Document:

Consulting and Employment Agreement dtd April 23, 1997

  
 EXHIBIT 10.6 
  
 CONSULTING AND EMPLOYMENT AGREEMENT 
  
 THIS EMPLOYMENT AGREEMENT (“Agreement”) is made and entered into as of April 23, 1997, by and between UroGen Corp., a Delaware corporation (the “Company”), and Paul Quadros, an individual resident of the State of
California (“Consultant” or “Employee”). 
  
 WITNESSETH, 
  
 WHEREAS, the Company is a development stage company formed to develop diagnostic and therapeutic products for the detection and treatment
of urologic diseases; 
  
 WHEREAS, Consultant is currently serving in the capacity of President and Chief Executive
Officer; 
  
 WHEREAS, the Company anticipates a financing of not less than $500,000 of gross proceeds prior to
December 31, 1997 (the “Financing Event”); and, 
  
 WHEREAS, the parties wish to (a) provide for the
retention of Consultant, pending completion of the Financing, and (b) set forth the terms under which Consultant shall continue to provide services pending completion of the Financing Event, and (c) set forth the terms under which Consultant shall
become an employee (“Employment Period”) upon completion of the Financing Event; 
  
 NOW, THEREFORE, in
consideration of the premises, the mutual promises hereinafter set forth, and other good and valuable consideration had and received, the parties hereby agree as follows: 
  
 1.    Term of Consulting Engagement or Employment. Upon and subject to the terms, conditions and other provisions of this Agreement, the Company
hereby retains Consultant, and Consultant hereby agrees to serve for the period commencing on April 23, 1997, and ending upon the completion of the Financing Event (the “Consulting Period”). 
  
 2.    Services and Duties. During the Consulting Period, Consultant shall: 
  
 (a) Perform the services of President and CEO as may be set forth in the Bylaws of Company and as are customarily required by such
position; 
  
 (b) Observe and conform to the policies and directions promulgated from time to time by Company’s
Board of Directors; and 
  
 (c) Serve the Company faithfully, diligently and competently and to the best of his
ability. 

 

  
 3.    Time to be Devoted to Employment.

  
 3.1 During the Consulting Period, Consultant shall devote an average of two to three days per week to the
business of the Company. 
  
 3.2 During the Employment Period, Consultant shall become an Employee and devote
adequate business time, attention and energies to his duties and responsibilities hereunder, appropriate with his ongoing position. It is expected that Mr. Quadros will spend, on average, three days per week at the Company’s San Diego
headquarters facility. 
  
 4.    Compensation and Other Benefits. As compensation in
full for the services to be rendered hereunder, Mr. Quadros shall receive the following compensation: 
  
 (a)
During the Consulting Period a retainer in the amount of $5,000 per month; 
  
 (b) During the Employment Period:

  
 (i) A salary in the amount of $10,000 per month (“Base Salary”); 
  
 (ii) Such health insurance and other benefits as Company customarily provides to its employees; and 
  
 (iii) Stock options as may be granted from time to time by the Board of Directors of the Company. 
  
 5.    Certain Business Expenses. The Company shall reimburse business expenses (a) which are reasonable and
necessary and were incurred in the course of the performance of his duties pursuant to this Agreement. 
  
 6.    Confidential Information. 
  
 6.1 Consultant acknowledges that,
because of his position hereunder, he will be in a confidential relationship with the Company and will have access to confidential information and trade secrets of the Company. 
  
 6.2 Consultant agrees that except in the limited performance of his duties under this Agreement, Consultant shall not use for his own benefit or disclose to any third-party
Confidential Information acquired by reason of his employment under this Agreement or his status as an officer of the Company. 
  
 6.3 This Section 6 shall survive termination of this Agreement. 
  
 7.    Company Property. 
  
 7.1 Any patents, inventions, discoveries,
applications or processes, software and computer programs devised, planned, applied, created, discovered or invented by Consultant which pertain to any aspect of the business of the Company, or its subsidiaries, affiliates or customers, shall be the
sole and absolute property of the Company, and Consultant shall make prompt report thereof to the Company and promptly execute any and all documents reasonably requested to assure the Company the full and complete ownership thereof. 

 
 - 2 - 

  
 7.2 All records, files, lists, drawings, documents, equipment and similar items
relating to the Company’s business which Consultant shall prepare or receive from the Company shall remain the Company’s sole and exclusive property. Upon termination of this Agreement, Consultant shall return promptly to the Company all
property of the Company in his possession and Consultant represents that he will not copy, or cause to be copied, printed, summarized or compiled, any software, documents or other materials originating with and/or belonging to the Company.
Consultant further represents that he will not retain in his possession any such software, documents or other materials in machine or human readable forms. 
  
 7.3 This Section 7 shall survive termination of this Agreement. 
  
 8.    Non-Competition—Non-Solicitation. 
  
 8.1 In view of the unique
and valuable services it is expected Consultant will render to the Company, Consultant’s knowledge of the business of the Company and proprietary information relating to the business of the Company and similar knowledge regarding the Company it
is expected Consultant will obtain during the course of his relationship with the Company, and in consideration of this Agreement and the compensation to be received by Consultant hereunder, Consultant agrees that for as long as he is under contract
to the Company (the “Covenant Period”), he will not compete with the Company (or any of. its subsidiaries now owned or hereafter acquired) or, directly or indirectly, own, manage, operate, control, loan money to, or participate in the
ownership, management, operation or control of, or be connected with as a director, officer, employee, partner, consultant, agent, independent contractor or otherwise, or acquiesce in the use of his name, in any other business or organization which
competes with the Company (or any of its subsidiaries now owned or hereinafter acquired), in any geographical area in which the Company’s then conducting business or in which, to the knowledge of Consultant, the Company plans to conduct
business within a twelve month period of time; provided, however, that Consultant shall be permitted to own less than a 5% interest as a shareholder in any company which is listed on any national securities exchange even though it may be in
competition with the Company. 
  
 8.2 Consultant will not, during the Covenant Period, directly or indirectly, or on
behalf of any other person or entity, solicit or interfere with, or endeavor to entice away any employees (full-time or part-time) or customers of the Company (or any of its subsidiaries now owned or hereafter acquired). 
  
 9.    Termination. 
  
 9.1 The Company in its sole discretion may terminate Consultant with or without cause, at any time. In the event Consultant is given written notice of termination without
cause, Consultant shall remain a Consultant, or if his status has changed to an employee, he shall revert back to being a Consultant, under the following terms: He will be entitled to receive the following: 

 
 - 3 - 

 Base Salary and Benefits (including the continued vesting of his restricted shares) beginning the first month following notice of termination
and continuing for a total of six months; one-half of his Base Salary and Benefits for months six through twelve; and not less than $1,000 per month up to and including November, 1999. Cause for termination of employment shall include: (a)
dishonesty by Employee detrimental to the best interests of the Company or any of its affiliates; (b) willful disloyalty to the Company; (c) participation in any fraud by Employee; (d) disclosure by Employee of any Confidential Information, as that
term is defined in Section 6, in breach of this Agreement; or (e) any other material breach of this Agreement unless remedied by Employee within fifteen (15) days of the occurrence of the breach. The period of time from termination to November,
1999, or one year, whichever is longer, shall be deemed the “Covenant Period”. 
  
 9.2 In the event the
Consultant’s employment is terminated by reason of his voluntary resignation or death, the Consultant shall have no right to receive compensation or other benefits for any period commencing after the date of such termination. The Consultant
will be obligated to give Company sixty (60) days’ written advance notice of his intent to resign so that Company will have an opportunity to seek a replacement. 
  
 9.3 The Company in its sole discretion may terminate Consultant if the Consultant shall become physically or mentally disabled (“Disability”) during the
Employment Term such that, (a) in the Board of Directors’ good faith judgment, Consultant is permanently incapable of properly performing each of the duties customarily performed by him hereunder, or (b) such Disability lasts for a period of 45
consecutive days or for 75 days in any six-month period and the Company elects to treat such Disability as being permanent in nature. In the event the Consultant’s employment is terminated on account of a Disability, the Consultant shall have
the right to receive Disability payments equal to 60% of the Base Salary for a period of twelve (12) months after his employment is terminated on account of the Disability, but shall not be entitled to receive any benefits or other compensation for
any period commencing after the date of such termination. The Company shall be entitled to procure a disability policy for the benefit of Consultant to cover such payments. 
  
 10.    Notices. All notices, requests, demands and other communications under this Agreement shall be in writing and shall be deemed to have been
delivered three business days after having been mailed in a general or branch post office and enclosed in a registered or certified post-paid envelope, one business day after having been sent by overnight courier; when delivered to a telegraph
company or when telecopied or scanned graphically or otherwise by communications equipment of the sending party on a business day, or otherwise, on the next succeeding business day thereafter; and, in each case, addressed to the respective parties
at the addresses on record with Company or to such other changed addresses that the parties may have fixed by notice as provided herein. 
  
 11.    Counterparts. This Agreement may be executed in two or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.

  
 12.    Heading. The headings herein are for convenience only, do not constitute a part
of this Agreement, and shall not be deemed to limit or affect any of the provisions hereof. 

 
 - 4 - 

  
 13.    Entire Understanding. This Agreement
constitutes the entire agreement and understanding between the parties with respect to the employment of Consultant by Company, and supersedes all prior agreements, representations and understandings, both written and oral, between the parties
hereto with respect to the subject matter hereof. 
  
 14.    Amendments. This Agreement
may not be modified or changed except by written instrument signed by all of the parties hereto. 
  
 15.    Governing Law. This Agreement shall be governed by and construed in accordance with the internal laws of the State of California. 
  
 16.    Construction. Whenever in this Agreement the context so requires, references to the masculine shall be deemed to include feminine and the
neuter, references to the neuter shall be deemed to include the masculine and feminine, references to the plural shall be deemed to include the singular and references to the singular shall be deemed to include the plural. 
  
 17.    Cooperation. Each party hereto shall cooperate with the other party and shall take such further action
and shall execute and deliver such further documents as may be necessary or desirable in order to carry out the provisions and purposes of this Agreement. 
  
 18.    Waiver. No amendment or waiver of any provision of this Agreement shall in any event be effective, unless the same shall be in writing and signed by the parties
hereto, and then such waiver or consent shall be effective only in the specific instance and for the specific purpose for which given. The failure of any party to insist, in any one or more instances, upon performance of any of the terms, covenants
or conditions of this Agreement shall not be construed as a waiver or relinquishment of any rights granted hereunder or any such term, covenant or condition. 
  
 19.    Parties in Interest, Assignment. This Agreement shall inure to the benefit of and be binding upon the parties hereto and their respective permitted successors,
assigns, heirs and/or personal representatives. Except as specifically provided herein, neither this Agreement nor any interest herein, shall be assigned or assignable by operation of law or otherwise, by any party without the prior written consent
of the other party, except that, without such consent, Company may assign this Agreement or any interest therein, by operation of law or otherwise, to (a) any successor to all or substantially all of its stock, assets or business by dissolution,
merger, consolidation, transfer of assets, or otherwise, or (b) any direct or indirect subsidiary of Company or of any such successor referred in (a) hereof. Nothing in this Agreement, expressed or implied, is intended to confer on any person other
than the parties and their respective successors and permitted assigns any rights or remedies under or by reason of this Agreement. 
  
 20.    Severability. If any provision of this Agreement shall be deemed invalid, unenforceable or illegal, then notwithstanding such invalidity, unenforceability or illegality, the remainder of
this Agreement shall continue in full force and effect. 

 
 - 5 - 

  
 21.    Full Understanding. Consultant represents that
he has carefully read and fully understands all of the provisions of this Agreement, that he is competent to execute this Agreement, that his agreement to execute this Agreement has not been obtained by any duress and that he freely and voluntarily
enters into it, and that he has read this document in its entirety and fully understands the meaning, intent and consequences of this document. 
  
 IN WITNESS WHEREOF, parties hereto have executed this Agreement as of the date first written above. 
  
  
 
	 By:
 	 	 /s/    PAUL D. QUADROS
 

	  	 	 Paul D. Quadros
 
	 
	 UROGEN CORP.
 
	 
	 By:
 	 	 /s/    UROGEN CORP.
 

	  	 	 Authorized Signatory
 

 

 
 - 6 -Sub-Lease Agreement with Sydney Kimmel

 EXHIBIT 10.21 
  
 SUBLEASE 
  
 THIS SUBLEASE
(“Sublease”), dated April 12, 2000, for reference purposes only, is entered into by and between SIDNEY KIMMEL CANCER CENTER, a California non-profit
corporation (“Sublessor”) and GENSTAR THERAPEUTICS, a Delaware corporation qualified to do business in California as UROGEN (“Sublessee”).

  
 RECITALS 
  
 A.    Pursuant to that certain Master Lease Agreement dated December 18, 1998, as amended by that certain First Amendment executed June 8, 1999 and letter agreement dated
March 2, 2000 (collectively, the “Master Lease”), a copy of which is attached hereto as Exhibit A, Altman Investment Company, LLC, a California limited liability company (“Master Lessor”) leased to Sublessor a certain
two-story steel framed building containing approximately 50,943 rentable square feet on Lot 3 of Map No. 12990, located at Altman Row, San Diego, California (the “Building”). Capitalized terms not otherwise defined herein shall have the
same meanings as provided in the Master Lease. 
  
 B.    Sublessor desires to sublease to
Sublessee, and Sublessee desires to sublease from Sublessor a portion of the Building (the “Sublet Space”) upon the terms and conditions provided for herein. 
  
 NOW, THEREFORE, in consideration of the mutual covenants and conditions contained herein, Sublessor and Sublessee
covenant and agree as follows: 
  
 AGREEMENT 
  
 1.    Premises. On and subject to the terms and conditions below, Sublessor hereby leases to Sublessee, and Sublessee hereby leases from
Sublessor, the Sublet Space consisting of approximately 21,735 rentable square feet of space, located on the second floor of the Building, as depicted in Exhibit B attached hereto. Sublessor hereby agrees to undertake Tenant Improvements on
the Sublet Space prior to the Commencement Date (to be defined below) of this Sublease, such that on the Commencement Date, Sublessee shall take the Sublet Space completely built-out. 
  
 2.    Term. This Sublease shall be effective upon the earlier of: (a) the date on which Landlord’s Work for the shell Building and
the Tenant Improvements are Substantially Completed, provided that Sublessee has not unreasonably caused any delay in the construction dates, or (b) the date upon which Sublessee occupies all or any portion of the Sublet Space for business
operations (as distinguished from occupying the Sublet Space for purposes of installing equipment or Tenant Improvements) (the earliest of such dates, the “Commencement Date”), and shall expire sixty (60) months thereafter, unless
sooner terminated pursuant to any provision hereof (the “Termination Date”). Notwithstanding the foregoing, in the event Landlord’s Work for the shell Building or the Tenant Improvements are not Substantially Completed by September 1,
2000 due to delays caused by Sublessee, the Commencement Date shall be deemed to be September 1, 2000. On or about the Commencement Date, Sublessor shall deliver to 

 
 1 

  
 Sublessee a Commencement Notice (herein so called) in the form attached hereto as Exhibit C,
confirming the Commencement Date and Sublessee’s acceptance of the Sublet Space and the Termination Date. 
  
 3.    Sublease Subject to Master Lease. 
  
 3.1 Inclusions. It is
expressly understood, acknowledged and agreed by Sublessee that this Sublease shall incorporate by reference the terms, conditions and covenants of the Master Lease, modified in appropriate circumstances so as to make such Articles, and any Sections
contained therein, applicable only to the subleasing hereunder by Sublessor of the particular Sublet Space covered hereby. Each reference in the Master Lease to “Lease,” “Landlord” and “Tenant” shall be deemed to refer
to this Sublease, Sublessor and Sublessee, respectively, and, along with all of the provisions set forth in this Sublease, shall be the complete terms and conditions hereof. Upon the breach of any of said terms, conditions or covenants of the Master
Lease by Sublessee or upon the failure of Sublessee to pay Rent (to be defined below) or comply with any of the provisions of this Sublease, Sublessor may exercise any and all rights and remedies granted to Master Lessor by the Master Lease.

  
 3.2  Effect. The terms of the Master Lease shall prevail except as otherwise provided in this
Sublease. It is further understood and agreed that Sublessor has no duty or obligation to Sublessee under the Articles and Sections of the Master Lease other then to maintain the Master Lease in full force and effect during the term of this
Sublease. Notwithstanding the foregoing, Sublessor shall not be liable to Sublessee for any earlier termination of the Master Lease that is not due to the gross negligence or willful misconduct of Sublessor. Sublessee hereby acknowledges that is has
read and is familiar with all the terms of the Master Lease, and agrees that this Sublease is subordinate and subject to the Master Lease and that any termination thereof without the gross negligence or willful misconduct of Sublessor shall likewise
terminate this Sublease. 
  
 4.    Possession. If for any reason Sublessor cannot deliver
possession of the Sublet Space to Sublessee on the Commencement Date, Sublessor shall not be subject to any liability therefor, nor shall such failure affect the validity of this Sublease or the obligations of Sublessee hereunder or extend the term
hereof, provided that no rent shall be due hereunder until possession of the Sublet Space has been delivered to Sublessee, which shall occur either on (a) the date on which Landlord’s Work for the shell Building and the Tenant Improvements are
Substantially Completed, unless Landlord’s Work for the shell Building or the Tenant Improvements are not Substantially Completed by September 1, 2000 due to delays caused by Sublessee, in which event the Commencement Date shall be deemed to be
September 1, 2000, or (b) the date upon which Sublessee occupies all or any portion of the Sublet Space for business operations (as distinguished from occupying the Sublet Space for purposes of installing equipment or Tenant Improvements).

  
 5.    Rent. 
  
 5.1 General. Rent (herein so called) shall mean the aggregate of (i) Base Rent (to be defined below) during the Term of this Sublease, (ii) Tenant Improvement Rent
as provided in Section 6.3, (iii) Sublessee’s pro rata share of Operating Expenses, and 

 
 2 

  
 (iv) Sublessee’s pro rata share of any other sums payable by Sublessor (as Tenant) under the Master
Lease. Sublessee’s pro rata share shall be 43.67%, representing a fraction, the denominator of which is the rentable square footage of the Building and the numerator of which is the rentable square footage of the Sublet Space. 

 
 5.2 Base Rent. Base Rent shall be payable as follows: 
  
 On the Commencement Date, the sum of FIFTY FIVE THOUSAND FOUR HUNDRED TWENTY FOUR 25/100 DOLLARS ($55,424.25) (calculated as the product of $2.55 per rentable square foot
per month and the total rentable square footage of the Sublet Space, shall be due, and a like sum due on the first day of each month thereafter, through and including the month prior to the first anniversary of the Commencement Date. 

 
 On the first anniversary of the Commencement Date, the sum FIFTY SEVEN THOUSAND EIGHTY SIX 98/100 DOLLARS ($57,086.98) shall be
due, and the like sum due on the first day of each month thereafter, through and including the month prior to the second anniversary of the Commencement Date. 
  
 On the second anniversary of the Commencement Date, the sum of FIFTY EIGHT THOUSAND SEVEN HUNDRED NINETY NINE 59/100 DOLLARS ($58,799.59) shall be due, and the like sum due on the first day of each
month thereafter, through and including the month prior to the third anniversary of the Commencement Date. 
  
 On the
third anniversary of the Commencement Date, the sum of SIXTY THOUSAND FIVE HUNDRED SIXTY THREE 57/100 DOLLARS ($60,563.57) shall be due, and the like sum on the first day of each month thereafter, through and including the month prior to the fourth
anniversary of the Commencement Date. 
  
 On the fourth anniversary of the Commencement Date, the sum of SIXTY TWO
THOUSAND THREE HUNDRED EIGHTY 48/100 DOLLARS ($62,380.48) shall be due, and the like sum on the first day of each month thereafter, through and including the month prior to the fifth anniversary of the Commencement Date. 
  
 5.3 Commencement. If the Commencement Date does not fall on the first day of a calendar month, Rent for the first month shall be
prorated on a daily basis based upon a calendar month. Likewise, if the Termination Date does not fall on the last day of a calendar month, Rent for the final month shall be prorated on a daily basis based upon a calendar month. Rent shall be
payable to Sublessor in lawful money of the United States, in advance, without prior notice, demand, or offset, on or before the first day of each calendar month during the term hereof. All Rent shall be paid to Sublessor at the address specified
for notices to Sublessor in Section 10 hereof. 
  
 6.    Tenant Improvements.

  
 6.1 Construction of Tenant Improvements. Sublessor agrees and covenants to commence and prosecute
diligently, at Sublessor’s sole cost and expense except as provided in Section 6.3 below, the construction of Tenant Improvements in compliance with the plans and specifications more particularly described in the Existing Plans (herein so
called), a copy of 

 
 3 

 which is attached hereto as Exhibit D. Notwithstanding the foregoing, Sublessor shall not commence construction of any Tenant
Improvements without the prior written confirmation of Master Lessor’s and Sublessee’s approval of the Existing Plans, which confirmation shall not be unreasonably withheld or delayed. Further, any and all construction managers,
contractors and subcontractors hired by Sublessor to undertake the construction of Tenant Improvements shall be sufficiently experienced and qualified and subject to the prior approval of both Master Lessor and Sublessee, which approval shall not be
unreasonably withheld or delayed. Any modifications made pursuant to Section 6.2 below shall be made at Sublessee’s sole cost and expense except as provided in Section 6.3 below. 
  
 6.2 Modifications; Change in Cost. In the event Sublessee desires to make any modifications to the Existing Plans, Sublessee shall, at Sublessee’s sole cost and
expense, engage a licensed architect and engineer to prepare detailed, drawings, plans and specifications for the Sublet Space and shall submit such drawings, plans and specifications to Master Lessor and Sublessor for approval, which approval shall
not be unreasonably withheld or delayed. Sublessee hereby agrees to any cost increase or decrease due to such modifications to the Existing Plans. 
  
 6.3 Sublessee’s Allowance. Prior to the Commencement Date and immediately upon the commencement of Tenant Improvements on the Sublet Space pursuant to the provisions of Section 1 hereof,
Sublessor shall grant to Sublessee a lump sum allowance equal to $200,000 (the “Sublessee’s Allowance”) to be used towards the cost of any modifications made by Sublessee pursuant to Section 6.2 above. The Sublessee’s Allowance
shall be repaid by Sublessee, with interest thereon at a per annum rate of ten percent (10%) over the initial Term of this Sublease, as Tenant Improvement Rent (herein so called), in fully amortized equal monthly installments payable over the
initial Term. Notwithstanding the foregoing, costs of Tenant Improvements in excess of the Sublessee’s Allowance provided in this Section shall be borne by and remain the sole responsibility of Sublessee. 
  
 7.    Early Possession. If Sublessee totally or partially occupies the Sublet Space prior to the Commencement
Date for purposes of installing equipment or Tenant Improvements, the obligation to pay Base Rent and Tenant Improvement Rent under Section 5.1 of this Sublease shall be abated for the period of such early possession. All other terms of this
Sublease shall, however, be in effect during such period. 
  
 8.    Security Deposit. In
addition to the Rent, Sublessee shall provide to Sublessor prior to the Commencement Date a letter of credit in the amount of $425,000 as security for this Sublease. Upon the second anniversary of the Commencement Date and provided that Sublessee
has not ever been in default under any material terms and conditions of this Sublease and the Master Lease, the letter of credit shall be reduced by fifty percent (50%) (calculated as $212,500). Upon the expiration of the initial Term, provided that
Sublessee timely exercises the renewal option and is in good financial condition as reasonably determined by Sublessor, (i) the letter of credit will be eliminated and (ii) Sublessee shall provide a security deposit in an amount equal to Base Rent
payable for the last month of the Renewal Term. 

 
 4 

  
 9.    Parking. Sublessee shall, at no additional cost,
have the non-exclusive use of fifty (50) parking spaces permitted to be used by Sublessor pursuant to the Master Lease, of which two (2) parking spaces shall be reserved garage spaces. 
  
 10.    Indemnity. Sublessee shall indemnify, defend, protect, and hold Sublessor harmless from and against all actions, claims, demands, costs,
liabilities, losses, reasonable attorneys’ fees, damages, penalties, and expenses (collectively “Claims”) which may be brought or made against Sublessor or which Sublessor may pay or incur to the extent caused by (i) a breach of this
Sublease by Sublessee, (ii) any violation of law by Sublessee or its employees, agents, contractors or invitees (“Agents”) relating to the use or occupancy of the Subleased Premises, or (iii) the gross negligence or willful misconduct of
Sublessee or its Agents. 
  
 11.    Notices. Any notice required or permitted to be given
under this Sublease shall be in writing and sent by United States mail, registered or certified mail, postage prepaid, return receipt requested, or transmitted by facsimile with a hard copy sent within one (1) business day by United States mail, and
in all cases addressed as follows: 
  
 
	 To Sublessor at:
 	  	 Sidney Kimmel Cancer Center
 
	  	  	 10835 Altman Row
 
	  	  	 San Diego, CA 92121
 
	  	  	 Attn: Stuart Goldstein
 
	 
	 To Sublessee at:
 	  	 GenStar Therapeutics
 
	  	  	 10835 Altman Row, Suite 150
 
	  	  	 San Diego, CA 92121
 
	  	  	 Attn: Robert E. Sobol, M.D.
 

 
  
 12.    Brokers. Each party hereto
represents and warrants that it has dealt with no broker, except David W. Odmark on behalf of Sublessor and at Sublessor’s sole cost and expense, in connection with this Sublease and the transactions contemplated herein. Each party shall
indemnify, protect, defend and hold the other party harmless from all costs and expenses (including reasonable attorneys’ fees) arising from or relating to a breach of the foregoing representation and warranty. 
  
 13.    Default. In addition to defaults contained in the Master Lease (which are incorporated herein by
reference), failure of Sublessee to make any payment of Rent when due hereunder shall constitute an event of default hereunder. 
  
 14.    Early Termination of Sublease. If, without the gross negligence or willful misconduct of Sublessor, the Master Lease should terminate prior to the expiration of this Sublease, Sublessor shall have no
liability to Sublessee on account of such termination. To the extent that the Master Lease grants, or Master Lessor subsequently grants, Sublessor any discretionary right to terminate the Master Lease, whether due to casualty, condemnation, or
otherwise, Sublessor shall be entitled to exercise or not exercise such right in its complete and absolute discretion. 
  

 
 5 

  
 15.    Subletting. Sublessee may sublease all or any
portion of the Sublet Space, provided, however, (a) Sublessor shall have a right of first refusal to sublease the Sublet Space to the subtenant on the terms and conditions proposed by Sublessee, (b) Sublessee obtains Sublessor’s prior
written approval, which approval shall not be unreasonably withheld or delayed, (c) the term of any sublease shall not extend beyond the Term of this Sublease, (d) any and all subleases shall be expressly made subject to all of the terms, covenants,
and conditions, of the Master Lease and this Sublease, and (e) any subtenant shall be required to attorn to Sublessor in the event of Sublessee’s default under this Sublease. 
  
 16.    Option to Extend. 
  
 16.1 Extension Option. Sublessee may at its option extend the Term of this Sublease for one (1) period of five (5) years (the “Renewal Term”). The Renewal Term shall be upon the same terms and conditions
contained in this Sublease, except for the payment of Rent during the Renewal Term, and any reference in this Sublease to the “Term” of the Sublease shall be deemed to include the Renewal Term and apply thereto, unless it is expressly
provided otherwise. Sublessee shall have no additional extension options. Notwithstanding the foregoing, any consolidation, merger or reorganization of Sublessee resulting in the transfer or assignment of any stock or interest in Sublessee totaling
in the aggregate of more than forty-nine percent (49%) shall result in the automatic and immediate forfeiture of Sublessee’s extension option. 
  
 16.2 Base Rent. Base Rent during each month of the Renewal Term shall be the Market Rate for the Sublet Space for a term commencing on the first day of the Renewal Term, but in no event less
than Base Rent payable during the last month of the initial Term. 
  
 16.3 Exercise. To exercise the
extension option, Sublessee must deliver a binding notice to Sublessor not less than six (6) months prior to the expiration of the initial Term. 
  
 17.    Master Lessor Consent. This Sublease is subject to the condition precedent of Sublessor obtaining Master Lessor’s consent as required by Section N of the Master
Lease, which consent shall be evidenced by Master Lessor’s execution of this Sublease as set forth below. 
  
 18.    Counterparts. This Sublease may be signed in two or more counterparts, each of which shall be deemed an original and all of which shall constitute one agreement. 
  

 
 6 

  
 IN WITNESS WHEREOF, the parties have executed this Sublease as of the date
first written above. 
  
 
	 SUBLESSOR
 
	 
	 SIDNEY KIMMEL CANCER CENTER,

	 a California corporation
 
	 
	 By:
 	 	 /s/    [ILLEGIBLE]
 

	 Its:
 	 	 Vice President
 

	 
	 SUBLESSEE
 
	 
	 GENSTAR THERAPEUTICS,
 
	 a Delaware corporation
 
	 
	 By:
 	 	 /s/    ROBERT E. SOBOL
 

	 Its:
 	 	 President & CEO
 

 
  
 Master Lessor hereby consents to the subleasing of the Sublet Space
by Sublessor to Sublessee on the terms and conditions set forth in this Sublease. 
  
 
	 MASTER LESSOR:
 
	 
	 ALTMAN INVESTMENT COMPANY, LLC,
 
	 a California limited liability company
 
	 
	 By:
 	 	 

	 Its:
 	 	 

 
  

 
 7

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