Document:

Severance Agreement, dated December 12, 2006 Gasser

 Exhibit 10.17 
 SEVERANCE AGREEMENT 
 Between 
 DEVAX, INC. and PAUL GASSER 
 This Severance Agreement (“Agreement”)
is made and entered into by DEVAX, INC., a Delaware corporation (“Company”), and Paul Gasser (“Executive”) effective as of December 12, 2006. 
 RECITALS 
 A. As an incentive for Executive to continue employment with the Company, and to reinforce
and encourage his continued attention and dedication to his assigned duties without distraction in potentially disturbing circumstances arising from the possibility of a change in control of the Company, the Board of Directors of the Company has
determined that it is appropriate to provide certain severance compensation to Executive in the event his employment with the Company is terminated without “Cause” or for “Good Reason” under the circumstances described herein.

 B. This Agreement does not set forth any other terms of employment, nor does it provide for any minimum duration of employment. The
employment relationship between the Company and Executive is “at will,” and both parties reserve the right to terminate the employment relationship at any time, with or without cause. 
 AGREEMENT 
 NOW, THEREFORE, in
consideration of the promises and covenants set forth in this Agreement, the parties agree as follows: 
 1. Events Triggering Payment of
Severance Compensation under this Agreement. 
 1.1 Termination Without Cause in Connection with or Following a Change
in Control. Executive shall become entitled to receive the compensation provided for in Section 4.1, and the acceleration provided for in Section 4.2, hereof if Executive is an active full time employee of the Company, and
(i) there occurs a “Change in Control” (as defined in Section 3.1 below), and (ii) in connection therewith, or thereafter within the succeeding twenty four (24) months, the Company terminates Executive’s employment
without “Cause” (as defined in Section 3.2 below). 
 1.2 Termination by Executive for Good Reason Following
a Change in Control. Executive shall become entitled to receive the compensation provided for in Section 4.1 and the acceleration provided for in Section 4.2, hereof if, Executive is an active full time employee of the Company, and
(i) there occurs a Change in Control, (ii) followed by the occurrence of any of the events or circumstances described in Section 3.3 below, and (iii) thereafter, Executive terminates his employment in the manner and within the
applicable time period set forth hereinafter. Any such termination shall constitute a termination for “Good Reason.” To constitute a termination for Good Reason, the event constituting Good Reason must have occurred within twenty four
(24) months after the consummation or occurrence of the Change in Control and Executive must give written notice to the Company, no later than ninety (90) days after he becomes aware of the event constituting Good Reason, that Executive
elects to terminate his employment for Good Reason. Such notice must describe such event constituting Good Reason in reasonable detail. If the Company fails to cure such 

 
event within the succeeding fifteen (15) days, such termination shall be effective at the end of such fifteen (15) day period and Executive shall
thereupon become entitled to receive the compensation and benefits set forth in Section 4.1 hereof. If the Company does cure such event within such fifteen (15) day period, then such event shall not constitute Good Reason and Executive
shall not be entitled to receive the compensation and benefits set forth in Section 4.1 hereof. 
 2. Events Which Do Not Trigger
Severance Compensation under this Agreement. 
 2.1 Voluntary Resignation. The Company shall have no obligation to
pay, and Executive shall have no right to receive, any compensation under this Agreement due to the Executive’s resignation or termination of his employment other than as set forth in Section 1.2. 
 2.2 Termination for Cause. The Company may terminate Executive’s Employment for Cause, in which event the Company shall have
no obligation to pay, and Executive shall have no right to receive, any compensation under this Agreement by reason of any such termination for Cause, regardless of whether such termination occurs before or following a Change in Control. 

2.3 Termination Without Cause. The Company may terminate Executive’s Employment without Cause, and in such event, except as
provided in Section 1.1, the Company shall have no obligation to pay, and Executive shall have no right to receive, any compensation under this Agreement by reason of any such termination without Cause. 
 2.4 Death or Disability. 
 (a) Executive’s employment and this Agreement shall terminate immediately in the event of the death of Executive occurring at any time during the term hereof. 
 (b) If, as a result of Executive’s incapacity due to physical or mental illness, Executive is absent from or unable to perform the
essential duties of his position with the Company, with or without reasonable accommodation, for a period of five months, whether such time off is taken continuously or intermittently, the Company may elect to terminate Executive’s employment
and this Agreement for “Disability” by written notice to Executive; provided, however, that any such termination shall be effective only at the end of thirty (30) days following the delivery of such notice and
only if Executive fails to return to the full time performance of his duties by the end of such 30-day notice period. 
 (c)
Executive shall not be entitled to any compensation under this Agreement by reason of the termination of his employment and/or the termination of this Agreement due to his death or Disability, regardless of whether such termination occurs before or
following a Change in Control. 
 2.5 Notice of Termination. Any termination by the Company of Executive’s
employment for Cause pursuant to Section 2.2 hereof or due to Executive’s Disability pursuant to Section 2.4 hereof, shall be communicated to Executive by a written notice of termination which indicates the specific termination
provisions in this Agreement relied upon and which sets forth in reasonable detail the facts and circumstances claimed to provide a basis for termination of Executive’s employment under the provisions so indicated. For purposes of this
Agreement, no such purported termination by the Company shall be effective without such written notice of termination. 
  

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 3. Definitions. 
 3.1 Change in Control. For purposes of this Agreement, the term “Change in Control” shall mean: 
 (a) The acquisition, directly or indirectly, in one transaction or a series of related transactions, by any person or group (within the
meaning of Section 13(d)(3) of the Securities Exchange Act of 1934, as amended) of the beneficial ownership of securities of the Company possessing more than fifty percent (50%) of the total combined voting power of all outstanding
securities of the Company; or 
 (b) A merger or consolidation in which the Company is not the surviving entity, except for a
transaction in which the holders of the outstanding voting securities of the Company immediately prior to such merger or consolidation hold as a result of holding Company securities prior to such transaction, in the aggregate, securities possessing
at least fifty percent (50%) of the total combined voting power of all outstanding voting securities of the surviving entity (or the parent of the surviving entity) immediately after such merger or consolidation; or 
 (c) A reverse merger in which the Company is the surviving entity but in which the holders of the outstanding voting securities of the
Company immediately prior to such merger hold, in the aggregate, securities possessing less than fifty percent (50%) of the total combined voting power of all outstanding voting securities of the Company or of the acquiring entity immediately
after such merger; or 
 (d) The sale, transfer or other disposition (in one transaction or a series of related transactions)
of all or substantially all of the assets of the Company, except for a transaction in which the holders of the outstanding voting securities of the Company immediately prior to such transaction(s) receive as a distribution with respect to securities
of the Company, in the aggregate, securities possessing at least fifty percent (50%) of the total combined voting power of all outstanding voting securities of the acquiring entity immediately after such transaction. 
 3.2 Cause. For purposes of this Agreement, the term “Cause” shall mean: 
 (a) willful misconduct causing material harm to the Company; 
 (b) a material act or omission involving gross negligence in the performance of duties to, or a material deviation from any of the
policies or directives of, the Company; or 
 (c) an illegal act which materially and adversely affects the business of the
Company or any felony. 
 The provisions of this Section shall not limit the grounds for the dismissal or discharge of Executive by the
Company, but are provided solely for the purpose of determining whether the Executive shall be entitled to the compensation provided in this Agreement. 
  

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 3.3 Good Reason. For purposes of this Agreement, the term “Good Reason”
shall mean: 
 (a) A change in the Executive’s position with the Company, the acquiring or successor entity (or parent or
any subsidiary thereof) which materially reduces the Executive’s duties and responsibilities so that Executive no longer has duties and responsibilities customary for a Vice President of Regulatory Affairs and Quality Assurance of a public
company; or 
 (b) A reduction in Executive’s level of compensation (including base salary, fringe benefits and target
bonus under any performance based bonus or incentive programs); or 
 (c) A relocation of Executive’s principal place of
employment outside Orange County, California; 
 provided and only if such change, reduction or relocation is effected
without Executive’s written consent. 
 4. Compensation Payable Pursuant to this Agreement. 
 4.1 Severance Compensation Payable Upon Termination of Employment Following a Change in Control. Subject to Sections 4.4 and
4.5 hereof, if any of the triggering events set forth in Sections 1.1 or 1.2 hereof occurs, then as a severance benefit and in lieu of all other compensation or damages (except as set forth in Section 4.2 hereof) the Company shall pay to
Executive as severance compensation an amount equal to one hundred percent (100%) of the Executive’s highest annual base salary in effect during the twelve (12) month period immediately preceding the date of termination of employment,
plus one hundred percent (100%) of Executive’s past highest annual bonus. Such amount shall be paid in full on or before the tenth day following the later of (i) the final determination under Section 4.4 hereof, and (ii) the
last date for revocation of the release agreement as set forth in Section 4.5 hereof. Such amount will be subject to payroll withholdings required by applicable federal, state or local laws, and shall be payable to Executive net of such
withholdings. The severance compensation payable pursuant to this Section 4.1 will not be reduced by any compensation or benefits earned by Executive after the date of termination of employment from any subsequent employer or any other third
party. 
 4.2 Acceleration of Vesting of Option and Restricted Stock . In connection with Executive’s employment
by the Company, Executive has received stock options for 110,000 shares under the Company’s 1999 Stock Incentive Plan. Subject to Sections 4.4 and 4.5, if a triggering event set forth in Sections 1.1 and 1.2 hereof occurs, then, in
addition to the severance benefit payable pursuant to Section 4.1 above, the unvested portion of such options (or any restricted stock acquired on exercise thereof prior to vesting) shall accelerate and become vested upon the later of
(i) the final determination under Section 4.4 hereof, and (ii) the last date for revocation of the release agreement as set forth in Section 4.5 hereof. 
 4.3 The Company’s Obligations Under This Agreement. The benefits set forth in this Section 4 constitute the sole
obligations of the Company to Executive upon any termination or resignation and are in lieu of any damages or other compensation that Executive may claim under other Company policies or otherwise, except for the following: (i) Executive’s
salary which has been earned up to the date of termination or resignation, (ii) compensation for any accrued and unused vacation up to the date of termination or resignation, (iii) reimbursement for business expenses incurred up to the
date of termination or resignation (in accordance with the customary policies of the Company), and (iv) any benefits that the Company is required to provide to Executive after the date 

  

 4 

 
of termination or resignation under COBRA or pursuant to any ERISA plans of the Company. The benefits on termination or resignation provided in this
Agreement are in substitution for any severance or termination benefits otherwise available under Company policies of general application. 
 4.4 Limitation. In the event that the severance and other benefits provided for in this Agreement or otherwise payable to Executive (i) constitute “parachute payments” within the meaning of
Section 280G of the Internal Revenue Code (the “Code”), and (ii) would be subject to the excise tax imposed by Section 4999 of the Code (the “Excise Tax”), then Executive’s benefits under this Agreement shall
be either 
 (a) delivered in full, or 
 (b) delivered as to such lesser extent which would result in no portion of such benefits being subject to the Excise Tax, 
 whichever of the foregoing amounts, taking into account the applicable federal, state and local income taxes and the Excise Tax, results in the receipt
by Executive on an after-tax basis, of the greatest amount of benefits, notwithstanding that all or some portion of such benefits may be taxable under Section 4999 of the Code. 
 Unless the Company and Executive otherwise agree in writing, any determination required under this Section 4.4 shall be made in writing by the
Company’s independent public accountants (the “Accountants”), whose determination shall be conclusive and binding upon Executive and the Company for all purposes. For purposes of making the calculations required by this
Section 4.4, the Accountants may make reasonable assumptions and approximations concerning applicable taxes and may rely on reasonable, good faith interpretations concerning the application of Section 280G and 4999 of the Code. The Company
and Executive shall furnish to the Accountants such information and documents as the Accountants may reasonably request in order to make a determination under this Section 4.4. The Company shall bear all costs the Accountants may reasonably
incur in connection with any calculations contemplated by this Section 4.4. 
 4.5 Release of All Claims. As a
condition to Executive’s right to receive the severance compensation and benefits provided for in this Section 4, Executive shall, upon termination of his employment, enter into an agreement in a form acceptable to the Company pursuant to
which Executive will release any and all claims, known or unknown, of any kind that he or his spouse or dependents may have as of the date of such agreement against the Company or any of its parent or affiliated companies and their officers,
directors, shareholders, employees, insurers, agents, successors, or assigns. Pursuant to such release agreement, Executive will waive and release all such claims, and will agree to dismiss and never to bring any legal or administrative action based
on any such claim. The release agreement will include but will not be limited to claims arising from your hiring, employment, compensation, or termination, or arising under equal employment laws such as Title VII of the Civil Rights Act of 1964; the
Americans with Disabilities Act, or the California Fair Employment and Housing Act; the Age Discrimination in Employment Act of 1967, as amended, 29 U.S.C. § 621 et seq., and the Older Workers Benefit Protection Act, 29 U.S.S. § 626(f). In
order to assure that Executive makes a voluntary decision, Executive will have at least twenty-one (21) days after he receives such release agreement in which to decide whether or not to sign it, and if Executive signs it he will have an
additional period of seven (7) days in which to revoke his acceptance by notifying the Company. Such release agreement will not take effect until that seven day period has ended. 
  

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 5. At Will Employment. The parties acknowledge that the employment relationship between the
Company and Executive is “at will.” Accordingly, the Company and Executive shall both have the right to terminate Executive’s employment at any time, with or without cause and with or without advance notice. The provisions of this
Agreement are solely for the purpose of determining whether Executive shall be entitled to the compensation provided in this Agreement. 
 6.
Successor to the Company. 
 6.1 The Company will require any purchaser of all or substantially all of the business
and/or assets of the Company to expressly assume and agree to perform this Agreement in the same manner and to the same extent that the Company would be required to perform it if no such succession or assignment had taken place. As used in this
Agreement, “Company” shall mean the Company as hereinabove defined and any purchaser or acquirer of its business and/or assets as aforesaid which executes and delivers the agreement provided for in this Section 6 or which otherwise
becomes bound by all of the terms and provisions of this Agreement by operation of law. 
 6.2 This Agreement shall inure to
the benefit of and be enforceable by Executive’s personal and legal representatives, executors, administrators, successors, heirs, distributees, devisees and legatees. If Executive should die while any amounts are still payable to him or her
hereunder, all such amounts, unless otherwise provided herein, shall be paid in accordance with the terms of this Agreement to Executive’s devisee, legatee, or other designee or, if there be no such designee, to Executive’s estate.

 7. Notices. Any notice or other communication regarding this Agreement required to be given pursuant to the terms hereof shall be
in writing and shall be deemed to be received by the party to whom it is addressed (i) on the actual date of delivery if personally delivered to such party; (ii) on the first business day after the notice or other communication is sent by
facsimile machine to the addressee at the facsimile phone number set forth below, provided that (A) an original copy thereof is mailed on the same date by first class mail, postage prepaid, and (B) in the case of a notice or communication
to the Company, the facsimile copy is addressed to the attention of Company’s Chief Executive Officer; and (iii) on the third business day following its deposit in the United States Mail, if sent by first class mail, postage-prepaid. For
purposes hereof, a notice personally delivered to the Company shall not be deemed delivered unless it has been addressed to the attention of the Chief Executive Officer of the Company. The addresses of the parties hereto for purposes of mailing
notices hereunder are for the Company, at its principal executive office, and for Executive, at his last known address in the Company’s personnel records. 
 8. Amendments and Waivers. No provisions of this Agreement may be amended, modified, waived or discharged unless such amendment, modification, waiver or discharge is set forth in a writing signed by Executive
and the Company. No waiver by either party hereto at any time of any breach by the other party hereto of, or compliance with, any condition or provision of this Agreement to be performed by such other party shall be deemed a waiver of similar or
dissimilar provisions or conditions at the same or at any prior or subsequent time. 
 9. Severability. In the event any provision of
this Agreement shall be found to be unenforceable by a court of competent jurisdiction, such provision shall be deemed modified to the extent necessary to allow enforceability of the provision as so limited, it being intended that the parties shall
receive the benefit contemplated herein to the fullest extent permitted by law. If a deemed modification is not satisfactory in the judgment of such court, the unenforceable provision shall be deemed deleted and the validity and enforceability of
the remaining provisions shall not be affected thereby. 
  

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 10. Governing Law; Arbitration. This Agreement shall be governed by and construed in accordance
with the laws of the State of California. Any controversy, claim or dispute between the parties hereto arising out of or relating to this Agreement, or the breach thereof, shall be resolved by final and binding arbitration in Orange County,
California, under the auspices of Judicial Arbitration and Mediation Services, in accordance with applicable California law. The parties acknowledge that they are voluntarily waiving the right to a trial by jury. This agreement to arbitrate does not
encompass claims for workers compensation, unemployment, or disability insurance, but it encompasses all other claims, including but not limited to those arising under employment laws such as Title VII of the Civil Rights Act of 1964, the Age
Discrimination in Employment Act, and the Fair Employment and Housing Act. 
 11. Entire Agreement. This Agreement contains all of the
terms agreed upon between Executive and the Company with respect to the subject matter hereof and replaces and supersedes all prior or contemporaneous oral, written or implied agreements between the Executive and the Company with respect to such
subject. 
 12. Headings and Interpretation. The headings set forth in this Agreement are for convenience only and shall not be used
in interpreting this Agreement. This Agreement has been drafted by legal counsel representing the Company, but Executive acknowledges that Executive has participated in the negotiations of its terms and has had an opportunity to review the Agreement
and have it reviewed by legal counsel and tax advisors, if desired, and, therefore, the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this
Agreement. 
 13. Counterparts. This Agreement may be executed in two or more counterparts, each of which shall be deemed to be an
original but all of which together will constitute one and the same instrument. 
 IN WITNESS WHEREOF, the parties have executed this
Agreement as of the date and year first above written. 
  

									
	“COMPANY”	 		 	“EXECUTIVE”
			
	DEVAX, INC.	 		 	
					
	By:	 	/s/ Jeffrey H. Thiel	 		 		 	/s/ Paul Gasser
		 	Jeffrey H. Thiel	 		 		 	Paul Gasser
		 	President & CEO	 		 		 	

  

 7Lease, dated January 29, 2007

 Exhibit 10.18 
 LEASE 
 CALWEST INDUSTRIAL HOLDINGS, LLC, 
 A Delaware limited liability company 
 Landlord, 
 and 
 DEVAX, INC., A Delaware corporation

 Tenant 

					
	 	  	 	  	Page
	1.	  	USE AND RESTRICTIONS ON USE	  	1
			
	2.	  	TERM	  	1
			
	3.	  	RENT	  	2
			
	4.	  	RENT ADJUSTMENTS	  	2
			
	5.	  	SECURITY DEPOSIT	  	4
			
	6.	  	ALTERATIONS	  	4
			
	7.	  	REPAIR	  	5
			
	8.	  	LIENS	  	6
			
	9.	  	ASSIGNMENT AND SUBLETTING	  	6
			
	10.	  	INDEMNIFICATION	  	7
			
	11.	  	INSURANCE	  	7
			
	12.	  	WAIVER OF SUBROGATION	  	8
			
	13.	  	SERVICES AND UTILITIES	  	8
			
	14.	  	HOLDING OVER	  	8
			
	15.	  	SUBORDINATION	  	8
			
	16.	  	RULES AND REGULATIONS	  	8
			
	17.	  	REENTRY BY LANDLORD	  	9
			
	18.	  	DEFAULT	  	9
			
	19.	  	REMEDIES	  	10
			
	20.	  	TENANT’S BANKRUPTCY OR INSOLVENCY	  	11
			
	21.	  	QUIET ENJOYMENT	  	12
			
	22.	  	CASUALTY	  	12
			
	23.	  	EMINENT DOMAIN	  	13
			
	24.	  	SALE BY LANDLORD	  	13
			
	25.	  	ESTOPPEL CERTIFICATES	  	13
			
	26.	  	SURRENDER OF PREMISES	  	14
			
	27.	  	NOTICES	  	14
			
	28.	  	TAXES PAYABLE BY TENANT	  	14
			
	29.	  	RELOCATION OF TENANT	  	15
			
	30.	  	DEFINED TERMS AND HEADINGS	  	15
			
	31.	  	TENANT’S AUTHORITY	  	15
			
	32.	  	FINANCIAL STATEMENTS AND CREDIT REPORTS	  	15
			
	33.	  	COMMISSIONS	  	15
			
	34.	  	TIME AND APPLICABLE LAW	  	16
			
	35.	  	SUCCESSORS AND ASSIGNS	  	16
			
	36.	  	ENTIRE AGREEMENT	  	16
			
	37.	  	EXAMINATION NOT OPTION	  	16

  

 i 

 (continued) 
  

					
	 	  	 	  	Page
			
	38.	  	RECORDATION	  	16
			
	39.	  	LIMITATION OF LANDLORD’S LIABILITY	  	16
		
	ADDENDUM	  	
		
	EXHIBIT A – FLOOR PLAN DEPICTING THE PREMISES	  	
		
	EXHIBIT A-1 – SITE PLAN	  	
		
	EXHIBIT B – INITIAL ALTERATIONS	  	
		
	EXHIBIT C – COMMENCEMENT DATE MEMORANDUM	  	
		
	EXHIBIT D – RULES AND REGULATIONS	  	

 (THE REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK) 
  

 ii 

 MULTI-TENANT INDUSTRIAL NET LEASE 
 REFERENCE PAGES 
  

			
	BUILDING:	  	Spectrum Centre Business Park
		
	LANDLORD:	  	 CALWEST INDUSTRIAL HOLDINGS, LLC,
 a
Delaware limited liability company

		
	LANDLORD’S ADDRESS:	  	101 Enterprise, Suite 150
		  	Aliso Viejo, CA 92656
		
	ADDRESS FOR RENT PAYMENT:	  	CalWest Industrial Holdings
		  	File # 30031
		  	P.O Box 60000
		  	San Francisco, CA 94160
		
	LEASE REFERENCE DATE:	  	December 29, 2006
		
	TENANT:	  	DEVAX, Inc., a Delaware corporation
		
	TENANT’S NOTICE ADDRESS:	  	
		
	 (a) As of beginning of Term:
	  	20996 Bake Parkway, Suite 100-106
		  	Lake Forest, CA 92630
		
	 (b) Prior to beginning of Term (if different):
	  	13700 Alton Pkwy, Suite 164
		  	Irvine, CA 92618
		
	PREMISES ADDRESS:	  	20996 Bake Parkway, Suite 100-106
		  	Lake Forest, Ca 92630
		
	PREMISES RENTABLE AREA:	  	Approximately 7,344 sq. ft. (for outline of Premises see Exhibit A)
		
	USE:	  	General office, administrative, research and development, sales and storage; or any other lawful use permitted by the City of Lake Forest with approval by Landlord, which shall not be
unreasonably withheld and subject to Section 9 of this Lease.
		
	COMMENCEMENT DATE:	  	March 1, 2007
		
	TERM OF LEASE:	  	Approximately two (2) years, eight (8) months and zero (0) days beginning on the Commencement Date and ending on the Termination Date
		
	TERMINATION DATE:	  	October 31, 2009

  

					
	

		 	Initials	 	

  

 iii 

 [ILLEGIBLE] 
 RENT(Article
3): 
  

														
	Period	  	 Rentable Square
 Footage
	  	Annual Rent
Per Square Foot	  	Annual Rent	  	Monthly Installment
of Rent
	from	  	through	  	  	  	  
	3/1/2007	  	3/31/2007	  	7,344	  	$	0.00	  	$	0.00	  	$	0.00
	4/1/2007	  	3/31/2008	  	7,344	  	$	15.60	  	$	114,566.40	  	$	9,547.20
	4/1/2008	  	3/31/2009	  	7,344	  	$	16.20	  	$	118,972.80	  	$	9,914.40
	4/1/2009	  	10/31/2009	  	7,344	  	$	16.80	  	$	123,379.20	  	$	10,281.60

  

			
	INITIAL ESTIMATED MONTHLY INSTALLMENT OF RENT ADJUSTMENTS (Article 4)	  	$ 2,790.72
		
	TENANT’S PROPORTIONATE SHARE:	  	3.24% of the total project which measures 226,636 square feet
		
	SECURITY DEPOSIT:	  	$ 26,144.64
		
	ASSIGNMENT/SUBLETTING FEE	  	$ 500.00
		
	REAL ESTATE BROKER DUE COMMISSION:	  	Voit Commercial Brokerage/Zuvich Corporate Advisors
		
	TENANT’S SIC CODE:	  	8733
		
	AMORTIZATION RATE:	  	Not Applicable

 The Reference Pages information is incorporated into and made a part of the Lease. In the event of any conflict
between any Reference Pages information and the Lease, the Lease shall control. This Lease includes an Addendum paragraphs 40 through 50 and Exhibits A through D, all of which are made a part of this Lease. 
  

									
	LANDLORD:	    	TENANT:
		
	CALWEST INDUSTRIAL HOLDINGS, LLC, a Delaware limited liability company	    	DEVAX INC., a Delaware corporation
					
	By:	 	RREEF Management Company, a Delaware corporation, its Property Manager	    		 		 	
				
	By:	 	 /s/ Keith Walters
	    	By:	 	 /s/ Paul Buckman

	Name:	 	Keith Walters	    	Name:	 	Paul Buckman
	Title:	 	Vice President/District Manager	    	Title:	 	Chief Executive Officer
				
	Dated:	 	1/29/07	    	Dated:	 	  

				
		 		    	By:	 	 /s/ Steve Wilson

		 		    	Name:	 	Steve Wilson
		 		    	Title:	 	CFO/Corporate Secretary
				
		 		    	Dated:	 	1/29/07

  

 iv 

 LEASE 
 By this Lease Landlord leases to Tenant and Tenant leases from Landlord the Premises in the Building as set forth and described on the Reference Pages. The Premises are depicted on the floor plan attached hereto as
Exhibit A, and the Building is depicted on the site plan attached hereto as Exhibit A-1. The Reference Pages, including all terms defined thereon, are incorporated as part of this Lease. 
  

	1.	USE AND RESTRICTIONS ON USE. 

 1.1 The Premises are
to be used solely for the purposes set forth on the Reference Pages. 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 Building
or injure, annoy, or disturb them, or allow the Premises to be used for any improper, immoral, unlawful, or objectionable purpose, or commit any waste. Tenant shall not do, permit or suffer in, on, or about the Premises the sale of any alcoholic
liquor without the written consent of Landlord first obtained. Tenant shall comply with all governmental laws, ordinances and regulations applicable to the use of the Premises and its occupancy and shall promptly comply with all governmental orders
and directions for the correction, prevention and abatement of any violations in the Building or appurtenant land, caused or permitted by, or resulting from the specific use by, Tenant, or in or upon, or in connection with, the Premises, all at
Tenant’s sole expense. Tenant shall not do or permit anything to be done on or about the Premises or bring or keep anything into the Premises which will in any way increase the rate of, invalidate or prevent the procuring of any insurance
protecting against loss or damage to the Building or any of its contents by fire or other casualty or against liability for damage to property or injury to persons in or about the Building or any part thereof. 
 1.2 Tenant shall not, and shall not direct, suffer or permit any of its agents, contractors, employees, licensees or invitees (collectively, the
“Tenant Entities”) to at any time handle, use, manufacture, store or dispose of in or about the Premises or the Building any (collectively “Hazardous Materials”) flammables, explosives, radioactive materials, hazardous wastes or
materials, toxic wastes or materials, or other similar substances, petroleum products or derivatives or any substance subject to regulation by or under any federal, state and local laws and ordinances relating to the protection of the environment or
the keeping, use or disposition of environmentally hazardous materials, substances, or wastes, presently in effect or hereafter adopted, all amendments to any of them, and all rules and regulations issued pursuant to any of such laws or ordinances
(collectively “Environmental Laws”), nor shall Tenant suffer or permit any Hazardous Materials to be used in any manner not fully in compliance with all Environmental Laws, in the Premises or the Building and appurtenant land or allow the
environment to become contaminated with any Hazardous Materials. Notwithstanding the foregoing, Tenant may handle, store, use or dispose of products containing small quantities of Hazardous Materials (such as aerosol cans containing insecticides,
toner for copiers, paints, paint remover and the like) to the extent customary and necessary for the use of the Premises for general office purposes; provided that Tenant shall always handle, store, use, and dispose of any such Hazardous Materials
in a safe and lawful manner and never allow such Hazardous Materials to contaminate the Premises, Building and appurtenant land or the environment. Tenant shall protect, defend, indemnify and hold each and all of the Landlord Entities (as defined in
Article 30) harmless from and against any and all loss, claims, liability or costs (including court costs and attorney’s fees) incurred by reason of any actual or asserted failure of Tenant to fully comply with all applicable Environmental
Laws, or the presence, handling, use or disposition in or from the Premises of any Hazardous Materials by Tenant or any Tenant Entity (even though permissible under all applicable Environmental Laws or the provisions of this Lease), or by reason of
any actual or asserted failure of Tenant to keep, observe, or perform any provision of this Section 1.2. 
 1.3 Tenant and the Tenant
Entities will be entitled to the non-exclusive use of the common areas of the Building as they exist from time to time during the Term, including the parking facilities, subject to Landlord’s rules and regulations regarding such use. However,
in no event will Tenant or the Tenant Entities park more vehicles in the parking facilities than Tenant’s Proportionate Share of the total parking spaces available for common use. The foregoing shall not be deemed to provide Tenant with an
exclusive right to any parking spaces or any guaranty of the availability of any particular parking spaces or any specific number of parking spaces. 
  

	2.	TERM. 

 2.1 The Term of this Lease shall begin on
the date (“Commencement Date”) as shown on the Reference Pages and the date that Landlord shall tender possession of the Premises to Tenant, and shall terminate on the date as shown on the Reference Pages (“Termination Date”),
unless sooner terminated by the provisions of this Lease. Landlord shall tender possession of the Premises with all the work, if any, to be performed by Landlord pursuant to Exhibit B to this Lease substantially completed. Tenant shall
deliver a punch list of 

  

 1 

 
items not completed within thirty (30) days after Landlord tenders possession of the Premises and Landlord agrees to proceed with due diligence to perform
its obligations regarding such items. Tenant shall, at Landlord’s request, execute and deliver a memorandum agreement provided by Landlord in the form of Exhibit C attached hereto, setting forth the actual Commencement Date, Termination
Date and, if necessary, a revised rent schedule. Should Tenant fail to do so within thirty (30) days after Landlord’s request, the information set forth in such memorandum provided by Landlord shall be conclusively presumed to be agreed and
correct. 
 2.2 Tenant agrees that in the event of the inability of Landlord to deliver possession of the Premises on the
Commencement Date for any reason, Landlord shall not be liable for any damage resulting from such inability, but Tenant shall not be liable for any rent until the time when Landlord can, after notice to Tenant, deliver possession of
the Premises to Tenant. No such failure to give possession on the Commencement Date shall affect the other obligations of Tenant under this Lease, except that if Landlord is unable to deliver possession of the Premises within sixty
(60) days after the Commencement Date (other than as a result of strikes, shortages of materials, holdover tenancies or similar matters beyond the reasonable control of Landlord and Tenant is notified by Landlord in writing as to
such delay), Tenant shall have the option to terminate this Lease unless said delay is as a result of: (a) Tenant’s failure to agree to plans and specifications and/or construction cost estimates or bids; (b) Tenant’s request for
materials, finishes or installations other than Landlord’s standard except those, if any, that Landlord shall have expressly agreed to furnish without extension of time agreed by Landlord; (c) Tenant’s change in any plans or
specifications; or, (d) performance or completion by a party employed by Tenant (each) of the foregoing, a “Tenant Delay”). If any delay is the result of a Tenant Delay, the Commencement Date and the payment of rent under this Lease shall
be accelerated by the number of days of such Tenant Delay, but in no event shall the Commencement Date be any earlier than the date as shown on the Reference Pages. 
 2.3 Landlord shall permit Tenant, or any agent, employee or contractor of Tenant, to enter, use or occupy the Premises prior to the Commencement Date, and such entry, use or occupancy shall be subject to all the
provisions of this Lease other than the payment of rent, including, without limitation, Tenant’s compliance with the insurance requirements of Article 11. Said early possession shall not advance the Commencement or Termination Date. 

 

	3.	RENT. 

 3.1 Tenant agrees to pay to Landlord the Annual Rent in effect from time to time by paying the Monthly Installment of Rent then in effect on or before the first day of each full calendar month during the Term, except
that the first full month’s rent shall be paid upon the execution of this Lease. The Monthly Installment of Rent in effect at any time shall be one-twelfth ( 1/12) of the Annual Rent in effect at such time. Rent for any period during the Term which is less than a full month shall be a prorated portion of the Monthly Installment of Rent
based upon the number of days in such month. Said rent shall be paid to Landlord, without deduction or offset and without notice or demand, at the Rent Payment Address, as set forth on the Reference Pages, or to such other person or at such other
place as Landlord may from time to time designate in writing. If an Event of Default occurs, Landlord may require by notice to Tenant that all subsequent rent payments be made by an automatic payment from Tenant’s bank account to
Landlord’s account, without cost to Landlord. Tenant must implement such automatic payment system prior to the next scheduled rent payment or within ten (10) days after Landlord’s notice, whichever is later. Unless specified in this Lease
to the contrary, all amounts and sums payable by Tenant to Landlord pursuant to this Lease shall be deemed additional rent. 
 3.2
Tenant recognizes that late payment of any rent after five (5) days of due date, or other sum due under this Lease will result in administrative expense to Landlord, the extent of which additional expense is extremely difficult and economically
impractical to ascertain. Tenant therefore agrees that if rent or any other sum is not paid when due and payable pursuant to this Lease, a late charge shall be imposed in an amount equal to the greater of: (a) Fifty Dollars ($50.00), or (b) six
percent (6%) of the unpaid rent or other payment. The amount of the late charge to be paid by Tenant shall be reassessed and added to Tenant’s obligation for each successive month until paid. The provisions of this Section 3.2 in no way relieve
Tenant of the obligation to pay rent or other payments on or before the date on which they are due, nor do the terms of this Section 3.2 in any way affect Landlord’s remedies pursuant to Article 19 of this Lease in the event said rent or other
payment is unpaid after date due. 
  

	4.	RENT ADJUSTMENTS. 

 4.1 For the purpose of this
Article 4, the following terms are defined as follows: 
 4.1.1 Lease Year: Each fiscal year (as determined by Landlord
from time to time) falling partly or wholly within the Term. 
  

 2 

 4.1.2 Expenses: All costs of operation, maintenance, repair, replacement and
management of the Building (including the amount of any credits which Landlord may grant to particular tenants of the Building in lieu of providing any standard services or paying any standard costs described in this Section 0 for similar tenants),
as determined in accordance with generally accepted accounting principles, including the following costs by way of illustration, but not limitation: water and sewer charges; insurance charges of or relating to all insurance policies and endorsements
deemed by Landlord to be reasonably necessary or desirable and relating in any manner to the protection, preservation, or operation of the Building or any part thereof; utility costs, including, but not limited to, the cost of heat, light, power,
steam, gas; waste disposal; the cost of janitorial services; the cost of security and alarm services (including any central station signaling system); costs of cleaning, repairing, replacing and maintaining the common areas, including parking and
landscaping, window cleaning costs; labor cost; costs and expenses of managing the Building including management and/or administrative fees; air conditioning maintenance costs; fire sprinkler preventative maintenance costs; elevator maintenance fees
and supplies; material costs; equipment costs including the cost of maintenance, repair and service agreements and rental and leasing costs; purchase costs of equipment; current rental and leasing costs of items which would be capital items if
purchased; tool costs; licenses, permits and inspection fees; wages and salaries; employee benefits and payroll taxes; accounting and legal fees; any sales, use or service taxes incurred in connection therewith. In addition, Landlord shall be
entitled to recover, as additional rent (which, along with any other capital expenditures constituting Expenses, Landlord may either include in Expenses or cause to be billed to Tenant along with Expenses and Taxes but as a separate item),
Tenant’s Proportionate Share of: (i) an allocable portion of the cost of capital improvement items which are reasonably calculated to reduce operating expenses; (ii) the cost of fire sprinklers and suppression systems and other life safety
systems; and (iii) other capital expenses which are required under any governmental laws, regulations or ordinances which were not applicable to the Building at the time it was constructed; but the costs described in this sentence shall be amortized
over the reasonable life of such expenditures in accordance with such reasonable life and amortization schedules as shall be determined by Landlord in accordance with generally accepted accounting principles, with interest on the unamortized amount
at one percent (1%) in excess of the Wall Street Journal prime lending rate announced from time to time. Expenses shall not include depreciation or amortization of the Building or equipment in the Building except as provided herein, loan principal
payments, costs of alterations of tenants’ premises, leasing commissions, interest expenses on long-term borrowings or advertising costs. Notwithstanding the foregoing, for purposes of computing Tenant’s Proportionate Share of Expenses,
the Controllable Expenses (hereinafter defined) shall not increase by more than five percent (5%) per calendar year on a compounding and cumulative basis over the course of the Term. In other words, Controllable Expenses for the second Lease Year of
the Term shall not exceed one hundred five percent (105%) of the Controllable Expenses for the first Lease Year of the Term. Controllable Expenses for the third Lease Year of the Term shall not exceed one hundred five percent (105%) of the limit on
Controllable Expenses for the second Lease Year of the Term, etc. By way of illustration, if Controllable Expenses were $10.00 per rentable square foot for the first Lease Year of the Term, then Controllable Expenses for the second Lease Year shall
not exceed $10.50 per rentable square foot, and Controllable Expenses for the third Lease Year of the term shall not exceed $11.03 per rentable square foot (whether or not actual Controllable Expenses were less than, equaled or exceeded the limit on
Controllable Expenses the prior year), “Controllable Expense” shall mean the following expenses: property management, HVAC contract, pest control, landscape contract, sweeping, engineering contract, window washing contract and fountain
repairs & maintenance. 
 4.1.3 Taxes: Real estate taxes and any other taxes, charges and assessments which are levied with
respect to the Building or the land appurtenant to the Building or with respect to any improvements, fixtures and equipment or other property of Landlord, real or personal, located in the Building and used in connection with the operation of the
Building and said land, any payments to any ground lessor in reimbursement of tax payments made by such lessor; and all fees, expenses and costs incurred by Landlord in investigating, protesting, contesting or in any way seeking to reduce or avoid
increase in any assessments, levies or the tax rate pertaining to any Taxes to be paid by Landlord in any Lease Year. Taxes shall not include any corporate franchise, or estate, inheritance or net income tax, or tax imposed upon any transfer by
Landlord of its interest in this Lease or the Building or any taxes to be paid by Tenant pursuant to Article 28. 
 4.2 Tenant shall pay as
additional rent for each Lease Year Tenant’s Proportionate Share of Expenses and Taxes incurred for such Lease Year. 
  

 3 

 4.3 The annual determination of Expenses shall be made by Landlord and shall be binding upon Landlord and
Tenant, subject to the provisions of this Section 4.3. During the Term, Tenant may review, at Tenant’s sole cost and expense, the books and records supporting such determination in an office of Landlord, or Landlord’s agent, during normal
business hours, upon giving Landlord five (5) days advance written notice within sixty (60) days after receipt of such determination, but in no event more often than once in any one (1) year period, subject to execution of a confidentiality
agreement acceptable to Landlord, and provided that if Tenant utilizes an independent accountant to perform such review it shall be one of national standing which is reasonably acceptable to Landlord, is not compensated on a contingency basis and is
also subject to such confidentiality agreement. If Tenant fails to object to Landlord’s determination of Expenses within one year after receipt, or if any such objection fails to state with specificity the reason for the objection, Tenant shall
be deemed to have approved such determination and shall have no further right to object to or contest such determination. 
 4.4 Prior to the
actual determination thereof for a Lease Year, Landlord may from time to time estimate Tenant’s liability for Expenses and/or Taxes under Section 4.2, Article 6 and Article 28 for the Lease Year or portion thereof. Landlord will give Tenant
written notification of the amount of such estimate and Tenant agrees that it will pay, by increase of its Monthly Installments of Rent due in such Lease Year, additional rent in the amount of such estimate. Any such increased rate of Monthly
Installments of Rent pursuant to this Section 4.4 shall remain in effect until further written notification to Tenant pursuant hereto. 
 4.5
When the above mentioned actual determination of Tenant’s liability for Expenses and/or Taxes is made for any Lease Year and when Tenant is so notified in writing, then: 
 4.5.1 If the total additional rent Tenant actually paid pursuant to Section 4.3 on account of Expenses and/or Taxes for the Lease Year is less than
Tenant’s liability for Expenses and/or Taxes, then Tenant shall pay such deficiency to Landlord as additional rent in one lump sum within thirty (30) days of receipt of Landlord’s bill thereof; and 
 4.5.2 If the total additional rent Tenant actually paid pursuant to Section 4.3 on account of Expenses and/or Taxes for the Lease Year is more than
Tenant’s liability for Expenses and/or Taxes, then Landlord shall credit the difference against the then next due payments to be made by Tenant under this Article 4, or, if the Lease has terminated, refund the difference in cash. 
 4.6 If the Commencement Date is other than January 1 or if the Termination Date is other than December 31, Tenant’s liability for Expenses and Taxes
for the Lease Year in which said Date occurs shall be prorated based upon a three hundred sixty-five (365) day year. 
 5. SECURITY DEPOSIT. Tenant
shall deposit the Security Deposit with Landlord upon the execution of this Lease. Said sum shall be held by Landlord as security for the faithful performance by Tenant of all the terms, covenants and conditions of this Lease to be kept and
performed by Tenant and not as an advance rental deposit or as a measure of Landlord’s damage in case of Tenant’s default. If Tenant defaults with respect to any provision of this Lease, Landlord may use any part of the Security Deposit
for the payment of any 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, or to compensate Landlord for any other loss or damage which Landlord
may suffer by reason of Tenant’s default. If any portion is so used, Tenant shall within ten (10) days after written demand therefor, deposit with Landlord an amount sufficient to restore the Security Deposit to its original amount and
Tenant’s failure to do so shall be a material breach of this Lease. Except to such extent, if any, as shall be required by law, Landlord shall not be required to keep the Security Deposit separate from its general funds, and Tenant shall not be
entitled to interest on such deposit. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, the Security Deposit or any balance thereof shall be returned to Tenant at such time after termination of this
Lease when Landlord shall have determined that all of Tenant’s obligations under this Lease have been fulfilled. Notwithstanding anything to the contrary contained herein or in Article 23 hereof, Tenant hereby waives the provisions of Section
1950.7 of the California Civil Code, or any similar or successor Regulations or other laws now or hereinafter in effect. 
  

 4 

	6.	ALTERATIONS. 

 6.1 Except for those, if any,
specifically provided for in Exhibit B to this Lease, Tenant shall not make or suffer to be made any alterations, additions, or improvements, including, but not limited to, the attachment of any fixtures or equipment in, on, or to the
Premises or any part thereof or the making of any improvements as required by Article 7, without the prior written consent of Landlord. When applying for such consent, Tenant shall, if requested by Landlord, furnish complete plans and specifications
for such alterations, additions and improvements. Landlord’s consent shall not be unreasonably withheld with respect to alterations which (i) are not structural in nature, (ii) are not visible from the exterior of the Building, (iii) do not
affect or require modification of the Building’s electrical, mechanical, plumbing, HVAC or other systems, and (iv) in aggregate do not cost more than $5.00 per rentable square foot of that portion of the Premises affected by the alterations in
question. 
 6.2 In the event Landlord consents to the making of any such alteration, addition or improvement by Tenant, the same shall be
made by using a contractor reasonably approved by Landlord, in either event at Tenant’s sole cost and expense. If Tenant shall employ any contractor other than Landlord’s contractor and such other contractor or any
subcontractor of such other contractor shall employ any non-union labor or supplier, Tenant shall be responsible for and hold Landlord harmless from any and all delays, damages and extra costs suffered by Landlord as a result of any dispute with any
labor unions concerning the wage, hours, terms or conditions of the employment of any such labor. If Tenant requests Landlord’s construction management service, Landlord may charge Tenant a construction management fee not to exceed five percent
(5%) of the cost of such work to cover its overhead as it relates to such proposed work, plus third-party costs actually incurred by Landlord in connection with the proposed work and the design thereof, with all such amounts being due ten (10) days
after Landlord’s demand. Notwithstanding the foregoing, such 5% construction management fee shall not apply to cosmetic alterations unless Tenant requests Landlord to coordinate or otherwise participate (i.e., obtain pricing, coordinate or work
with vendors, etc.) in the installation or construction process (Landlord’s internal basic review of such request for consent to cosmetic alterations shall not be considered a request for Landlord to coordinate or participate in the
installation or construction thereof). 
 6.3 All alterations, additions or improvements proposed by Tenant shall be constructed in
accordance with all government laws, ordinances, rules and regulations, using Building standard materials where applicable, and Tenant shall, prior to construction, provide the additional insurance required under Article 11 in such case, and also
all such assurances to Landlord as Landlord shall reasonably require to assure payment of the costs thereof, including but not limited to, notices of non-responsibility, waivers of lien, surety company performance bonds and funded construction
escrows and to protect Landlord and the Building and appurtenant land against any loss from any mechanic’s, materialmen’s or other liens. Tenant shall pay in addition to any sums due pursuant to Article 4, any increase in real estate taxes
attributable to any such alteration, addition or improvement for so long, during the Term, as such increase is ascertainable; at Landlord’s election said sums shall be paid in the same way as sums due under Article 4. 
  

	7.	REPAIR. 

 7.1 Landlord shall have no obligation to
alter, remodel, improve, repair, decorate or paint the Premises, except as specified in Exhibit B if attached to this Lease and except that Landlord shall repair and maintain the structural portions of the roof, foundation and walls of the
Building. By taking possession of the Premises, Tenant accepts them as being in good order, condition and repair and in the condition in which Landlord is obligated to deliver them, except as set forth in the punch list to be delivered pursuant to
Section 2.1. It is hereby understood and agreed that no representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant, except as specifically set forth in this Lease. Landlord shall not be liable for
any failure to make any 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. 
 7.2 Tenant shall at its own cost and expense keep and maintain all parts of the Premises and such portion of the Building and improvements as are within
the exclusive control of Tenant in good condition, promptly making all necessary repairs and replacements, whether ordinary or extraordinary, with materials and workmanship of the same character, kind and quality as the original (including, but not
limited to, repair and replacement of all fixtures installed by Tenant, water heaters serving the Premises, windows, glass and plate glass, doors, exterior stairs, skylights, any special office entries, interior walls and finish work, floors and
floor coverings, electrical systems and fixtures, dock boards, truck doors, dock bumpers, plumbing work and 

  

 5 

 
fixtures, and performance of regular removal of trash and debris). Tenant as part of its obligations hereunder shall keep the Premises in a clean and
sanitary condition. Tenant will, as far as possible keep all such parts of the Premises from deterioration due to ordinary wear and from falling temporarily out of repair, and upon termination of this Lease in any way Tenant will yield up the
Premises to Landlord in good condition and repair, loss by fire or other casualty excepted (but not excepting any damage to glass). Tenant shall, at its own cost and expense, repair any damage to the Premises or the Building resulting from and/or
caused in whole or in part by the negligence or misconduct of Tenant, its agents, employees, contractors, invitees, or any other person entering upon the Premises as a result of Tenant’s business activities or caused by Tenant’s default
hereunder. 
 7.3 Except as provided in Article 22, there shall be no abatement of rent and no liability of Landlord by reason of any injury
to or interference with Tenant’s business arising from the making of any repairs, alterations or improvements in or to any portion of the Building or the Premises or to fixtures, appurtenances and equipment in the Building. Tenant hereby waives
any and all rights under and benefits of subsection 1 of Section 1932 and Sections 1941 and 1942 of the California Civil Code, or any similar or successor Regulations or other laws now or hereinafter in effect. 
 7.4 Tenant shall, at its own cost and expense, enter into a regularly scheduled preventive maintenance/service contract with a maintenance contractor
approved by Landlord for servicing all heating and air conditioning systems and equipment serving the Premises (and a copy thereof shall be furnished to Landlord). The service contract must include all services suggested by the equipment
manufacturer in the operation/maintenance manual and must become effective within sixty (60) days of the date Tenant takes possession of the Premises. Should Tenant fail to do so, Landlord may, upon notice to Tenant, enter into such a maintenance/
service contract on behalf of Tenant or perform the work and in either case, charge Tenant the cost thereof along with a reasonable amount for Landlord’s overhead. 
 8. LIENS. Tenant shall keep the Premises, the Building and appurtenant land and Tenant’s leasehold interest in the Premises free from any liens arising out of any services, work or materials performed,
furnished, or contracted for by Tenant, or obligations incurred by Tenant. In the event that Tenant fails, within ten (10) days following the imposition of any such lien, to either cause the same to be released of record or provide Landlord with
insurance against the same issued by a major title insurance company or such other protection against the same as Landlord shall accept (such failure to constitute an Event of Default), Landlord shall have the right to cause the same to be released
by such means as it shall deem proper, including payment of the claim giving rise to such lien. All such sums paid by Landlord and all expenses incurred by it in connection therewith shall be payable to it by Tenant within five (5) days of
Landlord’s demand. 
  

	9.	ASSIGNMENT AND SUBLETTING. 

 9.1 Tenant shall not
have the right to assign or pledge this Lease or to sublet the whole or any part of the Premises whether voluntarily or by operation of law, or permit the use or occupancy of the Premises by anyone other than Tenant, and shall not make, suffer or
permit such assignment, subleasing or occupancy without the prior written consent of Landlord, such consent not to be unreasonably withheld, and said restrictions shall be binding upon any and all assignees of the Lease and subtenants of the
Premises. In the event Tenant desires to sublet, or permit such occupancy of, the Premises, or any portion thereof, or assign this Lease, Tenant shall give written notice thereof to Landlord at least thirty (30) days but no more than one hundred
twenty (120) days prior to the proposed commencement date of such subletting or assignment, which notice shall set forth the name of the proposed subtenant or assignee, the relevant terms of any sublease or assignment and copies of financial reports
and other relevant financial information of the proposed subtenant or assignee. 
 9.2 Notwithstanding any assignment or subletting,
permitted or otherwise, Tenant shall at all times remain directly, primarily and fully responsible and liable for the payment of the rent specified in this Lease and for compliance with all of its other obligations under the terms, provisions and
covenants of this Lease. Upon the occurrence of an Event of Default, if the Premises or any part of them are then assigned or sublet, Landlord, in addition to any other remedies provided in this Lease or provided by law, may, at its option, collect
directly from such assignee or subtenant all rents due and becoming due to Tenant under such assignment or sublease and apply such rent against any sums due to Landlord from Tenant under this Lease, and no such collection shall be construed to
constitute a novation or release of Tenant from the further performance of Tenant’s obligation under this Lease. 
  

 6 

 9.3 In addition to Landlord’s right to approve of any subtenant or assignee, Landlord shall have the
option, in it’s sole discretion, in the event of any proposed subletting or assignment, to terminate this Lease, or in the case of a proposed subletting of less than the entire Premises, to recapture the portion of the Premises to be sublet, as
the date the subletting or assignment is to be effective. The option shall be exercised, if at all, Landlord giving Tenant written notice given by Landlord to Tenant within thirty (30) days following Landlord’s receipt of Tenant’s written
notice as required above. However, if Tenant notifies Landlord, within five (5) days after receipt of Landlords’s termination notice, that Tenant is rescinding its proposed assignment or sublease, the termination notice shall continue in full
force and effect. If this Lease shall be terminated with respect to the entire Premises pursuant to this Section, the Term of this Lease shall end on the date stated in Tenant’s notice as effective date of the sublease or assignment as if that
date had been originally fixed in this Lease for the expiration of the Term. If Landlord recaptures under this Section only a potion of the Premises, the rent to be paid from time to time during the unexpired Term shall abate proportionately based
on the proportion by which the approximate square footage of the remaining portion of the Premises shall be less than that of the Premises as of the date immediately prior to such recapture. Tenant shall, at Tenant shall, at Tenant’s own cost
and expense, discharge in full any outstanding commission obligation which may be due and owing as the result of any proposed assignment or subletting, whether or not the Premises are recapture pursuant to this Section 9.3 and rented by Landlord to
the proposed tenant or any other tenant. 
 9.4 In the event that Tenant sells, sublets, assigns or transfers this Lease, Tenant shall pay to
the Landlord as additional rent an amount equal to fifty percent (50%) of any Increase Rent (as defined below), less the Cost Component (as defined below), when as such Increase Rent is received by Tenant. As used in this Section, “Increase
Rent” shall mean the excess of (i) all rent and other consideration which Tenant is entitled to receive by reason of any, sale, sublease, assignment of other transfer of this Lease, over (ii) the rent otherwise payable by Tenant under this
Lease at such time. For purposes of the foregoing, any consideration received by Tenant in form other than cash shall be valued at its fair market value as determined by Landlord in good faith. The “Cost Component” is that amount which, if
paid monthly, would fully amortized on a straight-line basis, over the entire period for which Tenant is to receive Increases Rent, the reasonable costs incurred by Tenant for leasing commissions and tenant improvements in connection with such
sublease, assignment or other transfer. 
 9.5 Notwithstanding any other provision hereof, it shall be considered reasonable for Landlord to
withhold its consent to any assignment of these Lease or sublease or any portion of the Premises if at the time of either Tenant’s notice of the proposed assignment or sublease or the proposed commencement date thereof, there shall exist any
uncured default of Tenant or matter which will become a default of Tenant with passage of time unless cured, of if the proposed assignee or sublessee is an entity: (a) with which Landlord is already in negotiation; (b) is a
governmental agency; (c) is in compatible with the character of occupancy of the Building; (d) with which the payment for an assignment is determined in whole or in part based upon its net income or profits; or (e) would subject the Premises to a
use which would: (i) violate any exclusive right granted to another tenant of the Building; (ii) require any addition to or modification of the Premises or the Building in order to comply with building code or other governmental requirements; or
(iii) involve a violation of Section 1.2 Tenant expressly agrees that for the purposes of any statutory or other requirement of reasonableness on the part of Landlord’s, Landlord’s refusal to consent to any assignment or any of the reasons
described in this Section 9.5, shall be conclusively deemed to be reasonable. 
 9.6 Upon any request to assign or sublet, Tenant will pay to
Landlord the Assignment/Subletting Fee, on demand a sum equal to all of Landlord’s cost, including reasonable attorney’s fee (only if required for the review of the assignment or sublease document), incurred in investigating and
considering any proposed or purported assignment or pledge of this Lease or sublease of any of the Premises, regardless of whether Landlord shall consent to, refuse consent, or determine that Landlord’s consent is not required for, such
assignment, pledge or sublease. Any purported sale, assignment, mortgage, transfer of this Lease or subletting which does not comply with the provisions of this Article 9 shall be void. 
 9.7 If Tenant is a corporation, limited liability company, partnership or trust, any transfer or transfer of or change or changes within any twelve (12)
month period in the number of the outstanding voting shares of the corporation or limited liability company, the general partnership interests in the partnership or the identity of the persons or entities controlling the activities of such
partnership or trust resulting in the persons or entities owing a majority of such shares, partnership interest or activities of such partnership or trust at the beginning of such period no longer having 

  

 7 

 
such ownership or control shall be regarded as equivalent to an assignment of this Lease to the persons or entities acquiring such ownership or control and
shall be subject to all the provisions of this Article 9 to the same extent and for all intents and purposes as though such an assignment. 
 10.
INDEMNIFICATION. None of the Landlord Entities shall be liable and Tenant hereby waives all claims against them for any damage to any property or any injury to any person in or about the Premises or the Building by or from any cause
whatsoever (including without limiting the foregoing, rain or water leakage of any character from the roof, windows, walls, basement, pipes, plumbing works or appliances, the Building not being in good condition or repair, gas, fire, oil,
electricity or theft), except to the extent caused by or arising from the gross negligence or willful misconduct of Landlord or its agents, employees or contractors. Tenant shall protect, indemnify and hold the Landlord Entities harmless from and
against any and all loss, claims, liability or costs (including court costs and attorney’s fees) incurred by reason of (a) any damage to any property (including but not limited to property of any Landlord Entity) or any injury (including but
not limited to death) to any person occurring in, on or about the Premises or the Building to the extent that such injury or damage shall be caused by or arise from any actual or alleged act, neglect, fault, or omission by or of Tenant or any Tenant
Entity to meet any standards imposed by any duty with respect to the injury or damage; (b) the conduct or management of any work or thing whatsoever done by the Tenant in or about the Premises or from transactions of the Tenant concerning the
Premises; (c) Tenant’s failure to comply with any and all governmental laws, ordinances and regulations applicable to the condition or use of the Premises or its occupancy; or (d) any breach or default on the part of Tenant in the performance
of any covenant or agreement on the part of the Tenant to be performed pursuant to this Lease. The provisions of this Article shall survive the termination of this Lease with respect to any claims or liability accruing prior to such termination.

  

	11.	INSURANCE. 

 11.1 Tenant shall keep in force
throughout the Term: (a) a Commercial General Liability insurance policy or policies to protect the Landlord Entities against any liability to the public or to any invitee of Tenant or a Landlord Entity incidental to the use of or resulting from any
accident occurring in or upon the Premises with a limit of not less than $1,000,000 per occurrence and not less than $2,000,000 in the annual aggregate, or such larger amount as Landlord may prudently require from time to time, covering bodily
injury and property damage liability and $1,000,000 products/completed operations aggregate; (b) Business Auto Liability covering owned, non-owned and hired vehicles with a limit of not less than $1,000,000 per accident; (c) Worker’s
Compensation Insurance with limits as required by statute; (d) Employer’s Liability with limits of $1,000,000 each accident, $1,000,000 disease policy limit, $1,000,000 disease—each employee; (e) All Risk or Special Form coverage
protecting Tenant against loss of or damage to Tenant’s alterations, additions, improvements, carpeting, floor coverings, panelings, decorations, fixtures, inventory and other business personal property situated in or about the Premises to the
full replacement value of the property so insured, and (f) Business Interruption Insurance for 100% of the 12 months actual loss sustained. 
 11.2 The aforesaid policies shall (a) be provided at Tenant’s expense; (b) name the Landlord Entities as additional insureds (General Liability) and loss payee (Property—Special Form); (c) be issued by an insurance company with a
minimum Best’s rating of “A-:VII” during the Term; and (d) provide that said insurance shall not be canceled unless thirty (30) days prior written notice (ten days for non-payment of premium) shall have been given to Landlord; a
certificate of Liability insurance on ACORD Form 25 and a certificate of Property insurance on ACORD form 28 shall be delivered to Landlord by Tenant upon the Commencement Date and at least thirty (30) days prior to each renewal of said insurance.

 11.3 Whenever Tenant shall undertake any alterations, additions or improvements in, to or about the Premises (“Work”) the
aforesaid insurance protection must extend to and include injuries to persons and damage to property arising in connection with such Work, without limitation including liability under any applicable structural work act, and such other insurance as
Landlord shall require; and the policies of or certificates evidencing such insurance must be delivered to Landlord prior to the commencement of any such Work. 
 12. WAIVER OF SUBROGATION. So long as their respective insurers so permit, Tenant and Landlord hereby mutually waive their respective rights of recovery against each other for any loss insured by fire, extended coverage, All Risks or
other insurance now or hereafter existing for the benefit of the respective party but only to the extent of the net insurance proceeds payable under such policies. Each party shall obtain any special endorsements required by their insurer to
evidence compliance with the aforementioned waiver. 
 13. SERVICES AND UTILITIES. Tenant shall pay for all water, gas, heat, light, power, telephone,
sewer, sprinkler system charges and other utilities and services used on or from the Premises, together with any taxes, penalties, and surcharges or the like pertaining thereto and any maintenance charges for utilities. Tenant shall furnish all
electric light bulbs, tubes and ballasts, battery packs for emergency lighting and fire extinguishers. If any such services are not separately 
  

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metered to Tenant, Tenant shall pay such proportion of all charges jointly metered with other premises as determined by Landlord, in its sole discretion, to
be reasonable. Any such charges paid by Landlord and assessed against Tenant shall be immediately payable to Landlord on demand and shall be additional rent hereunder. Tenant will not, without the written consent of Landlord, contract with a utility
provider to service the Premises with any utility, including, but not limited to, telecommunications, electricity, water, sewer or gas, which is not previously providing such service to other tenants in the Building. Landlord shall in no event be
liable for any interruption or failure of utility services on or to the Premises. 
 14. HOLDING OVER. Tenant shall pay Landlord for each day Tenant
retains possession of the Premises or part of them after termination of this Lease by lapse of time or otherwise at the rate (“Holdover Rate”) which shall be One Hundred Fifty Percent (150%) of the greater of (a) the amount of the Annual
Rent for the last period prior to the date of such termination plus all Rent Adjustments under Article 4; and (b) the then market rental value of the Premises as determined by Landlord assuming a new lease of the Premises of the then usual duration
and other terms, in either case, prorated on a daily basis, and also pay all damages sustained by Landlord by reason of such retention. If Landlord gives notice to Tenant of Landlord’s election to such effect, such holding over shall constitute
renewal of this Lease for a period from month to month or one (1) year, whichever shall be specified in such notice, in either case at the Holdover Rate, but if the Landlord does not so elect, no such renewal shall result notwithstanding acceptance
by Landlord of any sums due hereunder after such termination; and instead, a tenancy at sufferance at the Holdover Rate shall be deemed to have been created. In any event, no provision of this Article 14 shall be deemed to waive Landlord’s
right or reentry or any other right under this Lease or at law. 
 15. SUBORDINATION. Without the necessity of any additional document being executed
by Tenant for the purpose of effecting a subordination, this Lease shall be subject and subordinate at all times to ground or underlying leases and to the lien of any mortgages or deeds of trust now or hereafter placed on, against or affecting the
Building, Landlord’s interest or estate in the Building, or any ground or underlying lease; provided, however, that if the lessor, mortgagee, trustee, or holder of any such mortgage or deed of trust elects to have Tenant’s interest in this
Lease be superior to any such instrument, then, by notice to Tenant, this Lease shall be deemed superior, whether this Lease was executed before or after said instrument. Notwithstanding the foregoing, Tenant covenants and agrees to execute and
deliver within ten (10) days of Landlord’s request such further instruments evidencing such subordination or superiority of this Lease as may be required by Landlord. 
 16. RULES AND REGULATIONS. Tenant shall faithfully observe and comply with all the rules and regulations as set forth in Exhibit D to this Lease and all reasonable and non-discriminatory modifications of
and additions to them from time to time put into effect by Landlord. Landlord shall not be responsible to Tenant for the non-performance by any other tenant or occupant of the Building of any such rules and regulations. 
  

	17.	REENTRY BY LANDLORD. 

 17.1 Landlord reserves and
shall at all times have the right to re-enter the Premises during normal business hours, and after reasonable notice, to inspect the same, to show said Premises to prospective purchasers, mortgagees or tenants, and to alter, improve or repair the
Premises and any portion of the Building, without abatement of rent, and may for that purpose erect, use and maintain scaffolding, pipes, conduits and other necessary structures and open any wall, ceiling or floor in and through the Building and
Premises where reasonably required by the character of the work to be performed, provided entrance to the Premises shall not be blocked thereby, and further provided that the business of Tenant shall not be interfered with unreasonably. Landlord
shall have the right at any time to change the arrangement and/or locations of entrances, or passageways, doors and doorways, and corridors, windows, elevators, stairs, toilets or other public parts of the Building and to change the name, number or
designation by which the Building is commonly known. In the event that Landlord damages any portion of any wall or wall covering, ceiling, or floor or floor covering within the Premises, Landlord shall repair or replace the damaged portion to match
the original as nearly as commercially reasonable but shall not be required to repair or replace more than the portion actually damaged. Tenant hereby waives any claim for damages for any injury or inconvenience to or interference with Tenant’s
business, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned by any action of Landlord authorized by this Article 17. 
 17.2 Landlord does not have a key to unlock the doors in the Premises. Landlord shall have the right to use any and all means which Landlord may deem proper to open said doors in an emergency to obtain entry to any
portion of the Premises. Landlord is authorized to gain access by such means as Landlord shall elect and the cost of repairing any damage occurring in doing so shall be borne by Tenant and paid to Landlord within five (5) days of Landlord’s
demand. 
  

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	18.	DEFAULT. 

 18.1 Except as otherwise provided in
Article 20, the following events shall be deemed to be Events of Default under this Lease: 
 18.1.1 Tenant shall fail to pay when due any sum
of money becoming due to be paid to Landlord under this Lease, whether such sum be any installment of the rent reserved by this Lease, any other amount treated as traditional rent under this Lease, or any other payment or reimbursement to Landlord
required by this Lease, whether or not treated as additional rent under this Lease, and such failure shall continue for a period of five (5) days after written notice that such payment was not made when due, but if any such notice shall be given,
for the twelve (12) month period commencing with the date of such notice, the failure to pay within five (5) days after due any additional sum of money becoming due to be paid to Landlord under this Lease during such period shall be an Event of
Default, without notice. The notice required pursuant to this Section 18.1.1 shall replace rather than supplement any statutory notice required under California Code of Civil Procedure Section 1161 or any similar or successor statute. 
 18.1.2 Tenant shall fail to comply with any term, provision or covenant of this Lease which is not provided for in another Section of this Article and
shall not cure such failure within twenty (20) days (forthwith, if the failure involves a hazardous condition) after written notice of such failure to Tenant provided, however, that such failure shall not be an event of default if such failure could
not reasonably be cured during such twenty (20) day period, Tenant has commenced the cure within such twenty (20) day period and thereafter is diligently pursuing such cure to completion, but the total aggregate cure period shall not exceed ninety
(90) days. 
 18.1.3. Tenant shall fail to vacate the Premises immediately upon termination of this Lease, by lapse of time or otherwise, or
upon termination of Tenants’s right to possession only. 
 18.1.4 Tenant shall become insolvent, admit in writing its inability to pay
its debts generally as they become due, file a petition in bankruptcy or a petition to take advantage to any insolvency statute, make an assignment for the benefit of creditors, make a transfer in fraud of creditors, apply for or consent to the
appointment of a receiver of itself or of the whole or any substantial part of its property, or file a petition or answer seeking reorganization or arrangement under the federal bankruptcy laws, as now in effect or hereafter amended, or any other
applicable law or statute of the United States or any state thereof. 
 18.1.5 A court of competent jurisdiction shall enter an order,
judgment or decree adjudicating Tenant bankrupt, or appointing a receiver of Tenant, or of the whole or any substantial part of its property, without the consent of Tenant, or approving a petition filed against Tenant seeking reorganization or
arrangement of Tenant under the bankruptcy laws of the United States, as now in affected or hereafter amended, or any state thereof, and such order, judgment or decree shall not be vacated or set aside or stayed within sixty (60) days from the date
of entry thereof. 
  

	19.	REMEDIES. 

 19.1 Upon the occurrence of any Event or
Events of Default under this Lease, whether enumerated in Article 18 or not, Landlord shall have the option to pursue any one or more of the following remedies without any notice (except as expressly prescribed herein) or demand whatsoever (and
without limiting the generality of the foregoing, Tenant hereby specifically waives notice and demand for payment of rent or other obligations and waives any and all other notices or demand requirements imposed by applicable law): 
 19.1.1 Terminate this Lease and Tenant’s right to possession of the Premises and recover from Tenant an award of damages equal to the sum of the
following: 
 19.1.1.1 The Worth at the Time of Award of the unpaid rent which had been earned at the time of termination; 
 19.1.1.2 The Worth at the Time of Award of the amount by which the unpaid rent which would have been earned after termination until the time of award
exceeds the amount of such rent loss that Tenant affirmatively proves could have been reasonably avoided; 
 19.1.1.3 The Worth at the Time
of Award of the amount by which the unpaid rent for the balance of the Term after the time of award exceeds the amount of such rent loss that Tenant affirmatively proves could be reasonably avoided; 
 19.1.1.4 Any other amount necessary to compensate Landlord for all the detriment either proximately caused by Tenant’s failure to perform
Tenant’s obligations under this Lease or which in the ordinary course of things would be likely to result therefrom; and 
  

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 19.1.1.5 All such other amounts in addition to or in lieu of the foregoing as may be permitted from time
to time under applicable law. 
 The “Worth at the Time of Award” of the amounts referred to in parts 19.1.1.1 and 19.1.1.2 above, shall be
computed by allowing interest at the lesser of a per annum rate equal to: (i) the greatest per annum rate of interest permitted from time to time under applicable law, or (ii) the Prime Rate plus 5%. For purposes hereof, the “Prime Rate”
shall be the per annum interest rate publicly announced as its prime or base rate by a federally insured bank selected by Landlord in the State of California. The “Worth at the Time of Award” of the amount referred to in part 19.1.1.3,
above, 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 1%; 
 19.1.2 Employ the remedy described in California Civil code §1951.4 (Landlord may continue this Lease in effect after Tenant’s breach and abandonment and recover rent as it becomes due, if Tenant has the right to sublet or assign,
subject only to reasonable limitations); or 
 19.1.3 Notwithstanding Landlord’s exercise of the remedy described in California Civil
Code § 1951.4 in respect of an Event or Events of Default, at such time thereafter as Landlord may elect in writing, to terminate this Lease and Tenant’s right to possession of the Premises and recover an award of damages as provided above
in Section 19.1.1. 
 19.2 The subsequent acceptance of 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 rent so accepted, regardless of Landlord’s knowledge of such preceding breach at the time of acceptance of such rent. No waiver
by Landlord of any breach hereof shall be effective unless such waiver is in writing and signed by Landlord. 
 19.3 TENANT HEREBY WAIVES
ANY AND ALL RIGHTS CONFERRED BY SECTION 3275 OF THE CIVIL CODE OF CALIFORNIA AND BY SECTIONS 1174 (c) AND 1179 OF THE CODE OF CIVIL PROCEDURE OF CALIFORNIA AND ANY AND ALL OTHER REGULATIONS AND RULES OF LAW FROM TIME TO TIME IN EFFECT DURING THE
TERM PROVIDING THAT TENANT SHALL HAVE ANY RIGHT TO REDEEM, REINSTATE OR RESTORE THIS LEASE FOLLOWING ITS TERMINATION BY REASON OF TENANT’S BREACH. TENANT ALSO HEREBY WAIVES, TO THE FULLEST EXTENT PERMITTED BY LAW, THE RIGHT TO TRIAL BY JURY IN
ANY LITIGATION ARISING OUT OF OR RELATING TO THIS LEASE. 
 19.4 No right or remedy herein conferred upon or reserved to Landlord is
intended to be exclusive of any other right or remedy, and each and every right and remedy shall be cumulative and in addition to any other right or remedy given hereunder or now or hereafter existing by agreement, applicable law or in equity. In
addition to other remedies provided in this Lease, Landlord shall be entitled, to the extent permitted by applicable law, to injunctive relief, or to a decree compelling performance of any of the covenants, agreements, conditions or provisions of
this Lease, or to any other remedy allowed to Landlord at law or in equity. Forbearance by Landlord to enforce one or more of the remedies herein provided upon an Event of Default shall not be deemed or construed to constitute a waiver of such
Default. 
 19.5 This Article 19 shall be enforceable to the maximum extent such enforcement is not prohibited by applicable law, and the
unenforceability of any portion thereof shall not thereby render unenforceable any other portion. 
 19.6 If more than one (1) Event of
Default occurs during the Term or any renewal thereof, Tenant’s renewal options, expansion options, purchase options and rights of first offer and/or refusal, if any are provided for in this Lease, shall be null and void. 
 19.7 If, on account of any breach or default by Tenant in Tenant’s obligations under the terms and conditions of this Lease, it shall become
necessary or appropriate for Landlord to employ or consult with an attorney or collection agency concerning or to enforce or defend any of Landlord’s right or remedies arising under this Lease or to collect any sums due from Tenant, Tenant
agrees to pay all cost and fees so incurred by Landlord, including, without limitation, reasonable attorneys’ fees and costs. TENANT EXPRESSLY WAIVES ANY RIGHT TO: (A) TRIAL BY JURY; AND (B) SERVICE OF ANY NOTICE REQUIRED BY ANY PRESENT OR
FUTURE LAW OR ORDINANCE APPLICABLE TO LANDLORDS OR TENANTS BUT NOT REQUIRED BY THE TERMS OF THIS LEASE. 
  

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 19.8 Upon the occurrence of an Event of Default, Landlord may (but shall not be obligated to) cure such
default at Tenant’s sole expense. Without limiting the generality of the foregoing, Landlord may, at Landlord may, at Landlord’s option, enter into and upon the Premises if Landlord determines in its sole discretion that Tenant is not
acting within a commercially reasonable time to maintain, repair or replace anything for which Tenant is responsible under this Lease or to otherwise effect compliance with its obligations under this Lease and correct the same, without being deemed
in any manner guilty of trespass, eviction or forcible entry and detainer and without incurring any liability for any damage or interruption of Tenant’s business resulting therefrom and Tenant agrees to reimburse Landlord within five (5) days
of Landlord’s demand as additional rent, for any expenses which Landlord may incur in thus effecting compliance with Tenant’s obligations under this Lease, plus interest from the date of expenditure by Landlord at the Wall Street Journal
prime rate. 
  

	20.	TENANT’S BANKRUPTCY OR INSOLVENCY. 

 20.1 If at
any time and for so long as Tenant shall be subjected to the provisions of the United States Bankruptcy Code or other law of the United States or any state thereof for the protection of the debtors as in effect at such time (each a
“Debtor’s Law”): 
 20.1.1 Tenant, Tenant as debtor-in-possession, and any trustee or receiver of Tenant’s assets (each a
“Tenant’s Representative”) shall have no greater right to assume or assign this Lease or any interest in this Lease, or to sublease any of the Premises than accorded to Tenant in Article 9, except to the extent Landlord shall be
required to permit such assumption, assignment or sublease by the provisions of such Debtor’s Law. Without limitation of the generality of the foregoing, any right of any Tenant’s Representative to assume or assign this Lease or to
sublease any of the Premises shall be subject to the conditions that: 
 20.1.1.1 Such Debtor’s Law shall provide to Tenant’s
Representative a right of assumption of this Lease which Tenant’s Representative shall have timely exercised and Tenant’s Representative shall have fully cured any default of Tenant under this Lease. 
 20.1.1.2 Tenant’s Representative or the proposed assignee, as the case shall be, shall have deposited with Landlord as security for the timely
payment of rent an amount equal to the larger of: (a) three (3) month’s rent and other monetary charges accruing under this lease; and (b) any sum specified in Article 5; and shall have provided Landlord with adequate other assurance of the
future performance of the obligations of the Tenant under this Lease. Without limitation, such assurances shall include, at least, in the case of assumption of this Lease, demonstration to the satisfaction of the Landlord that Tenant’s
Representative has and will continue to have sufficient unencumbered assets after the payment of all secured obligations and administrative expenses to assure Landlord that Tenant’s Representative will have sufficient funds to fulfill the
obligations of Tenant under this Lease; and, in the case of assignment, submission of current financial statements of the proposed assignee, audited by an independent certified public accountant reasonably acceptable to Landlord and showing a net
worth and working capital in amounts determined by Landlord to be sufficient to assure the future performance by such assignee of all of the Tenant’s obligations under this Lease. 
 20.1.1.3 The assumption or any contemplated assignment of this Lease or subleasing any part of the Premises, as shall be the case, will not breach any
provision in any other lease, mortgage, financing agreement or other agreement by which Landlord is bound. 
 20.1.1.4 Landlord shall have,
or would had absent the Debtor’s Law, no right under Article 9 to refuse consent to the proposed assignment or sublease by reason of the identity or nature of the proposed assignee or sublessee or the proposed use of the Premises concerned.

 21. QUIET ENJOYMENT. Landlord represents and warrants that it has full right and authority to enter into this Lease and that Tenant, while paying
the rental and performing its other covenants and agreements contained in this Lease, shall peaceably and quietly have, hold and enjoy the Premises for the Term without hindrance or molestation from Landlord subject to the terms and provisions of
this Lease. Landlord shall not be liable for any interference or disturbance by other tenants or third persons, nor shall Tenant be released from any of the obligations of this Lease because of such interference or disturbance. 
  

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	22.	CASUALTY. 

 22.1 In the event the Premises or the
Building are damaged by the fire or other cause and in Landlord’s reasonable estimation such damage can be materially restored within one hundred eighty (180) days, Landlord shall forthwith repair the same and this Lease shall remain in full
force and effect, except that Tenant shall be entitled to a proportionate abatement in rent from the date of such damage. Such abatement of rent shall be made pro rata in accordance with the extent to which the damage and the making of such repairs
interfere with the use and occupancy by Tenant of the Premises from time to time. Within forty-five (45) days from the date of such damage, Landlord shall notify Tenant, in writing, of Landlord’s reasonable estimation of the length of time
within which material restoration can be made, and Landlord’s determination shall be binding on Tenant. For purposes of this Lease, the Building or Premises shall be deemed “materially restore” if they are in such condition as would
not prevent or materially interfere with Tenant’s use of the Premises for the purpose for which it was being used immediately before such damage. 
 22.2 If such repairs cannot, in Landlord’s reasonable estimation, be made within one hundred eighty (180) days, Landlord and Tenant shall each have the option of giving the other, at any time within ninety (90)
days after such damage, notice terminating this Lease as of the date of such damage. In the event of the giving of such notice, this Lease shall expire and all interest of the Tenant in the Premises shall terminate as of the date of such damage as
if such date had been originally fixed in this Lease for the expiration of the Term. In the event that neither Landlord nor Tenant exercises its option to terminate this Lease, then Landlord shall repair or restore such damage, this Lease continuing
in full force and effect, and the rent hereunder shall be proportionately abated as provided in Section 22.1 
 22.3 Landlord shall not be
required to repair or replace any damage or loss by or from fire or other cause to any panelings, decorations, partitions, additions, railings, ceilings, floor coverings, office fixtures or any other property or improvements installed on the
Premises by, or belonging to, Tenant. Any insurance which may be carried by Landlord or Tenant against loss or damage to the Building or Premises shall be for the sole benefit of the party carrying such insurance and under its sole control.

 22.4 In the event that Landlord should fail to complete such repairs and material restoration within sixty (60) days after the date
estimated by Landlord therefor as extended by thus Section 22.4, Tenant may at its option and as its sole remedy terminate this lease by delivering written notice to Landlord, within fifteen (15) days after the expiration of said period of time,
whereupon the Lease shall end on the date of such notice or such later date fixed in such notice as if the date of such notice was the date originally fixed in this Lease for the expiration of the Term; provided, however, that if construction is
delayed because of changes, deletions or additions in construction requested by Tenant, strikes, lockouts, casualties, Acts of God, war, material or labor shortages, government regulation or control or other causes beyond the reasonable control of
Landlord, the period for restoration, repair or rebuilding shall be extended for the amount of time Landlord is so delayed. 
 22.5
Notwithstanding anything to the contrary contained in this Article: (a) Landlord shall not have any obligation whatsoever to repair, reconstruct, or restore the Premises when the damages resulting from any casualty covered by the provisions of this
Article 22 occur during the last twelve (12) months of the Term or any extension thereof, but if Landlord determines not to repair such damages Landlord shall notify Tenant and if such damages shall render any material portion of the Premises
untenantable Tenant shall have the right to terminate this Lease by notice to Landlord within fifteen (15) days after receipt of Landlord’s notice; and (b) in the event the holder of any indebtedness secured by a mortgage or deed of trust
covering the Premises or Building requires that any insurance proceeds be applied to such indebtedness, then Landlord shall have the right to terminate this Lease by delivering written notice of termination to Tenant within fifteen (15) days after
such requirement is made by any such holder, whereupon this Lease shall end on the date of such damage as if the date of such damage were the date originally fixed in this Lease for the expiration of the Term. 
 22.6 In the event of any damage or destruction to the Building or Premises by any peril covered by the provisions of this Article 22, it shall be
Tenant’s responsibility to properly secure the Premises and upon notice from Landlord to remove forthwith, at its sole cost and expense, such portion of all of the property belonging to Tenant or its licensees from such portion or all of the
Building or Premises as Landlord shall request. 
 22.7 Tenant hereby waives any and all rights under and benefits of Sections 1932(2) and
1933(4) of the California Code of Civil Procedure, or any similar or successor Regulations or other laws now or hereinafter in effect. 
 23. EMINENT
DOMAIN. If all or any substantial part of the Premises shall be taken or appropriated by any public or quasi-public authority under the power of eminent domain, or conveyance in lieu of such appropriation, either party to this 
  

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Lease shall have the right, at its option, of giving the other, at any time within thirty (30) days after such taking, notice terminating this Lease, except
that Tenant may only terminate this Lease by reason of taking or appropriation, if such taking or appropriation shall be so substantial as to materially interfere with Tenant’s use and occupancy of the Premises. If neither party to this Lease
shall so elect to terminate this Lease, the rental thereafter to be paid shall be adjusted on a fair and equitable basis under the circumstances. In addition to the rights of Landlord above, if any substantial part of the Building shall be taken or
appropriated by any public or quasi-public authority under the power of eminent domain or conveyance in lieu thereof, and regardless of whether the Premises or any part thereof are so taken or appropriated, Landlord shall have the right, at its sole
option, to terminate this Lease. Landlord shall be entitled to any and all income, rent, award, or any interest whatsoever in or upon any such sum, which may be paid or made in connection with any such public or quasi-public use or purpose, and
Tenant hereby assigns to Landlord any interest it may have in or claim to all or any part of such sums, other than any separate award which may be made with respect to Tenant’s trade fixtures and moving expenses; Tenant shall make no claim for
the value of any unexpired Term. Tenant hereby waives any and all rights under and benefits of Section 1265.130 of the California Code of Civil Procedure, or any similar or successor Regulations or other laws now or hereinafter in effect.

 24. SALE BY LANDLORD. In event of a sale or conveyance by Landlord of the Building, the same shall operate to release Landlord from any future
liability upon any of the covenants or conditions, expressed or implied, contained in this Lease in favor of Tenant, and in such event Tenant agrees to look solely to the responsibility of the successor in interest of Landlord in and to this Lease.
Except as set forth in this Article 24, this Lease shall not be affected by any such sale and Tenant agrees to attorn to the purchaser or assignee. If any security has been given by Tenant to secure the faithful performance of any of the covenants
of this Lease, Landlord may transfer or deliver said security, as such, to Landlord’s successor in interest and thereupon Landlord shall be discharged from any further liability with regard to said security. 
 25. ESTOPPEL CERTIFICATES. Within ten (10) days following any written request which Landlord may make from time to time, Tenant shall execute and deliver to
Landlord or mortgage or prospective mortgagee a sworn statement certifying: (a) the date of commencement of this Lease; (b) the fact that this Lease is in full force (or, if there have been modifications to this Lease, that this Lease is in full
force and effect, as modified, and stating the date and nature such modifications); (c) the date to which the rent and other sums payable under this Lease have been paid; (d) the fact that there are no current defaults under this Lease by either
Landlord or Tenant except as specified in Tenant’s statement; and (e) such other matters as may requested by Landlord. Landlord and Tenant intend that any statement delivered to this Article 25 may be relied upon by any mortgage, beneficiary or
purchaser, and Tenant shall be liable for all loss, cost or expense resulting from the failure of any sale or funding of any loan caused by any material misstatement within such ten (10) day period Landlord or Landlord’s beneficiary or agent
may execute and deliver such certificate on Tenant’s behalf, and that such certificate shall be fully binding on Tenant. 
  

	26.	SURRENDER OF PREMISES. 

 26.1 Tenant shall arrange
to meet Landlord for two (2) joint inspections of the Premises, the first to occur at least thirty (30) days (but no more than sixty (60) days) before the last day of the Term, and the second to occur not later than forty-eight (48) hours after
Tenant has vacated the Premises. In the event of Tenant’s failure to arrange such joint inspections and/or participate in either such inspection, Landlord’s inspection at or after Tenant’s vacating the Premises shall be conclusively
deemed correct for purposes of determining Tenant’s responsibility for repairs and restoration. 
 26.2 All alternations, additions, and
improvements in, on, or to the Premises made or installed by or for Tenant, including, without limitation, carpeting (collectively, “Alterations”), shall be and remain the property of Tenant during the Term. Upon the expiration or sooner
termination of the Term, all Alterations shall become a part of the realty and shall belong to Landlord without compensation, and title shall pass to Landlord under this Lease as by a bill of sale. At the end of the Term or any renewal of the term
or other sooner termination of this Lease, Tenant will peaceably deliver up to Landlord possession of the Premises, together with all Alterations by whomsoever made, in the same conditions received or first installed, broom clean and free of all
debris, excepting only ordinary wear and tear and damage by fire or other casualty. Notwithstanding the foregoing, if Landlord elects by notice given to Tenant at least thirty (30) days prior to expiration of the Term, Tenant shall, at Tenant’s
sole cost, remove any Alterations, so designated by Landlord’s notice, and repair any damage caused by such removal, provided that Tenant shall not be required to remove any portion of the Tenant Improvements and/or Initial
Alterations as noted in Exhibit B. Tenant must, at Tenant’s sole cost, remove upon termination of this Lease, any and all of Tenant’s furniture, furnishings, equipment, movable partitions of less than full height from floor to ceiling and
other trade fixtures and personal property, as well as all data/telecommunications cabling and wiring installed by or on behalf of Tenant, whether inside walls, under any raised floor or above any ceiling (collectively, “Personalty”).
Tenant shall not be responsible to remove pre-existing data wiring 

  

 14 

 
in the office area. Personality not so removed shall be deemed abandoned by the Tenant and title to the same shall thereupon pass to Landlord under this
Lease as by a bill of sale, but Tenant shall remain responsible for the cost of removal and disposal of such Personality, as well as any damage caused by such removal. In lieu of requiring Tenant to remove Alterations and Personality and repair the
Premises as aforesaid, Landlord may, by written notice to Tenant delivered at least thirty (30) days before the Termination Date, require Tenant to pay to Landlord, as additional rent hereunder, the cost of such removal and repair in an amount
reasonably estimated by Landlord. 
 26.3 All obligations of Tenant under this Lease not fully performed as of the expiration or earlier
termination of the Term shall survive the expiration or earlier termination of the Term Upon the expiration or earlier termination of the Term, Tenant shall pay to Landlord the amount, as estimated by Landlord, necessary to repair and restore the
Premises as provided in this Lease and/or to discharge Tenant’s obligation for unpaid amounts due or to become due to Landlord. All such amounts shall be used and held by Landlord for payment of such obligations of Tenant, with Tenant being
liable for any additional costs upon demand by Landlord, or with any excess to be returned to Tenant after all such obligations have been determined and satisfied. Any otherwise unused Security Deposit shall be credited against the amount payable by
Tenant under this Lease. 
 27. NOTICES. Any notice or document required or permitted to be delivered under this Lease shall be addressed to the
intended recipient, by fully prepaid registered or certified United States Mail return receipt requested, or by reputable independent contract delivery service furnishing a written record of attempted or actual delivery, and shall be deemed to be
delivered when tendered for delivery to the addressee at its address set forth on the Reference Pages, or at such other address as it has then last specified by written notice delivered in accordance with this Article 27, or if to Tenant at either
its aforesaid address or its last known registered office or home of a general partner or individual owner, whether or not actually accepted or received by the addressee. Any such notice or document may also be personally delivered if a receipt is
signed by and received from, the individual, if any, named in Tenant’s Notice Address. 
 28. TAXES PAYABLE BY TENANT. In addition to rent and
other charges to be paid by Tenant under this Lease, Tenant shall reimburse to Landlord, upon demand, any and all taxes payable by landlord (other than net income taxes) whether or not now customary or within the contemplation of the parties to this
Lease: (a) upon, allocable to, or measured by or on the gross or net rent payable under this Lease, including without limitation any gross income tax or excise tax levied by the State, any political subdivision thereof, or the Federal Government
with respect to the receipt of such rent; (b) upon or with respect to the possession, leasing, operation, management, maintenance, alternation, repair, use or occupancy of the Premises or any portion thereof, including any sales, use or service tax
imposed as a result thereof; (c) upon or measured by the Tenant’s gross receipts or payroll or the value of Tenant’s equipment, furniture, fixtures and other personal property of Tenant or leasehold improvements, alterations or additions
located in the Premises; or (d) upon this transaction or any document to which Tenant is a party creating or transferring any interest of Tenant in this Lease or the Premises. In addition to the foregoing, Tenant agrees to pay, before delinquency,
any and all taxes levied or assessed against Tenant and which become payable during the term hereof upon Tenant’s equipment, furniture, fixtures and other personal property of Tenant located in the Premises. 
 29. DEFINED TERMS AND HEADINGS. The Article headings shown in this Lease are for convenience of reference and shall in no way define, increase, limit or describe
the scope or intent of any provision of this Lease. Any indemnification or insurance of Landlord shall apply to and inure to the benefit of all the following “Landlord Entities”, being Landlord, Landlord’s investment manager, and the
trustees, boards of directors, officers, general partners, beneficiaries, stockholders, employees and agents of each of them. Any option granted to Landlord shall also include or be exercisable by Landlord’s trustee, beneficiary, agents and
employees, as the case may be. In any case where this Lease is signed by more than one person, the obligations under this Lease shall be joint and several. The terms “Tenant” and “Landlord” or any pronoun used in place thereof
shall indicate and include the masculine or feminine, the singular or plural number, individuals, firms or corporations, and their and each of their respective successors, executors, administrators and permitted assigns, according to the context
hereof. The term “rentable are” shall mean the rentable are of the Premises or the Building as calculated by the 

  

 15 

 
Landlord on the basis of the plans and specifications of the Building including a proportionate share of any common areas. Tenant hereby accepts and agrees
to be bound by the figures for the rentable square footage of the Premises and Tenant’s Proportionate Share shown on the Reference Pages; however, Landlord may adjust either or both figures if there is manifest error, addition or subtraction to
the Building or any business park or complex of which the Building is a part, remeasurement or other circumstance reasonably justifying adjustment. The term “Building” refers to the structure in which the Premises are located and the
common areas (parking lots, sidewalks, landscaping, etc.) appurtenant thereto. If the Building is part of a larger complex of structures, the term “Building” may include the entire complex, where appropriate (such as shared Expenses or
Taxes) and subject to Landlord’s reasonable discretion. 
 30. TENANT’S AUTHORITY. If Tenant signs as a corporation, partnership, trust or
other legal entity each of the persons executing this Lease on behalf of tenant represents and warrants that Tenant has been and is qualified to do business in the state in which the Building is located, that the entity has full right and authority
to enter into this Lease, and that all persons signing on behalf of the entity were authorized to do so by appropriate actions. Tenant agrees to deliver to Landlord, simultaneously with the delivery of this Lease, a corporate resolution, proof of
due authorization by partners, opinion or counsel or other appropriate documentation reasonably acceptable to Landlord evidencing the due authorization of Tenant to enter into this Lease. 
 Tenant hereby represents and warrants that neither Tenant, nor any persons or entities holding any legal or beneficial interest whatsoever in Tenant, are (i) the target
of any sanctions program that is established by Executive Order of the President or published by the Office of Foreign Assets Control, U.S. Department of the Treasury (“OFAC”); (ii) designated by the President or OFAC pursuant to the
Trading with the Enemy Act, 50 U.S.C. App. § 5, the International Emergency Economic Powers Act, 50 U.S.C. §§ 1701-06, the Patriot Act, Public Law 107-56, Executive Order 13224 (September 23, 2001) or any Executive Order of the
President issued pursuant to such statutes; or (iii) named on the following list that is published by OFAC: “List of Specially Designated Nationals and Blocked Persons.” If the foregoing representation is untrue at any time during the
Term, and Event of Default will be deemed to have occurred, without the necessity of notice to Tenant. 
 31. FINANCIAL STATEMENTS AND CREDIT REPORTS.
At Landlord’s request, Tenant shall deliver to Landlord a copy, certified by an officer of Tenant as being a true and correct copy, of Tenant’s most recent audited financial statement, or, if unaudited, certified by Tenant’s chief
financial officer as being true, complete and correct in all material respects. Tenant hereby authorizes Landlord to obtain one or more credit reports on Tenant at any time, and shall execute such further authorizations as Landlord may reasonably
require in order to obtain a credit report. 
 32. COMMISSIONS. Each of the parties represents and warrants to the other that it has not dealt with
any broker or finder in connection with this Lease, except as described on the Reference Pages. 
 33. TIME AND APPLICABLE LAW. Time is of the essence
of this Lease and all of its provisions. This lease shall in all respects be governed by the laws of the state in which the Building is located. 
 34.
SUCCESSORS AND ASSIGNS. Subject to the provisions of Article 9, the terms, covenants and conditions contained in this Lease shall be binding upon and inure to the benefit of the heirs, successors, executors, administrators and assigns of the
parties to this Lease. 
 35. ENTIRE AGREEMENT. This Lease, together with its exhibits, contains all agreements of the parties to this Lease and
supersedes any previous negotiations. There have been no representations made by the Landlord or any of its representatives or understandings made between the parties other than those set forth in this Lease and its exhibits. This Lease may not be
modified except by a written instrument duly executed by the parties to this Lease. 
 36. EXAMINATION NOT OPTION. Submission of this Lease shall not
be deemed to be a reservation of the Premises. Landlord shall not be bound by this Lease until it has received a copy of this Lease duly executed by Tenant and has delivered to Tenant a copy of this Lease duly executed by Landlord, and until such
delivery Landlord reserves the right to exhibit and lease the Premises to other prospective tenants. Notwithstanding anything contained in this Lease to the contrary, Landlord may withhold delivery of possession of the Premises from Tenant until
such time as Tenant has paid to Landlord any security deposit required by Article 5, the first month’s rent as set forth in Article 3 and any sum owed pursuant to this Lease. 
 37. RECORDATION. Tenant shall not record or register this Lease or a short form memorandum hereof without the prior written consent of Landlord, and then shall pay all charges and taxes incident such recording
or registration. 
  

 16 

 38. LIMITATION OF LANDLORD’S LIABILITY. Redress for any claim against Landlord under this Lease shall be
limited to and enforceable only against and to the extent of Landlord’s interest in the Building. The obligations of Landlord hereunder this Lease are not intended to be and shall not be personally binding on, nor shall any resort be had to the
private properties of, any of its or its investment managers trustees, directors, officers, partners, beneficiaries, member, stockholders, employees, or agents, and in no case shall Landlord be liable to Tenant hereunder for any lost profits, damage
to business, or any form of special, indirect or consequential damages. 
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 17 

 Landlord under this Lease are not intended to be and shall not be personally binding on, nor shall any resort be had to
the private properties of, any of its or its investment manager’s trustees, directors, officers, partners, beneficiaries, members, stockholders, employees, or agents, and in no case shall Landlord be liable to Tenant hereunder for any lost
profits, damage to business, or any form of special, indirect or consequential damages. 
  

							
	LANDLORD:	 	TENANT:
		
	CALWEST INDUSTRIAL HOLDINGS, LLC, a Delaware limited liability company	 	DEVAX INC., a Delaware corporation
				
	By:	 	RREEF Management Company, a Delaware corporation, its Property Manager	 		 	
				
	By:	 	 /s/ Keith Walters
	 	By:	 	 /s/ Paul Buckman

	Name:	 	Keith Walters	 	Name:	 	Paul Buckman
	Title:	 	Vice President/District Manager	 	Title:	 	Chief Executive Officer
	Dated:	 	1/29/07	 	Dated:	 	  

				
		 		 	By:	 	 /s/ Steve Wilson

		 		 	Name:	 	Steve Wilson
		 		 	Title:	 	CFO/Corporate Secretary
		 		 	Dated:	 	1/29/07

  

 18 

 ADDENDUM 
 attached to and made a part of Lease bearing the 
 Lease Reference Date of December 29, 2006 between

 CALWEST INDUSTRIAL HOLDINGS, LLC, a Delaware limited liability company, as Landlord and 
 DEVAX INC., a Delaware corporation, as Tenant 
 The
parties hereby acknowledge that they are contemporaneously entering into that certain Lease dated December 29, 2006 (the “Lease”). Unless otherwise specifically provided in this Addendum, all capitalized terms used herein shall have the
same meanings set forth in the Lease. In the event of any conflict between the Lease and this Addendum, this Addendum shall control. This Addendum amends and supplements the Lease as follows: 
 ADDENDUM PARAGRAPH 40 [Trash Disposal] 
 The following is hereby added
as a new Paragraph 40: 
 “Tenant hereby agrees that all trash and debris are to be deposited in receptacles provided within the project and all
receptacles shall remain inside enclosures as provided by Landlord. If it is determined that Tenant is regularly disposing of an unusually large amount of refuse Tenant shall, within ten (10) days receipt of written notice from Landlord and at
Tenant’s sole expense, provide for an additional trash receptacle and pickup service at its leased Premises. Landlord reserves the right to stipulate the location of storage for Tenant’s additional receptacle. 
 Further, Tenant agrees not to store any items and/or leave any debris in any of the common areas, the parking lot or areas immediately outside its Premises. Upon notice
from Landlord, Tenant shall immediately remove said items and/or debris. In the event Landlord must remove such items or debris, Landlord shall charge the cost of such removal to Tenant, and Tenant shall pay the same upon demand. Failure to remove
said items or failure to pay Landlord’s cost for such removal shall constitute a default under this Lease.” 
 ADDENDUM PARAGRAPH 41 [Signage]

 The following is hereby added as a new Paragraph 41: 
 “A. At Tenant’s cost, Tenant is required to install one Tenant business identity sign. 
 B. A layout of each proposed sign showing
copy/logo and color samples must be submitted to the Landlord for approval prior to fabrication and installation. 
 C. No mirrored or colored tinting will
be authorized. Before any tinting is applied to the Tenant’s windows, a sample must be submitted to the Landlord for written approval prior to installation. 
 D. This criteria establishes the uniform policies for all Tenant sign identification. This criteria has been established for the purpose of maintaining the overall appearance of the complex and to provide our tenants with a consistent
quality environment from which to conduct business. The Landlord without notice may bring any sign, graphics or other material installed that does not conform to this criterion into conformity. Any cost incurred by the Landlord to remove
non-conforming signs or to correct defacement from mounting of non-conforming signs shall be the responsibility of “Tenant.” 
 ADDENDUM
PARAGRAPH 42 [Excessive Noise] 
 The following is hereby added as a new Paragraph 42: 
 “Neither Tenant nor Tenant’s invitees and/or employees shall create any disturbance due to excessive noise either within the Premises or the Common Area portions of the property, either by excessive
equipment noise or by playing any type of audio or audio/visual equipment at a volume which would at any time interfere with the quiet enjoyment of any other tenant within the facility.” 
 ADDENDUM PARAGRAPH 43 [Attorney’s Fees] 
 The following is hereby
added as a new Paragraph 43: 
 “In the event Landlord places the enforcement of this Lease, or any part thereof, or the collection of any Rent due, or
to become due hereunder, or recovery of possession of the Premises in the hands of an attorney, Tenant shall pay to Landlord, upon demand, Landlord’s reasonable attorney’s fees and court costs, whether incurred without trial, at trial
appeal or review. In any action which Landlord or Tenant brings to enforce its respective rights hereunder, the unsuccessful party shall pay all costs incurred by the prevailing party including reasonable attorneys’ fees, to be fixed by the
court, and said costs and attorneys’ fees shall be a part of the judgment in said action.” 

					
	

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 ADDENDUM PARAGRAPH 44 [Repairs] 
 The following shall supplement Article 7.2 of the Lease: 
 “If Tenant shall fail to perform any repair or maintenance
required hereunder, and such failure shall continue for fifteen (15) days after notice thereof by Landlord, in addition to the other rights and remedies of Landlord, Landlord may perform any such repair or maintenance on Tenant’s behalf. In the
case of an emergency, no prior notification by Landlord shall be required. 
 Landlord may take such actions without any obligation and without releasing
Tenant from any of Tenant’s obligations. All sums so paid by Landlord and all incidental costs incurred by Landlord, shall be deemed additional Rent and shall be paid by Tenant to Landlord on demand.” 
 Articles 7.4 and 7.5 of the Lease are hereby deleted in their entirety. Landlord shall enter into a preventive maintenance agreement for the heating, air conditioning
and ventilation equipment serving the Premises, the cost of which shall be reimbursable by Tenant in accordance with Article 4 of the Lease.” 
 Capital
repairs for HVAC units (eg. full unit replacement or compressor repair/replacement) will be classified as a capital expense for the term and shall be prorated for reimbursement from tenant, based on the useful life of the replacement or repair. The
prorata reimbursement calculation shall be based on the total cost of the replacement/repair, multiplied by a prorata amount that is calculated as the remaining term of the lease as numerator and useful life of the replacement unit as denominator.

 Landlord shall perform any repair or replacement of the Premises water heater for the first nine (9) months of the lease term. 
 ADDENDUM PARAGRAPH 45 [Premises Condition] 
 The following is hereby
added as a new Paragraph 45: 
 Prior to vacating the Premises, it must be left in good, clean condition with all systems in good working order, ordinary wear
and tear excepted. “Ordinary wear and tear” shall not include any damage or deterioration that would have been prevented by good maintenance practice or by Tenant performing all its obligations under this Lease. The items that will be
inspected by Landlord are listed below, but not limited to the following: 
  

	 	1.	Service and repair all heating and air conditioning equipment, exhaust fans and hot water heater. 

  

	 	2.	All lights in the office and warehouse must be working. Re-lamp and/or re-ballast the fixtures as necessary. 

  

	 	3.	Overhead doors must be serviced and repaired. 

  

	 	4.	All exterior metal doors, including hardware should be serviced or replaced as necessary. 

  

	 	5.	Repair all damaged sheet rock in the office area and in the warehouse along the demising walls. 

  

	 	6.	Office and warehouse floors should be left in good, clean condition. 

  

	 	7.	Any exterior signage must be removed; repair and repaint the fascia as necessary. 

  

	 	8.	The bathroom and any janitor’s sinks and closets must be cleaned with all plumbing in good working order and condition, all lights and fans in good working condition and all
items removed from any cabinets. 

  

	 	9.	All data and electrical wiring for Tenant’s personal equipment and machinery needs to be removed to the point of origin and any repairs from damage made.

 ADDENDUM PARAGRAPH 46 [Parking ] 
 The
following is hereby added as a new Paragraph 46: 
 During the term of the Lease and any agreed upon extension thereof, Tenant, its authorized representatives
and its invitees shall have the non-exclusive right to use the parking facilities located at the Building, jointly and in common with all others entitled to the use thereof. Tenant agrees not to overburden the parking facilities located at the
Building and agrees to 
  

					
	

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cooperate with Landlord and other tenants at the Building in the use of said parking facilities. Landlord reserves the right, in the exercise of its sole and
absolute discretion, to determine whether Landlord’s parking facilities at the Building are becoming overcrowded and, in such event, to allocate parking spaces among the various tenants in the Building or to designate a specific area or areas
within which Tenant, its authorized representatives and its invitees must park. Tenant shall be entitled to use twenty four (24) unreserved “In Common” parking spaces at the Building. Tenant expressly agrees and understands that the twenty
four (24) parking spaces are not reserved and that Landlord, in the exercise of its sole and absolute discretion, may designate the area or areas of the parking facilities located at the Building where said in common parking spaces are to be
located. Landlord shall have the right at any time to make changes to the location of driveways, entrances, exits, parking spaces, parking areas, or the direction of the flow of traffic. All responsibility for damage and theft to vehicles is assumed
by Tenant and Tenant’s employees, visitors and customers. Tenant shall repair or cause to be repaired, at Tenant’s sole cost and expense, any and all damage to the Premises, Common Areas and Building caused by Tenant, or Tenant’s
employees, visitors, or customers use of such parking areas. 
 ADDENDUM PARAGRAPH 47 [Service and Utilities] 
 The following is hereby added as a new Paragraph 47: 
 “The cost of
water, sewer and sprinkler system maintenance and monitoring shall be reimbursable by Tenant in accordance with Article 4 of the Lease.” 
 The words
“water, sewer, sprinkler system charges” contained in the first sentence of Article 13 of the Lease are hereby deleted. 
 ADDENDUM PARAGRAPH 48
[Direct Expenses and Taxes] 
 The following is hereby added as a new Paragraph 48: 
 “The monthly Direct Expense and Tax charge for the Premises located at 20996 Bake Parkway, Suite 100-106, Lake Forest California 92630, is estimated at $0.38 per square foot or
$2,790.72 per month.” 
 ADDENDUM PARAGRAPH 49 [Security Deposit] 
 The following is hereby added as a new Paragraph 49: 
 “The total
amount of Security Deposit to be held on hand by Landlord shall be Twenty Six Thousand One Hundred Forty Four and  64/100 dollars ($26,144.64). Security Deposit shall be due upon execution of this Lease.” Provided Tenant is not in default through the first seventeen (17) months of the Lease term, Tenant shall provide written confirmation that
their current Assets are greater than Twelve ($12,000,000) Million dollars. After receipt of said written confirmation, Landlord shall refund one-half ( 1/2) equal to one (1) months rent of the Security Deposit to the Tenant. 
 ADDENDUM PARAGRAPH
50 [Option to Extend] 
 Providing Tenant is not in default and has performed all of its covenants and obligations under the Lease as of the date this
option is exercised, Tenant shall have the option to extend this lease for one (1) additional three (3) year period (the “Option Term”) by giving written notice (“Option Notice”) to Landlord not more than 180 days and not less
than ninety (90) days prior to the expiration date of this Lease. Landlord, after receipt of the Option notice, shall promptly deliver notice to the Tenant (“Tenant’s Notice”) setting forth the Fair Market Rental, as defined below,
and other monetary terms and conditions for the Option Term, which shall be applicable to the Premises for the Option Term. If Tenant desires to accept the Landlord’s terms and conditions, Tenant shall have ten (10) days after its receipt of
Landlord’s Notice to exercise the extension option by delivering a written acceptance letter thereof to Landlord. Tenant’s failure to timely deliver the written notices required under this paragraph shall render the option to extend void.

 If Tenant properly and timely exercises the extension option as provided above, the term of this Lease shall be extended by the Option Term, and, except
as otherwise expressly provided for to the contrary herein, all of the terms, conditions and covenants of this lease shall remain in full force and effect during any extension except that the Base Rent payable at the commencement of the said
extended term shall be as set forth in Landlord’s Notice. 
  

					
	

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 As used in this Paragraph, “Fair Market Rental” shall mean the monthly basic rent being quoted by Landlord and
other landlords of comparable buildings on a gross basis for the lease of industrial space comparable to the Premises, which comparable space is located in the general vicinity of the Premises. 
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 IN WITNESS WHEREOF, Landlord and Tenant have executed the Addendum as of the date and year first written above.

  

									
	LANDLORD:	 		 	TENANT:
			
	 CALWEST INDUSTRIAL HOLDINGS, LLC,
 a Delaware limited liability company
	 		 	DEVAX, INC., a Delaware corporation
			
	 By: RREEF Management Company,
 a
Delaware corporation, its Property Manager
	 		 	
					
	By:	 	 /s/ Keith Walters
	 		 	By:	 	 /s/ Paul Buckman

	Name:	 	Keith Walters	 		 	Name:	 	Paul Buckman
	Title:	 	Vice President/District Manager	 		 	Title:	 	Chief Executive Officer
	Dated:	 	1/29/07	 		 	Dated:	 	  

					
		 		 		 	By:	 	 /s/ Steve Wilson

		 		 		 	Name:	 	Steve Wilson
		 		 		 	Title:	 	CFO/Corporate Secretary
		 		 		 	Dated:	 	1/29/07

  

 5 of 5 

 EXHIBIT A – FLOOR PLAN DEPICTING THE PREMISES 
 attached to and made a part of Lease bearing the 
 Lease Reference Date of December 29, 2006 between 
 CALWEST INDUSTRIAL HOLDINGS, LLC, a Delaware
limited liability company, as Landlord and 
 DEVAX INC., a Delaware corporation, as Tenant 
 Exhibit A is intended only to show the general layout of the Premises as of the beginning of the Term of this Lease. It does not in any way supersede any of
Landlord’s rights set forth in Article 17 with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to be scaled; any measurements or distances shown should be
taken as approximate. 
 [FLOOR PLAN CURRENTLY NOT AVAILABLE] 
  

					
	

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 A-1 

 EXHIBIT A-1–SITE PLAN 
 attached to and made a part of Lease bearing the 
 Lease Reference Date of
December 29, 2006 between 
 CALWEST INDUSTRIAL HOLDINGS, LLC, a Delaware limited liability company, as Landlord and 
 DEVAX, INC., a Delaware corporation, as Tenant 
 Exhibit A-1 is intended only to show the general location of the Premises as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights set forth in Article 17 with respect to arrangements
and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to be scaled; any measurements or distances shown should be taken as approximate. 
 

 
  

					
	

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 A-2 

 EXHIBIT B – INITIAL ALTERATIONS 
 attached to and made a part of Lease bearing the 
 Lease Reference Date of
December 29, 2006 between 
 CALWEST INDUSTRIAL HOLDINGS, LLC, a Delaware limited liability company, as Landlord and 
 DEVAX, INC., a Delaware corporation, as Tenant 
 Landlord to complete the following Tenant Improvements at the expense of the Landlord. Landlord shall not be obligated to complete any additional Tenant Improvements and or Alterations other than noted below. 
 A) Add two (2) private offices per mutually agreeable space plan. 
 Landlord shall not be obligated to perform any additional Tenant Improvement or Alterations. 
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REMAINDERS OF THIS PAGE INTENTIONALLY LEFT BLANK] 
  

					
	

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 B-1 

 EXHIBIT C – COMMENCEMENT DATE MEMORANDUM 
 attached to and made part of Lease bearing the 
 Lease Reference Date of December 29, 2006 between 
 CALWEST INDUSTRIAL HOLDINGS, LLC, a Delaware limited liability company,
as Landlord and 
 DEVAX, INC., a Delaware corporation, as Tenant 
 COMMENCEMENT DATE MEMORANDUM 
 THIS MEMORANDUM, made as of
            , 20    , by and between
                     (“Landlord”) and
                     (“Tenant”). 
 Recitals: 
  

	 	A.	Landlord and Tenant are parties to that certain Lease, dated for reference             ,
20     (the “Lease”) for certain premises (the “Premises”) consisting of approximately          square feet at the building commonly known as
                    . 

  

	 	B.	Tenant in possession of the Premises and the Term of the Lease has commenced. 

  

	 	C.	Landlord and Tenant desire to enter into this Memorandum confirming the Commencement Date, the Termination Date and other matters under the Lease. 

 NOW, THEREFORE, Landlord and Tenant agree as follows: 
 1. The actual Commencement Date is                     . 
 2. The actual Termination Date is
                    . 
 3. The
schedule of the Annual Rent and the Monthly Installment of Rent set forth in the Reference Pages is deleted in its entirety, and the following is substituted therefor: 
 [insert rent schedule] 
 4. Capitalized terms not defined herein shall have the same meaning
as set forth in the Lease. 
 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the date and year first
above written. 
  

																	
	LANDLORD:	 		 		 		 	TENANT:	 		 	
									
	 By:
	 		 		 		 		 		 		 		 	
	 By:
	 	  
	 	DO_NOT_SIGN	 	  
	 		 	By:	 	  
	 	DO_NOT_SIGN	 	  

	Name:	 	  
	 		 	Name:	 	  

	Title:	 	  
	 		 	Title:	 	  

	Dated:	 	  
	 		 	Dated:	 	  

									
		 		 		 		 		 	By:	 	  
	 	DO_NOT_SIGN	 	  

		 		 		 		 		 	Name:	 	  

		 		 		 		 		 	Title:	 	  

		 		 		 		 		 	Dated:	 	  

  

					
	

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 C-1 

 EXHIBIT D – RULES AND REGULATIONS 
 attached to and made a part of Lease bearing the 
 Lease Reference Date of
December 29, 2006 between 
 CALWEST INDUSTRIAL HOLDINGS, LLC, a Delaware limited liability company, as Landlord and 
 DEVAX, INC., a Delaware corporation, as Tenant 
 1. No
sign, placard, picture, advertisement, name or notice (collectively referred to as “Signs”) shall be installed or displayed on any part of the outside of the Building without the prior written consent of the Landlord which consent shall be
in Landlord’s sole discretion. All approved Signs shall be printed, painted, affixed or inscribed at Tenant’s expense by a person or vendor approved by Landlord and shall be removed by Tenant at Tenant’s expense upon vacating the
Premises. Landlord shall have the right to remove any Sign installed or displayed in violation of this rule at Tenant’s expense and without notice. 
 2. If Landlord objects in writing to any curtains, blinds, shades or screens attached to or hung in or used in connection with any window or door of the Premises or Building, Tenant shall immediately discontinue such use. No awning shall be
permitted on any part of the Premises. Tenant shall not place anything or allow anything to be placed against or near any glass partitions or doors or windows which may appear unsightly, in the opinion of Landlord, from outside the Premises.

 3. Tenant shall not alter any lock or other access device or install a new or additional lock or access device or bolt on any door of its Premises without
the prior written consent of Landlord. Tenant, upon the termination of its tenancy, shall deliver to Landlord the keys or other means of access to all doors. 
 4. If Tenant requires telephone, data, burglar alarm or similar service, the cost of purchasing, installing and maintaining such service shall be borne solely by Tenant. No boring or cutting for wires will be allowed without the prior
written consent of Landlord. Landlord shall direct electricians as to where and how telephone, data, and electrical wires are to be introduced or installed. The location of burglar alarms, telephones, call boxes or other office equipment affixed to
the Premises shall be subject to the prior written approval of Landlord. 
 5. Tenant shall not place a load upon any floor of its Premises, including
mezzanine area, if any, which exceeds the load per square foot that such floor was designed to carry and that is allowed by law. Heavy objects shall stand on such platforms as determined by Landlord to be necessary to properly distribute the weight.
Landlord will not be responsible for loss of or damage to any such equipment or other property from any cause, and all damage done to the Building by maintaining or moving such equipment or other property shall be repaired at the expense of Tenant.

 6. Tenant shall not install any radio or television antenna, satellite dish, loudspeaker or other device on the roof or exterior walls of the Building
without Landlord’s prior written consent which consent shall be in Landlord’s sole discretion. 
 7. Tenant shall not mark, drive nails, screw or
drill into the partitions, woodwork, plaster or drywall (except for pictures and general office uses) or in any way deface the Premises or any part thereof. Tenant shall not affix any floor covering to the floor of the Premises or paint or seal any
floors in any manner except as approved by Landlord. Tenant shall repair any damage resulting from noncompliance with this rule. 
 8. No cooking shall be
done or permitted on the Premises, except that Underwriter’s Laboratory approved microwave ovens or equipment for brewing coffee, tea, hot chocolate and similar beverages shall be permitted, provided that such equipment and use is in accordance
with all applicable federal, state and city laws, codes, ordinances, rules and regulations. 
 9. Tenant shall not use any hand trucks except those equipped
with the rubber tires and side guards, and may use such other material-handling equipment as Landlord may approve. Tenant shall not bring any other vehicles of any kind into the Building. Forklifts which operate on asphalt areas shall only use tires
that do not damage the asphalt. 
 10. Tenant shall not use the name of the Building or any photograph or other likeness of the Building in connection with
or in promoting or advertising Tenant’s business except that Tenant may include the Building name in Tenant’s address. Landlord shall have the right, exercisable without notice and without liability to any tenant, to change the name and
address of the Building. 
  

					
	

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 11. All trash and refuse shall be contained in suitable receptacles at locations approved by Landlord. Tenant shall not
place in the trash receptacles any personal trash or material that cannot be disposed of in the ordinary and customary manner of removing such trash without violation of any law or ordinance governing such disposal. 
 12. Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any governing authority. 
 13. Tenant assumes all responsibility for securing and protecting its Premises and its contents including keeping doors locked and other means of entry to the Premises
closed. 
 14. Tenant shall not use any method of heating or air conditioning other than that supplied by Landlord without Landlord’s prior written
consent. 
 15. No person shall go on the roof without Landlord’s permission. 
 16. Tenant shall not permit any animals, other than seeing-eye dogs, to be brought or kept in or about the Premises or any common area of the property. 
 17. Tenant shall not permit any motor vehicles to be washed or mechanical work or maintenance of motor vehicles to be performed on any portion of the Premises or parking lot. 
 18. These Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in whole or in part, the terms, covenants, agreements and
conditions of any lease of any lease of any premises in the Building. Landlord may waive any one or more of these Rules and Regulations for the benefit of any tenant or tenants, and any such waiver by Landlord shall not be construed as a waiver of
such Rules and Regulations for any or all tenants. 
 19. Landlord reserves the right to make such other and reasonable rules and regulations as in its
judgment may from time to time be needed for safety and security, for care and cleanliness of the Building and for the preservation of good order in and about the Building. Tenant agrees to abide by all such rules and regulations herein stated and
any additional rules and regulations which are adopted. Tenant shall be responsible for the observance of all of the foregoing rules by Tenant’s employees, agents, clients, customers, invitees and guests. 
 20. Any toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed and no foreign
substance of any kind whatsoever shall be thrown into them. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the Tenant who, or whose employees or invitees, shall have caused it. 

21. Tenant shall not permit smoking or carrying of lighted cigarettes or cigars in areas reasonably designated by Landlord or any applicable governmental agencies as
non-smoking areas. 
 22. Any directory of the Building or project of which the Building is a part (“Project Area”), if provided, will be
exclusively for the display of the name and location of tenants only and Landlord reserves the right to charge for the use thereof and to exclude any other names. 
 23. Canvassing, soliciting, distribution of handbills or any other written material in the Building or Project Area is prohibited and each tenant shall cooperate to prevent the same. No tenant shall solicit business from other tenants or
permit the sale of any goods or merchandise in the Building or Project Area without the written consent of Landlord. 
 24. Any equipment belonging to Tenant
which causes noise or vibration that may be transmitted to the structure of the Building or to any space therein to such a degree as to be objectionable to Landlord or to any tenants in the Building shall be placed and maintained by Tenant, at
Tenant’s expense, on vibration eliminators or other devices sufficient to eliminate the noise or vibration. 
 25. Driveways, sidewalks, halls,
passages, exits, entrances and stairways (“Access Area”) shall not be obstructed by tenants or used by tenants for any purpose other than for ingress to and egress from their respective premises. Access areas are not for the use of the
general public and Landlord shall in all cases retain the right to control and prevent access thereto by all persons whose presence, in the judgment of Landlord, shall be prejudicial to the safety, character, reputation and interests of the Building
or its tenants. 
  

					
	

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 26. Landlord reserves the right to designate the use of parking areas and spaces. Tenant shall not park in visitor,
reserved, or unauthorized parking areas. Tenant and Tenant’s guests shall park between designated parking lines only and shall not park motor vehicles in those areas designated by Landlord for loading and unloading. Vehicles in violation of the
above shall be subject to being towed at the vehicle owner’s expense. Vehicles parked overnight without prior written consent of the Landlord shall be deemed abandoned and shall be subject to being towed at vehicle owner’s expense. Tenant
will from time to time, upon the request of Landlord, supply Landlord with a list of license plate numbers of vehicles owned or operated by its employees or agents. 
 27. No trucks, tractors or similar vehicles can be parked anywhere other than in Tenant’s own truck dock area. Tractor-trailers which must be unhooked or parked with dolly wheels beyond the concrete loading areas
must use steel plates or wood blocks under the dolly wheels to prevent damage to the asphalt surfaces. No parking or storing of such trailers will be permitted in the parking areas or on streets adjacent thereto. 
 28. During periods of loading and unloading, Tenant shall not unreasonably interfere with traffic flow and loading and unloading areas of other tenants. All products,
materials or goods must be stored within the Tenant’s Premises and not in any exterior areas, including, but not limited to, exterior dock platforms, against the exterior of the Building, parking areas and driveway areas. Tenant agrees to keep
the exterior of the Premises clean and free of nails, wood, pallets, packing materials, barrels and any other debris produced from their operation. 
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	February 5, 2007	 	

 Mr. Stephen L. Wilson 
 Chief Financial Officer 
 Devax, Inc. 
 13700 Alton,
Suite 164 
 Irvine, CA 92618 
  

	Re:	Fully Executed Lease Agreement 

	 	20996	Bake Parkway, Unit 100–106 

	 	Lake	Forest, CA 

 Dear Steve: 
 Enclosed please find the fully-executed copy of the Lease Agreement by and between CalWest Industrial Holdings, LLC and Devax, Inc. for the property located at 20996
Bake Parkway, Units 100–106, in Lake Forest, California. Enclosed are also the Tenant Handbook and Emergency Procedures. 
 If you have any questions or
need further assistance with moving vendors, please do not hesitate to contact me. 
 Sincerely, 
 Zuvich Corporate Advisors, Inc. (“ZCA”) 
 

 
 Andrew Morrow 
 (949)
453-9900 x17 
 Real Estate Consulting Service

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