
equipment therein, except or Landlord’s gross negligence or willful misconduct. Tenant waives the right to make repairs at Landlord’s expense under any law, statute, or ordinance now or hereafter in effect. All costs incurred by Landlord
under this Paragraph 12.2 shall be a Common Area Operating Expense, except Landlord shall be responsible for maintenance of the foundation of the Premises and damages to the structure of the Premises resulting from defects in the foundation
or Landlord’s failure to maintain the foundation, unless caused by Tenant, its agents, servants, employees, or invitees. 
  
 13.    LIENS. Tenant shall keep the Premises and the property in which the Premises are situated free from any liens arising out of any work performed, materials furnished, or obligations incurred by
Tenant. Landlord may require, at Landlord’s sole option, that Tenant provide to Landlord, at Tenant’s sole cost and expense, a lien and completion bond in an amount equal to one and one-half times the estimated cost of any improvements,
additions, or alterations to be made to the Premises (but not with regard to the Landlord’s Work), to insure Landlord against any liability for mechanics’ and materialmen’s liens, and to insure completion of the work. 

 
 15 

  
 14.    ASSIGNMENT AND SUBLETTING. 

 
 14.1 Restriction on Assignment and Subletting. Tenant shall neither voluntarily nor by operation of law assign, sell,
encumber, pledge, or otherwise transfer all or any part of Tenant’s leasehold estate hereunder, or permit any other person (excepting Tenant’s agents and employees) to occupy the Premises or any portion thereof, without Landlord’s
prior written consent which consent shall not be unreasonably withheld. Any assignment or other transfer or subletting proposed by Tenant shall be subject in each instance to the recapture option of Landlord set forth in Paragraph 14.3 below.
Landlord’s consent shall be based upon (i) a determination that the same type, class, nature, and quality of business, services, management and financial soundness of ownership shall exist after such assignment or subletting, and (ii) that each
and every covenant, condition, and obligation imposed upon Tenant by this Lease and each and every right, remedy and benefit afforded Landlord by this Lease and the underlying purpose of this Lease is not thereby impaired or diminished. The
reasonable determination by Landlord as to whether consent will be granted in any specific instance may be based on, without limitation, the following factors: (a) whether the transferee’s use of the Premises will be compatible with the
provisions of the Lease and the operation of the Project as a whole; (b) the financial capacity of the transferee; (c) the business reputation of the transferee; (d) the transferee’s intended use of the common areas and facilities; (e) the
quality of the business operations of the transferee; (f) the business experience of the proposed transferee; (g) whether the transferees business is likely to increase the risk of waste disposal or other environmental problems; and (h) whether the
intended transferee is currently a tenant in the Project or is currently negotiating with Landlord for the occupancy of other space within the Project. This list of factors is not intended to be exclusive, and Landlord may rely on such other
reasonable bases for judgment as may apply from time to time. Landlord shall not at any time be required to consent to any assignment, subletting, or other transfer to any party who is or was immediately prior to the transfer a tenant in the
Project. Consent by Landlord to one or more assignments of this Lease or to one or more sublettings of the Premises shall not constitute a waiver of Landlord’s right to require consent to any future assignment, subletting, or other transfer. If
Tenant is a corporation, unincorporated association, partnership, or limited liability company, the transfer, assignment, or hypothecation of any stock or interest in such corporation, association or partnership in the aggregate in excess of
forty-nine percent (49%) of all outstanding stock or interests, or liquidation thereof, shall be deemed an assignment within the meaning and provisions of this paragraph. The foregoing sentence shall not apply to any corporation or partnership which
is a reporting company under the Securities Exchange Act of 1934; Landlord and Tenant acknowledge that Tenant currently is such a reporting company. Tenant shall reimburse Landlord for Landlord’s reasonable costs and attorney’s fee
incurred in conjunction with the processing and documentation of any required consent to assignment, subletting, transfer, change of ownership, or hypothecation of this Lease or Tenant’s interest in and to the Premises. 

 
 16 

  
 14.2 Landlord’s Approval. If Tenant desires at any time to assign
this Lease or to sublet the Premises or any portion thereof, it shall first notify Landlord of its desire to do so and shall submit in writing to Landlord (i) the name and legal composition of the proposed subtenant or assignee; (ii) the nature of
the proposed subtenant’s or assignee’s business to be carried out in the Premises; (iii) the terms and provisions of the proposed sublease or assignment and all transfer documents relating to the proposed transfer; and (iv) such reasonable
business and financial information as Landlord may request concerning the proposed subtenant or assignee. Any request for Landlord’s approval of a sublease or assignment shall be accompanied with a check in such reasonable amount as Landlord
shall advise for the cost of review and preparation, including reasonable attorney’s fees of Five Hundred Dollars ($500) (if the Five Hundred Dollars ($500) is used for such fees, Tenant shall deposit additional funds as Landlord may reasonably
request), of any documents relating to such proposed transfer. The provision and conditions of any proposed sublease or assignment must not be inconsistent with any provision of this Lease, and must address all matters contained in this
Lease. In addition, the transferee must expressly assume all of the obligations of Tenant under this Lease. Notwithstanding the assumption of the obligations of this Lease by the transferee, no subletting or assignment, even with the consent, of
Landlord, shall relieve Tenant of its continuing obligation to pay the Monthly Rent and perform all the other obligations to be performed by Tenant hereunder. The obligations and liability of Tenant hereunder shall continue notwithstanding the fact
that Landlord may accept Monthly Rent and other performance from the transferee. The acceptance of Monthly Rent by Landlord from any other person shall not be deemed to be a waiver by Landlord of any provision of this Lease or to be a consent to any
assignment or subletting. 
  
 14.3 Election of Landlord. At any time within thirty (30) days after
Landlord’s receipt of the information specified in Paragraph 14.2 above, Landlord may by written notice to Tenant elect to either (i) sublease or take an assignment of the Premises or the portion thereof as shall be specified in said
notice upon the same terms as those offered to the proposed subtenant or assignee, as the case may be; or (ii) terminate this Lease as to the portion (including all) of the Premises so proposed to be subleased or assigned with a proportionate
abatement in the Monthly Rent payable hereunder. Upon the exercise by Landlord of either of the options provided herein, Landlord is free to lease the Premises or any part thereof to the proposed subtenant or assignee, or to any other party, on any
terms. If Landlord does not exercise either option within said thirty (30) day period, but instead notifies Tenant in writing of its consent to the proposed sublease or assignment, then Tenant may thereafter within ninety (90) days after receipt of
Landlord’s written consent enter into a valid assignment or sublease of the Premises or portion thereof, to the party and upon the terms and conditions described in the information required to be furnished by Tenant to Landlord pursuant to
Paragraph 14.2 above. If Landlord takes no action within the thirty (30) day period, consent to the proposed assignment or sublease shall be deemed withheld. 

 
 17 

  
 14.4 Restrictions on Tenant. In no event shall Tenant display on or about
the Premises or the Project any signs for the purpose of advertising the Premises for assignment, subletting or transfer rights. In the event of any assignment or subletting pursuant to the terms hereof, Tenant shall not collect more than two months
Monthly Rent at any time in advance, and Tenant shall not collect a security deposit in excess of the Monthly Rent then payable by Tenant to Landlord hereunder. After payment of all Tenant’s reasonable out-of-pocket expenses related to
subletting of assignment, fifty percent (50%) of any consideration paid by the assignee or subtenant that exceeds the Monthly Rent then payable by Tenant to Landlord hereunder shall be due, owing and payable from Tenant to Landlord hereunder.

  
 14.5 Unauthorized Transfers Void. Any sale, assignment, mortgage or transfer of this Lease or subletting
which does not comply with the provisions of this Paragraph 14 shall be void and, at the option of Landlord, shall terminate this Lease. 
  
 14.6 Limitation on Liability. If Tenant requests consent to an assignment or sublease, and the Landlord refuses to give its consent, elects to terminate this Lease, or takes other action which
is later determined by a court or arbitrator or mediator to be unreasonable or unlawful, Tenant’s only remedy shall be specific enforcement of the right to assign or sublet, and recovery of the amount of rent, if any, which Tenant would have
received under such an assignment or sublease for the remainder of the Term, without extensions, and attorneys’ fees pursuant to Paragraph 30.12 below. Landlord shall not be liable for any other damages incurred by Tenant in connection
with such consent, and Tenant hereby waives any claim for such damage. 
  
 15.    HOLD
HARMLESS. 
  
 15.1 Indemnification by Tenant. Tenant shall indemnify, defend and hold harmless Landlord
from and against any and all claims, demands, liability, loss, or damage, whether for injury to or death of persons or damage to real or personal property, arising out of or in connection with the Premises, Tenant’s use or occupancy of the
Premises, any activity, work, or other thing done, permitted, or suffered by Tenant in or about the Project, or arising from any reason or cause whatsoever in connection with the use or occupancy of the Premises by any party during the term of this
Lease except as otherwise provided in this Lease. This indemnification by Tenant shall include indemnity for the acts or omissions of Landlord and its agents, servants, and employees to the fullest extent allowed by law, except for gross negligence
or willful misconduct of Landlord. Tenant shall further indemnify, defend, and hold harmless Landlord against and from any and all claims arising from any breach or default in the performance of any obligation on Tenant’s part to be performed
under the terms of this Lease or arising from any act or negligence of Tenant or any officer, agent, employee, guest, or invitee of Tenant, and from and against all costs, attorney’s fees, expenses, and liabilities incurred as a result of

 
 18 

  
 any such claim, action or proceeding. Tenant upon notice from Landlord shall defend the same at
Tenant’s expense by counsel reasonably satisfactory to Landlord. Tenant, as a material part of the consideration to Landlord, hereby assumes all risk of damage to property or injury to persons in, upon, or about the Premises from any cause
other than causes solely as a result of Landlord’s negligent or intentional acts or omissions, and Tenant hereby waives all claims in respect thereof against Landlord. Tenant’s obligation to indemnify under this paragraph shall include
attorney’s fees, investigation costs, and other reasonable costs, expenses, and liabilities incurred by Landlord. If the ability of Tenant to use the Premises or the Project is interrupted for any reason, Landlord shall not be liable to Tenant
for any loss or damages occasioned by such loss of use, unless said interruption is solely as a result of Landlord’s gross negligence or intentional misconduct. 
  
 15.2 No Liability of Landlord. Landlord or its agents shall not be liable for any damage to property entrusted to employees of the Project, nor for loss or damage to
any property by theft or otherwise, nor for any injury to or damage to persons or property resulting from fire, explosion, falling plaster, steam, gas, electricity, water, or rain which may leak from any part of the Project or from the pipes,
appliances, or plumbing works therein or from the roof, street, or subsurface from any other place resulting from dampness or any other cause whatsoever, unless caused by or due to, the intentional acts or gross negligence of Landlord or its agents.
Landlord, or its agents, shall not be liable for interference with the light or other incorporeal hereditament or loss of business by Tenant, nor shall Landlord be liable for any latent defect in the Premises or in the Project except as otherwise
provided in this Lease. Tenant shall give prompt notice to Landlord in case of fire or accidents in the Premises or in the Project or of defects therein or in the fixtures or equipment. Tenant assumes all responsibility for protection of the
Premises, Tenant, its agents, customers, employees, and invitees, and their property from the acts of third parties. 
  
 16.    SUBROGATION. Neither Landlord nor Tenant shall be liable to the other or to any insurance company (by way of subrogation or otherwise) insuring the other party for any loss or damage to any building,
structure or other tangible property, or any resulting loss of income, or losses under workers compensation laws and benefits, even though such loss or damage might have been occasioned by the negligence of such party, its agents, or employees if
any such loss or damage is covered by insurance benefiting the part suffering such loss or damage. Landlord and Tenant hereby mutually release each other from liability and waive all right to recover against each other or against officers,
employees, agents, guests, authorized assignees or subtenants, or representatives of each other for any loss or damage to any person or property caused by or resulting from risks insured against under any insurance policies carried by the parties;
provided, however, this paragraph shall be inapplicable if it would have the effect, but only to the extent that it would have the effect, of invalidating any insurance coverage of Landlord or Tenant. The parties shall, to the extent available,
cause each insurance policy obtained by it 

 
 19 

  
 hereunder to provide a waiver of subrogation. To the extent applicable, the provisions of this paragraph
shall apply notwithstanding any other provisions set forth in this Lease. 
  
 17.    TENANT’S INSURANCE 
  
 17.1 Premises Insurance. Tenant
shall procure and maintain in force at all times during the Term of this Lease a policy or policies of fire and extended coverage insurance (including vandalism, malicious mischief, and sprinkler leakage) with respect to its fixtures, personal
property, any exterior signage affixed to the Project, and equipment located in the Premises to the extent of their full replacement value. Tenant shall also procure and maintain plate glass coverage with respect to the Premises. During the Term of
this Lease, the proceeds of any such policy or policies of insurance shall be used solely for the repair and replacement of the fixtures, personal property, any exterior signage affixed to the building, and equipment, or glass so insured. The
amounts of such fire and extended coverage insurance shall be reasonably increased from time to time by Tenant, upon written demand from Landlord. 
  
 17.2 Liability Insurance. Tenant shall procure and maintain at all times during the Term of the Lease Workers’ Compensation Insurance. Tenant also shall procure and maintain at all times
during the Term hereof Combined Single Limit Bodily Injury and Property Damage Insurance insuring Landlord and Tenant against any liability arising out of the use, occupancy, or maintenance of the Premises and all areas appurtenant thereto. Such
insurance shall be in an amount not less than two million dollars ($2,000,000) per occurrence. The amount of such insurance shall be reasonably increased from time to time by Tenant, upon written demand from Landlord. This policy shall include broad
form contractual liability and indemnity coverage which shall insure performance by Tenant of the indemnity and defense provisions in Paragraph 15 above. The limits of said insurance shall not, however, be construed to limit the liability of
Tenant under this Lease. 
  
 17.3 Other Insurance. Tenant shall procure and maintain at all times during the
Term of this Lease (i) business interruption insurance, (ii) personal injury insurance including coverage for employee liability, (iii) employer liability insurance, and (iv) during any period of alteration or construction by Tenant, builder’s
all risk insurance which must include completed operations coverage. Landlord may, from time to time, require Tenant to reasonably increase the limits of any insurance required to be maintained by Tenant. 
  
 17.4 Insurance Requirements. The deductible amounts, if any, with respect to insurance which Tenant is required to maintain
hereunder shall not exceed five thousand dollars ($5,000) per claim or occurrence. The amount of the deductibles, if any, within this limitation shall be a business decision by Tenant; under no circumstances shall Landlord be required to reimburse
Tenant for the amount of any deductible incurred by 

 
 20 

  
 Tenant in connection with any insured event, even if the event resulting in the claim was caused or
contributed to by Landlord or its agents, servants, or employees. All insurance which Tenant is required to maintain hereunder shall be on an occurrence basis and shall be with financially responsible insurance companies with a Best’s rating of
A:X or better and which companies shall be subject to the reasonable approval of Landlord. Within five days after the execution of this Lease Tenant shall notify Landlord in writing of the name of Tenant’s insurer. Tenant shall deliver to
Landlord prior to entry on the Premises by Tenant certificates of insurance evidencing the existence and amount of such insurance, and showing Landlord as a named insured; provided that in the event Tenant fails to procure and maintain such
insurance, Landlord may (but not be required to) procure same at Tenant’s expense. All policies shall include a “severability of interest” endorsement with respect to Landlord. No such policy shall be cancelable, or subject to
reduction of coverage or other modification except after thirty (30) days prior written notice to Landlord by the insurer. Tenant shall, within twenty (20) days prior to the expiration of such policies furnish Landlord with renewals or binders or
Landlord may order such insurance and charge the cost to Tenant, which amount shall be payable by Tenant upon demand. All such policies shall be written as primary policies, not contributing with and not in excess of coverage which Landlord may
carry, and all policies shall include Tenant’s employees as additional insureds. Tenant shall have the right to provide such insurance coverage pursuant to blanket policies obtained by Tenant provided that such blanket policies expressly afford
coverage to the Premises and to Tenant as required by this Lease. Tenant shall, upon request from Landlord, immediately deliver to Landlord copies of all insurance policies (including the declarations pages) in effect with respect to Tenant’s
business and the Premises. 
  
 18.    SERVICE AND UTILITIES 

 
 18.1 Utilities Contracted by Tenant. Tenant shall contract in its name and shall pay directly to the utility company,
before delinquency, all utility deposits and fees including any present or future installation, hook-up, tap fees and/or service charges, together with any taxes thereon, for water, electricity, sewage, gas, telephone, and any other utility services
supplied to the Premises. Tenant shall not install any equipment which will exceed or overload the capacity of existing utility facilities. If any equipment installed by Tenant shall require additional utility facilities, Tenant shall first obtain
Landlord’s written consent to such installation and such installation shall be at Tenant’s expense. Notwithstanding the foregoing, Landlord shall have the right at any time and from time to time during the Term to require Tenant to
contract for utility services with alternative service providers selected by Landlord, at Landlord’s sole discretion, provided that such selection shall not increase Tenant’s utility costs. Tenant recognizes that certain utilities may be
maintained by Mallinckrodt until the Eastern Premises Delivery Date. Tenant shall pay its portion of such shared utilities as Mallinckrodt or Landlord may reasonably determine. 

 
 21 

  
 18.2 Failure to Pay. If any utility charges are not paid when due,
Landlord may pay the same and any amount so paid by Landlord shall be immediately due and owing from Tenant to Landlord as additional rent. In the event any utilities are furnished by Landlord to the Premises, Tenant shall pay Landlord upon demand,
as additional rent an equitable share of the cost to Landlord of providing such utilities, as reasonably determined by Landlord. Landlord shall not be responsible in any manner for any interruption or failure of utility supply unless caused by
Landlord’s gross negligence or willful misconduct. 
  
 19.    RULES AND REGULATIONS.
Tenant shall faithfully observe and comply with the rules and regulations that Landlord shall from time to time promulgate. The current rules and regulations for the Project are defined on Exhibit “D” attached hereto. Landlord
reserves the right from time to time to make reasonable modifications to said rules and regulations. The additions and modifications to those rules and regulations shall be binding upon Tenant upon delivery of a copy of them to Tenant. Landlord
shall not be responsible to Tenant for the nonperformance of any said rules and regulations by any other tenants or occupants. 
  
 20.    HOLDING OVER. If Tenant should remain in possession of the Premises (i) after the expiration of the Term of this Lease without executing a new lease, or (ii) after Landlord has declared a forfeiture
by reason of a default by Tenant, then such holding over shall be construed as the sole option of Landlord as a tenancy at sufferance from month-to-month (requiring at least thirty (30) days’ advance written notice from either party to the
other prior to termination) subject to all the conditions, provisions and obligations of this Lease insofar as they are applicable to a month-to-month tenancy; provided, however, during the time of any holding over by Tenant the minimum Monthly Rent
shall be one hundred fifty percent (150%) of the Monthly Rent last paid due, payable monthly in advance. Notwithstanding the foregoing, in the event Tenant fails to vacate the Premises and fulfill all of its obligations hereunder at the end of the
Term, Tenant shall be liable for all damages incurred by Landlord by reason of the latter’s inability to deliver possession of the Premises or any portion thereof to any other person in addition to Monthly Rent and additional rent due
hereunder. 
  
 21.    ENTRY BY LANDLORD. Landlord reserves and shall at any and all times
upon written or oral notice (except in the event of emergency, in which event no notice must be given) have the right to enter the Premises, inspect the same, to show said Premises to prospective purchasers or tenants, to post notices of
non-responsibility, and to alter, improve, or repair the Premises and any portion of the Project of which the Premises are a part that Landlord may deem necessary or desirable without abatement of Monthly Rent and may for that purpose erect
scaffolding and other necessary structures where reasonably required by the work to be performed, always providing that the entrance to the Premises shall not be blocked thereby, and further providing, that the business of Tenant shall not be
interfered with unreasonably. Tenant hereby waives any claim for 

 
 22 

 damages or for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the
Premises and other loss occasioned thereby. For each of the aforesaid purposes, Landlord shall at all times have and retain a key with which to unlock all of the doors in, upon, and about the Premises, excluding Tenant’s vaults, safes, and
files, and Landlord shall have the right to use any and all means which Landlord may deem proper to open said doors in an emergency in order to obtain entry to the Premises without liability to tenant except for any failure to exercise due care for
Tenant’s property. Any entry to the Premises obtained by Landlord by any of said means or otherwise, shall not under any circumstances be construed or deemed to be a forcible or unlawful entry into, or a detainer of, the Premises or an eviction
of Tenant from the Premises or any portion thereof. 
  
 22.    RECONSTRUCTION.

  
 22.1 Insured Loss. In the event the Premises or the Project of which the Premises are a part are damaged
by fire or other perils covered by extended coverage insurance, and the estimated cost of repairs is not in excess of available insurance proceeds, then Landlord shall forthwith repair the same and this Lease shall remain in full force and effect.

  
 22.2 Uninsured Loss. In the event the Premises or the Project of which the Premises are a part are damaged
as a result of any cause other than the perils covered by fire and extended coverage insurance, or the estimated cost of repairs is in excess of available insurance proceeds, then Landlord shall forthwith repair the same, provided the extent of the
destruction is less than ten percent (10%) of the then full replacement cost of the Premises (or if the damage is to the Project, and the extent of the destruction is less than ten percent (10%) of the full replacement cost of the Project of which
the Premises are a part). In the event the destruction of the Premises or Project is to the extent greater than or equal to ten percent (10%) of the full replacement cost, then Landlord shall have the option to (1) repair or restore such damage,
this Lease continuing in full force and effect, or (2) give notice to Tenant at any time within sixty (60) days after such damage terminating this Lease as of the date specified in such notice. In the event of giving such notice, this Lease shall
expire and all interest of the Tenant in the Premises shall terminate on the date so specified in such notice and the Monthly Rent shall be paid up to date of said such termination. 
  
 22.3 Damage Near End of Term. Notwithstanding anything to the contrary contained in Paragraph 22, Landlord shall have no obligation whatsoever to repair,
reconstruct or restore premises when the damage resulting from any casualty covered under this Paragraph 22 occurs during the last twelve (12) months of the Term. Tenant may terminate this Lease in the event Landlord does not elect to repair,
reconstruct or restore the Premise during the last twelve (12) months of the Term. 

 
 23 

 22.4 Limitations on Repair. Landlord shall not be required to repair any injury or damage by fire or other cause
or to make any repairs or replacements of any panels, decoration, fixtures, railings, floor covering, partitions or any other property installed in the Premises by Tenant. Tenant shall not be entitled to any compensation or damages from Landlord for
loss of the use of the whole or any part of the Premises, Tenant’s personal property, or any inconvenience or annoyance occasioned by such damage, repair, reconstruction, or restoration. For purposes of this paragraph, insurance proceeds shall
not be considered to be “available” if payable to Landlord’s lender and such lender will not release them for repairs. 
  
 23.    DEFAULT. The occurrence of any one or more of the following events shall constitute a default and breach of this Lease by Tenant. 
  
 23.1 The failure by Tenant to make any payment of Monthly Rent or any other payment required to be made by Tenant hereunder within five (5) days of the date when due.

  
 23.2 The failure by Tenant to observe or perform any of the other covenants, conditions, or provisions of this
Lease to be observed or performed by the Tenant where such failure shall continue for a period of ten (10) days after written notice thereof by Landlord to Tenant. 
  
 23.3 The making by Tenant of any general assignment for the benefit of creditors; the insolvency of Tenant; or the filing by or against Tenant of a petition to have Tenant
adjudged a bankrupt, or a petition or reorganization or arrangement under any law relating to bankruptcy (unless, in the case of a petition filed against Tenant, the same is dismissed within sixty (60) days); or the appointment of a trustee or a
receiver to take possession of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where possession is not restored to Tenant within thirty (30) days; or the attachment, execution, or other
judicial seizure of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where such seizure is not discharged in thirty (30) days. 
  
 24.    DEFAULT REMEDIES. In the event of any default or breach by Tenant, in addition to any other rights or remedies of Landlord at law or in
equity, Landlord shall have the following remedies: 
  
 24.1 Recovery of Rent. Landlord has the remedy
described in California Civil Code Section 1951.4 (Landlord may continue this Lease in effect of Tenant’s breach and abandonment and recover rent as it becomes due, if Tenant has right to sublet and assign, subject only to reasonable
limitations). Landlord may recover from Tenant the Monthly Rent and additional rent as it becomes due and any other amount necessary to compensate Landlord for all detriment proximately caused by Tenant’s failure to perform its 

 
 24 

 obligations under this Lease or which in the ordinary course of things would likely to result therefrom, irrespective of whether Tenant shall
have abandoned the Premises. Landlord may sue monthly, annually, or after such equal or unequal periods as Landlord desires for amounts due hereunder. The right to collect Monthly Rent as it becomes due shall terminate upon the termination by
Landlord of Tenant’s right to possession. Tenant’s right to possession shall not be terminated unless and until Landlord delivers to Tenant written notice thereof. 
  
 24.2 Relet Premises. In the event Landlord elects not to terminate the Lease, Landlord shall have the right to attempt to relet the Premises at such Monthly Rent and
upon such conditions and for such a term as Landlord see fits, and to do all other acts necessary to maintain or preserve the Premises as Landlord deems reasonable and necessary, without being deemed to have elected to terminate the Lease, including
removal of all persons and property from the Premises which property may be removed and stored in a public warehouse or elsewhere at the cost of and for the account of Tenant. In the event any reletting of the Premises occurs, such reletting shall
be done for Tenant’s account and be subject to the terms and conditions of Paragraph 24.3 below. Notwithstanding the fact that Landlord may fail to elect to terminate the Lease initially, Landlord at any time during the Term of this
Lease may elect to terminate this Lease by virtue of any previous uncured default of Tenant. 
  
 24.3 Take
Possession. In the event that Landlord shall elect to reenter upon default by Tenant as provided above or shall take possession of the Premises pursuant to legal proceedings or pursuant to any notice by law, then, if Landlord does not elect to
terminate, this Lease as provided herein, Landlord may from time to time, without terminating this Lease, relet the Premises or any part thereof for such term or terms and at such rental or rentals and upon such other terms and conditions as
Landlord in its sole discretion may deem advisable. Landlord shall also have the right to make alterations and repairs to the Premises. In the event that Landlord shall elect to so relet, then rentals received by Landlord from such reletting shall
be applied: (i) to the payment of any indebtedness other than Monthly Rent due hereunder from Tenant to Landlord; (ii) to the payment of any cost of such reletting; (iii) to the payment of the cost of any repairs and reasonable alterations to the
Premises; (iv) to the payment of Monthly Rent due and unpaid hereunder; and (v) the residue, if any, shall be held by Landlord and applied in payment of future Monthly Rent as the same may become due and payable hereunder. Should reletting result in
the actual payment of rentals at less than the Monthly Rent payable during that month by Tenant hereunder, then Tenant shall pay such deficiency to Landlord from time to time immediately upon demand therefore by Landlord. Tenant also shall pay to
Landlord, on demand, as soon as ascertained, any costs and expenses incurred by Landlord in reletting or in making alterations and repairs to the Premises. 
  
 24.4 Terminate Lease. Landlord, either as an alternative to or subsequent to exercising the remedies set forth above, may terminate Tenant’s right to possession of the 

 
 25 

 Premises by and upon delivery to Tenant of written notice of termination. Landlord may then immediately reenter the Premises and take possession
thereof pursuant to legal proceedings and remove all persons and property from the Premises which property may be removed and stored in a public warehouse or elsewhere at the cost of and for the account of Tenant. In the event that Landlord elects
to terminate Tenant’s right of possession Landlord may recover all of the following: 
  
 24.4.1 The worth at
the time of award of the unpaid Monthly Rent which had been earned at the time of termination (“Worth at the time of award” shall be computed at the Interest Rate (as defined below), or the maximum rate as permitted by law, from the
first day a breach occurs); 
  
 24.4.2 The worth at the time of award of the amount by which the unpaid Monthly Rent
that would have been earned after the date of termination of this Lease until the time of the award exceeds the amount of the rental loss that the Tenant proves could have been reasonably avoided (“Worth at the time of award” shall
be computed at the Interest Rate, or the maximum rate permitted by law, from the first day a breach occurs); 
  
 24.4.3 The worth at the time of award of the amount by which the unpaid Monthly Rent for the balance of the Term after the time of award exceeds the amount of such rental loss that the Tenant proves could be reasonably avoided
(“Worth at the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%)); 
  
 24.4.4 Any other amount necessary to compensate Landlord for all the, detriment proximately caused by Tenants failure to perform its
obligations under the Lease or which in the ordinary course of events would be likely to result therefrom including, but not limited to, expenses of reletting, attorneys fees, costs of alterations and repairs, recording fees, filing fees, and
any other expense customarily resulting from obtaining possession of leased Premises and releasing; and 
  
 24.4.5
At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable California law. 
  
 24.5 Recapture of Inducements. Any agreement by Landlord for free or abated rent or other charges applicable to the Premises, or for the giving or paying by Landlord to or for Tenant of any cash
or other bonus, improvement made by Landlord for Tenant’s benefit, or other inducement or consideration for Tenant’s entering into this benefit of Lease, including without limitation the Construction Allowance (collectively,
“Inducement Provisions”), shall be deemed conditioned upon Tenant’s full and faithful performance of all of the terms, covenants and conditions of this Lease to be performed or observed by Tenant during the term hereof as the
same may be extended. Upon the 

 
 26 

 occurrence of a default (as defined in Paragraph 23) of this Lease by Tenant, the unamortized value (amortized over the Term at the rate
of ten percent (10%) per annum) of any such inducement or consideration theretofore abated, given or paid by Landlord under such an Inducement Provision shall be immediately due and payable by Tenant to Landlord, and recoverable by Landlord, as
additional rent due under this Lease, notwithstanding any subsequent cure of said default by Tenant. The acceptance by Landlord of rent or the cure of the default which initiated the operation of this Paragraph 24.5 shall not be deemed a
waiver by Landlord of the provisions of this Paragraph 24.5 unless specifically so stated in writing by Landlord at the time of such acceptance. In no event shall this Paragraph 24.5 allow Landlord any recovery in excess of its actual damages
for Tenant’s default or in violation of applicable law. 

 
 27 

  
 25.    EMINENT DOMAIN. 
  
 25.1 Termination of Lease. If all of the Premises are taken under the power of eminent domain, or sold by Landlord under the threat
of the exercise of such power, this Lease shall terminate as to the part so taken as of the date that the condemning authority takes possession of the Premises. If more than twenty-five percent (25%) of the Premises is taken or sold to the
condemning party under such threat, either Landlord or Tenant may terminate this Lease as of the date that the condemning authority takes possession by delivery of written notice of such election within twenty (20) days after such party has been
notified of the taking or, in the absence thereof, within twenty (20) days after the condemning authority shall have taken possession. 
  
 25.2 Continuation of this Lease. If this Lease is not terminated by Landlord or Tenant, it shall remain in full force and effect as to the portion of the Premises remaining provided that, the Monthly Rent shall be
reduced by that proportion which the floor area of the Premises taken bears to the gross floor area of the Premises. In such event, Landlord may, at Landlord’s expense, restore the Premises (but not Tenant’s improvements therein) to a
complete unit of like quality and character, except as to size, as existed prior to the date on which the condemning authority took possession. 
  
 25.3 Allocation of Award. All awards for the taking of any part of the premises or proceeds from the sale made under the threat of the exercise of the power of eminent domain shall be the
property of Landlord, whether made as compensation for diminution of value of the leasehold estate, for the taking of the fee or as severance damages; provided that Tenant shall be entitled to any award which is made for loss of or damage to
Tenant’s trade fixtures and removable personal property. 
  
 26.    SUBORDINATION &
ATTORNMENT: ESTOPPEL CERTIFICATES: 
  
 26.1 Subordination. This Lease is junior, subject, and subordinate
to, all ground leases, mortgages, deeds of trust, and other security instruments of any kind now encumbering the Premises, the portion of the Project owned by Landlord or any part thereof and all renewals, replacements, modifications, consolidations
and extensions of any of the foregoing. Landlord reserves the right to place liens and other encumbrances on the Premises, the portion of the Project owned by Landlord or any part thereof or interest therein superior in lien and effect to this
Lease. This Lease, at the option of Landlord, shall be subject and subordinate to any and all such liens or encumbrances now or hereafter imposed by Landlord without the necessity of the execution and delivery of any further instruments on the part
of Tenant to effectuate such subordination. Notwithstanding such subordination, Tenant’s right to quiet possession of the Premises shall not be disturbed by any encumbrances 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 

 
 28 

 Tenant, unless this Lease is terminated pursuant to specific provisions relating thereto contained in this Lease. In the event of the
foreclosure of any such lien or encumbrance, or the transfer of title to or Landlord’s leasehold interest in the Premises or the portion of the Project owned by Landlord, Tenant shall attorn to the transferee, and will recognize such transferee
as Landlord under this Lease provided that Tenant’s right to quiet possession of the Premises is not affected solely as a result of such foreclosure or transfer and that Tenant receives a notice from Landlord informing Tenant of such change.
Tenant further agrees to execute any documents required to effectuate an attornment or a subordination as requested by Landlord’s lender, including without limitation the Non-Disturbance and Attornment Agreement substantially in the form of
Exhibit “E” attached hereo. Tenant’s failure to execute such documents within ten (10) days after written demand at Landlord’s election shall constitute a material non-curable default by Tenant hereunder, or Landlord may
execute such documents on behalf of Tenant as Tenant’s attorney-in-fact. Tenant does hereby make, constitute, and irrevocably appoint Landlord as Tenant’s attorney-in-fact and in Tenant’s name, place, and stead to execute such
documents in accordance with this Paragraph 26.1 and such documents shall thereafter be conclusively binding on Tenant. 
  
 26.2 Estoppel Certificate. Tenant shall at any time and from time to time upon not less than ten (10) days prior notice from Landlord, execute acknowledge and deliver to Landlord or any proposed mortgagee, purchaser or
successor in interest, a statement in writing in the form provided by Landlord certifying to the following: (i) this Lease is unmodified and in full force and effect (or if there have been modifications, that the same are in full force and effect as
modified and stating the modifications, (ii) the dates to which the Monthly Rent, additional rent and other charges have been paid in advance, if any, (iii) whether Landlord is in default in the performance of any covenant, agreement or condition
contained in this Lease and, if so, specifying each such default of which Tenant may have knowledge, and stating such other reasonable matters as Landlord may request, and (iv) such other information concerning this Lease as Landlord may request.
Tenant acknowledges that any such statement delivered pursuant to this paragraph may be relied upon by Landlord, any prospective mortgagee, ground lessor or other like encumbrance thereof or any assignee of any such encumbrancer upon the Premises of
the Project. In the event Tenant fails to provide such statement as above described within ten (10) days after Landlord’s request therefore, such failure at the election of Landlord shall constitute a non-curable material default of Tenant
hereunder, or Landlord may execute such documents on behalf of Tenant as Tenant’s attorney-in-fact. Tenant does hereby make, constitute and irrevocably appoint Landlord as its attorney-in-fact and in its name, place and stead so to do and such
documents shall thereafter be conclusively binding on Tenant. 
  
 26.3 Modifications required by Landlord’s
Lender. If, in connection with Landlord obtaining construction, interim or permanent financing, the lender shall request modifications to this Lease as a condition to such financing, Tenant shall execute such modifications hereto within ten (10)
days following written request therefore, provided 

 
 29 

 that such modifications do not increase the financial burdens of Tenant hereunder or unreasonably diminish the value of the leasehold estate.
Tenant’s failure to so execute such modifications hereto shall be a noncurable default and provide grounds for Landlord’s termination of this Lease, among all other rights and remedies of Landlord. 
  
 26.4 Tenant’s Financial Condition. Within ten (10) days after written request from Landlord, but not more than once every
three (3) months, Tenant shall deliver to Landlord such financial statements as are reasonably required by Landlord to verify the financial condition, credit worthiness and business prospects of Tenant, or any assignee, subtenant, or guarantor of
Tenant. In addition, Tenant shall deliver to any lender or proposed purchaser of the Premises designated by Landlord any financial statements reasonably required by such lender to facilitate the sale, financing or refinancing of the Premises. Tenant
represents and warrants to Landlord that each such financial statement is a true and accurate statement as of the date of such statement. All financial statements shall be confidential and shall be used only for the purposes set forth herein.

  
 27.    PARKING. Tenant shall have the right to use without charge on a non-reserved
basis, in common with other tenants or occupants of the Project and such other persons or groups as Landlord may specify, the number of parking spaces designated in Paragraph 1 above, subject to the rules and regulations of Landlord (or any
concessionaire of Landlord’s) for such parking facilities which may be established or altered by Landlord at any time or from time to time during the Term hereof. Landlord specifically reserves the right to alter that nature of character of the
parking facilities from time to time. In addition to Landlord’s rules and regulations, Tenant shall abide by the terms and provisions of any recorded easement, declaration or other agreement or instrument governing use of the parking
facilities. All costs of operating and maintaining the parking areas of the Project shall be a Common Area Operating Expense. 
  
 28.    HAZARDOUS MATERIALS 
  
 28.1 Restrictions on Tenant. Subject
to Paragraph 28.4 below, Tenant shall not do any of the following: 
  
 28.1.1 Make, or permit to be made, any
use of the Premises, or any portion thereof, which emits, or permits the emission of dust, sweepings, dirt, cinders, or odors into the atmosphere, the ground, or any body of water, whether natural or artificial. 
  
 28.1.2 Discharge, leak, or emit, or permit to be discharged, leaked, or emitted, any liquid, solid, or gaseous matter, or any combination
thereof, into the atmosphere, the ground, or any body of water which matter, as reasonably determined by Landlord or any governmental entity, does, or may, pollute or contaminate the same, or is, or may become, radioactive, or does, or may,
adversely affect (1) the health or safety of persons, wherever located, whether on the Premises or anywhere else, (2) the condition, 

 
 30 

 use, or enjoyment of the Premises or any other real or personal property, whether on the Premises or anywhere else, or (3) the Premises, the
Project, or any of the improvements, including buildings, foundations, pipes, utility lines, landscaping, or parking areas. 
  
 28.1.3 Except as provided in Paragraph 28.4, use, store, dispose of, or permit to remain on the Premises, the Project or the underlying or adjacent property any solid, liquid, or gaseous matter, or any combination thereof, which is,
or may become, hazardous, toxic, or radioactive including, but not limited to, those materials that (i) are defined as a “hazardous waste,” “extremely hazardous waste” or “restricted hazardous waste” under Sections
25115, 25117 or 25122.7, or listed pursuant to Section 25140, of the California Health and Safety Code, Division 20, Chapter 6.5 (Hazardous Waste Control Law), (ii) are defined as a “hazardous substance” under Section 25316 of the
California Health and Safety Code, Division 2, Chapter 6.8 (Carpenter-Presley-Tanner Hazardous Substance Account Act), (iii) are defined as a “hazardous material,” “hazardous substance” or “hazardous waste” under
Section 25501 of the California Health and Safety Code, Division 20, Chapter 6.95 (Hazardous Substances), (iv) are petroleum or asbestos, (v) are listed under Article 9 and defined as hazardous or extremely hazardous pursuant to Article 11 of Title
22 of the California Administrative Code, Division 4, Chapter 20, (vi) are designated “hazardous substance” pursuant to Section 311 of the Federal Water Pollution Control Act (33 U.S.C. Section 1317), (vii) are defined as a “hazardous
waste” pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C. Section 6901, et seq. (42 U.S.C. Section 6903), (viii) are defined as a “hazardous substance” pursuant to Section 101 of the
Comprehensive Environmental Response Compensation and Liability Act, 42 U.S.C. Section 9601, et seq. (42 U.S.C. Section 9601), (x) which may pollute or contaminate the same, (ix) which may adversely affect the health or safety of persons, whether on
the Premises or anywhere else, (x) which may adversely affect the condition, use, or enjoyment of the Premises or anywhere else, or (xi) which may adversely affect the Premises, the Project, or any of the improvements (all of the foregoing
collectively referred to herein as “Hazardous Materials”). 
  
 28.2 Disposal of Waste and
Hazardous Materials. Tenant shall not dispose of any trash, garbage, waste, Hazardous Materials, or other refuse on the Premises except in sanitary containers and shall regularly and frequently remove the same from the Premises. Tenant shall
keep all incinerators, containers, or other equipment used for the storage or disposal of such matter in a clean and sanitary condition. Tenant shall properly dispose of all sanitary sewage and not use the sewage disposal system of the Project (i)
for the disposal of anything except sanitary sewage, (ii) in excess of the amount reasonably contemplated by the uses permitted under the Lease, or (iii) in excess of the amount permitted by any governmental entity. Where reasonably appropriate,
Tenant shall dispose of any Hazardous Materials only through properly licensed Hazardous Materials disposal agencies. 

 
 31 

 28.3 Compliance With Laws. Tenant shall, at Tenant’s own expense, comply with all existing and any
hereinafter enacted Hazardous Materials laws. Tenant shall, at Tenant’s own expense, make all submissions to, provide all information to, and comply with all requirements of the appropriate governmental authority (“Authority”)
under all Hazardous Material laws. In particular, Tenant shall comply with all laws relating to the storage, use, and disposal of Hazardous Materials. Should any Authority require that a clean up or remediation plan be prepared or that a clean up or
any other remediation action be undertaken because of any spills or discharges of Hazardous Materials at the Premises or on the underlying or adjacent property that occur during the Term of the Lease, or after expiration of the Lease if as a result
of Tenant’s use of the Premises, then Tenant shall, at Tenant’s own expense, prepare and submit the, required plans and financial assurances, and carry out the approved plans. At no expense to Landlord, Tenant shall promptly provide all
information requested by Landlord for preparation of affidavits required by Landlord or for Landlord’s own information, to determine the applicability of the Hazardous Materials laws to the Premises and shall sign affidavits promptly when
requested to do so by Landlord. 
  
 28.4 Business. Landlord acknowledges that it is not the intent of this
Paragraph 28 to prohibit Tenant from operating its business as described above. Tenant may operate it business so long as the use or presence of Hazardous Materials is strictly and properly monitored according to all Applicable Law. As a
material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord prior to the Commencement Date a list identifying each type of Hazardous Materials to be present on the
Premises and setting forth any and all governmental approvals or permits required in connection with the presence of Hazardous Materials on the Premises (“Hazardous Materials List”). Tenant shall deliver to Landlord an updated
Hazardous Materials List at least once a year. In connection with any Hazardous Materials utilized by Tenant on the Premises, Tenant shall be responsible, at its sole cost and expense, for making any necessary modifications or improvements either to
Premises or Tenant’s equipment as required by Applicable Law, or any governmental agency, Landlord’s insurance company, Landlord’s lender(s), Landlord’s consultant(s), or prospective purchaser(s). Tenant will, at its sole cost
and expense, promptly upon receipt of written notice from Landlord complete such improvements. If such work is not promptly undertaken and completed, Landlord shall have the right, but not the obligation, to complete such work and to charge such
amounts to Tenant as additional rent under this Lease. 
  
 28.5 Indemnification by Tenant. Tenant shall
indemnify, defend, and hold harmless Landlord from and against any and all claims, demands, judgments, damages, actions, causes of action, injuries, administrative orders, consent agreements and orders, liabilities, penalties, costs, and expenses of
any kind whatsoever, including but not limited to claims arising out of loss of life, injury to persons, property, or business, or damage to natural resources, in connection with or arising out of any spills or discharges 

 
 32 

 of Hazardous Materials due to, contributed to, or caused by the activities of Tenant, Tenant’s negligence in operating the Premises, or
parties in contractual relationship with Tenant, or any of them, that occur during the Term of this Lease; and from all claims, demands, judgments, damages, actions, causes of action, injuries, administrative orders, consent agreements and orders,
liabilities, penalties, costs, and expenses of any kind whatsoever, including but limited to claims arising out of Tenant’s failure to provide all information, make all submissions, and take all steps required by any Authority under any
Hazardous Materials laws or any other environmental law. 
  
 28.6 Termination of Lease. Notwithstanding the
provisions of this Paragraph 28, Landlord shall have the right to terminate this Lease in Landlord’s reasonable discretion in the event that (i) any anticipated use of the Premises by Tenant involves the generation of storage, use,
treatment or disposal of Hazardous Materials in any manner or for a purpose prohibited by any governmental agency or authority; (ii) Tenant has been required by any lender or governmental authority to take remedial action in connection with
Hazardous Materials contaminating the Premises if the contamination resulted from Tenant’s action or use of the Premises (unless Tenant is diligently seeking compliance with such remedial action); or (iii) Tenant is subject to an enforcement
order issued by any governmental authority in connection with the use, disposal or storage of Hazardous Materials on the Premises (unless Tenant is diligently seeking compliance with such enforcement order). 
  
 28.7 Landlord’s Right to Perform Tests. No more often than annually, except upon Landlord’s reasonable belief that
certain tests to determine the presence of Hazardous Materials are advisable, Landlord shall have the right following notice (except in the event of an emergency), to enter upon the Premises at all reasonable times in order to review Tenant’s
Hazardous Materials handling, confirm chemical inventory list and otherwise inspect Premises for Hazardous Materials contamination. Without limiting the foregoing sentence, Landlord shall have the right to have an environmental audit of the Premises
to be conducted within ninety (90) days of the scheduled expiration date of this Lease or of termination of this Lease, if the Lease is terminated on a date other than the scheduled date. Tenant shall promptly perform any remedial action recommended
by such environmental audit unless the audit reveals that the Hazardous Materials resulted from the activities of a person other than Tenant, its agents, contractors, invitees, or employees. The costs of any such environmental audits shall be borne
by Tenant. 
  
 28.8 Surrender of Premises. Tenant shall surrender the Premises at the expiration or
termination of the Lease free of any Hazardous Materials or contamination, and free and clear of all judgments, liens, or encumbrances and shall, at its own cost and expense, repair all damage and clean up or perform any remedial action necessary
relating to any Hazardous Materials or contamination caused by Tenants operation. Tenant shall perform a Hazardous Materials “wipe down” at the conclusion of its tenancy. Landlord shall review and approve the scope of such “wipe
down” prior to implementation by 

 
 33 

 Tenant. Tenant shall, at its sole cost and expense, remove any alterations or improvements that may be contaminated or contain Hazardous
Materials. Tenant shall continue to pay all Base Rent and additional rent until such time as all Hazardous Materials have been removed from the Premises to the satisfaction of Landlord. Tenant shall have no obligation under this Paragraph
28.8 with regard to any Hazardous Materials on the Premises existing prior to the Commencement Date. 
  
 28.9
Environmental Assessments. 
  
 28.9.1 Within sixty (60) days following the execution of this Lease, and prior
to Tenant placing any Hazardous Materials in the Premises, Landlord shall have caused at its expense an independent environmental consultant with expertise in performing environmental analyses of biotechnology laboratory and manufacturing facilities
to perform an updated Phase I Environmental Assessment in accordance with the applicable portions of ASTM Standards E1527-93 and E-1528-93 and such other tests as are listed on the “Assessment Criteria” attached hereto as Exhibit
“F” (“Entrance Assessment”). Landlord and Tenant agree to utilize the same environmental consultant to perform both the Entrance Assessment and Exit Assessment (as defined below) for the Premises, or a mutually
agreeable consultant for the Exit Assessment if the original consultant is not available. Tenant shall receive a copy of the report(s) of the Entrance Assessment, and the environmental consultant may conduct such sampling and testing as it may deem
reasonable and necessary. The Entrance Assessment shall be deemed to be the baseline environmental condition of the Leased Premises upon Tenant’s occupancy, and shall be in addition to the assessment performed pursuant to this Lease. The
Entrance Assessment shall not unreasonably interfere with Mallinckrodt conducting its daily business activities. If Landlord does not agree within thirty (30) days after delivery of the Entrance Assessment to Tenant (“Entrance Assessment
Delivery Date”) to complete any remedial action recommended in the Entrance Assessment, Tenant may terminate this Lease within sixty (60) days after the Entrance Assessment Delivery Date; provided, however, that Landlord may void
Tenant’s termination by agreeing to conduct the remediation within thirty (30) days after receipt of Tenant’s notice to so terminate. 
  
 28.9.2 Prior to Tenant’s surrender of the Leased Premises, Tenant shall conduct an “Exit Assessment,” consisting of an updated Phase I Environmental Assessment, in accordance with
the applicable portions of ASTM Standards E1527-93 and E-1528-93 for a Phase I Environmental Assessment, and such other tests as are listed on the Assessment Criteria attached hereto as Exhibit “F.” Landlord shall receive a copy of
the report(s) of the Exit Assessment, and said report(s) shall be deemed the environmental condition of the Leased Premises upon Tenant’s surrender of the Leased Premises. Tenant shall promptly remove and take all remedial action in response to
any contamination or degradation of the Leased Premises by Hazardous Materials identified in the Exit Assessment and not identified as pre-existing contamination or degradation at the time of Entrance Assessment and caused or permitted by Tenant.
Tenant shall use its 

 
 34 

  
 reasonable efforts to complete all such work prior to Tenant’s vacating the Leased Premises and,
upon completion of such remedial work, shall provide Landlord with a written report from Tenant’s environmental consultant verifying that such work has been completed. If any such work is not completed by the termination of this Lease, Tenant
shall continue to pay all Monthly Rent and additional rent until such work is completed and indemnify, defend, and hold Landlord harmless from Tenant’s failure to timely complete such work. The cost of the Exit Assessment shall be paid by
Tenant. The Exit Assessments shall be performed by an independent environmental consultant with expertise in performing environmental analyses of biotechnology laboratory and manufacturing facilities. 
  
 29.    LANDLORD’S DEFAULT; NOTICE TO LENDER 
  
 29.1 Landlord’s Default. In the case of a monetary default, Landlord shall have a period of thirty (30) days after notice thereof from Tenant to cure such
monetary default. In the case of a non-monetary default, Landlord shall commence promptly to cure such default immediately after receipt of written notice from Tenant specifying the nature of such default and shall complete such cure within thirty
(30) days thereafter, provided that if the nature of the non-monetary default is such that it cannot be cured within such thirty (30) day period, Landlord shall have such additional time as may be reasonably necessary to complete its performance so
long as Landlord has proceeded with diligence since its receipt of Tenant’s notice and is then proceeding with diligence to cure such default. 
  
 29.2 Notice to Lender. Whenever Tenant is required to serve notice of Landlord’s default, written notice shall also be served at the same time upon any mortgagee under any mortgage or any
beneficiary under any deed of trust. Such mortgagee or beneficiary shall have the same periods of time within which Landlord has to cure its default under Paragraph 29.1 which periods shall run concurrently. Any representative of the
mortgagee or beneficiary shall have the right to enter upon the Premises for the purpose of curing the Landlord’s default. Such mortgagee or beneficiary shall notify Landlord and Tenant in the manner provided herein of the address of such
mortgagee or beneficiary to which such notice shall be sent, and the agreements of Tenant hereunder are subject to prior receipt of such notice. 
  
 30.    GENERAL PROVISIONS 
  
 30.1
Waiver. The waiver by Landlord of any term, covenant, or condition herein contained shall not be a waiver of such term, covenant, or condition on any subsequent breach. The subsequent acceptance of Monthly Rent hereunder by Landlord shall not
be deemed to be a waiver of any preceding breach by Tenant of any term, covenant, or condition of this Lease, other than the failure of Tenant to pay the particular 

 
 35 

  
 rental so accepted, regardless of Landlord’s knowledge of such preceding breach at the time of the
acceptance of such Monthly Rent. 
  
 30.2 Notices. All notices and demands which may or are to be required or
permitted to be given by either party to the other hereunder shall be in writing. All notices and demands by Landlord to Tenant shall be sent by personal service, by U.S. Mail, registered or certified, postage prepaid, or by a reputable overnight
delivery service, and addressed to Tenant at the address set forth in Paragraph 1 above, or to such other place as Tenant may from time to time designate in a notice to Landlord. All notices and demands by Tenant to Landlord shall be sent by
personal service, by U.S. Mail, registered or certified, postage prepaid, or by a reputable overnight delivery service, and addressed to Landlord at the address set forth in Paragraph 1 above, or to such other person or place as Landlord may
from time to time designate in a notice to Tenant. All notices shall be deemed to be served upon personal delivery, two days after mailing by U.S. Mail in the manner required by this paragraph, or the next day when sent by a reputable overnight
delivery service. 
  
 30.3 Joint Obligation. If Tenant hereunder consists of more than one party, the
obligations hereunder imposed upon Tenant shall be joint and several. 
  
 30.4 Marginal Headings. The marginal
headings and article titles to the paragraphs of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part hereof. 
  
 30.5 Time. Time is of the essence of this Lease and each and all of its provision in which performance is a factor. 
  
 30.6 Successors and Assigns. The covenants and conditions herein contained, subject to the provisions as to assignment, apply to
and bind the heirs, successors, executors, administrators, and assigns of the parties hereto. 
  
 30.7
Recordation. Tenant shall not record this Lease or any other document relating to this Lease without the prior written consent of Landlord. Landlord may require Tenant at any time to execute a Memorandum of Lease, and may record one at any
time. 
  
 30.8 Quiet Possession. Upon Tenant’s paying the Monthly 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 quiet possession of the Premises for the entire Term, subject to all the provisions of this Lease.

  
 30.9 Late Charges/Returned Checks. Tenant hereby acknowledges that late payment by Tenant to Landlord of
Monthly Rent or other sums due hereunder will cause 

 
 36 

 Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include,
but are not limited to, processing and accounting charges and late charges which may be imposed upon Landlord by terms of any trust deed covering the Premises. Accordingly, if any installment of Monthly Rent or of any amount due from Tenant shall
not be received by Landlord or Landlord’s designee within ten (10) days after the date that said amount is due, then Tenant shall pay to Landlord a late charge equal to ten percent (10%) of such overdue amount. Acceptance of such late charges
by the Landlord shall in no event constitute a waiver of Tenant’s default with respect to such overdue amount nor prevent Landlord from exercising any of the other rights and remedies granted hereunder. In addition to such late charges, Tenant
shall pay Landlord $100 (in addition to other sums owed) if for any reason a check given by Tenant to Landlord in payment of any amount owing to Landlord is dishonored and Landlord may thereafter require all future payments by Tenant be paid by
cashier’s or certified checks. 
  
 30.10 Prior Agreements. 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 agreements or understanding pertaining to any such matters shall be effective for any purposes. No provisions 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. This Lease shall not be effective or binding on any party until fully executed by both parties hereto. 
  
 30.11 Inability to Perform. This Lease and the obligations of the Tenant hereunder shall not be affected or impaired because
Landlord is unable to fulfill any of its obligations hereunder or is delayed in doing so if such inability or delay is caused by reasons of strike, labor troubles, acts of God, or any other cause beyond the reasonable control of Landlord.

  
 30.12 Attorney’s Fees. If any action or proceeding is brought by either party against the other under
this Lease, the prevailing parties shall be entitled to recover all costs and expenses (including fees for experts) which may be incurred, including the fees of its attorneys in such action or proceeding in such amount as the court may adjudge
reasonable as attorney’s fees. 
  
 30.13 Sale of Premises by Landlord. In the event of any sale or other
transfer of the Project by Landlord, Landlord shall be and is hereby entirely freed and relieved of all liability under any and all of its covenants and obligations contained in or derived from this Lease arising out of any act, occurrence, or
omission occurring after the consummation of such sale or transfer; and any new owner of the Premises shall be deemed, without any further agreement between the parties or their successors in interest or between the parties and any such purchaser,
to have assumed and agreed to carry out any of the covenants and obligations of Landlord under this Lease. 

 
 37 

 30.14 Interest. Except as expressly provided otherwise in this Lease, any sum owing to Landlord under the terms
and provisions of this Lease which shall not be paid when due shall bear interest at twelve percent (12%) per annum (or the maximum interest permitted by law, whichever is less) from the date the same becomes due and payable by the terms and
provisions of this Lease until paid (“Interest Rate”); provided, any amounts paid by Landlord to third parties on behalf of Tenant or to cure any default of Tenant hereunder shall bear interest at the Interest Rate from the date
Landlord paid such amounts; and further provided, any obligation of Tenant to pay shall continue to bear interest at the Interest Rate after any breach of this Lease. 
  
 30.15 Name. Tenant shall not use the name of the Project or of the development in which the Project is situated for any purpose other than as an address of the
business to be conducted by Tenant in the Premises. 
  
 30.16 Separability. Any provision of this Lease which
shall prove to be invalid, void, or illegal in no way affect, impair, or invalidate any other provision hereof and such other provision shall remain in full force and effect. 
  
 30.17 Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies at law or in
equity. 
  
 30.18 Choice of Law. This Lease shall be governed by the laws of the State of California.

  
 30.19 Signs and Auctions. Tenant shall not place any sign upon the Premises Project or conduct any auction
thereon without Landlord’s prior written consent, which may be granted or withheld in its sole discretion. 
  
 30.20 Brokers. The parties recognize that the brokers who negotiated this Lease are the brokers whose names are stated in Paragraph 1 and agree that Landlord shall be solely responsible for the payment of brokerage
commissions, if any, to said brokers pursuant to a separate written agreement between Landlord and such brokers, and that Tenant shall have no responsibility therefore. If Tenant has dealt with any other person or real estate broker with respect to
leasing or renting space in the Project, Tenant shall be solely responsible for the payment of any fee due said person or firm and Tenant shall hold Landlord free and harmless against any liability in respect thereto, including attorney’s fees
and costs. 
  
 30.21 Relationship of Parties. Nothing contained in this Lease shall be deemed or construed as
creating a partnership, joint venture, or any other relationship between the parties hereto other than Landlord and Tenant according to the provisions contained 

 
 38 

 herein, or cause Landlord to be responsible in any way for the debts or obligations of Tenant, or any other party. 
  
 30.22 No Third Party Benefit. The parties acknowledge and agree that the provisions of this Lease are for the sole benefit of
Landlord and Tenant, and not for the benefit, directly or indirectly, of any other person or entity, except as otherwise expressly provided herein. 
  
 30.23 Survival of Obligations. Any provisions of this Lease to the contrary notwithstanding, the expiration or termination of this Lease and (or) Tenant’s right of possession shall not
relieve Tenant from any liability (i) accruing under this Lease prior to such termination or expiration, or (ii) under any indemnity provisions of this Lease as to matters occurring during the Term or by Tenant’s occupancy of the Premises.

  
 30.24 Additional Rent. All amounts Payable by Tenant to Landlord pursuant to the terms of this Lease shall
be deemed to be additional rent due hereunder. 
  
 30.25 Commissions. Tenant exercises an option (if any) to
extend the Term of this Lease, then in any such event Landlord shall not be responsible for the payment of a leasing commission to any party employed or engaged by Tenant. Tenant shall indemnify, defend, and hold Landlord harmless from and against
any such leasing commission or similar cost or expense incurred to parties employed or engaged by Tenant or incurred based upon the actions of Tenant. 
  
 30.26 Corporate Authority. If Tenant is a corporation, each individual executing this Lease on behalf of said corporation represents and warrants that he is duly authorized to execute and
deliver this Lease on behalf of said corporation in accordance with a duly adopted resolution of the board of directors of said corporation or in accordance with the bylaws of said corporation, and that this Lease is binding upon said corporation in
accordance with its terms. 
  
 30.27 Arm’s Length Agreement. This Lease has been negotiated at arms
length and between persons sophisticated and knowledgeable in the matters dealt with in this Lease. In addition, each party has been represented by experienced and knowledgeable legal counsel. Accordingly, any rule of law (including Civil Code
Section 1654) or legal decision that would require interpretation of any ambiguities in this Lease against the party that has drafted it is not applicable and is waived. The provisions of this Lease shall be interpreted in a reasonable manner to
effect the purpose and intent of the parties to this Lease. 
  
 30.28 Reservations. Landlord reserves the
right to install new or additional utility facilities throughout the Premises and the Project for the benefit of Landlord or Tenant, or any other tenant of the Center, including without limitation such utilities as 

 
 39 

 plumbing, electrical systems, security systems, communication systems, and fire protection and detection systems so long as such do not
unreasonably interfere with Tenants use of the Premises. Furthermore, Landlord reserves the right, from time to time, to grant, without the consent or joinder of Tenant, such easements, rights of way, utility raceways, and dedications that Landlord
deems necessary, and to cause the recordation of parcel maps and restrictions, so long as such easements, rights of way, utility raceways, dedications, maps and restrictions do not unreasonably interfere with the use of the Premises by Tenant.
Tenant agrees to sign any documents reasonably requested by Landlord to effectuate any such easement rights, dedications, maps or restrictions. 
  
 30.29 Force Majeure. If Landlord cannot perform any of its obligations due to events beyond Landlord’s control, the time provided for performing such obligations shall be extended by a
period of time equal to the duration of such events. Events beyond Landlord’s control include, but are not limited to, acts of God, war, civil commotion, labor disputes, strikes, fire, flood or other casualty, shortages of labor or material,
government regulation and weather conditions. 
  
 30.30 Exhibits. Each exhibit attached to this Lease is
hereby incorporated herein by this reference. 
  
 30.31 Security Measures. Tenant hereby acknowledges that the
rent payable to Landlord hereunder may not include the cost of guard service or other security measures, and that Landlord shall have not obligation to provide the same. Tenant assumes all responsibility for the protection of the Premises, Tenant,
and its agents, employees, invitees and their property from the acts of third parties. 
  
 30.32 Landlord
Renovations. Except as specifically provided herein, it is specifically understood and agreed that Landlord has no obligation and has made no promises to alter, remodel, improve, renovate, repair or decorate the Premises or Project, or any part
thereof, and that no representations respecting the condition of the Premises or the Project have been made by Landlord to Tenant except as specifically set forth herein. However, Tenant acknowledges that Landlord may during the Term renovate,
improve, alter, or modify (collectively, “Renovations”) the Premises and/or Project, including without limitation the parking facilities, common areas, systems and equipment, roof, and structural portions of the same, which
Renovations may include, without limitation, (i) modifying the common areas and/or tenant spaces to comply with applicable laws and regulations, including regulations relating to the physically disabled, seismic conditions, and building safety and
security, and (ii) installing new carpeting, lighting, and wall coverings in certain common areas, and in connection with such Renovations, Landlord may, among other things, erect scaffolding or other necessary structures in the Project, limit or
eliminate access to portions of the Project, including portions of the common areas, or perform work in the Project, which work may create noise, dust or leave debris in the Project. Tenant hereby agrees that such Renovations and Landlord’s
actions in 

 
 40 

 connection with such Renovations shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Monthly
Rent or additional rent. 
  
 30.33 Waiver of Jury Trial. LANDLORD AND TENANT WAIVE THEIR RIGHT TO TRIAL BY
JURY OF ANY ACTION BROUGHT BY EITHER AGAINST THE OTHER ARISING OUT OF OR IN ANY WAY RELATED TO THIS LEASE, OR TENANT’S USE OR OCCUPANCY OF THE PREMISES. FURTHER, ANY CLAIM OR DEFENSE BY TENANT ARISING OUT OF OR IN ANY WAY RELATED TO THIS LEASE
SHALL BE BARRED UNLESS TENANT COMMENCES AN ACTION, OR INTERPOSES IN A LEGAL PROCEEDING A DEFENSE. IN NO EVENT SHALL TENANT HAVE THE RIGHT TO TERMINATE THIS LEASE AS A RESULT OF LANDLORD’S DEFAULT. TENANT’S REMEDIES SHALL BE LIMITED TO
DAMAGES AND INJUNCTIVE RELIEF. 
  
 30.34 Non-binding Until Fully Executed. THE SUBMISSION OF THIS LEASE FOR
EXAMINATION OR ITS NEGOTIATION OR THE NEGOTIATION OF THE TRANSACTION DESCRIBED HEREIN DOES NOT CONSTITUTE AN OFFER TO LEASE, AND THE EXECUTION OF THIS LEASE BY TENANT DOES NOT CONSTITUTE A BINDING CONTRACT UNTIL SUCH TIME AS THIS LEASE HAS BEEN
EXECUTED BY AUTHORIZED OFFICERS OF LANDLORD. THE PARTIES ACKNOWLEDGE AND AGREE THAT NO NEGOTIATIONS, DOCUMENT DRAFTS OR EXECUTION OF THIS LEASE BY TENANT SHALL GIVE RISE TO ANY RIGHTS IN TENANT TO TAKE ANY ACTION IN RELIANCE UPON THIS LEASE OR TO
OTHERWISE ANTICIPATE OR EXPECT THAT LANDLORD WILL SIGN THIS LEASE UNTIL IT IS IN FACT SIGNED AND DELIVERED TO BOTH OR ALL PARTIES. 
  
 30.35 Confidentiality. Tenant shall keep the provisions of this Lease strictly confidential and shall not disclose the provisions of this Lease to any person not a party to this Lease, except as approved in writing by
Landlord or as otherwise set forth in a Memorandum of Lease recorded by Landlord pursuant to Paragraph 30.7 above. 
  
 30.36 Contingencies. This Lease is subject to the satisfaction or waiver of the contingencies contained in this Paragraph 30.36. Either party, within ten (10) days after written request of the other after the date for each
such contingency has passed, will execute documentation indicating the satisfaction or waiver of such contingencies. 
  
 30.36.1 This Lease shall be contingent upon Landlord’s acquisition of the Project on or before March 31, 2001. If such contingency has not occurred by March 31, 2001, Tenant may terminate this Lease if such acquisition does not
occur within thirty (30) days after receipt of Tenant’s notice to so terminate. If such acquisition has not occurred by December 31, 2001, Landlord may terminate this Lease upon written notice to Tenant. 

 
 41 

  
 30.36.2 This Lease shall be conditioned upon modifications, if any, being made
to Paragraph 9.2 which are acceptable to both Landlord and Tenant in their sole discretion. If such contingency has not been satisfied or waived by Tenant by February 15, 2001, either party may terminate this Lease upon written notice to the other.
Landlord and Tenant agree that if Tenant has not given written notice to Landlord by February 8, 2001 that such contingency has not been satisfied, the contingency shall be conclusively deemed satisfied and this Lease shall continue in full force
and effect. 
  
 30.36.3 This Lease shall be conditioned upon Landlord being able to make the warranty contained in
Paragraph 4.6 above. The failure of Landlord to notify Tenant that this condition has not been satisfied by January 31, 2001, shall be conclusively deemed that this conditioned is satisfied or waived. If Landlord notifies Tenant in writing on or
before January 31, 2001, that Landlord is unable to make the warranty contained in Paragraph 4.6, Tenant may elect either (i) to terminate this Lease by February 8, 2001, or (ii) to continue this Lease in full force and effect, in which event
Paragraph 4.6 shall be deemed to be stricken in its entirety. The failure of Tenant to notify Landlord of its election of item (i) or (ii) above by February 8, 2001, shall be conclusively deemed Tenant’s election of item (ii) above.

 
 42 

 
	 TENANT:
 	 	  	 	 LANDLORD
 
	 
	 GenStar Therapeutics Corporation,
 a Delaware corporation
 	 	  	 	 PMSI Barnes Canyon, LLC,
 a California limited liability company

	 
	 By:
 	 	 /s/    ILLEGIBLE        
 
	 	  	 	 By:
 	 	 Pacific Management Services, Inc.
 a California corporation (Manager)
 
	 Its:
 	 	 President & CBO
 	 	  	 	  	 	  
	 
	 By:
 	 	 /s/    ILLEGIBLE        
 
	 	  	 	 By:
 	 	 /s/    ILLEGIBLE        
 

	 Its:
 	 	 Corporate Secretary
 	 	  	 	 Its:
 	 	 President
 

 
  
 If Tenant is a corporation, the authorized officers must sign on behalf of the corporation
and indicate the capacity in which they are signing. This Lease must be executed by the president and secretary, unless bylaws or a resolution of the board of directors shall otherwise provide, in which event the bylaws or a certified copy of the
resolution, as the case may be, must be concurrently delivered to Landlord. Such requirement may be waived by Landlord in its sole discretion. 

 
 432002 Stock Plan

  
 EXHIBIT 10.28 
  
 GENSTAR THERAPEUTICS CORPORATION 
  
 2002
STOCK PLAN 
  
 1.    Purposes of the Plan. The purposes of this 2002 Stock Plan are:

  

	 	•
	 
	to attract and retain the best available personnel for positions of substantial responsibility, 
 

  

	 	•
	 
	to provide additional incentive to Employees, Directors and Consultants, and 
 

  

	 	•
	 
	to promote the success of the Company’s business. 
 

  
 Options granted under the Plan may be Incentive Stock Options or Nonstatutory Stock Options, as determined by the Administrator at the time of grant. Stock Purchase Rights
may also be granted under the Plan. 
  
 2.    Definitions. As used herein, the following
definitions shall apply: 
  
 (a) “Administrator” means the Board or any of its Committees as shall
be administering the Plan, in accordance with Section 4 of the Plan. 
  
 (b) “Applicable Laws”
means the requirements relating to the administration of stock option plans under U.S. state corporate laws, U.S. federal and state securities laws, the Code, any stock exchange or quotation system on which the Common Stock is listed or quoted and
the applicable laws of any foreign country or jurisdiction where Options or Stock Purchase Rights are, or will be, granted under the Plan. 
  
 (c) “Board” means the Board of Directors of the Company. 
  
 (d) “Change in Control” means the occurrence of any of the following events: 
  
 (i) Any “person” (as such term is used in Sections 13(d) and 14(d) of the Exchange Act) becomes the “beneficial owner” (as defined in Rule 13d-3 of the Exchange Act), directly or indirectly, of securities of the
Company representing fifty percent (50%) or more of the total voting power represented by the Company’s then outstanding voting securities; or 
  
 (ii) The consummation of the sale or disposition by the Company of all or substantially all of the Company’s assets; 
  
 (iii) A change in the composition of the Board occurring within a two-year period, as a result of which fewer than a majority of the directors are Incumbent Directors.
“Incumbent Directors” means directors who either (A) are Directors as of the effective date of the Plan, or (B) are elected, or nominated for election, to the Board with the affirmative votes of at least a majority of the Incumbent
Directors at the time of such election or nomination (but will not include an individual whose election or nomination is in connection with an actual or threatened proxy contest relating to the election of directors to the Company); or 

 

  
 (iv) The consummation of a merger or consolidation of the Company with any other
corporation, other than a merger or consolidation which would result in the voting securities of the Company outstanding immediately prior thereto continuing to represent (either by remaining outstanding or by being converted into voting securities
of the surviving entity or its parent) at least fifty percent (50%) of the total voting power represented by the voting securities of the Company or such surviving entity or its parent outstanding immediately after such merger or consolidation.

  
 (e) “Code” means the Internal Revenue Code of 1986, as amended. 
  
 (f) “Committee” means a committee of Directors appointed by the Board in accordance with Section 4 of the Plan.

  
 (g) “Common Stock” means the common stock of the Company. 
  
 (h) “Company” means GenStar Therapeutics Corporation, a Delaware corporation. 
  
 (i) “Consultant” means any natural person, including an advisor, engaged by the Company or a Parent or Subsidiary to
render services to such entity. 
  
 (j) “Director” means a member of the Board. 

 
 (k) “Disability” means total and permanent disability as defined in Section 22(e)(3) of the Code.

  
 (l) “Employee” means any person, including Officers and Directors, employed by the Company or
any Parent or Subsidiary of the Company. A Service Provider shall not cease to be an Employee in the case of (i) any leave of absence approved by the Company or (ii) transfers between locations of the Company or between the Company, its Parent, any
Subsidiary, or any successor. For purposes of Incentive Stock Options, no such leave may exceed ninety days, unless reemployment upon expiration of such leave is guaranteed by statute or contract. If reemployment upon expiration of a leave of
absence approved by the Company is not so guaranteed, then three (3) months following the 91st day of such leave any Incentive Stock Option held by the Optionee shall cease to be treated as an Incentive Stock Option and shall be treated for tax
purposes as a Nonstatutory Stock Option. Neither service as a Director nor payment of a director’s fee by the Company shall be sufficient to constitute “employment” by the Company. 
  

(m) “Exchange Act” means the Securities Exchange Act of 1934, as amended. 
  
 (n) “Fair Market Value” means, as of any date, the value of Common Stock determined as follows: 

 
 - 2 - 

  
 (i) If the Common Stock is listed on any established stock exchange or a
national market system, including without limitation the Nasdaq National Market or The Nasdaq SmallCap Market of The Nasdaq Stock Market, its Fair Market Value shall be the closing sales price for such stock (or the closing bid, if no sales were
reported) as quoted on such exchange or system on the day of determination, as reported in The Wall Street Journal or such other source as the Administrator deems reliable; 
  
 (ii) If the Common Stock is regularly quoted by a recognized securities dealer but selling prices are not reported, the Fair Market Value of a Share of Common Stock shall
be the mean between the high bid and low asked prices for the Common Stock on the day of determination, as reported in The Wall Street Journal or such other source as the Administrator deems reliable; or 
  
 (iii) In the absence of an established market for the Common Stock, the Fair Market Value shall be determined in good faith by the
Administrator. 
  
 (o) “Incentive Stock Option” means an Option intended to qualify as an incentive
stock option within the meaning of Section 422 of the Code and the regulations promulgated thereunder. 
  
 (p)
“Nonstatutory Stock Option” means an Option not intended to qualify as an Incentive Stock Option. 
  
 (q) “Notice of Grant” means a written or electronic notice evidencing certain terms and conditions of an individual Option or Stock Purchase Right grant. The Notice of Grant is part of the Option Agreement.

  
 (r) “Officer” means a person who is an officer of the Company within the meaning of Section 16
of the Exchange Act and the rules and regulations promulgated thereunder. 
  
 (s) “Option” means a
stock option granted pursuant to the Plan. 
  
 (t) “Option Agreement” means an agreement between the
Company and an Optionee evidencing the terms and conditions of an individual Option grant. The Option Agreement is subject to the terms and conditions of the Plan. 
  
 (u) “Option Exchange Program” means a program whereby outstanding Options are surrendered in exchange for Options with a lower exercise price.

  
 (v) “Optioned Stock” means the Common Stock subject to an Option or Stock Purchase Right.

  
 (w) “Optionee” means the holder of an outstanding Option or Stock Purchase Right granted under
the Plan. 
  
 (x) “Outside Director” means a Director who is not an Employee. 

 
 - 3 - 

  
 (y) “Parent” means a “parent corporation,” whether now
or hereafter existing, as defined in Section 424(e) of the Code. 
  
 (z) “Plan” means this 2002
Stock Plan. 
  
 (aa) “Restricted Stock” means shares of Common Stock acquired pursuant to a grant of
Stock Purchase Rights under Section 11 of the Plan. 
  
 (bb) “Restricted Stock Purchase Agreement”
means a written agreement between the Company and the Optionee evidencing the terms and restrictions applying to stock purchased under a Stock Purchase Right. The Restricted Stock Purchase Agreement is subject to the terms and conditions of the Plan
and the Notice of Grant. 
  
 (cc) “Rule 16b-3” means Rule 16b-3 of the Exchange Act or any successor
to Rule 16b-3, as in effect when discretion is being exercised with respect to the Plan. 
  
 (dd) “Section
16(b)” means Section 16(b) of the Exchange Act. 
  
 (ee) “Service Provider” means an
Employee, Director or Consultant. 
  
 (ff) “Share” means a share of the Common Stock, as adjusted in
accordance with Section 12 of the Plan. 
  
 (gg) “Stock Purchase Right” means the right to purchase
Common Stock pursuant to Section 11 of the Plan, as evidenced by a Notice of Grant. 
  
 (hh)
“Subsidiary” means a “subsidiary corporation”, whether now or hereafter existing, as defined in Section 424(f) of the Code. 
  
 3.    Stock Subject to the Plan. Subject to the provisions of Section 12 of the Plan, the maximum aggregate number of Shares that may be optioned and sold under the Plan is
4,500,000 Shares plus (a) any Shares which have been reserved but not issued under the Company’s Urogen Corp. 1999 Stock Plan (the “1999 Plan) and the Company’s Urogen Corp. 1995 Stock Plan (the “1995 Plan”) as of the date
of stockholder approval of this Plan, (b) any Shares returned to the 1999 Plan and the 1995 Plan as a result of termination of options or repurchase of Shares issued under the 1999 Plan and the 1995 Plan and (c) an annual increase to be added on the
first day of the Company’s fiscal year beginning in 2004, equal to the lesser of (i) 500,000 shares, (ii) 2% of the outstanding shares on such date or (iii) a lesser amount determined by the Board. The Shares may be authorized, but unissued, or
reacquired Common Stock. 
  
 If an Option or Stock Purchase Right expires or becomes unexercisable without having
been exercised in full, or is surrendered pursuant to an Option Exchange Program, the unpurchased Shares which were subject thereto shall become available for future grant or sale under the Plan (unless the Plan has terminated); provided,
however, that Shares that have actually been issued under the Plan, whether upon exercise of an Option or Right, shall not be returned to the Plan and shall not become available for future distribution under the Plan, except that if Shares of
Restricted Stock are repurchased by the Company at their original purchase price, such Shares shall become available for future grant under the Plan. 

 
 - 4 - 

  
 4.    Administration of the Plan. 

 
 (a) Procedure. 
  
 (i) Multiple Administrative Bodies. Different Committees with respect to different groups of Service Providers may administer the Plan. 
  
 (ii) Section 162(m). To the extent that the Administrator determines it to be desirable to qualify Options granted hereunder as “performance-based
compensation” within the meaning of Section 162(m) of the Code, the Plan shall be administered by a Committee of two or more “outside directors” within the meaning of Section 162(m) of the Code. 
  
 (iii) Rule 16b-3. To the extent desirable to qualify transactions hereunder as exempt under Rule 16b-3, the transactions
contemplated hereunder shall be structured to satisfy the requirements for exemption under Rule 16b-3. 
  
 (iv)
Other Administration. Other than as provided above, the Plan shall be administered by (A) the Board or (B) a Committee, which committee shall be constituted to satisfy Applicable Laws. 
  

(b) Powers of the Administrator. Subject to the provisions of the Plan, and in the case of a Committee, subject to the specific duties delegated by the Board to
such Committee, the Administrator shall have the authority, in its discretion: 
  
 (i) to determine the Fair Market
Value; 
  
 (ii) to select the Service Providers to whom Options and Stock Purchase Rights may be granted hereunder;

  
 (iii) to determine the number of shares of Common Stock to be covered by each Option and Stock Purchase Right
granted hereunder; 
  
 (iv) to approve forms of agreement for use under the Plan; 
  
 (v) to determine the terms and conditions, not inconsistent with the terms of the Plan, of any Option or Stock Purchase Right granted
hereunder. Such terms and conditions include, but are not limited to, the exercise price, the time or times when Options or Stock Purchase Rights may be exercised (which may be based on performance criteria), any vesting acceleration or waiver of
forfeiture restrictions, and any restriction or limitation regarding any Option or Stock Purchase Right or the shares of Common Stock relating thereto, based in each case on such factors as the Administrator, in its sole discretion, shall determine;

  
 (vi) to reduce the exercise price of any Option or Stock Purchase Right to the then current Fair Market Value if
the Fair Market Value of the Common Stock covered by such Option or Stock Purchase Right shall have declined since the date the Option or Stock Purchase Right was granted; 
  
 (vii) to institute an Option Exchange Program; 

 
 - 5 - 

  
 (viii) to construe and interpret the terms of the Plan and awards granted
pursuant to the Plan; 
  
 (ix) to prescribe, amend and rescind rules and regulations relating to the Plan, including
rules and regulations relating to sub-plans established for the purpose of satisfying applicable foreign laws; 
  
 (x) to modify or amend each Option or Stock Purchase Right (subject to Section 14(c) of the Plan), including the discretionary authority to extend the post-termination exercisability period of Options longer than is otherwise
provided for in the Plan; 
  
 (xi) to allow Optionees to satisfy withholding tax obligations by electing to have the
Company withhold from the Shares to be issued upon exercise of an Option or Stock Purchase Right that number of Shares having a Fair Market Value equal to the minimum amount required to be withheld. The Fair Market Value of the Shares to be withheld
shall be determined on the date that the amount of tax to be withheld is to be determined. All elections by an Optionee to have Shares withheld for this purpose shall be made in such form and under such conditions as the Administrator may deem
necessary or advisable; 
  
 (xii) to authorize any person to execute on behalf of the Company any instrument
required to effect the grant of an Option or Stock Purchase Right previously granted by the Administrator; 
  
 (xiii) to make all other determinations deemed necessary or advisable for administering the Plan. 
  
 (c) Effect of Administrator’s Decision. The Administrator’s decisions, determinations and interpretations shall be final and binding on all Optionees and any other holders of Options or Stock Purchase Rights.

  
 5.    Eligibility. Nonstatutory Stock Options and Stock Purchase Rights may be granted
to Service Providers. Incentive Stock Options may be granted only to Employees. 
  
 6.    Limitations. 
  
 (a) Each Option shall be designated in the Option
Agreement as either an Incentive Stock Option or a Nonstatutory Stock Option. However, notwithstanding such designation, to the extent that the aggregate Fair Market Value of the Shares with respect to which Incentive Stock Options are exercisable
for the first time by the Optionee during any calendar year (under all plans of the Company and any Parent or Subsidiary) exceeds $100,000, such Options shall be treated as Nonstatutory Stock Options. For purposes of this Section 6(a), Incentive
Stock Options shall be taken into account in the order in which they were granted. The Fair Market Value of the Shares shall be determined as of the time the Option with respect to such Shares is granted. 
  
 (b) Neither the Plan nor any Option or Stock Purchase Right shall confer upon an Optionee any right with respect to continuing the
Optionee’s relationship as a Service Provider with the Company, nor shall they interfere in any way with the Optionee’s right or the Company’s right to terminate such relationship at any time, with or without cause. 

 
 - 6 - 

  
 (c) The following limitations shall apply to grants of Options: 

 
 (i) No Service Provider shall be granted, in any fiscal year of the Company, Options to purchase more than 750,000 Shares.

  
 (ii) In connection with his or her initial service, a Service Provider may be granted Options to purchase up to
an additional 2,500,000 Shares, which shall not count against the limit set forth in subsection (i) above. 
  
 (iii)
The foregoing limitations shall be adjusted proportionately in connection with any change in the Company’s capitalization as described in Section 12. 
  
 (iv) If an Option is cancelled in the same fiscal year of the Company in which it was granted (other than in connection with a transaction described in Section 12), the cancelled Option will be counted
against the limits set forth in subsections (i) and (ii) above. For this purpose, if the exercise price of an Option is reduced, the transaction will be treated as a cancellation of the Option and the grant of a new Option. 
  
 7.    Term of Plan. Subject to Section 18 of the Plan, the Plan shall become effective upon its adoption by the
Board. It shall continue in effect for a term of ten (10) years unless terminated earlier under Section 14 of the Plan. 
  
 8.    Term of Option. The term of each Option shall be stated in the Option Agreement. In the case of an Incentive Stock Option, the term shall be ten (10) years from the date of grant or such shorter term
as may be provided in the Option Agreement. Moreover, in the case of an Incentive Stock Option granted to an Optionee who, at the time the Incentive Stock Option is granted, owns stock representing more than ten percent (10%) of the total combined
voting power of all classes of stock of the Company or any Parent or Subsidiary, the term of the Incentive Stock Option shall be five (5) years from the date of grant or such shorter term as may be provided in the Option Agreement. 

 
 9.    Option Exercise Price and Consideration. 
  

(a) Exercise Price. The per share exercise price for the Shares to be issued pursuant to exercise of an Option shall be determined by the Administrator, subject
to the following: 
  
 (i) In the case of an Incentive Stock Option 
  
 (A) granted to an Employee who, at the time the Incentive Stock Option is granted, owns stock representing more than ten percent (10%) of
the voting power of all classes of stock of the Company or any Parent or Subsidiary, the per Share exercise price shall be no less than 110% of the Fair Market Value per Share on the date of grant. 
  
 (B) granted to any Employee other than an Employee described in paragraph (A) immediately above, the per Share exercise price shall be no
less than 100% of the Fair Market Value per Share on the date of grant. 

 
 - 7 - 

  
 (ii) In the case of a Nonstatutory Stock Option, the per Share exercise price
shall be determined by the Administrator. In the case of a Nonstatutory Stock Option intended to qualify as “performance-based compensation” within the meaning of Section 162(m) of the Code, the per Share exercise price shall be no less
than 100% of the Fair Market Value per Share on the date of grant. 
  
 (iii) Notwithstanding the foregoing, Options
may be granted with a per Share exercise price of less than 100% of the Fair Market Value per Share on the date of grant pursuant to a merger or other corporate transaction. 
  
 (b) Waiting Period and Exercise Dates. At the time an Option is granted, the Administrator shall establish the period within which the Option may be exercised and
shall determine any conditions that must be satisfied before the Option may be exercised. Following the initial grant of an Option, the Administrator may, in its discretion, accelerate the time at which an Option (or any part thereof) may be
exercised and/or extend the post-termination exercisability period of an Option longer than otherwise provided for in the relevant Option Agreement or the Plan, provided that any such modification of the terms and conditions of an Option shall be
subject to the provisions of Section 14(c) (implemented as if it applied to modifications of an outstanding Option). 
  
 (c) Form of Consideration. The Administrator shall determine the acceptable form of consideration for exercising an Option, including the method of payment. In the case of an Incentive Stock Option, the Administrator shall
determine the acceptable form of consideration at the time of grant. Such consideration may consist entirely of: 
  
 (i) cash; 
  
 (ii) check; 
  
 (iii) promissory note; 
  
 (iv) other
Shares which, in the case of Shares acquired directly or indirectly from the Company, (A) have been owned by the Optionee for more than six (6) months on the date of surrender, and (B) have a Fair Market Value on the date of surrender equal to the
aggregate exercise price of the Shares as to which said Option shall be exercised; 
  
 (v) consideration received by
the Company under a cashless exercise program implemented by the Company in connection with the Plan; 
  
 (vi) a
reduction in the amount of any Company liability to the Optionee, including any liability attributable to the Optionee’s participation in any Company-sponsored deferred compensation program or arrangement; 
  
 (vii) any combination of the foregoing methods of payment; or 
  
 (viii) such other consideration and method of payment for the issuance of Shares to the extent permitted by Applicable Laws. 
  
 10.    Exercise of Option. 
  
 (a) Procedure for Exercise; Rights as a Stockholder. Any Option granted hereunder shall be exercisable according to the terms of the Plan and at such times and under
such conditions as determined by the Administrator and set forth in the Option Agreement. Unless the Administrator provides otherwise, vesting of Options granted hereunder shall be suspended during any unpaid leave of absence. An Option may not be
exercised for a fraction of a Share. 

 
 - 8 - 

  
 An Option shall be deemed exercised when the Company receives: (i) written or
electronic notice of exercise (in accordance with the Option Agreement) from the person entitled to exercise the Option, and (ii) full payment for the Shares with respect to which the Option is exercised. Full payment may consist of any
consideration and method of payment authorized by the Administrator and permitted by the Option Agreement and the Plan. Shares issued upon exercise of an Option shall be issued in the name of the Optionee or, if requested by the Optionee, in the
name of the Optionee and his or her spouse. Until the Shares are issued (as evidenced by the appropriate entry on the books of the Company or of a duly authorized transfer agent of the Company), no right to vote or receive dividends or any other
rights as a stockholder shall exist with respect to the Optioned Stock, notwithstanding the exercise of the Option. The Company shall issue (or cause to be issued) such Shares promptly after the Option is exercised. No adjustment will be made for a
dividend or other right for which the record date is prior to the date the Shares are issued, except as provided in Section 12 of the Plan. 
  
 Exercising an Option in any manner shall decrease the number of Shares thereafter available, both for purposes of the Plan and for sale under the Option, by the number of Shares as to which the Option
is exercised. 
  
 (b) Termination of Relationship as a Service Provider. If an Optionee ceases to be a Service
Provider, other than upon the Optionee’s death or Disability, the Optionee may exercise his or her Option within such period of time as is specified in the Option Agreement to the extent that the Option is vested on the date of termination (but
in no event later than the expiration of the term of such Option as set forth in the Option Agreement). In the absence of a specified time in the Option Agreement, the Option shall remain exercisable for three (3) months following the
Optionee’s termination. If, on the date of termination, the Optionee is not vested as to his or her entire Option, the Shares covered by the unvested portion of the Option shall revert to the Plan. If, after termination, the Optionee does not
exercise his or her Option within the time specified by the Administrator, the Option shall terminate, and the Shares covered by such Option shall revert to the Plan. 
  
 (c) Disability of Optionee. If an Optionee ceases to be a Service Provider as a result of the Optionee’s Disability, the Optionee may exercise his or her Option
within such period of time as is specified in the Option Agreement to the extent the Option is vested on the date of termination (but in no event later than the expiration of the term of such Option as set forth in the Option Agreement). In the
absence of a specified time in the Option Agreement, the Option shall remain exercisable for twelve (12) months following the Optionee’s termination. If, on the date of termination, the Optionee is not vested as to his or her entire Option, the
Shares covered by the unvested portion of the Option shall revert to the Plan. If, after termination, the Optionee does not exercise his or her Option within the time specified herein, the Option shall terminate, and the Shares covered by such
Option shall revert to the Plan. 

 
 - 9 - 

  
 (d) Death of Optionee. If an Optionee dies while a Service Provider, the
Option may be exercised following the Optionee’s death within such period of time as is specified in the Option Agreement to the extent that the Option is vested on the date of death (but in no event may the option be exercised later than the
expiration of the term of such Option as set forth in the Option Agreement), by the Optionee’s designated beneficiary, provided such beneficiary has been designated prior to Optionee’s death in a form acceptable to the Administrator. If no
such beneficiary has been designated by the Optionee, then such Option may be exercised by the personal representative of the Optionee’s estate or by the person(s) to whom the Option is transferred pursuant to the Optionee’s will or in
accordance with the laws of descent and distribution. In the absence of a specified time in the Option Agreement, the Option shall remain exercisable for twelve (12) months following Optionee’s death. If, at the time of death, Optionee is not
vested as to his or her entire Option, the Shares covered by the unvested portion of the Option shall immediately revert to the Plan. If the Option is not so exercised within the time specified herein, the Option shall terminate, and the Shares
covered by such Option shall revert to the Plan. 
  
 11.    Stock Purchase Rights.

  
 (a) Rights to Purchase. Stock Purchase Rights may be issued either alone, in addition to, or in tandem
with other awards granted under the Plan and/or cash awards made outside of the Plan. After the Administrator determines that it will offer Stock Purchase Rights under the Plan, it shall advise the offeree in writing or electronically, by means of a
Notice of Grant, of the terms, conditions and restrictions related to the offer, including the number of Shares that the offeree shall be entitled to purchase, the price to be paid, and the time within which the offeree must accept such offer. The
offer shall be accepted by execution of a Restricted Stock Purchase Agreement in the form determined by the Administrator. 
  
 (b) Repurchase Option. Unless the Administrator determines otherwise, the Restricted Stock Purchase Agreement shall grant the Company a repurchase option exercisable upon the voluntary or involuntary termination of the
purchaser’s service with the Company for any reason (including death or Disability). The purchase price for Shares repurchased pursuant to the Restricted Stock Purchase Agreement shall be the original price paid by the purchaser and may be paid
by cancellation of any indebtedness of the purchaser to the Company. The repurchase option shall lapse at a rate determined by the Administrator. 
  
 (c) Other Provisions. The Restricted Stock Purchase Agreement shall contain such other terms, provisions and conditions not inconsistent with the Plan as may be determined by the Administrator
in its sole discretion. 
  
 (d) Rights as a Stockholder. Once the Stock Purchase Right is exercised, the
purchaser shall have the rights equivalent to those of a stockholder, and shall be a stockholder when his or her purchase is entered upon the records of the duly authorized transfer agent of the Company. No adjustment will be made for a dividend or
other right for which the record date is prior to the date the Stock Purchase Right is exercised, except as provided in Section 12 of the Plan. 
  
 (i) Transferability of Options and Stock Purchase Rights. Unless determined otherwise by the Administrator, an Option or Stock Purchase Right may not be sold, pledged, assigned, hypothecated,
transferred, or disposed of in any manner other than by will or by the laws of descent or distribution and may be exercised, during the lifetime of the Optionee, only by the Optionee. If the Administrator makes an Option or Stock Purchase Right
transferable, such Option or Stock Purchase Right shall contain such additional terms and conditions as the Administrator deems appropriate. 

 
 - 10 - 

  
 12.    Adjustments Upon Changes in Capitalization, Merger
or Change in Control. 
  
 (a) Changes in Capitalization. Subject to any required action by the
stockholders of the Company, the number of shares of Common Stock that have been authorized for issuance under the Plan but as to which no Options or Stock Purchase Rights have yet been granted or which have been returned to the Plan upon
cancellation or expiration of an Option or Stock Purchase Right, the number of Shares that may be added annually to the Plan pursuant to Section 3(i), and the number of shares of Common Stock as well as the price per share of Common Stock covered by
each such outstanding Option or Stock Purchase Right, shall be proportionately adjusted for any increase or decrease in the number of issued shares of Common Stock resulting from a stock split, reverse stock split, stock dividend, combination or
reclassification of the Common Stock, or any other increase or decrease in the number of issued shares of Common Stock effected without receipt of consideration by the Company; provided, however, that conversion of any convertible securities of the
Company shall not be deemed to have been “effected without receipt of consideration.” Such adjustment shall be made by the Board, whose determination in that respect shall be final, binding and conclusive. Except as expressly provided
herein, no issuance by the Company of shares of stock of any class, or securities convertible into shares of stock of any class, shall affect, and no adjustment by reason thereof shall be made with respect to, the number or price of shares of Common
Stock subject to an Option or Stock Purchase Right. 
  
 (b) Dissolution or Liquidation. In the event of the
proposed dissolution or liquidation of the Company, the Administrator shall notify each Optionee as soon as practicable prior to the effective date of such proposed transaction. The Administrator in its discretion may provide for an Optionee to have
the right to exercise his or her Option until ten (10) days prior to such transaction as to all of the Optioned Stock covered thereby, including Shares as to which the Option would not otherwise be exercisable. In addition, the Administrator may
provide that any Company repurchase option applicable to any Shares purchased upon exercise of an Option or Stock Purchase Right shall lapse as to all such Shares, provided the proposed dissolution or liquidation takes place at the time and in the
manner contemplated. To the extent it has not been previously exercised, an Option or Stock Purchase Right will terminate immediately prior to the consummation of such proposed action. 
  
 (c) Merger or Change in Control. In the event of a merger of the Company with or into another corporation, or a Change in Control, each outstanding Option and Stock
Purchase Right shall be assumed or an equivalent option or right substituted by the successor corporation or a Parent or Subsidiary of the successor corporation.  
  
 In the event that the successor corporation refuses to assume or substitute for the Option or Stock Purchase Right, the Optionee shall fully vest in and have the right to
exercise the Option or Stock Purchase Right as to all of the Optioned Stock, including Shares as to which it would not otherwise be vested or exercisable. If an Option or Stock Purchase Right becomes fully vested and exercisable in lieu of
assumption or substitution in the event of a merger or sale of assets, the Administrator shall notify the Optionee in writing or electronically that the Option or Stock Purchase Right shall be fully vested and exercisable for a period of fifteen
(15) days from the date of such notice, and the Option or Stock Purchase Right shall terminate upon the expiration of such period. 

 
 - 11 - 

  
 For the purposes of this subsection (c), the Option or Stock Purchase Right
shall be considered assumed if, following the merger or Change in Control, the option or right confers the right to purchase or receive, for each Share of Optioned Stock subject to the Option or Stock Purchase Right immediately prior to the merger
or Change in Control, the consideration (whether stock, cash, or other securities or property) received in the merger or Change in Control by holders of Common Stock for each Share held on the effective date of the transaction (and if holders were
offered a choice of consideration, the type of consideration chosen by the holders of a majority of the outstanding Shares); provided, however, that if such consideration received in the merger or Change in Control is not solely common stock of the
successor corporation or its Parent, the Administrator may, with the consent of the successor corporation, provide for the consideration to be received upon the exercise of the Option or Stock Purchase Right, for each Share of Optioned Stock subject
to the Option or Stock Purchase Right, to be solely common stock of the successor corporation or its Parent equal in fair market value to the per share consideration received by holders of Common Stock in the merger or Change in Control.

  
 13.    Date of Grant. The date of grant of an Option or Stock Purchase Right shall be,
for all purposes, the date on which the Administrator makes the determination granting such Option or Stock Purchase Right, or such other later date as is determined by the Administrator. Notice of the determination shall be provided to each
Optionee within a reasonable time after the date of such grant. 
  
 14.    Amendment and
Termination of the Plan. 
  
 (a) Amendment and Termination. The Board may at any time amend, alter,
suspend or terminate the Plan. 
  
 (b) Stockholder Approval. The Company shall obtain stockholder approval of
any Plan amendment to the extent necessary and desirable to comply with Applicable Laws. 
  
 (c) Effect of
Amendment or Termination. No amendment, alteration, suspension or termination of the Plan shall impair the rights of any Optionee, unless mutually agreed otherwise between the Optionee and the Administrator, which agreement must be in writing
and signed by the Optionee and the Company. Termination of the Plan shall not affect the Administrator’s ability to exercise the powers granted to it hereunder with respect to Options granted under the Plan prior to the date of such
termination. 
  
 15.    Conditions Upon Issuance of Shares. 
  
 (a) Legal Compliance. Shares shall not be issued pursuant to the exercise of an Option or Stock Purchase Right unless the exercise
of such Option or Stock Purchase Right and the issuance and delivery of such Shares shall comply with Applicable Laws and shall be further subject to the approval of counsel for the Company with respect to such compliance. 

 
 - 12 - 

  
 (b) Investment Representations. As a condition to the exercise of an
Option or Stock Purchase Right, the Company may require the person exercising such Option or Stock Purchase Right to represent and warrant at the time of any such exercise that the Shares are being purchased only for investment and without any
present intention to sell or distribute such Shares if, in the opinion of counsel for the Company, such a representation is required. 
  
 16.    Inability to Obtain Authority. The inability of the Company to obtain authority from any regulatory body having jurisdiction, which authority is deemed by the Company’s counsel to be
necessary to the lawful issuance and sale of any Shares hereunder, shall relieve the Company of any liability in respect of the failure to issue or sell such Shares as to which such requisite authority shall not have been obtained. 

 
 17.    Reservation of Shares. The Company, during the term of this Plan, will at all times reserve
and keep available such number of Shares as shall be sufficient to satisfy the requirements of the Plan. 
  
 18.    Stockholder Approval. The Plan shall be subject to approval by the stockholders of the Company within twelve (12) months after the date the Plan is adopted. Such stockholder approval shall be
obtained in the manner and to the degree required under Applicable Laws. 

 
 - 13 - 

 GENSTAR THERAPEUTICS CORPORATION 
  
 2002 STOCK PLAN 
  
 STOCK OPTION AGREEMENT 

 
 Unless otherwise defined herein, the terms defined in the Plan shall have the same defined meanings in this Option Agreement.

  
 I. NOTICE OF STOCK OPTION GRANT 
  
 Name: 
  
 Address: 
  
 You have been granted an option to purchase Common Stock of the Company, subject to the terms and conditions of the Plan and this Option
Agreement, as follows: 
  
 
	 Grant Number
 	  	                                      
                                        
                 
 
	 Date of Grant
 	  	                                      
                                        
                 
 
	 Vesting Commencement Date
 	  	                                      
                                        
                 
 
	 Exercise Price per Share
 	  	 $                                     
                                        
               
 
	 Total Number of Shares Granted
 	  	                                      
                                        
                 
 
	 Total Exercise Price
 	  	 $                                     
                                        
               
 
	 Type of Option:
 	  	                                      
                                        
                 
 
	  	  	      Incentive Stock Option
 
	  	  	      Nonstatutory Stock Option
 
	 Term/Expiration Date:
 	  	                                      
                                        
                 
 

 
  
 Vesting Schedule: 
  
 Subject to accelerated vesting as set forth below, this Option may be exercised, in whole or in part, in accordance with the following
schedule: 
  
 25% of the Shares subject to the Option shall vest twelve months after the Vesting Commencement Date,
and 1/48 of the Shares subject to the Option shall vest each month thereafter on the same day of the month as the Vesting Commencement Date, subject to the Optionee continuing to be a Service Provider on such dates. 

 

  
 Termination Period: 
  

This Option may be exercised for three (3) months after Optionee ceases to be a Service Provider. Upon the death or Disability of Optionee, this Option may be
exercised for twelve (12) months after Optionee ceases to be a Service Provider. In no event shall this Option be exercised later than the Term/Expiration Date as provided above. 
  
 II.     AGREEMENT 
  
 A. Grant
of Option. 
  
 The Plan Administrator of the Company hereby grants to the Optionee named in the Notice of Grant
attached as Part I of this Agreement (the “Optionee”) an option (the “Option”) to purchase the number of Shares, as set forth in the Notice of Grant, at the exercise price per share set forth in the Notice of Grant (the
“Exercise Price”), subject to the terms and conditions of the Plan, which is incorporated herein by reference. Subject to Section 14(c) of the Plan, in the event of a conflict between the terms and conditions of the Plan and the terms and
conditions of this Option Agreement, the terms and conditions of the Plan shall prevail. 
  
 If designated in the
Notice of Grant as an Incentive Stock Option (“ISO”), this Option is intended to qualify as an Incentive Stock Option under Section 422 of the Code. However, if this Option is intended to be an Incentive Stock Option, to the extent that it
exceeds the $100,000 rule of Code Section 422(d) it shall be treated as a Nonstatutory Stock Option (“NSO”). 
  
 B. Exercise of Option. 
  
 (a) Right to Exercise. This Option is exercisable during its
term in accordance with the Vesting Schedule set out in the Notice of Grant and the applicable provisions of the Plan and this Option Agreement. 
  
 (b) Method of Exercise. This Option is exercisable by delivery of an exercise notice, in the form attached as Exhibit A (the “Exercise Notice”), which shall state the election
to exercise the Option, the number of Shares in respect of which the Option is being exercised (the “Exercised Shares”), and such other representations and agreements as may be required by the Company pursuant to the provisions of the
Plan. The Exercise Notice shall be completed by the Optionee and delivered to the Company. The Exercise Notice shall be accompanied by payment of the aggregate Exercise Price as to all Exercised Shares. This Option shall be deemed to be exercised
upon receipt by the Company of such fully executed Exercise Notice accompanied by such aggregate Exercise Price. 
  
 No Shares shall be issued pursuant to the exercise of this Option unless such issuance and exercise complies with Applicable Laws. Assuming such compliance, for income tax purposes the Exercised Shares shall be considered transferred
to the Optionee on the date the Option is exercised with respect to such Exercised Shares. 

 
 15 

  
 C. Method of Payment. 
  
 Payment of the aggregate Exercise Price shall be by any of the following, or a combination thereof, at the election of the Optionee:

  
 1. cash; 
  
 2. check; 
  
 3. consideration received by the Company under a
cashless exercise program implemented by the Company in connection with the Plan; or 
  
 4. surrender of other
Shares, which in the case of Shares acquired from the Company, (i) have been owned by the Optionee for more than six (6) months on the date of surrender, and (ii) have a Fair Market Value on the date of surrender equal to the aggregate Exercise
Price of the Exercised Shares. 
  
 D.    Non-Transferability of Option. 

 
 This Option may not be transferred in any manner otherwise than by will or by the laws of descent or distribution and may be
exercised during the lifetime of Optionee only by the Optionee. The terms of the Plan and this Option Agreement shall be binding upon the executors, administrators, heirs, successors and assigns of the Optionee. 
  
 E.    Term of Option. 
  
 This Option may be exercised only within the term set out in the Notice of Grant, and may be exercised during such term only in accordance with the Plan and the terms of this Option Agreement.

  
 F.    Tax Obligations. 
  
 1. Withholding Taxes. Optionee agrees to make appropriate arrangements with the Company (or the Parent or Subsidiary employing or retaining Optionee) for the
satisfaction of all Federal, state, and local income and employment tax withholding requirements applicable to the Option exercise. Optionee acknowledges and agrees that the Company may refuse to honor the exercise and refuse to deliver Shares if
such withholding amounts are not delivered at the time of exercise. 
  
 2. Notice of Disqualifying Disposition of
ISO Shares. If the Option granted to Optionee herein is an ISO, and if Optionee sells or otherwise disposes of any of the Shares acquired pursuant to the ISO on or before the later of (1) the date two years after the Date of Grant, or (2) the
date one year after the date of exercise, the Optionee shall immediately notify the Company in writing of such disposition. Optionee agrees that Optionee may be subject to income tax withholding by the Company on the compensation income recognized
by the Optionee. 

 
 16 

 G. Entire Agreement; Governing Law. 
  
 The Plan is incorporated herein by reference. The Plan and this Option Agreement constitute the entire agreement of the parties with respect to the subject matter hereof
and supersede in their entirety all prior undertakings and agreements of the Company and Optionee with respect to the subject matter hereof, and may not be modified adversely to the Optionee’s interest except by means of a writing signed by the
Company and Optionee. This agreement is governed by the internal substantive laws, but not the choice of law rules, of California. 
  
 H. NO GUARANTEE OF CONTINUED SERVICE. 
  
 OPTIONEE ACKNOWLEDGES AND AGREES THAT THE
VESTING OF SHARES PURSUANT TO THE VESTING SCHEDULE HEREOF IS EARNED ONLY BY CONTINUING AS A SERVICE PROVIDER AT THE WILL OF THE COMPANY (AND NOT THROUGH THE ACT OF BEING HIRED, BEING GRANTED AN OPTION OR PURCHASING SHARES HEREUNDER). OPTIONEE
FURTHER ACKNOWLEDGES AND AGREES THAT THIS AGREEMENT, THE TRANSACTIONS CONTEMPLATED HEREUNDER AND THE VESTING SCHEDULE SET FORTH HEREIN DO NOT CONSTITUTE AN EXPRESS OR IMPLIED PROMISE OF CONTINUED ENGAGEMENT AS A SERVICE PROVIDER FOR THE VESTING
PERIOD, FOR ANY PERIOD, OR AT ALL, AND SHALL NOT INTERFERE WITH OPTIONEE’S RIGHT OR THE COMPANY’S RIGHT TO TERMINATE OPTIONEE’S RELATIONSHIP AS A SERVICE PROVIDER AT ANY TIME, WITH OR WITHOUT CAUSE. 
  
 By your signature and the signature of the Company’s representative below, you and the Company agree that this Option is granted
under and governed by the terms and conditions of the Plan and this Option Agreement. Optionee has reviewed the Plan and this Option Agreement in their entirety, has had an opportunity to obtain the advice of counsel prior to executing this Option
Agreement and fully understands all provisions of the Plan and Option Agreement. Optionee hereby agrees to accept as binding, conclusive and final all decisions or interpretations of the Administrator upon any questions relating to the Plan and
Option Agreement. Optionee further agrees to notify the Company upon any change in the residence address indicated below. 
  
 
	 OPTIONEE:
 	 	  	 	 GENSTAR THERAPEUTICS CORP.
 
	 
	  
 
Signature
 	 	  	 	  
 
By
 
	 
	  
 
Print Name
 	 	  	 	  
 
Title
 
	 
	  
 
Residence Address
  

	 	  	 	  

 

 
 17 

 EXHIBIT A 
  
 GENSTAR THERAPEUTICS CORPORATION 
  
 2002 STOCK PLAN 
  
 EXERCISE NOTICE 
  
 GenStar Therapeutics Corporation 
 10865 Altman Row 
 San Diego, CA 92121 
  
 Attention: [Title] 
  
 1.    Exercise of Option. Effective as of
today,                         ,             , the undersigned
(“Purchaser”) hereby elects to purchase                  shares (the “Shares”) of the Common Stock of GenStar Therapeutics Corporation (the
“Company”) under and pursuant to the 2002 Stock Plan (the “Plan”) and the Stock Option Agreement dated,              (the “Option Agreement”). The purchase
price for the Shares shall be $            , as required by the Option Agreement. 
  
 2.    Delivery of Payment. Purchaser herewith delivers to the Company the full purchase price for the Shares any required withholding taxes to be paid in connection with the
exercise of the Option. 
  
 3.    Representations of Purchaser. Purchaser acknowledges
that Purchaser has received, read and understood the Plan and the Option Agreement and agrees to abide by and be bound by their terms and conditions. 
  
 4.    Rights as Shareholder. Until the issuance (as evidenced by the appropriate entry on the books of the Company or of a duly authorized transfer agent of the Company) of
the Shares, no right to vote or receive dividends or any other rights as a shareholder shall exist with respect to the Optioned Stock, notwithstanding the exercise of the Option. The Shares so acquired shall be issued to the Optionee as soon as
practicable after exercise of the Option. No adjustment will be made for a dividend or other right for which the record date is prior to the date of issuance, except as provided in Section 12 of the Plan. 
  
 5.    Tax Consultation. Purchaser understands that Purchaser may suffer adverse tax consequences as a result of
Purchaser’s purchase or disposition of the Shares. Purchaser represents that Purchaser has consulted with any tax consultants Purchaser deems advisable in connection with the purchase or disposition of the Shares and that Purchaser is not
relying on the Company for any tax advice. 
  
 6.    Entire Agreement; Governing Law. The
Plan and Option Agreement are incorporated herein by reference. This Agreement, the Plan and the Option Agreement constitute the entire 

 
 18 

 agreement of the parties with respect to the subject matter hereof and supersede in their entirety all prior undertakings and agreements of the
Company and Purchaser with respect to the subject matter hereof, and may not be modified adversely to the Purchaser’s interest except by means of a writing signed by the Company and Purchaser. This agreement is governed by the internal
substantive laws, but not the choice of law rules, of California. 
  
 
	 Submitted by:
 	 	  	 	 Accepted by:
 
	 
	 PURCHASER:
 	 	  	 	 GENSTAR THERAPEUTICS CORP.
 
	 
	                                      
                                        
                          
 	 	  	 	                                      
                                        
                          
 
	 Signature
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	  	 	  	 	 Date Received
 

 

 
 19

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00046-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00046-of-00352.parquet"}]]