Document:

EX-10.22

 Exhibit 10.22 

OFFICE LEASE 
 KILROY
REALTY 
 MENLO CORPORATE CENTER 

KILROY REALTY, L.P., 

a Delaware limited partnership, 
 as
Landlord, 
 and 
 VERSARTIS,
INC., 
 a Delaware corporation, 

as Tenant. 

 TABLE OF CONTENTS 

 

					
	 	  	Page	 
		
	 ARTICLE 1 PREMISES, BUILDING, PROJECT, AND COMMON AREAS; BENEFICIAL OCCUPANCY
	  	 	7	  
		
	 ARTICLE 2 LEASE TERM; OPTION TERM
	  	 	9	  
		
	 ARTICLE 3 BASE RENT
	  	 	15	  
		
	 ARTICLE 4 ADDITIONAL RENT
	  	 	16	  
		
	 ARTICLE 5 USE OF PREMISES
	  	 	25	  
		
	 ARTICLE 6 SERVICES AND UTILITIES
	  	 	26	  
		
	 ARTICLE 7 REPAIRS
	  	 	29	  
		
	 ARTICLE 8 ADDITIONS AND ALTERATIONS
	  	 	31	  
		
	 ARTICLE 9 COVENANT AGAINST LIENS
	  	 	33	  
		
	 ARTICLE 10 INDEMNIFICATION AND INSURANCE
	  	 	34	  
		
	 ARTICLE 11 DAMAGE AND DESTRUCTION
	  	 	38	  
		
	 ARTICLE 12 NONWAIVER
	  	 	40	  
		
	 ARTICLE 13 CONDEMNATION
	  	 	41	  
		
	 ARTICLE 14 ASSIGNMENT AND SUBLETTING
	  	 	41	  
		
	 ARTICLE 15 SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES
	  	 	46	  
		
	 ARTICLE 16 HOLDING OVER
	  	 	47	  
		
	 ARTICLE 17 ESTOPPEL CERTIFICATES
	  	 	48	  
		
	 ARTICLE 18 SUBORDINATION
	  	 	48	  
		
	 ARTICLE 19 DEFAULTS; REMEDIES
	  	 	49	  
		
	 ARTICLE 20 COVENANT OF QUIET ENJOYMENT
	  	 	52	  
		
	 ARTICLE 21 LETTER OF CREDIT
	  	 	53	  
		
	 ARTICLE 22 SUBSTITUTION OF OTHER PREMISES
	  	 	58	  

  
 (i) 

					
		
	 ARTICLE 23 SIGNS
	  	 	59	  
		
	 ARTICLE 24 COMPLIANCE WITH LAW
	  	 	61	  
		
	 ARTICLE 25 LATE CHARGES
	  	 	61	  
		
	 ARTICLE 26 LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT
	  	 	62	  
		
	 ARTICLE 27 ENTRY BY LANDLORD
	  	 	62	  
		
	 ARTICLE 28 TENANT PARKING
	  	 	63	  
		
	 ARTICLE 29 MISCELLANEOUS PROVISIONS
	  	 	64	  

  
 (ii) 

 INDEX 
  

					
	 	  	Page(s)	 
	 Abatement Event
	  	 	28	  
	 Accountant
	  	 	25	  
	 Additional Notice
	  	 	28	  
	 Additional Rent
	  	 	16	  
	 Advocate Arbitrators
	  	 	12	  
	 Alterations
	  	 	30	  
	 Applicable Laws
	  	 	61	  
	 Arbitration Agreement
	  	 	12	  
	 Audit Period
	  	 	24	  
	 Bank Prime Loan
	  	 	62	  
	 Base Building
	  	 	31	  
	 Base Rent
	  	 	14	  
	 Briefs
	  	 	13	  
	 Brokers
	  	 	68	  
	 BS/BS Exception
	  	 	30	  
	 Building
	  	 	7	  
	 Building Common Areas,
	  	 	8	  
	 Building Hours
	  	 	26	  
	 Building Structure
	  	 	29	  
	 Building Systems
	  	 	30	  
	 Casualty
	  	 	38	  
	 CC&Rs
	  	 	26	  
	 City
	  	 	60	  
	 Common Areas
	  	 	8	  
	 Comparable Area,
	  	 	2	  
	 Comparable Buildings
	  	 	2	  
	 Comparable Transactions
	  	 	1	  
	 Contract Rate Schedule
	  	 	11	  
	 Contract Rent
	  	 	11	  
	 Control,
	  	 	46	  
	 Cosmetic Alterations
	  	 	31	  
	 Cost Pools
	  	 	22	  
	 Customary Tenant Equipment
	  	 	27	  
	 Damage Termination Date
	  	 	39	  
	 Damage Termination Notice
	  	 	39	  
	 Direct Expenses
	  	 	16	  
	 Energy Disclosure Requirements
	  	 	76	  
	 Environmental Laws
	  	 	71	  
	 Environmental Permits
	  	 	72	  
	 Estimate
	  	 	23	  
	 Estimate Statement
	  	 	23	  
	 Estimated Direct Expenses
	  	 	23	  
	 Excess
	  	 	23	  
	 Exercise Notice
	  	 	11	  

  
 (iii) 

					
	 	  	Page(s)	 
	 Expense Year
	  	 	16	  
	 First Rebuttals
	  	 	13	  
	 Force Majeure
	  	 	66	  
	 Hazardous Material(s)
	  	 	71	  
	 Holidays
	  	 	26	  
	 HVAC
	  	 	26	  
	 Identification Requirements
	  	 	71	  
	 Identity Sign
	  	 	60	  
	 Initial Notice
	  	 	28	  
	 Interest Rate
	  	 	62	  
	 Landlord
	  	 	1	  
	 Landlord Parties
	  	 	34	  
	 Landlord Repair Notice
	  	 	38	  
	 Landlord Response Notice
	  	 	11	  
	 Landlord’s Initial Statement
	  	 	14	  
	 Landlord’s Option Rent Calculation
	  	 	11	  
	 Landlord’s Repair Estimate Notice
	  	 	39	  
	 L-C
	  	 	53	  
	 L-C Amount
	  	 	53	  
	 Lease
	  	 	1	  
	 Lease Commencement Date
	  	 	9	  
	 Lease Expiration Date
	  	 	9	  
	 Lease Month
	  	 	9	  
	 Lease Term
	  	 	9	  
	 Lease Year
	  	 	9	  
	 LEED
	  	 	17	  
	 Lines
	  	 	70	  
	 Market Rate Schedule
	  	 	10	  
	 Market Rent,
	  	 	1	  
	 Monument
	  	 	60	  
	 Net Worth
	  	 	46	  
	 Neutral Arbitrator
	  	 	12	  
	 Notices
	  	 	67	  
	 Objectionable Name
	  	 	60	  
	 Operating Expenses
	  	 	16	  
	 Option Rent
	  	 	10	  
	 Option Term
	  	 	10	  
	 Original Improvements
	  	 	35	  
	 Original Tenant
	  	 	10	  
	 Other Improvements
	  	 	73	  
	 Outside Agreement Date
	  	 	11	  
	 Permitted Chemicals
	  	 	72	  
	 Permitted Transferee
	  	 	46	  
	 Permitted Transferee Assignee
	  	 	46	  
	 Permitted Use
	  	 	3	  

  
 (iv) 

					
	 	  	Page(s)	 
	 Premises
	  	 	7	  
	 Project
	  	 	7	  
	 Project Common Areas,
	  	 	8	  
	 Proposition 13
	  	 	21	  
	 Provider
	  	 	74	  
	 Renewal Allowance
	  	 	2	  
	 Renovations
	  	 	69	  
	 Rent
	  	 	16	  
	 Ruling
	  	 	14	  
	 Second Rebuttals
	  	 	13	  
	 Sensor Areas
	  	 	74	  
	 Statement
	  	 	22	  
	 Subject Space
	  	 	42	  
	 Summary
	  	 	1	  
	 Superior Holders
	  	 	48	  
	 Tax Expenses
	  	 	21	  
	 TCCs
	  	 	7	  
	 Tenant
	  	 	1	  
	 Tenant Energy Use Disclosure
	  	 	76	  
	 Tenant Parties
	  	 	34	  
	 Tenant’s Initial Statement
	  	 	14	  
	 Tenant’s Option Rent Calculation
	  	 	11	  
	 Tenant’s Rebuttal Statement
	  	 	14	  
	 Tenant’s Share
	  	 	22	  
	 Third Party Contractor
	  	 	37	  
	 Transfer
	  	 	45	  
	 Transfer Notice
	  	 	41	  
	 Transfer Premium
	  	 	44	  
	 Transferee
	  	 	41	  
	 Transfers
	  	 	41	  
	 Water Sensors
	  	 	74	  
	 Work Letter
	  	 	7	  

  
 (v) 

 MENLO CORPORATE CENTER 

OFFICE LEASE 
 This
Office Lease (the “Lease”), dated as of the date set forth in Section 1 of the Summary of Basic Lease Information (the “Summary”), below, is made by and between KILROY REALTY, L.P., a Delaware limited
partnership (“Landlord”), and VERSARTIS, INC., a Delaware corporation (“Tenant”). 
 SUMMARY OF BASIC
LEASE INFORMATION 
  

					
	 	 	 TERMS OF LEASE
	  	 DESCRIPTION

			
	1.	 	Date:	  	February 27, 2014.
			
	 2.
	 	 Building, Premises, Project:

(Article 1)
	  	
			
		 	 2.1    Building:
	  	That certain two (2) story office building located at 4200 Bohannon Drive, Menlo Park, California 94025 containing 45,451 rentable square feet.
			
		 	 2.2    Premises:
	  	12,943 rentable square feet of space located on the second (2nd) floor of the Building and commonly known as Suite 250, as further depicted on Exhibit A to the
Office Lease.
			
		 	 2.3    Project:
	  	The Building is part of the office project known as “Menlo Corporate Center,” as further set forth in Section 1.1.2 of this Lease, consisting of 378,356 rentable square feet.
			
	 3.
	 	 Lease Term
 (Article 2):
	  	
			
		 	 3.1    Length of Term:
	  	Approximately three (3) years and three (3) months.
			
		 	 3.2    Lease Commencement Date:
	  	The later to occur of (i) the date upon which the Premises is “Ready for Occupancy,” as that term is set forth in Section 5.1 of the Work Letter attached as Exhibit B to the Lease, and (ii)
May 1, 2014.

					
		 	 3.3    Lease Expiration Date:
	  	The last day of the thirty-ninth (39th) full calendar month to occur during the Lease Term.
			
		 	 3.4    Option Term:
	  	One (1) three (3)-year option to renew, as more particularly set forth in Section 2.2 of this Lease.
			
	4.	 	Base Rent (Article 3):	  	

  

													
	 Period During

Lease Term
	  	Annual
Base Rent*	 	 	Monthly
Installment of
Base Rent*	 	 	Monthly
Rental Rate
per Rentable
Square Foot*	 
	 Lease Commencement Date – the last day of the full calendar month that is Lease Month 12
	  	$	520,308.60	 ̄ 	 	$	43,359.05	 ̄ 	 	$	3.35	  
	 The first (1st) day of the full calendar month that is Lease Month 13 –
the last day of the full calendar month that is Lease Month 24
	  	$	535,917.84	  	 	$	44,659.82	  	 	$	3.45	** 
	 The first (1st) day of the full calendar month that is Lease Month 25 –
the last day of the full calendar month that is Lease Month 36
	  	$	551,995.32	  	 	$	45,999.61	  	 	$	3.55	** 
	 The first (1st) day of the full calendar month that is Lease Month 37 –
Lease Expiration Date
	  	$	568,555.20	  	 	$	47,379.60	  	 	$	3.66	** 

  
 -2- 

	*	The initial Monthly Installment of Base Rent amount was calculated by multiplying the initial Monthly Rental Rate per Rentable Square Foot amount by the number of rentable square feet of space in the Premises, and the
initial Annual Base Rent amount was calculated by multiplying the initial Monthly Installment of Base Rent amount by twelve (12). In all subsequent Base Rent payment periods during the Lease Term commencing on the first (1st) day of the full calendar month that is Lease Month 13, the calculation of each Monthly Installment of Base Rent amount reflects an annual increase of three percent (3%) and each Annual Base Rent
amount was calculated by multiplying the corresponding Monthly Installment of Base Rent amount by twelve (12). 

	 ̄	Subject to the terms set forth in Section 3.2 below, the Base Rent attributable to the first two (2) full calendar months of the Lease Term, commencing on the first (1st) day of the first (1st) full calendar month of the Lease Term and ending on the last day of the second (2nd) full calendar month of the Lease Term, shall be abated in
full, and the Base Rent attributable to the third (3rd) full calendar month of the Lease term shall be abated by seventy-five percent (75%). 

	**	The amounts identified in the column entitled “Monthly Rental Rate per Rentable Square Foot” are rounded amounts and are provided for informational purposes only. 

 

			
	 5.      Operating Expenses and Tax Expenses

         (Article 4):
	  	Subject to the provisions of Article 4 of this Lease, this is a “TRIPLE NET” lease and as such, the provisions contained in this Lease are intended to pass on to Tenant and reimburse Landlord for the costs
and expenses reasonably associated with this Lease and the Project, and Tenant’s operation therefrom. To the extent such costs and expenses payable by Tenant cannot be charged directly to, and paid by, Tenant, such costs and expenses shall be
paid by Landlord but reimbursed by Tenant as Additional Rent.
		
	 6.      Tenant’s Share

         (Article 4):
	  	28.4768%.
		
	 7.      Permitted Use

         (Article 5):
	  	Tenant shall use the Premises solely for general office and administrative uses and uses incidental thereto (the “Permitted Use”); provided, however, that notwithstanding anything to the contrary set forth
hereinabove, and as more particularly set forth in the Lease, Tenant shall be responsible for operating and maintaining the Premises pursuant to, and in no event may Tenant’s Permitted Use violate, (A) Landlord’s “Rules and
Regulations,” as that term is set forth in Section 5.2 of this Lease, (B) all “Applicable Laws,” as that term is set

  
 -3- 

			
		  	forth in Article 24 of this Lease, (C) all applicable zoning, building codes and the “CC&Rs,” as that term is set forth in Section 5.3 of this Lease, and (D) first-class office
standards in the market in which the Project is located.
		
	 8.      Letter of Credit

         (Article 21):
	  	$284,278.00, subject to reduction pursuant to the terms and conditions of Article 21 of this Lease.
		
	 9.      Parking Spaces

         (Article 28):
	  	Forty-Seven (47) unreserved parking spaces (i.e. 3.6 unreserved parking spaces for every 1,000 rentable square feet of the Premises).
		
	 10.    Address of Tenant

         (Section 29.18):
	  	 Versartis, Inc.
 275 Shoreline Drive, Suite
450
 Redwood City, California 94605
 Attention: Joshua Brumm,
CFO
 Telephone Number: (650) 963-8582
 E-mail:
jbrumm@versartis.com
  
 with copies to:

 
 Cooley LLP

3175 Hanover Street
 Palo Alto, California 94304-1130

Attention: Michael Tenta, Esq.
 Telephone Number: (650) 843
5636
 E-mail: mtenta@cooley.com
  

(Prior to Lease Commencement Date)

		
	          and
	  	 Versartis, Inc.
 4200 Bohannon Drive, Suite
250
 Menlo Park, California 94025
 Attention: Joshua Brumm,
CFO
 Telephone Number: (650) 963-8582
 E-mail:
jbrumm@versartis.com
  
 with copies to:

 
 Cooley LLP

3175 Hanover Street
 Palo Alto, California 94304-1130

Attention: Michael Tenta, Esq.
 Telephone Number: (650) 843
5636
 E-mail: mtenta@cooley.com

  
 -4- 

			
		  	(After Lease Commencement Date)
		
	 11.    Address of Landlord

         (Section 29.18):
	  	 Kilroy Realty, L.P.
 c/o Kilroy Realty
Corporation
 12200 West Olympic Boulevard, Suite 200
 Los
Angeles, California 90064
 Attention: Legal Department
  

with copies to:
  

Kilroy Realty Corporation
 12200 West Olympic Boulevard, Suite
200
 Los Angeles, California 90064
 Attention: Mr. John
Fucci
  
 and
  

Kilroy Realty Corporation
 4400 Bohannon Drive

Building Management Office, Suite 100
 Menlo Park, California
94025
 Attention: Property Manager
  

and
  

Kilroy Realty Corporation
 100 First Street

Office of the Building, Suite 250
 San Francisco, California
94105
 Attention: Asset Manager
  

and
  

Allen Matkins Leck Gamble Mallory & Natsis
 LLP

1901 Avenue of the Stars, Suite 1800
 Los Angeles, California
90067
 Attention: Anton N. Natsis, Esq.

  
 -5- 

			
		
	 12.    Broker(s)

         (Section 29.24):
	  	  
 Representing Tenant:

 
 CBRE, Inc.
  

Representing Landlord:
  

Cornish & Carey Commercial Newmark Knight Frank

		
	 13.    Improvements

         (Exhibit B):
	  	Improvements to be constructed on a turn-key basis pursuant to the Work Letter attached hereto as Exhibit B, subject to the terms and conditions of the Work Letter
attached hereto as Exhibit B.

  
 -6- 

 ARTICLE 1 

PREMISES, BUILDING, PROJECT, AND COMMON AREAS; BENEFICIAL 

OCCUPANCY 
 1.1
Premises, Building, Project and Common Areas.  
 1.1.1 The Premises. Landlord hereby leases to Tenant and
Tenant hereby leases from Landlord the premises set forth in Section 2.2 of the Summary (the “Premises”). The outline of the Premises is set forth in Exhibit A attached hereto. The parties hereto agree
that the lease of the Premises is upon and subject to the terms, covenants and conditions (the “TCCs”) herein set forth, and Tenant covenants as a material part of the consideration for this Lease to keep and perform each and all of
such TCCs by it to be kept and performed and that this Lease is made upon the condition of such performance. The parties hereto hereby acknowledge that the purpose of Exhibit A is to show the approximate location of the Premises
in the “Building,” as that term is defined in Section 1.1.2, below, only, and such Exhibit is not meant to constitute an agreement, representation or warranty as to the construction of the Premises, the precise area
thereof or the specific location of the “Common Areas,” as that term is defined in Section 1.1.3, below, or the elements thereof or of the accessways to the Premises or the “Project,” as that term is defined in
Section 1.1.2, below. Except as specifically set forth in this Lease and in the Work Letter attached hereto as Exhibit B (the “ Work Letter”), Tenant shall accept the Premises in its existing
“as-is” condition and Landlord shall not be obligated to provide or pay for any improvement work or services related to the improvement of the Premises. Tenant also acknowledges that neither Landlord nor any agent of Landlord has made any
representation or warranty regarding the condition of the Premises, the Building or the Project or with respect to the suitability of any of the foregoing for the conduct of Tenant’s business, except as specifically set forth in this Lease and
the Work Letter; provided, however, that the Premises shall be delivered to Tenant with the “Building Structure” and the “Building Systems,” as those terms are defined in Article 7 of this Lease, in good working condition.
The taking of possession of the Premises by Tenant shall conclusively establish that the Premises and the Building were at such time in good and sanitary order, condition and repair. 

1.1.2 The Building and the Project. The Premises is a part of the building set forth in Section 2.4 of the Summary
(the “Building”). The Building is part of an office project known as “Menlo Corporate Center.” The term “Project,” as used in this Lease, shall mean (i) the Building and the “Building Common
Areas” (as that term is defined in Section 1.1.3, below), (ii) the other buildings and associated Common Areas, (iii) the land within the Project (which is improved with landscaping, parking facilities and other
improvements) upon which the Building and the Common Areas associated therewith are located, (iv) the other buildings located within the Project, (v) the land within the Project (which is improved with landscaping, parking facilities and
other improvements) upon which such the other buildings, and the Common Areas associated therewith, are located, and (vi) at Landlord’s discretion, any additional real property, areas, land, buildings or other improvements added thereto;
provided, that in no event shall any such addition have an unreasonably adverse effect on Tenant’s use of the Premises for the Permitted Use or Tenant’s access to the Premises. 

  
 -7- 

 1.1.3 Common Areas. Tenant shall have the non-exclusive right to use in common with
other tenants in the Project, and subject to the rules and regulations referred to in Article 5 of this Lease, those portions of the Project which are provided, from time to time, for use in common by Landlord, Tenant and any other
tenants of the Project (such areas, together with such other portions of the Project designated by Landlord, in its discretion, including certain areas designated for the exclusive use of certain tenants, or to be shared by Landlord and certain
tenants, are collectively referred to herein as the “Common Areas”). The Common Areas shall consist of the “Project Common Areas” and the “Building Common Areas” (as both of those terms are defined below). The
term “Project Common Areas,” as used in this Lease, shall mean the portion of the Project designated as such by Landlord. The term “Building Common Areas,” as used in this Lease, shall mean the portions of the
Common Areas located within the Building designated as such by Landlord. The manner in which the Common Areas are maintained and operated shall be at the sole discretion of Landlord (provided that Landlord shall maintain and operate the same in a
manner consistent with that of other Comparable Buildings (as that term is defined in Section 4 of Exhibit H to this Lease)), and the use thereof shall be subject to such rules, regulations and restrictions as Landlord
may make from time to time, provided that such rules, regulations and restrictions do not unreasonably interfere with the rights granted to Tenant under this Lease and the Permitted Use. Landlord reserves the right to close temporarily, make
alterations or additions to, or change the location of elements of the Project and the Common Areas; provided that no such closings, alterations, additions or changes shall be permitted which unreasonably reduce Tenant’s rights or access
hereunder or otherwise unreasonably affect Tenant’s use of the Premises for the Permitted Use. Except when and where Tenant’s right of access is specifically excluded in this Lease, Tenant shall have the right of access to the Premises,
the Building, and the Project parking facilities twenty-four (24) hours per day, seven (7) days per week during the “Lease Term,” as that term is defined in Section 2.1, below. 

1.2 Stipulation of Rentable Square Feet of Premises and Building. For purposes of this Lease, (i) “rentable
square feet” of the Premises shall be deemed as set forth in Section 2.2 of the Summary, (ii) the rentable square feet of the Building shall be deemed as set forth in Section 2.1 of the Summary, and (iii) the
rentable square feet of the Project shall be deemed as set forth in Section 2.3 of the Summary. 
 1.3 Beneficial
Occupancy. Notwithstanding any provision to the contrary contained herein, but subject to the terms of this Section 1.3, below, in the event that Landlord’s “Substantial Completion” of the “Improvements”
(as those terms are defined in Section 5.1 and Article 1 of the Work Letter, respectively) occurs prior to May 1, 2014, Tenant shall have the right to occupy the Premises for the Permitted Use, commencing upon the date of
Landlord’s Substantial Completion of the Improvements and continuing until the Lease Commencement Date (the “Beneficial Occupancy Period”), as though the Lease Commencement Date had occurred (although the Lease Commencement
Date shall not actually occur until the occurrence of the same pursuant to Section 2.1, below), provided that (A) a temporary certificate of occupancy shall have been issued by the appropriate governmental authorities for the
Premises, (B) Tenant shall have paid any and all amounts owing as of such date to Landlord under the terms of this Lease, (C) Tenant shall have obtained and provided Landlord with evidence of the insurance required to be carried by Tenant
under the terms of this Lease, and (D) all of the terms and conditions of this Lease shall apply during Tenant’s occupancy of the Premises throughout the Beneficial Occupancy Period, other than Tenant’s obligation to pay “Base
Rent,” as that term is defined in Section 3.1, below, and “Tenant’s Share” of the annual “Direct Expenses,” as those terms are defined in Sections 4.2.6 and 4.2.2, respectively,
of this Lease. 

  
 -8- 

 ARTICLE 2 

LEASE TERM; OPTION TERM 

2.1 Initial Lease Term. The TCCs and provisions of this Lease shall be effective as of the date of this Lease. The term of this
Lease (the “Lease Term”) shall be as set forth in Section 3.1 of the Summary, shall commence on the date set forth in Section 3.2 of the Summary (the “Lease Commencement Date”), and shall
terminate on the date set forth in Section 3.3 of the Summary (the “Lease Expiration Date”) unless this Lease is sooner terminated as hereinafter provided. For purposes of this Lease, the term “Lease
Year” shall mean each consecutive twelve (12) calendar month period during the Lease Term; provided, however, that the first Lease Year shall commence on the Lease Commencement Date and end on the last day of the month in which the
first anniversary of the Lease Commencement Date occurs (or if the Lease Commencement Date is the first day of a calendar month, then the first Lease Year shall commence on the Lease Commencement Date and end on the day immediately preceding the
first anniversary of the Lease Commencement Date), and the second and each succeeding Lease Year shall commence on the first day of the next calendar month; and further provided that the last Lease Year shall end on the Lease Expiration Date. For
purposes of this Lease, the term “Lease Month” shall mean each succeeding calendar month during the Lease Term; provided that the first Lease Month shall commence on the Lease Commencement Date and shall end on the last day of the
first (1st) full calendar month of the Lease Term and that the last Lease Month shall expire on the Lease Expiration Date. At any time during the Lease Term, Landlord may deliver to Tenant a
notice in the form as set forth in Exhibit C, attached hereto, as a confirmation only of the information set forth therein, which Tenant shall execute and return to Landlord within ten (10) business days of receipt thereof;
provided that if said notice is not factually correct, then Tenant shall make such changes as are necessary to make the notice factually correct and shall thereafter execute and return such notice to Landlord within such ten (10) business day
period; further provided that such modified notice shall be binding unless Landlord within ten (10) business days following receipt of Tenant’s changes sends a notice to Tenant rejecting Tenant’s changes, whereupon this procedure
shall be repeated until the parties mutually agree upon the contents of such notice. 
 This Lease shall not be void or voidable as a result
of Landlord’s failure to deliver the Premises to Tenant by any particular date; provided that the commencement date for Tenant’s lease of the Premises shall not occur until the Lease Commencement Date; and provided further that Landlord
shall use commercially reasonable efforts to deliver possession of the Premises to Tenant Ready for Occupancy on or before June 1, 2014 (subject to extension on a day-for-day basis (i) for each day of delay in Tenant’s execution of
this Lease and delivery thereof to Landlord beyond February 28, 2014, (ii) to the extent of any “Tenant Delay” (as that term is defined in Section 5.2 of the Work Letter), and/or (iii) to the extent of any delays
resulting from events of “Force Majeure” (as that term is defined in Section 29.16 of this Lease). In addition, if the Lease Commencement Date does not occur on or before June 30, 2014 (subject to extension on a
day-for-day basis to the extent of any Tenant Delay and/or delays resulting from events of 

  
 -9- 

 
Force Majeure, the “Outside Date”), then Tenant shall receive a day-for-day abatement of Base Rent otherwise due for the Premises for the number of days in the Delayed
Delivery Period (as that term is defined below), commencing as of the first (1st) day of the fourth (4th) full calendar month of the
Lease Term, which day-for-day abatement of Base Rent shall be Tenant’s sole remedy with respect to any delayed delivery of the Premises by Landlord. For purposes of this Lease, “Delayed Delivery Period” shall mean each day
after the Outside Date through the Lease Commencement Date, but excluding any delay to the Commencement Date as a result of (A) any delay in Tenant’s execution of this Lease and delivery thereof to Landlord beyond February 28, 2014,
(B) any Tenant Delay and/or (C) any event of Force Majeure. 
 2.2 Option Term. 

2.2.1 Option Right. Landlord hereby grants the tenant originally named herein (the “Original Tenant”) and its
“Permitted Transferee Assignee,” as that term is set forth in Section 14.8 of this Lease, one (1) option to extend the Lease Term for the entire Premises by a period of three (3) years (the “Option
Term”). Such option shall be exercisable only by “Notice” (as that term is defined in Section 29.18 of this Lease) delivered by Tenant to Landlord as provided below, provided that, as of the date of delivery of such
Notice, (i) Tenant is not then in default under this Lease (beyond the applicable notice and cure periods), (ii) Tenant has not been in default under this Lease (beyond the applicable notice and cure periods) more than once during the
prior twelve (12) month period, and (iii) there has been no change in Tenant’s financial condition during the prior twenty-four (24)-month period) that would have a material adverse effect on Tenant’s ability to perform its
obligations under this Lease. Upon the proper exercise of such option to extend, and provided that, at Landlord’s election, as of the end of the Lease Term, (A) Tenant is not in default under this Lease (beyond the applicable notice and
cure periods), (B) Tenant has not been in default under this Lease (beyond the applicable notice and cure periods) more than once during the prior twelve (12) month period, and (D) there has been no change in Tenant’s financial
condition during the prior twenty-four (24)-month period that would have a material adverse effect on Tenant’s ability to perform its obligations under this Lease, then the Lease Term, as it applies to the entire Premises, shall be extended for
a period of three (3) years. The rights contained in this Section 2.2 shall only be exercised by the Original Tenant or its Permitted Transferee Assignee (and not any other assignee, sublessee or other transferee of the Original
Tenant’s interest in this Lease) if Original Tenant and/or its Permitted Transferee Assignee is in occupancy of the entire then-existing Premises. 

2.2.2 Option Rent. The Rent payable by Tenant during the Option Term (the “Option Rent”) shall be equal
to the “Market Rent,” as that term is defined in, and determined pursuant to, Exhibit H attached hereto; provided, however, that the Market Rent for each Lease Year during the Option Term, shall be equal to the amount
set forth on a “Market Rate Schedule,” as that term is defined below, and under no circumstances shall the Market Rent for any Lease Year occurring during the Option Term, as set forth on the Market Rate Schedule, be less than the
corresponding “Contract Rent,” as that term is defined below, as such Contract Rent is set forth on the “Contract Rate Schedule,” as that term is defined below. The “Market Rate Schedule” shall be derived from
the Market Rent for the Option Term as determined pursuant to Exhibit H, attached hereto, as follows: (i) the Market Rent for the first Lease Year of the Option Term shall be equal to the sum of (a) the Market Rent, as
determined pursuant to Exhibit H, (b) the amount of Direct Expenses applicable to the Premises, as reasonably determined by 

  
 -10- 

 
Landlord, for the calendar year in which the Option Term commences, and (c) an amount equal to the monthly amortization reimbursement payment for the “Renewal Allowance” (as
defined in Section 3 of Exhibit H to this Lease) to be paid by Landlord in connection with Tenant’s lease of the Premises for the Option Term, with such Renewal Allowance being amortized at a reasonable rate of
return to Landlord based on the rates of return then being received by the landlords of the “Comparable Buildings” as that term is set forth in Section 4 of Exhibit H attached hereto, in connection with
improvement allowances then being granted by such landlords, and (ii) the Market Rent for each subsequent Lease Year shall increase annually over the prior Lease Year’s Market Rent by a percentage that is consistent with the annual
percentage increases from year to year in the base rent for Comparable Transactions. The “Contract Rate Schedule” shall be derived from the Base Rent applicable to the Premises for the Lease Year immediately preceding the applicable
Option Term, as follows: (x) the “Contract Rent” for the first Lease Year of the Option Term shall equal the sum of (A) the Base Rent in effect under the Lease for the Lease Year immediately preceding the commencement of
the Option Term, and (B) an amount equal to the monthly amortization reimbursement payment for the “Renewal Allowance” (as defined in Section 3 of Exhibit H to this Lease) to be paid by Landlord in
connection with Tenant’s lease of the Premises for the Option Term, with such Renewal Allowance being amortized at a reasonable rate of return to Landlord based on the rates of return then being received by the landlords of the Comparable
Buildings in connection with improvement allowances then being granted by such landlords, and (y) the Contract Rent for each subsequent Lease Year shall be equal to one hundred three percent (103%) of the prior Lease Year’s Contract
Rent. The calculation of the Market Rent shall be derived from a review of, and comparison to, the “Net Equivalent Lease Rates” of the “Comparable Transactions,” as provided for in Exhibit H. 

2.2.3 Exercise of Option. The option contained in this Section 2.2 shall be exercised by Tenant, if at all, only in
the manner set forth in this Section 2.2. Tenant shall deliver notice (the “Exercise Notice”) to Landlord not more than twelve (12) months nor less than eight (8) months prior to the expiration of the initial
Lease Term, stating that Tenant is exercising its option. Concurrently with such Exercise Notice, Tenant shall deliver to Landlord Tenant’s calculation of the Market Rent (the “Tenant’s Option Rent Calculation”). Landlord
shall deliver notice (the “Landlord Response Notice”) to Tenant on or before the date which is thirty (30) days after Landlord’s receipt of the Exercise Notice and Tenant’s Option Rent Calculation, stating that
(A) Landlord is accepting Tenant’s Option Rent Calculation as the Market Rent, or (B) rejecting Tenant’s Option Rent Calculation and setting forth Landlord’s calculation of the Market Rent (the “Landlord’s
Option Rent Calculation”). Within ten (10) business days of its receipt of the Landlord Response Notice, Tenant may, at its option, accept the Market Rent contained in the Landlord’s Option Rent Calculation. If Tenant does not
affirmatively accept or Tenant rejects the Market Rent specified in the Landlord’s Option Rent Calculation, the parties shall follow the procedure set forth in Section 2.2.4 below, and the Market Rent shall be determined in
accordance with the terms of Section 2.2.4 below. 
 2.2.4 Determination of Market Rent. In the event Tenant
timely and appropriately exercises its option to extend the Lease but rejects the Option Rent set forth in the Option Rent Notice pursuant to Section 2.2.3, above, then Landlord and Tenant shall attempt to agree upon the Option Rent
using their best good-faith efforts. If Landlord and Tenant fail to reach agreement upon the Option Rent applicable to the Option Term on or before the date that is 

  
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ninety (90) days prior to the expiration of the initial Lease Term (the “Outside Agreement Date”), then the Option Rent shall be determined by arbitration pursuant to the
terms of this Section 2.2.4. Each party shall make a separate determination of the Option Rent, within five (5) days following the Outside Agreement Date, and thereafter the parties shall attempt to reach agreement on the Option
Rent applicable to the Option Term on or before the date that is ten (10) days after the Outside Agreement Date. If the parties fail to so reach agreement, then such separate determinations shall be submitted to arbitration in accordance with
Section 2.2.4.1 through Section 2.2.4.4, below, but in no event may Tenant’s separate determination be less than the amount set forth in the Exercise Notice and in no event may Landlord’s separate determination be
greater than the amount set forth in the Landlord Response Notice. 
 2.2.4.1 Landlord and Tenant shall each appoint one arbitrator who
shall by profession be a MAI appraiser, real estate broker, or real estate lawyer who shall have been active over the five (5) year period ending on the date of such appointment in the appraising and/or leasing of first class office properties
in the vicinity of the Building. The determination of the arbitrators shall be limited solely to the issue of whether Landlord’s or Tenant’s submitted Option Rent is the closest to the actual Option Rent as determined by the arbitrators,
taking into account the requirements of Section 2.2.2 of this Lease. Each such arbitrator shall be appointed within fifteen (15) days after the Outside Agreement Date. Landlord and Tenant may consult with their selected arbitrators
prior to appointment and may select an arbitrator who is favorable to their respective positions (including an arbitrator who has previously represented Landlord and/or Tenant, as applicable). The arbitrators so selected by Landlord and Tenant shall
be deemed “Advocate Arbitrators.” 
 2.2.4.2 The two Advocate Arbitrators so appointed shall be specifically required
pursuant to an engagement letter within ten (10) days of the date of the appointment of the last appointed Advocate Arbitrator to agree upon and appoint a third arbitrator (“Neutral Arbitrator”) who shall be qualified under the
same criteria set forth hereinabove for qualification of the two Advocate Arbitrators except that (i) neither the Landlord or Tenant or either parties’ Advocate Arbitrator may, directly, or indirectly, consult with the Neutral Arbitrator
prior or subsequent to his or her appearance, and (ii) the Neutral Arbitrator cannot be someone who has represented Landlord and/or Tenant during the five (5) year period prior to such appointment. If the two Advocate Arbitrators cannot
reach agreement on a Neutral Arbitrator within the ten (10) day time period specified above, then either party may petition the presiding judge of the Superior Court of San Mateo County to appoint such Advocate Arbitrator subject to the
criteria in Sections 2.2.4.1 and Section 2.2.4.2 of this Lease, or if he or she refuses to act, either party may petition any judge having jurisdiction over the parties to appoint such Advocate Arbitrator. The Neutral Arbitrator shall be
retained via an engagement letter jointly prepared by Landlord’s counsel and Tenant’s counsel. 
 2.2.4.3 Within ten
(10) days following the appointment of the Arbitrator, Landlord and Tenant shall enter into an arbitration agreement (the “Arbitration Agreement”) which shall set forth the following: 

2.2.4.3.1 Each of Landlord’s and Tenant’s best and final and binding determination of the Option Rent exchanged by the parties
pursuant to Section 2.2.4, above; 

  
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 2.2.4.3.2 An agreement to be signed by the Neutral Arbitrator, the form of which agreement shall
be attached as an exhibit to the Arbitration Agreement, whereby the Neutral Arbitrator shall agree to undertake the arbitration and render a decision in accordance with the terms of this Lease, as modified by the Arbitration Agreement, and shall
require the Neutral Arbitrator to demonstrate to the reasonable satisfaction of the parties that the Neutral Arbitrator has no conflicts of interest with either Landlord or Tenant; 

2.2.4.3.3 Instructions to be followed by the Neutral Arbitrator when conducting such arbitration; 

2.2.4.3.4 That Landlord and Tenant shall each have the right to submit to the Neutral Arbitrator (with a copy to the other party), on or
before the date that occurs fifteen (15) days following the appointment of the Neutral Arbitrator, an advocate statement (and any other information such party deems relevant) prepared by or on behalf of Landlord or Tenant, as the case may be,
in support of Landlord’s or Tenant’s respective determination of Option Rent (the “Briefs”); 
 2.2.4.3.5 That
within five (5) business days following the exchange of Briefs, Landlord and Tenant shall each have the right to provide the Neutral Arbitrator (with a copy to the other party) with a written rebuttal to the other party’s Brief (the
“First Rebuttals”); provided, however, such First Rebuttals shall be limited to the facts and arguments raised in the other party’s Brief and shall identify clearly which argument or fact of the other party’s Brief is
intended to be rebutted; 
 2.2.4.3.6 That within five (5) business days following the parties’ receipt of each other’s
First Rebuttal, Landlord and Tenant, as applicable, shall each have the right to provide the Neutral Arbitrator (with a copy to the other party) with a written rebuttal to the other party’s First Rebuttal (the “Second
Rebuttals”); provided, however, such Second Rebuttals shall be limited to the facts and arguments raised in the other party’s First Rebuttal and shall identify clearly which argument or fact of the other party’s First Rebuttal is
intended to be rebutted; 
 2.2.4.3.7 The date, time and location of the arbitration, which shall be mutually and reasonably agreed upon by
Landlord and Tenant, taking into consideration the schedules of the Neutral Arbitrator, the Advocate Arbitrators, Landlord and Tenant, and each party’s applicable consultants, which date shall in any event be within forty-five (45) days
following the appointment of the Neutral Arbitrator; 
 2.2.4.3.8 That no discovery shall take place in connection with the arbitration,
other than to verify the factual information that is presented by Landlord or Tenant; 
 2.2.4.3.9 That the Neutral Arbitrator shall not be
allowed to undertake an independent investigation or consider any factual information other than presented by Landlord or Tenant, except that the Neutral Arbitrator shall be permitted to visit the Project and the buildings containing the Comparable
Transactions; 

  
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 2.2.4.3.10 The specific persons that shall be allowed to attend the arbitration; 

2.2.4.3.11 Tenant shall have the right to present oral arguments to the Neutral Arbitrator at the arbitration for a period of time not to
exceed three (3) hours (“Tenant’s Initial Statement”); 
 2.2.4.3.12 Following Tenant’s Initial Statement,
Landlord shall have the right to present oral arguments to the Neutral Arbitrator at the arbitration for a period of time not to exceed three (3) hours (“Landlord’s Initial Statement”); 

2.2.4.3.13 Following Landlord’s Initial Statement, Tenant shall have up to two (2) additional hours to present additional arguments
and/or to rebut the arguments of Landlord (“Tenant’s Rebuttal Statement”); 
 2.2.4.3.14 Following Tenant’s
Rebuttal Statement, Landlord shall have up to two (2) additional hours to present additional arguments and/or to rebut the arguments of Tenant; 

2.2.4.3.15 That, not later than ten (10) days after the date of the arbitration, the Neutral Arbitrator shall render a decision (the
“Ruling”) indicating whether Landlord’s or Tenant’s submitted Option Rent is closer to the Option Rent; 

2.2.4.3.16 That following notification of the Ruling, Landlord’s or Tenant’s submitted Option Rent determination, whichever is
selected by the Neutral Arbitrator as being closer to the Option Rent shall become the then applicable Option Rent; and 
 2.2.4.3.17 That
the decision of the Neutral Arbitrator shall be binding on Landlord and Tenant. 
 2.2.4.3.18 If a date by which an event described in
Section 2.2.4.3, above, is to occur falls on a weekend or a holiday, the date shall be deemed to be the next business day. 

2.2.4.4 In the event that the Option Rent shall not have been determined pursuant to the terms hereof prior to the commencement of the Option
Term, Tenant shall be required to pay the Option Rent, initially provided by Landlord to Tenant, and upon the final determination of the Option Rent, the payments made by Tenant shall be reconciled with the actual amounts due, and the appropriate
party shall make any corresponding payment to the other party. 

  
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 ARTICLE 3 

BASE RENT 

3.1 In General. Tenant shall pay, without prior notice or demand, to Landlord or Landlord’s agent at the management
office of the Project, or, at Landlord’s option, at such other place as Landlord may from time to time designate in writing, by a check for currency which, at the time of payment, is legal tender for private or public debts in the United States
of America, base rent (“Base Rent”) as set forth in Section 4 of the Summary, payable in equal monthly installments as set forth in Section 4 of the Summary in advance on or before the first day of each and
every calendar month during the Lease Term, without any setoff or deduction whatsoever. In accordance with Section 4 of the Summary, any increases in Base Rent shall occur on the first day of the applicable Lease Month. The parties
acknowledge, however, that Tenant shall pay Base Rent for each “calendar month” of the Lease Term (or a prorated portion of a “calendar month”, as applicable), even though the first “Lease Month” may pertain to a period
longer than one (1) calendar month. The Base Rent for the first full month of the Lease Term which occurs after the expiration of any free rent period shall be paid at the time of Tenant’s execution of this Lease. If any payment of Rent is
for a period which is shorter than one month, the Rent for any such fractional month shall accrue on a daily basis during such fractional month and shall total an amount equal to the product of (i) a fraction, the numerator of which is the
number of days in such fractional month and the denominator of which is the actual number of days occurring in such calendar month, and (ii) the then-applicable Monthly Installment of Base Rent. All other payments or adjustments required to be
made under the TCCs of this Lease that require proration on a time basis shall be prorated on the same basis.  
 3.2
Abated Base Rent. Provided that no event of default is occurring on or before the last day of the third (3rd) full calendar month of the Lease Term, Tenant shall not be
obligated to pay (i) any Base Rent (the “Full Base Rent Abatement”) otherwise attributable to the Premises during the two (2) month period commencing on the first (1st) day of the first (1st) full calendar month of the Lease Term and ending on the last day of the second (2nd) full calendar month of the Lease Term (the
“Full Base Rent Abatement Period”), and (ii) seventy-five percent (75%) of any Base Rent (the “Partial Base Rent Abatement”) otherwise attributable to the Premises during the third (3rd) full calendar month of the Lease Term (the “Partial Base Rent Abatement Period”). For purposes of this Lease, the Full Base Rent Abatement and the Partial Base Rent Abatement
shall collectively be referred to herein as the “Base Rent Abatement,” and the Full Base Rent Abatement Period and the Partial Base Rent Abatement Period shall collectively be referred to herein as the “Base Rent Abatement
Period.” Landlord and Tenant acknowledge that the aggregate amount of the Base Rent Abatement shall equal One Hundred Nineteen Thousand Two Hundred Thirty-Seven and 39/100 Dollars ($119,237.39). Tenant acknowledges and agrees that during
such Base Rent Abatement Period, such abatement of Base Rent for the Premises shall have no effect on the calculation of any future increases in Base Rent or Direct Expenses payable by Tenant pursuant to the terms of this Lease, which increases
shall be calculated without regard to such Base Rent Abatement. Additionally, Tenant shall be obligated to pay all “Additional Rent” (as that term is defined in Section 4.1 of this Lease) during the Base Rent Abatement Period.
Tenant acknowledges and agrees that the foregoing Base Rent Abatement has been granted to Tenant as additional consideration for entering into this Lease, and for agreeing to pay the Base Rent and perform the terms and conditions otherwise required
under this Lease. If Tenant shall be in default under this Lease and shall fail to cure such default within the notice and cure period, if any, permitted for cure pursuant to this Lease, or if this Lease, is terminated for any reason other than
Landlord’s breach of this Lease, then the dollar amount of the unapplied portion of the Base Rent Abatement as of the date of such default or termination, as the case may be, shall be converted to a credit to be applied to the Base Rent
applicable at the end of the Lease Term and Tenant shall immediately  

  
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be obligated to begin paying Base Rent for the Premises in full. The foregoing Base Rent Abatement right set forth in this Section 3.2 shall be personal to the Original Tenant and
shall only apply to the extent that the Original Tenant (and not any assignee, or any sublessee or other transferee of the Original Tenant’s interest in this Lease) is the Tenant under this Lease during such Base Rent Abatement Period. 

ARTICLE 4 

ADDITIONAL RENT 

4.1 In General. In addition to paying the Base Rent specified in Article 3 of this Lease, Tenant shall pay
Tenant’s Share of the annual Direct Expenses. Such payments by Tenant, together with any and all other amounts payable by Tenant to Landlord pursuant to the TCCs of this Lease, are hereinafter collectively referred to as the “Additional
Rent,” and the Base Rent and the Additional Rent are herein collectively referred to as “Rent.” All amounts due under this Article 4 as Additional Rent shall be payable for the same periods and in the same
manner as the Base Rent. The currently estimated amount of the Estimated Direct Expenses (as that term is defined in Section 4.4.2, below) payable for the first full month of the Lease Term, in an amount equal to Seventeen Thousand Eight
Hundred Forty-Eight and 66/100 Dollars ($17,848.66), shall be paid at the time of Tenant’s execution of this Lease. Without limitation on other obligations of Tenant which survive the expiration of the Lease Term, the obligations of Tenant to
pay the Additional Rent provided for in this Article 4 shall survive the expiration of the Lease Term. 
 4.2
Definitions of Key Terms Relating to Additional Rent. As used in this Article 4, the following terms shall have the meanings hereinafter set forth: 

4.2.1 Intentionally Deleted. 

4.2.2 “Direct Expenses” shall mean “Operating Expenses” and “Tax Expenses.” 

4.2.3 “Expense Year” shall mean each calendar year in which any portion of the Lease Term falls, through and including the
calendar year in which the Lease Term expires, provided that Landlord, upon notice to Tenant, may reasonably change the Expense Year to any other twelve (12) consecutive month period, and, in the event of any such change, Tenant’s Share of
Direct Expenses shall be equitably adjusted for any Expense Year involved in any such change; and provided further that the parties acknowledge that it would be unreasonable for Landlord to change the Expense Year solely to accelerate or increase
Tenant’s Share of the annual Direct Expenses payable hereunder. 
 4.2.4 “Operating Expenses” shall mean all expenses,
costs and amounts of every kind and nature which Landlord pays or accrues during any Expense Year because of or in connection with the ownership, management, maintenance, security, repair, replacement, renovation, restoration or operation of the
Project, or any portion thereof, in accordance with sound real estate management and accounting practices, consistently applied. Without limiting the generality of the foregoing, Operating Expenses shall specifically include any and all of the

  
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following: (i) the cost of supplying all utilities, the cost of operating, repairing, replacing, maintaining, renovating and restoring the utility, telephone, mechanical, sanitary, storm
drainage, and elevator systems, and the cost of maintenance and service contracts in connection therewith; (ii) the cost of licenses, certificates, permits and inspections and the cost of contesting any governmental enactments which may affect
Operating Expenses, and the costs incurred in connection with a governmentally mandated transportation system management program or similar program; (iii) the cost of all insurance carried by Landlord in connection with the Project;
(iv) the cost of landscaping, relamping, and all supplies, tools, equipment and materials used in the operation, repair and maintenance of the Project, or any portion thereof; (v) costs incurred in connection with the parking areas
servicing the Project, as well as costs incurred in connection with the provision of any shuttle service serving the Project for the purpose of facilitating access to public transportation; (vi) fees and other costs, including management fees,
consulting fees, legal fees and accounting fees, of all contractors and consultants in connection with the management, operation, maintenance, replacement, renovation, repair and restoration of the Project; (vii) payments under any equipment
rental agreements and the fair rental value of any management office space; (viii) wages, salaries and other compensation and benefits, including taxes levied thereon, of all persons (other than persons generally considered to be higher in rank
than the position of “Senior Asset Manager”) engaged in the operation, maintenance and security of the Project; (ix) costs under any instrument pertaining to the sharing of costs by the Project; (x) operation, repair,
maintenance, renovation, replacement and restoration of all systems and equipment and components thereof of the Project; (xi) the cost of janitorial, alarm, security and other services, replacement, renovation, restoration and repair of wall
and floor coverings, ceiling tiles and fixtures in common areas, maintenance, replacement, renovation, repair and restoration of curbs and walkways, repair to roofs and re-roofing; (xii) amortization of the cost of acquiring or the rental
expense of personal property used in the maintenance, operation and repair of the Project, or any portion thereof (which amortization calculation shall include interest at the “Interest Rate,” as that term is set forth in
Article 25 of this Lease); (xiii) the cost of capital improvements or other costs incurred in connection with the Project (A) which are intended to effect economies in the operation or maintenance of the Project, or any portion
thereof, (B) that are required to comply with present or anticipated conservation programs, (C) which are replacements or modifications of nonstructural items located in the Common Areas required to keep the Common Areas in good order or
condition, (D) that are required under any governmental law or regulation by a federal, state or local governmental agency, except for capital repairs, replacements or other improvements to remedy a condition existing prior to the Lease
Commencement Date which an applicable governmental authority, if it had knowledge of such condition prior to the Lease Commencement Date, would have then required to be remedied pursuant to then-current governmental laws or regulations in their form
existing as of the Lease Commencement Date and pursuant to the then-current interpretation of such governmental laws or regulations by the applicable governmental authority as of the Lease Commencement Date, (E) which are required in order for
the Project, or any portion thereof, to obtain or maintain a certification under the U.S. Green Building Council’s Leadership in Energy and Environmental Design (“LEED”), or other applicable certification agency in connection
with Landlord’s sustainability practices for the Project (as such sustainability practices are to be determined by Landlord, in its sole and absolute discretion, from time to time), provided that the cost of capital improvements or other costs
incurred in connection with the Project pursuant to this item (E) shall not be included in Operating Expenses during the initial Lease Term, or (F) that relate to 

  
 -17- 

 
the safety or security of the Project; provided, however, that any capital expenditure shall be amortized with interest at the Interest Rate over its useful life as Landlord shall reasonably
determine in accordance with sound real estate management and accounting practices, consistently applied; and provided further, however, that those items included under item (A) above shall be amortized with interest at the Interest Rate
over their recovery/payback period as Landlord shall reasonably determine in accordance with sound real estate management and accounting practices, consistently applied; (xiv) costs, fees, charges or assessments imposed by, or resulting from
any mandate imposed on Landlord by, any federal, state or local government for fire and police protection, trash removal, community services, or other services which do not constitute “Tax Expenses” as that term is defined in
Section 4.2.5, below; (xv) payments under any easement, license, operating agreement, declaration, restrictive covenant, or instrument pertaining to the sharing of costs by the Project and (xvi) costs of any additional services
not provided to the Project as of the Lease Commencement Date but which are thereafter provided by Landlord in connection with its prudent management of the Project. Notwithstanding the foregoing, for purposes of this Lease, Operating Expenses shall
not, however, include: 
 (a) costs, including marketing costs, legal fees, space planners’ fees, advertising and promotional
expenses, and brokerage fees incurred in connection with the original construction or development, or original or future leasing of the Project, and costs, including permit, license and inspection costs, incurred with respect to the installation of
improvements made for new tenants initially occupying space in the Project after the Lease Commencement Date or incurred in renovating or otherwise improving, decorating, painting or redecorating vacant space for tenants or other occupants of the
Project (excluding, however, such costs relating to any common areas of the Project or parking facilities); 
 (b) except as set forth in
items (xii) and (xiii) above, depreciation, interest and principal payments on mortgages and other debt costs, if any, penalties and interest; 

(c) costs for which the Landlord is reimbursed by any tenant or occupant of the Project or by insurance by its carrier or any tenant’s
carrier or by anyone else (except to the extent of deductibles), and electric power costs for which any tenant directly contracts with the local public service company; 

(d) any bad debt loss, rent loss, or reserves for bad debts or rent loss; 

(e) costs associated with the operation of the business of the partnership or entity which constitutes the Landlord, as the same are
distinguished from the costs of operation of the Project (which shall specifically include, but not be limited to, accounting costs associated with the operation of the Project). Costs associated with the operation of the business of the partnership
or entity which constitutes the Landlord include costs of partnership accounting and legal matters, costs of defending any lawsuits with any mortgagee (except as the actions of the Tenant may be in issue), costs of selling, syndicating, financing,
mortgaging or hypothecating any of the Landlord’s interest in the Project, and costs incurred in connection with any disputes between Landlord and its employees, between Landlord and Project management, or between Landlord and other tenants or
occupants, and Landlord’s general corporate overhead and general and administrative expenses; 

  
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 (f) the wages and benefits of any employee who does not devote substantially all of his or her
employed time to the Project unless such wages and benefits are prorated to reflect time spent on operating and managing the Project vis-a-vis time spent on matters unrelated to operating and managing the Project; provided, that in no event shall
Operating Expenses for purposes of this Lease include wages and/or benefits attributable to personnel above the level of Senior Asset Manager; 

(g) amount paid as ground rental for the Project by the Landlord; 

(h) overhead and profit increment paid to the Landlord or to subsidiaries or affiliates of the Landlord for services in the Project to the
extent the same exceeds the costs of such services rendered by qualified, first-class unaffiliated third parties on a competitive basis; 

(i) any compensation paid to clerks, attendants or other persons in commercial concessions operated by the Landlord, provided that any
compensation paid to any concierge or parking attendants at the Project shall be includable as an Operating Expense; 
 (j) rentals and
other related expenses incurred in leasing air conditioning systems, elevators or other equipment which if purchased the cost of which would be excluded from Operating Expenses as a capital cost, except equipment not affixed to the Project which is
used in providing janitorial or similar services and, further excepting from this exclusion such equipment rented or leased to remedy or ameliorate an emergency condition in the Project ; 

(k) all items and services for which Tenant or any other tenant in the Project reimburses Landlord or which Landlord provides selectively to
one or more tenants (other than Tenant) without reimbursement; 
 (l) costs, other than those incurred in ordinary maintenance and repair,
for sculpture, paintings, fountains or other objects of art; 
 (m) any costs expressly excluded from Operating Expenses elsewhere in this
Lease; 
 (n) rent for any office space occupied by Project management personnel to the extent the size or rental rate of such office space
exceeds the size or fair market rental value of office space occupied by management personnel of the “Comparable Buildings,” as that term is defined in Section 4 of Exhibit H to this Lease, with adjustment where
appropriate for the size of the applicable project; 
 (o) costs to the extent arising from (i) the gross negligence or willful
misconduct of Landlord or its agents, employees, vendors, contractors, or providers of materials or services, and/or (ii) or the intentional breach of any provision of this Lease by Landlord; 

  
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 (p) any costs incurred by Landlord to remedy any failure by Landlord to deliver the Premises to
Tenant with the Building Structure and the Building Systems in good working condition at such time pursuant to the terms and conditions of Section 1.1.1 of this Lease; 

(q) fees payable by Landlord for management of the Project in excess of three percent (3%) of Landlord’s gross revenues (adjusted
and grossed up to reflect a ninety-five percent (95%) occupancy of the Project with all tenants paying full rent, and grossed up to include any amounts for utilities paid directly by Tenant or other tenants of the Project), including base rent,
pass-throughs, and parking fees, from the Project for any calendar year or portion thereof; and 
 (r) costs incurred to comply with laws
relating to the removal of Hazardous Material (as defined in Section 29.33.1, below) which was in existence in the Building or on the Project prior to the Lease Commencement Date, and was of such a nature that a federal, State or
municipal governmental authority, if it had then had knowledge of the presence of such Hazardous Material, in the state, and under the conditions that it then existed in the Building or on the Project, would have then required the removal of such
Hazardous Material or other remedial or containment action with respect thereto, but only to the extent those laws were then being actively enforced by the applicable government authority; and costs incurred to remove, remedy, contain, or treat
Hazardous Materials, which Hazardous Materials are brought into the Building or onto the Project after the date hereof by Landlord or any other tenant of the Project and is of such a nature, at that time, that a federal, State or municipal
governmental authority, if it had then had knowledge of the presence of such Hazardous Materials, in the state, and under the conditions, that they then exist in the Building or on the Project, would have then required the removal of such Hazardous
Materials or other remedial or containment action with respect thereto, but only to the extent those Applicable Laws were then being actively enforced by the applicable government authority. 

If Landlord is not furnishing any particular work or service (the cost of which, if performed by Landlord, would be included in Operating
Expenses) to a tenant who has undertaken to perform such work or service in lieu of the performance thereof by Landlord, Operating Expenses shall be deemed to be increased by an amount equal to the additional Operating Expenses which would
reasonably have been incurred during such period by Landlord if it had at its own expense furnished such work or service to such tenant. If the Project is not at least ninety-five percent (95%) occupied during all or a portion of any Expense
Year, Landlord may elect to make an appropriate adjustment to the components of Operating Expenses for such year to determine the amount of Operating Expenses that would have been incurred had the Project been ninety-five percent
(95%) occupied; and the amount so determined shall be deemed to have been the amount of Operating Expenses for such year. Landlord shall not (i) make a profit by charging items to Operating Expenses that are otherwise also charged
separately to others and (ii) subject to Landlord’s right to adjust the components of Operating Expenses specifically described above in the two (2) immediately preceding sentences of this paragraph, collect Operating Expenses from
Tenant and all other tenants in the Building in an amount in excess of what Landlord incurs for the items included in Operating Expenses. 

  
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 4.2.5 Taxes. 

4.2.5.1 “Tax Expenses” shall mean all federal, state, county, or local governmental or municipal taxes, fees, charges or
other impositions of every kind and nature, whether general, special, ordinary or extraordinary, (including, without limitation, real estate taxes, general and special assessments, transit taxes, leasehold taxes or taxes based upon the receipt of
rent, including gross receipts or sales taxes applicable to the receipt of rent, unless required to be paid by Tenant, personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, systems and equipment, appurtenances,
furniture and other personal property used in connection with the Project, or any portion thereof), which shall be paid or accrued during any Expense Year (without regard to any different fiscal year used by such governmental or municipal authority)
because of or in connection with the ownership, leasing and operation of the Project, or any portion thereof (including, without limitation, the land upon which the Building and the parking facilities adjacent to the Building are located). 

4.2.5.2 Tax Expenses shall include, without limitation: (i) Any tax on the rent, right to rent or other income from the Project, or any
portion thereof, or as against the business of leasing the Project, or any portion thereof; (ii) Any assessment, tax, fee, levy or charge in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge
previously included within the definition of real property tax, it being acknowledged by Tenant and Landlord that Proposition 13 was adopted by the voters of the State of California in the June 1978 election (“Proposition 13”) and
that assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such services as fire protection, street, sidewalk and road maintenance, refuse removal and for other governmental services formerly provided without
charge to property owners or occupants, and, in further recognition of the decrease in the level and quality of governmental services and amenities as a result of Proposition 13, Tax Expenses shall also include any governmental or private
assessments or the Project’s contribution towards a governmental or private cost-sharing agreement for the purpose of augmenting or improving the quality of services and amenities normally provided by governmental agencies; (iii) Any
assessment, tax, fee, levy, or charge allocable to or measured by the area of the Premises or the Rent payable hereunder, including, without limitation, any business or gross income tax or excise tax with respect to the receipt of such rent, or upon
or with respect to the possession, leasing, operating, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises, or any portion thereof; (iv) Any assessment, tax, fee, levy or charge, upon this transaction or any
document to which Tenant is a party, creating or transferring an interest or an estate in the Premises; and (v) all of the real estate taxes and assessments imposed upon or with respect to the Building and all of the real estate taxes and
assessments imposed on the land and improvements comprising the Project. 
 4.2.5.3 Any costs and expenses (including, without limitation,
reasonable attorneys’ fees) incurred in attempting to protest, reduce or minimize Tax Expenses shall be included in Tax Expenses in the Expense Year such expenses are paid. Refunds of Tax Expenses shall be credited against Tax Expenses and
refunded to Tenant regardless of when received, based on the Expense Year to which the refund is applicable, provided that in no event 

  
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shall the amount to be refunded to Tenant for any such Expense Year exceed the total amount paid by Tenant as Tax Expenses under this Article 4 for such Expense Year. If Tax Expenses
for any period during the Lease Term or any extension thereof are increased after payment thereof for any reason, including, without limitation, error or reassessment by applicable governmental or municipal authorities, Tenant shall pay Landlord
upon demand Tenant’s Share of any such increased Tax Expenses included by Landlord as Building Tax Expenses pursuant to the TCCs of this Lease. Notwithstanding anything to the contrary contained in this Section 4.2.5 (except as set
forth in Section 4.2.5.2, above), there shall be excluded from Tax Expenses (i) all excess profits taxes, franchise taxes, gift taxes, capital stock taxes, inheritance and succession taxes, estate taxes, federal and state income
taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts or income attributable to operations at the Project), (ii) any items included as Operating Expenses, and (iii) any
items paid by Tenant under Section 4.5 of this Lease. Notwithstanding anything to the contrary set forth in this Lease, only Landlord may institute proceedings to reduce Tax Expenses and the filing of any such proceeding by Tenant
without Landlord’s consent shall constitute an event of default by Tenant under this Lease. Notwithstanding the foregoing, Landlord shall not be obligated to file any application or institute any proceeding seeking a reduction in Tax Expenses.

 4.2.6 “Tenant’s Share” shall mean the percentage set forth in Section 6 of the Summary. 

4.3 Allocation of Direct Expenses. 

4.3.1 Method of Allocation. The parties acknowledge that the Building is a part of a multi-building project and that the costs
and expenses incurred in connection with the Project (i.e. the Direct Expenses) should be shared between the tenants of the Building and the tenants of the other buildings in the Project. Accordingly, as set forth in Section 4.2 above,
Direct Expenses (which consists of Operating Expenses and Tax Expenses) are determined annually for the Project as a whole, and a portion of the Direct Expenses, which portion shall be determined by Landlord on an equitable basis, shall be allocated
to the tenants of the Building (as opposed to the tenants of any other buildings in the Project) and such portion shall be the Direct Expenses for purposes of this Lease. Such portion of Direct Expenses allocated to the tenants of the Building shall
include all Direct Expenses attributable solely to the Building and an equitable portion of the Direct Expenses attributable to the Project as a whole. 

4.3.2 Cost Pools. Landlord shall have the right, from time to time, to equitably allocate some or all of the Direct Expenses for
the Project among different portions or occupants of the Project (the “Cost Pools”), in Landlord’s reasonable discretion. Such Cost Pools may include, but shall not be limited to, the office space tenants of a building of the
Project or of the Project, and the retail space tenants of a building of the Project or of the Project. The Direct Expenses within each such Cost Pool shall be allocated and charged to the tenants within such Cost Pool in an equitable manner. 

4.4 Calculation and Payment of Additional Rent. Tenant shall pay to Landlord, in the manner set forth in
Section 4.4.1, below, and as Additional Rent, Tenant’s Share of Direct Expenses for each Expense Year. 

  
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 4.4.1 Statement of Actual Direct Expenses and Payment by Tenant. Landlord shall
give to Tenant following the end of each Expense Year, a statement (the “Statement”) which shall state in general major categories the Direct Expenses incurred or accrued for such preceding Expense Year, and which shall indicate the
amount of Tenant’s Share of Direct Expenses. Landlord shall use commercially reasonable efforts to deliver such Statement to Tenant on or before May 1 following the end of the Expense Year to which such Statement relates. Upon receipt of
the Statement for each Expense Year commencing or ending during the Lease Term, Tenant shall pay, within thirty (30) days after receipt of the Statement, the full amount of Tenant’s Share of Direct Expenses for such Expense Year, less the
amounts, if any, paid during such Expense Year as “Estimated Direct Expenses,” as that term is defined in Section 4.4.2, below, and if Tenant paid more as Estimated Direct Expenses than the actual Tenant’s Share of Direct
Expenses (an “Excess”), Tenant shall receive a credit in the amount of such Excess against Rent next due under this Lease. The failure of Landlord to timely furnish the Statement for any Expense Year shall not prejudice Landlord or
Tenant from enforcing its rights under this Article 4. Even though the Lease Term has expired and Tenant has vacated the Premises, when the final determination is made of Tenant’s Share of Direct Expenses for the Expense Year in
which this Lease terminates, if Tenant’s Share of Direct Expenses is greater than the amount of Estimated Direct Expenses previously paid by Tenant to Landlord, Tenant shall, within thirty (30) days after receipt of the Statement, pay to
Landlord such amount, and if Tenant paid more as Estimated Direct Expenses than the actual Tenant’s Share of Direct Expenses (again, an Excess), Landlord shall, within thirty (30) days, deliver a check payable to Tenant in the amount of
such Excess. The provisions of this Section 4.4.1 shall survive the expiration or earlier termination of the Lease Term. Notwithstanding the immediately preceding sentence, Tenant shall not be responsible for Tenant’s Share of any
Direct Expenses attributable to any Expense Year which are first billed to Tenant more than eighteen (18) months after the Lease Expiration Date, provided that in any event Tenant shall be responsible for Tenant’s Share of Direct Expenses
levied by any governmental authority or by any public utility companies at any time following the Lease Expiration Date which (x) were levied by any governmental authority or by any public utility companies, and (y) Landlord has not
previously received an invoice therefor and which are currently due and owing (i.e., costs invoiced for the first time regardless of the date when the work or service relating to this Lease was performed), at any time following the Lease Expiration
Date which are attributable to any Expense Year. 
 4.4.2 Statement of Estimated Direct Expenses. In addition, Landlord shall
give Tenant a yearly expense estimate statement (the “Estimate Statement”) which shall set forth in general major categories Landlord’s reasonable estimate (the “Estimate”) of what the total amount of Direct
Expenses for the then-current Expense Year shall be and the estimated Tenant’s Share of Direct Expenses (the “Estimated Direct Expenses”). The failure of Landlord to timely furnish the Estimate Statement for any Expense Year
shall not preclude Landlord from enforcing its rights to collect any Estimated Direct Expenses under this Article 4, nor shall Landlord be prohibited from revising any Estimate Statement or Estimated Direct Expenses theretofore delivered
to the extent necessary. Thereafter, Tenant shall pay, within thirty (30) days after receipt of the Estimate Statement, a fraction of the Estimated Direct Expenses for the then-current Expense Year (reduced by any amounts paid pursuant to the
second to last sentence of this Section 4.4.2). Such fraction shall have as its numerator the number of months which have elapsed in such current Expense Year, including the month of such payment, and twelve (12) as its denominator.
Until a new Estimate Statement is furnished (which Landlord shall have 

  
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the right to deliver to Tenant at any time), Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the total Estimated Direct Expenses
set forth in the previous Estimate Statement delivered by Landlord to Tenant. Throughout the Lease Term Landlord shall maintain records with respect to Direct Expenses in accordance with sound real estate management and accounting practices,
consistently applied. 
 4.5 Taxes and Other Charges for Which Tenant Is Directly Responsible. 

4.5.1 Tenant shall be liable for and shall pay ten (10) days before delinquency, taxes levied against Tenant’s equipment, furniture,
fixtures and any other personal property located in or about the Premises. If any such taxes on Tenant’s equipment, furniture, fixtures and any other personal property are levied against Landlord or Landlord’s property or if the assessed
value of Landlord’s property is increased by the inclusion therein of a value placed upon such equipment, furniture, fixtures or any other personal property and if Landlord pays the taxes based upon such increased assessment, which Landlord
shall have the right to do regardless of the validity thereof but only under proper protest if requested by Tenant, Tenant shall upon demand repay to Landlord the taxes so levied against Landlord or the proportion of such taxes resulting from such
increase in the assessment, as the case may be. 
 4.5.2 If the improvements in the Premises, whether installed and/or paid for by Landlord
or Tenant and whether or not affixed to the real property so as to become a part thereof, are assessed for real property tax purposes at a valuation higher than the valuation at which improvements conforming to Landlord’s “building
standard” in other space in the Building are assessed, then the Tax Expenses levied against Landlord or the property by reason of such excess assessed valuation shall be deemed to be taxes levied against personal property of Tenant and shall be
governed by the provisions of Section 4.5.1 above, provided that the above “building standard” charges payable by Tenant as set forth herein shall only be due to the extent Landlord charges all other office tenants of the
Building for overstandard tenant improvements (to the extent such charges are applicable). 
 4.5.3 Notwithstanding any contrary provision
herein, Tenant shall pay prior to delinquency any (i) rent tax or sales tax, service tax, transfer tax or value added tax, or any other applicable tax on the rent or services herein or otherwise respecting this Lease, (ii) taxes assessed
upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion of the Project, including the Project parking facilities; or (iii) taxes assessed
upon this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the Premises. 
 4.6
Landlord’s Records. Upon Tenant’s written request given not more than ninety (90) days after Tenant’s receipt of a Statement for a particular Expense Year, and provided that Tenant is not then in default under this
Lease beyond the applicable notice and cure period provided in this Lease, specifically including, but not limited to, the timely payment of Additional Rent (whether or not the same is the subject of the audit contemplated herein), Landlord shall
furnish Tenant with such reasonable supporting documentation in connection with said Direct Expenses as Tenant may reasonably request. Landlord shall provide said documentation to Tenant within sixty (60) days after Tenant’s written
request therefor. Within one hundred eighty (180) days after receipt of a Statement by Tenant (the “Audit Period”), if 

  
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Tenant disputes the amount of Direct Expenses set forth in the Statement, an independent certified public accountant or experienced auditing firm (which accountant or auditing firm (A) has
previous experience in auditing financial operating records of landlords of office buildings, (B) is not working on a contingency fee basis i.e., Tenant must be billed based on the actual time and materials that are incurred by the certified
public accounting firm or auditing firm in the performance of the audit, and (C) shall not currently or in the future be providing accounting and/or lease administration services to another tenant in the Building and/or the Project in
connection with a review or audit by such other tenant of Direct Expenses), designated and paid for by Tenant, may, after reasonable notice to Landlord and at reasonable times, audit Landlord’s records with respect to the Statement at
Landlord’s corporate offices, provided that (i) Tenant is not then in default under this Lease (beyond the applicable notice and cure periods provided under this Lease), (ii) Tenant has paid all amounts required to be
paid under the applicable Estimate Statement and Statement, and (iii) a copy of the audit agreement between Tenant and its particular certified public accounting firm or auditing firm has been delivered to Landlord prior to the
commencement of the audit. In connection with such audit, Tenant and Tenant’s certified public accounting firm or auditing firm must agree in advance to follow Landlord’s reasonable rules and procedures regarding an audit of the
aforementioned Landlord records, and shall execute a commercially reasonable confidentiality agreement regarding such audit. Any audit report prepared by Tenant’s certified public accounting firm or auditing firm shall be delivered concurrently
to Landlord and Tenant within the Audit Period. Tenant’s failure to audit the amount of Direct Expenses set forth in any Statement within the Audit Period shall be deemed to be Tenant’s approval of such Statement and Tenant, thereafter,
waives the right or ability to audit the amounts set forth in such Statement. If after such audit, Tenant still disputes such Direct Expenses, an audit to determine the proper amount shall be made, at Tenant’s expense, by an independent
certified public accountant (the “Accountant”) selected by Landlord and subject to Tenant’s reasonable approval; provided that if such audit by the Accountant proves that Direct Expenses set forth in the particular Statement
were overstated by more than five percent (5%), then the cost of the Accountant and the cost of such audit shall be paid for by Landlord. Tenant hereby acknowledges that Tenant’s sole right to audit Landlord’s records and to contest the
amount of Direct Expenses payable by Tenant shall be as set forth in this Section 4.6, and Tenant hereby waives any and all other rights pursuant to applicable law to audit such records and/or to contest the amount of Direct Expenses
payable by Tenant. 
 ARTICLE 5 

USE OF PREMISES 

5.1 Permitted Use. Tenant shall use the Premises solely for the Permitted Use set forth in Section 7 of the
Summary and Tenant shall not use or permit the Premises or the Project to be used for any other purpose or purposes whatsoever without the prior written consent of Landlord, which may be withheld in Landlord’s sole and absolute discretion.

 5.2 Prohibited Uses. The uses prohibited under this Lease shall include, without limitation, use of the Premises
or a portion thereof for (i) offices of any agency or bureau of the United States or any state or political subdivision thereof; (ii) offices or agencies of any foreign governmental or political subdivision thereof; (iii) offices of
any health care professionals or service organization; (iv) schools or other training facilities which are not ancillary to corporate,  

  
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executive or professional office use; (v) retail or restaurant uses; or (vi) communications firms such as radio and/or television stations. Tenant’s use shall not result in an
occupancy density for the Premises which is greater than four (4) persons per each one thousand (1,000) rentable square feet of the Premises. Tenant further covenants and agrees that it shall not use, or suffer or permit any person or
persons to use, the Premises or any part thereof for any use or purpose contrary to the rules and regulations reasonably promulgated by Landlord from time to time (“Rules and Regulations”), the current set of which (as of the date
of this Lease) is attached to this Lease as Exhibit D; or in violation of the laws of the United States of America, the State of California, or the ordinances, regulations or requirements of the local municipal or county governing
body or other lawful authorities having jurisdiction over the Project, including, without limitation, any such laws, ordinances, regulations or requirements relating to hazardous materials or substances, as those terms are defined by applicable laws
now or hereafter in effect; provided, however, Landlord shall not enforce, change or modify the Rules and Regulations in a discriminatory manner and Landlord agrees that the Rules and Regulations shall not be unreasonably modified or enforced in a
manner which will unreasonably interfere with the normal and customary conduct of Tenant’s business or Tenant’s use of the Premises for the Permitted Use or access to or from the Premises. Tenant shall not do or permit anything to be done
in or about the Premises which will in any way damage the reputation of the Project or obstruct or interfere with the rights of other tenants or occupants of the Building, or injure or annoy them or use or allow the Premises to be used for any
improper, unlawful or objectionable purpose, nor shall Tenant cause, maintain or permit any nuisance in, on or about the Premises. 

5.3 CC&Rs. Tenant shall comply with all recorded covenants, conditions, and restrictions currently affecting the
Project. Additionally, Tenant acknowledges that the Project may be subject to any future covenants, conditions, and restrictions (the “CC&Rs”) which Landlord, in Landlord’s discretion, deems reasonably necessary or
desirable, and Tenant agrees that this Lease shall be subject and subordinate to such CC&Rs, provided that Landlord shall not enter into, or amend, any covenants, conditions, or restrictions affecting the Project after the date of this Lease
which prevents Tenant from using, or unreasonably interferes with Tenant’s use of or access to, the Premises for the Permitted Use, or otherwise unreasonably adversely affects Tenant’s rights or obligations under this Lease. 

ARTICLE 6 

SERVICES AND UTILITIES 

6.1 Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below)
during the Lease Term. 
 6.1.1 Subject to reasonable changes implemented by Landlord and all governmental rules, regulations and
guidelines applicable thereto, Landlord shall provide heating, ventilation and air conditioning (“HVAC”) when necessary for normal comfort for normal office use in the Premises from 8:00 A.M. to 6:00 P.M. Monday through Friday
(collectively, the “Building Hours”), except for the date of observation of New Year’s Day, President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord’s discretion,
other locally or nationally recognized holidays (collectively, the “Holidays”). 

  
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 6.1.2 Landlord shall provide adequate electrical wiring and facilities and power for normal
general office use as reasonably determined by Landlord. Landlord shall designate the utility provider from time to time. 
 6.1.3 As part
of Operating Expenses, Landlord shall replace lamps, starters and ballasts for Building standard lighting fixtures within the Premises. In addition, Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard
lighting fixtures within the Premises. 
 6.1.4 Landlord shall provide city water from the regular Building outlets for drinking, lavatory
and toilet purposes in the Building Common Areas. 
 6.1.5 Landlord shall provide janitorial services to the Premises, except the date of
observation of the Holidays, in and about the Premises and window washing services in a manner consistent with other Comparable Buildings. 

6.1.6 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, and shall have at
least one elevator available at all other times. Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. 

Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may reasonably prescribe
for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. 
 6.2 Overstandard Tenant
Use. Tenant shall not, without Landlord’s prior written consent, use heat-generating machines, machines other than normal fractional horsepower office machines, or equipment or lighting other than Building standard lights in the
Premises, which may affect the temperature otherwise maintained by the air conditioning system or increase the water normally furnished for the Premises by Landlord pursuant to the terms of Section 6.1 of this Lease (provided that that
the foregoing shall not be applicable to, and Landlord’s consent shall not be required for the installation of, typical quantities of typical office desktop computers, copiers, and other, similar typical office equipment which is customary for
general office tenants located in Comparable Buildings (“Customary Tenant Equipment”)). If such consent is given, Landlord shall have the right to require installation of supplementary air conditioning units or other facilities in
the Premises, including supplementary or additional metering devices, and the cost thereof, including the cost of installation, operation and maintenance, increased wear and tear on existing equipment and other similar charges, shall be paid by
Tenant to Landlord upon billing by Landlord. If Tenant uses water, electricity, heat or air conditioning in excess of that supplied by Landlord pursuant to Section 6.1 of this Lease, Tenant shall pay to Landlord, upon billing, the cost
of such excess consumption, the cost of the installation, operation, and maintenance of equipment which is installed in order to supply such excess consumption, and the cost of the increased wear and tear on existing equipment caused by such excess
consumption; and Landlord may install devices to separately meter any increased use and in such event Tenant shall pay the increased cost directly to Landlord, including the cost of such additional metering devices. Tenant’s use of electricity
shall never exceed the capacity of the feeders to the Project or the risers or wiring installation, and subject to the terms of Section 29.32, below, Tenant shall  

  
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not install or use or permit the installation or use of any computer or electronic data processing equipment in the Premises, without the prior written consent of Landlord (provided that that the
foregoing shall not be applicable to, and Landlord’s consent shall not be required for Customary Tenant Equipment). If Tenant desires to use heat, ventilation or air conditioning during hours other than those for which Landlord is obligated to
supply such utilities pursuant to the terms of Section 6.1 of this Lease, Tenant shall give Landlord such prior notice, if any, as Landlord shall from time to time establish as appropriate, of Tenant’s desired use in order to supply
such utilities, and Landlord shall supply such utilities to Tenant at such hourly cost to Tenant (which shall be treated as Additional Rent) as Landlord shall from time to time establish. As of the date of this Lease, the current rate for after
hours HVAC is $50.00 per hour per floor. Landlord agrees that such rate shall not be increased hereafter in excess of increases in the “Actual Cost” of providing such service. For purpose of this Lease, “Actual Cost” shall
mean the actual cost incurred by Landlord (to the extent not duplicative of costs included in Operating Expenses), as reasonably determined by Landlord, but without charge for overhead or profit. 

6.3 Interruption of Use. Except as otherwise expressly provided in Section 6.4 below or elsewhere in this Lease,
Tenant agrees that Landlord shall not be liable for damages, by abatement of Rent or otherwise, for failure to furnish or delay in furnishing any service (including telephone and telecommunication services), or for any diminution in the quality or
quantity thereof, when such failure or delay or diminution is occasioned, in whole or in part, by breakage, repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability to secure electricity, gas, water, or
other fuel at the Building or Project after reasonable effort to do so, by any riot or other dangerous condition, emergency, accident or casualty whatsoever, by act or default of Tenant or other parties, or by any other cause beyond Landlord’s
reasonable control; and such failures or delays or diminution shall never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the Premises or relieve Tenant from paying Rent or performing any of its obligations
under this Lease, except as otherwise provided in Section 6.4 or elsewhere in the Lease. Furthermore, Landlord shall not be liable under any circumstances for a loss of, or injury to, property or for injury to, or interference with,
Tenant’s business, including, without limitation, loss of profits, however occurring, through or in connection with or incidental to a failure to furnish any of the services or utilities as set forth in this Article 6. 

6.4 Abatement Event. If (i) Landlord fails to perform the obligations required of Landlord under the TCCs of this
Lease, (ii) such failure causes all or a portion of the Premises to be untenantable and unusable by Tenant, and (iii) such failure relates to (A) the nonfunctioning of the heat, ventilation, and air conditioning system in the
Premises, the electricity in the Premises, the nonfunctioning of the elevator service to the Premises, or (B) a failure to provide access to the Premises, Tenant shall give Landlord notice (the “Initial Notice”), specifying
such failure to perform by Landlord (the “Abatement Event”). If Landlord has not cured such Abatement Event within three (3) business days after the receipt of the Initial Notice, Tenant may deliver an additional notice to
Landlord (the “Additional Notice”), specifying such Abatement Event and Tenant’s intention to abate the payment of Rent under this Lease. If Landlord does not cure such Abatement Event within three (3) business days of
receipt of the Additional Notice, Tenant may, upon written notice to Landlord, immediately abate Rent payable under this Lease for that portion of the Premises rendered untenantable and not used by Tenant, for the period beginning on the date three
(3) business days after the Initial Notice to the  

  
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earlier of the date Landlord cures such Abatement Event or the date Tenant recommences the use of such portion of the Premises. Such right to abate Rent shall be Tenant’s sole and exclusive
remedy at law or in equity for an Abatement Event. Except as provided in this Section 6.4, nothing contained herein shall be interpreted to mean that Tenant is excused from paying Rent due hereunder. 

6.5 Supplemental HVAC. Notwithstanding any provision set forth in this Lease to the contrary, Tenant shall have the right, at
Tenant’s cost and expense, to install a supplemental heating, ventilation and air conditioning system (the “Supplemental HVAC System”) as an “Alteration” pursuant to the terms of Article 8 of this Lease
(i.e., the plans, specifications and procedures for installation will first need to be approved by Landlord pursuant to the terms of Article 8 of this Lease). Tenant shall, at Tenant’s sole cost and expense, (i) subject
to Applicable Laws (as well as Landlord’s rules, regulations, and guidelines applicable thereto) maintain (itself or through a service provider) the Supplemental HVAC System, and (ii) maintain the remaining portions of the Premises to the
extent not part of the Building Structure and Building Systems to the extent such Building Structure and/or Building Systems is to be maintained and repaired by Landlord under this Lease. Landlord and Tenant hereby acknowledge and agree that
Landlord shall have no liability in connection with Tenant’s use, maintenance and/or repair of such Supplemental HVAC System. Notwithstanding any provision to the contrary contained in this Lease, to the extent directed by Landlord prior to the
expiration or earlier termination of this Lease, Tenant shall be obligated to remove the Supplemental HVAC System prior to the expiration or earlier termination of this Lease and restore any areas affected by the removal thereof to a
Building-standard tenant improved condition. Tenant shall remain solely liable for any damage arising in connection with Tenant’s installation, use, maintenance and/or repair of such Supplemental HVAC System, including, without limitation, any
damage to the area where the Supplemental HVAC System is located, and any leaks from the Supplemental HVAC System. Bearing in mind that this is a multi-tenant Building, and that Tenant has, amongst other things, agreed not to obstruct or interfere
with the rights of other tenants or occupants of the Building, Tenant hereby agrees to use commercially reasonable efforts to mitigate any noise and vibrations which may be produced from the Supplemental HVAC System. Tenant shall have no right to
access the roof without first receiving Landlord’s prior consent, which consent shall not be unreasonably withheld, conditioned or delayed. Notwithstanding anything to the contrary contained in this Lease, in the event that Tenant installs the
Supplemental HVAC System in accordance with this Section 6.5, Tenant, at Tenant’s sole cost and expense, shall install supplementary or additional metering devices to separately meter the Supplemental HVAC System, and in such event
Tenant, at Tenant’s sole cost and expense, shall be responsible for the maintenance and repair thereof. 
 ARTICLE 7 

REPAIRS 
 Landlord
shall maintain in good condition and operating order and keep in good repair and condition the structural portions of the Building, including the foundation, floor/ceiling slabs, roof structure (as opposed to roof membrane), curtain wall, exterior
glass and mullions, columns, beams, shafts (including elevator shafts), stairs, stairwells, elevator cab, men’s and women’s washrooms, Building mechanical, electrical and telephone closets, and all common and

  
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public areas servicing the Building, including the parking areas, landscaping and exterior Project signage (collectively, “Building Structure”) and the Base Building
mechanical, electrical, life safety, plumbing, sprinkler systems and HVAC systems which were not constructed by Tenant Parties (collectively, the “Building Systems”) and the Project Common Areas. Notwithstanding anything in this
Lease to the contrary, Tenant shall be required to repair the Building Structure and/or the Building Systems to the extent caused due to Tenant’s use of the Premises for other than normal and customary business office operations, unless and to
the extent such damage is covered by insurance carried or required to be carried by Landlord pursuant to Article 10 and to which the waiver of subrogation is applicable (such obligation to the extent applicable to Tenant as qualified and
conditioned will hereinafter be defined as the “BS/BS Exception”). Tenant shall, at Tenant’s own expense, keep the Premises, including all improvements, fixtures, equipment, interior window coverings, and furnishings therein,
and the floor or floors of the Building on which the Premises is located, in good order, repair and condition at all times during the Lease Term, but such obligation shall not extend to the Building Structure and the Building Systems except pursuant
to the BS/BS Exception. In addition, Tenant shall, at Tenant’s own expense, but under the supervision and subject to the prior approval of Landlord, and within any reasonable period of time specified by Landlord, promptly and adequately repair
all damage to the Premises and replace or repair all damaged, broken, or worn fixtures and appurtenances(but such obligation shall not extend to the Building Structure and the Building Systems except pursuant to the BS/BS Exception), except for
damage caused by ordinary wear and tear or beyond the reasonable control of Tenant; provided however, that, at Landlord’s option, or if Tenant fails to make such repairs, Landlord may, after written notice to Tenant and Tenant’s failure to
repair within five (5) days thereafter, but need not, make such repairs and replacements, and Tenant shall pay Landlord the cost thereof, including a percentage of the cost thereof (to be uniformly established for the Building and/or the
Project) sufficient to reimburse Landlord for all overhead, general conditions, fees and other costs or expenses arising from Landlord’s involvement with such repairs and replacements forthwith upon being billed for same. Landlord may, but
shall not be required to, enter the Premises at all reasonable times to make such repairs, alterations, improvements or additions to the Premises or to the Project or to any equipment located in the Project as Landlord shall desire or deem necessary
or as Landlord may be required to do by governmental or quasi-governmental authority or court order or decree; provided, however, except for (i) emergencies, (ii) repairs, alterations, improvements or additions required by governmental or
quasi-governmental authorities or court order or decree, or (iii) repairs which are the obligation of Tenant hereunder, any such entry into the Premises by Landlord shall be performed in a manner so as not to materially interfere with
Tenant’s use of, or access to, the Premises; provided that, with respect to items (ii) and (iii) above, Landlord shall use commercially reasonable efforts to not materially interfere with Tenant’s use of, or access to, the
Premises. 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 under any similar law, statute, or ordinance now or hereafter in effect.

  
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 ARTICLE 8 

ADDITIONS AND ALTERATIONS 

8.1 Landlord’s Consent to Alterations. Tenant may not make any improvements, alterations, additions or changes to
the Premises or any mechanical, plumbing or HVAC facilities or systems pertaining to the Premises (collectively, the “Alterations”) without first procuring the prior written consent of Landlord to such Alterations, which consent
shall be requested by Tenant not less than fifteen (15) business days prior to the commencement thereof, and which consent shall not be unreasonably withheld by Landlord, provided it shall be deemed reasonable for Landlord to withhold its
consent to any Alteration which adversely affects the structural portions or the systems or equipment of the Building or is visible from the exterior of the Building. Notwithstanding the foregoing, Tenant shall be permitted to make Alterations
following ten (10) business days notice to Landlord, but without Landlord’s prior consent, to the extent that such Alterations do not (i) adversely affect the systems and equipment of the Building, exterior appearance of the Building,
or structural aspects of the Building, (ii) adversely affect the value of the Premises or Building, (iii) require a building or construction permit, or (iv) cost more than Fifty Thousand and 00/100 Dollars ($50,000.00) for a
particular job of work (the “Cosmetic Alterations”). The construction of the initial improvements to the Premises shall be governed by the terms of the Work Letter and not the terms of this Article 8. 

8.2 Manner of Construction. Landlord may impose, as a condition of its consent to any and all Alterations or repairs of
the Premises or about the Premises, such requirements as Landlord in its reasonable discretion may deem desirable, including, but not limited to, the requirement that Tenant utilize for such purposes only contractors reasonably approved by Landlord,
and any removal and/or restoration obligations required to be performed pursuant to the TCCs of Section 8.5 of this Lease. If Landlord shall give its consent, the consent shall be deemed conditioned upon Tenant acquiring a permit to do
the work from appropriate governmental agencies, the furnishing of a copy of such permit to Landlord prior to the commencement of the work, and the compliance by Tenant with all conditions of said permit in a prompt and expeditious manner. If such
Alterations will involve the use of or disturb hazardous materials or substances existing in the Premises, Tenant shall comply with Landlord’s rules and regulations concerning such hazardous materials or substances. Tenant shall construct such
Alterations and perform such repairs in a good and workmanlike manner, in conformance with any and all applicable federal, state, county or municipal laws, rules and regulations and pursuant to a valid building permit, issued by the city in which
the Building is located (or other applicable governmental authority), all in conformance with Landlord’s construction rules and regulations; provided, however, that prior to commencing to construct any Alteration, Tenant shall meet with
Landlord to discuss Landlord’s design parameters and code compliance issues. In the event Tenant performs any Alterations in the Premises which require or give rise to governmentally required changes to the “Base Building,” as that
term is defined below, then Landlord shall, at Tenant’s expense, make such changes to the Base Building. Since all or a portion of the Project is or may become in the future certified under the LEED rating system (or other applicable
certification standard) (all in Landlord’s sole and absolute discretion), Tenant expressly acknowledges and agrees that without limitation as to other grounds for Landlord withholding its consent to any proposed Alteration, Landlord shall have
the right to withhold its consent to any proposed Alteration in the event that such Alteration is not compatible with such certification or recertification of the Project under such LEED rating system (or other applicable certification standard).
The “Base Building” shall include the structural portions of the Building, and the public restrooms, elevators, exit stairwells and the systems and equipment located in the internal core of the Building on the floor or floors on
which the Premises is located. In performing the work of any such Alterations, Tenant shall have the work performed in such manner so as not to obstruct access to the Project or any portion thereof, by any other tenant of the Project, and so as 

  
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not to obstruct the business of Landlord or other tenants in the Project. Tenant shall retain any union trades to the extent designated by Landlord. Further, Tenant shall not use (and upon notice
from Landlord shall cease using) contractors, services, workmen, labor, materials or equipment that, in Landlord’s reasonable judgment, would disturb labor harmony with the workforce or trades engaged in performing other work, labor or services
in or about the Building or the Common Areas. In addition to Tenant’s obligations under Article 9 of this Lease, upon completion of any Alterations, Tenant agrees to cause a Notice of Completion to be recorded in the office of the
Recorder of the County of San Mateo in accordance with Section 8182 of the Civil Code of the State of California or any successor statute, and as a condition precedent to the enforceability and validity of Landlord’s consent, Tenant shall
deliver to the management office for the Project a reproducible copy of the “as built” and CAD drawings of the Alterations, to the extent applicable, as well as all permits, approvals and other documents issued by any governmental agency
in connection with the Alterations. 
 8.3 Payment for Improvements. With respect to payments to be made to Tenant’s
contractors for any Alterations, Tenant shall (i) comply with Landlord’s requirements for final lien releases and waivers in connection with Tenant’s payment for work to contractors, and (ii) sign Landlord’s standard
contractor’s rules and regulations. In addition, in connection with all Alterations, Tenant shall pay Landlord an oversight fee equal to five percent (5%) of the cost of the work, and reimburse Landlord for Landlord’s reasonable,
actual, out-of-pocket costs and expenses actually incurred in connection with Landlord’s review of such work. 
 8.4
Construction Insurance. In addition to the requirements of Article 10 of this Lease, in the event that Tenant makes any Alterations, prior to the commencement of such Alterations, Tenant shall provide Landlord with evidence
that Tenant carries “Builder’s Risk” insurance in an amount reasonably approved by Landlord covering the construction of such Alterations, and such other insurance as Landlord may reasonably require, it being understood and agreed
that all of such Alterations shall be insured by Tenant pursuant to Article 10 of this Lease immediately upon completion thereof. In addition, Landlord may, in its reasonable discretion, require Tenant to obtain a lien and completion
bond or some alternate form of security satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of such Alterations and naming Landlord as a co-obligee. 

8.5 Landlord’s Property. Landlord and Tenant hereby acknowledge and agree that (i) all Alterations,
improvements, fixtures, equipment and/or appurtenances which may be installed or placed in or about the Premises (excluding Tenant’s removable trade fixtures, furniture or non-affixed office equipment), from time to time, shall be at the sole
cost of Tenant and shall be and become part of the Premises and the property of Landlord, and (ii) the “Improvements” (as that term is defined in Article 1 of the Work Letter) to be constructed in the Premises pursuant to the
TCCs of the Work Letter shall, upon completion of the same, be and become a part of the Premises and the property of Landlord. Furthermore, Landlord may, by written notice to Tenant prior to the end of the Lease Term, or given following any earlier
termination of this Lease, require Tenant, at Tenant’s expense, to remove any Alterations or improvements in the Premises (excluding any Improvements, which Improvements shall not be required to be removed by Tenant upon the expiration or
earlier termination of this Lease), and to repair any damage to the Premises and Building caused by such removal and return the affected portion of the Premises to a building standard improved condition as determined by 

  
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Landlord; provided, however, if, in connection with its notice to Landlord with respect to any such Alterations or Cosmetic Alterations, (x) Tenant requests Landlord’s decision
with regard to the removal of such Alterations or Cosmetic Alterations, and (y) Landlord thereafter agrees in writing to waive the removal requirement with regard to such Alterations or Cosmetic Alterations, then Tenant shall not be
required to so remove such Alterations or Cosmetic Alterations; provided further, however, that if Tenant requests such a determination from Landlord and Landlord, within ten (10) business days following Landlord’s receipt of such request
from Tenant with respect to Alterations or Cosmetic Alterations, fails to address the removal requirement with regard to such Alterations or Cosmetic Alterations, Landlord shall be deemed to have agreed to waive the removal requirement with regard
to such Alterations or Cosmetic Alterations. If Tenant fails to complete such removal and/or to repair any damage caused by the removal of any Alterations or improvements in the Premises, and/or to return the affected portion of the Premises to a
building standard improved condition as determined by Landlord, then at Landlord’s option, either (A) Tenant shall be deemed to be holding over in the Premises and Rent shall continue to accrue in accordance with the terms of
Article 16, below, until such work shall be completed, and/or (B) Landlord may do so and may charge the cost thereof to Tenant. Tenant hereby protects, defends, indemnifies and holds Landlord harmless from any liability, cost,
obligation, expense or claim of lien in any manner relating to the installation, placement, removal or financing of any such Alterations, improvements, fixtures and/or equipment in, on or about the Premises, which obligations of Tenant shall survive
the expiration or earlier termination of this Lease. 
 ARTICLE 9 

COVENANT AGAINST LIENS 

Tenant shall keep the Project and Premises free from any liens or encumbrances arising out of the work performed, materials furnished or
obligations incurred by or on behalf of Tenant, and shall protect, defend, indemnify and hold Landlord harmless from and against any claims, liabilities, judgments or costs (including, without limitation, reasonable attorneys’ fees and costs)
arising out of same or in connection therewith. Tenant shall give Landlord notice at least twenty (20) days prior to the commencement of any such work on the Premises (or such additional time as may be necessary under applicable laws) to afford
Landlord the opportunity of posting and recording appropriate notices of non-responsibility. Tenant shall remove any such lien or encumbrance by bond or otherwise within five (5) days after notice by Landlord, and if Tenant shall fail to do so,
Landlord may pay the amount necessary to remove such lien or encumbrance, without being responsible for investigating the validity thereof. The amount so paid shall be deemed Additional Rent under this Lease payable upon demand, without limitation
as to other remedies available to Landlord under this Lease. Nothing contained in this Lease shall authorize Tenant to do any act which shall subject Landlord’s title to the Building or Premises to any liens or encumbrances whether claimed by
operation of law or express or implied contract. Any claim to a lien or encumbrance upon the Building or Premises arising in connection with any such work or respecting the Premises not performed by or at the request of Landlord shall be null and
void, or at Landlord’s option shall attach only against Tenant’s interest in the Premises and shall in all respects be subordinate to Landlord’s title to the Project, Building and Premises. 

  
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 ARTICLE 10 

INDEMNIFICATION AND INSURANCE 

10.1 Indemnification and Waiver. Except to the extent resulting from the sole negligence or willful misconduct of
Landlord (or any “Landlord Parties,” as that term is defined hereinbelow), Tenant hereby assumes all risk of damage to property (subject to the waiver of subrogation in Section 10.3.2.4, below) or injury to persons in, upon or
about the Premises from any cause whatsoever and agrees that Landlord, its partners, subpartners and their respective officers, agents, servants, employees, and independent contractors (collectively, “Landlord Parties”) shall not be
liable for, and are hereby released from any responsibility for, any damage either to person or property or resulting from the loss of use thereof, which damage is sustained by Tenant or by other persons claiming through Tenant. Except for the sole
negligence or willful misconduct of Landlord or the Landlord Parties, Tenant shall indemnify, defend, protect, and hold harmless the Landlord Parties from and against any and all loss, cost, damage, expense and liability (including without
limitation court costs and reasonable attorneys’ fees) incurred in connection with or arising from: (a) any causes in, on or about the Premises; (b) the use or occupancy of the Premises by Tenant or any person claiming under Tenant;
(c) any activity, work, or thing done, or permitted or suffered by Tenant in or about the Premises; (d) any acts, omission, or negligence of Tenant or any person claiming under Tenant, or the contractors, agents, employees, invitees, or
visitors of Tenant or any such person, in, on or about the Project (collectively, “Tenant Parties”); (e) any breach, violation, or non-performance by Tenant or any person claiming under Tenant or the employees, agents,
contractors, invitees, or visitors of Tenant or any such person of any term, covenant, or provision of this Lease or any law, ordinance, or governmental requirement of any kind; (f) any injury or damage to the person, property, or business of
Tenant, its employees, agents, contractors, invitees, visitors, or any other person entering upon the Premises under the express or implied invitation of Tenant; or (g) the placement of any personal property or other items within the Premises.
In furtherance of the foregoing, should Landlord be named as a defendant in any suit brought against Tenant in connection with or arising out of Tenant’s occupancy of the Premises, Tenant shall pay to Landlord its costs and expenses incurred in
such suit, including without limitation, its actual professional fees such as appraisers’, accountants’ and attorneys’ fees. Further, Tenant’s agreement to indemnify Landlord pursuant to this Section 10.1 is not
intended and shall not relieve any insurance carrier of its obligations under policies required to be carried by Tenant pursuant to the provisions of this Lease, to the extent such policies cover the matters subject to Tenant’s indemnification
obligations; nor shall they supersede any inconsistent agreement of the parties set forth in any other provision of this Lease. The provisions of this Section 10.1 shall survive the expiration or sooner termination of this Lease with
respect to any claims or liability arising in connection with any event occurring prior to such expiration or termination. 

10.2 Tenant’s Compliance With Landlord’s Fire and Casualty Insurance. Tenant shall, at Tenant’s expense,
comply with Landlord’s insurance company requirements pertaining to the use of the Premises. If Tenant’s conduct or use of the Premises causes any increase in the premium for such insurance policies then Tenant shall reimburse Landlord for
any such increase. Tenant, at Tenant’s expense, shall comply with all rules, orders, regulations or requirements of the American Insurance Association (formerly the National Board of Fire Underwriters) and with any similar body. 

  
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 10.3 Tenant’s Insurance. Throughout the Lease Term, Tenant shall maintain the
following coverages in the following amounts. The required evidence of coverage must be delivered to Landlord on or before the date required under Section 10.4(I) sub-sections (x) and (y), or Section 10.4(II)
below (as applicable). Such policies shall be for a term of at least one (1) year, or the length of the remaining term of this Lease, whichever is less. 

10.3.1 Commercial General Liability Insurance, including Broad Form contractual liability covering the insured against claims of bodily
injury, personal injury and property damage (including loss of use thereof) based upon or arising out of Tenant’s operations, occupancy or maintenance of the Project and all areas appurtenant thereto. Such insurance shall be written on an
“occurrence” basis. Landlord and any other party the Landlord so specifies that has a material financial interest in the Project, including Landlord’s managing agent, ground lessor and/or lender, if any, shall be named as additional
insureds as their interests may appear using Insurance Service Organization’s form CG2011 or a comparable form approved by Landlord. Tenant shall provide an endorsement or policy excerpt showing that Tenant’s coverage is primary and
any insurance carried by Landlord shall be excess and non-contributing. The coverage shall also be extended to include damage caused by heat, smoke or fumes from a hostile fire. The policy shall not contain any intra-insured exclusions pertaining to
additional insureds. This policy shall include coverage for all liabilities assumed under this Lease as an insured contract for the performance of all of Tenant’s indemnity obligations under this Lease. The limits of said insurance shall not,
however, limit the liability of Tenant nor relieve Tenant of any obligation hereunder. Limits of liability insurance shall not be less than the following; provided, however, such limits may be achieved through the use of an Umbrella/Excess Policy:

  

			
	 Bodily Injury and Property Damage Liability
	  	$5,000,000 each occurrence
	 Personal Injury and Advertising Liability
	  	$5,000,000 each occurrence
	 Tenant Legal Liability/Damage to Rented Premises Liability
	  	$1,000,000.00

 10.3.2 Property Insurance covering (i) all office furniture, personal property, business and trade
fixtures, office equipment, free-standing cabinet work, movable partitions, merchandise and all other items of Tenant’s business personal property on the Premises installed by, for, or at the expense of Tenant, (ii) the Improvements, and
any other improvements which exist in the Premises as of the Lease Commencement Date (excluding the Base Building) (the “Original Improvements”), and (iii) all Alterations performed in the Premises. Such insurance shall be
written on a Special Form basis, for the full replacement cost value (subject to reasonable deductible amounts), without deduction for depreciation of the covered items and in amounts that meet any co-insurance clauses of the policies of insurance
and shall include coverage for (a) all perils included in the CP 10 30 04 02 Coverage Special Form, (b) water damage from any cause whatsoever, including, but not limited to, sprinkler leakage, bursting, leaking or
stoppage of any pipes, explosion, and backup or overflow from sewers or drains, and 

  
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(c) terrorism (to the extent such terrorism insurance is available as a result of the Terrorism Risk Insurance Act of 2002 (Pub. L. 107-297, 116 Stat. 2322), the Terrorism Risk Insurance
Program Reauthorization Act of 2005 (Pub. l. 109-144), and the Terrorism Risk Insurance Program Reauthorization Act of 2007 (Pub. L. 110-160, 121 Stat. 183), any
successor statute or regulation, or is otherwise available at commercially reasonable rates). 
 10.3.2.1 Increase in Project’s
Property Insurance. Tenant shall pay for any increase in the premiums for the property insurance of the Project if said increase is caused by Tenant’s acts, omissions, use or occupancy of the Premises. 

10.3.2.2 Property Damage. Tenant shall use the proceeds from any such insurance for the replacement of personal property, trade
fixtures, Improvements, Original Improvements and Alterations. 
 10.3.2.3 No Representation of Adequate Coverage. Landlord
makes no representation that the limits or forms of coverage of insurance specified herein are adequate to cover Tenant’s property, business operations or obligations under this Lease. 

10.3.2.4 Property Insurance Subrogation. Landlord and Tenant intend that their respective property loss risks shall be borne by
insurance carriers to the extent above provided (and, in the case of Tenant, by an insurance carrier satisfying the requirements of Section 10.4(i) below), and Landlord and Tenant hereby agree to look solely to, and seek recovery only
from, their respective insurance carriers in the event of a property loss to the extent that such coverage is agreed to be provided hereunder. The parties each hereby waive all rights and claims against each other for such losses, and waive all
rights of subrogation of their respective insurers. Landlord and Tenant hereby represent and warrant that their respective “all risk” property insurance policies include a waiver of (i) subrogation by the insurers, and (ii) all
rights based upon an assignment from its insured, against Landlord and/or any of the Landlord Parties or Tenant and/or any of the Tenant Parties (as the case may be) in connection with any property loss risk thereby insured against. Tenant will
cause all subtenants and licensees of the Premises claiming by, under, or through Tenant to execute and deliver to Landlord a waiver of claims similar to the waiver in this Section 10.3.2.4 and to obtain such waiver of subrogation rights
endorsements. If either party hereto fails to maintain the waivers set forth in items (i) and (ii) above, the party not maintaining the requisite waivers shall indemnify, defend, protect, and hold harmless the other party for, from and
against any and all claims, losses, costs, damages, expenses and liabilities (including, without limitation, court costs and reasonable attorneys’ fees) arising out of, resulting from, or relating to, such failure. 

10.3.3 Business Income Interruption for one year (1) plus Extra Expense insurance in such amounts as will reimburse Tenant for actual
direct or indirect loss of earnings attributable to the risks outlined in Section 10.3.2 above. 
 10.3.4 Worker’s
Compensation or other similar insurance pursuant to all applicable state and local statutes and regulations, and Employer’s Liability with minimum limits of not less than $1,000,000 each accident/employee/disease. 

  
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 10.3.5 Commercial Automobile Liability Insurance covering all Owned (if any), Hired, or Non-owned
vehicles with limits not less than $1,000,000 combined single limit for bodily injury and property damage. 
 10.4 Form of
Policies. The minimum limits of policies of insurance required of Tenant under this Lease shall in no event limit the liability of Tenant under this Lease. Such insurance shall (i) be issued by an insurance company having an AM Best
rating of not less than A-VII (or to the extent AM Best ratings are no longer available, then a similar rating from another comparable rating agency), or which is otherwise acceptable to Landlord and licensed
to do business in the State of California, (ii) be in commercially reasonable form and content and complying with the requirements of Section 10.3 (including, Sections 10.3.1 through 10.3.5), (iii) Tenant
shall not do or permit to be done anything which invalidates the required insurance policies, and (iv) provide that said insurance shall not be canceled or coverage changed unless thirty (30) days’ prior written notice shall have been
given to Landlord and any mortgagee of Landlord, the identity of whom has been provided to Tenant in writing. Tenant shall deliver said policy or policies or certificates thereof and applicable endorsements which meet the requirements of this
Article 10 to Landlord on or before (I) the earlier to occur of: (x) the Lease Commencement Date, and (y) the date Tenant and/or its employees, contractors and/or agents first enter the Premises for occupancy, construction
of improvements, alterations, or any other move-in activities, and (II) five (5) business days after the renewal of such policies. In the event Tenant shall fail to procure such insurance, or to deliver such policies or certificates and
applicable endorsements, Landlord may, at its option, after written notice to Tenant and Tenant’s failure to obtain such insurance within five (5) days thereafter, procure such policies for the account of Tenant and the sole benefit of
Landlord, and the cost thereof shall be paid to Landlord after delivery to Tenant of bills therefor. 
 10.5 Additional
Insurance Obligations. Tenant shall carry and maintain during the entire Lease Term, at Tenant’s sole cost and expense, increased amounts of the insurance required to be carried by Tenant pursuant to this Article 10 and such
other reasonable types of insurance coverage and in such reasonable amounts covering the Premises and Tenant’s operations therein, as may be reasonably requested by Landlord. 

10.6 Third-Party Contractors. Tenant shall obtain and deliver to Landlord, Third Party Contractor’s certificates of
insurance and applicable endorsements at least seven (7) business days prior to the commencement of work in or about the Premises by any vendor or any other third-party contractor (collectively, a “Third Party Contractor”). All
such insurance shall (a) name Landlord as an additional insured under such party’s liability policies as required by Section 10.3.1 above and this Section 10.6, (b) provide a waiver of subrogation in favor of
Landlord under such Third Party Contractor’s commercial general liability insurance, (c) be primary and any insurance carried by Landlord shall be excess and non-contributing, and (d) comply with Landlord’s minimum insurance
requirements.  

  
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 ARTICLE 11 

DAMAGE AND DESTRUCTION 

11.1 Repair of Damage to Premises by Landlord. If the Base Building or any Common Areas serving or providing access to
the Premises shall be damaged by a fire or any other casualty (collectively, a “Casualty”), Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond Landlord’s
reasonable control, and subject to all other terms of this Article 11, restore the Base Building and such Common Areas. Such restoration shall be to substantially the same condition of the Base Building and the Common Areas prior to the
Casualty, except for modifications required by zoning and building codes and other laws or by the holder of a mortgage on the Building or Project or any other modifications to the Common Areas deemed desirable by Landlord, which are consistent with
the character of the Project, provided that access to the Premises and any common restrooms serving the Premises shall not be unreasonably impaired. Tenant shall promptly notify Landlord upon the occurrence of any damage to the Premises resulting
from a Casualty, and Tenant shall promptly inform its insurance carrier of any such damage. Upon notice (the “Landlord Repair Notice”) to Tenant from Landlord, Tenant shall assign to Landlord (or to any party designated by Landlord)
all insurance proceeds payable to Tenant under Tenant’s insurance required under Section 10.3 of this Lease, and Landlord shall repair any injury or damage to the Improvements and the Original Improvements installed in the Premises
and shall return such Improvements and the Original Improvements to their original condition; provided that if the cost of such repair by Landlord exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance carrier, as
assigned by Tenant, the cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s commencement of repair of the damage. In the event that Landlord does not deliver the Landlord Repair Notice within sixty (60) days
following the date the Casualty becomes known to Landlord, Tenant shall, at its sole cost and expense, repair any injury or damage to the Improvements and the Original Improvements installed in the Premises and shall return such Improvements and
Original Improvements to their original condition. Whether or not Landlord delivers a Landlord Repair Notice, prior to the commencement of construction, Tenant shall submit to Landlord, for Landlord’s review and approval, all plans,
specifications and working drawings relating thereto, and Landlord shall select the contractors to perform such improvement work. Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant’s
business resulting in any way from such damage or the repair thereof; provided however, that if such Casualty shall have damaged the Premises or Common Areas necessary to Tenant’s occupancy, and the Premises is not occupied by Tenant as a
result thereof, then during the time and to the extent the Premises is unfit for occupancy, the Rent shall be abated in proportion to the ratio that the amount of rentable square feet of the Premises which is unfit for occupancy for the purposes
permitted under this Lease bears to the total rentable square feet of the Premises. In the event that Landlord shall not deliver the Landlord Repair Notice, Tenant’s right to rent abatement pursuant to the preceding sentence shall terminate as
of the date which is reasonably determined by Landlord to be the date Tenant should have completed repairs to the Premises assuming Tenant used reasonable due diligence in connection therewith. 

  
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 11.2 Landlord’s Option to Repair. Notwithstanding the terms of
Section 11.1 of this Lease, Landlord may elect not to rebuild and/or restore the Premises, Building and/or Project, and instead terminate this Lease, by notifying Tenant in writing of such termination within sixty (60) days after
the date of discovery of the damage, such notice to include a termination date giving Tenant sixty (60) days to vacate the Premises, but Landlord may so elect only if the Building or Project shall be damaged by Casualty, whether or not the
Premises is affected, and one or more of the following conditions is present: (i) in Landlord’s reasonable judgment, repairs cannot reasonably be completed within one hundred eighty (180) days after the date of discovery of the damage
(when such repairs are made without the payment of overtime or other premiums); (ii) the holder of any mortgage on the Building or Project or ground lessor with respect to the Building or Project shall require that the insurance proceeds or any
portion thereof be used to retire the mortgage debt, or shall terminate the ground lease, as the case may be; (iii) the damage is not fully covered by Landlord’s insurance policies; (iv) Landlord decides to rebuild the Building or
Common Areas so that they will be substantially different structurally or architecturally; (v) the damage occurs during the last twelve (12) months of the Lease Term; or (vi) any owner of any other portion of the Project, other than
Landlord, does not intend to repair the damage to such portion of the Project; provided, however, that if the Premises and/or access thereto are materially damaged by Casualty, and Landlord does not elect to terminate this Lease pursuant to
Landlord’s termination right as provided above, and either the repairs cannot, in the reasonable opinion of Landlord, be completed within one hundred eighty (180) days after being commenced or the damage occurs during the last twelve
(12) months of the Lease Term, Tenant may elect, no earlier than sixty (60) days after the date of the damage and not later than ninety (90) days after the date of such damage, to terminate this Lease by written notice to Landlord
effective as of the date specified in the notice, which date shall not be less than thirty (30) days nor more than sixty (60) days after the date such notice is given by Tenant. Furthermore, if neither Landlord nor Tenant has terminated
this Lease, and the repairs are not actually completed within sixty (60) days of the date that Landlord originally estimated for completion in “Landlord’s Repair Estimate Notice” (as that term is defined hereinbelow), then Tenant
shall have the right to terminate this Lease during the first five (5) business days of each calendar month following the end of such period until such time as the repairs are complete, by notice to Landlord (the “Damage Termination
Notice”), effective as of a date set forth in the Damage Termination Notice (the “Damage Termination Date”), which Damage Termination Date shall not be less than ten (10) business days following the end of each such
month. Notwithstanding the foregoing, if Tenant delivers a Damage Termination Notice to Landlord, then Landlord shall have the right to suspend the occurrence of the Damage Termination Date for a period ending thirty (30) days after the Damage
Termination Date set forth in the Damage Termination Notice by delivering to Tenant, within five (5) business days of Landlord’s receipt of the Damage Termination Notice, a certificate of Landlord’s contractor responsible for the
repair of the damage certifying that it is such contractor’s good faith judgment that the repairs shall be substantially completed within thirty (30) days after the Damage Termination Date. If repairs shall be substantially completed prior
to the expiration of such thirty-day period, then the Damage Termination Notice shall be of no force or effect, but if the repairs shall not be substantially completed within such thirty-day period, then this Lease shall terminate upon the
expiration of such thirty-day period. At any time, from time to time, after the date occurring sixty (60) days after the date of the damage, Tenant may request that Landlord inform Tenant of Landlord’s reasonable opinion of the date of
completion of the repairs and Landlord shall respond to such request within five (5) business days (“Landlord’s Repair Estimate Notice”). Notwithstanding the provisions of this Section 11.2, Tenant shall have
the right to terminate this  

  
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Lease under this Section 11.2 only if each of the following conditions is satisfied: (a) the damage to the Project by Casualty was not caused by the gross negligence or
intentional act of Tenant or its partners or subpartners and their respective officers, agents, servants, employees, and independent contractors; (b) Tenant is not then in default under this Lease (beyond the applicable notice and cure periods
set forth in this Lease); (c) as a result of the damage, Tenant cannot reasonably conduct business from the Premises; and, (d) as a result of the damage to the Project, Tenant does not occupy or use the Premises at all. In the event this
Lease is terminated in accordance with the terms of this Section 11.2, Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under items
(ii) and (iii) of Section 10.3.2 of this Lease. 
 11.3 Waiver of Statutory Provisions. The
provisions of this Lease, including this Article 11, constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, the Building or the Project, and
any statute or regulation of the State of California, including, without limitation, Sections 1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an
express agreement between the parties, and any other statute or regulation, now or hereafter in effect, shall have no application to this Lease or any damage or destruction to all or any part of the Premises, the Building or the Project. 

ARTICLE 12 

NONWAIVER 
 No
provision of this Lease shall be deemed waived by either party hereto unless expressly waived in a writing signed thereby. The waiver by either party hereto of any breach of any term, covenant or condition herein contained shall not be deemed to be
a waiver of any subsequent breach of same or any other term, covenant or condition herein contained. 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 acceptance of a lesser amount than the
Rent herein stipulated shall be deemed a waiver of Landlord’s right to receive the full amount due, nor shall any endorsement or statement on any check or payment or any letter accompanying such check or payment be deemed an accord and
satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the full amount due. No receipt of monies by Landlord from Tenant after the termination of this Lease shall in any way alter the length
of the Lease Term or of Tenant’s right of possession hereunder, or after the giving of any notice shall reinstate, continue or extend the Lease Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that
after the service of notice or the commencement of a suit, or after final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or judgment.

  
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 ARTICLE 13 

CONDEMNATION 
 If
the whole or any part of the Premises, Building or Project shall be taken by power of eminent domain or condemned by any competent authority for any public or quasi-public use or purpose, or if any adjacent property or street shall be so taken or
condemned, or reconfigured or vacated by such authority in such manner as to require the use, reconstruction or remodeling of any part of the Premises, Building or Project, or if Landlord shall grant a deed or other instrument in lieu of such taking
by eminent domain or condemnation, Landlord shall have the option to terminate this Lease effective as of the date possession is required to be surrendered to the authority. If more than twenty-five percent (25%) of the rentable square feet of
the Premises is taken, or if access to the Premises is substantially impaired, in each case for a period in excess of one hundred eighty (180) days, Tenant shall have the option to terminate this Lease effective as of the date possession is
required to be surrendered to the authority. Tenant shall not because of such taking assert any claim against Landlord or the authority for any compensation because of such taking and Landlord shall be entitled to the entire award or payment in
connection therewith, except that Tenant shall have the right to file any separate claim available to Tenant for any taking of Tenant’s personal property and fixtures belonging to Tenant and removable by Tenant upon expiration of the Lease Term
pursuant to the terms of this Lease, and for moving expenses, so long as such claims do not diminish the award available to Landlord, its ground lessor with respect to the Building or Project or its mortgagee, and such claim is payable separately to
Tenant. All Rent shall be apportioned as of the date of such termination. If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Rent shall be proportionately abated. Tenant hereby waives any and all rights it
might otherwise have pursuant to Section 1265.130 of The California Code of Civil Procedure. Notwithstanding anything to the contrary contained in this Article 13, in the event of a temporary taking of all or any portion of the
Premises for a period of one hundred and eighty (180) days or less, then this Lease shall not terminate but the Base Rent and the Additional Rent shall be abated for the period of such taking in proportion to the ratio that the amount of
rentable square feet of the Premises taken bears to the total rentable square feet of the Premises. Landlord shall be entitled to receive the entire award made in connection with any such temporary taking. 

ARTICLE 14 

ASSIGNMENT AND SUBLETTING 

14.1 Transfers. Tenant shall not, without the prior written consent of Landlord, assign, mortgage, pledge, hypothecate,
encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any interest hereunder, permit any assignment, or other transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any part thereof, or
enter into any license or concession agreements or otherwise permit the occupancy or use of the Premises or any part thereof by any persons other than Tenant and its employees and contractors (all of the foregoing are hereinafter sometimes referred
to collectively as “Transfers” and any person or entity to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a “Transferee”). If Tenant desires Landlord’s consent to any
Transfer, Tenant shall notify Landlord in writing, which notice (the “Transfer Notice”) shall include (i) the  

  
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proposed effective date of the Transfer, which shall not be less than thirty (30) days nor more than one hundred eighty (180) days after the date of delivery of the Transfer Notice,
(ii) a description of the portion of the Premises to be transferred (the “Subject Space”), (iii) all of the terms of the proposed Transfer and the consideration therefor, including calculation of the “Transfer
Premium”, as that term is defined in Section 14.3 below, in connection with such Transfer, the name and address of the proposed Transferee, and a copy of all existing executed and/or proposed documentation pertaining to the proposed
Transfer, including all existing operative documents to be executed to evidence such Transfer or the agreements incidental or related to such Transfer, provided that Landlord shall have the right to require Tenant to utilize Landlord’s standard
Transfer documents in connection with the documentation of such Transfer, (iv) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof, business credit and personal references and history of the
proposed Transferee and any other information reasonably required by Landlord which will enable Landlord to determine the financial responsibility, character, and reputation of the proposed Transferee, nature of such Transferee’s business and
proposed use of the Subject Space and (v) an executed estoppel certificate from Tenant in the form attached hereto as Exhibit E. Any Transfer made without Landlord’s prior written consent shall, at Landlord’s
option, be null, void and of no effect, and shall, at Landlord’s option, constitute a default by Tenant under this Lease. Whether or not Landlord consents to any proposed Transfer, Tenant shall pay Landlord’s review and processing fees, as
well as any reasonable professional fees (including, without limitation, attorneys’, accountants’, architects’, engineers’ and consultants’ fees) incurred by Landlord, within thirty (30) days after written request by
Landlord, in an amount not to exceed Two Thousand Five Hundred and No/100 Dollars ($2,500.00) for a Transfer in the ordinary course of business. Landlord and Tenant hereby agree that a proposed Transfer shall not be considered “in the ordinary
course of business” if such proposed Transfer involves the review of documentation by Landlord for such particular Transfer on more than two (2) occasions. 

14.2 Landlord’s Consent. Landlord shall not unreasonably withhold its consent to any proposed Transfer of the
Subject Space to the Transferee on the terms specified in the Transfer Notice. Without limitation as to other reasonable grounds for withholding consent, the parties hereby agree that it shall be reasonable under this Lease and under any applicable
law for Landlord to withhold consent to any proposed Transfer where one or more of the following apply: 
 14.2.1 The Transferee is of
a character or reputation or engaged in a business which is not consistent with the quality of the Building or the Project, or would be a significantly less prestigious occupant of the Building than Tenant; 

14.2.2 The Transferee intends to use the Subject Space for purposes which are not permitted under this Lease; 

14.2.3 The Transferee is either a governmental agency or instrumentality thereof; 

14.2.4 The Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities to be
undertaken in connection with the Transfer on the date consent is requested; 

  
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 14.2.5 The proposed Transfer would cause a violation of another lease for space in the Project,
or would give an occupant of the Project a right to cancel its lease (provided, however, at any time that Tenant contemplates entering into a Transfer, Tenant may deliver written notice to Landlord requesting a list of the types of Transfers that
would be likely to trigger this Section 14.2.5); 
 14.2.6 The terms of the proposed Transfer will allow the Transferee to
exercise a right of renewal, right of expansion, right of first offer, or other similar right held by Tenant (or will allow the Transferee to occupy space leased by Tenant pursuant to any such right); or 

14.2.7 Either the proposed Transferee, or any person or entity which directly or indirectly, controls, is controlled by, or is under common
control with, the proposed Transferee, (i) occupies space in the Project at the time of the request for consent (provided, however, that Tenant may assign or sublease space to an occupant of the Project to the extent Landlord cannot meet such
occupant’s space needs with other space at the Project), or (ii) is negotiating with Landlord to lease space in the Project at such time, or (iii) has negotiated with Landlord during the nine (9)-month period immediately preceding the
Transfer Notice (provided, however, that Tenant may assign or sublease space to an occupant of the Project to the extent Landlord cannot meet such occupant’s space needs with other space at the Project); or 

14.2.8 The Transferee does not intend to occupy the entire Premises and conduct its business therefrom for a substantial portion of the term
of the Transfer. 
 If Landlord consents to any Transfer pursuant to the terms of this Section 14.2 (and does not exercise any
recapture rights Landlord may have under Section 14.4 of this Lease), Tenant may within six (6) months after Landlord’s consent, but not later than the expiration of said six (6)-month period, enter into such Transfer of the
Premises or portion thereof, upon substantially the same terms and conditions as are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to Section 14.1 of this Lease, provided that if there are any changes in the
terms and conditions from those specified in the Transfer Notice (i) such that Landlord would initially have been entitled to refuse its consent to such Transfer under this Section 14.2, or (ii) which would cause the proposed
Transfer to be more favorable to the Transferee than the terms set forth in Tenant’s original Transfer Notice, Tenant shall again submit the Transfer to Landlord for its approval and other action under this Article 14 (including
Landlord’s right of recapture, if any, under Section 14.4 of this Lease). Notwithstanding anything to the contrary in this Lease, if Tenant or any proposed Transferee claims that Landlord has unreasonably withheld or delayed its
consent under this Section 14.2 or otherwise has breached or acted unreasonably under this Article 14, their sole remedies shall be a suit for contract damages (other than damages for injury to, or interference with, Tenant’s
business including, without limitation, loss of profits, however occurring), or a declaratory judgment and an injunction for the relief sought without any monetary damages, and Tenant hereby waives the provisions of Section 1995.310 of the
California Civil Code, or any successor statute, and all other remedies, including, without limitation, any right at law or equity to terminate this Lease, on its own behalf and, to the extent permitted under all applicable laws, on behalf of the
proposed Transferee. Tenant shall indemnify, defend and hold harmless Landlord from any and all liability, losses, claims, damages, costs, expenses, causes of action and proceedings involving any third party or parties (including without limitation
Tenant’s proposed subtenant or assignee) who claim they were damaged by Landlord’s wrongful withholding or conditioning of Landlord’s consent. 

  
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 14.3 Transfer Premium. If Landlord consents to a Transfer, as a condition
thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord fifty percent (50%) of any “Transfer Premium,” as that term is defined in this Section 14.3, received by Tenant from such Transferee.
“Transfer Premium” shall mean all rent, additional rent or other consideration payable by such Transferee in connection with the Transfer in excess of the Rent and Additional Rent payable by Tenant under this Lease during the term
of the Transfer on a per rentable square foot basis if less than all of the Premises is transferred, after deducting the reasonable expenses incurred by Tenant for (i) any changes, alterations and improvements to the Premises in connection with
the Transfer, (ii) any free base rent or other economic concessions reasonably provided to the Transferee, and (iii) any brokerage commissions in connection with the Transfer. “Transfer Premium” shall also include, but not be
limited to, key money, bonus money or other cash consideration paid by Transferee to Tenant in connection with such Transfer (excluding any bona-fide consideration payable to Tenant in connection with Tenant’s sale of its business separate and
apart from its leasehold interest documented herein), and any payment in excess of fair market value for services rendered by Tenant to Transferee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee in
connection with such Transfer. 
 14.4 Landlord’s Option as to Subject Space. Notwithstanding anything to
the contrary contained in this Article 14, Landlord shall have the option, by giving written notice to Tenant within thirty (30) days after receipt of any Transfer Notice, to recapture the Subject Space if such proposed Transfer
would result in Tenant occupying less than fifty percent (50%) of the rentable square footage of the Premises following the consummation of such proposed Transfer. Such recapture notice shall cancel and terminate this Lease with respect to the
Subject Space as of the date stated in the Transfer Notice as the effective date of the proposed Transfer until the last day of the term of the Transfer as set forth in the Transfer Notice (or at Landlord’s option, shall cause the Transfer to
be made to Landlord or its agent, in which case the parties shall execute the Transfer documentation promptly thereafter). In the event of a recapture by Landlord, if this Lease shall be canceled with respect to less than the entire Premises, the
Rent reserved herein shall be prorated on the basis of the number of rentable square feet retained by Tenant in proportion to the number of rentable square feet contained in the Premises, and this Lease as so amended shall continue thereafter in
full force and effect, and upon request of either party, the parties shall execute written confirmation of the same. If Landlord declines, or fails to elect in a timely manner to recapture the Subject Space under this Section 14.4, then,
provided Landlord has consented to the proposed Transfer, Tenant shall be entitled to proceed to Transfer the Subject Space to the proposed Transferee, subject to provisions of this Article 14. 

14.5 Effect of Transfer. If Landlord consents to a Transfer, (i) the TCCs of this Lease shall in no way be deemed to
have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy of all
documentation pertaining to the Transfer in form reasonably acceptable to Landlord, (iv) Tenant shall furnish upon Landlord’s request a complete statement, certified by an independent certified public accountant, or Tenant’s chief
financial officer, setting forth in detail the computation of any Transfer Premium Tenant has derived and shall derive from such Transfer, and (v) no Transfer  

  
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relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall relieve Tenant or any guarantor of this Lease from any liability
under this Lease, including, without limitation, in connection with the Subject Space. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer,
and shall have the right to make copies thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency, and if understated by more than two percent
(2%), Tenant shall pay Landlord’s costs of such audit. 
 14.6 Additional Transfers. Subject to
Section 14.8 below, for purposes of this Lease, the term “Transfer” shall also include (i) if Tenant is a partnership, the withdrawal or change, voluntary, involuntary or by operation of law, of more than fifty
percent (50%) or more of the partners, or transfer of more than fifty percent (50%) or more of partnership interests, within a twelve (12)-month period, or the dissolution of the partnership without immediate reconstitution thereof, and
(ii) if Tenant is a closely held corporation (i.e., whose stock is not publicly held and not traded through an exchange or over the counter), (A) the dissolution, merger, consolidation or other reorganization of Tenant
or (B) the sale or other transfer of an aggregate of more than fifty percent (50%) or more of the voting shares of Tenant (other than to immediate family members by reason of gift or death), within a twelve (12)-month period, or
(C) the sale, mortgage, hypothecation or pledge of an aggregate of more than fifty percent (50%) or more of the value of the unencumbered assets of Tenant within a twelve (12)-month period. 

14.7 Occurrence of Default. Any Transfer hereunder shall be subordinate and subject to the provisions of this Lease, and
if this Lease shall be terminated during the term of any Transfer, Landlord shall have the right to: (i) treat such Transfer as cancelled and repossess the Subject Space by any lawful means, or (ii) require that such Transferee attorn to
and recognize Landlord as its landlord under any such Transfer. If Tenant shall be in default under this Lease, Landlord is hereby irrevocably authorized, as Tenant’s agent and attorney-in-fact, to direct any Transferee to make all payments
under or in connection with the Transfer directly to Landlord (which Landlord shall apply towards Tenant’s obligations under this Lease) until such default is cured. Such Transferee shall rely on any representation by Landlord that Tenant is in
default hereunder, without any need for confirmation thereof by Tenant. Upon any assignment, the assignee shall assume in writing all obligations and covenants of Tenant thereafter to be performed or observed under this Lease. No collection or
acceptance of rent by Landlord from any Transferee shall be deemed a waiver of any provision of this Article 14 or the approval of any Transferee or a release of Tenant from any obligation under this Lease, whether theretofore or
thereafter accruing. In no event shall Landlord’s enforcement of any provision of this Lease against any Transferee be deemed a waiver of Landlord’s right to enforce any term of this Lease against Tenant or any other person. If
Tenant’s obligations hereunder have been guaranteed, Landlord’s consent to any Transfer shall not be effective unless the guarantor also consents to such Transfer. 

14.8 Deemed Consent Transfers. Notwithstanding anything to the contrary contained in this Lease, (A) an assignment
or subletting of all or a portion of the Premises to an affiliate of Tenant (an entity which is controlled by, controls, or is under common control with, Tenant as of the date of this Lease), (B) a sale of corporate shares of capital stock in
Tenant in connection with an initial public offering of Tenant’s stock on a nationally-recognized stock exchange,  

  
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(C) an assignment of this Lease to an entity which acquires all or substantially all of the stock or assets of Tenant, or (D) an assignment of this Lease to an entity which is the
resulting entity of a merger or consolidation of Tenant during the Lease Term, shall not be deemed a Transfer requiring Landlord’s consent under this Article 14 (any such assignee or sublessee described in items (A) through
(D) of this Section 14.8 hereinafter referred to as a “Permitted Transferee”), provided that (i) Tenant notifies Landlord within ten (10) days of the consummation of any such assignment or sublease and
promptly supplies Landlord with any documents or information reasonably requested by Landlord regarding such Transfer or Permitted Transferee as set forth above, (ii) Tenant is not in default, beyond the applicable notice and cure period, and
such assignment or sublease is not a subterfuge by Tenant to avoid its obligations under this Lease, (iii) such Permitted Transferee shall be of a character and reputation consistent with the quality of the Building, (iv) such Permitted
Transferee shall have, upon the effective date of any such transaction, a tangible net worth (not including goodwill as an asset) computed in accordance with generally accepted accounting principles (“Net Worth”) at least equal to
the Net Worth of Original Tenant on the date of this Lease, (v) no assignment or sublease relating to this Lease, whether with or without Landlord’s consent, shall relieve Tenant from any liability under this Lease, and (vi) the
liability of such Permitted Transferee under either an assignment or sublease shall be joint and several with Tenant. An assignee of Tenant’s entire interest in this Lease who qualifies as a Permitted Transferee may also be referred to herein
as a “Permitted Transferee Assignee.” “Control,” as used in this Section 14.8, shall mean the ownership, directly or indirectly, of more than fifty percent (50%) of the voting securities of, or
possession of the right to vote, in the ordinary direction of its affairs, of more than fifty percent (50%) of the voting interest in, any person or entity. 

ARTICLE 15 

SURRENDER OF PREMISES; OWNERSHIP AND 

REMOVAL OF TRADE FIXTURES 

15.1 Surrender of Premises. No act or thing done by Landlord or any agent or employee of Landlord during the Lease Term
shall be deemed to constitute an acceptance by Landlord of a surrender of the Premises unless such intent is specifically acknowledged in writing by Landlord. The delivery of keys to the Premises to Landlord or any agent or employee of Landlord
shall not constitute a surrender of the Premises or effect a termination of this Lease, whether or not the keys are thereafter retained by Landlord, and notwithstanding such delivery Tenant shall be entitled to the return of such keys at any
reasonable time upon request until this Lease shall have been properly terminated. The voluntary or other surrender of this Lease by Tenant, whether accepted by Landlord or not, or a mutual termination hereof, shall not work a merger, and at the
option of Landlord shall operate as an assignment to Landlord of all subleases or subtenancies affecting the Premises or terminate any or all such sublessees or subtenancies. 

15.2 Removal of Tenant Property by Tenant. Upon the expiration of the Lease Term, or upon any earlier termination of this
Lease, Tenant shall, subject to the provisions of this Article 15, quit and surrender possession of the Premises to Landlord in as good order and condition as when Tenant took possession and as thereafter improved by Landlord and/or
Tenant, reasonable wear and tear and repairs which are specifically made the responsibility of Landlord hereunder excepted. Upon such expiration or termination, in addition to Tenant’s  

  
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obligations under Section 29.32, below, Tenant shall, without expense to Landlord, remove or cause to be removed from the Premises all debris and rubbish, and such items of furniture,
equipment, business and trade fixtures, free-standing cabinet work, server and telephone equipment, movable partitions and other articles of personal property owned by Tenant or installed or placed by Tenant at its expense in the Premises, and such
similar articles of any other persons claiming under Tenant, as Landlord may, in its sole discretion, require to be removed, and Tenant shall repair at its own expense all damage to the Premises and Building resulting from such removal. 

ARTICLE 16 

HOLDING OVER 
 If
Tenant holds over after the expiration of the Lease Term or earlier termination thereof, with the express written consent of Landlord, such tenancy shall be from month-to-month only, and shall not constitute a renewal hereof or an extension for any
further term, and in such case Base Rent shall be payable at a monthly rate equal to the product of (i) the Base Rent applicable during the last rental period of the Lease Term under this Lease, and (ii) a percentage equal to (A) one
hundred fifty percent (150%) for the first (1st) and second (2nd) months immediately following the expiration or earlier
termination of the Lease Term, (B) one hundred seventy-five percent (175%) for the third (3rd) month immediately following the expiration or earlier termination of the Lease Term,
and (ii) two hundred percent (200%) for any period thereafter. Such month-to-month tenancy shall be subject to every other applicable term, covenant and agreement contained herein. If Tenant holds over after the expiration of the Lease
Term without the express written consent of Landlord, such tenancy shall be a tenancy at sufferance, and shall not constitute a renewal hereof or an extension for any further term, and in such case daily damages in any action to recover possession
of the Premises shall be calculated at a daily rate equal to the product of (i) the Base Rent applicable during the last rental period of the Lease Term under this Lease (calculated on a per diem basis), and (ii) a percentage equal to
(A) one hundred fifty percent (150%) for the first (1st) and second (2nd) months immediately following the expiration or
earlier termination of the Lease Term, and (B) two hundred percent (200%) for any period thereafter. Nothing contained in this Article 16 shall be construed as consent by Landlord to any holding over by Tenant, and Landlord
expressly reserves the right to require Tenant to vacate and surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or other termination of this Lease. The provisions of this Article 16 shall not
be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant holds over without Landlord’s express written consent, and tenders payment of rent for any period beyond the expiration
of the Lease Term by way of check (whether directly to Landlord, its agents, or to a lock box) or wire transfer, Tenant acknowledges and agrees that the cashing of such check or acceptance of such wire shall be considered inadvertent and not be
construed as creating a month-to-month tenancy, provided Landlord refunds such payment to Tenant promptly upon learning that such check has been cashed or wire transfer received. Tenant acknowledges that any holding over without Landlord’s
express written consent may compromise or otherwise affect Landlord’s ability to enter into new leases with prospective tenants regarding the Premises. Therefore, if Tenant fails to vacate and surrender the Premises upon the termination or
expiration of this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold 

  
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Landlord harmless from and against all claims made by any succeeding tenant founded upon such failure to vacate and surrender and any losses suffered by Landlord, including lost profits,
resulting from such failure to vacate and deliver. Tenant agrees that any proceedings necessary to recover possession of the Premises, whether before or after expiration of the Lease Term, shall be considered an action to enforce the terms of this
Lease for purposes of the awarding of any attorney’s fees in connection therewith. 
 ARTICLE 17 

ESTOPPEL CERTIFICATES 

Within ten (10) days following a request in writing by Landlord, Tenant shall execute, acknowledge and deliver to Landlord an
estoppel certificate, which, as submitted by Landlord, shall be substantially in the form of Exhibit E, attached hereto (or such other commercially reasonable form as may be required by any prospective mortgagee or purchaser of
the Project, or any portion thereof), indicating therein any exceptions thereto that may exist at that time, and shall also contain any other information reasonably requested by Landlord or Landlord’s mortgagee or prospective mortgagee. Any
such certificate may be relied upon by any prospective mortgagee or purchaser of all or any portion of the Project. Tenant shall execute and deliver whatever other instruments may be reasonably required for such purposes. At any time during the
Lease Term, Landlord may require Tenant to provide Landlord with a current financial statement and financial statements of the two (2) years prior to the current financial statement year. Such statements shall be prepared in accordance with
generally accepted accounting principles and, if such is the normal practice of Tenant, shall be audited by an independent certified public accountant. Failure of Tenant to timely execute, acknowledge and deliver such estoppel certificate or other
instruments shall constitute an acceptance of the Premises and an acknowledgment by Tenant that statements included in the estoppel certificate are true and correct, without exception. 

ARTICLE 18 

SUBORDINATION 

This Lease shall be subject and subordinate to all present and future ground or underlying leases of the Building or Project and to the
lien of any mortgage, trust deed or other encumbrances now or hereafter in force against the Building or Project or any part thereof, if any, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all
advances made or hereafter to be made upon the security of such mortgages or trust deeds, unless the holders of such mortgages, trust deeds or other encumbrances, or the lessors under such ground lease or underlying leases, require in writing that
this Lease be superior thereto (collectively, the “Superior Holders”); provided, however, that in consideration of and a condition precedent to Tenant’s agreement to subordinate this Lease to any future mortgage, trust deed or
other encumbrances, shall be the receipt by Tenant of a subordination non-disturbance and attornment agreement in the standard form provided by such Superior Holders, which requires such Superior Holder to accept this Lease, and not to disturb
Tenant’s possession, so long as an event of default has not occurred and be continuing, executed by Landlord and the appropriate Superior Holder. Tenant covenants and agrees in the event any proceedings are 

  
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brought for the foreclosure of any such mortgage or deed in lieu thereof (or if any ground lease is terminated), to attorn, without any deductions or set-offs whatsoever, to the lienholder or
purchaser or any successors thereto upon any such foreclosure sale or deed in lieu thereof (or to the ground lessor), if so requested to do so by such purchaser or lienholder or ground lessor, and to recognize such purchaser or lienholder or ground
lessor as the lessor under this Lease, provided such lienholder or purchaser or ground lessor shall agree to accept this Lease and not disturb Tenant’s occupancy, so long as Tenant timely pays the rent and observes and performs the TCCs of this
Lease to be observed and performed by Tenant. Landlord’s interest herein may be assigned as security at any time to any lienholder. Tenant shall, within five (5) days of request by Landlord, execute such further instruments or assurances
as Landlord may reasonably deem necessary to evidence or confirm the subordination or superiority of this Lease to any such mortgages, trust deeds, ground leases or underlying leases. Tenant waives the provisions of any current or future statute,
rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease and the obligations of the Tenant hereunder in the event of any foreclosure proceeding or sale. Landlord hereby
represents that, as of the date of this Lease, there are no ground leases or liens of any mortgage, or trust deed which encumbers the Building or Project or any part thereof. 

ARTICLE 19 

DEFAULTS; REMEDIES 

19.1 Events of Default. The occurrence of any of the following shall constitute a default of this Lease by Tenant: 

19.1.1 Any failure by Tenant to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, when due unless
such failure is cured within five (5) business days after notice; or 
 19.1.2 Except where a specific time period is otherwise set
forth for Tenant’s performance in this Lease, in which event the failure to perform by Tenant within such time period shall be a default by Tenant under this Section 19.1.2, any failure by Tenant to observe or perform any other
provision, covenant or condition of this Lease to be observed or performed by Tenant where such failure continues for thirty (30) days after written notice thereof from Landlord to Tenant; provided that if the nature of such default is such
that the same cannot reasonably be cured within a thirty (30) day period, Tenant shall not be deemed to be in default if it diligently commences such cure within such period and thereafter diligently proceeds to rectify and cure such default,
but in no event exceeding a period of time in excess of ninety (90) days after written notice thereof from Landlord to Tenant, unless Landlord otherwise consents in writing (which consent may be withheld in Landlord’s sole discretion); or

 19.1.3 To the extent permitted by law, (i) Tenant or any guarantor of this Lease being placed into receivership or conservatorship,
or becoming subject to similar proceedings under Federal or State law, or (ii) a general assignment by Tenant or any guarantor of this Lease for the benefit of creditors, or (iii) the taking of any corporate action in furtherance of
bankruptcy or dissolution whether or not there exists any proceeding under an insolvency or bankruptcy law, or (iv) the filing by or against Tenant or any guarantor of any proceeding under an insolvency or

  
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bankruptcy law, unless in the case of such a proceeding filed against Tenant or any guarantor the same is dismissed within sixty (60) days, or (v) the appointment of a trustee or
receiver to take possession of all or substantially all of the assets of Tenant or any guarantor, unless possession is restored to Tenant or such guarantor within thirty (30) days, or (vi) any execution or other judicially authorized
seizure of all or substantially all of Tenant’s assets located upon the Premises or of Tenant’s interest in this Lease, unless such seizure is discharged within thirty (30) days; or 

19.1.4 Abandonment or vacation of all or a substantial portion of the Premises by Tenant; or 

19.1.5 The failure by Tenant to observe or perform according to the provisions of Articles 5, 14, 17 or 18 of
this Lease where such failure continues for more than two (2) business days after notice from Landlord; or 
 19.1.6 If the initial L-C
(as that term is defined in Section 21.1, below) delivered to Tenant pursuant to the terms and conditions of Article 21, below, is issued by Silicon Valley Bank, then the failure by Tenant to observe or perform its obligations in
connection with the Replacement L-C (as that term is defined in Section 21.1, below) according to the provisions of Section 21.1, below, where such failure continues for more than two (2) business days after notice from
Landlord; or 
 19.1.7 Tenant’s failure to occupy the Premises within ten (10) business days after the Lease Commencement Date.

 The notice periods provided herein are in lieu of, and not in addition to, any notice periods provided by law. 

19.2 Remedies Upon Default. Upon the occurrence of any event of default by Tenant, Landlord shall have, in addition to
any other remedies available to Landlord at law or in equity (all of which remedies shall be distinct, separate and cumulative), the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and
nonexclusive, without any notice or demand whatsoever. 
 19.2.1 Terminate this Lease, in which event Tenant shall immediately
surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant
and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim for damages therefor; and Landlord may recover from Tenant the following: 

(a) The worth at the time of award of any unpaid rent which has been earned at the time of such termination; plus 

(b) 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 rental loss that Tenant proves could have been reasonably avoided; plus 

  
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 (c) The worth at the time of award of the amount by which the unpaid rent for the balance of the
Lease Term after the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 

(d) Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its
obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, specifically including but not limited to, brokerage commissions and advertising expenses incurred, expenses of remodeling the Premises or
any portion thereof for a new tenant, whether for the same or a different use, and any special concessions made to obtain a new tenant; and 

(e) At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by
applicable law. 
 The term “rent” as used in this Section 19.2 shall be deemed to be and to mean all sums of
every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Sections 19.2.1(a) and (b), above, the “worth at the time of award” shall be computed by
allowing interest at the Interest Rate. As used in Section 19.2.1(c), above, the “worth at the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the
time of award plus one percent (1%). 
 19.2.2 Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor
may continue lease in effect after lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate
this Lease on account of any default by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all rent as it becomes due. 

19.2.3 Landlord shall at all times have the rights and remedies (which shall be cumulative with each other and cumulative and in addition to
those rights and remedies available under Sections 19.2.1 and 19.2.2, above, or any law or other provision of this Lease), without prior demand or notice except as required by applicable law, to seek any declaratory, injunctive
or other equitable relief, and specifically enforce this Lease, or restrain or enjoin a violation or breach of any provision hereof. 

19.3 Subleases of Tenant. Whether or not Landlord elects to terminate this Lease on account of any default by Tenant, as
set forth in this Article 19, Landlord shall have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in
Landlord’s sole discretion, succeed to Tenant’s interest in such subleases, licenses, concessions or arrangements. In the event of Landlord’s election to succeed to Tenant’s interest in any such subleases, licenses, concessions
or arrangements, Tenant shall, as of the date of notice by Landlord of such election, have no further right to or interest in the rent or other consideration receivable thereunder. 

  
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 19.4 Form of Payment After Default. Following the second (2nd) occurrence of a monetary event of default by Tenant (beyond any applicable notice and cure periods) occurring within any twelve (12) month period, Landlord shall have the right to require
that any or all subsequent amounts paid by Tenant to Landlord hereunder, whether to cure the default in question or otherwise, be paid in the form of cash, money order, cashier’s or certified check drawn on an institution acceptable to
Landlord, or by other means approved by Landlord, notwithstanding any prior practice of accepting payments in any different form. 

19.5 Efforts to Relet. No re-entry or repossession, repairs, maintenance, changes, alterations and additions, reletting,
appointment of a receiver to protect Landlord’s interests hereunder, or any other action or omission by Landlord shall be construed as an election by Landlord to terminate this Lease or Tenant’s right to possession, or to accept a
surrender of the Premises, nor shall same operate to release Tenant in whole or in part from any of Tenant’s obligations hereunder, unless express written notice of such intention is sent by Landlord to Tenant. Tenant hereby irrevocably waives
any right otherwise available under any law to redeem or reinstate this Lease. 
 19.6 Landlord Default.
Notwithstanding anything to the contrary set forth in this Lease, Landlord shall be in default in the performance of any obligation required to be performed by Landlord pursuant to this Lease if Landlord fails to perform such obligation within
thirty (30) days after the receipt of notice from Tenant specifying in detail Landlord’s failure to perform; provided, however, if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its
performance, then Landlord shall not be in default under this Lease if it shall commence such performance within such thirty (30) day period and thereafter diligently pursues the same to completion. Upon any such default by Landlord under this
Lease, Tenant may, except as otherwise specifically provided in this Lease to the contrary, exercise any of its rights provided at law or in equity. Any award from a court or arbitrator in favor of Tenant requiring payment by Landlord which is not
paid by Landlord within the time period directed by such award, may be offset by Tenant from Rent next due and payable under this Lease; provided, however, Tenant may not deduct the amount of the award against more than fifty percent (50%) of
Base Rent next due and owing (until such time as the entire amount of such judgment is deducted) to the extent following a foreclosure or a deed-in-lieu of foreclosure. 

ARTICLE 20 

COVENANT OF QUIET ENJOYMENT 

Landlord covenants that Tenant, on paying the Rent, charges for services and other payments herein reserved and on keeping, observing and
performing all the other TCCs, provisions and agreements herein contained on the part of Tenant to be kept, observed and performed, shall, during the Lease Term, peaceably and quietly have, hold and enjoy the Premises subject to the TCCs, provisions
and agreements hereof without interference by any persons lawfully claiming by or through Landlord. The foregoing covenant is in lieu of any other covenant express or implied. 

  
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 ARTICLE 21 

LETTER OF CREDIT 

21.1 Delivery of Letter of Credit. Tenant shall deliver to Landlord, concurrently with Tenant’s execution of this Lease, an
unconditional, clean, irrevocable letter of credit (the “L-C”) in the amount set forth in Section 21.3 below (the “L-C
Amount”), which L-C shall be issued by either Silicon Valley Bank or any other money-center, solvent and nationally recognized bank (a bank which accepts deposits, maintains accounts, has a local San
Francisco office which will negotiate a letter of credit, and whose deposits are insured by the FDIC) reasonably acceptable to Landlord (Silicon Valley Bank or such other approved, issuing bank being referred to herein as the
“Bank”), which Bank must have a short term Fitch Rating which is not less than “F1”, and a long term Fitch Rating which is not less than “A”(or in the event such Fitch Ratings are no longer available, a
comparable rating from Standard and Poor’s Professional Rating Service or Moody’s Professional Rating Service) (collectively, the “Bank’s Credit Rating Threshold”), and which
L-C shall be in the form of Exhibit G, attached hereto (subject to any modifications thereto approved by Landlord in its sole and absolute discretion, provided that Landlord shall approve,
in its reasonable discretion, proposed modifications to Exhibit G that have been previously customarily agreed to by Landlord within the immediately preceding three (3) year period, if any, for letters of credit issued to
Landlord, as beneficiary, by the proposed Bank on behalf of other tenants leasing premises at the Building or other buildings owned by Landlord (a) which other tenants had a financial condition and credit history which was no stronger at the
time of Landlord’s approval of their letter of credit than Tenant’s financial condition and credit history at the time that the L-C is being issued or replaced, (b) which letters of credit were for amounts no less than the L-C Amount,
and (c) which letters of credit were personally negotiated and approved by Landlord (i.e., they were not negotiated and approved by a predecessor owner to Landlord)); provided that, if the initial L-C delivered to Landlord pursuant to the terms
and conditions of this Article 21 is issued by Silicon Valley Bank, then Landlord acknowledges and agrees that such L-C may be in the form of Exhibit G-1 attached hereto. In addition to Tenant’s other obligations under
this Article 21, if the initial L-C delivered to Landlord pursuant to the terms and conditions of this Article 21 is issued by Silicon Valley Bank or any Bank which is not set forth on Exhibit I attached hereto
(such Banks which are set forth on Exhibit I attached hereto shall, individually, be referred to herein as an “Approved Bank”), then Tenant shall deliver to Landlord a replacement L-C (the “Replacement
L-C”) from an Approved Bank prior to the date which is the earlier to occur of (x) the one (1) year anniversary of the Lease Commencement Date, and (y) the date which occurs sixty (60) days prior to the expiration of the
L-C then being held by Landlord, which replacement L-C shall be subject to the terms and conditions of this Article 21. Tenant shall pay all expenses, points and/or fees incurred by Tenant in obtaining the
L-C. The L-C shall (i) be “callable” at sight, irrevocable and unconditional, be available by draft at sight, subject only to receipt by the Bank of a
statement from a representative of Landlord certifying that Landlord has the right to draw upon the L-C, (ii) be maintained in effect, whether through renewal or extension, for the period commencing on
the date of this Lease and continuing until the date (the “L-C Expiration Date”) that is no less than one hundred twenty (120) days after the expiration of the Lease Term, and Tenant
shall deliver a new L-C or certificate of renewal or extension to Landlord at least sixty (60) days prior 

  
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to the expiration of the L-C then held by Landlord, without any action whatsoever on the part of Landlord, (iii) be fully assignable by Landlord, its
successors and assigns, (iv) permit partial draws and multiple presentations and drawings, and (v) be otherwise subject to the International Standby Practices-ISP 98, International Chamber of Commerce Publication #590. Landlord, or its
then managing agent, shall have the right to draw down an amount up to the face amount of the L-C if any of the following shall have occurred or be applicable: (A) such amount is due to Landlord as a
result of a default by Tenant under this Lease beyond the applicable notice and cure period set forth in this Lease (provided, however, that in the event that Landlord is prevented from delivering a notice to Tenant regarding such default by reason
of any bankruptcy proceeding or injunction, Landlord shall be entitled to immediately draw on such L-C regardless of whether or not such notice and/or cure period was given), or (B) Tenant has filed a voluntary petition under the U. S.
Bankruptcy Code or any state bankruptcy code (collectively, “Bankruptcy Code”), or (C) an involuntary petition has been filed against Tenant under the Bankruptcy Code, or (D) the Lease has been rejected, or is deemed
rejected, under Section 365 of the U.S. Bankruptcy Code, following the filing of a voluntary petition by Tenant under the Bankruptcy Code, or the filing of an involuntary petition against Tenant under the Bankruptcy Code, or (E) the Bank
has notified Landlord that the L-C will not be renewed or extended through the L-C Expiration Date, or (F) Tenant is placed into receivership or conservatorship, or
becomes subject to similar proceedings under Federal or State law, or (G) Tenant executes an assignment for the benefit of creditors, or (H) if (1) any of the Bank’s Fitch Ratings (or other comparable ratings to the extent the
Fitch Ratings are no longer available) have been reduced below the Bank’s Credit Rating Threshold, or (2) there is otherwise a material adverse change in the financial condition of the Bank, and Tenant has failed to provide Landlord with a
replacement letter of credit, conforming in all respects to the requirements of this Article 21 (including, but not limited to, the requirements placed on the issuing Bank more particularly set forth in this Section 21.1
above), in the amount of the applicable L-C Amount, within ten (10) business days following Landlord’s written demand therefor (with no other notice or cure or grace period being applicable thereto,
notwithstanding anything in this Lease to the contrary) (each of the foregoing being an “L-C Draw Event”). The L-C shall be honored by the Bank
regardless of whether Tenant disputes Landlord’s right to draw upon the L-C. In addition, in the event the Bank is placed into receivership or conservatorship by the Federal Deposit Insurance Corporation
or any successor or similar entity, then, effective as of the date such receivership or conservatorship occurs, said L-C shall be deemed to fail to meet the requirements of this Article 21, and,
within ten (10) business days following Landlord’s notice to Tenant of such receivership or conservatorship (the “L-C FDIC Replacement Notice”), Tenant shall replace such L-C with a substitute letter of credit from a different issuer (which issuer shall meet or exceed the Bank’s Credit Rating Threshold and shall otherwise be acceptable to Landlord in its reasonable discretion)
and that complies in all respects with the requirements of this Article 21. If Tenant fails to replace such L-C with such conforming, substitute letter of credit pursuant to the terms and
conditions of this Section 21.1, then, notwithstanding anything in this Lease to the contrary, Landlord shall have the right to declare Tenant in default of this Lease for which there shall be no notice or grace or cure periods being
applicable thereto (other than the aforesaid ten (10) business day period). Tenant shall be responsible for the payment of any and all costs incurred with the review of any replacement L-C (including
without limitation Landlord’s reasonable attorneys’ fees), which replacement is required pursuant to this Section or is otherwise requested by Tenant. In the event of an assignment by Tenant of its interest in the

  
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Lease (and irrespective of whether Landlord’s consent is required for such assignment), the acceptance of any replacement or substitute letter of credit by Landlord from the assignee shall
be subject to Landlord’s prior written approval, in Landlord’s sole and absolute discretion, and the attorney’s fees incurred by Landlord in connection with such determination shall be payable by Tenant to Landlord within ten
(10) days of billing. 
 21.2 Application of L-C. Tenant hereby acknowledges and
agrees that Landlord is entering into this Lease in material reliance upon the ability of Landlord to draw upon the L-C upon the occurrence of any L-C Draw Event. In the
event of any L-C Draw Event, Landlord may, but without obligation to do so, and without notice to Tenant (except in connection with an L-C Draw Event under Section 21.1(H) above), draw upon the L-C, in part or in whole, to cure any such L-C Draw Event and/or to compensate Landlord for any and all damages of any kind or nature sustained or which Landlord reasonably estimates that it will sustain resulting
from Tenant’s breach or default of the Lease or other L-C Draw Event and/or to compensate Landlord for any and all damages arising out of, or incurred in connection with, the termination of this Lease, including, without limitation, those
specifically identified in Section 1951.2 of the California Civil Code. The use, application or retention of the L-C, or any portion thereof, by Landlord shall not prevent Landlord from exercising any
other right or remedy provided by this Lease or by any applicable law, it being intended that Landlord shall not first be required to proceed against the L-C, and such
L-C shall not operate as a limitation on any recovery to which Landlord may otherwise be entitled. Tenant agrees not to interfere in any way with payment to Landlord of the proceeds of the L-C, either prior to or following a “draw” by Landlord of any portion of the L-C, regardless of whether any dispute exists between Tenant and Landlord as to
Landlord’s right to draw upon the L-C. No condition or term of this Lease shall be deemed to render the L-C conditional to justify the issuer of the L-C in failing to honor a drawing upon such L-C in a timely manner. Tenant agrees and acknowledges that (i) the L-C constitutes a
separate and independent contract between Landlord and the Bank, (ii) Tenant is not a third party beneficiary of such contract, (iii) Tenant has no property interest whatsoever in the L-C or the
proceeds thereof, and (iv) in the event Tenant becomes a debtor under any chapter of the Bankruptcy Code, Tenant is placed into receivership or conservatorship, and/or there is an event of a receivership, conservatorship or a bankruptcy filing
by, or on behalf of, Tenant, neither Tenant, any trustee, nor Tenant’s bankruptcy estate shall have any right to restrict or limit Landlord’s claim and/or rights to the L-C and/or the proceeds
thereof by application of Section 502(b)(6) of the U. S. Bankruptcy Code or otherwise. 
 21.3 L-C Amount; Maintenance of L-C by
Tenant; Liquidated Damages. 
 21.3.1 L-C Amount. The L-C Amount shall be equal to the amount set forth in
Section 8 of the Summary. 

  
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 21.3.1.1 Reduction of L-C Amount. To the
extent that Tenant is not in default under this Lease (beyond the applicable notice and cure period set forth in this Lease), the L-C Amount shall be reduced as follows: 
  

									
	 Date of Reduction
	  	Amount of Reduction	 	  	Remaining L-C Amount	 
	 Twenty-second (22nd) day of the fifteenth (15th) full calendar month of the Lease Term
	  	$	94,759.00	  	  	$	189,519.00	  
	 Twenty-second (22nd) day of the twenty-seventh (27th) full calendar month of the Lease Term
	  	$	94,760.00	  	  	$	94,759.00	  

 Notwithstanding anything to the contrary set forth in this Section 21.3.1.1, in no event shall the
L-C Amount as set forth above decrease during any period in which Tenant is in default under this Lease, but such decrease shall take place retroactively after such default is cured, provided that no such decrease shall thereafter take effect in the
event this Lease is terminated early due to such default by Tenant. 
 21.3.2 In General. If, as a result of any drawing by
Landlord of all or any portion of the L-C, the amount of the L-C shall be less than the L-C Amount, Tenant shall, within ten (10) business days thereafter, provide Landlord with additional letter(s) of credit in an amount equal to the
deficiency, and any such additional letter(s) of credit shall comply with all of the provisions of this Article 21. Tenant further covenants and warrants that it will neither assign nor encumber the L-C or any part thereof and that neither
Landlord nor its successors or assigns will be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance. Without limiting the generality of the foregoing, if the L-C expires earlier than the L-C Expiration Date, Landlord will accept a renewal thereof (such renewal letter of credit to be in effect and delivered to Landlord, as applicable, not later than sixty (60) days prior to the expiration of the
L-C), which shall be irrevocable and automatically renewable as above provided through the L-C Expiration Date upon the same terms as the expiring L-C or such other
terms as may be acceptable to Landlord in its sole discretion. However, if the L-C is not timely renewed, or if Tenant fails to maintain the L-C in the amount and in
accordance with the terms set forth in this Article 21, Landlord shall have the right to present the L-C to the Bank in accordance with the terms of this Article 21, and the proceeds of
the L-C may be applied by Landlord against any Rent payable by Tenant under this Lease that is not paid when due and/or to pay for all losses and damages that Landlord has suffered or that Landlord reasonably estimates that it will suffer as a
result of any breach or default by Tenant under this Lease. In the event Landlord elects to exercise its rights under the foregoing item (x), (I) any unused proceeds shall constitute the property of Landlord (and not Tenant’s property or,
in the event of a receivership, conservatorship, or a bankruptcy filing by, or on behalf of, Tenant, property of such receivership, conservatorship or Tenant’s bankruptcy estate) and need not be segregated from Landlord’s other assets, and
(II) Landlord agrees to pay to Tenant within thirty (30) days after the L-C Expiration Date the amount of any proceeds of the L-C received by Landlord and not applied against any Rent payable by
Tenant under this Lease that was not paid when due or used to pay for any losses and/or damages suffered by Landlord (or reasonably estimated by Landlord that it will suffer) as a result of any breach or default by Tenant under this Lease; provided,
however, that if prior to the L-C Expiration Date a voluntary petition is filed by Tenant, or an involuntary petition is filed against Tenant by any of Tenant’s creditors, under the Bankruptcy Code, then
Landlord shall not be obligated to make such payment in the amount of the unused L-C proceeds until either all preference issues relating to payments under this Lease have been resolved in such bankruptcy or reorganization case or such bankruptcy or
reorganization case has been dismissed. 

  
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 21.4 Transfer and Encumbrance. The L-C shall also provide that Landlord may,
at any time and without notice to Tenant and without first obtaining Tenant’s consent thereto, transfer (one or more times) all or any portion of its interest in and to the L-C to another party, person or entity, to the extent that such
transfer is from or as a part of the assignment by Landlord of its rights and interests in and to this Lease. In the event of a transfer of Landlord’s interest in under this Lease, Landlord shall transfer the L-C, in whole or in part, to the
transferee and thereupon Landlord shall, without any further agreement between the parties, be released by Tenant from all liability therefor, and it is agreed that the provisions hereof shall apply to every transfer or assignment of the whole of
said L-C to a new landlord. In connection with any such transfer of the L-C by Landlord, Tenant shall, at Tenant’s sole cost and expense, execute and submit to the Bank such applications, documents and instruments as may be necessary to
effectuate such transfer and, Tenant shall be responsible for paying the Bank’s transfer and processing fees in connection therewith; provided that, Landlord shall have the right (in its sole discretion), but not the obligation, to pay such
fees on behalf of Tenant, in which case Tenant shall reimburse Landlord within ten (10) days after Tenant’s receipt of an invoice from Landlord therefor. 

21.5 L-C Not a Security Deposit. Landlord and Tenant (1) acknowledge and agree that in no event or circumstance shall the L-C or any renewal thereof or substitute therefor or any proceeds thereof be deemed to be or treated as a “security deposit” under any law applicable to security deposits in the commercial context,
including, but not limited to, Section 1950.7 of the California Civil Code, as such Section now exists or as it may be hereafter amended or succeeded (the “Security Deposit Laws”), (2) acknowledge and agree that the L-C (including any renewal thereof or substitute therefor or any proceeds thereof) is not intended to serve as a security deposit, and the Security Deposit Laws shall have no applicability or relevancy thereto, and
(3) waive any and all rights, duties and obligations that any such party may now, or in the future will, have relating to or arising from the Security Deposit Laws. Tenant hereby irrevocably waives and relinquishes the provisions of
Section 1950.7 of the California Civil Code and any successor statute, and all other provisions of law, now or hereafter in effect, which (x) establish the time frame by which a landlord must refund a security deposit under a lease, and/or
(y) provide that a landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of rent, to repair damage caused by a tenant or to clean the premises, it being agreed that Landlord may, in
addition, claim those sums specified in this Article 21 and/or those sums reasonably necessary to (a) compensate Landlord for any loss or damage caused by Tenant’s breach of this Lease, including any damages Landlord suffers
following termination of this Lease, and/or (b) compensate Landlord for any and all damages arising out of, or incurred in connection with, the termination of this Lease, including, without limitation, those specifically identified in
Section 1951.2 of the California Civil Code. 
 21.6 Non-Interference By Tenant. Tenant agrees not to interfere in
any way with any payment to Landlord of the proceeds of the L-C, either prior to or following a “draw” by Landlord of all or any portion of the L-C, regardless of whether any dispute exists between Tenant and Landlord as to Landlord’s
right to draw down all or any portion of the L-C. No condition or term of this Lease shall be deemed to render the L-C conditional and thereby afford the Bank a justification for failing to honor a drawing
upon such L-C in a timely manner. Tenant shall not request or instruct the Bank of any L-C to refrain from paying sight draft(s) drawn under such L-C. 

  
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 21.7 Waiver of Certain Relief. Tenant unconditionally and irrevocably waives
(and as an independent covenant hereunder, covenants not to assert) any right to claim or obtain any of the following relief in connection with the L-C: 

21.7.1 A temporary restraining order, temporary injunction, permanent injunction, or other order that would prevent, restrain or restrict the
presentment of sight drafts drawn under any L-C or the Bank’s honoring or payment of sight draft(s); or 

21.7.2 Any attachment, garnishment, or levy in any manner upon either the proceeds of any L-C or the
obligations of the Bank (either before or after the presentment to the Bank of sight drafts drawn under such L-C) based on any theory whatever. 

21.8 Remedy for Improper Drafts. Tenant’s sole remedy in connection with the improper presentment or payment of
sight drafts drawn under any L-C shall be the right to obtain from Landlord a refund of the amount of any sight draft(s) that were improperly presented or the proceeds of which were misapplied, together with
interest at the Interest Rate and reasonable actual out-of-pocket attorneys’ fees, provided that at the time of such refund, Tenant increases the amount of such L-C to the amount (if any) then required
under the applicable provisions of this Lease. Tenant acknowledges that the presentment of sight drafts drawn under any L-C, or the Bank’s payment of sight drafts drawn under such L-C, could not under any circumstances cause Tenant injury that could not be remedied by an award of money damages, and that the recovery of money damages would be an adequate remedy therefor. In the event Tenant
shall be entitled to a refund as aforesaid and Landlord shall fail to make such payment within ten (10) business days after demand, Tenant shall have the right to deduct the amount thereof together with interest thereon at the Interest Rate
from the next installment(s) of Base Rent. 
 ARTICLE 22 

SUBSTITUTION OF OTHER PREMISES 

Landlord shall have the one-time right to move Tenant to other space in the Project comparable to the Premises, and all terms hereof shall
apply to the new space with equal force. In such event, Landlord shall (i) give Tenant at least three (3) months’ prior notice, (ii) provide Tenant, at Landlord’s sole cost and expense, with improvements and a build-out at
least equal in quality to those in the Premises, (iii) move Tenant’s effects to the new space at Landlord’s sole cost and expense at such time and in such manner as to inconvenience Tenant as little as reasonably practicable, and
(iv) reimburse Tenant for the actual, reasonable out-of-pocket costs incurred by Tenant (not to exceed One Thousand Five Hundred and 00/100 Dollars ($1,500.00) in the aggregate) in connection with its relocation (including, without limitation,
for reasonable supplies of stationery, business cards and related items to replace those which become obsolete by such move) within thirty (30) days following Tenant’s delivery to Landlord of paid invoices in connection with the same.
Simultaneously with such relocation of the Premises, the parties shall immediately execute an amendment to this Lease stating the relocation of the Premises. 

  
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 ARTICLE 23 

SIGNS 
 23.1
Full Floors. Subject to Landlord’s prior written approval, in its sole discretion, and provided all signs are in keeping with the quality, design and style of the Building and Project, Tenant, if the Premises comprise an entire
floor of the Building, at its sole cost and expense, may install identification signage anywhere in the Premises including in the elevator lobby of the Premises, provided that such signs must not be visible from the exterior of the Building.

 23.2 Multi-Tenant Floors. If other tenants occupy space on the floor on which the Premises is located, Tenant’s
identifying signage shall be provided by Landlord, at Landlord’s cost as to the initial identifying signage, and such signage shall be comparable to that used by Landlord for other similar floors in the Building and shall comply with
Landlord’s Building standard signage program. Any subsequent changes to such identifying signage shall be at Tenant’s sole cost and expense following Tenant’s receipt of Landlord’s consent thereto (which shall not be unreasonably
withheld, conditioned or delayed so long as such signage (A) does not contain an Objectionable Name (as that term is defined in Section 23.5, below), (B) is comparable to that used by Landlord for other similar floors in the
Building and (C) is in compliance with Landlord’s Building standard signage program). In addition, Landlord shall provide Tenant, at Landlord’s cost as to the initial identifying signage, with identifying signage (which signage shall
be in compliance with Landlord’s Building standard signage program) located on one (1) line of a plaque (the “Plaque”), which Plaque (i) shall be installed by Landlord, at Landlord’s cost, (ii) shall be
located at the top of the stairwell on the wall which backs to the elevator cab on the second (2nd) floor of the Building (the exact location and specifications of such Plaque to be
determined by Landlord in Landlord’s sole discretion), and (iii) may also contain identifying signage for other tenants occupying space on the second (2nd) floor of the Building.
Any subsequent changes to Tenant’s identifying signage on the Plaque shall be at Tenant’s sole cost and expense following Tenant’s receipt of Landlord’s consent thereto (which shall not be unreasonably withheld, conditioned or
delayed so long as such name strip does not contain an Objectionable Name and is in compliance with Landlord’s Building standard signage program). The location of Tenant’s identifying signage on the Plaque shall be determined by Landlord
in its sole discretion. Notwithstanding the foregoing, Landlord’s maintenance and repair of the Plaque shall be included in Operating Expenses to the extent consistent with the terms of Section 4.2.4 above. 

23.3 Building Directory. A building directory is located in the lobby of the Building. Tenant shall have the right, at
Landlord’s sole cost and expense as to Tenant’s initial name strip, to designate one (1) name strip on such directory, and any subsequent changes to Tenant’s name strip shall be at Tenant’s sole cost and expense following
Tenant’s receipt of Landlord’s consent thereto, which shall not be unreasonably withheld, conditioned or delayed unless such name strip contains an Objectionable Name. 

23.4 Prohibited Signage and Other Items. Any signs, notices, logos, pictures, names or advertisements which are installed
and that have not been separately approved by Landlord may be removed without notice by Landlord at the sole expense of Tenant. Tenant may not  

  
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install any signs on the exterior or roof of the Project or the Common Areas. Any signs, window coverings, or blinds (even if the same are located behind the Landlord-approved window coverings
for the Building), or other items visible from the exterior of the Premises or Building, shall be subject to the prior approval of Landlord, in its sole discretion. 

23.5 Monument Signage. Provided that Tenant is not then in default of this Lease (beyond all applicable notice and cure periods
set forth in this Lease), then Tenant shall have the non-exclusive right to elect to have installed (in a location designated by Landlord in Landlord’s sole discretion), at Tenant’s sole cost and expense, in accordance with the terms of
this Section 23.5 below, one (1) identity sign (the “Identity Sign”) identifying the Tenant’s name on one (1) line of the existing Building monument located at the Building (the
“Monument”). Should Tenant comply with the foregoing conditions and validly exercise its non-exclusive right to cause its Identity Sign to be displayed on the Monument, the terms and conditions contained in this
Section 23.5 shall apply with respect thereto. The name set forth on the Identity Sign to be installed on the Monument, if at all, shall in no event include, identify or otherwise refer to a name which relates to an entity which is of a
character or reputation, or is associated with a political faction or orientation, which is inconsistent with the quality of the Project, or which would otherwise reasonably offend a landlord of a Comparable Building (an “Objectionable
Name”) and any changes in such name shall be subject to the terms of this Section 23.5 below and Landlord’s prior written approval. The parties hereby agree that the name “Versartis, Inc.,” or any reasonable
derivation thereof, shall not be deemed an Objectionable Name. Subject to the Objectionable Name limitations set forth above, the graphics, materials, color, design, lettering, size, quality, specifications and all other aspects of the Identity Sign
shall be subject to the prior written approval of Landlord, which shall not be unreasonably withheld, conditioned or delayed; provided that such aspects of the Identity Sign shall be consistent with the identity signs of the other tenants of the
Building and the Project, and shall also comply with and be subject to all Applicable Laws, including, but not limited to, all requirements of the City of Menlo Park (“City”) (and other applicable governmental authorities); and
provided further that in no event shall the approval by the City (or other applicable governmental authority) of the Identity Sign be deemed a condition precedent to the effectiveness of this Lease. The Identity Sign shall be installed by Landlord,
provided that Tenant shall pay for all costs incurred by Landlord in the installation of the Identity Sign. Landlord shall maintain and repair the Identity Sign and the Monument in accordance with Landlord’s signage maintenance program,
provided that Tenant shall pay for all costs incurred by Landlord in connection with such maintenance and repair, prorated based on the number of tenants identified on the Monument. At the expiration or earlier termination of this Lease (or within
five (5) days following Tenant’s receipt of written notice from Landlord that Tenant’s rights to the Identity Sign have terminated as a result of a default by Tenant under this Lease, beyond any applicable notice and cure period set
forth in the Lease or in accordance with the other terms of this Section 23.5), Tenant shall, at Tenant’s sole cost and expense, cause (a) the Identity Sign to be removed from the Monument and (b) the Monument to be
restored to its condition existing prior to the installation of the Identity Sign (provided that Landlord shall have the right to perform such work and charge Tenant all cost therefor). If Tenant fails to timely remove any Identity Sign and restore
the Monument as provided in this Section 23.5, then Landlord may (but shall not be obligated to) perform such work at Tenant’s sole cost and expense. All costs and expenses incurred by Landlord in connection with this
Section 23.5 shall constitute Rent under this Lease and shall be paid by Tenant to Landlord within ten (10) days following Tenant’s receipt of an invoice therefor. In no event shall Tenant have any right to install or maintain
any Identity Sign at any time during the Lease Term that Tenant is in default under this Lease, beyond any applicable notice and cure period set forth in this Lease. 

  
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 ARTICLE 24 

COMPLIANCE WITH LAW 

Landlord shall comply with all Applicable Laws relating to the Base Building, provided that compliance with such Applicable Laws is not the
responsibility of Tenant under this Lease, and provided further that Landlord’s failure to comply therewith would prohibit Tenant from obtaining or maintaining a certificate of occupancy for the Premises, or would unreasonably and materially
affect the safety of Tenant’s employees or create a significant health hazard for Tenant’s employees, or would otherwise unreasonably adversely affect Tenant’s use of the Premises for the Permitted Use or Tenant’s access to the
Premises. Landlord shall be permitted to include in Operating Expenses any costs or expenses incurred by Landlord under this Article 24 to the extent consistent with the terms of Section 4.2.4 above. Landlord and Tenant
hereby acknowledge that neither the Premises nor the Building have undergone inspection by a Certified Access Specialist (CASp). Tenant shall not do anything or suffer anything to be done in or about the Premises or the Project which will in any way
conflict with any law, statute, ordinance or other governmental rule, regulation or requirement now in force or which may hereafter be enacted or promulgated, including, without limitation, any such governmental regulations related to disabled
access (collectively, “Applicable Laws”). At its sole cost and expense, Tenant shall promptly comply with all Applicable Laws (including the making of any alterations to the Premises required by Applicable Laws) which relate to
(i) Tenant’s use of the Premises for non-general office use, (ii) the Alterations or the Improvements in the Premises, or (iii) the Base Building, but, as to the Base Building, only to the extent such obligations are triggered by
Tenant’s Alterations, the Improvements, or use of the Premises for non-general office use. Should any standard or regulation now or hereafter be imposed on Landlord or Tenant by a state, federal or local governmental body charged with the
establishment, regulation and enforcement of occupational, health or safety standards for employers, employees, landlords or tenants, then Tenant agrees, at its sole cost and expense, to comply promptly with such standards or regulations. The
judgment of any court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any of said governmental measures, shall be conclusive of that fact as
between Landlord and Tenant. 
 ARTICLE 25 

LATE CHARGES 
 If
any installment of Rent or any other sum due from Tenant shall not be received by Landlord or Landlord’s designee when due, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of the overdue amount; provided,
however, with regard to the first such failure in any twelve (12) month period, Landlord will waive such late charge to the extent Tenant cures such failure within five (5) business days following Tenant’s receipt of written notice
from Landlord that the same was not received when due. The late charge shall be deemed 

  
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Additional Rent and the right to require it shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed as liquidated damages or as
limiting Landlord’s remedies in any manner. In addition to the late charge described above, any Rent or other amounts owing hereunder which are not paid within ten (10) days after the date they are due shall bear interest from the date
when due until paid at the “Interest Rate.” For purposes of this Lease, the “Interest Rate” shall be an annual rate equal to the lesser of (i) the annual “Bank Prime Loan” rate cited in the Federal
Reserve Statistical Release Publication H.15(519), published weekly (or such other comparable index as Landlord and Tenant shall reasonably agree upon if such rate ceases to be published), plus four (4) percentage points, and (ii) the
highest rate permitted by applicable law. 
 ARTICLE 26 

LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT 

26.1 Landlord’s Cure. All covenants and agreements to be kept or performed by Tenant under this Lease shall be
performed by Tenant at Tenant’s sole cost and expense and without any reduction of Rent, except to the extent, if any, otherwise expressly provided herein. If Tenant shall fail to perform any obligation under this Lease, and such failure shall
continue in excess of the time allowed under Section 19.1.2, above, unless a specific time period is otherwise stated in this Lease, Landlord may, but shall not be obligated to, make any such payment or perform any such act on
Tenant’s part without waiving its rights based upon any default of Tenant and without releasing Tenant from any obligations hereunder. 

26.2 Tenant’s Reimbursement. Except as may be specifically provided to the contrary in this Lease, but subject to
Section 29.21 below, Tenant shall pay to Landlord, upon delivery by Landlord to Tenant of statements therefor: (i) sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with the remedying by
Landlord of Tenant’s defaults pursuant to the provisions of Section 26.1; and (ii) amounts owing by Tenant pursuant to Article 10 of this Lease. Tenant’s obligations under this Section 26.2 shall
survive the expiration or sooner termination of the Lease Term. 
 ARTICLE 27 

ENTRY BY LANDLORD 

Landlord reserves the right at all reasonable times (during Building Hours with respect to items (i) and (ii) below) and upon at
least twenty-four (24) hours prior notice to Tenant (except in the case of an emergency) to enter the Premises to (i) inspect them; (ii) show the Premises to prospective purchasers, or to current or prospective mortgagees, ground or
underlying lessors or insurers, or during the last twelve (12) months of the Lease Term, to prospective tenants; (iii) post notices of nonresponsibility; or (iv) alter, improve or repair the Premises or the Building, or for structural
alterations, repairs or improvements to the Building or the Building’s systems and equipment. Notwithstanding anything to the contrary contained in this Article 27, Landlord may enter the Premises at any time to (A) perform
services required of Landlord, including janitorial service; (B) take possession due to any breach of this Lease in the manner provided herein; and (C) perform any covenants of Tenant which Tenant fails to perform.

  
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Landlord may make any such entries without the abatement of Rent, except as otherwise provided in this Lease, and may take such reasonable steps as required to accomplish the stated purposes;
provided, however, except for emergencies, in connection with any such entry by Landlord, Landlord shall use commercially reasonable efforts not to unreasonably interfere with Tenant’s use of the Premises and such entries shall be performed
after normal business hours if reasonably practical. Tenant hereby waives any claims for damages or for any injuries or inconvenience to or interference with Tenant’s business, lost profits, any loss of occupancy or quiet enjoyment of the
Premises, and any other loss occasioned thereby. For each of the above purposes, Landlord shall at all times have a key with which to unlock all the doors in the Premises, excluding Tenant’s vaults, safes and special security areas designated
in advance by Tenant. In an emergency, Landlord shall have the right to use any means that Landlord may deem proper to open the doors in and to the Premises. Any entry into the Premises by Landlord in the manner hereinbefore described shall not be
deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an actual or constructive eviction of Tenant from any portion of the Premises. No provision of this Lease shall be construed as obligating Landlord to perform any
repairs, alterations or decorations except as otherwise expressly agreed to be performed by Landlord herein. 
 ARTICLE 28

 TENANT PARKING 

Tenant shall be entitled to use, commencing on the Lease Commencement Date, the amount of unreserved surface parking spaces set forth in
Section 9 of the Summary, which parking spaces shall pertain to unreserved surface parking located in the Project parking facilities. Tenant’s unreserved parking spaces shall be without charge for the initial Lease Term only
(excepting only any parking taxes or other charges imposed by governmental authorities in connection with the use of such parking, as more particularly contemplated below). Tenant shall be responsible for the full amount of any taxes imposed by any
governmental authority in connection with the renting of such parking spaces by Tenant or the use of the parking facilities by Tenant. Tenant’s continued right to use the parking spaces is conditioned upon Tenant abiding by all rules and
regulations which are prescribed from time to time for the orderly operation and use of the parking facilities where the parking spaces are located, including any sticker or other identification system established by Landlord, Tenant’s
cooperation in seeing that Tenant’s employees and visitors also comply with such rules and regulations and Tenant not being in default under this Lease (beyond applicable notice and cure periods set forth in this Lease). Landlord specifically
reserves the right to change the size, configuration, design, layout and all other aspects of the Project parking facilities at any time, provided that Tenant continues to have the right to the same number and type of parking spaces set forth in
Section 9 of the Summary, and Tenant acknowledges and agrees that Landlord may, without incurring any liability to Tenant and without any abatement of Rent under this Lease, from time to time, temporarily close-off or restrict access to
the Project parking facilities for purposes of permitting or facilitating any such construction, alteration or improvements. Landlord may delegate its responsibilities hereunder to a parking operator in which case such parking operator shall have
all the rights of control attributed hereby to the Landlord. The parking spaces rented by Tenant pursuant to this Article 28 are provided to Tenant solely for use by Tenant’s own personnel and such spaces may not be transferred,
assigned, subleased or otherwise alienated by Tenant without Landlord’s prior approval. 

  
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 ARTICLE 29 

MISCELLANEOUS PROVISIONS 

29.1 Terms; Captions. The words “Landlord” and “Tenant” as used herein shall include the plural as well as
the singular. The necessary grammatical changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men or women, as the case may require, shall in all cases be assumed as though in each case fully
expressed. The captions of Articles and Sections are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning of such Articles and Sections. 

29.2 Binding Effect. Subject to all other provisions of this Lease, each of the covenants, conditions and provisions of
this Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective heirs, personal representatives, successors or assigns, provided this clause shall not
permit any assignment by Tenant contrary to the provisions of Article 14 of this Lease. 
 29.3 No Air
Rights. No rights to any view or to light or air over any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease. If at any time any windows of the Premises is temporarily darkened or the light or
view therefrom is obstructed by reason of any repairs, improvements, maintenance or cleaning in or about the Project, the same shall be without liability to Landlord and without any reduction or diminution of Tenant’s obligations under this
Lease. 
 29.4 Modification of Lease. Should any current or prospective mortgagee or ground lessor for the
Building or Project require a modification of this Lease, which modification will not cause a new or increased cost or expense to Tenant or in any other way unreasonably adversely change the rights and obligations of Tenant hereunder, then and in
such event, Tenant agrees that this Lease may be so modified and agrees to execute whatever documents are reasonably required therefor and to deliver the same to Landlord within ten (10) business days following a request therefor. At the
request of Landlord or any mortgagee or ground lessor, Tenant agrees to execute a short form of Lease and deliver the same to Landlord within ten (10) business days following the request therefor. 

29.5 Transfer of Landlord’s Interest. Tenant acknowledges that Landlord has the right to transfer all or any portion
of its interest in the Project or Building and in this Lease, and Tenant agrees that in the event of any such transfer, Landlord shall automatically be released from all liability under this Lease and Tenant agrees to look solely to such transferee
for the performance of Landlord’s obligations hereunder after the date of transfer and such transferee shall be deemed to have fully assumed and be liable for all obligations of this Lease to be performed by Landlord, including the return of
any Security Deposit, and Tenant shall attorn to such transferee. Tenant further acknowledges that Landlord may assign its interest in this Lease to a mortgage lender as additional security and agrees that such an assignment shall not release
Landlord from its obligations hereunder and that Tenant shall continue to look to Landlord for the performance of its obligations hereunder. 

  
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 29.6 Prohibition Against Recording or Publication. Neither this Lease, nor
any memorandum, affidavit or other writing with respect thereto, shall be recorded or otherwise published by Tenant or by anyone acting through, under or on behalf of Tenant. 

29.7 Landlord’s Title. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein
contained shall empower Tenant to do any act which can, shall or may encumber the title of Landlord. 
 29.8
Relationship of Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between
Landlord and Tenant. 
 29.9 Application of Payments. Landlord shall have the right to apply payments received
from Tenant pursuant to this Lease, regardless of Tenant’s designation of such payments, to satisfy any obligations of Tenant hereunder, in such order and amounts as Landlord, in its sole discretion, may elect. 

29.10 Time of Essence. Time is of the essence with respect to the performance of every provision of this Lease in which
time of performance is a factor. 
 29.11 Partial Invalidity. If any term, provision or condition contained in
this Lease shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, provision or condition to persons or circumstances other than those with respect to which it is invalid or unenforceable,
shall not be affected thereby, and each and every other term, provision and condition of this Lease shall be valid and enforceable to the fullest extent possible permitted by law. 

29.12 No Warranty. In executing and delivering this Lease, Tenant has not relied on any representations, including, but
not limited to, any representation as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on the
same basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the exhibits attached hereto. Tenant agrees that neither Landlord nor any agent of Landlord has made any representation or warranty with
respect to the physical condition of the Building, the Project, the land upon which the Building or the Project are located, or the Premises, or the expenses of operation of the Premises, the Building or the Project, or any other matter or thing
affecting or related to the Premises, except as herein expressly set forth in the provisions of this Lease. 
 29.13
Landlord Exculpation. The liability of Landlord or the Landlord Parties to Tenant for any default by Landlord under this Lease or arising in connection herewith or with Landlord’s operation, management, leasing, repair,
renovation, alteration or any other matter relating to the Project or the Premises shall be limited solely and exclusively to an amount which is equal to the interest of Landlord in the Building (including any sales or insurance proceeds received by
Landlord or the Landlord Parties in connection with the Project, Building or  

  
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Premises). Neither Landlord, nor any of the Landlord Parties shall have any personal liability therefor, and Tenant hereby expressly waives and releases such personal liability on behalf of
itself and all persons claiming by, through or under Tenant. The limitations of liability contained in this Section 29.13 shall inure to the benefit of Landlord’s and the Landlord Parties’ present and future partners,
beneficiaries, officers, directors, trustees, shareholders, agents and employees, and their respective partners, heirs, successors and assigns. Under no circumstances shall any present or future partner of Landlord (if Landlord is a partnership), or
trustee or beneficiary (if Landlord or any partner of Landlord is a trust), have any liability for the performance of Landlord’s obligations under this Lease. Notwithstanding any contrary provision herein, neither Landlord nor the Landlord
Parties shall be liable under any circumstances for injury or damage to, or interference with, Tenant’s business, including but not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or
loss of use, in each case, however occurring. 
 29.14 Entire Agreement. It is understood and acknowledged that there are no
oral agreements between the parties hereto affecting this Lease and this Lease constitutes the parties’ entire agreement with respect to the leasing of the Premises and supersedes and cancels any and all previous negotiations, arrangements,
brochures, agreements and understandings, if any, between the parties hereto (including, without limitation, any confidentiality agreement, letter of intent, request for proposal, or similar agreement previously entered into between Landlord and
Tenant in anticipation of this Lease) or displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof shall be used to interpret or construe this Lease. None of the terms, covenants, conditions or provisions of this
Lease can be modified, deleted or added to except in writing signed by the parties hereto. 
 29.15 Right to Lease.
Landlord reserves the absolute right to effect such other tenancies in the Project as Landlord in the exercise of its sole business judgment shall determine to best promote the interests of the Building or Project. Tenant does not rely on the fact,
nor does Landlord represent, that any specific tenant or type or number of tenants shall, during the Lease Term, occupy any space in the Building or Project. 

29.16 Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, inability to
obtain services, labor, or materials or reasonable substitutes therefor, governmental actions, civil commotions, fire or other casualty, and other causes beyond the reasonable control of the party obligated to perform, except with respect to the
obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this Lease and except as to Tenant’s obligations under Articles 5 and 24 of this Lease (collectively, a “Force
Majeure”), notwithstanding anything to the contrary contained in this Lease, shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and, therefore, if this Lease specifies a time period for
performance of an obligation of either party, that time period shall be extended by the period of any delay in such party’s performance caused by a Force Majeure. Notwithstanding any provision to the contrary contained herein, the provisions of
this Section 29.16 in connection with a Force Majeure delay shall apply to Tenant’s performance of any alterations or improvements to the Premises in order to comply with Article 24, above. In addition, the time periods
specified in Section 6.4 and Article 11 shall not be subject to extension for Force Majeure delays pursuant to this Section 29.16. 

  
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 29.17 Waiver of Redemption by Tenant. Tenant hereby waives, for Tenant and
for all those claiming under Tenant, any and all rights now or hereafter existing to redeem by order or judgment of any court or by any legal process or writ, Tenant’s right of occupancy of the Premises after any termination of this Lease.

 29.18 Notices. All notices, demands, statements or communications (collectively, “Notices”) given or
required to be given by either party to the other hereunder shall be in writing, shall be (A) delivered by a nationally recognized overnight courier, or (B) delivered personally. Any such Notice shall be delivered (i) to Tenant at the
appropriate address set forth in Section 10 of the Summary, or to such other place as Tenant may from time to time designate in a Notice to Landlord; or (ii) to Landlord at the addresses set forth in Section 11 of the
Summary, or to such other firm or to such other place as Landlord may from time to time designate in a Notice to Tenant. Any Notice will be deemed given on the date of receipted delivery, of refusal to accept delivery, or when delivery is first
attempted but cannot be made due to a change of address for which no Notice was given. If Tenant is notified of the identity and address of Landlord’s mortgagee or ground or underlying lessor, then Tenant shall give to such mortgagee or ground
or underlying lessor written notice of any default by Landlord under the terms of this Lease by registered or certified mail, and, provided that Tenant has received a subordination, non-disturbance and attornment agreement from such mortgagee or
ground or underlying lessor pursuant to Article 18 above, such mortgagee or ground or underlying lessor shall be given a reasonable opportunity to cure such default prior to Tenant’s exercising any remedy available to Tenant. The
party delivering Notice shall use commercially reasonable efforts to provide a courtesy copy of each such Notice to the receiving party via electronic mail. 

29.19 Joint and Several. If there is more than one Tenant, the obligations imposed upon Tenant under this Lease shall be
joint and several. 
 29.20 Authority. If Tenant is a corporation, trust or partnership, each individual
executing this Lease on behalf of Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in California and that Tenant has full right and authority to execute and deliver this Lease and that
each person signing on behalf of Tenant is authorized to do so. In such event, Tenant shall, within ten (10) days after execution of this Lease, deliver to Landlord satisfactory evidence of such authority and, if a corporation, upon demand by
Landlord, also deliver to Landlord satisfactory evidence of (i) good standing in Tenant’s state of incorporation and (ii) qualification to do business in California. 

29.21 Attorneys’ Fees. In the event that either Landlord or Tenant should bring suit for the possession of the
Premises, for the recovery of any sum due under this Lease, or because of the breach of any provision of this Lease or for any other relief against the other, then all costs and expenses, including reasonable attorneys’ fees, incurred by the
prevailing party therein shall be paid by the other party, which obligation on the part of the other party shall be deemed to have accrued on the date of the commencement of such action and shall be enforceable whether or not the action is
prosecuted to judgment. 

  
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 29.22 Governing Law; WAIVER OF TRIAL BY JURY. This Lease shall be construed
and enforced in accordance with the laws of the State of California. IN ANY ACTION OR PROCEEDING ARISING HEREFROM, LANDLORD AND TENANT HEREBY CONSENT TO (I) THE JURISDICTION OF ANY COMPETENT COURT WITHIN THE STATE OF CALIFORNIA,
(II) SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY CALIFORNIA LAW, AND (III) IN THE INTEREST OF SAVING TIME AND EXPENSE, TRIAL WITHOUT A JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE
OTHER OR THEIR SUCCESSORS IN RESPECT OF ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE, OR ANY EMERGENCY OR
STATUTORY REMEDY. IN THE EVENT LANDLORD COMMENCES ANY SUMMARY PROCEEDINGS OR ACTION FOR NONPAYMENT OF BASE RENT OR ADDITIONAL RENT, TENANT SHALL NOT INTERPOSE ANY COUNTERCLAIM OF ANY NATURE OR DESCRIPTION (UNLESS SUCH COUNTERCLAIM SHALL BE
MANDATORY) IN ANY SUCH PROCEEDING OR ACTION, BUT SHALL BE RELEGATED TO AN INDEPENDENT ACTION AT LAW. 
 29.23 Submission
of Lease. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of, option for or option to lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord
and Tenant. 
 29.24 Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any
real estate broker or agent in connection with the negotiation of this Lease, excepting only the real estate brokers or agents specified in Section 12 of the Summary (the “Brokers”), and that they know of no other real
estate broker or agent who is entitled to a commission in connection with this Lease. Landlord shall pay the Brokers pursuant to the terms of separate commission agreements. Each party agrees to indemnify and defend the other party against and hold
the other party harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, costs and expenses (including without limitation reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation
alleged to be owing on account of any dealings with any real estate broker or agent, other than the Brokers, occurring by, through, or under the indemnifying party. 

29.25 Independent Covenants. This Lease shall be construed as though the covenants herein between Landlord and Tenant are
independent and not dependent and Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its obligations set forth herein, Tenant shall not be entitled to make any repairs or perform
any acts hereunder at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord. 

29.26 Project or Building Name and Signage. Landlord shall have the right at any time to change the name of the Project
or Building and to install, affix and maintain any and all signs on the exterior and on the interior of the Project or Building as Landlord may, in Landlord’s sole discretion, desire. Tenant shall not use the name of the Project or Building or
use pictures or illustrations of the Project or Building in advertising or other publicity or for any purpose other than as the address of the business to be conducted by Tenant in the Premises, without the prior written consent of Landlord.

  
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 29.27 Counterparts. This Lease may be executed in counterparts with the same
effect as if both parties hereto had executed the same document. Both counterparts shall be construed together and shall constitute a single lease. 

29.28 Confidentiality. Tenant acknowledges that the content of this Lease and any related documents are confidential
information. Except as otherwise required by Applicable Laws, Tenant shall keep such confidential information strictly confidential and shall not disclose such confidential information to any person or entity other than Tenant’s financial,
legal, and space planning consultants, prospective purchasers, prospective lenders, investors, or any independent auditors, third parties designated to review Direct Expenses as set forth in Section 4.6, above, its directors, officers,
employees, attorneys, and proposed Transferees. Landlord acknowledges that the content of this Lease and any related documents are confidential information. Landlord shall keep such confidential information strictly confidential and shall not
disclose such confidential information to any person or entity other than Landlord’s financial, legal and space planning consultants, or its directors, officers, employees, attorneys, accountants, prospective lenders, prospective purchasers,
and current and potential partners. Moreover, Landlord has advised Tenant that Landlord is obligated to regularly provide financial information concerning the Landlord and/or its affiliates (including Kilroy Realty Corporation, a public company
whose shares of stock are listed on the New York Stock Exchange) to the shareholders of its affiliates, to the Federal Securities and Exchange Commission and other regulatory agencies, and to auditors and underwriters, which information may include
summaries of financial information concerning leases, rents, costs and results of operations of its real estate business, including any rents or results of operations affected by this Lease. To the extent Tenant is a publicly traded corporation,
Tenant may be obligated to regularly provide financial information concerning Tenant and/or its affiliates to the shareholders of its affiliates, to the Federal Securities and Exchange Commission and other regulatory agencies, and to auditors and
underwriters, which information may include summaries of financial information concerning leases, rents, costs and results of operations of its business, including any financial obligations set forth in this Lease. This provision shall survive the
expiration or earlier termination of this Lease for one (1) year. 
 29.29 Transportation Management. Tenant shall
fully comply with all present or future programs implemented by Landlord in its commercially reasonable discretion, or otherwise mandated by governmental authorities, intended to manage parking, transportation or traffic in and around the Building,
and in connection therewith, Tenant shall take responsible action for the transportation planning and management of all employees located at the Premises by working directly with Landlord, any governmental transportation management organization or
any other transportation-related committees or entities. 
 29.30 Building Renovations. It is specifically
understood and agreed that Landlord has made no representation or warranty to Tenant and has no obligation and has made no promises to alter, remodel, improve, renovate, repair or decorate the Premises, Building, or any part thereof and that no
representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant except as specifically set forth herein or in the Work Letter. However, Tenant hereby acknowledges that Landlord is currently renovating or
may during the Lease Term renovate, improve, alter, or modify (collectively, the “Renovations”) the Project, the Building and/or the Premises including without limitation the parking structure, common areas, 

  
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systems and equipment, roof, and structural portions of the same, which Renovations may include, without limitation, (i) installing sprinklers in the Building common areas and tenant spaces,
(ii) modifying the common areas and tenant spaces to comply with applicable laws and regulations, including regulations relating to the physically disabled, seismic conditions, and building safety and security, and (iii) installing new
floor covering, lighting, and wall coverings in the Building common areas, and in connection with any Renovations, Landlord may, among other things, erect scaffolding or other necessary structures in the Building, limit or eliminate access to
portions of the Project, including portions of the common areas, or perform work in the Building, which work may create noise, dust or leave debris in the Building. Tenant hereby agrees that such Renovations and Landlord’s actions in connection
with such Renovations shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent; provided, however, Landlord shall use commercially reasonable efforts to not unreasonably adversely interfere with
Tenant’s use of the Premises for the Permitted Use or Tenant’s access to the Premises. Landlord shall have no responsibility or for any reason be liable to Tenant for any direct or indirect injury to or interference with Tenant’s
business arising from the Renovations, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the whole or any part of the Premises or of Tenant’s personal property or improvements resulting from the
Renovations or Landlord’s actions in connection with such Renovations, or for any inconvenience or annoyance occasioned by such Renovations or Landlord’s actions. 

29.31 No Violation. Tenant hereby warrants and represents that neither its execution of nor performance under this Lease
shall cause Tenant to be in violation of any agreement, instrument, contract, law, rule or regulation by which Tenant is bound, and Tenant shall protect, defend, indemnify and hold Landlord harmless against any claims, demands, losses, damages,
liabilities, costs and expenses, including, without limitation, reasonable attorneys’ fees and costs, arising from Tenant’s breach of this warranty and representation. 

29.32 Communications and Computer Lines. Tenant may install, maintain, replace, remove or use any communications or
computer wires and cables (collectively, the “Lines”) at the Project in or serving the Premises, provided that (i) Tenant shall obtain Landlord’s prior written consent (which shall not be unreasonably withheld, conditioned
or delayed), use Landlord’s designated contractor for provision of cabling and riser management services (or, if Landlord does not have a designated contractor, then an experienced and qualified contractor reasonably approved in writing by
Landlord), and comply with all of the other provisions of Articles 7 and 8 of this Lease, (ii) an acceptable number of spare Lines and space for additional Lines shall be maintained for existing and future occupants of the Project,
as determined in Landlord’s reasonable opinion, (iii) the Lines therefor (including riser cables) shall be (x) appropriately insulated to prevent excessive electromagnetic fields or radiation, (y) surrounded by a protective
conduit reasonably acceptable to Landlord, and (z) identified in accordance with the “Identification Requirements,” as that term is set forth hereinbelow, (iv) any new or existing Lines servicing the Premises shall comply with
all applicable governmental laws and regulations, and (v) Tenant shall pay all costs in connection therewith. All Lines shall be clearly marked with adhesive plastic labels (or plastic tags attached to such Lines with wire) to show
Tenant’s name, suite number, telephone number and the name of the person to contact in the case of an emergency (A) every four feet (4’) outside the Premises (specifically including, but not limited to, the electrical room risers
and other Common Areas), and (B) at the Lines’  

  
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termination point(s) (collectively, the “Identification Requirements”). Upon the expiration of the Lease Term, or immediately following any earlier termination of this Lease,
Tenant shall (unless Landlord provides prior written notice to Tenant to the contrary), at Tenant’s sole cost and expense, remove all Lines installed by Tenant, and repair any damage caused by such removal; provided that, if this Lease
terminates on the originally scheduled Lease Expiration Date (specifically excluding any extensions or renewals thereof), then Tenant shall have no obligation to remove any Lines installed by Tenant to the extent that such Lines will be usable by
the subsequent tenant of the Premises (as determined in Landlord’s reasonable discretion). In the event that Tenant fails to complete such removal and/or fails to repair any damage caused by the removal of any Lines, Landlord may do so and may
charge the cost thereof to Tenant. Landlord reserves the right to require that Tenant remove any Lines located in or serving the Premises which are installed in violation of these provisions, or which are at any time (1) are in violation of any
Applicable Laws, (2) are inconsistent with then-existing industry standards (such as the standards promulgated by the National Fire Protection Association (e.g., such organization’s “2002 National Electrical Code”)), or
(3) otherwise represent a dangerous or potentially dangerous condition. 
 29.33 Hazardous Substances.  

29.33.1 Definitions. For purposes of this Lease, the following definitions shall apply: “Hazardous Material(s)”
shall mean any solid, liquid or gaseous substance or material that is described or characterized as a toxic or hazardous substance, waste, material, pollutant, contaminant or infectious waste, or any matter that in certain specified quantities would
be injurious to the public health or welfare, or words of similar import, in any of the “Environmental Laws,” as that term is defined below, or any other words which are intended to define, list or classify substances by reason of
deleterious properties such as ignitability, corrosivity, reactivity, carcinogenicity, toxicity or reproductive toxicity and includes, without limitation, asbestos, petroleum (including crude oil or any fraction thereof, natural gas, natural gas
liquids, liquefied natural gas, or synthetic gas usable for fuel, or any mixture thereof), petroleum products, polychlorinated biphenyls, urea formaldehyde, radon gas, nuclear or radioactive matter, medical waste, soot, vapors, fumes, acids,
alkalis, chemicals, microbial matters (such as molds, fungi or other bacterial matters), biological agents and chemicals which may cause adverse health effects, including but not limited to, cancers and /or toxicity. “Environmental
Laws” shall mean any and all federal, state, local or quasi-governmental laws (whether under common law, statute or otherwise), ordinances, decrees, codes, rulings, awards, rules, regulations or guidance or policy documents now or hereafter
enacted or promulgated and as amended from time to time, in any way relating to (i) the protection of the environment, the health and safety of persons (including employees), property or the public welfare from actual or potential release,
discharge, escape or emission (whether past or present) of any Hazardous Materials or (ii) the manufacture, processing, distribution, use, treatment, storage, disposal, transport or handling of any Hazardous Materials. 

29.33.2 Compliance with Environmental Laws. Landlord covenants that during the Lease Term, Landlord shall comply with all
Environmental Laws in accordance with, and as required by, the TCCs of Article 24 of this Lease. Tenant represents and warrants that, except as herein set forth, it will not use, store or dispose of any Hazardous Materials in or on the
Premises. However, notwithstanding the preceding sentence, Landlord agrees that Tenant may 

  
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use, store and properly dispose of commonly available household cleaners and chemicals to maintain the Premises and Tenant’s routine office operations (such as printer toner and copier
toner) (hereinafter the “Permitted Chemicals”). Landlord and Tenant acknowledge that any or all of the Permitted Chemicals described in this paragraph may constitute Hazardous Materials. However, Tenant may use, store and dispose of
same, provided that in doing so, Tenant fully complies with all Environmental Laws. To the actual knowledge of Landlord’s Senior Asset Manager with respect to the Project as of the date of this Lease, without any duty of investigation or any
duty of inquiry, Landlord has not, as of the date of this Lease, received from any applicable governmental agency any written notice of violation or violations (or claim thereof) of Environmental Laws with regard to the Premises or the Building
existing as of the date of this Lease. 
 29.33.3 Tenant Hazardous Materials. During the Lease Term, Tenant will
(i) obtain and maintain in full force and effect all Environmental Permits (as defined below) that may be required from time to time under any Environmental Laws applicable to Tenant or Tenant’s operations in, on, or about, the Premises,
and (ii) comply with all terms and conditions of all such Environmental Permits and with all other Environmental Laws. “Environmental Permits” means, collectively, any and all permits, consents, licenses, approvals and
registrations of any nature at any time required pursuant to, or in order to comply with any Environmental Law. On or before the Lease Commencement Date and on each annual anniversary of the Commencement Date thereafter, as well as at any other time
following Tenant’s receipt of a reasonable request from Landlord, Tenant agrees to deliver to Landlord a list of all Hazardous Materials (other than Permitted Chemicals) anticipated to be used by Tenant in the Premises and the quantities
thereof. At any time following Tenant’s receipt of a request from Landlord, Tenant shall promptly complete a “hazardous materials questionnaire” using the form then-provided by Landlord. Upon the expiration or earlier termination of
this Lease, Tenant agrees to promptly remove from the Premises, the Building and the Project, at its sole cost and expense, any and all Hazardous Materials, including any equipment or systems containing Hazardous Materials, which are installed,
brought upon, stored, used, generated or released upon, in, under or about the Premises, the Building, and/or the Project or any portion thereof by Tenant and/or any Tenant Parties (such obligation to survive the expiration or sooner termination of
this Lease). Nothing in this Lease shall impose any liability on Tenant for any Hazardous Materials in existence on the Premises, Building or Project prior to the Lease Commencement Date or brought onto the Premises, Building or Project after the
Lease Commencement Date by any third parties not under Tenant’s control. 
 29.33.4 Landlord’s Right of Environmental
Audit. Landlord may, upon reasonable notice to Tenant, be granted access to and enter the Premises no more than once annually to perform or cause to have performed an environmental inspection, site assessment or audit. Such environmental
inspector or auditor may be chosen by Landlord, in its sole discretion, and be performed at Landlord’s sole expense. To the extent that the report prepared upon such inspection, assessment or audit, indicates the presence of Hazardous Materials
in violation of Environmental Laws, or provides reasonable recommendations or suggestions to prohibit the release, discharge, escape or emission of any Hazardous Materials at, upon, under or within the Premises, or to comply with any Environmental
Laws, Tenant shall promptly, at Tenant’s sole expense, comply with such recommendations or suggestions, including, but not limited to performing such additional investigative or subsurface investigations or remediation(s) as

  
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recommended by such inspector or auditor, to the extent associated with Hazardous Materials introduced at, upon, under or within the Premises by, or on behalf of, Tenant or the Tenant Parties.
Notwithstanding the above, if at any time, Landlord has actual notice or reasonable cause to believe that Tenant has violated, or permitted any violations of any Environmental Law, then Landlord will be entitled to perform its environmental
inspection, assessment or audit at any time, notwithstanding the above mentioned annual limitation, and Tenant must reimburse Landlord for the cost or fees incurred for such as Additional Rent to the extent such inspection, assessment, or audit
identifies a violation of Environmental Laws by, permitted by, or on behalf of, Tenant or the Tenant Parties. 
 29.33.5
Indemnifications. Landlord agrees to indemnify, defend, protect and hold harmless Tenant and the Tenant Parties from and against any liability, obligation, damage or costs, including without limitation, attorneys’ fees and costs,
resulting directly or indirectly from any use, presence, removal or disposal of any Hazardous Materials to the extent such liability, obligation, damage or costs was a result of actions caused or knowingly permitted by Landlord or a Landlord Party.
Tenant agrees to indemnify, defend, protect and hold harmless the Landlord Parties from and against any liability, obligation, damage or costs, including without limitation, attorneys’ fees and costs, resulting directly or indirectly from any
use, presence, removal or disposal of any Hazardous Materials or breach of any provision of this section, to the extent such liability, obligation, damage or costs was a result of actions caused or permitted by Tenant or a Tenant Party. 

29.34 Development of the Project. 

29.34.1 Subdivision. Landlord reserves the right to further subdivide all or a portion of the Project; provided, however,
Landlord shall not unreasonably adversely interfere with Tenant’s use of the Premises for the Permitted Use or Tenant’s access to the Premises in connection therewith. Tenant agrees to execute and deliver, upon demand by Landlord and in
the form requested by Landlord, any additional documents needed to conform this Lease to the circumstances resulting from such subdivision. 

29.34.2 The Other Improvements. If portions of the Project or property adjacent to the Project (collectively, the “Other
Improvements”) are owned by an entity other than Landlord, Landlord, at its option, may enter into an agreement with the owner or owners of any or all of the Other Improvements to provide (i) for reciprocal rights of access and/or use
of the Project and the Other Improvements, (ii) for the common management, operation, maintenance, improvement and/or repair of all or any portion of the Project and the Other Improvements, (iii) for the allocation of a portion of the
Direct Expenses to the Other Improvements and the operating expenses and taxes for the Other Improvements to the Project, and (iv) for the use or improvement of the Other Improvements and/or the Project in connection with the improvement,
construction, and/or excavation of the Other Improvements and/or the Project; provided, however, Landlord shall not unreasonably adversely interfere with Tenant’s use of the Premises for the Permitted Use or Tenant’s access to the Premises
in connection therewith. Nothing contained herein shall be deemed or construed to limit or otherwise affect Landlord’s right to convey all or any portion of the Project or any other of Landlord’s rights described in this Lease. 

  
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 29.34.3 Construction of Project and Other Improvements. Tenant acknowledges
that portions of the Project and/or the Other Improvements may be under construction following Tenant’s occupancy of the Premises, and that such construction may result in levels of noise, dust, obstruction of access, etc. which are in excess
of that present in a fully constructed project. Tenant hereby waives any and all rent offsets or claims of constructive eviction which may arise in connection with such construction; provided, however, Landlord shall use commercially reasonable
efforts to not unreasonably adversely interfere with Tenant’s use of the Premises for the Permitted Use or Tenant’s access to the Premises in connection therewith. 

29.35 Office and Communications Services. 

29.35.1 The Provider. Landlord has advised Tenant that certain office and communications services (which may include, without
limitation, cable or satellite television service) may be offered to tenants of the Building by a concessionaire (which may or may not have exclusive rights to offer such services in the Building) under contract to Landlord
(“Provider”). Tenant shall be permitted to contract with Provider for the provision of any or all of such services on such terms and conditions as Tenant and Provider may agree. 

29.35.2 Other Terms. Tenant acknowledges and agrees that: (i) Landlord has made no warranty or representation to Tenant
with respect to the availability of any such services, or the quality, reliability or suitability thereof; (ii) the Provider is not acting as the agent or representative of Landlord in the provision of such services, and Landlord shall have no
liability or responsibility for any failure or inadequacy of such services, or any equipment or facilities used in the furnishing thereof, or any act or omission of Provider, or its agents, employees, representatives, officers or contractors;
(iii) Landlord shall have no responsibility or liability for the installation, alteration, repair, maintenance, furnishing, operation, adjustment or removal of any such services, equipment or facilities; and (iv) any contract or other
agreement between Tenant and Provider shall be independent of this Lease, the obligations of Tenant hereunder, and the rights of Landlord hereunder, and, without limiting the foregoing, no default or failure of Provider with respect to any such
services, equipment or facilities, or under any contract or agreement relating thereto, shall have any effect on this Lease or give to Tenant any offset or defense to the full and timely performance of its obligations hereunder, or entitle Tenant to
any abatement of rent or additional rent or any other payment required to be made by Tenant hereunder, or constitute any accrual or constructive eviction of Tenant, or otherwise give rise to any other claim of any nature against Landlord. 

29.36 Water Sensors. In connection with Tenant’s occupancy of the Premises pursuant to this Lease, Landlord may elect, in
its sole and absolute discretion, to install, at its sole cost and expense, web-enabled wireless water leak sensor devices designed to alert Tenant on a twenty-four (24) hour seven (7) day per week basis if a water leak is occurring in the
Premises (which water sensor device(s) located in the Premises shall be referred to herein as “Water Sensors”). If Landlord elects to install the Water Sensors, the Water Sensors shall be installed in areas in the Premises where
water is utilized (such as sinks, pipes, faucets, water heaters, coffee machines, ice machines, water dispensers and water fountains), and in locations as determined by Landlord (the “Sensor Areas”). In connection with any
Alterations, Landlord, in its sole and absolute discretion, may require Tenant to install or update Water Sensors (to the extent relating to the 

  
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Alterations). With respect to Tenant’s installation of any such Water Sensors, Tenant shall obtain Landlord’s prior written consent (which shall not be unreasonably withheld,
conditioned or delayed), use an experienced and qualified contractor reasonably designated by Landlord, and comply with all of the other provisions of Article 8 of this Lease. Tenant shall, at Tenant’s sole cost and expense, pursuant to
Article 7 of this Lease keep any Water Sensors located in the Premises (regardless of whether installed by Landlord, Tenant or a third party) in good working order, repair and condition at all times during the Lease Term and comply with
all of the other provisions of Article 7 of this Lease with respect thereto. Landlord has neither an obligation to repair or otherwise maintain any of the Water Sensors. Landlord may elect, in Landlord’s sole discretion, to set the
Water Sensors to alert Landlord, or certain of Landlord’s employees, agents, or service providers (collectively, “Landlord’s Water Sensor Designees”) if a water leak is occurring in the Premises. In connection with the
foregoing, Tenant hereby releases Landlord and Landlord’s Water Sensor Designees from any responsibility or liability relating to (i) the Water Sensors, (ii) any damage caused by a water leak in the Premises, (iii) any failure by
Landlord or the Landlord’s Water Sensor Designees to respond to any alerts from the Water Sensors, and (iv) the manner in which Landlord or Landlord’s Water Sensor Designees respond to an alert from the Water Sensors, in each case
expressly excluding the willful misconduct of Landlord and Landlord’s Water Sensor Designees. In consideration for the foregoing release, Landlord shall endeavor to respond (or endeavor to cause Landlord’s Water Sensor Designees to
respond) to any alerts Landlord or Landlord’s Water Sensor Designees may receive from the Water Sensors to attempt to minimize the damage caused by a water leak; provided, however, the parties acknowledge that Landlord and Landlord’s Water
Sensor Designees may not have access to certain areas within the Premises. Notwithstanding the foregoing or any provision to the contrary contained herein, Tenant hereby releases Landlord and Landlord’s Water Sensor Designees from any
obligation to monitor the Water Sensors and, except in connection with Landlord’s willful misconduct, as set forth above, Tenant hereby releases Landlord and Landlord’s Water Sensor Designees from any obligation to repair or otherwise
maintain the Water Sensors. Upon the expiration of the Lease Term, or immediately following any earlier termination of this Lease, Landlord reserves the right to require Tenant, at Tenant’s sole cost and expense, to remove all Water Sensors
installed in the Premises (whether installed by Tenant or a third party), and repair any damage caused by such removal; provided, however, if Landlord does not require Tenant to remove the Water Sensors as contemplated by the foregoing, then Tenant
shall leave the Water Sensors in place together with all necessary user information such that the same may be used by a future occupant of the Premises (e.g., the Water Sensors shall be unblocked and ready for use by a third-party); and provided
further that in no event shall Tenant be obligated to remove any Water Sensors installed in the Premises by, or on behalf of, Landlord. If Tenant is required to remove the Water Sensors pursuant to the foregoing and Tenant fails to complete such
removal and/or fails to repair any damage caused by the removal of any Water Sensors, Landlord may do so and may charge the cost thereof to Tenant. 

29.37 No Discrimination. Tenant covenants by and for itself, its heirs, executors, administrators and assigns, and all
persons claiming under or through Tenant, and this Lease is made and accepted upon and subject to the following conditions: that there shall be no discrimination against or segregation of any person or group of persons, on account of race, color,
creed, sex, religion, marital status, ancestry or national origin in the leasing, subleasing, transferring, use, or enjoyment of the Premises, nor shall Tenant itself, or any person claiming under or through Tenant, establish or permit such practice
or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy, of tenants, lessees, sublessees, subtenants or vendees in the Premises. 

  
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 29.38 LEED Certification. Landlord may, in Landlord’s sole and absolute
discretion, elect to apply to obtain or maintain a LEED certification for the Project (or portion thereof), or other applicable certification in connection with Landlord’s sustainability practices for the Project (as such sustainability
practices are to be determined by Landlord, in its sole and absolute discretion, from time to time). In the event that Landlord elects to pursue such an aforementioned certification, Tenant shall, provided it is at no more than a de minimus cost or
expense to Tenant, promptly cooperate with the Landlord’s efforts in connection therewith and provide Landlord with any documentation it may need in order to obtain or maintain the aforementioned certification (which cooperation may include,
but shall not be limited to, Tenant complying with certain standards pertaining to the purchase of materials used in connection with any Alterations or improvements undertaken by the Tenant in the Project, the sharing of documentation pertaining to
any Alterations or improvements undertaken by Tenant in the Project with Landlord, and the sharing of Tenant’s billing information pertaining to trash removal and recycling related to Tenant’s operations in the Project). 

29.39 Utility Billing Information. In the event that the Tenant is permitted to contract directly for the provision of
electricity, gas and/or water services to the Premises with the third-party provider thereof (all in Landlord’s sole and absolute discretion), Tenant shall promptly, but in no event more than five (5) business days following its receipt of
each and every invoice for such items from the applicable provider, provide Landlord with a copy of each such invoice. Tenant acknowledges that pursuant to California Public Resources Code Section 25402.10 and the regulations adopted pursuant
thereto (collectively the “Energy Disclosure Requirements”), Landlord may be required to disclose information concerning Tenant’s energy usage at the Building to certain third parties, including, without limitation, prospective
purchasers, lenders and tenants of the Building (the “Tenant Energy Use Disclosure”). Tenant hereby (A) consents to all such Tenant Energy Use Disclosures, and (B) acknowledges that Landlord shall not be required to notify
Tenant of any Tenant Energy Use Disclosure. Further, Tenant hereby releases Landlord from any and all losses, costs, damages, expenses and liabilities relating to, arising out of and/or resulting from any Tenant Energy Use Disclosure. The terms of
this Section 29.39 shall survive the expiration or earlier termination of this Lease.  
 29.40 Green
Cleaning/Recycling. To the extent a “green cleaning program” and/or a recycling program is implemented by Landlord in the Building and/or Project (each in Landlord’s sole and absolute discretion), Tenant shall, at
Tenant’s sole cost and expense, comply with the provisions of each of the foregoing programs (e.g., Tenant shall separate waste appropriately so that it can be efficiently processed by Landlord’s particular recycling contractors). To the
extent Tenant fails to comply with any of Landlord’s recycling programs contemplated by the foregoing, Tenant shall be required to pay any contamination charges related to such non-compliance. 

 29.41 Shuttle Service. Subject to the provisions of this Section 29.43, so long as Tenant is not in default
under this Lease, and so long as Landlord, in Landlord’s sole and absolute discretion, permits a shuttle service (the “Shuttle Service”) to operate at the Project, Tenant’s employees (“Shuttle Service
Riders”) shall be entitled to use the Shuttle Service operated at the Project. The use of the Shuttle Service shall be subject to the reasonable rules 

  
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and regulations (including rules regarding hours of use) established from time to time by Landlord, in its sole and absolute discretion, and/or the operator of the Shuttle Service. Landlord and
Tenant acknowledge that the use of the Shuttle Service by the Shuttle Service Riders shall be at their own risk and that the terms and provisions of Section 10.1 of this Lease shall apply to Tenant and the Shuttle Service Rider’s
use of the Shuttle Service. The costs of operating, maintaining and repairing the Shuttle Service shall be included as part of Operating Expenses. Tenant acknowledges that the provisions of this Section 29.43 shall not be deemed to be a
representation by Landlord that Landlord shall continuously maintain the Shuttle Service (or any other shuttle service) throughout the Lease Term, and Landlord shall have the right, at Landlord’s sole discretion, to expand, contract, eliminate
or otherwise modify all Shuttle Services provided by it. Landlord or the operator of the Shuttle Service shall have a right to charge a fee to the users of the Shuttle Service. No expansion, contraction, elimination or modification of any or all
Shuttle Services, and no termination of Tenant’s or the Shuttle Service Rider’s rights to the Shuttle Service shall entitle Tenant to an abatement or reduction in Rent, constitute a constructive eviction, or result in an event of default
by Landlord under this Lease. 
 [Signatures follow on next page] 

  
 -77- 

 IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed the day and date
first above written. 
  

					
	“LANDLORD”:
	
	 KILROY REALTY, L.P.,
 a Delaware
limited partnership

		
	By:	 	 Kilroy Realty Corporation,
 a
Maryland corporation,
 General Partner

			
		 	By:	 	/s/ Mike L. Sanford
		 	Name:	 	Mike L. Sanford
		 	Its:	 	SVP - NORCAL
			
		 	By:	 	/s/ John T. Fucci
		 	Name:	 	John T. Fucci
		 	Its:	 	Sr. Vice President Asset Management
	
	“TENANT”:
	
	 VERSARTIS, INC.,
 a Delaware
corporation

		
	By:	 	/s/ Jeffrey L. Cleland
	Name:	 	Jeffrey L. Cleland
	Its:	 	 CEO

		
	By:	 	/s/ Joshua T. Brumm
	Name:	 	Joshua T. Brumm
	Its:	 	CFO

 *NOTE: 

If Tenant is a California corporation, then one of the following alternative requirements must be satisfied: 

(A) This Lease must be signed by two (2) officers of such corporation: one being the chairman of the board, the president or a vice president, and the
other being the secretary, an assistant secretary, the chief financial officer or an assistant treasurer. If one (1) individual is signing in two (2) of the foregoing capacities, that individual must identify the two (2) capacities.

 (B) If the requirements of (A) above are not satisfied, then Tenant shall deliver to Landlord evidence in a form reasonably acceptable to Landlord
that the signatory(ies) is (are) authorized to execute this Lease. 
 If Tenant is a corporation incorporated in a state other than California, then
Tenant shall deliver to Landlord evidence in a form reasonably acceptable to Landlord that the signatory(ies) is (are) authorized to execute this Lease. 

  
 -78- 

 EXHIBIT A 

MENLO CORPORATE CENTER 

OUTLINE OF PREMISES 
  

 

  
 EXHIBIT A 

-1- 

 EXHIBIT B 

MENLO CORPORATE CENTER 

WORK LETTER 
 This Work
Letter shall set forth the terms and conditions relating to the construction of the improvements in the Premises. This Work Letter is essentially organized chronologically and addresses the issues of the construction of the Premises, in sequence, as
such issues will arise during the actual construction of the Premises. All references in this Work Letter to Articles or Sections of “this Lease” shall mean the relevant portion of Articles 1 through 29 of the Office Lease to
which this Work Letter is attached as Exhibit B and of which this Work Letter forms a part, and all references in this Work Letter to Sections of “this Work Letter” shall mean the relevant portion of Sections 1
through 6 of this Work Letter. 
 ARTICLE 1 

IMPROVEMENTS 

Landlord has established or may establish specifications for certain Building standard components to be used in the construction of the
“Improvements” (as that term is defined below) in the Premises. The quality of the Improvements shall be materially consistent with the quality of such Building standards, provided that Landlord may, at Landlord’s option, require the
Improvements to comply with certain Building standards. Landlord may make changes to said specifications for Building standards from time to time. 

Using Building standard methods and, except as specifically set forth in the Approved Working Drawings (as that term is defined below),
Building standard materials, components and finishes, Landlord shall cause the installation and/or construction of those certain improvements which are permanently affixed to the Premises, as set forth in the Approved Working Drawings (the
“Improvements”). With respect to the electrical specifications in connection with the Improvements, the Building standards include, without limitation, those certain electrical standards attached hereto as
Schedule 1; provided that those items specifically referenced in Schedule 1 as “Non-Standard” are not part of the Building standard. The term “Approved Working Drawings” shall mean that
certain TT Review Set dated February 20, 2014, prepared by Korth Sunseri Hagey Architects and containing twelve (12) pages. Tenant shall make no changes, additions or modifications to the Improvements or the Approved Working Drawings or
require the installation of any “Non-Conforming Improvements,” as defined in Article 2, below without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed; provided,
however, without limiting the generality of the foregoing, it shall be deemed to be reasonable for Landlord to withhold its consent to any such changes, additions or modifications or Non-Conforming Improvements if the same (i) are structural or
adversely affect any Building Systems, (ii) affect the exterior appearance of the Building, (iii) affect the certificate of occupancy issued for the Building or the Premises, (iv) unreasonably interfere with any other occupant’s
normal and customary office operation, or (v) violate any 

  
 EXHIBIT B 

-1- 

 
code or Applicable Laws. Notwithstanding the foregoing or any contrary provision of this Lease, all Improvements shall be deemed Landlord’s property under the terms of this Lease.
Notwithstanding any provision to the contrary contained in this Work Letter, in the event that the cost to design and construct those certain aspects of the Improvements which are specifically set forth under the heading “Alternates” in
the Approved Working Drawings (which costs shall include a coordination fee in an amount equal to the product of (i) three percent (3%), and (ii) the total costs of the design and construction of the Alternates, in consideration for
Landlord’s supervision of the same) exceed a total amount equal to Sixteen Thousand and 00/100 Dollars ($16,000.00) in the aggregate (the “Landlord Contribution Amount”), then all such excess costs (the “Excess
Costs”) shall be paid to Landlord by Tenant as follows: (a) one third (1/3) of the Excess Costs shall be paid in advance within five (5) days following Tenant’s receipt of a request therefor, (b) one third
(1/3) of the Excess Costs shall be paid within five (5) days following Tenant’s receipt of written notice from Landlord that the Improvements are approximately fifty percent (50%) complete, as reasonably determined by Landlord,
and (c) the remainder of any Excess Costs which have not then been paid to Landlord by Tenant shall be paid within five (5) days following the Substantial Completion of the Improvements and Landlord’s notice to Tenant thereof. In
addition, if any Excess Costs are incurred by Landlord in connection with the performance of any punch list items following the Substantial Completion of the Improvements, then such Excess Costs shall be paid to Landlord by Tenant within five
(5) days following Tenant’s receipt of a request therefor. All such funds provided by Tenant shall be disbursed by Landlord and exhausted prior to disbursement of the Landlord Contribution Amount. Notwithstanding any provision to the
contrary contained in this Lease or this Work Letter, in no event shall Landlord be obligated to pay for (A) any moving costs or expenses related to Tenant’s move-in/occupancy of the Premises, and (B) any costs or expenses associated
with the purchase, installation or maintenance of any furniture (including, but not limited to, the cost of any reception desks, credenzas or chairs (whether identified on the Approved Working Drawings or not)), fixtures, equipment, art, cabling,
audio/visual equipment, telecommunications systems, access controls, security systems and equipment and office signage related to Tenant’s occupancy of the Premises. 

ARTICLE 2 

OTHER IMPROVEMENTS 

Notwithstanding anything to the contrary contained herein, Tenant shall be responsible for the cost of any Improvements not identified on the
Approved Working Drawings and/or any items requiring other than Building standard methods, or, except as specifically set forth in the Approved Working Drawings and in connection with the Alternates, Building standard materials, components or
finishes (collectively, the “Non-Conforming Improvements”). In connection therewith, any costs which arise in connection with any such Non-Conforming Improvements shall be paid by Tenant to
Landlord in cash, in advance, upon Landlord’s request. Any such amounts required to be paid by Tenant shall be disbursed by Landlord prior to any Landlord provided funds for the costs of construction of the Improvements. 

  
 EXHIBIT B 

-2- 

 ARTICLE 3 

CONTRACTOR’S WARRANTIES AND GUARANTIES 

Landlord hereby assigns to Tenant all warranties and guaranties by the contractor who constructs the Improvements (the
“Contractor”) relating to the Improvements, and Tenant hereby waives all claims against Landlord relating to or arising out of the design and construction of the Improvements and/or
Non-Conforming Improvements. 
 ARTICLE 4 

TENANT’S AGENTS 

Tenant hereby protects, defends, indemnifies and holds Landlord harmless for any loss, claims, damages or delays arising from the actions of
Tenant’s space planner/architect and/or any separate contractors, subcontractors or consultants on the Premises or in the Building. 

ARTICLE 5 

COMPLETION OF THE IMPROVEMENTS; 

LEASE COMMENCEMENT DATE 

5.1 Ready for Occupancy. The Premises shall be deemed “Ready for Occupancy” upon the Substantial Completion of the
Improvements. For purposes of this Lease, “Substantial Completion” of the Improvements shall occur upon the completion of construction of the Improvements, with the exception of any punch list items and any tenant fixtures, work stations,
built-in furniture, or equipment to be installed by Tenant or under the supervision of Contractor. 
 5.2 Delay of the Substantial
Completion of the Premises. Except as provided in this Section 5.2, the Lease Commencement Date shall occur as set forth in Section 2.1 of the Lease and Section 5.1, above. If there shall be a delay or
there are delays in the Substantial Completion of the Improvements or in the occurrence of any of the other conditions precedent to the Lease Commencement Date, as set forth in Section 2.1 of the Lease, as a direct, indirect, partial, or
total result of (each, a “Tenant Delay”): 
 5.2.1 Tenant’s failure to timely approve any matter requiring
Tenant’s approval; 
 5.2.2 A breach by Tenant of the terms of this Work Letter or the Lease; 

5.2.3 Tenant’s request for changes in the Approved Working Drawings or the Improvements; 

5.2.4 Any Non-Conforming Improvements; 

5.2.5 Tenant’s requirement for materials, components, finishes or improvements which are not available in a commercially reasonable time
given the anticipated date of Substantial Completion of the Premises, as set forth in the Lease, or which are different from, or not included in, Landlord’s Building standards; 

5.2.6 Any failure by Tenant to pay for in cash in advance any costs for Non-Conforming Improvements;

  
 EXHIBIT B 

-3- 

 5.2.7 Changes to the base, shell and core work of the Building required by the Improvements; or

 5.2.8 Any other acts or omissions of Tenant, or its agents, or employees; 

then, notwithstanding anything to the contrary set forth in the Lease or this Work Letter and regardless of the actual date of the Substantial Completion of
the Improvements, the date of the Substantial Completion of the Improvements shall be deemed to be the date the Substantial Completion of the Improvements would have occurred if no Tenant delay or delays, as set forth above, had occurred; provided,
however, that if Landlord contends that a Tenant Delay has occurred, then Landlord shall provide written or e-mail notice (the “Delay Notice”) to Tenant regarding such Tenant Delay. 

ARTICLE 6 

MISCELLANEOUS 
 6.1
Tenant’s Entry Into the Premises Prior to Substantial Completion. Provided that Tenant and its agents do not interfere with the construction of the Improvements, Tenant shall have reasonable access to the Premises at least
fourteen (14) days prior to the Substantial Completion of the Improvements for the purpose of Tenant installing overstandard furniture, equipment or fixtures (including Tenant’s data and telephone equipment) in the Premises. Prior to
Tenant’s entry into the Premises as permitted by the terms of this Section 6.1, Tenant shall submit a schedule to Landlord and Contractor, for their approval, which schedule shall detail the timing and purpose of Tenant’s entry
and Tenant shall deliver to Landlord the policies or certificates evidencing Tenant’s insurance as required under the terms of Section 10.3 of the Lease. Tenant shall hold Landlord harmless from and indemnify, protect and defend
Landlord against any loss or damage to the Building or Premises and against injury to any persons caused by Tenant’s actions pursuant to this Section 6.1. 

6.2 Tenant’s Representative. Tenant has designated Diana Miller as its sole representative with respect to the matters set
forth in this Work Letter (whose e-mail address for the purposes of this Work Letter is dmiller@versartis.com), who, until further notice to Landlord, shall have full authority and responsibility to act on behalf of the Tenant as required in this
Work Letter. 
 6.3 Landlord’s Representatives. Landlord has designated Scott Halfwassen and Rich Ambidge as
“Project Managers” (whose respective e-mail addresses for the purposes of this Work Letter are, respectively, shalfwassen@kilroyrealty.com and rambidge@kilroyrealty.com), who, until further notice to Tenant, shall have full authority and
responsibility to act on behalf of the Landlord as required in this Work Letter. 
 6.4 Tenant’s Agents. All
subcontractors, laborers, materialmen, and suppliers retained directly by Tenant shall all be union labor in compliance with the master labor agreements existing between trade unions and the Northern California Chapter of the Associated General
Contractors of America. 

  
 EXHIBIT B 

-4- 

 6.5 Time of the Essence in This Work Letter. Unless otherwise indicated, all
references herein to a “number of days” shall mean and refer to calendar days. In all instances where Tenant is required to approve or deliver an item, if no written notice of approval is given or the item is not delivered within the
stated time period, at Landlord’s sole option, at the end of such period the item shall automatically be deemed approved or delivered by Tenant and the next succeeding time period shall commence. 

6.6 Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in the Lease or this Work Letter, if
any default (beyond the applicable notice and cure period set forth in this Lease) by Tenant under the Lease or this Work Letter (including, without limitation, any failure by Tenant to fund in advance the costs for any Non-Conforming Improvements)
occurs, then (i) in addition to all other rights and remedies granted to Landlord pursuant to the Lease, Landlord shall have the right to cause the cessation of construction of the Improvements (in which case, Tenant shall be responsible for
any delay in the Substantial Completion of the Improvements and any costs occasioned thereby), and (ii) all other obligations of Landlord under the terms of the Lease and this Work Letter shall be forgiven until such time as such default is
cured pursuant to the terms of this Lease. 
 6.7 Electronic Approvals. Notwithstanding any provision to the contrary
contained in the Lease or this Work Letter, Landlord and Tenant may transmit or otherwise deliver any of the approvals required under this Work Letter via electronic mail to the other party’s representative identified in Section 6.2
or 6.3 of this Work Letter, as applicable, or by any of the other means identified in Section 29.18 of the Lease. 

  
 EXHIBIT B 

-5- 

 SCHEDULE 1 TO EXHIBIT B 

MENLO CORPORATE CENTER 

ELECTRICAL STANDARDS 
 Electrical
Standards for Tenant Improvement Projects 
 Large Conference Room 

 ̈ 2 circuits* 
  ̈ 2 quad receptacle per room 
 Small Conference Room 

 ̈ 1 circuit* 
  ̈ 2 duplex receptacles, one on two separate walls as applicable 
 Large Executive Office 

 ̈ 1 circuit* 
  ̈ 1 quad receptacle, and one duplex receptacle on wall, placement based on shape and design of office 

Regular Office 

 ̈ One circuit shared for two offices* 

 ̈ 1 quad receptacle placed on adjoining office wall to share single circuit 

Break Room 

 ̈ Landlord to provide the number of circuits necessary for standard kitchen equipment (Refrigerator, Coffee
Maker, Microwave, dishwasher, garbage disposal) 
  ̈ Non-Standard: If additional equipment is desired by
tenant, each additional device would need a dedicated circuit, and Tenant will be responsible for such additional cost. Others as required by tenant will be designed as appropriate (GFI or standard) 

 ̈ 1 non GFI receptacle for refrigerator, 2 GFI receptacles at countertop. 

Cubicles 

 ̈ 1 circuit per 3 cubicles* 

  
 SCHEDULE 1 

TO EXHIBIT B 
 -1- 

  ̈ 2 duplex receptacles per cubicle 

 ̈ Power poles for feeding power 

Server/Network Room 

 ̈ Landlord to provide an industry standard number of circuits and receptacles for a space the size of the
Premises 
 Copy Room 
  ̈ 1 dedicated 20 amp circuit for copier 
  ̈
2 additional circuits for peripheral equipment 
  ̈ 2 quad receptacles placed strategically for layout of
equipment 
 Other 

 ̈ Non-Standard: Any scenario not covered here will be on a case by case basis and tenant is responsible for
design and cost of supporting such room. 
  ̈ Any work areas not adjacent to a wall will be supplied with
power via a power pole. 
  

	*	One circuit is 20 amps. 

  
 SCHEDULE 1 

TO EXHIBIT B 
 -2- 

 EXHIBIT C 

MENLO CORPORATE CENTER 

NOTICE OF LEASE TERM DATES 
  

					
	To: 	 	 	  	
		 	 	  	
		 	 	  	
		 	 	  	

  

	 	Re:	Office Lease dated             , 20         (the “Lease”), by and between
            , a              (“Landlord”), and
            , a              (“Tenant”), for
             rentable square feet of space commonly known as Suite              (the “Premises”),
located on the              (    ) floor of that certain office building located at
            ,             ,              (the
“Building”). 

 Dear
                    : 

Notwithstanding any provision to the contrary contained in the Lease, this letter is to confirm and agree upon the following: 

 

	 	1.	Tenant has accepted the above-referenced Premises as being delivered in accordance with the Lease, and, to Tenant’s actual knowledge, there is no deficiency in construction. 

 

	 	2.	The Lease Term shall commence on or has commenced on              for a term of
             ending on             . 

 

	 	3.	Rent commenced to accrue on             , in the amount of             .

  

	 	4.	If the Lease Commencement Date is other than the first day of the month, the first billing will contain a pro rata adjustment. Each billing thereafter shall be for the full amount of the monthly installment as provided
for in the Lease. 

  

	 	5.	Your rent checks should be made payable to              at             .

  

	 	6.	The rentable square feet of the Premises is 12,943. 

  

	 	7.	Tenant’s Share of Direct Expenses with respect to the Premises is 28.4768% of the Building. 

  
 EXHIBIT C 

-1- 

	 	8.	Capitalized terms used herein that are defined in the Lease shall have the same meaning when used herein. Tenant confirms that the Lease has not been modified or altered except as set forth herein, and the Lease is in
full force and effect. Landlord and Tenant acknowledge and agree that to each party’s actual knowledge, neither party is in default or violation of any covenant, provision, obligation, agreement or condition in the Lease. 

If the provisions of this letter correctly set forth our understanding, please so acknowledge by signing at the place provided below on the
enclosed copy of this letter and returning the same to Landlord. 
  

					
	“Landlord”:
	
	                                    
                                         
         ,
	a	 	 	 	 
			
	By:	 	 	 	 
		 	Its:	 	 
			
	By:	 	 	 	 
		 	Its:	 	 

 Agreed to and Accepted 
 as
of                     , 20__. 
  

					
	“Tenant”:
	
	                                    
                                         
     ,
	 a
	 	 	 	 
			
	 By:
	 	 	 	 
		 	 Its:
	 	 
			
	 By:
	 	 	 	 
		 	 Its:
	 	 

  
 EXHIBIT C 

-2- 

 EXHIBIT D 

MENLO CORPORATE CENTER 

RULES AND REGULATIONS 

Tenant shall faithfully observe and comply with the following Rules and Regulations. Landlord shall not be responsible to Tenant for the
nonperformance of any of said Rules and Regulations by or otherwise with respect to the acts or omissions of any other tenants or occupants of the Project. In the event of any conflict between the Rules and Regulations and the other provisions of
this Lease, the latter shall control. 
 1. Tenant shall not alter any lock or install any new or additional locks or bolts on any doors or
windows of the Premises without obtaining Landlord’s prior written consent. Tenant shall bear the cost of any lock changes or repairs required by Tenant. Two keys will be furnished by Landlord for the Premises, and any additional keys required
by Tenant must be obtained from Landlord at a reasonable cost to be established by Landlord. Upon the termination of this Lease, Tenant shall restore to Landlord all keys of stores, offices, and toilet rooms, either furnished to, or otherwise
procured by, Tenant and in the event of the loss of keys so furnished, Tenant shall pay to Landlord the cost of replacing same or of changing the lock or locks opened by such lost key if Landlord shall deem it necessary to make such changes. 

2. All doors opening to public corridors shall be kept closed at all times except for normal ingress and egress to the Premises. 

3. Landlord reserves the right to close and keep locked all entrance and exit doors of the Building during such hours as are customary for
comparable buildings in the Menlo Park, California area. Tenant, its employees and agents must be sure that the doors to the Building are securely closed and locked when leaving the Premises if it is after the normal hours of business for the
Building. Any tenant, its employees, agents or any other persons entering or leaving the Building at any time when it is so locked, or any time when it is considered to be after normal business hours for the Building, may be required to sign the
Building register. Access to the Building may be refused unless the person seeking access has proper identification or has a previously arranged pass for access to the Building. Landlord will furnish spaces to persons for whom Tenant requests same
in writing. Tenant shall be responsible for all persons for whom Tenant requests spaces and shall be liable to Landlord for all acts of such persons. The Landlord and his agents shall in no case be liable for damages for any error with regard to the
admission to or exclusion from the Building of any person. In case of invasion, mob, riot, public excitement, or other commotion, Landlord reserves the right to prevent access to the Building or the Project during the continuance thereof by any
means it deems appropriate for the safety and protection of life and property. 

  
 EXHIBIT D 

-1- 

 4. No furniture, freight or equipment of any kind shall be brought into the Building without
prior notice to Landlord. All moving activity into or out of the Building shall be scheduled with Landlord and done only at such time and in such manner as Landlord designates. Landlord shall have the right to prescribe the weight, size and position
of all safes and other heavy property brought into the Building and also the times and manner of moving the same in and out of the Building. Safes and other heavy objects shall, if considered necessary by Landlord, stand on supports of such
thickness as is necessary to properly distribute the weight. Landlord will not be responsible for loss of or damage to any such safe or property in any case. Any damage to any part of the Building, its contents, occupants or visitors by moving or
maintaining any such safe or other property shall be the sole responsibility and expense of Tenant. 
 5. No furniture, packages, supplies,
equipment or merchandise will be received in the Building or carried up or down in the elevators, except between such hours, in such specific elevator and by such personnel as shall be designated by Landlord. 

6. The requirements of Tenant will be attended to only upon application at the management office for the Project or at such office location
designated by Landlord. Employees of Landlord shall not perform any work or do anything outside their regular duties unless under special instructions from Landlord. 

7. No sign, advertisement, notice or handbill shall be exhibited, distributed, painted or affixed by Tenant on any part of the Premises or the
Building without the prior written consent of the Landlord. Tenant shall not disturb, solicit, peddle, or canvass any occupant of the Project and shall cooperate with Landlord and its agents of Landlord to prevent same. 

8. The toilet rooms, 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 therein. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the tenant who, or whose servants, employees, agents,
visitors or licensees shall have caused same. 
 9. Tenant shall not overload the floor of the Premises, nor mark, drive nails or screws, or
drill into the partitions, woodwork or drywall or in any way deface the Premises or any part thereof without Landlord’s prior written consent. Tenant shall not purchase spring water, ice, towel, linen, maintenance or other like services from
any person or persons not approved by Landlord. 
 10. Except for vending machines intended for the sole use of Tenant’s employees and
invitees, no vending machine or machines other than fractional horsepower office machines shall be installed, maintained or operated upon the Premises without the written consent of Landlord. 

11. Tenant shall not use or keep in or on the Premises, the Building, or the Project any kerosene, gasoline, explosive material, corrosive
material, material capable of emitting toxic fumes, or other inflammable or combustible fluid chemical, substitute or material. Tenant shall provide material safety data sheets for any Hazardous Material used or kept on the Premises. 

12. Tenant shall not without the prior written consent of Landlord use any method of heating or air conditioning other than that supplied by
Landlord. 

  
 EXHIBIT D 

-2- 

 13. Tenant shall not use, keep or permit to be used or kept, any foul or noxious gas or substance
in or on the Premises, or permit or allow the Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Project by reason of noise, odors, or vibrations, or interfere with other tenants or those
having business therein, whether by the use of any musical instrument, radio, phonograph, or in any other way. Tenant shall not throw anything out of doors, windows or skylights or down passageways. 

14. Tenant shall not bring into or keep within the Project, the Building or the Premises any firearms, animals, birds, aquariums, or, except
in areas designated by Landlord, bicycles or other vehicles. 
 15. No cooking shall be done or permitted on the Premises, nor shall the
Premises be used for the storage of merchandise, for lodging or for any improper, objectionable or immoral purposes. Notwithstanding the foregoing, Underwriters’ laboratory-approved equipment and microwave ovens may be used in the Premises for
heating food and brewing coffee, tea, hot chocolate and similar beverages for employees and visitors, provided that such use is in accordance with all applicable federal, state, county and city laws, codes, ordinances, rules and regulations. 

16. The Premises shall not be used for manufacturing or for the storage of merchandise except as such storage may be incidental to the use of
the Premises provided for in the Summary. Tenant shall not occupy or permit any portion of the Premises to be occupied as an office for a messenger-type operation or dispatch office, public stenographer or typist, or for the manufacture or sale of
liquor, narcotics, or tobacco in any form, or as a medical office, or as a barber or manicure shop, or as an employment bureau without the express prior written consent of Landlord. Tenant shall not engage or pay any employees on the Premises except
those actually working for such tenant on the Premises nor advertise for laborers giving an address at the Premises. 
 17. Landlord
reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs, or who shall in any manner do any act in violation of any of these Rules and Regulations.

 18. Tenant, its employees and agents shall not loiter in or on the entrances, corridors, sidewalks, lobbies, courts, halls, stairways,
elevators, vestibules or any Common Areas for the purpose of smoking tobacco products or for any other purpose, nor in any way obstruct such areas, and shall use them only as a means of ingress and egress for the Premises. 

19. Tenant shall not waste electricity, water or air conditioning and agrees to cooperate fully with Landlord to ensure the most effective
operation of the Building’s heating and air conditioning system, and shall refrain from attempting to adjust any controls. Tenant shall participate in recycling programs undertaken by Landlord. 

20. Tenant shall store all its trash and garbage within the interior of the Premises. No material shall be placed in the trash boxes or
receptacles if such material is of such nature that it may not be disposed of in the ordinary and customary manner of removing and disposing of trash and garbage in Menlo Park, California without violation of any law or ordinance governing such

  
 EXHIBIT D 

-3- 

 
disposal. All trash, garbage and refuse disposal shall be made only through entry-ways and elevators provided for such purposes at such times as Landlord shall designate. If the Premises is or
becomes infested with vermin as a result of the use or any misuse or neglect of the Premises by Tenant, its agents, servants, employees, contractors, visitors or licensees, Tenant shall forthwith, at Tenant’s expense, cause the Premises to be
exterminated from time to time to the satisfaction of Landlord and shall employ such licensed exterminators as shall be approved in writing in advance by Landlord. 

21. Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any governmental
agency. 
 22. Any persons employed by Tenant to do janitorial work shall be subject to the prior written approval of Landlord, and while in
the Building and outside of the Premises, shall be subject to and under the control and direction of the Building manager (but not as an agent or servant of such manager or of Landlord), and Tenant shall be responsible for all acts of such persons.

 23. No awnings or other projection shall be attached to the outside walls of the Building without the prior written consent of Landlord,
and no curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord standard drapes. All electrical ceiling fixtures hung in the Premises or spaces along the
perimeter of the Building must be fluorescent and/or of a quality, type, design and a warm white bulb color approved in advance in writing by Landlord. Neither the interior nor exterior of any windows shall be coated or otherwise sunscreened without
the prior written consent of Landlord. Tenant shall be responsible for any damage to the window film on the exterior windows of the Premises and shall promptly repair any such damage at Tenant’s sole cost and expense. Tenant shall keep its
window coverings closed during any period of the day when the sun is shining directly on the windows of the Premises. Prior to leaving the Premises for the day, Tenant shall draw or lower window coverings and extinguish all lights. Tenant shall
abide by Landlord’s regulations concerning the opening and closing of window coverings which are attached to the windows in the Premises, if any, which have a view of any interior portion of the Building or Building Common Areas. 

24. The sashes, sash doors, skylights, windows, and doors that reflect or admit light and air into the halls, passageways or other public
places in the Building shall not be covered or obstructed by Tenant, nor shall any bottles, parcels or other articles be placed on the windowsills. 

25. Tenant must comply with requests by the Landlord concerning the informing of their employees of items of importance to the Landlord. 

26. Tenant must comply with applicable “NO-SMOKING” ordinances and all related, similar or successor ordinances,
rules, regulations or codes. If Tenant is required under the ordinance to adopt a written smoking policy, a copy of said policy shall be on file in the office of the Building. In addition, no smoking of any substance shall be permitted within the
Project except in specifically designated outdoor areas. Within such designated outdoor areas, all remnants of consumed cigarettes and related paraphernalia shall be deposited in ash trays and/or waste receptacles. No cigarettes shall be
extinguished and/or left on the ground or any  

  
 EXHIBIT D 

-4- 

 
other surface of the Project. Cigarettes shall be extinguished only in ashtrays. Furthermore, in no event shall Tenant, its employees or agents smoke tobacco products or other substances
(x) within any interior areas of the Project, or (y) within two hundred feet (200’) of the main entrance of the Building or the main entrance of any of the adjacent buildings, or (z) within seventy-five feet
(75’) of any other entryways into the Building. 
 27. Tenant hereby acknowledges that Landlord shall have no obligation to
provide guard service or other security measures for the benefit of the Premises, the Building or the Project. Tenant hereby assumes all responsibility for the protection of Tenant and its agents, employees, contractors, invitees and guests, and the
property thereof, from acts of third parties, including keeping doors locked and other means of entry to the Premises closed, whether or not Landlord, at its option, elects to provide security protection for the Project or any portion thereof.
Tenant further assumes the risk that any safety and security devices, services and programs which Landlord elects, in its sole discretion, to provide may not be effective, or may malfunction or be circumvented by an unauthorized third party, and
Tenant shall, in addition to its other insurance obligations under this Lease, obtain its own insurance coverage to the extent Tenant desires protection against losses related to such occurrences. Tenant shall cooperate in any reasonable safety or
security program developed by Landlord or required by law. 
 28. Any office equipment of any electrical or mechanical nature which disturbs
or annoys Landlord or any of the other occupants, tenants or third parties at the Project, shall be placed by Tenant in the Premises in settings approved by Landlord, to absorb or prevent any vibration, noise and annoyance. 

29. Tenant shall not use in any space or in the public halls of the Building, any hand trucks except those equipped with rubber tires and
rubber side guards. 
 30. No auction, liquidation, fire sale, going-out-of-business or bankruptcy sale shall be conducted in the Premises
without the prior written consent of Landlord. 
 31. No tenant shall use or permit the use of any portion of the Premises for living
quarters, sleeping apartments or lodging rooms. 
 32. Tenant shall not purchase spring water, towels, janitorial or maintenance or other
similar services from any company or persons not approved by Landlord. Landlord shall approve a sufficient number of sources of such services to provide Tenant with a reasonable selection, but only in such instances and to such extent as Landlord in
its judgment shall consider consistent with the security and proper operation of the Building. 
 33. Tenant shall install and maintain, at
Tenant’s sole cost and expense, an adequate, visibly marked and properly operational fire extinguisher next to any duplicating or photocopying machines or similar heat producing equipment, which may or may not contain combustible material, in
the Premises. 
 Landlord reserves the right at any time to change or rescind any one or more of these Rules and Regulations, or to make
such other and further reasonable Rules and Regulations as in Landlord’s judgment may from time to time be necessary for the management, safety, care and cleanliness of the Premises, Building, the Common Areas and the Project, and for the

  
 EXHIBIT D 

-5- 

 
preservation of good order therein, as well as for the convenience of other occupants and tenants therein. Landlord may waive any one or more of these Rules and Regulations for the benefit of any
particular tenants, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of any other tenant, nor prevent Landlord from thereafter enforcing any such Rules or Regulations against any or all tenants of
the Project. Tenant shall be deemed to have read these Rules and Regulations and to have agreed to abide by them as a condition of its occupancy of the Premises. 

  
 EXHIBIT D 

-6- 

 EXHIBIT E 

MENLO CORPORATE CENTER 

FORM OF TENANT’S ESTOPPEL CERTIFICATE 

The undersigned as Tenant under that certain Office Lease (the “Lease”) made and entered into as of
            , 20     by and between              as Landlord, and the undersigned as
Tenant, for Premises on the              floor(s) of the office building located at             ,
            , California             , certifies as follows: 

1. Attached hereto as Exhibit A is a true and correct copy of the Lease and all amendments and modifications thereto. The
documents contained in Exhibit A represent the entire agreement between the parties as to the Premises. 
 2. The undersigned
currently occupies the Premises described in the Lease, the Lease Term commenced on             , and the Lease Term expires on
            , and the undersigned has no option to terminate or cancel the Lease or to purchase all or any part of the Premises, the Building and/or the Project. 

3. Base Rent became payable on             . 

4. The Lease is in full force and effect and has not been modified, supplemented or amended in any way except as provided in
Exhibit A. 
 5. Tenant has not transferred, assigned, or sublet any portion of the Premises nor entered into any license or
concession agreements with respect thereto except as follows: 
 6. Tenant shall not modify the documents contained in Exhibit A
without the prior written consent of Landlord’s mortgagee. 
 7. All monthly installments of Base Rent, all Additional Rent and all
monthly installments of estimated Additional Rent have been paid when due through             . The current monthly installment of Base Rent is
$            . 
 8. To the best of Tenant’s actual current
knowledge, all conditions of the Lease to be performed by Landlord necessary to the enforceability of the Lease have been satisfied and Landlord is not in default thereunder. In addition, the undersigned has not delivered any notice to Landlord
regarding a default by Landlord thereunder. 
 9. No rental has been paid more than thirty (30) days in advance and no security has
been deposited with Landlord except as provided in the Lease. 

  
 EXHIBIT E 

-1- 

 10. To the best of Tenant’s actual current knowledge, as of the date hereof, there are no
existing defenses or offsets, or, to the undersigned’s knowledge, claims or any basis for a claim, that the undersigned has against Landlord. 

11. If Tenant is a corporation or partnership, each individual executing this Estoppel Certificate on behalf of Tenant hereby represents and
warrants that Tenant is a duly formed and existing entity qualified to do business in California and that Tenant has full right and authority to execute and deliver this Estoppel Certificate and that each person signing on behalf of Tenant is
authorized to do so. 
 12. To the best of Tenant’s actual current knowledge, there are no actions pending against the undersigned
under the bankruptcy or similar laws of the United States or any state. 
 13. Other than in compliance with all applicable laws and
incidental to the ordinary course of the use of the Premises, the undersigned has not used or stored any hazardous substances in the Premises. 

14. To the undersigned’s knowledge, all improvement work to be performed by Landlord under the Lease has been completed in accordance
with the Lease and has been accepted by the undersigned and all reimbursements and allowances due to the undersigned under the Lease in connection with any improvement work have been paid in full. 

The undersigned acknowledges that this Estoppel Certificate may be delivered to Landlord or to a prospective mortgagee or prospective
purchaser, and acknowledges that said prospective mortgagee or prospective purchaser will be relying upon the statements contained herein in making the loan or acquiring the property of which the Premises is a part and that receipt by it of this
certificate is a condition of making such loan or acquiring such property. 
 Executed at
                     on the              day of
            , 20    . 
  

					
	“Tenant”:
	
	                                    
                                         
         ,
	a	 	 	 	 
			
	By:	 	 	 	 
		 	Its:	 	 
			
	By:	 	 	 	 
		 	Its:	 	 

  
 EXHIBIT E 

-2- 

 EXHIBIT F 

INTENTIONALLY OMITTED 

  
 EXHIBIT F 

-1- 

 EXHIBIT G 

MENLO CORPORATE CENTER 

FORM OF LETTER OF CREDIT 

(Letterhead of a money center bank 

acceptable to the Landlord) 
  

			
	 FAX NO. [(___) ___-____]
 SWIFT: [Insert No., if
any]
	  	[Insert Bank Name And Address]
		
		  	DATE OF ISSUE:                                 
		
	 BENEFICIARY:
 Kilroy Realty, L.P.

c/o Kilroy Realty Corporation
 12200 West Olympic Boulevard,
Suite 200
 Los Angeles, California 90064
 Attention: Legal
Department
  
 Fax: (310) 481-6530
	  	 APPLICANT:
 [Insert Applicant Name And
Address]

		
		  	LETTER OF CREDIT NO.             
		
	 EXPIRATION DATE:

                     AT OUR COUNTERS
	  	 AMOUNT AVAILABLE:
 USD[Insert Dollar Amount]

(U.S. DOLLARS [Insert Dollar Amount])

 LADIES AND GENTLEMEN: 
 WE HEREBY
ESTABLISH OUR IRREVOCABLE STANDBY LETTER OF CREDIT NO.                      IN YOUR FAVOR FOR THE ACCOUNT OF [Insert Tenant’s Name],
A [Insert Entity Type], UP TO THE AGGREGATE AMOUNT OF USD[Insert Dollar Amount] ([Insert Dollar Amount] U.S. DOLLARS) EFFECTIVE IMMEDIATELY AND EXPIRING ON (Expiration Date) AVAILABLE BY PAYMENT UPON PRESENTATION OF YOUR DRAFT AT SIGHT DRAWN ON
[Insert Bank Name] WHEN ACCOMPANIED BY THE FOLLOWING DOCUMENT(S): 
 1. THE ORIGINAL OF THIS IRREVOCABLE STANDBY LETTER OF CREDIT AND
AMENDMENT(S), IF ANY. 

  
 EXHIBIT G 

-1- 

 2. BENEFICIARY’S SIGNED STATEMENT PURPORTEDLY SIGNED BY AN AUTHORIZED REPRESENTATIVE OF
[Insert Landlord’s Name], A [Insert Entity Type] (“LANDLORD”) STATING THE FOLLOWING: 
 “THE UNDERSIGNED HEREBY
CERTIFIES THAT THE LANDLORD, EITHER (A) UNDER THE LEASE (DEFINED BELOW), OR (B) AS A RESULT OF THE TERMINATION OF SUCH LEASE, HAS THE RIGHT TO DRAW DOWN THE AMOUNT OF USD
                     IN ACCORDANCE WITH THE TERMS OF THAT CERTAIN OFFICE LEASE DATED [Insert Lease Date], AS THE SAME MAY HAVE BEEN AMENDED
(COLLECTIVELY, THE “LEASE”), OR SUCH AMOUNT CONSTITUTES DAMAGES OWING BY THE TENANT TO BENEFICIARY RESULTING FROM THE BREACH OF SUCH LEASE BY THE TENANT THEREUNDER, OR THE TERMINATION OF SUCH LEASE, AND SUCH AMOUNT REMAINS UNPAID AT THE
TIME OF THIS DRAWING.” 
 OR 
 “THE
UNDERSIGNED HEREBY CERTIFIES THAT WE HAVE RECEIVED A WRITTEN NOTICE OF [Insert Bank Name]’S ELECTION NOT TO EXTEND ITS STANDBY LETTER OF CREDIT NO.              AND HAVE
NOT RECEIVED A REPLACEMENT LETTER OF CREDIT WITHIN AT LEAST SIXTY (60) DAYS PRIOR TO THE PRESENT EXPIRATION DATE.” 
 OR 

“THE UNDERSIGNED HEREBY CERTIFIES THAT BENEFICIARY IS ENTITLED TO DRAW DOWN THE FULL AMOUNT OF LETTER OF CREDIT
NO.              AS THE RESULT OF THE FILING OF A VOLUNTARY PETITION UNDER THE U.S. BANKRUPTCY CODE OR A STATE BANKRUPTCY CODE BY THE TENANT UNDER THAT CERTAIN OFFICE LEASE
DATED [Insert Lease Date], AS THE SAME MAY HAVE BEEN AMENDED (COLLECTIVELY, THE “LEASE”), WHICH FILING HAS NOT BEEN DISMISSED AT THE TIME OF THIS DRAWING.” 

OR 
 “THE UNDERSIGNED HEREBY CERTIFIES THAT
BENEFICIARY IS ENTITLED TO DRAW DOWN THE FULL AMOUNT OF LETTER OF CREDIT NO.              AS THE RESULT OF AN INVOLUNTARY PETITION HAVING BEEN FILED UNDER THE U.S. BANKRUPTCY
CODE OR A STATE BANKRUPTCY CODE AGAINST THE TENANT UNDER THAT CERTAIN OFFICE LEASE DATED [Insert Lease Date], AS THE SAME MAY HAVE BEEN AMENDED (COLLECTIVELY, THE “LEASE”), WHICH FILING HAS NOT BEEN DISMISSED AT THE TIME OF THIS
DRAWING.” 

  
 EXHIBIT G 

-2- 

 OR 

“THE UNDERSIGNED HEREBY CERTIFIES THAT BENEFICIARY IS ENTITLED TO DRAW DOWN THE FULL AMOUNT OF LETTER OF CREDIT NO.
             AS THE RESULT OF THE REJECTION, OR DEEMED REJECTION, OF THAT CERTAIN OFFICE LEASE DATED [Insert Lease Date], AS THE SAME MAY HAVE BEEN AMENDED, UNDER SECTION 365 OF THE
U.S. BANKRUPTCY CODE.” 
 SPECIAL CONDITIONS: 
 PARTIAL
DRAWINGS AND MULTIPLE PRESENTATIONS MAY BE MADE UNDER THIS STANDBY LETTER OF CREDIT, PROVIDED, HOWEVER, THAT EACH SUCH DEMAND THAT IS PAID BY US SHALL REDUCE THE AMOUNT AVAILABLE UNDER THIS STANDBY LETTER OF CREDIT. 

ALL INFORMATION REQUIRED WHETHER INDICATED BY BLANKS, BRACKETS OR OTHERWISE, MUST BE COMPLETED AT THE TIME OF DRAWING. [Please Provide The Required Forms For
Review, And Attach As Schedules To The Letter Of Credit.] 
 ALL SIGNATURES MUST BE MANUALLY EXECUTED IN ORIGINALS. 

ALL BANKING CHARGES ARE FOR THE APPLICANT’S ACCOUNT. 
 IT
IS A CONDITION OF THIS STANDBY LETTER OF CREDIT THAT IT SHALL BE DEEMED AUTOMATICALLY EXTENDED WITHOUT AMENDMENT FOR A PERIOD OF ONE YEAR FROM THE PRESENT OR ANY FUTURE EXPIRATION DATE, UNLESS AT LEAST SIXTY (60) DAYS PRIOR TO THE EXPIRATION
DATE WE SEND YOU NOTICE BY NATIONALLY RECOGNIZED OVERNIGHT COURIER SERVICE THAT WE ELECT NOT TO EXTEND THIS LETTER OF CREDIT FOR ANY SUCH ADDITIONAL PERIOD. SAID NOTICE WILL BE SENT TO THE ADDRESS INDICATED ABOVE, UNLESS A CHANGE OF ADDRESS IS
OTHERWISE NOTIFIED BY YOU TO US IN WRITING BY RECEIPTED MAIL OR COURIER. ANY NOTICE TO US WILL BE DEEMED EFFECTIVE ONLY UPON ACTUAL RECEIPT BY US AT OUR DESIGNATED OFFICE. IN NO EVENT, AND WITHOUT FURTHER NOTICE FROM OURSELVES, SHALL THE EXPIRATION
DATE BE EXTENDED BEYOND A FINAL EXPIRATION DATE OF              (120 days from the Lease Expiration Date). 

THIS LETTER OF CREDIT MAY BE TRANSFERRED SUCCESSIVELY IN WHOLE OR IN PART ONLY UP TO THE THEN AVAILABLE AMOUNT IN FAVOR OF A NOMINATED TRANSFEREE
(“TRANSFEREE”), ASSUMING SUCH TRANSFER TO SUCH TRANSFEREE IS IN COMPLIANCE WITH ALL APPLICABLE U.S. 

  
 EXHIBIT G 

-3- 

 
LAWS AND REGULATIONS. AT THE TIME OF TRANSFER, THE ORIGINAL LETTER OF CREDIT AND ORIGINAL AMENDMENT(S) IF ANY, MUST BE SURRENDERED TO US TOGETHER WITH OUR TRANSFER FORM (AVAILABLE UPON REQUEST)
AND PAYMENT OF OUR CUSTOMARY TRANSFER FEES, WHICH FEES SHALL BE PAYABLE BY APPLICANT (PROVIDED THAT BENEFICIARY MAY, BUT SHALL NOT BE OBLIGATED TO, PAY SUCH FEES TO US ON BEHALF OF APPLICANT, AND SEEK REIMBURSEMENT THEREOF FROM APPLICANT). IN CASE
OF ANY TRANSFER UNDER THIS LETTER OF CREDIT, THE DRAFT AND ANY REQUIRED STATEMENT MUST BE EXECUTED BY THE TRANSFEREE AND WHERE THE BENEFICIARY’S NAME APPEARS WITHIN THIS STANDBY LETTER OF CREDIT, THE TRANSFEREE’S NAME IS AUTOMATICALLY
SUBSTITUTED THEREFOR. 
 ALL DRAFTS REQUIRED UNDER THIS STANDBY LETTER OF CREDIT MUST BE MARKED: ‘‘DRAWN UNDER [Insert Bank Name] STANDBY LETTER
OF CREDIT NO.             .” 
 WE HEREBY AGREE WITH YOU THAT IF DRAFTS ARE
PRESENTED TO [Insert Bank Name] UNDER THIS LETTER OF CREDIT AT OR PRIOR TO [Insert Time – (e.g., 11:00 AM)], ON A BUSINESS DAY, AND PROVIDED THAT SUCH DRAFTS PRESENTED CONFORM TO THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT,
PAYMENT SHALL BE INITIATED BY US IN IMMEDIATELY AVAILABLE FUNDS BY OUR CLOSE OF BUSINESS ON THE SUCCEEDING BUSINESS DAY. IF DRAFTS ARE PRESENTED TO [Insert Bank Name] UNDER THIS LETTER OF CREDIT AFTER [Insert Time – (e.g.,
11:00 AM)], ON A BUSINESS DAY, AND PROVIDED THAT SUCH DRAFTS CONFORM WITH THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT, PAYMENT SHALL BE INITIATED BY US IN IMMEDIATELY AVAILABLE FUNDS BY OUR CLOSE OF BUSINESS ON THE SECOND SUCCEEDING
BUSINESS DAY. AS USED IN THIS LETTER OF CREDIT, “BUSINESS DAY” SHALL MEAN ANY DAY OTHER THAN A SATURDAY, SUNDAY OR A DAY ON WHICH BANKING INSTITUTIONS IN THE STATE OF CALIFORNIA ARE AUTHORIZED OR REQUIRED BY LAW TO CLOSE. IF THE EXPIRATION
DATE FOR THIS LETTER OF CREDIT SHALL EVER FALL ON A DAY WHICH IS NOT A BUSINESS DAY THEN SUCH EXPIRATION DATE SHALL AUTOMATICALLY BE EXTENDED TO THE DATE WHICH IS THE NEXT BUSINESS DAY. 

PRESENTATION OF A DRAWING UNDER THIS LETTER OF CREDIT MAY BE MADE ON OR PRIOR TO THE THEN CURRENT EXPIRATION DATE HEREOF BY HAND DELIVERY, COURIER SERVICE,
OVERNIGHT MAIL, OR FACSIMILE. PRESENTATION BY FACSIMILE TRANSMISSION SHALL BE BY TRANSMISSION OF THE ABOVE REQUIRED SIGHT DRAFT DRAWN ON US TOGETHER WITH THIS LETTER OF CREDIT TO OUR FACSIMILE NUMBER, [Insert Fax Number –
(        )             -            ], ATTENTION: [Insert
Appropriate Recipient], WITH TELEPHONIC CONFIRMATION OF OUR RECEIPT OF SUCH FACSIMILE TRANSMISSION AT OUR TELEPHONE NUMBER [Insert Telephone Number –
(        )             -            ] OR TO SUCH OTHER
FACSIMILE OR TELEPHONE NUMBERS, 

  
 EXHIBIT G 

-4- 

 
AS TO WHICH YOU HAVE RECEIVED WRITTEN NOTICE FROM US AS BEING THE APPLICABLE SUCH NUMBER. WE AGREE TO NOTIFY YOU IN WRITING, BY NATIONALLY RECOGNIZED OVERNIGHT COURIER SERVICE, OF ANY CHANGE IN
SUCH DIRECTION. ANY FACSIMILE PRESENTATION PURSUANT TO THIS PARAGRAPH SHALL ALSO STATE THEREON THAT THE ORIGINAL OF SUCH SIGHT DRAFT AND LETTER OF CREDIT ARE BEING REMITTED, FOR DELIVERY ON THE NEXT BUSINESS DAY, TO [Insert Bank Name] AT THE
APPLICABLE ADDRESS FOR PRESENTMENT PURSUANT TO THE PARAGRAPH FOLLOWING THIS ONE. 
 WE HEREBY ENGAGE WITH YOU THAT ALL DOCUMENT(S) DRAWN UNDER AND IN
COMPLIANCE WITH THE TERMS OF THIS STANDBY LETTER OF CREDIT WILL BE DULY HONORED IF DRAWN AND PRESENTED FOR PAYMENT AT OUR OFFICE LOCATED AT [Insert Bank Name], [Insert Bank Address], ATTN: [Insert Appropriate Recipient], ON OR BEFORE THE EXPIRATION
DATE OF THIS CREDIT, (Expiration Date). 
 IN THE EVENT THAT THE ORIGINAL OF THIS STANDBY LETTER OF CREDIT IS LOST, STOLEN, MUTILATED, OR OTHERWISE
DESTROYED, WE HEREBY AGREE TO ISSUE A DUPLICATE ORIGINAL HEREOF UPON RECEIPT OF A WRITTEN REQUEST FROM YOU AND A CERTIFICATION BY YOU (PURPORTEDLY SIGNED BY YOUR AUTHORIZED REPRESENTATIVE) OF THE LOSS, THEFT, MUTILATION, OR OTHER DESTRUCTION OF THE
ORIGINAL HEREOF. 
 EXCEPT SO FAR AS OTHERWISE EXPRESSLY STATED HEREIN, THIS STANDBY LETTER OF CREDIT IS SUBJECT TO THE “INTERNATIONAL STANDBY
PRACTICES” (ISP 98) INTERNATIONAL CHAMBER OF COMMERCE (PUBLICATION NO. 590). 
  

			
	 Very truly yours,
  

(Name of Issuing Bank)

		
	By:	 	 
		 	

  
 EXHIBIT G 

-5- 

 EXHIBIT G-1 

MENLO CORPORATE CENTER 

FORM OF LETTER OF CREDIT FROM SILICON VALLEY BANK 

BENEFICIARY: 
 KILROY REALTY, L.P. 

C/O KILROY REALTY CORPORATION 
 12200 WEST OLYMPIC BOULEVARD,
SUITE 200 
 LOS ANGELES, CALIFORNIA 90064 
 ATTENTION: LEGAL
DEPARTMENT 
 FAX: (310) 481-6530 
 AS
“LANDLORD” 
 APPLICANT: 
 VERSARTIS, INC. 

275 SHORELINE DRIVE, SUITE 450 
 REDWOOD CITY, CA 94065 

AS “TENANT” 
 AMOUNT: US$284,278.00
(TWO HUNDRED EIGHTY-FOUR THOUSAND TWO HUNDRED SEVENTY-EIGHT AND NO/100 U.S. DOLLARS) 
 EXPIRATION DATE:
                     , 2015 

LOCATION: SANTA CLARA, CALIFORNIA 
 LADIES AND
GENTLEMEN: 
 WE HEREBY ESTABLISH OUR IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF
             IN YOUR FAVOR. THIS LETTER OF CREDIT IS AVAILABLE BY SIGHT PAYMENT WITH OURSELVES ONLY AGAINST PRESENTATION TO SILICON VALLEY BANK OF THE FOLLOWING DOCUMENTS: 

 

	 	1.	THE ORIGINAL OF THIS LETTER OF CREDIT AND ALL AMENDMENT (S), IF ANY. 

  
 EXHIBIT G-1 

-1- 

	 	2.	YOUR SIGHT DRAFT DRAWN ON US IN THE FORM ATTACHED HERETO AS EXHIBIT “A”. 

  

	 	3.	A DATED CERTIFICATION PURPORTEDLY SIGNED BY AN AUTHORIZED OFFICER OR REPRESENTATIVE OF THE BENEFICIARY, FOLLOWED BY HIS/HER PRINTED NAME AND DESIGNATED TITLE, STATING ONE OF THE FOLLOWING WITH INSTRUCTIONS IN
BRACKETS/PARENTHESIS THEREIN COMPLIED WITH: 

  

	 	(A)	“THE UNDERSIGNED HEREBY CERTIFIES THAT THE LANDLORD, EITHER: (A) UNDER THE LEASE (DEFINED BELOW), OR (B) AS A RESULT OF THE TERMINATION OF SUCH LEASE, HAS THE RIGHT TO DRAW DOWN THE AMOUNT OF US$
[INSERT AMOUNT IN NUMERALS AND WORDS] IN ACCORDANCE WITH THE TERMS OF THAT CERTAIN OFFICE LEASE DATED [INSERT DATE], AS MAY BE AMENDED FROM TIME TO TIME (COLLECTIVELY, THE “LEASE”), OR SUCH AMOUNT CONSTITUTES DAMAGES OWING BY
THE TENANT TO BENEFICIARY RESULTING FROM THE BREACH OF SUCH LEASE BY THE TENANT THEREUNDER, OR THE TERMINATION OF SUCH LEASE, AND SUCH AMOUNT REMAINS UNPAID AT THE TIME OF THIS DRAWING.” 

OR 
  

	 	(B)	“SILICON VALLEY BANK HAS NOTIFIED US THAT IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF              WILL NOT BE EXTENDED BEYOND THE CURRENT
EXPIRATION DATE AND THE UNDERSIGNED HAS NOT RECEIVED A REPLACEMENT LETTER OF CREDIT WITHIN AT LEAST SIXTY (60) DAYS PRIOR TO THE PRESENT EXPIRATION DATE.” 

OR 
  

	 	(C)	“THE UNDERSIGNED HEREBY CERTIFIES THAT BENEFICIARY IS ENTITLED TO DRAW DOWN THE FULL AMOUNT OF IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF
             AS THE RESULT OF THE FILING OF A VOLUNTARY PETITION UNDER THE U.S. BANKRUPTCY CODE OR A STATE BANKRUPTCY CODE BY THE TENANT UNDER THAT CERTAIN OFFICE LEASE DATED
[INSERT DATE], AS MAY BE AMENDED FROM TIME TO TIME (COLLECTIVELY, THE “LEASE”), WHICH FILING HAS NOT BEEN DISMISSED AT THE TIME OF THIS DRAWING.” 

OR 

  
 EXHIBIT G-1 

-2- 

	 	(D)	“THE UNDERSIGNED HEREBY CERTIFIES THAT BENEFICIARY IS ENTITLED TO DRAW DOWN THE FULL AMOUNT OF IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF
             AS THE RESULT OF AN INVOLUNTARY PETITION HAVING BEEN FILED UNDER THE U.S. BANKRUPTCY CODE OR A STATE BANKRUPTCY CODE AGAINST THE TENANT UNDER THAT CERTAIN OFFICE LEASE
DATED [INSERT DATE , AS MAY BE AMENDED FROM TIME TO TIME (COLLECTIVELY, THE “LEASE”), WHICH FILING HAS NOT BEEN DISMISSED AT THE TIME OF THIS DRAWING.” 

OR 
  

	 	(E)	“THE UNDERSIGNED HEREBY CERTIFIES THAT BENEFICIARY IS ENTITLED TO DRAW DOWN THE FULL AMOUNT OF IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF
             AS THE RESULT OF THE REJECTION, OR DEEMED REJECTION, OF THAT CERTAIN OFFICE LEASE DATED [INSERT DATE], AS MAY BE AMENDED FROM TIME TO TIME, UNDER SECTION 365 OF
THE U.S. BANKRUPTCY CODE.” 

 THE LEASE MENTIONED ABOVE IS FOR IDENTIFICATION PURPOSES ONLY AND IS NOT INTENDED THAT SAID LEASE BE
INCORPORATED HEREIN OR FORM PART OF THIS LETTER OF CREDIT. 
 PARTIAL AND MULTIPLE DRAWINGS ARE ALLOWED. THE ORIGINAL OF THIS LETTER OF CREDIT MUST
ACCOMPANY ANY DRAWINGS HEREUNDER FOR ENDORSEMENT OF THE DRAWING AMOUNT AND WILL BE RETURNED TO THE BENEFICIARY UNLESS IT IS FULLY UTILIZED. 

WE AGREE THAT WE SHALL HAVE NO DUTY OR RIGHT TO INQUIRE AS TO THE BASIS UPON WHICH BENEFICIARY HAS DETERMINED THAT THE AMOUNT IS DUE AND OWING
OR HAS DETERMINED TO PRESENT TO US ANY DRAFT UNDER THIS LETTER OF CREDIT, AND THE PRESENTATION OF SUCH DRAFT IN STRICT COMPLIANCE WITH THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT, SHALL AUTOMATICALLY RESULT IN PAYMENT TO THE BENEFICIARY. 

THIS LETTER OF CREDIT SHALL BE AUTOMATICALLY EXTENDED FOR AN ADDITIONAL PERIOD OF ONE YEAR, WITHOUT AMENDMENT, FROM THE PRESENT OR EACH FUTURE
EXPIRATION DATE UNLESS AT LEAST SIXTY (60) DAYS PRIOR TO THE THEN CURRENT EXPIRATION DATE WE NOTIFY YOU BY REGISTERED MAIL/OVERNIGHT 

  
 EXHIBIT G-1 

-3- 

 
COURIER SERVICE AT THE ABOVE ADDRESS (UNLESS A CHANGE OF ADDRESS IS OTHERWISE NOTIFIED BY YOU TO US IN WRITING BY RECEIPTED MAIL OR COURIER.) THAT THIS LETTER OF CREDIT WILL NOT BE EXTENDED
BEYOND THE CURRENT EXPIRATION DATE. BUT IN ANY EVENT THIS LETTER OF CREDIT WILL NOT BE EXTENDED BEYOND NOVEMBER 30, 2017 WHICH SHALL BE THE FINAL EXPIRATION DATE OF THIS LETTER OF CREDIT. 

THE DATE THIS LETTER OF CREDIT EXPIRES IN ACCORDANCE WITH THE ABOVE PROVISION IS THE “FINAL EXPIRATION DATE”. UPON THE OCCURRENCE OF THE FINAL
EXPIRATION DATE THIS LETTER OF CREDIT SHALL FULLY AND FINALLY EXPIRE AND NO PRESENTATIONS MADE UNDER THIS LETTER OF CREDIT AFTER SUCH DATE WILL BE HONORED. 

THIS LETTER OF CREDIT IS TRANSFERABLE SUCCESSIVELY IN ITS ENTIRETY BY US, AT THE REQUEST OF THE BENEFICIARY, ONLY UP TO THE THEN AVAILABLE AMOUNT IN FAVOR OF
ANY NOMINATED TRANSFEREE (“TRANSFEREE”), ASSUMING SUCH TRANSFER TO SUCH TRANSFEREE WOULD BE IN COMPLIANCE WITH THEN APPLICABLE LAW AND REGULATION, INCLUDING BUT NOT LIMITED TO THE REGULATIONS OF THE U. S. DEPARTMENT OF TREASURY AND U. S.
DEPARTMENT OF COMMERCE. AT THE TIME OF TRANSFER, THE ORIGINAL LETTER OF CREDIT AND ORIGINAL AMENDMENT(S), IF ANY, MUST BE SURRENDERED TO US AT OUR ADDRESS INDICATED IN THIS LETTER OF CREDIT TOGETHER WITH OUR LETTER OF TRANSFER DOCUMENTATION AS PER
ATTACHED EXHIBIT “B” DULY EXECUTED. APPLICANT SHALL PAY OUR TRANSFER FEE OF  1⁄4 OF 1% OF THE TRANSFER AMOUNT (MINIMUM US$250.00) UNDER THIS LETTER
OF CREDIT (PROVIDED THAT BENEFICIARY MAY, BUT SHALL NOT BE OBLIGATED TO, PAY SUCH FEES TO US ON BEHALF OF APPLICANT, AND SEEK REIMBURSEMENT THEREOF FROM APPLICANT). ANY REQUEST FOR TRANSFER WILL BE EFFECTED BY US SUBJECT TO THE ABOVE CONDITIONS.
HOWEVER, ANY REQUEST FOR TRANSFER IS NOT CONTINGENT UPON APPLICANT’S ABILITY TO PAY OUR TRANSFER FEE. ANY TRANSFER OF THIS LETTER OF CREDIT MAY NOT CHANGE THE PLACE OR DATE OF EXPIRATION OF THE LETTER OF CREDIT FROM OUR ABOVE SPECIFIED OFFICE.
EACH TRANSFER SHALL BE EVIDENCED BY OUR ENDORSEMENT ON THE REVERSE OF THE LETTER OF CREDIT AND WE SHALL FORWARD THE ORIGINAL OF THE LETTER OF CREDIT SO ENDORSED TO THE TRANSFEREE. IN CASE OF ANY TRANSFER UNDER THIS LETTER OF CREDIT, THE DRAFT AND
ANY REQUIRED STATEMENT THEREAFTER REQUIRED BY THIS STANDBY LETTER OF CREDIT MUST BE EXECUTED BY THE TRANSFEREE, AND WHERE THE BENEFICIARY’S NAME APPEARS WITHIN THIS STANDBY LETTER OF CREDIT, THE TRANSFEREE’S NAME SHALL BE AUTOMATICALLY
SUBSTITUTED THEREFOR. 
 DRAFT(S) AND DOCUMENTS MUST INDICATE THE NUMBER AND DATE OF THIS LETTER OF CREDIT. 

  
 EXHIBIT G-1 

-4- 

 WE HEREBY AGREE THAT DRAFTS DRAWN UNDER AND IN ACCORDANCE WITH THE TERMS AND CONDITIONS OF THIS
LETTER OF CREDIT SHALL BE DULY HONORED UPON PRESENTATION TO: SILICON VALLEY BANK, 3003 TASMAN DRIVE, 2ND FLOOR, MAIL SORT HF210, SANTA CLARA, CALIFORNIA 95054, ATTENTION: GLOBAL FINANCIAL SERVICES
– STANDBY LETTER OF CREDIT DEPARTMENT (THE “BANK’S OFFICE”). PRESENTATIONS MAY BE MADE IN PERSON OR BY OVERNIGHT COURIER DELIVERY SERVICE OR BY FACSIMILE ON OR BEFORE OUR CLOSE OF BUSINESS ON OR BEFORE THE EXPIRATION DATE OF THIS
CREDIT. 
 SHOULD BENEFICIARY WISH TO MAKE PRESENTATIONS UNDER THIS LETTER OF CREDIT ENTIRELY BY FACSIMILE TRANSMISSION (IT NEED NOT TRANSMIT THE LETTER OF
CREDIT). IT MAY DO SO IN LIEU OF PRESENTING THE PHYSICAL DOCUMENTS OTHERWISE REQUIRED FOR PRESENTATION UNDER THE TERMS OF THIS LETTER OF CREDIT. PROVIDED HOWEVER, SHOULD IT ELECT TO DO SO, EACH SUCH FACSIMILE TRANSMISSION SHALL BE MADE ON
A BUSINESS DAY AT FAX NO. (408) 496-2418 OR (408) 969-6510; AND SIMULTANEOUSLY UNDER TELEPHONE ADVICE TO: (408) 654-6274 OR (408) 654-7127 OR (408) 654-7716 OR (408) 654-3035 AND, ON THE DAY OF SUCH TRANSMISSION,
BE IMMEDIATELY FOLLOWED BY BENEFICIARY’S SENDING TO US ALL OF THE ORIGINALS OF SUCH FAXED DOCUMENTS TOGETHER WITH THE ORIGINAL OF THIS LETTER OF CREDIT BY OVERNIGHT MAIL OR COURIER SERVICE TO THE BANK’S OFFICE AS DESCRIBED
ABOVE. PROVIDED FURTHER, HOWEVER, WE WILL DETERMINE TO HONOR OR DISHONOR ANY SUCH FACSIMILE PRESENTATION PURELY ON THE BASIS OF OUR EXAMINATION OF SUCH FACSIMILE PRESENTATION, AND WILL NOT EXAMINE THE ORIGINALS. 

PAYMENT AGAINST CONFORMING PRESENTATIONS HEREUNDER PRIOR TO 10:00 A.M. CALIFORNIA TIME, ON A BUSINESS DAY SHALL BE MADE BY BANK DURING NORMAL BUSINESS HOURS
OF THE BANK’S OFFICE ON THE NEXT SUCCEEDING BUSINESS DAY. PAYMENT AGAINST CONFORMING PRESENTATIONS HEREUNDER AFTER 10:00 A.M. CALIFORNIA TIME, ON A BUSINESS DAY SHALL BE MADE BY BANK DURING NORMAL BUSINESS HOURS OF THE BANK’S OFFICE ON THE
SECOND SUCCEEDING BUSINESS DAY. 
 AS USED HEREIN, THE TERM “BUSINESS DAY” MEANS A DAY ON WHICH WE ARE OPEN AT OUR ABOVE ADDRESS IN SANTA CLARA,
CALIFORNIA TO CONDUCT OUR LETTER OF CREDIT BUSINESS. NOTWITHSTANDING ANY PROVISION TO THE CONTRARY IN THE ISP (AS HEREINAFTER DEFINED), IF THE EXPIRATION DATE OR THE FINAL EXPIRATION DATE IS NOT A BUSINESS DAY THEN SUCH DATE SHALL BE AUTOMATICALLY
EXTENDED TO THE NEXT SUCCEEDING DATE WHICH IS A BUSINESS DAY. 

  
 EXHIBIT G-1 

-5- 

 WE HEREBY ENGAGE WITH YOU THAT DRAFT(S) DRAWN AND/OR DOCUMENTS PRESENTED UNDER AND IN ACCORDANCE
WITH THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT SHALL BE DULY HONORED UPON PRESENTATION TO SILICON VALLEY BANK, IF PRESENTED ON OR BEFORE THE EXPIRATION DATE OF THIS CREDIT. 

IF ANY INSTRUCTIONS ACCOMPANYING A DRAWING UNDER THIS LETTER OF CREDIT REQUEST THAT PAYMENT IS TO BE MADE BY TRANSFER TO YOUR ACCOUNT WITH ANOTHER BANK, WE
WILL ONLY EFFECT SUCH PAYMENT BY FED WIRE TO A U.S. REGULATED BANK, AND WE AND/OR SUCH OTHER BANK MAY RELY ON AN ACCOUNT NUMBER SPECIFIED IN SUCH INSTRUCTIONS EVEN IF THE NUMBER IDENTIFIES A PERSON OR ENTITY DIFFERENT FROM THE INTENDED PAYEE. 

IN THE EVENT THAT THE ORIGINAL OF THIS STANDBY LETTER OF CREDIT IS LOST, STOLEN, MUTILATED, OR OTHERWISE DESTROYED, WE HEREBY AGREE TO ISSUE A CERTIFIED TRUE
COPY OF THIS LETTER OF CREDIT UPON RECEIPT OF A WRITTEN REQUEST FROM THE BENEFICIARY OR TRANSFEREE TOGETHER WITH A DULY EXECUTED INDEMNITY LETTER DULY EXECUTED AND SIGNED BY YOUR AUTHORIZED REPRESENTATIVE/ 

EXCEPT SO FAR AS OTHERWISE EXPRESSLY STATED HEREIN, THIS STANDBY LETTER OF CREDIT IS SUBJECT TO THE “INTERNATIONAL STANDBY PRACTICES” (ISP 98)
INTERNATIONAL CHAMBER OF COMMERCE (PUBLICATION NO. 590). 
  

					
	SILICON VALLEY BANK,	 		 	
			
	 (FOR S V BANK USE ONLY)

 
	 		 	 (FOR S V BANK USE ONLY)

 

	AUTHORIZED SIGNATURE	 		 	AUTHORIZED SIGNATURE

  
 EXHIBIT G-1 

-6- 

 EXHIBIT “A” 

 

SIGHT DRAFT/BILL OF EXCHANGE 
  

							
	 DATE:             
	  		  	REF. NO.             

 AT SIGHT OF THIS BILL OF EXCHANGE 

PAY TO THE ORDER OF
                                         
                                         
       
 US$
                             

        U.S. DOLLARS 
  

 

“DRAWN UNDER SILICON VALLEY BANK, SANTA CLARA, CALIFORNIA, IRREVOCABLE STANDBY LETTER OF CREDIT
NUMBER NO. SVBSF              DATED                     ,
20        ” 
  

					
		 	 TO:  SILICON VALLEY BANK

 
 3003 TASMAN DRIVE

SANTA CLARA, CA 95054
	  	  
  

(INSERT NAME OF BENEFICIARY)
  

 
 Authorized Signature

		 		  	

 
 GUIDELINES TO PREPARE THE SIGHT DRAFT OR BILL OF EXCHANGE: 

 

	1.	DATE              INSERT ISSUANCE DATE OF DRAFT OR BILL OF EXCHANGE. 

  

	2.	REF. NO. INSERT YOUR REFERENCE NUMBER IF ANY. 

  

	3.	PAY TO THE ORDER OF:              INSERT NAME OF BENEFICIARY 

  

	4.	US$             INSERT AMOUNT OF DRAWING IN NUMERALS/FIGURES. 

  

	5.	U.S. DOLLARS              INSERT AMOUNT OF DRAWING IN WORDS. 

  

	6.	LETTER OF CREDIT NUMBER              INSERT THE LAST DIGITS OF OUR STANDBY L/C NUMBER THAT PERTAINS TO THE DRAWING. 

 

	7.	DATED              INSERT THE ISSUANCE DATE OF OUR STANDBY L/C. 

  

	NOTE:	BENEFICIARY SHOULD ENDORSE THE BACK OF THE SIGHT DRAFT OR BILL OF EXCHANGE AS YOU WOULD A CHECK. 

 IF YOU NEED
FURTHER ASSISTANCE IN COMPLETING THIS SIGHT DRAFT OR BILL OF EXCHANGE, PLEASE CALL OUR L/C PAYMENT SECTION AT (408) 654-6274 OR (408) 654-7127 OR (408) 654-3035 OR (408) 654-7716 OR (408) 654-7128. 

  
 EXHIBIT G-1 

-1- 

 EXHIBIT H 

MENLO CORPORATE CENTER 

MARKET RENT DETERMINATION FACTORS 

When determining Market Rent, the following rules and instructions shall be followed. 

1. RELEVANT FACTORS. The “Market Rent,” as used in this Lease, shall be derived from an analysis (as
such derivation and analysis are set forth in this Exhibit H) of the “Net Equivalent Lease Rates,” of the “Comparable Transactions” (as that term is defined below). The Market Rent, as used in this Lease, shall
be equal to the annual rent per rentable square foot, at which tenants, are, pursuant to transactions consummated within twelve (12) months prior to the commencement of the Option Term, provided that timing adjustments shall be made to reflect
any changes in the Market Rent following the date of any particular Comparable Transaction up to the date of the commencement of the applicable Option Term, leasing non-sublease, non-encumbered space comparable in location and quality to the
Premises containing a square footage comparable to that of the Premises for a term of three (3) years, in an arm’s-length transaction, which comparable space is located in “Comparable Buildings” (transactions satisfying the
foregoing criteria shall be known as the “Comparable Transactions”). The terms of the Comparable Transactions shall be calculated as a “Net Equivalent Lease Rate” pursuant to the terms of this Exhibit H,
and shall take into consideration only the following terms and concessions (collectively, the “Concessions”): (i) the rental rate and escalations for the Comparable Transactions, (ii) the amount of parking rent per parking
permit paid in the Comparable Transactions, if any, (iii) operating expense and tax protection granted in such Comparable Transactions such as a base year or expense stop (although for each such Comparable Transaction the base rent shall be
adjusted to a triple net base rent using reasonable estimates of operating expenses and taxes as determined by Landlord for each such Comparable Transaction); (iv) rental abatement concessions, if any, being granted such tenants in connection
with such comparable space, (v) any “Renewal Allowance,” as defined herein below, to be provided by Landlord in connection with the Option Term as compared to the improvements or allowances provided or to be provided in the Comparable
Transactions, taking into account the contributory value of the existing improvements in the Premises, such value to be based upon the age, design, quality of finishes, and layout of the existing improvements, and (vi) all other monetary
concessions (including the value of any signage), if any, being granted such tenants in connection with such Comparable Transactions. Notwithstanding any contrary provision hereof, in determining the Market Rent, no consideration shall be given to
(A) any period of rental abatement, if any, granted to tenants in Comparable Transactions in connection with the design, permitting and construction of improvements, or (B) any commission paid or not paid in connection with such Comparable
Transaction. The Market Rent shall include adjustment of the stated size of the Premises based upon the standards of measurement utilized in the Comparable Transactions; provided, however, the size of the Premises shall, notwithstanding the
foregoing, be at least equal to the greater of: (i) the square footages set forth in this Lease, and (ii) the square footage of the Premises determined pursuant to the standards of space measurement used in the Comparable Transactions.
Notwithstanding anything to the contrary contained above in this Section 1, if there are not a sufficient number of Comparable Transactions with comparable  

  
 EXHIBIT H 

-1- 

 
lease terms to the Option Term to determine the Market Rent of the Premises for a lease of such duration, then the Market Rent for purposes of this Section 1 shall be equal to that of
Comparable Transactions with terms of five (5) years, provided that the Concessions shall be appropriately adjusted to account for the difference between the Option Term and the lease terms of the Comparable Transactions. 

2. TENANT SECURITY. The Market Rent shall additionally include a determination as to whether, and if so to what extent,
Tenant must provide Landlord with financial security, such as an enhanced security deposit, a letter of credit or guaranty, for Tenant’s Rent obligations during the Option Term. Such determination shall be made by reviewing the extent of
financial security then generally being imposed in Comparable Transactions from tenants of comparable financial condition and credit history to the then existing financial condition and credit history of Tenant (with appropriate adjustments to
account for differences in the then-existing financial condition of Tenant and such other tenants, and giving reasonable consideration to Tenant’s prior performance history during the Lease Term). 

3. RENEWAL IMPROVEMENT ALLOWANCE. Notwithstanding anything to the contrary set forth in this
Exhibit H, once the Market Rent for the Option Term is determined as a Net Equivalent Lease Rate, if, in connection with such determination, it is deemed that Tenant is entitled to an improvement or comparable allowance for
the improvement of the Premises, (the total dollar value of such allowance shall be referred to herein as the “Renewal Allowance”), Landlord shall pay the Renewal Allowance to Tenant pursuant to a commercially reasonable
disbursement procedure determined by Landlord and the terms of Article 8 of this Lease, and, as set forth in Section 5, below, of this Exhibit H, the rental rate component of the Market Rent shall be
increased to be a rental rate which takes into consideration that Tenant will receive payment of such Renewal Allowance and, accordingly, such payment with interest shall be factored into the base rent component of the Market Rent.  

4. COMPARABLE BUILDINGS. For purposes of this Lease, the term “Comparable Buildings” shall mean first-class
multi-tenant occupancy office buildings which are comparable to the Building in terms of age (based upon the date of completion of construction or major renovation), quality of construction, level of services and amenities (including, but not
limited to, the type (e.g., surface, covered, subterranean) and amount of parking), size and appearance, and are located in the “Comparable Area,” which is the “Lower San Francisco Peninsula to Upper Silicon Valley
submarkets.” The “Lower San Francisco Peninsula to Upper Silicon Valley submarkets” shall be the area containing Comparable Buildings which have reasonably comparable freeway access to the Project. 

  
 EXHIBIT H 

-2- 

 5. METHODOLOGY FOR REVIEWING AND COMPARING THE COMPARABLE TRANSACTIONS. In
order to analyze the Comparable Transactions based on the factors to be considered in calculating Market Rent, and given that the Comparable Transactions may vary in terms of length of term, rental rate, concessions, etc., the following steps shall
be taken into consideration to “adjust” the objective data from each of the Comparable Transactions. By taking this approach, a “Net Equivalent Lease Rate” for each of the Comparable Transactions shall be determined using the
following steps to adjust the Comparable Transactions, which will allow for an “apples to apples” comparison of the Comparable Transactions. 

5.1. The contractual rent payments for each of the Comparable Transactions should be arrayed monthly or annually over the lease term. All
Comparable Transactions should be adjusted to simulate a net rent structure, wherein the tenant is responsible for the payment of all property operating expenses in a manner consistent with this Lease. This results in the estimate of Net Equivalent
Rent received by each landlord for each Comparable Transaction being expressed as a periodic net rent payment. 
 5.2 Any free rent or
similar inducements received over time should be deducted in the time period in which they occur, resulting in the net cash flow arrayed over the lease term. 

5.3 The resultant net cash flow from the lease should then be discounted (using an 8% annual discount rate) to the lease commencement date,
resulting in a net present value estimate. 
 5.4 From the net present value, up front inducements (improvements allowances and other
concessions) should be deducted. These items should be deducted directly, on a “dollar for dollar” basis, without discounting since they are typically incurred at lease commencement, while rent (which is discounted) is a future receipt.

 5.5 The net present value should then be amortized back over the lease term as a level monthly or annual net rent payment using the same
annual discount rate of 8.0% used in the present value analysis. This calculation will result in a hypothetical level or even payment over the option period, termed the “Net Equivalent Lease Rate” (or constant equivalent in general
financial terms). 
 6. USE OF NET EQUIVALENT LEASE RATES FOR COMPARABLE TRANSACTIONS. The Net Equivalent Lease Rates
for the Comparable Transactions shall then be used to reconcile, in a manner usual and customary for a real estate appraisal process, to a conclusion of Market Rent which shall be stated as a “NNN” lease rate applicable to each year of the
Option Term. 
 An example of the application of the process set forth in this Exhibit H to arrive at the Market Rent is attached
hereto as Schedule 1. 

  
 EXHIBIT H 

-3- 

 SCHEDULE 1 TO EXHIBIT H 

MENLO CORPORATE CENTER 

DETERMINATION OF MARKET RENT – EXAMPLE 

As an example of the determination of the Market Rent, assume that there is a 10,000 rentable square foot Comparable Transaction with a five
(5) year term, Base Rent of $75.00 per rentable square foot with One Dollar ($1) annual increases, an improvement allowance of $25.00 per rentable square foot, three (3) months of free rent, and Operating Expenses and Tax Expenses of
$12.00 per rentable square foot. Based on the foregoing, the Net Equivalent Lease Rate analysis would be as follows. 
 1. The contractual
rent payments for each of the Comparable Transactions should be arrayed monthly over the lease term. See Column 2 in the attached spreadsheet. 

2. From this figure, the initial lease year operating expenses (from gross leases) should be deducted, leaving a net lease rate over the lease
term. See Column 3 in the attached spreadsheet. 
 3. This results in the net rent received by each landlord under the Comparable
Transactions being expressly as a monthly net rent payment. See Column 4 in the attached spreadsheet. 
 4. Any free rent or similar
inducements received over time should be deducted in the time period in which they occur, resulting in the net cash flow arrayed over the lease term. See the amounts set forth in months 1, 2 and 3 of Column 2 in the attached spreadsheet. 

5. The resultant net cash flow from the lease should be then discounted (using an eight percent (8%) annual discount rate) to the lease
commencement date, resulting in a net present value estimate. The net present value of the amounts set forth in Column 4 of the attached spreadsheet is $2,479,851.66. 

6. From the net present value, up-front inducements (improvement allowances and other concessions) should be deducted. These items should be
deducted directly, on a “dollar for dollar” basis, without discounting, since they are typically incurred at lease commencement, while rent (which is discounted) is a future receipt. The net present value amount set forth in number 5,
above, less the improvement allowance, is $2,229,851.66. 
 7. The net present value should then amortized back over the lease term as a
level monthly net rent payment using the same annual discount rate of eight percent (8%) used in the present value analysis. This calculation will result in a hypothetical level or even payment over the option period, termed the “Net
Equivalent Lease Rate” (or constant equivalent in general financial terms). The net present value amount set forth in number 6, above, amortized back over the term at eight percent (8%) results in a net monthly rent payment of $45,213.35.

 8. The net monthly rent payment set forth in number 7 above must then be converted to a rentable square foot number by dividing the
amount by the rentable square footage of the space (i.e., 10,000 rentable square feet). This results in a net monthly rent payment per rentable square foot of $4.52. 

  
 SCHEDULE 1 

TO EXHIBIT H 
 -4- 

 9. The net monthly rent payment per rentable square foot must then be multiplied by the rentable
square footage of the Premises (for purposes of this example, assume the rentable square footage of the Premises is 12,943 rentable square feet), resulting in a net monthly rent payment for the Premises during the Option Term of Fifty-Eight Thousand
Five Hundred Two and 36/100 Dollars ($58,502.36). 

  
 SCHEDULE 1 

TO EXHIBIT H 
 -5- 

 SCHEDULE 2 TO EXHIBIT H 

MENLO CORPORATE CENTER 

DETERMINATION OF MARKET RENT – EXAMPLE 
  

													
	 Premises (RSF)
	   
	  	 	10,000	  
	 Initial Annual Rental Rate per RSF
	   
	  	$	75.00	  
	 Annual Escalation
	   
	  	$	12.00	  
	 Abatement (months)
	   
	  	 	3	  
	 Improvement Allowance per rsf
	   
	  	$	25.00	  
				
	 Period
	  	Monthly
Base Rent	 	  	Monthly
Operating Expenses	 	  	Monthly
Net Rent Payment	 
	 1
	  	$	—  	  	  	$	10,000.00	  	  	$	(10,000.00	) 
	 2
	  	$	—  	  	  	$	10,000.00	  	  	$	(10,000.00	) 
	 3
	  	$	—  	  	  	$	10,000.00	  	  	$	(10,000.00	) 
	 4
	  	$	62,500.00	  	  	$	10,000.00	  	  	$	52,500.00	  
	 5
	  	$	62,500.00	  	  	$	10,000.00	  	  	$	52,500.00	  
	 6
	  	$	62,500.00	  	  	$	10,000.00	  	  	$	52,500.00	  
	 7
	  	$	62,500.00	  	  	$	10,000.00	  	  	$	52,500.00	  
	 8
	  	$	62,500.00	  	  	$	10,000.00	  	  	$	52,500.00	  
	 9
	  	$	62,500.00	  	  	$	10,000.00	  	  	$	52,500.00	  
	 10
	  	$	62,500.00	  	  	$	10,000.00	  	  	$	52,500.00	  
	 11
	  	$	62,500.00	  	  	$	10,000.00	  	  	$	52,500.00	  
	 12
	  	$	62,500.00	  	  	$	10,000.00	  	  	$	52,500.00	  
	 13
	  	$	63,333.33	  	  	$	10,000.00	  	  	$	53,333.33	  
	 14
	  	$	63,333.33	  	  	$	10,000.00	  	  	$	53,333.33	  
	 15
	  	$	63,333.33	  	  	$	10,000.00	  	  	$	53,333.33	  
	 16
	  	$	63,333.33	  	  	$	10,000.00	  	  	$	53,333.33	  
	 17
	  	$	63,333.33	  	  	$	10,000.00	  	  	$	53,333.33	  
	 18
	  	$	63,333.33	  	  	$	10,000.00	  	  	$	53,333.33	  
	 19
	  	$	63,333.33	  	  	$	10,000.00	  	  	$	53,333.33	  
	 20
	  	$	63,333.33	  	  	$	10,000.00	  	  	$	53,333.33	  
	 21
	  	$	63,333.33	  	  	$	10,000.00	  	  	$	53,333.33	  
	 22
	  	$	63,333.33	  	  	$	10,000.00	  	  	$	53,333.33	  
	 23
	  	$	63,333.33	  	  	$	10,000.00	  	  	$	53,333.33	  
	 24
	  	$	63,333.33	  	  	$	10,000.00	  	  	$	53,333.33	  
	 25
	  	$	64,166.67	  	  	$	10,000.00	  	  	$	54,166.67	  
	 26
	  	$	64,166.67	  	  	$	10,000.00	  	  	$	54,166.67	  
	 27
	  	$	64,166.67	  	  	$	10,000.00	  	  	$	54,166.67	  
	 28
	  	$	64,166.67	  	  	$	10,000.00	  	  	$	54,166.67	  

  
 SCHEDULE 2 

TO EXHIBIT H 
 -6- 

													
	 29
	  	$	64,166.67	  	  	$	10,000.00	  	  	$	54,166.67	  
	 30
	  	$	64,166.67	  	  	$	10,000.00	  	  	$	54,166.67	  
	 31
	  	$	64,166.67	  	  	$	10,000.00	  	  	$	54,166.67	  
	 32
	  	$	64,166.67	  	  	$	10,000.00	  	  	$	54,166.67	  
	 33
	  	$	64,166.67	  	  	$	10,000.00	  	  	$	54,166.67	  
	 34
	  	$	64,166.67	  	  	$	10,000.00	  	  	$	54,166.67	  
	 35
	  	$	64,166.67	  	  	$	10,000.00	  	  	$	54,166.67	  
	 36
	  	$	64,166.67	  	  	$	10,000.00	  	  	$	54,166.67	  
	 37
	  	$	65,000.00	  	  	$	10,000.00	  	  	$	55,000.00	  
	 38
	  	$	65,000.00	  	  	$	10,000.00	  	  	$	55,000.00	  
	 39
	  	$	65,000.00	  	  	$	10,000.00	  	  	$	55,000.00	  
	 40
	  	$	65,000.00	  	  	$	10,000.00	  	  	$	55,000.00	  
	 41
	  	$	65,000.00	  	  	$	10,000.00	  	  	$	55,000.00	  
	 42
	  	$	65,000.00	  	  	$	10,000.00	  	  	$	55,000.00	  
	 43
	  	$	65,000.00	  	  	$	10,000.00	  	  	$	55,000.00	  
	 44
	  	$	65,000.00	  	  	$	10,000.00	  	  	$	55,000.00	  
	 45
	  	$	65,000.00	  	  	$	10,000.00	  	  	$	55,000.00	  
	 46
	  	$	65,000.00	  	  	$	10,000.00	  	  	$	55,000.00	  
	 47
	  	$	65,000.00	  	  	$	10,000.00	  	  	$	55,000.00	  
	 48
	  	$	65,000.00	  	  	$	10,000.00	  	  	$	55,000.00	  
	 49
	  	$	65,833.33	  	  	$	10,000.00	  	  	$	55,833.33	  
	 50
	  	$	65,833.33	  	  	$	10,000.00	  	  	$	55,833.33	  
	 51
	  	$	65,833.33	  	  	$	10,000.00	  	  	$	55,833.33	  
	 52
	  	$	65,833.33	  	  	$	10,000.00	  	  	$	55,833.33	  
	 53
	  	$	65,833.33	  	  	$	10,000.00	  	  	$	55,833.33	  
	 54
	  	$	65,833.33	  	  	$	10,000.00	  	  	$	55,833.33	  
	 55
	  	$	65,833.33	  	  	$	10,000.00	  	  	$	55,833.33	  
	 56
	  	$	65,833.33	  	  	$	10,000.00	  	  	$	55,833.33	  
	 57
	  	$	65,833.33	  	  	$	10,000.00	  	  	$	55,833.33	  
	 58
	  	$	65,833.33	  	  	$	10,000.00	  	  	$	55,833.33	  
	 59
	  	$	65,833.33	  	  	$	10,000.00	  	  	$	55,833.33	  
	 60
	  	$	65,833.33	  	  	$	10,000.00	  	  	$	55,833.33	  
		  				  				  	  
	  
	 
	 Net Present Value @ 8%
	   
	  	$	2,479,851.66	  
	 Up-front inducements (Improvements & Other)
	   
	  	$	250,000.00	  
		  				  				  	  
	  
	 
	 Net Present Value net of inducements
	   
	  	$	2,229,851.66	  
		  				  				  	  
	  
	 
	 Monthly Amortization @ 8%
	   
	  	$	45,213.35	  
		  				  				  	  
	  
	 
	 Net Monthly Rent Payment pre rentable square foot
	   
	  	$	4.52	  
	 Rentable Square Footage of Premises
	   
	  	 	12,943	  
		  				  				  	  
	  
	 
	 Net Monthly Rent Payment for the Premises during the applicable Term
	   
	  	$	58,502.36	  
		  				  				  	  
	  
	 

  
 SCHEDULE 2 

TO EXHIBIT H 
 -7- 

 EXHIBIT I 

MENLO CORPORATE CENTER 

APPROVED BANKS 
  

	1.	J.P. Morgan 

  

	2.	Bank of America Merrill Lynch 

  

	3.	Wells Fargo 

  

	4.	PNC Bank 

  

	5.	Union Bank 

  

	6.	US Bank 

  

	7.	Bank of the West 

  

	8.	Royal Bank of Canada 

  

	9.	Sumitomo Mitsui Banking Corporation 

  

	10.	Comerica Bank 

  

	11.	Key Bank 

  
 EXHIBIT I 

-1-EX-10.17

 Exhibit 10.17 
 480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. - Page 1 
 LEASE
AGREEMENT 
 THIS LEASE AGREEMENT is made as of this 16th day of November, 2006, between
ARE-480 Arsenal Street, LLC, a Delaware limited liability company (“Landlord”), and Tetraphase Pharmaceuticals, Inc., a Delaware corporation (“Tenant”). 

BASIC LEASE PROVISIONS 
  

			
	Address:	  	480 Arsenal Street, Watertown, Massachusetts
		
	Premises:	  	That portion of the Project, containing approximately 15,149 rentable square feet, as determined by Landlord, consisting of Area 1-A East, as shown on
Exhibit A.
		
	Project:	  	The real property on which the building (the “Building”) in which the Premises are located, together with all improvements thereon and appurtenances thereto as
described on Exhibit B.
		
	Base Rent:	  	$40,271.09, per month      Rentable Area of Premises: 15,149 sq. ft.
	
	Rentable Area of Project:      140,744 sq. ft.      Tenant’s Share of Operating Expenses:
10.764%
	
	Security Deposit: $120,813.27
	
	Commencement Date: November 15, 2006
	
	Rent Commencement Date: Commencement Date
	
	Rent Adjustment Percentage: 3%
		
	Base Term:	  	A term beginning on the Commencement Date and ending on December 31, 2012
		
	Permitted Use:	  	research and development laboratory (including, without limitation, drug development research and process and medicinal chemistry), related office and other related uses consistent
with the character of the Project and otherwise in compliance with the provisions of Section 8 hereof.

  

			
	Address for Rent Payment:	  	Landlord’s Notice Address:
	385 E. Colorado Boulevard, Suite 299	  	385 E. Colorado Boulevard, Suite 299
	Pasadena, CA 91101	  	Pasadena, CA 91101
	Attention: Accounts Receivable	  	Attention: Accounts Receivable
		
	Tenant’s Notice Address:	  	
	  
	  	
	  
	  	
	  
	  	
	Attention:	  	

 The following Exhibits and Addenda are attached hereto and incorporated herein by this reference: 

 

			
	[ X ] EXHIBIT A – PREMISES DESCRIPTION	  	[ X ] EXHIBIT B – DESCRIPTION OF PROJECT
	[ X ] EXHIBIT C – WORK LETTER	  	[ X ] EXHIBIT D – TENANT’S PERSONAL PROPERTY
	[ X ] EXHIBIT E – RULES AND REGULATIONS	  	[ X ] EXHIBIT F – FORM OF LETTER OF CREDIT

  
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 1. Lease of Premises. Upon and subject to all of the terms and conditions hereof,
Landlord hereby leases to Tenant and Tenant hereby leases from Landlord, the Premises. Tenant shall have, as appurtenant to the Premises, the right to use those portions of the Project which are for the
non-exclusive use of tenants of the Project (collectively, the “Common Areas”), including, without limitation, those portions of the elevators and parking areas serving the Project which are
included in the Common Areas. Notwithstanding the foregoing, Landlord reserves the right to modify Common Areas, provided that such modifications do not materially adversely affect Tenant’s use of the Premises for the Permitted Use. Tenant
shall have access to the Premises 24 hours per day, 365 days per year, subject to Landlord’s reasonable requirements with regard to any work to be performed by Landlord on the Project or the Premises. 

2. Delivery; Acceptance of Premises; Commencement Date. Tenant acknowledges and agrees that Landlord will be constructing
Landlord’s Work following the Commencement Date. Accordingly, the entire Premises will not be delivered to Tenant for Tenant’s use on the Commencement Date. Landlord shall use reasonable efforts to deliver the entire Premises to Tenant,
with Landlord’s Work Substantially Completed, as soon as possible following the Commencement Date (“Delivery” or “Deliver”). Landlord shall not be liable to Tenant for any loss or damage resulting from delays
in the Delivery of the Premises (subject to the provisions regarding Landlord’s waiver of Base Rent and Operating Expenses during performance of Landlord’s Work set forth in Section 4 hereof), and this Lease shall not be void
or voidable except as provided herein. Notwithstanding the foregoing, in the event that Landlord has not Substantially Completed Landlord’s Work on or before May 15, 2007 (“Outside Date”), then Tenant shall have the right
to terminate this Lease by written notice to Landlord within 5 days after the Outside Date. As used herein, the terms “Landlord’s Work,” “Tenants’ Work,”, “Force Majeure
Delays,” “Tenant Delays” and “Substantially Completed” shall have the meanings set forth for such terms in the work letter to be entered into by Landlord and Tenant, which work letter shall be in
substantially the form attached hereto as Exhibit C (the “Work Letter”). 
 The “Term”
of this Lease shall be the Base Term, as defined above in the Basic Lease Provisions and any Extension Terms which Tenant may elect pursuant to Section 40 hereof. 
 Except as set forth in the Work Letter, if applicable: (i) Tenant shall accept the Premises in their condition as of the Commencement Date, subject to all applicable Legal Requirements (as defined in
Section 8 hereof); (ii) Landlord shall have no obligation for any defects in the Premises; and (iii) Tenant’s taking possession of the Premises shall be conclusive evidence that Tenant accepts the Premises and that the
Premises were in good condition at the time possession was taken. Any occupancy of the Premises by Tenant before the Commencement Date shall be subject to all of the terms and conditions of this Lease, including the obligation to pay Rent except as
specifically set forth in Section 4 hereof. 
 Tenant agrees and acknowledges that neither Landlord nor any agent of
Landlord has made any representation or warranty with respect to the condition of all or any portion of the Premises or the Project, and/or the suitability of the Premises or the Project for the conduct of Tenant’s business, and Tenant waives
any implied warranty that the Premises or the Project are suitable for the Permitted Use. This Lease constitutes the complete agreement of Landlord and Tenant with respect to the subject matter hereof and supersedes any and all prior
representations, inducements, promises, agreements, understandings and negotiations which are not contained herein. Landlord in executing this Lease does so in reliance upon Tenant’s representations, warranties, acknowledgments and agreements
contained herein. 
 3. Right to Terminate. Tenant may terminate the Term of this Lease for any
reason effective as of the last calendar day of the 42nd
full calendar month of the Term hereof (the “Early Termination Date”), upon 9 months’ prior written notice to Landlord. Such notice to Landlord (a “Termination Notice”) shall be accompanied by Tenant’s
payment to Landlord of a termination payment in an amount equal to 9 months’ Base Rent at the rate which will be in effect as of the Early Termination Date. Any Termination Notice so delivered shall apply to the entire Premises and shall be
final and irrevocable. If Tenant delivers a Termination Notice in accordance with the foregoing requirements, then 

  
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(i) the Early Termination Date shall be deemed to be the date on which the Term expires for all purposes under the Lease, (ii) Tenant shall comply with all of the obligations of Tenant under
this Lease that arise during or are attributable to the period ending on such Early Termination Date, (iii) Tenant shall have no further right to exercise the Extension Option set forth in Section 40 hereof, and (iv) Tenant
shall vacate and surrender the Premises on the Early Termination Date in accordance with Section 29 hereof. Such termination right shall not apply to any assignee of Tenant’s interest in the Lease that requires Landlord’s
consent under Section 23 hereof or, at Landlord’s election, if an Event of Default (as hereinafter defined) has occurred and is continuing at the time of Tenant’s exercise of such option. 

4. Rent. 

(a) Base Rent. The first month’s Base Rent and the Security Deposit shall be due and payable on delivery of an executed copy
of this Lease to Landlord. Tenant shall pay to Landlord in advance, without demand, abatement, deduction or set-off except as expressly set forth herein, monthly installments of Base Rent on or before the
first day of each calendar month during the Term hereof, in lawful money of the United States of America, at the office of Landlord for payment of Rent set forth above, or to such other person or at such other place as Landlord may from time to time
designate in writing. Payments of Base Rent for any fractional calendar month shall be prorated. The obligation of Tenant to pay Base Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent obligations.
Tenant shall have no right at any time to abate, reduce, or set-off any Rent (as defined in Section 6) due hereunder except for any abatement as may be expressly provided in this Lease.
Notwithstanding the foregoing, Base Rent due and payable during the first 12 calendar months of the Term (including any partial month following the Commencement Date), i.e., from the Commencement Date until November 14, 2007, shall be reduced
to an amount equal to 50% of the Base Rent set forth above, or $20,135.55 per month. Thereafter, Base Rent due and payable during the immediately succeeding 6 calendar months of the Term (increased by the Rent Adjustment Percentage as provided in
Section 5 hereof), i.e., November 15, 2007 until May 14, 2008, shall be increased to an amount equal to 72.5% of such increased Base Rent, or $30,072.44. Commencing on May 15, 2008, and continuing thereafter for the
remainder of the Term, Base Rent shall be due and payable in the amount set forth above, subject to adjustment as provided in Section 5 hereof. 
 (b) Rent During Construction of Landlord’s Work. Notwithstanding anything herein to the contrary, Landlord agrees that, during Landlord’s construction of Landlord’s Work following
the Commencement Date, in addition to the reduction in Base Rent set forth in Section 4(a), Landlord shall waive Tenant’s obligation to pay Base Rent and Operating Expenses hereunder on a day-for-day basis with respect to the portion of the Premises which is rendered unusable to Tenant due to such construction activity. Such waiver with respect to Base Rent shall only take effect if and to the
extent that more than 50% of the Premises is rendered unusable as aforesaid. By way of example, and without intending to limit the generality of the foregoing, if 60% of the Premises is rendered unusable due to such construction activity, 60% of
Operating Expenses shall be waived and 10% of Base Rent shall be waived, in each case for the number of days that such portion of the Premises is rendered unusable. Following Substantial Completion of Landlord’s Work, Landlord shall prepare and
deliver to Tenant an accounting of the reduction in Base Rent and Operating Expenses to which Tenant is entitled pursuant to this section, and such amounts shall be deducted from Tenant’s next payment of Base Rent and Operating Expenses
hereunder. Calculation of any credit against Base Rent hereunder shall be based on the full amount of Base Rent set forth in the Basic Lease Provisions above, not the reduced amount to be paid by Tenant pursuant to Section 4(a).

 (c) Additional Rent. In addition to Base Rent, Tenant agrees to pay to Landlord as additional rent
(“Additional Rent”): (i) Tenant’s Share of “Operating Expenses” (as defined in Section 6), and (ii) any and all other amounts Tenant assumes or agrees to pay under the provisions of this Lease,
including, without limitation, any and all other sums that may become due by reason of any default of Tenant or failure to comply with the agreements, terms, covenants and conditions of this Lease to be performed by Tenant, after any applicable
notice and cure period. 

  
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 5. Base Rent Adjustments. Base Rent shall be increased on each annual anniversary
of the first day of the first full month during the Term of this Lease, i.e., each December 1 (each an “Adjustment Date”) by multiplying the Base Rent payable immediately before such Adjustment Date by the Rent Adjustment
Percentage and adding the resulting amount to the Base Rent payable immediately before such Adjustment Date. Base Rent, as so adjusted, shall thereafter be due as provided herein. Base Rent adjustments for any fractional calendar month shall be
prorated. 
 6. Operating Expense Payments. Landlord shall deliver to Tenant a written estimate of
Operating Expenses for each calendar year during the Term (the “Annual Estimate”), which may be revised by Landlord from time to time during such calendar year. During each month of the Term, on the same date that Base Rent is due,
Tenant shall pay Landlord an amount equal to 1/12th of
Tenant’s Share of the Annual Estimate. Payments for any fractional calendar month shall be prorated. 
 The term
“Operating Expenses” means all Building and Project related operating costs in connection with the shell and core of the Building, site improvements, maintenance, taxes, utilities, transportation services, insurance, the costs of
capital repairs and improvements amortized over the lesser of 7 years and the useful life of such capital items, in the case of repairs or improvements to the HVAC system and equipment serving the Premises, or, in the case of any other work, over
the useful life of such capital items, and the costs of Landlord’s third party property manager, not to exceed 3.0% of Base Rent, or, if there is no third party property manager, administration rent in the amount of 3.0% of Base Rent),
excluding only: 
 (a) the original construction costs of the Project and renovation prior to the date of the Lease and costs of
correcting defects in such original construction or renovation; 
 (b) capital expenditures for expansion of the Project;

 (c) interest, principal payments of Mortgage (as defined in Section 28) debts of Landlord, financing costs and
amortization of funds borrowed by Landlord, whether secured or unsecured and all payments of base rent (but not taxes or operating expenses) under any ground lease or other underlying lease of all or any portion of the Project; 

(d) depreciation of the Project (except for capital improvements, the cost of which are includable in Operating Expenses); 

(e) advertising, legal and space planning expenses and leasing commissions and other costs and expenses incurred in procuring and leasing
space to tenants for the Project, including any leasing office maintained in the Project, free rent and construction allowances for tenants; 
 (f) legal and other expenses incurred in the negotiation or enforcement of leases; 

(g) completing, fixturing, improving, renovating, painting, redecorating or other work, which Landlord pays for or performs for other
tenants within their premises, and costs of correcting defects in such work; 
 (h) costs of utilities outside normal business
hours sold to tenants of the Project; 
 (i) costs to be reimbursed by other tenants of the Project or Taxes to be paid directly
by Tenant or other tenants of the Project, whether or not actually paid; 
 (j) salaries, wages, benefits and other compensation
paid to officers and employees of Landlord who are not assigned in whole or in part to the operation, management, maintenance or repair of the Project; 

  
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 (k) general organizational, administrative and overhead costs relating to maintaining
Landlord’s existence, either as a corporation, partnership, or other entity, including general corporate, legal and accounting expenses; 
 (l) costs (including attorneys’ fees and costs of settlement, judgments and payments in lieu thereof) incurred in connection with disputes with tenants, other occupants, or prospective tenants, and
costs and expenses, including legal fees, incurred in connection with negotiations or disputes with employees, consultants, management agents, leasing agents, purchasers or mortgagees of the Building; 

(m) costs incurred by Landlord due to the violation by Landlord, its employees, agents or contractors or any tenant of the terms and
conditions of any lease of space in the Project or any Legal Requirement (as defined in Section 8); 
 (n)
penalties, fines or interest incurred as a result of Landlord’s inability or failure to make payment of Taxes and/or to file any tax or informational returns when due, or from Landlord«’s failure to make any payment of Taxes required
to be made by Landlord hereunder before delinquency; 
 (o) overhead and profit increment paid to Landlord or to subsidiaries or
affiliates of Landlord for goods and/or services in or to the Project to the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis; 

(p) costs of Landlord’s charitable or political contributions, or of fine art maintained at the Project; 

(q) costs in connection with services (including electricity), items or other benefits of a type which are not standard for the Project
and which are not available to Tenant without specific charges therefor, but which are provided to another tenant or occupant of the Project, whether or not such other tenant or occupant is specifically charged therefor by Landlord; 

(r) costs incurred in the sale or refinancing of the Project; 
 (s) net income taxes of Landlord or the owner of any interest in the Project, franchise, capital stock, gift, estate or inheritance taxes or any federal, state or local documentary taxes imposed against
the Project or any portion thereof or interest therein, or any income taxes arising out of or related to ownership and operation of income producing real estate, or any excise taxes imposed upon Landlord based upon gross or net rentals or other
income received by it; 
 (t) costs incurred in connection with upgrading the Building to comply with laws, rules, codes and
other Legal Requirements in effect prior to the Commencement Date; and 
 (u) any expenses otherwise includable within Operating
Expenses to the extent actually reimbursed by persons other than tenants of the Project under leases for space in the Project. 

Within 90 days after the end of each calendar year (or such longer period as may be reasonably required), Landlord shall furnish to
Tenant a statement (an “Annual Statement”) showing in reasonable detail: (a) the total and Tenant’s Share of actual Operating Expenses for the previous calendar year, and (b) the total of Tenant’s payments
in respect of Operating Expenses for such year. If Tenant’s Share of actual Operating Expenses for such year exceeds Tenant’s payments of Operating Expenses for such year, the excess shall be due and payable by Tenant as Rent within 30
days after delivery of such Annual Statement to Tenant. If Tenant’s payments of Operating Expenses for such year exceed Tenant’s Share of actual Operating Expenses for such year Landlord shall pay the excess to Tenant within 30 days after
delivery of such Annual Statement, except that after the expiration, or earlier termination of the Term or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord.

  
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 The Annual Statement shall be final and binding upon Tenant unless Tenant, within 90
days after Tenant’s receipt thereof, shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reason therefor. If, during such 90 day period, Tenant reasonably and in good faith questions or
contests the accuracy of Landlord’s statement of Tenant’s Share of Operating Expenses, Landlord will provide Tenant with access to Landlord’s books and records relating to the operation of the Project and such information as Landlord
reasonably determines to be responsive to Tenant’s questions (the “Expense Information”). If, after Tenant’s review of such Expense Information, Landlord and Tenant cannot agree upon the amount of Tenant’s Share of
Operating Expenses, then Tenant shall have the right to have an independent public accounting firm selected by Tenant working pursuant to a fee arrangement other than a contingent fee (at Tenant’s sole cost and expense) and approved by Landlord
(which approval shall not be unreasonably withheld or delayed), audit and/or review the Expense Information for the year in question (the “Independent Review”). The results of any such Independent Review shall be binding on Landlord
and Tenant. If the Independent Review shows that the payments actually made by Tenant with respect to Operating Expenses for the calendar year in question exceeded Tenant’s Share of Operating Expenses for such calendar year, Landlord shall at
Landlord’s option either (i) credit the excess amount to the next succeeding installments of estimated Operating Expenses or (ii) pay the excess to Tenant within 30 days after delivery of such statement, except that after the
expiration or earlier termination of this Lease or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord. If the Independent Review shows that Tenant’s
payments with respect to Operating Expenses for such calendar year were less than Tenant’s Share of Operating Expenses for the calendar year, Tenant shall pay the deficiency to Landlord within 30 days after delivery of such statement. If the
Independent Review shows that Tenant has overpaid with respect to Operating Expenses by more than 5% then Landlord shall reimburse Tenant for all costs incurred by Tenant for the Independent Review. Operating Expenses for the calendar years in which
Tenant’s obligation to share therein begins and ends shall be prorated. Notwithstanding anything set forth herein to the contrary, if the Project is not at least 95% occupied on average during any year of the Term, Tenant’s Share of
Operating Expenses for such year shall be computed as though the Building had been 95% occupied on average during such year. 

“Tenant’s Share” shall be the percentage set forth in the Basic Lease Provisions as Tenant’s Share as
reasonably adjusted by Landlord for changes in the physical size of the Premises or the Project occurring thereafter. Landlord may equitably increase Tenant’s Share for any item of expense or cost reimbursable by Tenant that relates to a
repair, replacement, or service that benefits only the Premises or only a portion of the Project that includes the Premises or that varies with occupancy or use. Base Rent, Tenant’s Share of Operating Expenses and all other amounts payable by
Tenant to Landlord hereunder are collectively referred to herein as “Rent.” 
 7. Security Deposit.
Tenant shall deposit with Landlord, upon delivery of an executed copy of this Lease to Landlord, a security deposit (the “Security Deposit”) for the performance of all of Tenant’s obligations hereunder in the amount set
forth in the Basic Lease Provisions, which Security Deposit shall be in the form of an unconditional and irrevocable letter of credit (the “Letter of Credit”): (i) substantially in the form attached hereto as Exhibit
F or such other form satisfactory to Landlord, (ii) naming Landlord as beneficiary, (iii) expressly allowing Landlord to draw upon it at any time from time to time by delivering to the issuer notice that Landlord is entitled to draw
thereunder, (iv) issued by an FDIC-insured financial institution satisfactory to Landlord; Landlord approves Silicon Valley Bank as an approved issuer, and (v) redeemable by presentation of a sight draft in the State of California.
If Tenant does not provide Landlord with a substitute Letter of Credit complying with all of the requirements hereof at least 10 days before the stated expiration date of any then current Letter of Credit, Landlord shall have the right to draw the
full amount of the current Letter of Credit and hold the funds drawn in cash without obligation for interest thereon as the Security Deposit. The Security Deposit shall be held by Landlord as security for the performance of Tenant’s obligations
under this Lease. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default. Upon each occurrence of a Default (as defined in Section 21), Landlord may use all or any
part of the Security Deposit to pay delinquent payments due under this Lease, and the cost of any damage, injury, expense or liability caused by such Default, without prejudice to any other remedy provided herein or provided by law. Upon any such
use of all or any portion of the Security Deposit, 

  
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Tenant shall pay Landlord on demand the amount that will restore the Security Deposit to the amount set forth in the Basic Lease Provisions. Tenant hereby waives the provisions of any law, now or
hereafter in force, which provide that Landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of Rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that
Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission of Tenant or any officer, employee, agent or invitee of Tenant. Upon
bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed to be applied first to the payment of Rent and other charges due Landlord for periods prior to the filing of such proceedings. Upon any such use of
all or any portion of the Security Deposit, Tenant shall, within 5 days after demand from Landlord, restore the Security Deposit to its original amount. If Tenant shall fully perform every provision of this Lease to be performed by Tenant, the
Security Deposit, or any balance thereof (i.e., after deducting therefrom all amounts to which Landlord is entitled under the provisions of this Lease), shall be returned to Tenant (or, at Landlord’s option, to the last assignee of
Tenant’s interest hereunder) within 30 days after the expiration or earlier termination of this Lease. 
 If Landlord
transfers its interest in the Project or this Lease, Landlord shall either (a) transfer any Security Deposit then held by Landlord to a person or entity assuming Landlord’s obligations under this Section 7, or (b) return
to Tenant any Security Deposit then held by Landlord and remaining after the deductions permitted herein. Upon such transfer to such transferee or the return of the Security Deposit to Tenant, Landlord shall have no further obligation with respect
to the Security Deposit, and Tenant’s right to the return of the Security Deposit shall apply solely against Landlord’s transferee. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of
Tenant’s default. Landlord’s obligation respecting the Security Deposit is that of a debtor, not a trustee, and no interest shall accrue thereon. 
 8. Use. The Premises shall be used solely for the Permitted Use set forth in the Basic Lease Provisions, and in compliance with all laws, orders, judgments, ordinances, regulations, codes,
directives, permits, licenses, covenants and restrictions now or hereafter applicable to the Premises, and to the use and occupancy thereof, including, without limitation, the Americans With Disabilities Act, 42 U.S.C. § 12101, et seq.
(together with the regulations promulgated pursuant thereto, “ADA”) (collectively, “Legal Requirements” and each, a “Legal Requirement”). Tenant shall, upon 5 days’ written
notice from Landlord (a “Discontinuance Notice”), discontinue any use of the Premises which is declared by any Governmental Authority (as defined in Section 10) having jurisdiction to be a violation of a Legal
Requirement. Upon receipt of any Discontinuance Notice, Tenant shall have the right to terminate this Lease by written notice to Landlord given not more than 90 days thereafter. Tenant will not use or permit the Premises to be used for any purpose
or in any manner that would void Tenant’s or Landlord’s insurance, increase the insurance risk, or cause the disallowance of any sprinkler or other credits. Tenant shall not permit any part of the Premises to be used as a “place of
public accommodation”, as defined in the ADA or any similar legal requirement. Tenant shall reimburse Landlord promptly upon demand for any additional premium charged for any such insurance policy by reason of Tenant’s failure to comply
with the provisions of this Section or otherwise caused by Tenant’s use and/or occupancy of the Premises. Tenant will use the Premises in a careful, safe and proper manner and will not commit or permit waste, overload the floor or structure of
the Premises, subject the Premises to use that would damage the Premises or obstruct or interfere with the rights of Landlord or other tenants or occupants of the Project, including conducting or giving notice of any auction, liquidation, or going
out of business sale on the Premises, or using or allowing the Premises to be used for any unlawful purpose. Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations from the
Premises from extending into Common Areas, or other space in the Project. Tenant shall not place any machinery or equipment weighing 500 pounds or more in or upon the Premises or transport or move such items through the Common Areas of the Project
or in the Project elevators without the prior written consent of Landlord. Landlord consents to the installation of NMR machinery in the Premises. Except as may be provided under the Work Letter, Tenant shall not, without the prior written consent
of Landlord, use the Premises in any manner which will require ventilation, air exchange, heating, gas, steam, electricity or water beyond the existing capacity of the Project as proportionately allocated to the Premises based upon Tenant’s
Share as usually furnished for the Permitted Use. 

  
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 Landlord shall, as an Operating Expense (to the extent such Legal Requirement is
generally applicable to similar buildings in the area in which the Project is located) or at Tenant’s expense (to the extent such Legal Requirement is applicable solely by reason of Tenant’s, as compared to other tenants of the Project,
particular use of the Premises) make any alterations or modifications to the Common Areas or the exterior of the Building that are required by Legal Requirements, including the Americans With Disabilities Act, 42 U.S.C. § 12101, et seq.
(together with regulations promulgated pursuant thereto, “ADA”). Tenant, at its sole expense, shall make any alterations or modifications to the interior of the Premises that are required by Legal Requirements (including,
without limitation, compliance of the Premises with the ADA. Notwithstanding any other provision herein to the contrary, Tenant shall be responsible for any and all demands, claims, liabilities, losses, costs, expenses, actions, causes of action,
damages or judgments, and all reasonable expenses incurred in investigating or resisting the same (including, without limitation, reasonable attorneys’ fees, charges and disbursements and costs of suit) (collectively,
“Claims”) arising out of or in connection with any Legal Requirements which apply to Tenant’s particular use of the Premises, as opposed to general use categories such as research and development or office use, and
Tenant shall indemnify, defend, hold and save Landlord harmless from and against any and all Claims arising out of or in connection with any failure of the Premises to comply with any Legal Requirement. Notwithstanding the foregoing or any other
provision of this Lease, however, Tenant shall not be responsible for compliance with any such Legal Requirements requiring (a) any structural repairs or modifications; (b) any repairs or modification of any condition existing in the
Premises or the Building prior to the Lease Commencement Date; (c) repairs or modifications to any utility or any building service equipment; or (c) installation of new building service equipment, such as fire detection or suppression
equipment, unless such repairs, modifications, or installations shall (i) be due to Tenant’s particular manner of use of the Premises (as opposed to research and development or office use generally), or (ii) be due to the negligence
or willful misconduct of Tenant or any agent, employee, or contractor of Tenant. 
 9. Holding Over. If, with
Landlord’s express written consent, Tenant retains possession of the Premises after the termination of the Term, (i) unless otherwise agreed in such written consent, such possession shall be subject to immediate termination by Landlord at
any time, (ii) all of the other terms and provisions of this Lease (including, without limitation, the adjustment of Base Rent pursuant to Section 5 hereof) shall remain in full force and effect (excluding any expansion or renewal
option or other similar right or option) during such holdover period, (iii) Tenant shall continue to pay Base Rent in the amount payable upon the date of the expiration or earlier termination of this Lease or such other amount as Landlord may
indicate, in Landlord’s sole and absolute discretion, in such written consent, and (iv) all other payments shall continue under the terms of this Lease. If Tenant remains in possession of the Premises after the expiration or earlier
termination of the Term without the express written consent of Landlord, (A) Tenant shall become a tenant at sufferance upon the terms of this Lease except that the monthly rental shall be equal to 150% of Rent in effect during the last 30 days
of the Term, and (B) if Tenant holds over for more than 30 days and Landlord gives Tenant written notice that Landlord requires possession of the Premises for delivery to a subsequent tenant, Tenant shall be responsible for all damages suffered
by Landlord resulting from or occasioned by Tenant’s holding over, including consequential damages of which Tenant has received prior notice. No holding over by Tenant, whether with or without consent of Landlord, shall operate to extend this
Lease except as otherwise expressly provided, and this Section 9 shall not be construed as consent for Tenant to retain possession of the Premises. Acceptance by Landlord of Rent after the expiration of the Term or earlier termination of
this Lease shall not result in a renewal or reinstatement of this Lease. 
 10. Taxes. Landlord shall pay, as part of
Operating Expenses, all taxes, levies, assessments and governmental charges of any kind (collectively referred to as “Taxes”) imposed by any federal, state, regional, municipal, local or other governmental authority or
agency, including, without limitation, quasi-public agencies (collectively, “Governmental Authority”) during the Term, including, without limitation, all Taxes: (i) imposed on or measured by or based, in whole or in
part, on rent payable to Landlord under this Lease and/or from the rental by Landlord of the Project or any portion thereof, or (ii) based on the square footage, assessed value or other measure or evaluation of any kind of the Premises or the
Project, or (iii) assessed or imposed by or on the operation or maintenance of any portion of the Premises or the Project, including parking, or (iv) assessed or imposed by, or at the direction of, or resulting from

  
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statutes or regulations, or interpretations thereof, promulgated by, any Governmental Authority, or (v) imposed as a license or other fee on Landlord’s business of leasing space in the
Project. Landlord may contest by appropriate legal proceedings the amount, validity, or application of any Taxes or liens securing Taxes. Taxes shall not include any net income taxes imposed on Landlord. If any such Tax is levied or assessed
directly against Tenant, then Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require. Tenant shall pay, prior to delinquency, any and all Taxes levied or assessed against any
personal property or trade fixtures placed by Tenant in the Premises, whether levied or assessed against Landlord or Tenant. If any Taxes on Tenant’s personal property or trade fixtures are levied against Landlord or Landlord’s property,
or if the assessed valuation of the Project is increased by a value attributable to improvements in or alterations to the Premises, whether owned by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof,
higher than the base valuation on which Landlord from time-to-time allocates Taxes to all tenants in the Project, Landlord shall have the right, but not the obligation,
to pay such Taxes. Landlord’s determination of any excess assessed valuation shall be binding and conclusive, absent manifest error. The amount of any such payment by Landlord shall constitute Additional Rent due from Tenant to Landlord
immediately upon demand. The Landlord’s taxes shall mean such amounts as shall be finally determined after deducting abatements, rebates or refunds, if any, less the costs and expenses of obtaining the same. For the purposes of determining
payments due from Tenant to Landlord, the Landlord’s taxes shall be deemed to be the taxes assessed for each calendar year until such time as an abatement, rebate or refund shall be made for such tax year, and if any such abatement, rebate or
refund shall be made for any tax year, an appropriate adjustment or refund shall be made within thirty (30) days of receipt of the same by Landlord in the amount due from or paid by Tenant to Landlord on account of such Taxes dependent upon the
amount of such abatement, rebate or refund less the cost and expense of obtaining the same. Landlord’s obligations pursuant to this Section 10 to rebate, refund or otherwise adjust any payment by Tenant of Additional Rent shall
survive the expiration or earlier termination of this Lease. 
 11. Parking. Subject to all matters of record, Force
Majeure, a Taking (as defined in Section 19 below) and the exercise by Landlord of its rights hereunder, Tenant shall have the right, at no additional cost to Tenant, in common with other tenants of the Project pro rata in accordance
with the rentable area of the Premises and the rentable areas of the Project occupied by such other tenants, to park in those areas designated for non-reserved parking, subject in each case to Landlord’s
rules and regulations. Landlord may allocate parking spaces among Tenant and other tenants in the Project pro rata as described above if Landlord determines that such parking facilities are becoming crowded, provided that, subject to all matters of
record, Force Majeure, a Taking and the exercise by Landlord of its rights hereunder as aforesaid, Tenant shall at all times be entitled to use 22 parking spaces. Landlord shall not be responsible for enforcing Tenant’s parking rights against
any third parties, including other tenants of the Project. Notwithstanding anything herein to the contrary, Tenant shall at all times be entitled to 22 parking spaces. 
 12. Utilities, Services. 
 Landlord shall provide, subject to the terms of
this Section 12, water, electricity, heat, light, power, telephone, sewer, and other utilities (including gas and fire sprinklers to the extent the Project is plumbed for such services), refuse and trash collection and janitorial
services (collectively, “Utilities”). Landlord shall pay, as Operating Expenses or subject to Tenant’s reimbursement obligation, for all Utilities used on the Premises, all maintenance charges for Utilities, and any
storm sewer charges or other similar charges for Utilities imposed by any Governmental Authority or Utility provider, and any taxes, penalties, surcharges or similar charges thereon. Landlord may cause, at Tenant’s expense, any Utilities
to be separated metered or charged directly to Tenant by the provider. Landlord represents that the Premises are currently submetered with respect to electrical service and that Landlord shall pass through to Tenant the actual amount charged by the
electrical provider, as measured by such submeter, without any mark-up by Landlord. Tenant shall pay directly to the Utility provider, prior to delinquency, any separately metered Utilities and services which may be furnished to Tenant or the
Premises during the Term. Tenant shall pay, as part of Operating Expenses, its share of all charges for jointly metered Utilities based upon consumption, as reasonably determined by Landlord. No

  
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interruption or failure of Utilities, from any cause whatsoever other than Landlord’s willful misconduct, shall result in eviction or constructive eviction of Tenant, termination of this
Lease or the abatement of Rent. Tenant agrees to limit use of water and sewer with respect to Common Areas to normal restroom use. 
 13. Alterations and Tenant’s Property. Any alterations, additions, or improvements made to the Premises by or on behalf of Tenant, including additional locks or bolts of any kind or nature
upon any doors or windows in the Premises, but excluding installation, removal or realignment of furniture systems (other than removal of furniture systems owned or paid for by Landlord) not involving any modifications to the structure or
connections (other then by ordinary plugs or jacks) to Building Systems (as defined in Section 14) (“Alterations”) shall be subject to Landlord’s prior written consent, which may be given or withheld in
Landlord’s sole discretion if any such Alteration affects the structure or Building Systems, but which shall otherwise not be unreasonably withheld or delayed. Notwithstanding the foregoing, Tenant may make alterations to the Premises which do
not affect the Building structure without Landlord’s consent and without the need for construction documents, provided that such alterations involve only non-structural work to the Premises (such as
replacement of floor coverings, window coverings, fixtures, equipment and signage), and do not exceed $50,000 in cost for any one project. If Landlord approves any Alterations, Landlord may impose such conditions on Tenant in connection with the
commencement, performance and completion of such Alterations as Landlord may deem appropriate in Landlord’s reasonable discretion. Any request for approval shall be in writing, delivered not less than 15 business days in advance of any proposed
construction, and accompanied by plans, specifications, bid proposals, work contracts and such other information concerning the nature and cost of the alterations as may be reasonably requested by Landlord, including the identities and mailing
addresses of all persons performing work or supplying materials. Landlord’s right to review plans and specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to ensure that such plans and
specifications or construction comply with applicable Legal Requirements. Tenant shall cause, at its sole cost and expense, all Alterations to comply with insurance requirements and with Legal Requirements and shall implement at its sole cost and
expense any alteration or modification required by Legal Requirements as a result of any Alterations. Tenant shall reimburse Landlord, as Additional Rent, for the actual out-of pocket expense incurred by
Landlord (in an amount not to exceed $2,000 for any one project) for review and approval of Tenant’s plans and specifications and monitoring of construction (i.e., engineering plan review, on-site
inspections of work and similar work by or on behalf of Landlord). Before Tenant begins any Alteration, Landlord may post on and about the Premises notices of non-responsibility pursuant to applicable law.
Tenant shall reimburse Landlord for, and indemnify and hold Landlord harmless from, any expense incurred by Landlord by reason of faulty work done by Tenant or its contractors, delays caused by such work, or inadequate cleanup. 

Tenant shall furnish security or make other arrangements satisfactory to Landlord to assure payment for the completion of all Alterations
work free and clear of liens, and shall provide (and cause each contractor or subcontractor to provide) certificates of insurance for workers’ compensation and other coverage in amounts and from an insurance company satisfactory to Landlord
protecting Landlord against liability for personal injury or property damage during construction. Upon completion of any Alterations, Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors and
subcontractors who did the work and final lien waivers from all such contractors and subcontractors; and (ii) “as built” plans for any such Alteration. 
 Other than (i) the items, if any, listed on Exhibit E attached hereto, (ii) any items agreed by Landlord in writing to be included on Exhibit E in the future, and
(iii) any trade fixtures, machinery, equipment and other personal property not paid for out of the TI Fund (as defined in the Work Letter) which may be removed without material damage to the Premises, which damage shall be repaired (including
capping or terminating utility hook-ups behind walls) by Tenant during the Term (collectively, “Tenant’s Property”), all property of any kind paid for with the TI Fund, all
Alterations, real property fixtures, built-in machinery and equipment, built-in casework and cabinets and other similar additions and improvements built into the
Premises so as to become an integral part of the Premises such as fume hoods which penetrate the roof or plenum area, built-in cold rooms, built-in warm rooms, walk-in cold rooms, walk-in warm rooms, deionized water systems, glass 

  
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washing equipment, autoclaves, chillers, built-in plumbing, electrical and mechanical equipment and systems, and any power generator and transfer switch
(collectively, “Installations”) shall be and shall remain the property of Landlord during the Term and following the expiration or earlier termination of the Term, shall not be removed by Tenant at any time during the Term
and shall remain upon and be surrendered with the Premises as a part thereof in accordance with Section 29 following the expiration or earlier termination of this Lease; provided, however, that Landlord shall, at the time
its approval of such Installation is requested, notify Tenant if it has elected to cause Tenant to remove such Installation upon the expiration or earlier termination of this Lease. Landlord agrees that Tenant shall have no obligation to remove any
Installation included within the initial Landlord’s Work. If Landlord so elects, Tenant shall remove such Installation upon the expiration or earlier termination of this Lease and restore any damage caused by or occasioned as a result of such
removal, including, when removing any of Tenant’s Property which was plumbed, wired or otherwise connected to any of the Building Systems, capping off all such connections behind the walls of the Premises and repairing any holes. During any
such restoration period, Tenant shall pay Rent to Landlord as provided herein as if said space were otherwise occupied by Tenant. 
 14. Landlord’s Repairs. Landlord, as an Operating Expense, shall maintain all of the structural, exterior, parking and other Common Areas of the Project, including foundation, roof, exterior
walls, structural floors, HVAC, plumbing, fire sprinklers, elevators and all other building systems serving the Premises and other portions of the Project (“Building Systems”), in good repair, reasonable wear and tear and
uninsured losses and damages caused by Tenant, or by any of Tenant’s agents, servants, employees, invitees and contractors (collectively, “Tenant Parties”) excluded. Losses and damages caused by Tenant or any Tenant
Party shall be repaired by Landlord, to the extent not covered by insurance, at Tenant’s sole cost and expense. Landlord reserves the right to stop Building Systems services when necessary (i) by reason of accident or emergency, or
(ii) for planned repairs, alterations or improvements, which are, in the judgment of Landlord, desirable or necessary to be made, until said repairs, alterations or improvements shall have been completed. Landlord shall have no responsibility
or liability for failure to supply Building Systems services during any such period of interruption; provided, however, that Landlord shall, except in case of emergency, make a commercially reasonable effort to give Tenant 24 hours
advance notice of any planned stoppage of Building Systems services for routine maintenance, repairs, alterations or improvements. Tenant shall promptly give Landlord written notice of any repair required by Landlord pursuant to this Section, after
which Landlord shall have a reasonable opportunity to effect such repair. 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 Tenant’s
written notice of the need for such repairs or maintenance. Tenant waives its rights under any state or local law to terminate this Lease or to make such repairs at Landlord’s expense and agrees that the parties’ respective rights with
respect to such matters shall be solely as set forth herein. Repairs required as the result of fire, earthquake, flood, vandalism, war, or similar cause of damage or destruction shall be controlled by Section 19. 

15. Tenant’s Repairs. Subject to Section 14 hereof, Tenant, at its expense, shall repair, replace and maintain in
good condition all portions of the Premises, including, without limitation, entries, doors, ceilings, interior windows, interior walls, and the interior side of demising walls. Should Tenant fail to make any such repair or replacement or fail to
maintain the Premises, Landlord shall give Tenant notice of such failure. If Tenant fails to commence cure of such failure within 10 days of Landlord’s notice, and thereafter diligently prosecute such cure to completion, Landlord may perform
such work and shall be reimbursed by Tenant within 10 days after demand therefor; provided, however, that if such failure by Tenant creates or could create an emergency, Landlord may immediately commence cure of such failure and shall thereafter be
entitled to recover the costs of such cure from Tenant. Subject to Sections 18 and 19, Tenant shall bear the full uninsured cost of any repair or replacement to any part of the Project that results from damage caused by Tenant or any Tenant
Party and any repair that benefits only the Premises. 
 16. Mechanic’s Liens. Tenant shall discharge, by bond or
otherwise, any mechanic’s lien filed against the Premises or against the Project for work claimed to have been done for, or materials 

  
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claimed to have been furnished to, Tenant within 10 days after the filing thereof, at Tenant’s sole cost and shall otherwise keep the Premises and the Project free from any liens arising out
of work performed, materials furnished or obligations incurred by Tenant. Should Tenant fail to discharge any lien described herein, Landlord shall have the right, but not the obligation, to pay such claim or post a bond or otherwise provide
security to eliminate the lien as a claim against title to the Project and the cost thereof shall be immediately due from Tenant as Additional Rent. If Tenant shall lease or finance the acquisition of office equipment, furnishings, or other personal
property of a removable nature utilized by Tenant in the operation of Tenant’s business, Tenant warrants that any Uniform Commercial Code Financing Statement filed as a matter of public record by any lessor or creditor of Tenant will upon its
face or by exhibit thereto indicate that such Financing Statement is applicable only to removable personal property of Tenant located within the Premises. In no event shall the address of the Project be furnished on the statement without qualifying
language as to applicability of the lien only to removable personal property, located in an identified suite held by Tenant. 

17. Indemnification. Tenant hereby indemnifies and agrees to defend, save and hold Landlord harmless from and against any and all
Claims for injury or death to persons or damage to property occurring within or about the Premises, arising directly or indirectly out use or occupancy of the Premises or a breach or default by Tenant in the performance of any of its obligations
hereunder, unless caused solely by the willful misconduct or negligence of Landlord or any of Landlord’s agents, employees or contractors. Landlord shall not be liable to Tenant for, and Tenant assumes all risk of damage to, personal property
(including, without limitation, loss of records kept within the Premises). Tenant further hereby irrevocably waives any and all Claims for injury to Tenant’s business or loss of income relating to any such damage or destruction of personal
property (including, without limitation, any loss of records), unless caused by the willful misconduct or negligence of Landlord. Landlord shall not be liable for any damages arising from any act, omission or neglect of any tenant in the Project or
of any other third party. 
 Landlord shall indemnify and save harmless Tenant, and the directors, officers, agents, and
employees of Tenant, against and from all claims, expenses, or liabilities of whatever nature (a) arising directly or indirectly from any default or breach by Landlord or Landlord’s contractors, licensees, agents, servants, or employees
under any of the terms or covenants of this Lease or failure of Landlord or such persons to comply with any rule, order, regulation, or lawful direction now or hereafter in force of any public authority, in each case to the extent the same related,
directly or indirectly to the management operation or repair of the Building and/or the use of the common areas; or (b) arising directly or indirectly from any accident, injury, or damage, however caused, to any person or property, on the
common area; or (c) arising directly or indirectly from any accident, injury, or damage to any person or property occurring outside the Premises but within the Building or on the land, to the extent such accident, injury, or damage results, or
is claimed to have resulted, from any negligent act or omission, or negligence on the part of Landlord, or Landlord’s contractors, licensees, agents, servants, employees, or customers, or anyone claiming by or through Landlord; provided,
however, that in no event shall Landlord be obligated under this Section 17 to indemnify or save harmless Tenant, or the directors, officers, agents, employees of Tenant, to the extent such claim, expense, or liability results from any
omission, fault, negligence, or other misconduct of Tenant or the officers, agents, or employees of Tenant. 
 This indemnity
and hold harmless agreement shall include, without limitation, indemnity against all expenses, attorneys’ fees and liabilities incurred in connection with any such claim or proceeding brought thereon and the defense thereof with counsel
reasonably acceptable to Tenant. At the request of Tenant, Landlord shall defend any such claim or proceeding directly on behalf and for the benefit of Tenant. The provisions of this Section shall survive the Term of this Lease. 

18. Insurance. Landlord shall maintain all risk property and, if applicable, sprinkler damage insurance covering the full
replacement cost of the Project. Landlord shall further procure and maintain commercial general liability insurance with a single loss limit of not less than $2,000,000 for bodily injury and property damage with respect to the Project. Landlord may,
but is not obligated to, maintain such other insurance and additional coverages as it may deem necessary, including, but not limited to, flood, environmental hazard and earthquake, loss or failure of building equipment, errors and omissions, rental
loss during the period of repair or rebuilding, workers’ compensation insurance and fidelity bonds for 

  
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employees employed to perform services and insurance for any improvements installed by Tenant or which are in addition to the standard improvements customarily furnished by Landlord without
regard to whether or not such are made a part of the Project. All such insurance shall be included as part of the Operating Expenses. The Project may be included in a blanket policy (in which case the cost of such insurance allocable to the Project
will be determined by Landlord based upon the insurer’s cost calculations). 
 Tenant, at its sole cost and expense, shall
maintain during the Term: all risk property insurance with business interruption and extra expense coverage, covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant at Tenant’s expense;
workers’ compensation insurance with no less than the minimum limits required by law; employer’s liability insurance with such limits as required by law; and commercial general liability insurance, with a minimum limit of not less than
$2,000,000 per occurrence for bodily injury and property damage with respect to the Premises. The commercial general liability insurance policy shall name Landlord and Alexandria Real Estate Equities, Inc. and their respective officers, directors,
employees, managers, agents, invitees and contractors (collectively, “Landlord Parties”), as additional insureds. In addition, the commercial general liability insurance policy shall insure on an occurrence and not a claims-made
basis; shall be issued by insurance companies which have a rating of not less than policyholder rating of A and financial category rating of at least Class X in “Best’s Insurance Guide”; shall not be cancelable for nonpayment of
premium unless 30 days prior written notice shall have been given to Landlord from the insurer; shall contain a hostile fire endorsement and a contractual liability endorsement; and shall provide primary coverage to Landlord (any policy issued to
Landlord providing duplicate or similar coverage shall be deemed excess over Tenant’s policies). Copies of such policies (if requested by Landlord), or certificates of insurance showing the limits of coverage required hereunder and showing
Landlord and Alexandria Real Estate Equities, Inc. as additional insureds, along with reasonable evidence of the payment of premiums for the applicable period, shall be delivered to Landlord by Tenant upon commencement of the Term and upon each
renewal of said insurance. Tenant’s policy may be a “blanket policy” with an aggregate per location endorsement which specifically provides that the amount of insurance shall not be prejudiced by other losses covered by the policy.
Tenant shall, at least 5 days prior to the expiration of such policies, furnish Landlord with renewal certificates. 
 In each
instance where insurance is to name Landlord as an additional insured, Tenant shall upon written request of Landlord also designate and furnish certificates so evidencing Landlord as additional insured to: (i) any lender of Landlord holding a
security interest in the Project or any portion thereof, (ii) the landlord under any lease wherein Landlord is tenant of the real property on which the Project is located, if the interest of Landlord is or shall become that of a tenant under a
ground or other underlying lease rather than that of a fee owner, and/or (iii) any management company retained by Landlord to manage the Project. 
 The property insurance obtained by Landlord and Tenant shall include a waiver of subrogation by the insurers and all rights based upon an assignment from its insured, against Landlord or Tenant, and their
respective officers, directors, employees, managers, agents, invitees and contractors (“Related Parties”), in connection with any loss or damage thereby insured against. Neither party nor its respective Related Parties shall be
liable to the other for loss or damage caused by any risk insured against under property insurance required to be maintained hereunder, and each party waives any claims against the other party, and its respective Related Parties, for such loss or
damage. The failure of a party to insure its property shall not void this waiver. Landlord and its respective Related Parties shall not be liable for, and Tenant hereby waives all claims against such parties for, business interruption and losses
occasioned thereby sustained by Tenant or any person claiming through Tenant resulting from any accident or occurrence in or upon the Premises or the Project from any cause whatsoever. If the foregoing waivers shall contravene any law with respect
to exculpatory agreements, the liability of Landlord or Tenant shall be deemed not released but shall be secondary to the other’s insurer. 
 Landlord may require insurance policy limits to be raised to conform with requirements of Landlord’s lender and/or to bring coverage limits to levels then being generally required of new tenants
within the Project. 

  
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 19. Restoration. If, at any time during the Term, the Project or the Premises are
damaged or destroyed by a fire or other insured casualty, Landlord shall notify Tenant within 60 days after discovery of such damage as to the amount of time Landlord reasonably estimates it will take to restore the Project or the Premises, as
applicable (the “Restoration Period”). If the Restoration Period is estimated to exceed 12 months (the “Maximum Restoration Period”), either Landlord or Tenant may, by written notice to the other within 30 days
after Tenant’s receipt of such estimate, elect to terminate this Lease as of the date that is 75 days after the date of discovery of such damage or destruction. Unless either party so elects to terminate this Lease, Landlord shall, subject to
receipt of sufficient insurance proceeds (with any deductible to be treated as a current Operating Expense), promptly restore the Premises, including the initial Landlord’s Work (excluding any improvements installed thereafter by Tenant or by
Landlord and paid for by Tenant), subject to delays arising from the collection of insurance proceeds, from Force Majeure events or as needed to obtain any license, clearance or other authorization of any kind required to enter into and restore the
Premises issued by any Governmental Authority having jurisdiction over the use, storage, handling, treatment, generation, release, disposal, removal or remediation of Hazardous Materials (as defined in Section 31) in, on or about the
Premises (collectively referred to herein as “Hazardous Materials Clearances”); provided, however, that if repair or restoration of the Premises is not substantially complete as of the end of the Maximum Restoration
Period or, if longer, the Restoration Period, (a) Landlord may, in its sole and absolute discretion, elect not to proceed with such repair and restoration, in which event Landlord shall be relieved of its obligation to make such repairs or
restoration, or (b) Tenant may elect to terminate this Lease by notice thereof to Landlord, and, in either case, this Lease shall terminate as of the date that is 75 days after the later of: (i) discovery of such damage or destruction, or
(ii) the date all required Hazardous Materials Clearances are obtained, but Landlord shall retain any Rent paid and the right to any Rent payable by Tenant prior to such election by Landlord or Tenant. 

Tenant, at its expense, shall promptly perform, subject to delays arising from the collection of insurance proceeds, from Force Majeure
(as defined in Section 35) events or to obtain Hazardous Material Clearances, all repairs or restoration not required to be done by Landlord and shall promptly re-enter the Premises and commence
doing business in accordance with this Lease. Notwithstanding the foregoing, either Landlord or Tenant may terminate this Lease if the Premises are damaged during the last 1 year of the Term and Landlord reasonably estimates that it will take more
than 2 months to repair such damage, or if insurance proceeds are not available for such restoration. Rent shall be abated from the date all required Hazardous Material Clearances are obtained until the Premises are repaired and restored, in the
proportion which the area of the Premises, if any, which is not usable by Tenant bears to the total area of the Premises. Such abatement shall be the sole remedy of Tenant, and except as provided in this Section 19, Tenant waives any
right to terminate the Lease by reason of damage or casualty loss. 
 The provisions of this Lease, including this
Section 19, constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, or any other portion of the Project, and any statute or regulation which
is now or may hereafter be in effect shall have no application to this Lease or any damage or destruction to all or any part of the Premises or any other portion of the Project, the parties hereto expressly agreeing that this Section 19
sets forth their entire understanding and agreement with respect to such matters. 
 20. Condemnation. If the whole or
any material part of the Premises or the Project is taken for any public or quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or
“Taken”), and the Taking would in Landlord’s reasonable judgment either prevent or materially interfere with Tenant’s use of the Premises for the conduct of Tenant’s business, including parking and access, or
materially interfere with or impair Landlord’s ownership or operation of the Project, then upon written notice by Landlord or Tenant this Lease shall terminate and Rent shall be apportioned as of said date. If part of the Premises shall be
Taken, and this Lease is not terminated as provided above, Landlord shall promptly restore the Premises and the Project as nearly as is commercially reasonable under the circumstances to their condition prior to such partial Taking and the rentable
square footage of the Building, the rentable square footage of the Premises, Tenant’s Share of Operating Expenses and the Rent payable hereunder during the unexpired 

  
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Term shall be reduced to such extent as may be fair and reasonable under the circumstances. During the performance of such restoration by Landlord, Rent shall be abated in the proportion which
the area of the Premises, if any, which is not usable by Tenant bears to the total area of the Premises. Upon any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any payment to Tenant, and
Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant shall have the right, to the extent that same shall not diminish Landlord’s award, to make a separate claim against the condemning authority (but not
Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s Property, if a separate award for such items is made to Tenant. Tenant hereby waives any and all rights it might
otherwise have pursuant to any provision of state law to terminate this Lease upon a partial Taking of the Premises or the Project. 
 21. Events of Default. Each of the following events shall be a default (“Default”) by Tenant under this Lease: 

(a) Payment Defaults. Tenant shall fail to pay any installment of Rent or any other payment hereunder within 5 days after written
notice from Landlord that the same is due, provided that Landlord shall not be obligated to give such a notice more than one time in any 12 month period. 
 (b) Insurance. Any insurance required to be maintained by Tenant pursuant to this Lease shall be canceled or terminated or shall expire or shall be reduced or materially changed, and Tenant shall
fail to obtain replacement insurance within 30 days after receipt of notice thereof from Landlord or Tenant’s insurer, as applicable, or Landlord shall receive a notice of nonrenewal of any such insurance and Tenant shall fail to obtain
replacement insurance at least 20 days before the expiration of the current coverage. 
 (c) Abandonment. Tenant shall
abandon the Premises. Landlord agrees that Tenant shall not be deemed to have abandoned the Premises if (i) Tenant provides Landlord with reasonable advance notice prior to vacating and, at the time of vacating the Premises, (ii) Tenant
completes Tenant’s obligations with respect to the Surrender Plan in compliance with Section 29, (iii) Tenant has made reasonable arrangements with Landlord for the security of the Premises for the balance of the Term, and
(iv) Tenant continues during the balance of the Term to satisfy all of its obligations under the Lease as they come due. 

(d) Improper Transfer. Tenant shall assign, sublease or otherwise transfer or attempt to transfer all or any portion of
Tenant’s interest in this Lease or the Premises except as expressly permitted herein, or Tenant’s interest in this Lease shall be attached, executed upon, or otherwise judicially seized and such action is not released within 90 days of the
action. 
 (e) Liens. Tenant shall fail to discharge, bond over or otherwise obtain the release of any lien placed upon
the Premises in violation of this Lease within 10 days after any notice to Tenant that such lien is filed against the Premises. 

(f) Insolvency Events. Tenant or any guarantor or surety of Tenant’s obligations hereunder shall: (A) make a general
assignment for the benefit of creditors; (B) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization,
arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively a
“Proceeding for Relief”); (C) become the subject of any Proceeding for Relief which is not dismissed within 90 days of its filing or entry; or (D) die or suffer a legal disability (if Tenant, guarantor, or surety is an
individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity). 

  
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 (g) Estoppel Certificate or Subordination Agreement. Tenant fails to execute any
document required from Tenant under Sections 24 or 28 within 5 business days after a second notice requesting such document. 
 (h) Other Defaults. Tenant shall fail to comply with any provision of this Lease other than those specifically referred to in this Section 21, and, except as otherwise expressly
provided herein, such failure shall continue for a period of 21 days after written notice thereof from Landlord to Tenant. 
 Any notice given
under Section 21(h) hereof shall: (i) specify the alleged default, (ii) demand that Tenant cure such default, (iii) be in lieu of, and not in addition to, or shall be deemed to be, any notice required under any provision
of applicable law, and (iv) not be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise in such notice; provided that if the nature of Tenant’s default pursuant to Section 21(h) is such
that it cannot be cured by the payment of money and reasonably requires more than 21 days to cure, then Tenant shall not be deemed to be in default if Tenant commences such cure within said 21 day period and thereafter diligently prosecutes the same
to completion; provided, however, that such cure shall be completed no later than 45 days from the date of Landlord’s notice. 
 22. Landlord’s Remedies. 
 (a) Payment By Landlord; Interest.
Upon a Default by Tenant hereunder, Landlord may, without waiving or releasing any obligation of Tenant hereunder, make such payment or perform such act. All sums so paid or incurred by Landlord, together with interest thereon, from the date such
sums were paid or incurred, at the annual rate equal to 12% per annum or the highest rate permitted by law (the “Default Rate”), whichever is less, shall be payable to Landlord on demand as Additional Rent. Nothing herein shall
be construed to create or impose a duty on Landlord to mitigate any damages resulting from Tenant’s Default hereunder. 

(b) Late Payment Rent. Late payment by Tenant to Landlord of Rent and other sums due will cause Landlord to incur costs not
contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Such costs include, but are not limited to, processing and accounting charges and late charges which may be imposed on Landlord under
any Mortgage covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within 5 days after the date such payment is due, Tenant shall pay to Landlord an additional sum equal to 3% of the overdue Rent as
a late charge. The parties agree that this late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant. In addition to the late charge, Rent not paid when due shall bear interest at the
Default Rate from the 5th day after the date due until paid. 
 (c) Remedies. Upon the occurrence of a Default, Landlord,
at its option, without further notice or demand to Tenant, shall have in addition to all other rights and remedies provided in this Lease, at law or in equity, the option to pursue any one or more of the following remedies, each and all of which
shall be cumulative and nonexclusive, without any notice or demand whatsoever. 
 (i) Terminate this Lease, or at
Landlord’s option, Tenant’s right to possession only, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for
possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim or damages
therefor; 
 (ii) Upon any termination of this Lease, whether pursuant to the foregoing Section 22(c)(i) or
otherwise, Landlord may recover from Tenant the following: 
 (1) The worth at the time of award of any unpaid rent which has
been earned at the time of such termination; plus 

  
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 (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 rental loss that Tenant proves could have been reasonably avoided; plus 
 (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 rental loss that Tenant proves could have been
reasonably avoided; plus 
 (4) Any other amount necessary to compensate Landlord for costs incurred by Landlord as a result of
Tenant’s default hereunder, specifically including, but not limited to, brokerage commissions and advertising expenses incurred, expenses of remodeling the Premises or any portion thereof for a new tenant, whether for the same or a different
use, and any special concessions made to obtain a new tenant; and 
 (5) At Landlord’s election, such other amounts in
addition to or in lieu of the foregoing as may be permitted from time to time by applicable law. 
 The term “rent” as used in
this Section 22 shall be deemed to be and to mean all sums of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Sections 22(c)(ii) (A) and (B),
above, the “worth at the time of award” shall be computed by allowing interest at the Default Rate. As used in Section 22(c)(ii)(C) above, the “worth at the time of award” shall be computed by
discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus 1%. 

(iii) Landlord may continue this Lease in effect after Tenant’s Default and recover rent as it becomes due (Landlord and Tenant
hereby agreeing that Tenant has the right to sublet or assign hereunder, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease following a Default by Tenant, Landlord may, from time to time, without
terminating this Lease, enforce all of its rights and remedies hereunder, including the right to recover all Rent as it becomes due. 
 (iv) Whether or not Landlord elects to terminate this Lease following a Default by Tenant, Landlord shall have the right to terminate any and all subleases, licenses, concessions or other consensual
arrangements for possession entered into by Tenant and affecting the Premises or may, in Landlord’s sole discretion, succeed to Tenant’s interest in such subleases, licenses, concessions or arrangements. Upon Landlord’s election to
succeed to Tenant’s interest in any such subleases, licenses, concessions or arrangements, Tenant shall, as of the date of notice by Landlord of such election, have no further right to or interest in the rent or other consideration receivable
thereunder. 
 (v) Independent of the exercise of any other remedy of Landlord hereunder or under applicable law, Landlord may
conduct an environmental test of the Premises as generally described in Section 31(d) hereof, at Tenant’s expense. 
 (d) Effect of Exercise. Exercise by Landlord of any remedies hereunder or otherwise available shall not be deemed to be an acceptance of surrender of the Premises and/or a termination of this Lease
by Landlord, it being understood that such surrender and/or termination can be effected only by the express written agreement of Landlord and Tenant. Any law, usage, or custom to the contrary notwithstanding, Landlord shall have the right at all
times to enforce the provisions of this Lease in strict accordance with the terms hereof; and the failure of Landlord at any time to enforce its rights under this Lease strictly in accordance with same shall not be construed as having created a
custom in any way or manner contrary to the specific terms, provisions, and covenants of this Lease or as having modified the same and shall not be deemed a waiver of Landlord’s right to enforce one or more of its

  
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rights in connection with any subsequent default. A receipt by Landlord of Rent or other payment with knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach,
and no waiver by Landlord of any provision of this Lease shall be deemed to have been made unless expressed in writing and signed by Landlord. To the greatest extent permitted by law, Tenant waives the service of notice of Landlord’s intention
to re-enter, re-take or otherwise obtain possession of the Premises as provided in any statute, or to institute legal proceedings to that end, and also waives all right
of redemption in case Tenant shall be dispossessed by a judgment or by warrant of any court or judge. Any reletting of the Premises or any portion thereof shall be on such terms and conditions as Landlord in its sole discretion may determine. Upon
termination of this Lease by Landlord, Landlord shall use commercially reasonable efforts to relet the Premises. Landlord shall not be liable for, nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s failure to
relet the Premises or collect rent due in respect of such reletting or otherwise to mitigate any damages arising by reason of Tenant’s Default. 
 23. Assignment and Subletting. 
 (a) General Prohibition. Without
Landlord’s prior written consent, subject to and on the conditions described in this Section 23, except for any Permitted Assignment, Tenant shall not, directly or indirectly, voluntarily or by operation of law, assign this Lease or
sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or grant any concession or license within the Premises, and any attempt to do any of the foregoing shall be void and of no effect. Except for any
Permitted Assignment, if Tenant is a corporation, partnership or limited liability company, the shares or other ownership interests thereof which are not actively traded upon a stock exchange or in the over-the-counter market, a transfer or series of transfers whereby 50% or more of the issued and outstanding shares or other ownership interests of such corporation are, or voting control is, transferred (but
excepting transfers upon deaths of individual owners) from a person or persons or entity or entities which were owners thereof at time of execution of this Lease to persons or entities who were not owners of shares or other ownership interests of
the corporation, partnership or limited liability company at time of execution of this Lease, shall be deemed an assignment of this Lease requiring the consent of Landlord as provided in this Section 23. Notwithstanding the foregoing,
neither an initial public offering of shares by Tenant, nor any private financing by institutional investors who regularly invest in private life science companies shall be deemed an assignment of this Lease requiring the consent of Landlord as
provided in this Section 23. 
 (b) Permitted Transfers. If Tenant desires to assign, sublease, hypothecate
or otherwise transfer this Lease or sublet the Premises other than pursuant to a Permitted Assignment (as defined below), then at least 10 business days, but not more than 45 days, before the date Tenant desires the assignment or sublease to be
effective (the “Assignment Date”), Tenant shall give Landlord a notice (the “Assignment Notice”) containing such information about the proposed assignee or sublessee, including the proposed use of the Premises and
any Hazardous Materials proposed to be used, stored handled, treated, generated in or released or disposed of from the Premises, the Assignment Date, any relationship between Tenant and the proposed assignee or sublessee, and all material terms and
conditions of the proposed assignment or sublease, including a copy of any proposed assignment or sublease in its final form, and such other information as Landlord may deem reasonably necessary or appropriate to its consideration whether to grant
its consent. Landlord may, by giving written notice to Tenant within 10 business days after receipt of the Assignment Notice: (i) grant such consent, (ii) refuse such consent, in its sole and absolute discretion, if the proposed
assignment, hypothecation or other transfer or subletting concerns more than (together with all other then effective subleases) 50% of the Premises, (iii) refuse such consent, in its reasonable discretion, if the proposed subletting concerns
(together with all other then effective subleases) 50% or less of the Premises (provided that Landlord shall further have the right to review and approve or disapprove the proposed form of sublease prior to the effective date of any such
subletting), or (iv) if the proposed assignment or sublease is for greater than 50% of the Premises or for the remainder of the Base Term or the Extension Term (as hereinafter defined), as applicable, terminate this Lease with respect to the
space described in the Assignment Notice as of the Assignment Date (an “Assignment Termination”). If Landlord delivers notice of its election to exercise an Assignment Termination, Tenant shall have the right to withdraw such

  
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Assignment Notice by written notice to Landlord of such election within 5 business days after Landlord’s notice electing to exercise the Assignment Termination. If Tenant withdraws such
Assignment Notice, this Lease shall continue in full force and effect. If Tenant does not withdraw such Assignment Notice, this Lease, and the term and estate herein granted, shall terminate as of the Assignment Date with respect to the space
described in such Assignment Notice. No failure of Landlord to exercise any such option to terminate this Lease, or to deliver a timely notice in response to the Assignment Notice, shall be deemed to be Landlord’s consent to the proposed
assignment, sublease or other transfer. Tenant shall reimburse Landlord for all of Landlord’s reasonable out-of-pocket expenses in connection with its consideration
of any Assignment Notice. 
 Notwithstanding the foregoing, Landlord’s consent to an assignment of this Lease or a
subletting of any portion of the Premises to any entity controlling, controlled by or under common control with Tenant shall not be required. In addition, Tenant shall have the right to assign this Lease, upon 30 days prior written notice to
Landlord but without obtaining Landlord’s prior written consent, to a corporation or other entity which is a successor-in-interest to Tenant, by way of merger,
consolidation or corporate reorganization, or by the purchase of all or substantially all of the assets or the ownership interests of Tenant provided that (i) such merger or consolidation, or such acquisition or assumption, as the case may be,
is for a good business purpose and not principally for the purpose of transferring the Lease, and (ii) the net worth (as determined in accordance with generally accepted accounting principles (“GAAP”)) of the assignee is not
less than the net worth (as determined in accordance with GAAP) of Tenant as of the date of Tenant’s most current quarterly or annual financial statements, and (iii) such assignee shall agree in writing to assume all of the terms,
covenants and conditions of this Lease arising after the effective date of the assignment (all of the transfers described in this paragraph are sometimes hereinafter referred to as a “Permitted Assignment”). 

(c) Additional Conditions. As a condition to any such assignment or subletting, whether or not Landlord’s consent is
required, Landlord may require: 
 (i) that any assignee or subtenant agree, in writing at the time of such assignment or
subletting, that if Landlord gives such party notice that Tenant is in default under this Lease, such party shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments will be received by Landlord without any
liability except to credit such payment against those due under the Lease, and any such third party shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason; provided, however, in
no event shall Landlord or its successors or assigns be obligated to accept such attornment; and 
 (ii) A list of Hazardous
Materials, certified by the proposed assignee or sublessee to be true and correct, which the proposed assignee or sublessee intends to use, store, handle, treat, generate in or release or dispose of from the Premises, together with copies of all
documents relating to such use, storage, handling, treatment, generation, release or disposal of Hazardous Materials by the proposed assignee or subtenant in the Premises or on the Project, prior to the proposed assignment or subletting, including,
without limitation: permits; approvals; reports and correspondence; storage and management plans; plans relating to the installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be
permitted after Landlord has given its written consent to do so, which consent may be withheld in Landlord’s sole and absolute discretion); and all closure plans or any other documents required by any and all federal, state and local
Governmental Authorities for any storage tanks installed in, on or under the Project for the closure of any such tanks. Neither Tenant nor any such proposed assignee or subtenant is required, however, to provide Landlord with any portion(s) of the
such documents containing information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities. 
 (d) No Release of Tenant, Sharing of Excess Rents. Notwithstanding any assignment or subletting, Tenant and any guarantor or surety of Tenant’s obligations under this Lease shall at all times
remain fully and primarily responsible and liable for the payment of Rent and for 

  
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compliance with all of Tenant’s other obligations under this Lease. If the Rent due and payable by a sublessee or assignee (or a combination of the rental payable under such sublease or
assignment plus any bonus or other consideration therefor or incident thereto in any form) exceeds the sum of the rental payable under this Lease (excluding however, any Rent payable under this Section) and actual and reasonable brokerage fees,
legal costs and any design fees or construction costs directly related to and required pursuant to the terms of any such sublease and any tenant concessions granted to obtain such sublease or assignment (“Excess Rent”), then Tenant
shall be bound and obligated to pay Landlord as Additional Rent hereunder 50% of such Excess Rent within 10 days following receipt thereof by Tenant. If Tenant shall sublet the Premises or any part thereof, Tenant hereby immediately and irrevocably
assigns to Landlord, as security for Tenant’s obligations under this Lease, all rent from any such subletting, and Landlord as assignee and as attorney-in-fact for
Tenant, or a receiver for Tenant appointed on Landlord’s application, may collect such rent and apply it toward Tenant’s obligations under this Lease; except that, until the occurrence of a Default, Tenant shall have the right to collect
such rent. 
 (e) No Waiver. The consent by Landlord to an assignment or subletting shall not relieve Tenant or any
assignees of this Lease or any sublessees of the Premises from obtaining the consent of Landlord to any further assignment or subletting nor shall it release Tenant or any assignee or sublessee of Tenant from full and primary liability under the
Lease. The acceptance of Rent hereunder, or the acceptance of performance of any other term, covenant, or condition thereof, from any other person or entity shall not be deemed to be a waiver of any of the provisions of this Lease or a consent to
any subletting, assignment or other transfer of the Premises. 
 (f) Prior Conduct and Nature of Proposed Transferee.
Notwithstanding any other provision of this Section 23, except for any Permitted Assignment (as to which the terms of this Section 23(f) shall not apply, if (i) the proposed assignee or sublessee of Tenant has been
required by any prior landlord, lender or Governmental Authority to take remedial action in connection with Hazardous Materials contaminating a property, where the contamination resulted from such party’s action or use of the property in
question, (ii) the proposed assignee or sublessee is subject to an enforcement order issued by any Governmental Authority in connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials
(including, without limitation, any order related to the failure to make a required reporting to any Governmental Authority), or (iii) because of the existence of a pre-existing environmental condition in
the vicinity of or underlying the Project, the risk that Landlord would be targeted as a responsible party in connection with the remediation of such pre-existing environmental condition would be materially
increased or exacerbated by the proposed use of Hazardous Materials by such proposed assignee or sublessee, Landlord shall have the absolute right to refuse to consent to any assignment or subletting to any such party. In addition, it shall be
reasonable for Landlord to withhold its consent to any assignment or sublease to a proposed assignee or sublessee who, in Landlord’s reasonable judgment, has an objectionable business reputation or intends to use the Premises or the Project for
any purpose which may be controversial. Finally, it shall be reasonable for Landlord to withhold its consent to any assignment or sublease to a proposed assignee or sublessee who has been offered and is considering a lease of comparable space in any
of Landlord’s properties located in Watertown or Waltham, Massachusetts. 
 24. Estoppel Certificate. Tenant shall,
within 10 business days of written notice from Landlord, execute, acknowledge and deliver a statement in writing in any form reasonably requested by a proposed lender or purchaser, (i) certifying that this Lease is unmodified and in full force
and effect (or, if modified, stating the nature of such modification and certifying that this Lease as so modified is in full force and effect) and the dates to which the rental and other charges are paid in advance, if any, (ii) acknowledging
that there are not any uncured defaults on the part of Landlord hereunder, or specifying such defaults if any are claimed, and (iii) setting forth such further information with respect to the status of this Lease or the Premises as may be
requested thereon. Any such statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the real property of which the Premises are a part. Tenant’s failure to deliver such statement within such time
shall, at the option of Landlord, be conclusive upon Tenant that the Lease is in full force and effect and without modification except as may be represented by Landlord in any certificate prepared by Landlord and delivered to Tenant for execution.

  
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 25. Quiet Enjoyment. So long as Tenant shall perform all of the covenants and
agreements herein required to be performed by Tenant, Tenant shall, subject to the terms of this Lease, at all times during the Term, have peaceful and quiet enjoyment of the Premises against any person claiming by, through or under Landlord.

 26. Prorations. All prorations required or permitted to be made hereunder shall be made on the basis of a 360 day year
and 30 day months. 
 27. Rules and Regulations. Tenant shall, at all times during the Term and any extension thereof,
comply with all reasonable rules and regulations at any time or from time to time established by Landlord covering use of the Premises and the Project. The current rules and regulations are attached hereto as Exhibit D. If there is any
conflict between said rules and regulations and other provisions of this Lease, the terms and provisions of this Lease shall control. Landlord shall not have any liability or obligation for the breach of any rules or regulations by other tenants in
the Project and shall not enforce such rules and regulations in a discriminatory manner. 
 28. Subordination. This Lease
and Tenant’s interest and rights hereunder are hereby made and shall be subject and subordinate at all times to the lien of any Mortgage now existing or hereafter created on or against the Project or the Premises, and all amendments,
restatements, renewals, modifications, consolidations, refinancing, assignments and extensions thereof, without the necessity of any further instrument or act on the part of Tenant; provided, however that so long as there is no Default
hereunder, Tenant’s right to possession of the Premises shall not be disturbed by the Holder of any such Mortgage. Tenant agrees, at the election of the Holder of any such Mortgage, to attorn to any such Holder. Tenant agrees upon demand to
execute, acknowledge and deliver such instruments, confirming such subordination, and such instruments of attornment as shall be requested by any such Holder, provided any such instruments contain appropriate
non-disturbance provisions assuring Tenant’s quiet enjoyment of the Premises as set forth in Section 25 hereof. Notwithstanding the foregoing, any such Holder may at any time subordinate its
Mortgage to this Lease, without Tenant’s consent, by notice in writing to Tenant, and thereupon this Lease shall be deemed prior to such Mortgage without regard to their respective dates of execution, delivery or recording and in that event
such Holder shall have the same rights with respect to this Lease as though this Lease had been executed prior to the execution, delivery and recording of such Mortgage and had been assigned to such Holder. The term “Mortgage”
whenever used in this Lease shall be deemed to include deeds of trust, security assignments and any other encumbrances, and any reference to the “Holder” of a Mortgage shall be deemed to include the beneficiary under a deed of
trust. 
 29. Surrender. Prior to the Commencement Date, Landlord shall use reasonable efforts to deliver a copy of the
Surrender Plan of the prior tenant in the Premises with evidence that such Surrender Plan is complete. Notwithstanding the foregoing, Landlord’s inability to deliver such Surrender Plan, despite reasonable efforts to do so, shall not be deemed
a default hereunder or otherwise excuse Tenant from any of Tenant’s obligations under this Section 29 or any other provision of this Lease. Upon the expiration of the Term or earlier termination of Tenant’s right of possession,
Tenant shall surrender the Premises to Landlord in the same condition as received, subject to any Alterations or Installations permitted by Landlord to remain in the Premises, free of Hazardous Materials brought upon, kept, used, stored, handled,
treated, generated in, or released or disposed of from, the Premises by Tenant or any Tenant Party (collectively, “Tenant HazMat Operations”) and released of all Hazardous Materials Clearances, broom clean, ordinary wear and tear
and casualty loss and condemnation covered by Sections 19 and 20 excepted. At least 3 months prior to the surrender of the Premises, Tenant shall deliver to Landlord a narrative description of the actions proposed (or required by any
Governmental Authority) to be taken by Tenant in order to surrender the Premises (including any Installations permitted by Landlord to remain in the Premises) at the expiration or earlier termination of the Term, free from any residual impact from
the Tenant HazMat Operations and otherwise released for unrestricted use and occupancy (the “Surrender Plan”). Such Surrender Plan shall be accompanied by a current listing of (i) all Hazardous Materials licenses and permits
held by or on behalf of any Tenant Party with respect to the Premises, and (ii) all Hazardous Materials used, stored, handled, treated, generated, released or disposed of from the Premises by Tenant or any Tenant Party, and shall be subject to
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approval of Landlord’s environmental consultant. In connection with the review and approval of the Surrender Plan, upon the request of Landlord, Tenant shall deliver to Landlord or its
consultant such additional non-proprietary information concerning Tenant HazMat Operations as Landlord shall request. On or before such surrender, Tenant shall deliver to Landlord evidence that the approved
Surrender Plan shall have been satisfactorily completed and Landlord shall have the right, subject to reimbursement at Tenant’s expense as set forth below, to cause Landlord’s environmental consultant to inspect the Premises and perform
such additional procedures as may be deemed reasonably necessary to confirm that the Premises are, as of the effective date of such surrender or early termination of the Lease, free from any residual impact from Tenant HazMat Operations. Tenant
shall reimburse Landlord, as Additional Rent, for the actual out-of pocket expense incurred by Landlord for Landlord’s environmental consultant to review and approve the Surrender Plan and to visit the
Premises and verify satisfactory completion of the same, which cost shall not exceed $5,000. Landlord shall have the unrestricted right to deliver such Surrender Plan and any report by Landlord’s environmental consultant with respect to the
surrender of the Premises to third parties. 
 If Tenant shall fail to prepare or submit a Surrender Plan approved by Landlord,
or if Tenant shall fail to complete the approved Surrender Plan, or if such Surrender Plan, whether or not approved by Landlord, shall fail to adequately address any residual effect of Tenant HazMat Operations in, on or about the Premises, Landlord
shall have the right to take such actions as Landlord may deem reasonable or appropriate to assure that the Premises and the Project are surrendered free from any residual impact from Tenant HazMat Operations, the cost of which actions shall be
reimbursed by Tenant as Additional Rent, without regard to the limitation set forth in the first paragraph of this Section 29. 
 Tenant shall immediately return to Landlord all keys and/or access cards to parking, the Project, restrooms or all or any portion of the Premises furnished to or otherwise procured by Tenant. If any such
access card or key is lost, Tenant shall pay to Landlord, at Landlord’s election, either the cost of replacing such lost access card or key or the cost of reprogramming the access security system in which such access card was used or changing
the lock or locks opened by such lost key. Any Tenant’s Property, Alterations and property not so removed by Tenant as permitted or required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at
Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and/or disposition of such property. All obligations of Tenant hereunder not fully performed as of the termination of the
Term, including the obligations of Tenant under Section 31 hereof, shall survive the expiration or earlier termination of the Term, including, without limitation, indemnity obligations, payment obligations with respect to Rent and
obligations concerning the condition and repair of the Premises. 
 30. Waiver of Jury Trial. TENANT AND LANDLORD WAIVE
ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR
DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO. 
 31. Environmental Requirements. 

(a) Prohibition/Compliance/Indemnity. Tenant shall not cause or permit any Hazardous Materials (as hereinafter defined) to be
brought upon, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises or the Project in violation of applicable Environmental Requirements (as hereinafter defined) by Tenant or any Tenant Party. If
Tenant breaches the obligation stated in the preceding sentence, or if the presence of Hazardous Materials used by Tenant or any Tenant Party in the Premises during the Term or any holding over results in contamination of the Premises, the Project
or any adjacent property or if contamination of the Premises, the Project or any adjacent property by Hazardous Materials brought into, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises by
Tenant or any Tenant Party otherwise occurs during the Term or any holding over, Tenant hereby indemnifies and shall defend and hold Landlord, its officers, directors, employees, agents and contractors harmless from any

  
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and all actions (including, without limitation, remedial or enforcement actions of any kind, administrative or judicial proceedings, and orders or judgments arising out of or resulting
therefrom), costs, claims, damages (including, without limitation, punitive damages and damages based upon diminution in value of the Premises or the Project, or the loss of, or restriction on, use of the Premises or any portion of the Project),
expenses (including, without limitation, attorneys’, consultants’ and experts’ fees, court costs and amounts paid in settlement of any claims or actions), fines, forfeitures or other civil, administrative or criminal penalties,
injunctive or other relief (whether or not based upon personal injury, property damage, or contamination of, or adverse effects upon, the environment, water tables or natural resources), liabilities or losses (collectively, “Environmental
Claims”) which arise during or after the Term as a result of such contamination. Notwithstanding the foregoing, Tenant shall in no event be liable to Landlord or any Landlord Party hereunder as a result of, and this indemnification of
Landlord and the Landlord Parties by Tenant shall not include Environmental Claims arising from known conditions existing in, on, under or about the Premises on or before the date hereof, as disclosed by those certain environmental reports more
particularly described on Exhibit G hereto (each, a “Pre-existing Condition”), to the extent that the Tenant can reasonably prove that any such Environmental Claim does not arise or result, in whole or part, from any exacerbation of or
contribution to, such a Pre-existing Condition, by (x) the actions of Tenant or any Tenant Party, or (y) any contamination emanating from in, on or under the Premises during the Term. This indemnification of Landlord by Tenant includes, without
limitation, costs incurred in connection with any investigation of site conditions or any cleanup, treatment, remedial, removal, or restoration work required by any federal, state or local Governmental Authority because of Hazardous Materials
present in the air, soil or ground water above, on, or under the Premises. Without limiting the foregoing, if the presence of any Hazardous Materials on the Premises, the Project or any adjacent property caused or permitted by Tenant or any Tenant
Party results in any contamination of the Premises, the Project or any adjacent property, Tenant shall promptly take all actions at its sole expense and in accordance with applicable Environmental Requirements as are necessary to return the
Premises, the Project or any adjacent property to the condition existing prior to the time of such contamination, provided that Landlord’s approval of such action shall first be obtained, which approval shall not unreasonably be withheld so
long as such actions would not potentially have any material adverse long-term or short-term effect on the Premises or the Project.  
 (b) Business. Landlord acknowledges that it is not the intent of this Section 31 to prohibit Tenant from using the Premises for the Permitted Use. Tenant may operate its business
according to prudent industry practices so long as the use or presence of Hazardous Materials is strictly and properly monitored according to all then applicable Environmental Requirements. As a material inducement to Landlord to allow Tenant to use
Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord prior to the Commencement Date a list identifying each type of Hazardous Materials to be brought upon, kept, used, stored, handled, treated, generated on, or
released or disposed of from, the Premises and setting forth any and all governmental approvals or permits required in connection with the presence, use, storage, handling, treatment, generation, release or disposal of such Hazardous Materials on or
from the Premises (“Hazardous Materials List”). Tenant shall deliver to Landlord an updated Hazardous Materials List at least once a year and shall also deliver an updated list before any new Hazardous Material is brought onto,
kept, used, stored, handled, treated, generated on, or released or disposed of from, the Premises. Tenant shall deliver to Landlord true and correct copies of the following documents (the “Haz Mat Documents”) relating to the use,
storage, handling, treatment, generation, release or disposal of Hazardous Materials prior to the Commencement Date, or if unavailable at that time, concurrent with the receipt from or submission to a Governmental Authority: permits; approvals;
reports and correspondence; storage and management plans, notice of violations of any Legal Requirements; plans relating to the installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall
only be permitted after Landlord has given Tenant its written consent to do so, which consent may be withheld in Landlord’s sole and absolute discretion); all closure plans or any other documents required by any and all federal, state and local
Governmental Authorities for any storage tanks installed in, on or under the Project for the closure of any such tanks; and a Surrender Plan (to the extent surrender in accordance with Section 29 cannot be accomplished in 3 months).
Tenant is not required, however, to provide Landlord with any portion(s) of the Haz Mat Documents containing information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous
activities. It is not the intent of this Section to provide Landlord with information which could be detrimental to Tenant’s business should such information become possessed by Tenant’s competitors. 

(c) Tenant Representation and Warranty. Tenant hereby represents and warrants to Landlord that (i) neither Tenant nor any of
its legal predecessors has been required by any prior landlord, lender or Governmental Authority at any time to take remedial action in connection with 

  
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Hazardous Materials contaminating a property which contamination was permitted by Tenant of such predecessor or resulted from Tenant’s or such predecessor’s action or use of the
property in question, and (ii) Tenant is not subject to any enforcement order issued by any Governmental Authority in connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including,
without limitation, any order related to the failure to make a required reporting to any Governmental Authority). If Landlord determines that this representation and warranty was not true as of the date of this lease, Landlord shall have the right
to terminate this Lease in Landlord’s sole and absolute discretion. 
 (d) Testing. Landlord shall have the right to
conduct annual tests of the Premises to determine whether any contamination of the Premises or the Project has occurred as a result of Tenant’s use. Tenant shall be required to pay the cost of such annual test of the Premises; provided,
however, that if Tenant conducts its own tests of the Premises using third party contractors and test procedures acceptable to Landlord which tests are certified to Landlord, Landlord shall accept such tests in lieu of the annual tests to be paid
for by Tenant. In addition, at any time, and from time to time, but not more frequently than once per year unless (i) Landlord has reasonable grounds to believe or release of Hazardous Materials has occurred, or (ii) more frequent testing
is required by the Holder of any Mortgage affecting the Project, prior to the expiration or earlier termination of the Term, Landlord shall have the right to conduct appropriate tests of the Premises and the Project to determine if contamination has
occurred as a result of Tenant’s use of the Premises. In connection with such testing, upon the request of Landlord, Tenant shall deliver to Landlord or its consultant such non-proprietary information
concerning the use of Hazardous Materials in or about the Premises by Tenant or any Tenant Party. If contamination has occurred for which Tenant is liable under this Section 31, Tenant shall pay all costs to conduct such tests. If no
such contamination is found, Landlord shall pay the costs of such tests (which shall not constitute an Operating Expense). Landlord shall provide Tenant with a copy of all third party, non-confidential reports
and tests of the Premises made by or on behalf of Landlord during the Term without representation or warranty and subject to a confidentiality agreement. Tenant shall, at its sole cost and expense, promptly and satisfactorily remediate any
environmental conditions identified by such testing in accordance with all Environmental Requirements. Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights which Landlord may have against Tenant.

 (e) Underground Tanks. If underground or other storage tanks storing Hazardous Materials located on the Premises or
the Project are used by Tenant or are hereafter placed on the Premises or the Project by Tenant, Tenant shall install, use, monitor, operate, maintain, upgrade and manage such storage tanks, maintain appropriate records, obtain and maintain
appropriate insurance, implement reporting procedures, properly close any underground storage tanks, and take or cause to be taken all other actions necessary or required under applicable state and federal Legal Requirements, as such now exists or
may hereafter be adopted or amended in connection with the installation, use, maintenance, management, operation, upgrading and closure of such storage tanks. 
 (f) Tenant’s Obligations. Tenant’s obligations under this Section 31 shall survive the expiration or earlier termination of the Lease. During any period of time after the
expiration or earlier termination of this Lease required by Tenant or Landlord to complete the removal from the Premises of any Hazardous Materials (including, without limitation, the release and termination of any licenses or permits restricting
the use of the Premises and the completion of the approved Surrender Plan), Tenant shall continue to pay the full Rent in accordance with this Lease for any portion of the Premises not relet by Landlord in Landlord’s sole discretion, which Rent
shall be prorated daily. 
 (g) Definitions. As used herein, the term “Environmental Requirements” means
all applicable present and future statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any Governmental Authority regulating or relating to health, safety, or environmental conditions on, under, or about
the Premises or the Project, or the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; and all state and local counterparts
thereto, and any regulations or policies promulgated or issued thereunder. As used herein, the term “Hazardous Materials” means and includes any substance, material, waste, pollutant, or contaminant listed or defined

  
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as hazardous or toxic, or regulated by reason of its impact or potential impact on humans, animals and/or the environment under any Environmental Requirements, asbestos and petroleum, including
crude oil or any fraction thereof, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel (or mixtures of natural gas and such synthetic gas). As defined in Environmental Requirements, Tenant is and shall be deemed to be the
“operator” of Tenant’s “facility” and the “owner” of all Hazardous Materials brought on the Premises by Tenant or any Tenant Party, and the wastes,
by-products, or residues generated, resulting, or produced therefrom. 
 32.
Tenant’s Remedies/Limitation of Liability. Landlord shall not be in default hereunder unless Landlord fails to perform any of its obligations hereunder within 30 days after written notice from Tenant specifying such failure (unless such
performance will, due to the nature of the obligation, require a period of time in excess of 30 days, then after such period of time as is reasonably necessary). Upon any default by Landlord, Tenant shall give notice by registered or certified mail
to any Holder of a Mortgage covering the Premises and to any landlord of any lease of property in or on which the Premises are located and Tenant shall offer such Holder and/or landlord a reasonable opportunity to cure the default, including time to
obtain possession of the Project by power of sale or a judicial action if such should prove necessary to effect a cure; provided Landlord shall have furnished to Tenant in writing the names and addresses of all such persons who are to receive
such notices. All obligations of Landlord hereunder shall be construed as covenants, not conditions; and, except as may be otherwise expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s obligations
hereunder. 
 All obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership
of the Premises and not thereafter. The term “Landlord” in this Lease shall mean only the owner for the time being of the Premises. Upon the transfer by such owner of its interest in the Premises, such owner shall thereupon be
released and discharged from all obligations of Landlord thereafter accruing, but such obligations shall be binding during the Term upon each new owner for the duration of such owner’s ownership. 

33. Inspection and Access. Landlord and its agents, representatives, and contractors may enter the Premises at any reasonable time
to inspect the Premises and to make such repairs as may be required or permitted pursuant to this Lease and for any other business purpose. Landlord and Landlord’s representatives may enter the Premises during business hours on not less than 48
hours advance written notice (except in the case of emergencies in which case no such notice shall be required and such entry may be at any time) for the purpose of effecting any such repairs, inspecting the Premises, showing the Premises to
prospective purchasers and, during the last year of the Term, to prospective tenants or for any other business purpose. Landlord may erect a suitable sign on the Premises stating the Premises are available to let or that the Project is available for
sale. Landlord may grant easements, make public dedications, designate Common Areas and create restrictions on or about the Premises, provided that no such easement, dedication, designation or restriction materially, adversely affects
Tenant’s use or occupancy of the Premises for the Permitted Use. At Landlord’s request, Tenant shall execute such instruments as may be necessary for such easements, dedications or restrictions. Tenant shall at all times, except in the
case of emergencies, have the right to escort Landlord or its agents, representatives, contractors or guests while the same are in the Premises, provided such escort does not materially and adversely affect Landlord’s access rights hereunder.

 34. Security. Tenant acknowledges and agrees that security devices and services, if any, while intended to deter crime
may not in given instances prevent theft or other criminal acts and that Landlord is not providing any security services with respect to the Premises. Tenant agrees that Landlord shall not be liable to Tenant for, and Tenant waives any claim against
Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises. Tenant shall be solely
responsible for the personal safety of Tenant’s officers, employees, agents, contractors, guests and invitees while any such person is in, on or about the Premises and/or the Project. Tenant shall at Tenant’s cost obtain insurance coverage
to the extent Tenant desires protection against such criminal acts. 

  
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 35. Force Majeure. Other than for the obligations of either party under this
Lease that can be performed by the payment of money, neither Landlord nor Tenant shall be responsible or liable for delays in the performance of its obligations hereunder when caused by, related to, or arising out of acts of God, strikes, lockouts,
or other labor disputes, embargoes, quarantines, weather, national, regional, or local disasters, calamities, or catastrophes, inability to obtain labor or materials (or reasonable substitutes therefor) at reasonable costs or failure of, or
inability to obtain, utilities necessary for performance, governmental restrictions, orders, limitations, regulations, or controls, national emergencies, delay in issuance or revocation of permits, enemy or hostile governmental action, terrorism,
insurrection, riots, civil disturbance or commotion, fire or other casualty, and other causes or events beyond the reasonable control of Landlord or Tenant, as applicable (“Force Majeure”). 

36. Brokers, Entire Agreement, Amendment. Landlord and Tenant each represents and warrants that it has not dealt with any broker,
agent or other person (collectively, “Broker) in connection with this transaction and that no Broker brought about this transaction other than Meredith & Grew, Inc. and CB Richard Ellis/Whittier Partners (whose commission shall
in each case be payable by Landlord under a separate agreement). Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and against any claims by any Broker, other than the broker, if any named in this
Section 36, claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this leasing transaction. 

37. Limitation on Landlord’s Liability. NOTWITHSTANDING ANYTHING SET FORTH HEREIN OR IN ANY OTHER AGREEMENT BETWEEN LANDLORD
AND TENANT TO THE CONTRARY: (A) LANDLORD SHALL NOT BE LIABLE TO TENANT OR ANY OTHER PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL OR CONSEQUENTIAL TO: TENANT’S PERSONAL
PROPERTY OF EVERY KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, SPECIMENS, SAMPLES, AND/OR SCIENTIFIC, BUSINESS, ACCOUNTING AND
OTHER RECORDS OF EVERY KIND AND DESCRIPTION KEPT AT THE PREMISES AND ANY AND ALL INCOME DERIVED OR DERIVABLE THEREFROM; (B) THERE SHALL BE NO PERSONAL RECOURSE TO LANDLORD FOR ANY ACT OR OCCURRENCE IN, ON OR ABOUT THE PREMISES OR ARISING IN ANY
WAY UNDER THIS LEASE OR ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT WITH RESPECT TO THE SUBJECT MATTER HEREOF AND ANY LIABILITY OF LANDLORD HEREUNDER SHALL BE STRICTLY LIMITED SOLELY TO LANDLORD’S INTEREST IN THE PROJECT OR ANY PROCEEDS
FROM SALE OR CONDEMNATION THEREOF AND ANY INSURANCE PROCEEDS PAYABLE IN RESPECT OF LANDLORD’S INTEREST IN THE PROJECT OR IN CONNECTION WITH ANY SUCH LOSS; AND (C) IN NO EVENT SHALL ANY PERSONAL LIABILITY BE ASSERTED AGAINST ANY OF
LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS. UNDER NO CIRCUMSTANCES SHALL LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE FOR INJURY TO TENANT’S BUSINESS OR FOR ANY
LOSS OF INCOME OR PROFIT THEREFROM. 
 38. Severability. If any clause or provision of this Lease is illegal, invalid or
unenforceable under present or future laws, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in lieu of each
clause or provision of this Lease that is illegal, invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in effect to such illegal, invalid or unenforceable clause or provision as shall be legal, valid
and enforceable. 
 39. Signs; Exterior Appearance. Tenant shall not, without the prior written consent of Landlord,
which may be granted or withheld in Landlord’s sole discretion: (i) attach any awnings, exterior lights, decorations, balloons, flags, pennants, banners, painting or other projection to any outside wall of the Project, (ii) use any
curtains, blinds, shades or screens other than Landlord’s standard window coverings, (iii) coat or otherwise sunscreen the interior or exterior of any windows, (iv) place any bottles, parcels, or other articles on the window sills,
(v) place any equipment, furniture or other items of personal 

  
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property on any exterior balcony, or (vi) paint, affix or exhibit on any part of the Premises or the Project any signs, notices, window or door lettering, placards, decorations, or
advertising media of any type which can be viewed from the exterior of the Premises other than signage in Tenant reception area. Interior signs on doors shall be inscribed, painted or affixed for Tenant by Landlord at the sole cost and expense of
Tenant, and shall be of a size, color and type acceptable to Landlord. Interior signs on the directory tablet within the Building shall be affixed for Tenant by Landlord at Landlord’s expense, and shall be of a size, color and type acceptable
to Landlord. Nothing may be placed on the exterior of corridor walls or corridor doors other than Landlord’s standard lettering. The directory tablet shall be provided exclusively for the display of the name and location of tenants. 

40. Right to Extend Term. Tenant shall have the right to extend the Term of the Lease upon the following terms and conditions:

 (a) Extension Rights. Tenant shall have one right (the “Extension Right”) to extend the term of this
Lease for 5 years (the “Extension Term”) on the same terms and conditions as this Lease (other than Base Rent) by giving Landlord written notice of its election to exercise each Extension Right at least 12 months prior, and no
earlier than 9 months prior, to the expiration of the Base Term of the Lease or the expiration of any prior Extension Term. 

Upon the commencement of any Extension Term, Base Rent shall be payable at the Market Rate (as defined below). Base Rent shall thereafter
be adjusted on each annual anniversary of the commencement of such Extension Term by multiplying the Base Rent payable immediately before such adjustment by the Rent Adjustment Percentage and adding the resulting amount to the Base Rent payable
immediately before such adjustment. The term “Market Rate” for purposes of this Lease shall mean the annual amount per rentable square foot that a willing, comparable, new non-renewal tenant of
credit quality similar to Tenant would pay, and a willing, comparable landlord of the Building or a comparable office building in the immediate vicinity of the Building would accept, at arms length, giving appropriate consideration to annual rental
rates per rentable square foot, and abatement provisions reflecting free rent, length of lease term, size and location of premises being leased, improvement allowances (if any), brokerage commissions (if any) and any other concessions which would be
granted by Landlord or a comparable landlord and other generally applicable terms and conditions. As used herein, “Market Rate” shall be determined by Landlord in accordance with the provisions hereof and agreed to by Tenant, but shall in
no event be less than the Base Rent payable as of the date immediately preceding the commencement of such Extension Term increased by the Rent Adjustment Percentage multiplied by such Base Rent. In addition, Landlord may impose a market rent for the
parking rights provided hereunder. 
 If, on or before the date which is 120 days prior to the expiration of the Base Term of this Lease, or the
expiration of any prior Extension Term, Tenant has not agreed with Landlord’s determination of the Market Rate and the rent escalations during such subsequent Extension Term after negotiating in good faith, Tenant may by written notice to
Landlord not later than 120 days prior to the expiration of the Base Term of this Lease, or the expiration of any then effective Extension Term, elect arbitration as described in Section 40(b) below. If Tenant does not elect such
arbitration, Tenant shall be deemed to have waived any right to extend, or further extend, the Term of the Lease and all of the remaining Extension Rights shall terminate. 
 (b) Arbitration. 
 (i) Within 10 days of Tenant’s notice to Landlord
of its election to arbitrate Market Rate and escalations, each party shall deliver to the other a proposal containing the Market Rate and escalations that the submitting party believes to be correct (“Extension Proposal”). If either
party fails to timely submit an Extension Proposal, the other party’s submitted proposal shall determine the Base Rent and escalations for the Extension Term. If both parties submit Extension Proposals, then Landlord and Tenant shall meet
within 7 days after delivery of the last Extension Proposal and make a good faith attempt to mutually appoint a single Arbitrator (and defined below) to determine the Market 

  
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Rate and escalations. If Landlord and Tenant are unable to agree upon a single Arbitrator, then each shall, by written notice delivered to the other within 10 days after the meeting, select an
Arbitrator. If either party fails to timely give notice of its selection for an Arbitrator, the other party’s submitted proposal shall determine the Base Rent for the Extension Term. The 2 Arbitrators so appointed shall, within 5 business days
after their appointment, appoint a third Arbitrator. If the 2 Arbitrators so selected cannot agree on the selection of the third Arbitrator within the time above specified, then either party, on behalf of both parties, may request such appointment
of such third Arbitrator by application to any state court of general jurisdiction in the jurisdiction in which the Premises are located, upon 10 days prior written notice to the other party of such intent. 

(ii) The decision of the Arbitrator(s) shall be made within 30 days after the appointment of a single Arbitrator or the third
Arbitrator, as applicable. The decision of the single Arbitrator shall be final and binding upon the parties. The average of the two closest Arbitrators in a three Arbitrator panel shall be final and binding upon the parties. Each party shall pay
the fees and expenses of the Arbitrator appointed by or on behalf of such party and the fees and expenses of the third Arbitrator shall be borne equally by both parties. If the Market Rate and escalations are not determined by the first day of the
Extension Term, then Tenant shall pay Landlord Base Rent in an amount equal to the Base Rent in effect immediately prior to the Extension Term and increased by the Rent Adjustment Percentage until such determination is made. After the determination
of the Market Rate and escalations, the parties shall make any necessary adjustments to such payments made by Tenant. Landlord and Tenant shall then execute an amendment recognizing the Market Rate and escalations for the Extension Term. 

(iii) An “Arbitrator” shall be any person appointed by or on behalf of either party or appointed pursuant to the
provisions hereof and: (i) shall be (A) a member of the American Institute of Real Estate Appraisers with not less than 10 years of experience in the appraisal of improved office and high tech industrial real estate in the Watertown,
Massachusetts metropolitan area, or (B) a licensed commercial real estate broker with not less than 15 years experience representing landlords and/or tenants in the leasing of high tech or life sciences space in the Watertown, Massachusetts
metropolitan area, (ii) devoting substantially all of their time to professional appraisal or brokerage work, as applicable, at the time of appointment and (iii) be in all respects impartial and disinterested. 

(c) Rights Personal. Extension Rights are personal to Tenant and any Permitted Assignees and are not otherwise assignable without
Landlord’s consent, which may be granted or withheld in Landlord’s sole discretion separate and apart from any consent by Landlord to an assignment of Tenant’s interest in the Lease. 

(d) Exceptions. Notwithstanding anything set forth above to the contrary, Extension Rights shall not be in effect and Tenant may
not exercise any of the Extension Rights during any period of time that Tenant is in Default under any provision of this Lease. 

(e) No Extensions. The period of time within which any Extension Rights may be exercised shall not be extended or enlarged by
reason of Tenant’s inability to exercise the Extension Rights. 
 (f) Termination. The Extension Rights shall
terminate and be of no further force or effect even after Tenant’s due and timely exercise of an Extension Right, if, after such exercise, but prior to the commencement date of an Extension Term, (i) Tenant fails to timely cure any default
by Tenant under this Lease; or (ii) Tenant has Defaulted 3 or more times during the period from the date of the exercise of an Extension Right to the date of the commencement of the Extension Term, whether or not such Defaults are cured.

 41. Representations. Landlord represents and warrants to Tenant that, as of the date of this Lease, Landlord has full
power and authority to enter into this Lease and has obtained all consents and taken all actions necessary in connection therewith. Tenant represents and warrants to Landlord that, as of the date of this Lease, Tenant has full power and authority to
enter into this Lease and has obtained all consents and take all actions necessary in connection therewith. 

  
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 42. Miscellaneous. 

(a) Notices. All notices or other communications between the parties shall be in writing and shall be deemed duly given upon
delivery or refusal to accept delivery by the addressee thereof if delivered in person, or upon actual receipt if delivered by reputable overnight guaranty courier, addressed and sent to the parties at their addresses set forth above. Landlord and
Tenant may from time to time by written notice to the other designate another address for receipt of future notices. 
 (b)
Joint and Several Liability. If and when included within the term “Tenant,” as used in this instrument, there is more than one person or entity, each shall be jointly and severally liable for the obligations of Tenant.

 (c) Financial Information. Tenant shall furnish Landlord with true and complete copies of (i) Tenant’s most
recent audited annual financial statements within 45 days of the end of each of Tenant’s fiscal years during the Term, (ii) Tenant’s most recent unaudited quarterly financial statements within 45 days of the end of each of
Tenant’s first three fiscal quarters of each of Tenant’s fiscal years during the Term, (iii) at Landlord’s request from time to time, updated business plans, including cash flow projections and/or pro forma balance sheets and
income statements, all of which shall be treated by Landlord as confidential information belonging to Tenant, (iv) corporate brochures and/or profiles prepared by Tenant for prospective investors, and (v) any other financial information or
summaries that Tenant typically provides to its lenders or shareholders. 
 (d) Recordation. This Lease shall not be
filed by or on behalf of Tenant in any public record. At the request of either party hereto, the other party shall execute and deliver a memorandum of lease in statutory form which may be recorded at the expense of the requesting party. Tenant shall
execute and deliver a termination of such memorandum of lease, in recordable form, to Landlord upon the expiration or earlier termination of this Lease. 

  
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 (e) Interpretation. 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 Lease or any exhibits or amendments hereto. Words of any gender used in this Lease shall be held and construed to include any other gender,
and words in the singular number shall be held to include the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of this
Lease, or any provision hereof, or in any way affect the interpretation of this Lease. 
 (f) Not Binding Until Executed.
The submission by Landlord to Tenant of this Lease shall have no binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease
by both parties. 
 (g) Limitations on Interest. It is expressly the intent of Landlord and Tenant at all times to comply
with applicable law governing the maximum rate or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or contracted
for, charged, taken, reserved, or received with respect to this Lease, then it is Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if the
obligation has been or would thereby be paid in full, refunded to Tenant), and the provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of any
new document, so as to comply with the applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder. 
 (h) Choice of Law. Construction and interpretation of this Lease shall be governed by the internal laws of the state in which the Premises are located, excluding any principles of conflicts of
laws. 
 (i) Time. Time is of the essence as to the performance of Tenant’s obligations under this Lease.

 (j) Incorporation by Reference. All exhibits and addenda attached hereto are hereby incorporated into this Lease and
made a part hereof. If there is any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall control. 
 (k) Hazardous Activities. Notwithstanding any other provision of this Lease, Landlord, for itself and its employees, agents and contractors, reserves the right to refuse to perform any repairs or
services in any portion of the Premises which, pursuant to Tenant’s routine safety guidelines, practices or custom or prudent industry practices, require any form of protective clothing or equipment other than safety glasses. In any such case,
Tenant shall contract with parties who are acceptable to Landlord, in Landlord’s reasonable discretion, for all such repairs and services, and Landlord shall, to the extent required, equitably adjust Tenant’s Share of Operating Expenses in
respect of such repairs or services to reflect that Landlord is not providing such repairs or services to Tenant. 

[Signatures appear on following page] 

  
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 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year
first above written. 
  

							
	TENANT:
	
	Tetraphase Pharmaceuticals, Inc., a Delaware corporation
		
	By:	 	 /s/ David Lubner

	Its:	 	 Sr. VP, COO

	
	LANDLORD:
	
	ARE-480 Arsenal Street, LLC, a Delaware limited liability company
		
	By:	 	Alexandria Real Estate Equities, L.P.,
		 	a Delaware limited partnership,
		 	managing member
			
		 	By:	 	ARE-QRS Corp., a Maryland
		 		 	corporation, general partner
				
		 		 	By:	 	 (illegible)

		 		 	Its:	 	 VP

  
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rights reserved – Alexandria Real Estate Equities 2001 
 CONFIDENTIAL – DO NOT COPY OR DISTRIBUTE 

 480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. - Page 1 

 

 EXHIBIT A TO LEASE 

DESCRIPTION OF PREMISES 

  
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rights reserved – Alexandria Real Estate Equities 2001 
 CONFIDENTIAL – DO NOT COPY OR DISTRIBUTE 

 480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. - Page 2 

 

 

 

  
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rights reserved – Alexandria Real Estate Equities 2001 
 CONFIDENTIAL – DO NOT COPY OR DISTRIBUTE 

 480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. - Page 3 

 

 

 

  
 © All
rights reserved – Alexandria Real Estate Equities 2001 
 CONFIDENTIAL – DO NOT COPY OR DISTRIBUTE 

 480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. - Page 1 

 

 EXHIBIT B TO LEASE 

DESCRIPTION OF PROJECT 
 (see attached) 

  
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rights reserved – Alexandria Real Estate Equities 2001 
 CONFIDENTIAL – DO NOT COPY OR DISTRIBUTE 

 480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. - Page 2 

 

 

 

  
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rights reserved – Alexandria Real Estate Equities 2001 
 CONFIDENTIAL – DO NOT COPY OR DISTRIBUTE 

 480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. - Page 3 

 

 TetraPhase 
 480 Arsenal Street 
 MEP Scope of Work 
 November 22, 2006 
 Based on Architectural Drawing
A-2.1 dated 16 November 2006 
  

							
	1.	  	    FIRE PROTECTION
			
		  		  	1.1. Modify existing fire protection system to accommodate new architectural layout.
			
	2.	  	    PLUMBING	  	
			
		  	2.1.	  	Connect and trim four {4) new lab sinks.
			
		  	2.2.	  	Vacuum service to one {1) BSC. No C02 (assumed local)
			
		  	2.3.	  	Nitrogen, compressed air, vacuum and NPCW to two walk-in hoods.
			
		  	2.4.	  	Chilled water piping to one (1) Huber Chiller (approximately 25 feet)
			
		  		  	2.5. Connect to existing nitrogen and compressed air piping and extend nitrogen and compressed air to benchtop hoods and NMR drops (wall turrets).
			
		  	2.6.	  	New compressed air, and NPCW to hoods.
			
		  	2.7.	  	Four (4) RODIpoints of use piped from existing RODIsystem.
			
		  	2.8.	  	Four (4) new deck mounted emergency eyewash units.
			
		  	2.9.	  	Helium and C02 to be local, by tenant.
			
	3.	  	    HVAC	  	
			
		  	3.1.	  	Hoods to be exhausted based on ASHRAE/ANSIstandards.
			
		  	3.2.	  	One (1) new lab exhaust fan (15 hp)
			
		  	3.3.	  	One (1) new air handling unit (5 hp)
			
		  	3.4.	  	Hot water reheat piping
			
		  	3.5.	  	Ductwork demolition, modifications, and installation.
			
		  	3.6.	  	Control modifications to accommodate modified layout.
			
		  	3.7.	  	Tek-air hood management system

  
 © All
rights reserved – Alexandria Real Estate Equities 2001 
 CONFIDENTIAL – DO NOT COPY OR DISTRIBUTE 

							
			
	4.	  	    ELECTRICAL	  	
			
		  		  	4.1. Remove wiremold, circuits to wiremold, cord drops, and outlets in affected area.
			
		  	4.2.	  	Remove lighting.
			
		  	4.3.	  	Provide new wiremold on benches with circuits, and new hood wiring.
			
		  		  	4.4. Reinstall existing fixtures and provide new fixtures for coordinated layout.
			
		  	4.5.	  	New localcontrolswitching.
			
		  	4.6.	  	Rework exit/emergency lighting.
			
		  	4.7.	  	Relocate fire alarm devices.
			
		  	4.8.	  	Remove and reinstall tel/data for new floor plan.
			
		  	4.9.	  	Furnish and install transformation and panels as required.
			
		  	4.10.	  	Power to new HVAC equipment.

									
	 TETRAPHASE
	  	 	Date	  	  	 	11/29/2006	  

	
	   

	   

	   

480 ARSENAL STREET 
 WATERTOWN, MASSACHUSETTS 
 PRELIMINARY BUDGET ESTIMATE 

 

																	
	DIVISION/DESCRIPTION	  	QTY	 	  	UNIT$	 	  	LINE SUM	 	  	DIV.SUM	 
	 DEMOLITION
	  				  				  				  			
	 MAKESAFE ELECTRIC
	  	 	1 LS	  	  	 	800	  	  	 	800	  	  			
	 REMOVE WALLS
	  	 	730 SF	  	  	 	2.50	  	  	 	1,825	  	  			
	 REMOVE FLOORING
	  	 	3098 SF	  	  	 	0.85	  	  	 	2,633	  	  			
	 REMOVE CEILINGS
	  	 	3098 SF	  	  	 	0.80	  	  	 	2,478	  	  			
	 DEMOUTIONDUMPSTERS (SUB)
	  	 	2 EA	  	  	 	675	  	  	 	1,350	  	  			
	 DISMANTLE CASEWORK AND BENCHES
	  	 	6 MD	  	  	 	540	  	  	 	3,240	  	  			
	 REMOVE EXISTING HOOD
	  	 	1 EA	  	  	 	400	  	  	 	400	  	  			
	 HOOD DECONTAMINATION BY OTHERS
	  				  				  	 	NIC	  	  			
	 REMOVE GLAZE WALL AT LAB ENTRANCE
	  	 	1 lS	  	  	 	600	  	  	 	600	  	  			
	 REMOVE EXISTING SUPPLY DUCTWORK & REGISTEF
	  	 	1 lS	  	  	 	900	  	  	 	900	  	  			
	 GENERAL lABOR (2 DAYS PER WEEK)
	  	 	9 WKS	  	  	 	600	  	  	 	5,400	  	  			
		  				  				  	$	19,627	  	  			
					
	 CARPENTRY I MILLWORK
	  				  				  				  			
	 INSTALL DOUBLE DOORS
	  	 	1 PR	  	  	 	300	  	  	 	300	  	  			
	 INSTALL SINGLE DOOR
	  	 	3 EA	  	  	 	225	  	  	 	675	  	  			
	 EXHAUST FAN PLATFORM
	  	 	1 EA	  	  	 	600	  	  	 	600	  	  			
	 CARPENTRY & MATERIALS
	  	 	10 DVS	  	  	 	600	  	  	 	6,000	  	  			
		  				  				  				  	$	7,575	  
					
	 ROOF WORK AND CAULKING
	  				  				  				  			
	 FLASHING FOR NEW EXHAUST FAN
	  	 	EA	  	  	 	950	  	  	 	950	  	  			
	 FlASHING INTAKE AIR HOOD
	  	 	EA	  	  	 	950	  	  	 	950	  	  			
	 INTERIOR CAULKING
	  	 	LS	  	  	 	600	  	  	 	600	  	  			
		  				  				  				  	$	2,500	  
					
	 DOORS
	  				  				  				  			
	 DOUBLE SOLID CORE WOOD DRS & HDWRE
	  	 	1 PR	  	  	 	1,775	  	  	 	1,775	  	  			
	 SINGLE SOLID CORE WOOD DR & HDWRE
	  	 	1 EA	  	  	 	930	  	  	 	930	  	  			
	 SINGLE RATED H.M.OR & HDWRE
	  	 	2 EA	  	  	 	985	  	  	 	1,970	  	  			
	 HM.DOUBLE DOOR FRAME
	  	 	1 EA	  	  	 	275	  	  	 	275	  	  			
	 HM SINGLE DOOR FRAME
	  	 	3 EA	  	  	 	200	  	  	 	600	  	  			
	 BORROWED LITES
	  	 	2 EA	  	  	 	125	  	  	 	250	  	  			
	 DOOR CLOSERS
	  	 	3 EA	  	  	 	135	  	  	 	405	  	  			
	 EXISTING DOUBLE LAB ENTRANCE DOOR
	  				  				  	 	TO REMAIN	 	  			
	 ACCESS COORS
	  	 	EA	  	  	 	225	  	  	 	225	  	  			
		  				  				  	 	6,430	  	  			
	 GLASS
	  				  				  				  			
					
	 GLAZING PANELS AT DOORS
	  	 	2 EA	  	  	 	175	  	  	 	350	  	  			
		  				  				  				  	$	350	  

  
 1 

 Tetraphase Pharmaceuticals, Inc. Confidential 

 

									
	 TETRAPHASE
	  	 	Date	  	  	 	11/29/2006	  
	 480 ARSENAL STREET
	  				  			
	
    

    
	  	 	 	 	  	 	 	 

 WATERTOWN, MASSACHUSETTS 
 PRELIMINARY BUDGET ESTIMATE 
  

																	
	DIVISION/DESCRIPTION	  	QTY	 	  	UNIT$	 	  	LINE SUM	 	  	DIV.SUM	 
	 DRYWALL
	  				  				  				  			
					
	 WALL BLOCKING
	  	 	1 LS	  	  	 	2,000	  	  	 	2,000	  	  			
	 INSTALL DOOR FRAMES
	  	 	4 EA	  	  	 	80	  	  	 	320	  	  			
	 INSTALLATION OF ACCESS PANELS
	  	 	1 EA	  	  	 	75	  	  	 	75	  	  			
	 INFILL WALL OPENINGS
	  	 	2 EA	  	  	 	450	  	  	 	900	  	  			
	 FULL HEIGHT PARTITIONS
	  	 	910 SF	  	  	 	9.50	  	  	 	8,645	  	  			
	 CUT IN DOOR OPENINGS
	  	 	2 EA	  	  	 	450	  	  	 	900	  	  			
	 PATCH EXISTING WALLS
	  	 	1 lS	  	  	 	1,800	  	  	 	1,800	  	  			
	 GYPSUM BOARD CEILINGS
	  	 	160 SF	  	  	 	10.00	  	  	 	1,600	  	  			
	 INFILL DOOR OPENINGS
	  	 	4 EA	  	  	 	500	  	  	 	2,000	  	  			
		  				  				  				  	$	18,240	  
					
	 CEILINGS
	  				  				  				  			
					
	 2’×4’ VINYL FACED GYP BD W/ STAND SUSPENSION
	  	 	2,756 SF	  	  	 	2.95	  	  	 	8,130	  	  			
	 2’×4’ FISSURED CEILING W/ STANDARD GRID
	  	 	828 SF	  	  	 	2.55	  	  	 	2,111	  	  			
		  				  				  				  	$	10,242	  
					
	 FLOORING
	  				  				  				  			
					
	 VCT FLOORING
	  	 	4,122 SF	  	  	 	2.60	  	  	 	10,717	  	  			
	 EPOXY FLOORING
	  	 	120 SF	  	  	 	12.50	  	  	 	1,500	  	  			
	 EPOXY BERMS AT DOORS
	  	 	2 EA	  	  	 	150	  	  	 	300	  	  			
	 BASE
	  	 	799 LF	  	  	 	2.65	  	  	 	2,117	  	  			
		  				  				  				  	$	14,636	  
					
	 PAINTING
	  				  				  				  			
					
	 PAINT WALLS
	  	 	6,390 SF	  	  	 	0.90	  	  	 	5,751	  	  			
	 EPOXY WALL PAINT
	  	 	650 SF	  	  	 	1.25	  	  	 	813	  	  			
	 PAINT DOORS
	  	 	4 EA	  	  	 	100	  	  	 	400	  	  			
	 TOUCH UP
	  	 	1 LS	  	  	 	900	  	  	 	900	  	  			
	 ELECTROSTATICALLY PAINT REUSED CASEWORK
	  	 	1 LS	  	  	 	1,200	  	  	 	1,200	  	  			
	 PAINT EXISTING WALLS
	  				  				  	 	NJC	  	  	$	9,064	  
					
	 SPECIALTIES
	  				  				  				  			
				
	 SIGNAGE
	  				  	  
	 BY TETRAPHASE
	   
	  			
	 FIRE EXTINGUISHERS
	  				  	  
	 EXISTING TO REMAIN
	   
	  			
		  				  				  				  	$	0	  
					
	 LAB EQUIPMENT
	  				  				  				  			
				
	 LAB EQUIPMENT
	  				  	  
	 BY TETRAPHASE
	   
	  	$	0	  

  
 2 

 Tetraphase Pharmaceuticals, Inc. Confidential 

 

									
	 TETRAPHASE
	  	 	Date	  	  	 	11/29/2006	  
	     

    
	  	 	 	 	  	 	 	 

 480 ARSENAL STREET 
 WATERTOWN, MASSACHUSETTS 
 PRELIMINARY BUDGET ESTIMATE 

 

																	
	DIVISION/ DESCRlPTION	  	QTY	 	  	UNIT$	 	  	LINESUM	 	  	DIV.SUM	 
	 LAB CASEWORK & CHEMICAL FUME HOODS
	  				  				  				  			
					
	 RELOCATE 8’ CHEMICAL FUME HOOD
	  	 	EA	  	  	 	950	  	  	 	950	  	  			
	 6’·0” CHEMICAL FUME HOODS
	  	 	4 EA	  	  	 	7,200	  	  	 	28,800	  	  			
	 INSTALL 6’-0” CHEMICAL FUME HOODS
	  	 	4 EA	  	  				  	 	INCLUDED	  	  			
	 6’·0” CHEMICAL FUME HOODS
	  	 	5 EA	  	  	 	9,600	  	  	 	48,000	  	  			
	 INSTALL 8’-0” CHEMICAL FUME HOODS
	  	 	5 EA	  	  				  	 	INCLUDED	  	  			
	 RELOCATE PENINSULA BENCHES
	  	 	1 LS	  	  	 	2,800	  	  	 	2,800	  	  			
	 RECONFIGURE EXISTING BASE CABINETS
	  	 	2 EA	  	  	 	1,250	  	  	 	2,500	  	  			
	 6’-0” EPOXY BENCHTOPS
	  	 	26 LF	  	  	 	150	  	  	 	3,900	  	  			
	 3’·0” EPOXY BENCHTOPS
	  	 	44 LF	  	  	 	95	  	  	 	4,180	  	  			
	 REAGENT SHELVING 2 HIGH
	  	 	20 LF	  	  	 	150	  	  	 	3,000	  	  			
	 50% BASE CABINETS
	  	 	48 LF	  	  	 	200	  	  	 	9,600	  	  			
	 25% BASEDRAWER UNITS
	  	 	24 LF	  	  	 	260	  	  	 	6,240	  	  			
	 25% KNEE SPACES
	  	 	24 LF	  	  	 	50	  	  	 	1,200	  	  			
	 NEW EPOXY SINKS
	  	 	3 EA	  	  	 	450	  	  	 	1,350	  	  			
	 UTILITY RISERS
	  	 	2EA	  	  	 	450	  	  	 	900	  	  			
	 REUSE 2 EXISTING PENINSULA ISLANDS & BENCHTOPS
	  				  				  	 	INCLUDED	  	  			
	 INSTALL NEW CASEWORK
	  	 	LS	  	  	 	9,500	  	  	 	9,500	  	  			
	 BUILD IWO (2)EA VENTED ALCOVES
	  	 	ALW	  	  	 	0	  	  	 	0	  	  			
	 8’; WALK IN HOODS
	  	 	2 EA	  	  	 	15,000	  	  	 	30,000	  	  			
	 ENCLOSE VENTED ALCOVES WI GLASS DOORS
	  	 	0 SF	  	  	 	90	  	  	 	0	  	  			
	 LABORATORY TABLES
	  				  				  	 	BY TETRAPHASE	  	  			
		  				  				  				  	$	152,920	  
					
	 SPRINKLER
	  				  				  				  			
				
	 SUPPLEMENTW/ NEW SPRINKLER HEADS AS REQ’D
	  				  				  	 	INCL TRADES PERMITS	  
	 INCL RELOCATIONS
	  				  				  	 	INCL SPRINKLER	  
	 BUDGET
	  	 	1 LS	  	  	 	9,500	  	  	 	9,500	  	  			
					
		  				  				  				  	$	9,600	  
					
	 PLUMBlNG
	  				  				  				  			
					
	 CUT & CAP SERVICES AS REQ’D
	  				  				  	 	INCL	  	  			
	 LAB SINK TRIM
	  	 	4 EA	  	  				  	 	INCL	  	  			
	 RODIFAUCETS
	  	 	4 EA	  	  				  	 	INCL	  	  			
	 6’ 0” FUME HOOD CONNECTS
	  	 	4 EA	  	  				  	 	INCL	  	  			
	 8’·0” FUME HOOD CONNECTS
	  	 	5 EA	  	  				  	 	INCL	  	  			
	 NITROGEN 180 DEG TURRETS
	  	 	3 EA	  	  				  	 	INCL	  	  			
	 COMPRESSED AIR 180 DEG TURRETS
	  	 	3 EA	  	  				  	 	INCL	  	  			
	 HOOKUP RELOCATED 8’-0” CFH
	  	 	1 EA	  	  				  	 	INCL	  	  			
	 EMERGENCY EYEWASH DECK MOUNTED
	  	 	4EA	  	  				  	 	INCL	  	  			
	 PLUMBING PERMIT
	  				  				  	 	INCL	  	  			
	 ALCOVE GASSES
	  	 	2 EA	  	  				  	 	INCL	  	  			
	 PROC CHILLED WATER PIPING TO 1 CHILLER
	  	 	1 EA	  	  				  	 	INCL	  	  			
	 PLUMBING BUDGET
	  	 	1 IS	  	  	 	105,132	  	  	 	105,132	  	  			
		  				  				  				  	$	106,132	  

  
 3 

 Tetraphase Pharmaceuticals, Inc. Confidential 

 

									
	 TETRAPHASE
	  	 	Date	  	  	 	11/29/2006	  
	 480 ARSENAL STREET
	  				  			
	 	 	 
	 	  	 	 	 	  	 	 	 

 WATERTOWN, MASSACHUSETTS 
 PRELIMINARY BUDGET ESTIMATE 
  

															
	DIVISION/DESCRIPTION	  	QTY	  	UNIT$	 	  	LINE SUM	 	  	DIV.SUM	 
	 HVAC
	  		  				  				  			
					
	 CUT AND DROP EXISTING UNUSABLE DUCTWORK
	  		  				  	 	INCLUDED	  	  			
	 REUSE EXISTING MAINAIR HANDLER AND REBALANCE
	  		  				  	 	INCLUDED	  	  			
	 MODIFY EXHAUST SYSTEM TO HANDLE ADDED HOODS & ROTO VAPS
	  				  	 	INCLUDED	  	  			
	 NEW 6,000 CFM (5 HP) TRANSFER FAN W/COOLING (
	  		  				  	 	INCLUDED	  	  			
	 REMOVE EXISTING SECONDARY AIR HANDLER
	  		  				  	 	INCLUDED	  	  			
	 NEW 15 HP LAB EXHAUST FAN
	  		  				  	 	INCLUDED	  	  			
	 ROTC VAP EXHAUST DROPS {150 CFM EA)
	  	10 EA	  				  	 	INCLUDED	  	  			
	 REGISTER.DIFFUSERS, GRILLES
	  		  				  	 	INCLUDED	  	  			
	 SUPPLY & EXHAUST BOXES FOR CHEM LAB & EQUIP RM
	  		  				  	 	INCLUDED	  	  			
	 MODIFY SUPPLY DUCTWORK
	  		  				  	 	INCLUDED	  	  			
	 BALANCING
	  		  				  	 	INCLUDED	  	  			
	 STARTUP
	  		  				  	 	INCLUDED	  	  			
	 HOOD MANAGEMENT
	  	1 LS	  	 	109,000	  	  	 	109,000	  	  			
	 Delete Humidification in NMR Room
	  	1 LS	  	 	-6,500	  	  	 	-6,500	  	  			
	 HVACBUDGET
	  	1 LS	  	 	158,000	  	  	 	158,000	  	  			
		  		  				  				  	$	260,600	  
					
	 ELECTRICAL
	  		  				  				  			
					
	 SWITCHGEAR J DISTRIBUTION
	  	1 LS	  	 	5,780	  	  	 	10,680	  	  			
	 .HVAC POWER WIRING
	  	1 LS	  	 	2,875	  	  	 	3,975	  	  			
	 LIGHTING
	  	1 LS	  	 	4,950	  	  	 	6,450	  	  			
	 EXIT/EMERGENCY LIGHTING
	  	1 LS	  	 	475	  	  	 	755	  	  			
	 “FIRE ALARM
	  	1 LS	  	 	1,130	  	  	 	1,980	  	  			
	 n OUTLETS, WIREMOLD AND HOODS
	  	1 LS	  	 	17,940	  	  	 	29,580	  	  			
	 TEL/DATA
	  	1 LS	  	 	8,760	  	  	 	11,240	  	  			
	 JOB DIRECT EXPENSES & OTHER MATERIALS
	  	1 LS	  	 	3,950	  	  	 	5,350	  	  			
	UGHT & PWR TO SOLVENT, WASTE, NMR & MAT’LS	  		  				  	 	INCLUDED	  	  			
	 ELECTRICAL PERMIT
	  		  				  	 	INCLUDED	  	  			
	 TEMPORARY SERVICES
	  		  				  	 	INCLUDED	  	  			
	 ENGINEERING AND DOCS
	  		  				  	 	INCLUDED	  	  			
		  		  				  				  	$	69,910	  
					
	 SUPERVISION
	  		  				  				  			
					
	 PROJECT SUPERINTENDENT
	  	9 WKS	  	 	2,975	  	  	 	26,775	  	  			
	 PROJECT MANAGER ( 2 DAYS / WK)
	  	8 WKS	  	 	1,190	  	  	 	9,520	  	  			
	 ESTIMATOR/PLANNER
	  	1.5 WK	  	 	3,400	  	  	 	5,100	  	  			
	 ADMINISTRATIVE ASSISTANT
	  	8 DAY	  	 	275	  	  	 	2,200	  	  			
	 ACCOUNTANT
	  	8 DAY	  	 	350	  	  	 	2,800	  	  			
		  		  				  				  	$	46,395	  

  
 4 

 Tetraphase Pharmaceuticals, Inc. Confidential 

 

					
	TETRAPHASE	  	Date	  	11/29/2006
	480 ARSENAL STREET	  		  	
	 	 	 
	 	  		  	 
	 		 
	 	  	 	  	 

																	
	 WATERTOWN,MASSACHUSETTS
	  				 				  				  			
	 PRELIMINARY BUDGET ESTIMATE
	  				 				  				  			
					
	DIVISION/DESCRIPTION	  	QTY	 	 	UNIT$	 	  	UNESUM	 	  	OIV.SUM	 
	 GENERAL CONDITIONS
	  				 				  				  			
	 JOBSJTE TELEPHONE/FAX
	  	 	2 MO	  	 	 	900	  	  	 	1,800	  	  			
	 CONSTRUCTION OFFICES
	  				 				  				  			
	 USEEXISTING COURIER/OVERNITE/POSTAGE
	  	 	2 MO	  	 	 	450	  	  	 	900	  	  			
	 FIELD OFFICE SUPPLIES & COPIER RENTAL
	  	 	2 MO	  	 	 	475	  	  	 	950	  	  			
	 MISC.TOOLS & SUPPLIES
	  	 	2MO	  	 	 	600	  	  	 	1,200	  	  			
	 TEMP. TOILETS
	  				 				  	 	USEEXISTING	  	  			
	 REPRODUCTION OF CONTRACT DOCUMENTS
	  	 	1 LS	  	 	 	950	  	  	 	950	  	  			
	 WEEKLY CLEANING
	  	 	9 DAYS	  	 	 	360	  	  	 	3,240	  	  			
	 DUMPSTER
	  	 	5EA	  	 	 	675	  	  	 	3,375	  	  			
	 SAFETY & PROTECTION
	  	 	1LS	  	 	 	1,500	  	  	 	1,500	  	  			
	 FINALCLEANING
	  	 	1 LS	  	 	 	3,250	  	  	 	3,250	  	  			
		  				 				  				  	$	17,165	  
					
	ENGINEERING	  				 				  				  			
					
	 ARCHITECTURAL DESIGN & DRAWINGS
	  	 	L.S	  	 	 	22,000	  	  	 	22,000	  	  			
	 MECHANICAUELECTRICAL ENGINEERING
	  				 				  	 	W/SUBS	  	  			
	 STRUCTURAL
	  	 	1 LS	  	 	 	2,500	  	  	 	W/SUBS	  	  			
		  				 				  				  	$	22,000	  
					
	INSURANCE & PERMITS	  				 				  				  			
	GENERAL LIABILITY INSURANCE	  	 	1LS	  	 	$	5,194	  	  	 	5,194	  	  			
					
	BUILDING PERMITS	  	 	1LS	  	 	$	7,752	  	  	 	7,752	  	  			
		  				 				  				  	$	12,946	  
					
	 CONTINGENCY
	  	 	1 LS	  	 	 	35,000	  	  	 	35,000	  	  			
		  				 				  				  	$	35,000	  
					
	 OVERHEAD & PROFIT
	  	 	6.5	% 	 	$	53,305	  	  	 	53,305	  	  			
		  				 				  				  	$	53,305	  
					
	 TOTAL BUDGET COST
	  				 				  				  	$	873,435	  

 CLARIFICATIONS AND ALTERNATIVES 
  

	1	Pricing assumes that electric usage and Power Company Backcharges a1e paid for by the Landlord 

	2	Pricing assumes Haz Materials Handlirlg and DisposalIs by Landlord 

	3	Pricing assumes house HVAC system Is adequate to handle new loads. 

	4	Pricing assumes that existing electric service Is adequate to handle new work. 

  
 5 

 480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. - Page 1 

 

 EXHIBIT C TO LEASE 

WORK LETTER 

  
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 480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. - Page 1 

 

 EXHIBIT D TO LEASE 

Rules and Regulations 
 1. The sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or any Tenant Party, or used by them for any purpose other than ingress and egress to and from the Premises.

 2. Tenant shall not place any objects, including antennas, outdoor furniture, etc., in the parking areas, landscaped areas or
other areas outside of its Premises, or on the roof of the Project. 
 3. Except for animals assisting the disabled, no animals
shall be allowed in the offices, halls, or corridors in the Project. 
 4. Tenant shall not disturb the occupants of the Project
or adjoining buildings by the use of any radio or musical instrument or by the making of loud or improper noises. 
 5. If
Tenant desires telegraphic, telephonic or other electric connections in the Premises, Landlord or its agent will direct the electrician as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will
be permitted. Any such installation or connection shall be made at Tenant’s expense. 
 6. Tenant shall not install or
operate any steam or gas engine or boiler, or other mechanical apparatus in the Premises, except as specifically approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly prohibited.
Explosives or other articles deemed extra hazardous shall not be brought into the Project. 
 7. Parking any type of
recreational vehicles is specifically prohibited on or about the Project. Except for the overnight parking of operative vehicles, no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is disabled, it
shall be removed within 48 hours. There shall be no “For Sale” or other advertising signs on or about any parked vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All
parking will be open parking, and no reserved parking, numbering or lettering of individual spaces will be permitted except as specified by Landlord. 
 8. Tenant shall maintain the Premises free from rodents, insects and other pests. 

9. Landlord reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under
the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project. 
 10. Tenant shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the preservation of good order and cleanliness. Landlord shall not be responsible to Tenant for
any loss of property on the Premises, however occurring, or for any damage done to the effects of Tenant by the janitors or any other employee or person. 
 11. Tenant shall give Landlord prompt notice of any defects in the water, lawn sprinkler, sewage, gas pipes, electrical lights and fixtures, heating apparatus, or any other service equipment affecting the
Premises. 
 12. Tenant shall not permit storage outside the Premises, including without limitation, outside storage of trucks
and other vehicles, or dumping of waste or refuse or permit any harmful materials to be placed in any drainage system or sanitary system in or about the Premises. 

  
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 480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. - Page 2 

 

 13. All moveable trash receptacles provided by the trash disposal firm for the Premises
must be kept in the trash enclosure areas, if any, provided for that purpose. 
 14. No auction, public or private, will be
permitted on the Premises or the Project. 
 15. No awnings shall be placed over the windows in the Premises except with the
prior written consent of Landlord. 
 16. The Premises shall not be used for lodging, sleeping or cooking or for any immoral or
illegal purposes or for any purpose other than that specified in the Lease. No gaming devices shall be operated in the Premises. 
 17. Tenant shall ascertain from Landlord the maximum amount of electrical current which can safely be used in the Premises, taking into account the capacity of the electrical wiring in the Project and the
Premises and the needs of other tenants, and shall not use more than such safe capacity. Landlord’s consent to the installation of electric equipment shall not relieve Tenant from the obligation not to use more electricity than such safe
capacity. 
 18. Tenant assumes full responsibility for protecting the Premises from theft, robbery and pilferage. 

19. Tenant shall not install or operate on the Premises any machinery or mechanical devices of a nature not directly related to
Tenant’s ordinary use of the Premises and shall keep all such machinery free of vibration, noise and air waves which may be transmitted beyond the Premises. 

  
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 480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. - Page 1

  

 EXHIBIT E TO LEASE 

TENANT’S PERSONAL PROPERTY 
 I. Existing (purchased from former tenant Protein Forest Inc. “PFI”): 

Lab Equipment: 
 G7883 CD Glasswasher

 GR Ext Ice Flaker MKS 400 Stor 
 Drum
Cabinet w/Rollers for 2-55 Gal. Drums 
 Furniture: 

Reception Area 
 2 Lounge Chairs w/Wood Arm Cap

 Mojo Side Table 22” × 16” 
 Receptionist station 
 Conference Room: 
 Epson EMP720c LCD Projector 
 Virtu Board w/incl Doors, Glass Sh 

16 Webb Chairs (Conf Room) 
 1 Rectangular Table
48” × 96” (Lg Conf Tbl) 
 Rectangular Table 48” × 72” (Sm Conf Table) 

Virtu Server Cart 24” × 36” (Corner Table) 
 Executive Offices and Office Area: 
 All Workstations in 6 offices and all cubicle workstations in
office Area, “area formerly marked on PFI floor plan as “Software Development RoomH and “Tech Station”, OH Bins, Panels, etc. 
 27 lzzy Zachary Chairs (green office chairs) 
 12 Cache in Chairs (Side Chairs in Offices)

 Cafeteria: 
 28 Zag Chairs (Cafe
Chairs) 
 7 Square Table Tops & Bases (Cafe Tables) 
 II. To be purchased in the future (List is meant to be illustrative and not limited to these specific items): 
 Medicinal Chemistry: 
 400 MHzNMR 
 Agilent 1200 LC/MS 
 Agilent 1200 HPLCs 
 Lyophilizer 
 -20° Freezers 

Fridges 
 Process Chemistry: 

Large chiller/heater 
 Small chiller/heater

 Large rotovap 
 Large vac.oven

 SOL glass reactors 
 -20° Freezers 
 Fridges 

  
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 Tetraphase Pharmaceuticals, Inc. Confidential 

480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. - Page 2 

 

 Biology: 
 Microbiology: 
 -80° Freezers 

Balances, analytical 
 Incubator, water jacketed,
stacked 
 Water shaker 
 Microplate
reader (plus microplate handling system) 
 Table top centrifuges 
 -20° Freezers 
 Fridges 

Various rotors 
 Microscope 

Balances 
 Magnetic stirrer 

Orbital shaker 
 Electronic pipettor 

Microcentrifuge 
 Vortex mixers 

Cell Biology: 
 Cryogenic storage, liquid
N2-based 
 Incubators (C02) 
 Microplate reader 
 Microscope fluorescence 

Digital camera for microscope 
 Centrifuges

 General Biology: 
 Autoclave

 Sonicators (plus Sonicator tip) 

Thermocyclers 
 Hybridization ovens 

Shaking Incubators 
 Electroporation 

Gyratory shakers 
 Western Blot 

General[R&D equip. and Computers etc.]: 

Rotovaps (for hoods) 
 Glasswasher 

Ice machine 
 Chemical Storage cabinets

 Computers - New hires -laptops 

Computers - New Hires- desktops 

IT - general network etc. 
 Telephone system and phones 
 Fax machines 
 Printers 
 Copier 

 480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. - Page 2 

 

 EXHIBIT F TO LEASE 

FORM OF LETTER OF CREDIT 
 IRREVOCABLE STANDBY LETTER OF CREDIT NO.SVBSF         
 DATE:NOVEMBER     , 2006 
 BENEFICIARY: 

ARE-480 ARSENAL STREET, LLC. 
 C/0 ALEXANDRIA REAL ESTATE EQUITIES, INC. 
 385 EAST COLORADO BLVD, SUITE 299 

PASADENA, CA 91101 
 APPLICANT: 

TETRAPHASE PHARMACEUTICALS INC 
 480 ARSENAL
STREET, SUITE 110 
 WATERTOWN,MA 02472 

AMOUNT:US$         ,
                    AND 00/100 U.S. DOLLARS) 
 EXPIRATION DATE:            , 2007 (ONE YEAR FROM LC ISSUE DATE) 
 LOCATION: AT OUR COUNTERS IN SANTA CLARA, CALIFORNIA 
 DEAR SIR/MADAM: 

WE HEREBY ESTABLISH OUR IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF         IN YOUR FAVOR AVAILABLE BY
YOUR DRAFT DRAWN ON US AT SIGHT IN THE FORM OF EXHIBIT “A” ATTACHED AND ACCOMPANIED BY THE FOLLOWING DOCUMENTS: 
 1. THE ORIGINAL OF
THIS LETTER OF CREDIT AND ALL AMENDMENT(S),IF ANY. 
 2. A DATED CERTIFICATION FROM THE BENEFICIARY, PURPORTEDLY SIGNED BY AN AUTHORIZED
OFFICER, FOLLOWED BY HIS/HER DESIGNATED TITLE, STATING THE FOLLOWING: 
 (A) “THE BENEFICIARY HEREBY CERTIFIES THAT TETRAPHASE
PHARMACEUTICALS INC OR ITS SUCCESSORS OR ASSIGNS UNDER THE LEASE HAS DEFAULTED IN ITS OBLIGATIONS UNDER THE LEASE AGREEMENT,DATED            , 2006 [INSERT LEASE DATE] BY AND BETWEEN
TETRAPHASE PHARMACEUTICALS INC AND ARE-480 ARSENAL STREET, LLC.(AS THE SAME MAY BE AMENDED AND ASSIGNED FROM TIME TO TIME, THE “LEASE”) AND THAT BENEFICIARY IS DUE THE AMOUNT REQUESTED IN THIS DRAW
REQUEST.” 
 OR 

(B) “THE BENEFICIARY HEREBY CERTIFIES THAT TETRAPHASE PHARMACEUTICALS INC OR ITS SUCCESSORS OR ASSIGNS UNDER THE LEASE HAS DEFAULTED IN ITS
OBLIGATIONS UNDER THE LEASE, THAT BENEFICIARY IS BARRED BY APPLICABLE LAW FROM SENDING A NOTICE OF DEFAULT AND THAT BENEFICIARY IS DUE THE AMOUNT REQUESTED IN THIS DRAW REQUEST”. 

OR 
 (C) “THE BENEFICIARY
IS IN RECEIPT OF SILICON VALLEY BANK NOTICE OF NON-EXTENSION OF LETTER OF CREDIT NO.SVBSF         (THE “LETTER OF CREDIT) AND CERTIFIES THAT IT IS ENTITLED TO DRAW
THE ENTIRE AMOUNT OF THE LETTER OF CREDIT.” 
 OR 

  
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 Tetraphase Pharmaceuticals, Inc. Confidential 

480 Arsenal Street Tetraphase Pharmaceuticals, Inc. - Page 3 

 

 (D) “THE BENEFICIARY HEREBY CERTIFIES THAT BENEFICIARY IS DUE THE AMOUNT REQUESTED IN THIS DRAW
REQUEST PURSUANT TO THE TERMS AND CONDITIONS OF THE LEASE.” 
 THE LEASE AGREEMENT MENTIONED ABOVE IS FOR IDENTIFICATION PURPOSES ONLY AND
IT IS NOT INTENDED THAT SAID LEASE AGREEMENT BE INCORPORATED HEREIN OR FORM PART OF THIS LETTER OF CREDIT. 
 PARTIAL DRAWINGS ARE ALLOWED. THIS
LETTER OF CREDIT MUST ACCOMPANY ANY DRAWINGS HEREUNDER FOR ENDORSEMENT OF THE DRAWING AMOUNT AND WILL BE RETURNED TO THE BENEFICIARY UNLESS IT IS FULLY UTILIZED. 
 DRAFT(S) AND DOCUMENTS MUST INDICATE THE NUMBER AND DATE OF THIS LETTER OF CREDIT. 
 THIS LETTER
OF CREDIT SHALL BE AUTOMATICALLY EXTENDED FOR AN ADDITIONAL PERIOD OF ONE YEAR, WITHOUT AMENDMENT, FROM THE PRESENT AND/OR EACH FUTURE EXPIRATION DATE UNLESS AT LEAST SIXTY (60) DAYS PRIOR TO THE THEN CURRENT EXPIRATION DATE WE NOTIFY YOU BY
OVERNIGHT COURIER SERVICE AT THE ABOVE ADDRESS THAT THIS LETTER OF CREDIT WILL NOT BE EXTENDED BEYOND THE CURRENT EXPIRATION DATE.IN NO EVENT SHALL THIS LETTER OF CREDIT BE AUTOMATICALLY EXTENDED BEYOND MARCH 31,2018 WHICH SHALL BE THE FINAL
EXPIRATION DATE OF THIS LETTER OF CREDIT. 
 THIS LETTER OF CREDIT IS TRANSFERABLE BY THE ISSUING BANK AT THE REQUEST OF BENEFICIARY ONE OR MORE
TIMES BUT IN EACH INSTANCE TO A SINGLE BENEFICIARY AND ONLY IN ITS ENTIRETY UP TO THE THEN AVAILABLE AMOUNT IN FAVOR OF ANY NOMINATED TRANSFEREE ASSUMING SUCH TRANSFER TO SUCH TRANSFEREE WOULD BE IN COMPLIANCE WITH THEN APPLICABLE LAW AND
REGULATIONS, INCLUDING BUT NOT LIMITED TO THE REGULATIONS OF THE U.S. DEPARTMENT OF TREASURY AND U.S. DEPARTMENT OF COMMERCE.AT THE TIME OF TRANSFER,THE ORIGINAL LETTER OF CREDIT AND ORIGINAL AMENDMENT(S),IF ANY, MUST BE SURRENDERED TO US TOGETHER
WITH OUR LETTER OF TRANSFER DOCUMENTATION (IN THE FORM OF EXHIBIT “B” ATTACHED HERETO).OUR TRANSFER FEE OF% OF 1% OF THE TRANSFER AMOUNT (MINIMUM $250.00) WILL BE PAID BY THE APPLICANT. ANY TRANSFER OF THIS LETTER OF CREDIT MAY NOT CHANGE
THE PLACE OF EXPIRATION OF THE LETTER OF CREDIT FROM OUR ABOVE-SPECIFIED OFFICE. EACH TRANSFER SHALL BE EVIDENCED BY OUR ENDORSEMENT ON THE REVERSE OF THE ORIGINAL LETTER OF CREDIT AND WE SHALL FORWARD THE ORIGINAL LETTER OF CREDIT TO THE
TRANSFEREE. 
 ALL DEMANDS FOR PAYMENT SHALL BE MADE BY PRESENTATION OF THE ORIGINAL APPROPRIATE DOCUMENTS ON A BUSINESS DAY AT OUR OFFICE (THE
“BANK’S OFFICE”) AT: SILICON VALLEY BANK, 3003 TASMAN DRIVE, SANTA CLARA, CA 95054, ATTENTION: STANDBY LETTER OF CREDIT NEGOTIATION SECTION. 
 WE HEREBY AGREE WITH THE DRAWERS, ENDORSERS AND BONA FIDE HOLDERS THAT THE DRAFTS DRAWN UNDER AND IN ACCORDANCE WITH THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT SHALL BE DULY HONORED UPON
PRESENTATION TO THE DRAWEE,IF NEGOTIATED ON OR BEFORE THE EXPIRATION DATE OF THIS CREDIT. 
 IF ANY INSTRUCTIONS ACCOMPANYING A DRAWING UNDER
THIS LETTER OF CREDIT REQUEST THAT PAYMENT IS TO BE MADE BY TRANSFER TO YOURACCOUNTWITHANOTHER BANK, WE WILL ONLY EFFECT SUCH PAYMENT BY FED WIRE TO A U.S. REGULATED BANK, AND WE AND/OR SUCH OTHER BANK MAY RELY ON AN ACCOUNT NUMBER SPECIFIED IN SUCH
INSTRUCTIONS EVEN IF THE NUMBER IDENTIFIES A PERSON OR ENTITY DIFFERENT FROM THE INTENDED PAYEE. 

 Tetraphase Pharmaceuticals, Inc. Confidential 

480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. Page 4 

 

 EXCEPT AS OTHERWISE PROVIDED HEREIN, THIS LETTER OF CREDIT IS SUBJECT TO THE UNIFORM CUSTOMS AND
PRACTICES FOR DOCUMENTARY CREDITS, (1993 REVISION), INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 500. 
  

					
	SILICON VALLEY BANK	 		 	
			
	  
	 		 	
	  
	 		 	
	AUTHORIZED SIGNATURE	 		 	 AUTHORIZED SIGNATURE

			
		 		 	PAGE20F2

 Tetraphase Pharmaceuticals, Inc. Confidential 

480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. - Page 5 

 

 EXHIBIT “A” to LETTER OF CREDIT 

 

			
	
DATE:                    

	 	
REF.NO.                    

      AT SIGHT OF THIS DRAFT 
 PAY TO THE ORDER OF US$                         

US DOLLARS  
  

			
	  
 	 	  

 DRAWN UNDER SILICON VALLEY BANK, SANTA CLARA, CALIFORNIA, STANDBY LETTER OF
CREDIT NUMBER NO.
                    DATED                  
   
  

					
	TO: SILICON VALLEY BANK	 		 	
	  
	 		 	
	3003 TASMAN DRIVE	 		 	
	SANTA CLARA, CA 95054	 		 	(BENEFICIARY’S NAME)
			
		 		 	Authorized Signature

 GUIDELINES TO PREPARE THE DRAFT 
 1.DATE:ISSUANCE DATE OF DRAFT. 
 2.REF. NO.: BENEFICIARY’S REFERENCE NUMBER, IF ANY.

 3. PAYTOTHE ORDER OF: NAME OF BENEFICIARY AS INDICATED IN THE LIC (MAKE SURE BENEFICIARY ENDORSES IT ON THE REVERSE SIDE). 

4. US$: AMOUNT OF DRAWING IN FIGURES. 
 5. US
DOLLARS: AMOUNT OF DRAWING IN WORDS. 
 6. LETTER OF CREDIT NUMBER:SILICON VALLEY BANK’S STANDBY UC NUMBER THAT PERTAINS TO THE
DRAWING. 
 7.DATED:ISSUANCE DATE OF THE STANDBY UC. 
 8.BENEFICIARY’S NAME: NAME OF BENEFICIARY AS INDICATED IN THE UC. 
 9.AUTHORIZED
SIGNATURE:SIGNED BY AN AUTHORIZED SIGNEROF BENEFICIARY. 
 IF YOU NEED FURTHER ASSISTANCE IN COMPLETING THIS DRAFT, PLEASE CALL OUR L/C PAYMENT
SECTION AND ASK FOR: 
 ALICE DA LUZ:408-654-7120 

EFRAIN TUVILLA: 408-654-6349 

28464922.2 0725011753? 98459290 
 BOS111
12079564.8 

  
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reserved – Alexandria Real Estate Equities 2001 
 CONFIDENTIAL – DO NOT COPY OR DISTRIBUTE 

 Tetraphase Pharmaceuticals, Inc. Confidential 

480 ArsenalStreet/Tetraphase Pharmaceuticals, Inc. Page 6 

 

 EXHIBIT “B” to Letter of Credit 

 

			
	DATE:	 	
		
	TO: SILICON VALLEY BANK 3003 TASMAN DRIVE	 	RE: SANTA CLARA,.CA 95054
	ATTN:INTERNATIONAL DIVISION. STANDBY LETTERS OF CREDIT
		
	GENTLEMEN:	 	
	
	IRREVOCABLE STANDBY LETTER OF CREDIT NO.                     ISSUED
BY SILICON VALLEY BANK, SANTA CLARA UCAMOUNT:

 FOR VALUE RECEIVED,THE UNDERSIGNED BENEFICIARY HEREBY IRREVOCABLY TRANSFERS TO: 

(NAME OF TRANSFEREE) 
 (ADDRESS) 

ALL RIGHTS OF THE UNDERSIGNED BENEFICIARY TO DRAW UNDER THE ABOVE LEDER OF CREDIT UP TO ITS AVAILABLE AMOUNT AS SHOWN ABOVE AS OF THE DATE OF THIS
TRANSFER. 
 BY THIS TRANSFER, ALL RIGHTS OF THE UNDERSIGNED BENEFICIARY IN SUCH LEDER OF CREDIT ARE TRANSFERRED TO THE TRANSFEREE. TRANSFEREE
SHALL HAVE THE SOLE RIGHTS AS BENEFICIARY THEREOF,INCLUDING SOLE RIGHTS RELATING TO ANY AMENDMENTS, WHETHER INCREASES OR EXTENSIONS OR OTHER AMENDMENTS, AND WHETHER NOW EXISTING OR HEREAFTER MADE. ALL AMENDMENTS ARE TO BE ADVISED DIRECT TO THE
TRANSFEREE WITHOUT NECESSITY OF ANY CONSENT OF OR NOTICE TO THE UNDERSIGNED BENEFICIARY. 
 THE ORIGINAL OF SUCH LETTER OF CREDIT IS RETURNED
HEREWITH, AND WE ASK YOU TO ENDORSE THE TRANSFER ON THE REVERSE THEREOF, AND FORWARD IT DIRECTLY TO THE TRANSFEREE WITH YOUR CUSTOMARY NOTICE OF TRANSFER. 
  

	
	  

	  

	  

 SINCERELY, (BENEFICIARY’S NAME) (SIGNATURE OF BENEFICIARY) (NAME AND TITLE) 

28464922.2 072501 1753P 98459290 
 BOS111
12079564.8 

  
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 Tetraphase Pharmaceuticals, Inc. Confidential 

480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. - Page 7 

 

 SIGNATURE AUTHENTICATED 
 The name(s}, title(s), and signature(s) conform to that/those on file with us for the company and the signature(s) is/are authorized to execute this instrument. 

We further confirm that the company has·been identified applying the appropriate que diligence and enhanced due diligence as required by BSA and
all its subsequent amendments. 
  

	
	  

	  

	  

	  

 (Name of Bank) 

(Address of Bank) 
 (City, State, ZIP Code)

	
	  

	  

 (Authorized Name and Title) 
 (Author-ized Signature) 
 (Telephone number) 

28464922.2 0725011753P 98459290 
 BOS111
12079564.8 

  
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reserved – Alexandria Real Estate Equities 2001 
 CONFIDENTIAL – DO NOT COPY OR DISTRIBUTE 

 Tetraphase Pharmaceuticals, Inc. Confidential 

480 Arsenal Street/Tetraphase Pharmaceuticals, Inc. - Page 8 

 

 EXHIBIT G TO LEASE 

ENVIRONMENTAL REPORTS 
 1. Phase I Environmental Site Assessment Report, prepared by GZA GeoEnvironmental, Inc. (“GZA”), dated June 2001. 
 2. Watertown Materials Management Center Facility Exit Report Volume Iand Volume II,prepared by GZA, dated February 2002. 
  

	3.	Tenant Exit Audit Review, prepared by ENVIRON International Corporation (“ENVIRON”), dated October 21, 2002. 

 

	4.	Mold Investigation and Remediation Report,prepared by ENVIRON, dated December 29, 2003. 

 

	5.	Decommissioning Plan Letter by Protein Forest, Inc. (“Protein Forest”},dated October 3, 2006. 

 

	6.	Surrender Plan from Protein Forest to Tim White of ARE, dated November 3,2006. 

 

	7.	Letter from the Commonwealth of Massachusetts to RusselGarlick of Protein Forest, dated September 27, 2005. 

 

	8.	ChemicalList for Premise Surrender by Protein Forest, dated November 4, 2006. 

 28464922.2 072501 1753P 98459290 
 BOS111 12079564.8 

  
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 FIRST AMENDMENT TO LEASE 

THIS FIRST AMENDMENT TO LEASE (this “First Amendment”) is made as of September 9, 2011 by and between ARE-480 ARSENAL STREET, LLC, a Delaware limited liability company (“Landlord”), and TETRAPHASE PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”). 

RECITALS 

A. Landlord and Tenant are parties to that certain Lease Agreement dated as of November 16, 2006 (the
“Lease”). Pursuant to the Lease, Tenant leases approximately 15,149 rentable square feet as more particularly described in Exhibit A to the Lease (the “Original premises”) in a building located at 480 Arsenal
Street, Watertown, Massachusetts. Capitalized terms used herein without definition shall have the meanings defined for such terms in the Lease. 
 B. Landlord and Tenant desire, subject to the terms and conditions set forth herein, to, among other things, amend the Lease to expand the Premises by adding approximately 750 rentable square feet
to the Original Premises for a total of 15,899 as more particularly described on Exhibit A to this First Amendment (the “Expansion Premises”). 
 NOW, THEREFORE, in consideration of the foregoing Recitals, which are incorporated herein by this reference, the mutual promises and conditions contained herein, and for other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows: 

1. Delivery; Acceptance of Expansion Premises; Expansion Rent Commencement Date. 

(a) Landlord shall use reasonable efforts to deliver the Expansion Premises to Tenant on or before November 1, 2011
(“Delivery” or “Deliver”) with Landlord’s Work (defined below) substantially complete. Tenant acknowledges that there is currently a tenant occupying the Expansion Premises, and the parties agree that if
Landlord fails to timely Deliver the Expansion Premises, including, without limitation, as a result of such existing tenant’s failure to early vacate and surrender the Expansion Premises, Landlord shall not be liable to Tenant for any loss or
damage resulting therefrom, and this Lease with respect to the Expansion Premises shall not be void or voidable. For the purposes of this Section 1, “Landlord’s Work” shall mean the following work items to be done
within the Expansion Premises in conformance to Building standards and otherwise reasonable acceptable to Landlord and Tenant: the removal or a portion of the wall and the installation of a building-standard interior door between the Original
Premises and the Expansion Premises as depicted on Exhibit A to this First Amendment. Other than Landlord’s Work, Landlord shall have no obligation to perform any work at the Building in connection with Tenant’s occupancy or obtain
any permits, approvals or entitlements related to Tenant’s specific use of the Premises or Tenant’s business operations therein. 
 (b) The “Expansion Premises Commencement Date” shall be the date that Landlord Delivers the Expansion Premises to Tenant broom clean, free of all occupants with Landlord’s Work
substantially complete. Upon request of Landlord, Tenant shall execute and 

  
 1 

 
deliver a written acknowledgement of the Expansion Premises Commencement Date when the same is established in the form attached hereto as Exhibit B; provided, however, that Tenant’s
failure to execute and deliver such acknowledgement shall not affect Landlord’s rights hereunder. 
 (c) Except for
Landlord’s Work: (i) Tenant shall accept the Expansion Premises in their condition as of the Expansion Premises Commencement Date, subject to all applicable Legal Requirements; (ii) Landlord shall have no obligation for any defects in
the Expansion Premises; and (iii) Tenant’s taking possession of the Expansion Premises were in good condition at the time possession was taken. 
 (d) Tenant agrees and acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the condition of all or any portion of the Expansion Premises,
and/or the suitability of the Expansion Premises for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Expansion Premises are suitable for the Permitted Use. 

2. Base Rent. Commencing on the Expansion Premises Commencement Date, the following amendments shall be deemed made to
definitions contained on page 1 of the Lease: 
 3. Other Changes to Defined Terms. As of the Expansion Premises
Commencement Date, Base Rent shall be increased to $47,569.22. Thereafter, Base Rent shall adjust in accordance with Section 5 of the Lease. 
  

	 	(i)	The defined term “Premises” shall include the Original Premises and the Expansion Premises and shall comprise 15,889 rentable square feet. Exhibit
A to this First Amendment shall be deemed added to Exhibit A to the Lease; 

  

	 	(ii)	The defined term “Tenant’s Share of Operating Expenses” shall be increased to 11.296%. 

4. Early Termination. For avoidance of doubt, Section 3 of the Lease is hereby deleted in its entirely and is
of no further force or effect. 
 5. OFAC. Tenant, and all beneficial owners of Tenant, are currently (a) in
compliance with and shall at all times during the Term of the Lease remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive order, or
regulation relating thereto (collectively, the “OFAC Rules”), (b) not listed on, and shall not during the term of the Lease be listed on, the Specially Designated Nationals and Blocked Persons List maintained by OFAC and/or on
any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not a person or entity with whom a U.S. person is prohibited from conducting business under
the OFAC Rules. 
 6. Broker. Landlord and Tenant each represents and warrants that it has not dealt with any
broker, agent or other person (collectively, “Broker”) in connection with the 

  
 2 

 
transaction reflected in this First Amendment and that no Broker brought about this transaction other than CBRE-NE. Landlord and Tenant each hereby agree
to indemnify and hold the other harmless from and against any claims by any Broker, other than CBRE-NE, claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as
applicable, with regard to this leasing transaction. 
 7. Miscellaneous. 

(a) This First Amendment is the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior
and contemporaneous oral and written agreements and discussions. This First Amendment may be amended only by an agreement in writing, signed by the parties hereto. 
 (b) This First Amendment is binding upon and shall inure to the benefit of the parties hereto, their respective agents, employees, representatives, officers, directors, divisions, subsidiaries,
affiliates, assigns, heirs, successors in interest and shareholders. 
 (c) This First Amendment may be executed in any number
of counterparts, each of which shall be deemed an original, but all of which when taken together shall constitute one and the same instrument. The signature page of any counterpart may be detached therefrom without impairing the legal effect of the
signature(s) thereon provided such signature page is attached to any other counterpart identical thereto except having additional signature pages executed by other parties to this First Amendment attached thereto. 

(d) Except as amended and/or modified by this First Amendment, the Lease is hereby ratified and confirmed and all other terms of the
Lease shall remain in full force and effect, unaltered and unchanged by this First Amendment. In the event of any conflict between the provisions of this First Amendment and the provisions of the Lease, the provisions of this First Amendment shall
prevail. Whether or not specifically amended by this First Amendment, all of the terms and provisions of the Lease are hereby amended to the extent necessary to give effect to the purpose and intent of this First Amendment. 

[Signatures are on the next page.] 

  
 3 

 IN WITNESS WHEREOF, the parties hereto have executed this First Amendment as of the
day and year first above written 
  

											
	LANDLORD:	 		 	 ARE-480 ARSENAL STREET, LLC,

A Delaware limited liability company

				
		 		 	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
 a Delaware limited partnership,
 managing member

					
		 		 		 	By:	 	 ARE-QRS Corp.,

a Maryland corporation
 general
partner

						
		 		 		 		 	By:	 	 /s/ Eric S. Johnson

		 		 		 		 		 	 Eric S. Johnson
 Vice
President
 Real Estate Legal Affairs

			
	TENANT:	 		 	 TETRAPHASE PHARMACEUTICALS, INC.,
 A Delaware corporation

				
		 		 	By:	 	 /s/ Guy Macdonald

		 		 	Its	 	 President & CEO

  
 4 

 EXHIBIT A 
 EXPANSION PREMISES 
  
 

 

  
 5 

 EXHIBIT B 
 ACKNOWLEDGMENT OF EXPANSION PREMISES COMMENCEMENT DATE 
 This
ACKNOWLEDGEMENT OF EXPANSION PREMISES COMMENCEMENT DATE is made as of this      day of             , 20    , between ARE-480 ARSENAL STREET, LLC, a Delaware limited liability company (“Landlord”), and TETRAPHASE PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”), and is attached
to and made a part of the Lease dated as of November 15, 2006, as amended by the First Amendment dated as of             , 2011, (as amended, the “Lease”), by and
between Landlord and Tenant. Any initially capitalized terms used but not defined herein shall have the meanings given them in the Lease. 
 Landlord and Tenant hereby acknowledge and agree, for all purposes of the Lease, that the “Expansion Premises Commencement Date” is
                    ,                      and
the termination date of the Base Term of the Lease shall be midnight on November 30, 2012. In case of a conflict between this Acknowledgment of Expansion Premises Commencement Date and the Lease, this Acknowledgement of Expansion Premises
Commencement Date shall control for all purposes. 
 IN WITNESS WHEREOF, Landlord and Tenant have executed this ACKNOWLEDGMENT
OF EXPANSION PREMISES COMMENCEMENT DATE TO BE EFFECTIVE ON THE DATE FIRST WRITTEN ABOVE. 
  

									
	LANDLORD:	 		 	 ARE-480 ARSENAL STREET, LLC,

A Delaware limited liability company

				
		 		 	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
 a Delaware limited partnership,
 managing member

					
		 		 		 	By:	 	 ARE-QRS Corp.,
 a Maryland
corporation
 general partner

				
		 		 	By:	 	  

			
	TENANT:	 		 	 TETRAPHASE PHARMACEUTICALS, INC.,
 A Delaware corporation

				
		 		 	By:	 	  

		 		 	Its	 	  

  
 6 

 SECOND AMENDMENT TO LEASE 

THIS SECOND AMENDMENT TO LEASE (this “Second Amendment”) is made as of March 15, 2012 by and between ARE-480 ARSENAL STREET, LLC, a Delaware limited liability company (“Landlord”), and TETRAPHASE PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”). 

RECITALS 

A. Landlord and Tenant are parties to that certain Lease Agreement dated as of November 16, 2006 as amended by that certain
First Amendment to Lease dated as of September 9, 2011 (as amended, the “Lease”). Pursuant to the Lease, Tenant leases approximately 15,899 rentable square feet as more particularly described in the Lease in a building located
at 480 Arsenal Street, Watertown, Massachusetts. Capitalized terms used herein without definition shall have the meanings defined for such terms in the Lease. 
 B. The Base Term of the Lease expires on November 30, 2012. 
 C.
Landlord and Tenant desire, subject to the terms and conditions set forth herein, to, among other things, amend the Lease to (i) extend the Base Term of the Lease for a period of 6 months commencing on December 1, 2012 and ending on
May 31, 2013 (“Interim Extension Term”), (ii) provide for payment of Base Rent during the Interim Extension Term and (iii) amend Section 40 of the Lease. 

NOW, THEREFORE, in consideration of the foregoing Recitals, which are incorporated herein by this reference, the mutual promises
and conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows: 

1. Base Term. The Base Term of the Lease is hereby extended for a period of 6 months and shall expire on May 31,
2013. 
 2. Rent. Notwithstanding anything to the contrary in the Lease, Base Rent during the Interim Extension
Term shall be $50,452.83 per month and Tenant shall continue to pay Tenant’s Share of Operating Expenses and all other charges as set forth in the Lease. 
 3. Section 40/Right To Extend Term. The phrase “at least 12 months prior, and no earlier than 9 months prior, to expiration of the Base Term of the Lease or the expiration of any
prior Extension Term” in the first paragraph of Section 40(a) of the Lease is hereby deleted in its entirety and replaced with “no earlier than June 1, 2012 and no later than August 31, 2012”. 

4. Broker. Landlord and Tenant each represents and warrants that it has not dealt with any broker, agent or other person
(collectively, “Broker”) in connection with the transaction reflected in this Second Amendment and that no Broker brought about this transaction other than CBRE-NE. Landlord and Tenant each
hereby agree to indemnify and hold the other harmless from and against any claims by any Broker, other than CBRE-NE, claiming a commission or other form of compensation by virtue of having dealt with Tenant or
Landlord, as applicable, with regard to this leasing transaction. 

  
 Tetraphase
Pharmaceuticals, Inc. Confidential 

 5. Miscellaneous. 

(a) This Second Amendment is the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior
and contemporaneous oral and written agreements and discussions. This Second Amendment may be amended only by an agreement in writing, signed by the parties hereto. 
 (b) This Second Amendment is binding upon and shall inure to the benefit of the parties hereto, their respective agents, employees, representatives, officers, directors, divisions, subsidiaries,
affiliates, assigns, heirs, successors in interest and shareholders. 
 (c) This Second Amendment may be executed in any number
of counterparts, each of which shall be deemed an original, but all of which when taken together shall constitute one and the same instrument. The signature page of any counterpart may be detached therefrom without impairing the legal effect of the
signature(s) thereon provided such signature page is attached to any other counterpart identical thereto except having additional signature pages executed by other parties to this Second Amendment attached thereto. 

(d) Except as amended and/or modified by this Second Amendment, the Lease is hereby ratified and confirmed and all other terms of the
Lease shall remain in full force and effect, unaltered and unchanged by this Second Amendment. In the event of any conflict between the provisions of this Second Amendment and the provisions of the Lease, the provisions of this Second Amendment
shall prevail. Whether or not specifically amended by this Second Amendment, all of the terms and provisions of the Lease are hereby amended to the extent necessary to give effect to the purpose and intent of this Second Amendment. 

[Signatures are on the next page.] 

  
 Tetraphase
Pharmaceuticals, Inc. Confidential 
 2 

 IN WITNESS WHEREOF, the parties hereto have executed this Second Amendment as of the
day and year first above written. 
  

											
	LANDLORD:	 		 	 ARE-480 ARSENAL STREET, LLC,

a Delaware limited liability company

				
		 		 	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
 a Delaware limited partnership,
 managing member

					
		 		 		 	By:	 	 ARE-QRS CORP.,

a Maryland corporation,
 general
partner

						
		 		 		 		 	By:	 	 /s/ Eric S. Johnson

		 		 		 		 		 	 Eric S. Johnson
 Vice President
 Real Estate Legal Affairs

			
	TENANT:	 		 	 TETRAPHASE PHARMACEUTICALS, INC., 
 a Delaware corporation 

				
		 		 	By:	 	 /s/ David Lubner

		 		 	Its:	 	 SVP, CFO

  
 Tetraphase
Pharmaceuticals, Inc. Confidential 
 3 

 THIRD AMENDMENT TO LEASE 

THIS THIRD AMENDMENT TO LEASE (this “Third Amendment”) is made as of September 18, 2012 by and between ARE-480 ARSENAL STREET, LLC, a Delaware limited liability company (“Landlord”), and TETRAPHASE PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”). 

RECITALS 

A. Landlord and Tenant are parties to that certain Lease Agreement dated as of November 16, 2006 as amended by that certain
First Amendment to Lease dated as of September 9, 2011 and that certain Second Amendment to Lease dated as of March 15, 2012 (as amended, the “Lease”), Pursuant to the Lease, Tenant leases approximately 15,899 rentable
square feet as more particularly described in the Lease in a building located at 480 Arsenal Street, Watertown, Massachusetts. Capitalized terms used herein without definition shall have the meanings defined for such terms in the Lease. 

B. The Base Term of the Lease expires on May 31, 2013. 

C. Landlord and Tenant desire, subject to the terms and conditions set forth herein, to, among other things, amend the Lease to
(i) extend the Base Term of the Lease for a period of one year commencing on June 1, 2013 and ending on May 31, 2014 (“Extension Term”), (ii) provide for payment of Base Rent during the Extension Term,
(iii) delete Section 40 of the Lease and (iv) increase the Security Deposit. 
 NOW, THEREFORE, in
consideration of the foregoing Recitals, which are incorporated herein by this reference, the mutual promises and conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Landlord and Tenant hereby agree as follows: 
 1. Base Term. The Base Term of the Lease is hereby
extended for a period of one year and shall expire on May 31, 2014. 
 2. Rent. Notwithstanding anything to
the contrary in the Lease, Base Rent during the Extension Term shall be $52,996.66 per month and Tenant shall continue to pay Tenant’s Share of Operating Expenses and all other charges as set forth in the Lease. 

3. Section 40/Right To Extend Term. Section 40 of the Lease is hereby deleted in its entirety and Tenant shall
have no further right to extend the Term. 
 4. Security Deposit. Notwithstanding anything to the contrary in the
Lease, effective as of May 31, 2013, the Security Deposit amount shall be increased from $120,813.27 to $158,989.98 (“Increased Security Deposit Amount”). On or before May 31, 2013, Tenant shall deliver to Landlord
(i) a substitute Letter of Credit or (ii) an amendment to the existing Letter of Credit, in compliance with Section 7 of the Lease and reflecting the Increased Security Deposit Amount. 

  
 Tetraphase
Pharmaceuticals, Inc. Confidential 

 5. Broker. Landlord and Tenant each represents and warrants that it has not
dealt with any broker, agent or other person (collectively, “Broker”) in connection with the transaction reflected in this Third Amendment and that no Broker brought about this transaction other than
CBRE-NE. Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and against any claims by any Broker, other than CBRE-NE, claiming a
commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this leasing transaction. 
 6. Miscellaneous. 
 (a) This Third Amendment is the entire agreement
between the parties with respect to the subject matter hereof and supersedes all prior and contemporaneous oral and written agreements and discussions. This Third Amendment may be amended only by an agreement in writing, signed by the parties
hereto. 
 (b) This Third Amendment is binding upon and shall inure to the benefit of the parties hereto, their respective
agents, employees, representatives, officers, directors, divisions, subsidiaries, affiliates, assigns, heirs, successors in interest and shareholders. 
 (c) This Third Amendment may be executed in any number of counterparts, each of which shall be deemed an original, but all of which when taken together shall constitute one and the same instrument. The
signature page of any counterpart may be detached therefrom without impairing the legal effect of the signature(s) thereon provided such signature page is attached to any other counterpart identical thereto except having additional signature pages
executed by other parties to this Third Amendment attached thereto. 
 (d) Except as amended and/or modified by this Third
Amendment, the Lease is hereby ratified and confirmed and all other terms of the Lease shall remain in full force and effect, unaltered and unchanged by this Third Amendment. In the event of any conflict between the provisions of this Third
Amendment and the provisions of the Lease, the provisions of this Third Amendment shall prevail. Whether or not specifically amended by this Third Amendment, all of the terms and provisions of the Lease are hereby amended to the extent necessary to
give effect to the purpose and intent of this Third Amendment. 
 [Signatures are on the next page.] 

  
 Tetraphase
Pharmaceuticals, Inc. Confidential 
 2 

 IN WITNESS WHEREOF, the parties hereto have executed this Third Amendment as of the
day and year first above written. 
  

											
	LANDLORD:	 		 	 ARE-480 ARSENAL STREET, LLC,

a Delaware limited liability company

				
		 		 	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
 a Delaware limited partnership,
 managing member

					
		 		 		 	By:	 	 ARE-QRS CORP.,

a Maryland corporation,
 general
partner

						
		 		 		 		 	By:	 	 /s/ Eric S. Johnson

		 		 		 		 		 	 Eric S. Johnson
 Vice President
 Real Estate Legal Affairs

			
	TENANT:	 		 	 TETRAPHASE PHARMACEUTICALS, INC., 
 a Delaware corporation

				
		 		 	By:	 	 /s/ David Lubner

		 		 	Its:	 	 SVP, CFO

  
 Tetraphase
Pharmaceuticals, Inc. Confidential 
 3 

 [480 Arsenal St-Tetraphase] 

 
 FOURTH AMENDMENT TO LEASE

 THIS FOURTH AMENDMENT TO LEASE (this “Fourth Amendment”) is made as of
November 20, 2013 by and between ARE-480 ARSENAL STREET, LLC, a Delaware limited liability company (“Landlord”), and TETRAPHASE PHARMACEUTICALS, INC., a Delaware corporation
(“Tenant”). 
 RECITALS 
 A. Landlord and Tenant are parties to that certain Lease Agreement dated as of November 16, 2006, as amended by that certain First Amendment to Lease dated as of September 9, 2011, that
certain Second Amendment to Lease dated as of March 15, 2012, and that certain Third Amendment to Lease dated as of September 18, 2012 (as amended, the “Lease”). Pursuant to the Lease, Tenant leases
approximately 15,899 rentable square feet as more particularly described in the Lease in a building located at 480 Arsenal Street, Watertown, Massachusetts. Capitalized terms used herein without definition shall have the meanings defined for such
terms in the Lease. 
 B. The Base Term of the Lease expires on May 31, 2014. 

C. Landlord and Tenant desire, subject to the terms and conditions set forth herein, to, among other things, amend the Lease to
(i) extend the Base Term of the Lease for a period of one year and two months commencing on June 1, 2014 and ending on July 31, 2015 (“Second Extension Term”), and (ii) provide for payment of Base Rent during the
Second Extension Term. 
 NOW, THEREFORE, in consideration of the foregoing Recitals, which are incorporated herein by
this reference, the mutual promises and conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows: 

1. Base Term. The Base Term of the Lease is hereby extended to expire on July 31, 2015. 

2. Rent. 
 (a) Tenant shall continue to pay Base Rent as set forth in the Lease through May 31, 2014. Notwithstanding anything to the contrary in the Lease, Base Rent during the Second Extension Term shall be
as follows: 
  

	 	i)	commencing on June 1, 2014, Base Rent shall be $54,586.56 per month; and 

 

	 	ii)	commencing on June 1, 2015, Base Rent shall be $56,224.15 per month 

 (b) Tenant shall continue to pay Tenant’s Share of Operating Expenses and all other charges as set forth in the Lease. 
 3. Broker. Landlord and Tenant each represents and warrants that it has not dealt with any broker, agent or other person (collectively, “Broker”) in
connection with the transaction 
  
  

					
		  	 

	 	Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL RIGHTS RESERVED. Confidential and Proprietary - Do Not Copy or Distribute. Alexandria and the Alexandria Logo are
registered trademarks of Alexandria Real Estate Equities, Inc.

  

 [480 Arsenal St-Tetraphase] 

 

 
reflected in this Fourth Amendment and that no Broker brought about this transaction other than CBRE-NE. Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and
against any claims by any Broker, other than CBRE-NE, claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this leasing transaction. 

4. Miscellaneous. 
 (a) This Fourth Amendment is the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior and contemporaneous oral and written agreements and discussions.
This Fourth Amendment may be amended only by an agreement in writing, signed by the parties hereto. 
 (b) This Fourth Amendment
is binding upon and shall inure to the benefit of the parties hereto, their respective agents, employees, representatives, officers, directors, divisions, subsidiaries, affiliates, assigns, heirs, successors in interest and shareholders. 

(c) This Fourth Amendment may be executed in any number of counterparts, each of which shall be deemed an original, but all of which when
taken together shall constitute one and the same instrument. The signature page of any counterpart may be detached therefrom without impairing the legal effect of the signature(s) thereon provided such signature page is attached to any other
counterpart identical thereto except having additional signature pages executed by other parties to this Fourth Amendment attached thereto. 
 (d) Except as amended and/or modified by this Fourth Amendment, the Lease is hereby ratified and confirmed and all other terms of the Lease shall remain in full force and effect, unaltered and unchanged
by this Fourth Amendment. In the event of any conflict between the provisions of this Fourth Amendment and the provisions of the Lease, the provisions of this Fourth Amendment shall prevail. Whether or not specifically amended by this Fourth
Amendment, all of the terms and provisions of the Lease are hereby amended to the extent necessary to give effect to the purpose and intent of this Fourth Amendment. 
 [Signatures are on the next page.] 

  

					
		  	

	 	Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL RIGHTS RESERVED. Confidential and Proprietary - Do Not Copy or Distribute. Alexandria and the Alexandria Logo are
registered trademarks of Alexandria Real Estate Equities, Inc.

  
 2 

 [480 Arsenal St-Tetraphase] 

 

 IN WITNESS WHEREOF, the parties hereto have executed this Fourth Amendment as of
the day and year first above written. 
  

											
	LANDLORD:	 		 	 ARE-480 ARSENAL STREET, LLC,
 a Delaware limited liability company

				
		 		 	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
 a Delaware limited partnership, managing member

					
		 		 		 	By:	 	 ARE-QRS CORP.,
 a
Maryland corporation,
 general partner

						
		 		 		 		 	By:	 	

		 		 		 		 		 	  
 Eric S.
Johnson
 Vice President
 Real Estate Legal Affairs

			
	TENANT:	 		 	 TETRAPHASE PHARMACEUTICALS, INC.,
 a Delaware corporation

				
		 		 	By:	 	

		 		 	Its:	 	  
 SVP, CFO

  

					
		  	

	 	Copyright © 2005, Alexandria Real Estate Equities, Inc. ALL RIGHTS RESERVED. Confidential and Proprietary - Do Not Copy or Distribute. Alexandria and the Alexandria Logo are
registered trademarks of Alexandria Real Estate Equities, Inc.

  
 3

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