Document:

EX-10.1

 Exhibit 10.1 

SECOND AMENDMENT TO LEASE 

THIS SECOND AMENDMENT TO LEASE (“Second Amendment”) is entered into as of March 15, 2007 (the “Effective Date”), by
and between POINT RICHMOND R&D ASSOCIATES II, LLC, a California limited liability company (“Landlord”), and SANGAMO BIOSCIENCES, INC., a Delaware corporation (“Tenant”), with reference to the following facts: 

A. Landlord and Tenant entered into that certain Triple Net Laboratory Lease dated as of May 23, 1997, together with an Addendum thereto
dated May 28, 1997 (the “Original Lease”), as amended by those certain letter agreements dated June 15, 1999, April 21, 2000 and November 3, 2000 and by that certain First Amendment to Lease dated March 12,
2004 (the “First Amendment”) (the Original Lease, as so amended, is referred to herein as the “Lease”), pursuant to which Landlord leased to Tenant certain premises consisting of approximately 21,860 rentable square feet
(“Original Premises”) in the building located at 501 Canal Boulevard, Point Richmond, California (the “Building”). 
 B.
Tenant has requested that additional space containing approximately 4,769 rentable square feet shown on Exhibit A hereto (the “Expansion Space”) and commonly known as Suite C of the Building be added to the Original Premises and that the
Lease be appropriately amended and Landlord is willing to do the same on the following terms and conditions. 
 NOW, THEREFORE, in
consideration of the foregoing, and for other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, Landlord and Tenant hereby agree as follows: 

1. Incorporation of Recitals and Defined Terms. Recitals A and B above are hereby incorporated herein. Capitalized terms which are not
otherwise defined in this Second Amendment shall have the meanings set forth in the Lease. 
 2. Expansion. Effective as of the date
(anticipated to be on or about April 16, 2007) that the current tenant in the Expansion Space is completely relocated to another suite in the Building (the “Expansion Effective Date”), the Premises, as defined in the Lease, is
increased from 21,860 rentable square feet to 26,629 rentable square feet by the addition of the Expansion Space, and from and after the Expansion Effective Date, the Original Premises and the Expansion Space, collectively, shall be deemed the
Premises, as defined in the Lease. The term for the Expansion Space shall commence on the Expansion Effective Date and end on the Extended Expiration Date. The Expansion Space is subject to all the terms and conditions of the Lease except as
expressly modified herein and except that Tenant shall not be entitled to receive any allowances, abatements or other financial concessions granted with respect to the Premises unless such concessions are expressly provided for herein with respect
to the Expansion Space. 
 3. Relocation of Existing Tenant. Landlord confirms that relocation of the current tenant in the Expansion
Space shall be completed at Landlord’s sole cost and expense. Any Landlord owned furniture, fittings and equipment located in the Expansion Space may be removed prior to the Expansion Effective Date. 

  
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 4. Base Monthly Rent. In addition to Tenant’s obligation to pay Base Monthly Rent for
the Premises, Tenant shall pay Landlord Base Monthly Rent for the Expansion Space as follows: 
  

									
	 PERIOD
	  	APPROXIMATE
MONTHLY RATE
PER SQUARE FOOT	 	  	BASE
MONTHLY RENT	 
	 Expansion Effective Date — August 31, 2007
	  	$	1.45	  	  	$	6,915	  
	 September 1, 2007—August 31, 2008
	  	$	1.49	  	  	$	7,123	  
	 September 1, 2008—August 31, 2009
	  	$	1.53	  	  	$	7,336	  
	 September 1, 2009—August 31, 2010
	  	$	1.58	  	  	$	7,556	  
	 September 1, 2010—August 31, 2011
	  	$	1.63	  	  	$	7,782	  
	 September 1, 2011—August 31 2012
	  	$	1.68	  	  	$	8,016	  
	 September 1, 2012—August 31, 2013
	  	$	1.73	  	  	$	8,257	  
	 September 1, 2013—August 31, 2014
	  	$	1.78	  	  	$	8,505	  

 5. Tenant’s Pro Rata Share. For the period commencing with the Expansion Effective Date and ending
on the Extended Expiration Date, the calculation of Tenant’s Pro Rata Share for the Premises shall include the rentable square footage of the Expansion Space. Such Share is estimated to be 32.62% of 501 Canal Boulevard. 

6. Operating Expenses. For the period commencing with the Expansion Effective Date and ending on the Extended Expiration Date, Tenant
shall pay for Tenant’s Pro Rata Share of Operating Expenses applicable to the Expansion Space in accordance with the terms of the Lease; provided, however, that the cap on Tenant’s Pro Rata Share of Operating Expenses in Section 6 of
the First Amendment shall not apply to the increase in Tenant’s Pro Rata Share due to the addition of the Expansion Space to the Premises. 

7. Condition of Expansion Space. Tenant agrees to accept the Expansion Space “as is” without any agreements, representations,
understandings or obligations on the part of Landlord to perform any alterations, repairs or improvements, except as set forth. 
 8.
Tenant Improvement Allowance. From and after the Expansion Effective Date, the Extension Term Allowances for the periods September 1, 2008 to August 31, 2009, September 1, 2009 to August 31, 2010 and September 1,
2010 to August 31, 2011 are hereby amended to $0 per year. There shall be no Tenant Improvement Allowance associated with the Expansion Space. 

9. Accelerated Expiration. Landlord and Tenant hereby confirm that Tenant’s Acceleration Option shall apply to the Expansion Space.

 10. Deleted Provision. The right of first refusal contained in Section 9 of the First Amendment with respect to Suite C is
hereby deleted in its entirety and is of no further force or effect. 

  
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 11. Brokers. Tenant shall indemnify, defend and hold Landlord harmless from and against
any and all claims by any real estate broker, salesperson or finder claiming to have represented Tenant for a commission, finder’s fee or other compensation in connection with this Second Amendment. Notwithstanding anything to the contrary
contained in this Section 11, Tenant shall be solely responsible for any commission, fees or costs payable to any real estate broker, sales person or finder claiming to have represented Tenant in connection with any future amendment to the
Lease or Tenant’s exercise of any extension option or right of first refusal contained in the Lease. 
 12. Authority. This
Second Amendment shall be binding upon and inure to the benefit of the parties, their respective heirs, legal representatives, successors and assigns. Each party hereto and the persons signing below warrant that the person signing below on such
party’s behalf is authorized to do so and to bind such party to the terms of this Second Amendment. 
 13. Status of Lease.
Except as amended hereby, the Lease is unchanged, and, as amended hereby, the Lease remains in full force and effect. 
 IN WITNESS WHEREOF,
Landlord and Tenant have entered into this Second Amendment as of the date first set forth above. 
  

											
	TENANT:	  	LANDLORD:
		
	 SANGAMO BIOSCIENCES, INC.,
 a
Delaware corporation
	  	 POINT RICHMOND R&D ASSOCIATES II, LLC,

a California limited liability company

				
	By:	 	/s/ Edward O. Lanphier II	  	By:	 	/s/ Richard K. Robin
	Print Name:	 	Edward O. Lanphier II	  	Print Name:	 	Richard K. Robin
	Its:	 	President and Chief Executive Officer	  	Its:	 	Managing Member

  
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 EXHIBIT A 

OUTLINE AND LOCATION OF EXPANSION SPACE 

  
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 POINT RICHMOND TECH CENTER II 

501 CANAL BOULEVARD, RICHMOND, SUITE C 
 +4,769 SQUARE FEET
AVAILABLE 
  
 

 

  
 2EX-10.2

 Exhibit 10.2 

THIRD AMENDMENT TO LEASE 

THIS THIRD AMENDMENT TO LEASE (“Third Amendment”) is entered into as of August 1, 2013 (the “Effective Date”), by and
between POINT RICHMOND R&D ASSOCIATES II, LLC, a California limited liability company (“Landlord”), and SANGAMO BIOSCIENCES, INC., a Delaware corporation (“Tenant”), with reference to the following facts: 

A. Landlord and Tenant entered into that certain Triple Net Laboratory Lease dated as of May 23, 1997, together with an Addendum thereto
dated May 28, 1997 (the “Original Lease”), as amended by those certain letter agreements dated June 15, 1999, April 21, 2000 and November 3, 2000 and by that certain First Amendment to Lease dated March 12,
2004 (the “First Amendment”) and by that certain Second Amendment to Lease dated March 15, 2007 (the “Second Amendment”) (the Original Lease, as so amended, is referred to herein as the “Lease”), pursuant to which
Landlord leased to Tenant certain premises consisting of approximately 26,629 rentable square feet (“Premises”) in the building located at 501 Canal Boulevard, Point Richmond, California (the “Building”). 

B. Tenant has exercised the first Extension Option as set forth in Section 8(a) of the First Amendment, and Landlord and Tenant have
agreed on the terms respecting the Option Term. 
 C. Landlord and Tenant now wish to enter into this Third Amendment to memorialize the
terms respecting the first Option Term, to grant Tenant an additional extension option, and otherwise amend the Lease subject to and in accordance with the following terms and conditions. 

NOW, THEREFORE, in consideration of the foregoing, and for other good and valuable consideration, the receipt and adequacy of which are hereby
acknowledged, Landlord and Tenant hereby agree as follows: 
 1. Incorporation of Recitals and Defined Terms. The Recitals above are
hereby incorporated herein. Capitalized terms which are not otherwise defined in this Third Amendment shall have the meanings set forth in the Lease. 

2. Additional Extension Option. The first sentence of Section 8(a) of the First Amendment is hereby amended and restated in its
entirety as follows: 
 “Landlord hereby grants Tenant options to extend the Extended Term (each, an “Extension Option”) for
three (3) additional periods of five (5) years each (each, an “Option Term”), commencing immediately after the expiration of the Extended Term, in the case of the first Extension Option, the expiration of the first Option Term,
in the case of the Second Extension Option, or the expiration of the second Option Term, in the case of the third Extension Option.” 

3. Exercise of Extension Option / Lease Term. Landlord and Tenant acknowledge that Tenant has exercised the first of three Extension
Options pursuant to Section 8(a) of the First Amendment (as amended herein). Accordingly, the term of the Lease is hereby extended for a period of five (5) years and shall expire on August 31, 2019. The portion of the term from
September 1, 2014 through August 31, 2019 shall be referred to herein as the “first Option Term.” 

  
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 4. Base Monthly Rent. The schedule of Base Monthly Rent payable with respect to the
Premises during the first Option Term is the following:: 
  

									
	 PERIOD
	  	APPROXIMATE
MONTHLY RATE
PER SQUARE FOOT	 	  	BASE
MONTHLY RENT	 
	 September 1, 2014—August 31, 2015
	  	$	2.07	  	  	$	55,122.03	  
	 September 1, 2015—August 31, 2016
	  	$	2.13	  	  	$	56,775.69	  
	 September 1, 2016—August 31, 2017
	  	$	2.20	  	  	$	58,478.96	  
	 September 1, 2017—August 31, 2018
	  	$	2.26	  	  	$	60,233.33	  
	 September 1, 2018—August 31, 2019
	  	$	2.33	  	  	$	62,040.33	  

 5. Operating Expenses. 

(a) During the first Option Period, Tenant shall pay for Tenant’s Pro Rata Share of Operating Expenses in accordance with the terms of the
Lease, including without limitation, the cap on Tenant’s Pro Rata Share of Operating Expenses as set forth in Section 6 of the First Amendment (which by its terms, as modified by Section 6 of the Second Amendment, applies only to the
Original Premises (as defined in the Second Amendment) and does not apply to the Expansion Space (as defined in the Second Amendment) (the “Original Premises CAM Cap”). 

(b) In addition to the Original Premises CAM Cap, during the first Option Term, Tenant’s Pro Rata Share of Operating Expenses attributable
to the Expansion Space shall not increase by more than 5% per calendar year on a compounding and cumulative basis throughout the first Option Term, prorated and adjusted for any partial years (e.g. Tenant’s Pro Rata Share of Operating
Expenses for 2015 shall not exceed 105% of Tenant’s Pro Rata Share of Operating Expenses for 2014; Tenant’s Pro Rata Share of Operating Expenses for 2016 shall not exceed 105% of the maximum allowable amount of Tenant’s Pro Rata Share
of Operating Expenses permitted for 2015; etc.). If Tenant exercises one or more of the remaining Extension Option(s) provided in Section 8 of the First Amendment, then Tenant’s Pro Rata Share of Operating Expenses during each Option Term
shall be subject to the foregoing 5% per annum cap, with the cap on Tenant’s Pro Rata Share of Operating Expenses for the first calendar year during each Option Term to be 5% in excess of the maximum allowable amount of Tenant’s Pro
Rata Share of Operating Expenses permitted for the calendar year immediately preceding the first calendar year of the applicable Option Term; provided, however, Landlord shall have the right, by written notice delivered to Tenant no later than sixty
(60) days prior to the commencement date of the applicable Option Term, to designate that the cap on Tenant’s Pro 

  
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Rata Share of Operating Expenses for the first calendar year during such Option Term shall instead be 5% in excess of the actual Tenant’s Pro Rata Share of Operating Expenses for the
calendar year immediately preceding the first calendar year of such Option Term. 
 6. Landlord Improvements / Condition of Expansion
Space. 
 (a) Tenant acknowledges that it has been, and continues to be, in possession of the Premises, is familiar with the condition of
the Premises and continues to occupy the Premises in its “as is, where is” condition, with all faults, without any representation, warranty or improvement by Landlord of any kind whatsoever, except as expressly provided in
Section 5(b) below or in the Lease. As of the Effective Date, Landlord has not caused the Premises to have undergone an inspection by a Certified Access Specialist (CASp). 

(b) Landlord shall cause the following improvements to be constructed at the Property: (i) add Building exterior lighting on the south and
west exterior walls of the Premises, (ii) relocate the exterior light below the canopy on the east exterior of the Premises to be raised above the canopy, (iii) increase the number of security cameras at the Property and strategically
locate the new cameras to improve overall camera coverage of the Property, (iv) add signage around the perimeter of the Property warning that the site is patrolled by security guards and subject to video surveillance, (v) add color to the
landscape beds at the main suite entry and on the south and east sides of the Premises, and (vi) slurry seal and re-stripe the parking lot on the east side of the Building from the main Canal Boulevard entry all the way to the entrance to Suite
E (collectively, the “Landlord Improvements”). The type and quality of the Landlord Improvements shall be typical of standard improvements constructed by Landlord which are of the nature and quality required by specifications developed for
the Building by Landlord. The parties anticipate the Landlord Improvements to be substantially completed on or about November 1, 2013 (the “Anticipated Completion Date”). If for any reason whatsoever, Landlord cannot substantially
complete the Landlord Improvements by the Anticipated Completion Date, this Amendment shall not be void or voidable, nor shall Landlord be liable to Tenant for any loss or damage resulting therefrom. However, in such event, Landlord shall provide
Tenant with notice of such delayed completion and shall continue with commercially reasonable diligence to substantially complete the Landlord Improvements as soon as practical. Notwithstanding anything in the Lease to the contrary, the cost of the
Landlord Improvements shall not be billed to Tenant, as part of Operating Expenses or otherwise. 
 7. Extended Term Allowance. In
accordance with the terms of Section 7 of the First Amendment (as subsequently modified by Section 8 of the Second Amendment), Tenant is entitled to an Extended Term Allowance in the amount of $43,720.00 per year i.e. each 12 month period
from September 1, 2011 through August 31, 2014) which may be used by Tenant toward the cost of performing Alterations in the Premises in accordance with the terms and conditions of Section 7.3 of the Original Lease (the “Extended
Term Alterations”). Notwithstanding the provisions of Section 7(a) of the First Amendment, any portion of the Extended Term Allowance that is not claimed by Tenant prior to August 31, 2014, shall be added to the first Option Term
Allowance (as defined in Section 7 below) and shall be available to Tenant during the subsequent years. Any portion of the Extended Term Allowance that is not claimed by Tenant prior to August 31, 2019, shall accrue to the sole benefit of
Landlord, and Tenant shall not be entitled to any credit, abatement or other concession in connection therewith (unless Tenant exercises the second Option Term pursuant to Section 8(a) of the First Amendment, in which event such August 31,
2019 date shall be revised to August 31, 2024). 

  
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 8. First Option Term Allowance. 

(a) During the first Option Term, Landlord agrees to contribute the sum of $46,600.75 per year (collectively, the “first Option Term
Allowance”) for each year during the first Option Term i.e. each 12 month period from September 1 through August 31 during the first Option Term) toward Tenant’s cost of performing Alterations in the Premises or improvements to
the infrastructure servicing the Premises (e.g. HVAC equipment, vacuum pumps, etc.) as performed in accordance with the terms and conditions of Section 7.3 of the Original Lease (the “first Option Term Alterations”). The first annual
increment of the first Option Term Allowance shall be available to Tenant on and after September 1, 2014, and each subsequent annual increment of the first Option Term Allowance shall be available to Tenant on and after each September 1
thereafter through August 31, 2019. If Tenant does not submit a request for full payment of any annual increment of the first Option Term Allowance to Landlord for any year in which such annual increment of the first Option Term Allowance is
available, such unused amount shall be added to the increment of the first Option Term Allowance available to Tenant during the subsequent years. Any portion of the first Option Term Allowance that is not claimed by Tenant prior to August 31,
2019, shall accrue to the sole benefit of Landlord, and Tenant shall not be entitled to any credit, abatement or other concession in connection therewith (unless Tenant exercises the second Option Term pursuant to Section 8(a) of the First
Amendment, in which event such August 31, 2019 date shall be revised to August 31, 2024). The first Option Term Allowance may only be used for hard and/or soft costs in connection with the first Option Term Alterations; and in no event
shall the first Option Term Allowance be used for the purchase of equipment, furniture or other items of personal property of Tenant. Tenant shall be responsible for all elements of the design of Tenant’s plans for the first Option Term
Alterations (including, without limitation, compliance with law, functionality of design and the structural integrity of the design), and Landlord’s approval of Tenant’s plans therefor shall in no event relieve Tenant of the responsibility
for such design. 
 (b) The first Option Term Allowance shall be paid to Tenant or, at Landlord’s option, to the order of the contractor
that performed the applicable first Option Term Alterations, within thirty (30) days following receipt by Landlord of receipted bills or invoices covering all labor and materials expended and used in such first Option Term Alterations.
Notwithstanding anything herein to the contrary, Landlord shall not be obligated to disburse any portion of the first Option Term Allowance during the continuance of a default by Tenant under the Lease (beyond the expiration of all applicable cure
and notice periods), and Landlord’s obligation to disburse shall only resume when and if such default is cured. Landlord and Tenant acknowledge that all first Option Term Alterations shall, without compensation or credit to Tenant, become part
of the Premises and the property of Landlord at the time of their installation and shall remain in the Premises, unless, at the time of Landlord’s consent to the applicable first Option Term Alterations, Landlord notified Tenant in writing that
Landlord would require removal of such first Option Term Alterations from the Premises upon the expiration or earlier termination of the Lease. Landlord shall not be entitled to receive (or deduct from the first Option Term Allowance) any
construction management fee or oversight fee in connection with any first Option Term Alterations. Notwithstanding the foregoing, Landlord and Tenant agree that if the 

  
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property management company (currently Wareham Property Group) provides construction management or administrative services in connection with any first Option Term Alterations, such property
management company shall be entitled to a construction management or administration fee in connection with any first Option Term Alterations in accordance with the schedule contained on Exhibit D to the First Amendment. 

9. Right of First Refusal. The right of first refusal contained in Section 9 of the First Amendment is hereby amended such that the
definition of Refusal Space shall include each of Suite C-2 (as shown on Exhibit B to the First Amendment) as well as Suite F containing approximately 7,000 rentable square feet and as shown on Exhibit A hereto. 

10. Brokers. Tenant shall indemnify, defend and hold Landlord harmless from and against any and all claims by any real estate broker,
salesperson or finder claiming to have represented Tenant for a commission, finder’s fee or other compensation in connection with this Third Amendment. Notwithstanding anything to the contrary contained in this Section 8, Tenant shall be
solely responsible for any commission, fees or costs payable to any real estate broker, sales person or finder claiming to have represented Tenant in connection with any future amendment to the Lease or Tenant’s exercise of any extension option
or right of first refusal contained in the Lease. 
 11. Notices. Section 19.2 of the Original Lease is hereby amended to provide
that Tenant’s address for notices under the Lease is as follows: 
 Sangamo BioSciences, Inc. 

501 Canal Boulevard, Suite A100 

Richmond, California 94804 
 Attn:
Mr. Ward Wolff 
 Executive Vice President and CFO 

12. Authority. This Third Amendment shall be binding upon and inure to the benefit of the parties, their respective heirs, legal
representatives, successors and assigns. Each party hereto and the persons signing below warrant that the person signing below on such party’s behalf is authorized to do so and to bind such party to the terms of this Third Amendment. 

13. Status of Lease. Except as amended hereby, the Lease is unchanged, and, as amended hereby, the Lease remains in full force and
effect. 
 IN WITNESS WHEREOF, Landlord and Tenant have entered into this Third Amendment as of the date first set forth above. 

 

											
	TENANT:	  	LANDLORD:
		
	 SANGAMO BIOSCIENCES, INC.,
 a
Delaware corporation
	  	 POINT RICHMOND R&D ASSOCIATES II, LLC,

a California limited liability company

				
	By:	 	/s/ H. Ward Wolff	  	By:	 	/s/ Richard K. Robin
	Print Name:	 	H. Ward Wolff	  	Print Name:	 	Richard K. Robin
	Its:	 	Executive Vice President and Chief Financial Officer	  	Its:	 	Managing Member

  
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 EXHIBIT A 

Suite F—Refusal Space 

  
 1 

 WINE STREET 
  

 

  
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