Document:

SUBLEASE

For

1616 Eastlake Avenue East

 

This Sublease is made
as of December 9, 2011, by and between FRED HUTCHINSON CANCER RESEARCH CENTER, a Washington nonprofit corporation (“FHCRC”)
and ATOSSA GENETICS INC., a Delaware corporation (“Atossa”).

 

Recitals

 

A.         FHCRC
is the tenant under a Lease Agreement dated as of January 16, 2004, as amended by First Amendment to Lease Agreement dated as of
March 31, 2004, Second Amendment to Lease dated as of December 23, 2005, Third Amendment to Lease dated September 27, 2006, and
Fourth Amendment to Lease dated November 13, 2007 (collectively, the “Master Lease”) between FHCRC as tenant
and ARE-Eastlake Avenue No. 3, LLC Annex (“Master Landlord”) as landlord, covering space in the building located
at 1616 Eastlake Avenue East, Seattle, Washington (the “Building” or “Project”). A copy of
the Master Lease is attached hereto as Exhibit A and incorporated by reference. Unless the context indicates otherwise,
capitalized terms not defined herein will have the meanings set forth in the Master Lease.

 

B.         The
Building is a five-story building consisting of 165,493 rental square feet (“RSF”) of space (which includes
8,471 RSF of retail space on the 1st floor) and is equipped with a mechanical system that accommodates both research and development
laboratory space or standard Class-A office space, standard plumbing and supplemental provisions for industrial labs, and fire
protection systems, as well as standby power for emergency purposes. FHCRC currently occupies space in the Building that includes
office space on the 4th and 5th floors, and mixed office and laboratory space on the 2nd and 3rd
floors (collectively, “FHCRC’s Premises”).

 

C.         Atossa
desires to sublease from FHCRC office and laboratory space in the Building and FHCRC is willing to sublease such space to Atossa
on the terms and conditions of this Sublease.

 

Agreement

 

Therefore,
for good and valuable consideration the receipt and sufficiency of which are hereby acknowledged, FHCRC and Atossa agree as follows:

 

1.         Subleased
Premises. Upon the terms and conditions of this Sublease, FHCRC hereby subleases to Atossa and Atossa hereby subleases
from FHCRC the Temporary Premises and the Permanent Premises, as described below (collectively, the “Subleased Premises”).

 

a.         Temporary
Premises. The “Temporary Premises” will consist of (i) 5,474 RSF of laboratory and support space on
the 2nd floor of the Building, as shown on the floor plan attached as Exhibit B (“Temporary Lab Space”),
and (ii) 868 RSF of office space on the 4th floor of the Building, consisting of Rooms 4409, 4411, 4413, 4415, 4417
and 4419, together with access to and shared use of the kitchen/lunch room on the 4th floor of the Building, as shown
on the floor plan attached Exhibit C, and a right of access to and over the hallway from the Subleased Premises to the Building
elevator lobby (“Temporary Office Space”).

 

    	 

    	 

    

 

b.         Permanent
Premises. Upon delivery, the “Permanent Premises” will consist of (i) 6,130 RSF of laboratory and support
space on the 3rd floor of the Building (also sometimes referred to as “Suite 360”), as shown on the floor
plan attached as Exhibit D (“Permanent Lab Space”), and (ii) 1,374 RSF of office space on the 5th
floor of the Building, consisting of Rooms 5050, 5052, and 5054, and the spaces designated as 5051, 5439, 5441 and 5905, as shown
on the floor plan attached as Exhibit E, together with a right of access to and over the hallway from the Subleased Premises
to the Building elevator lobby (“Permanent Office Space”). Atossa acknowledges that the Permanent Premises will
not include any access to or use of any kitchen/lunch area or conference space of FHCRC.

 

c.         Positive
Pressure Rooms. The Temporary Lab Space and the Permanent Lab Space each will include a “positive pressure room,”
which will be achieved by adjusting the air flow to the room so that the supply air flow is at least 100 cubic feet per minute
greater than the exhaust air flow.

 

d.         Shared
Lab Area. The Subleased Premises will include the right to use the Shared Lab Area on the 3rd floor of the Building
(which includes glasswash and other laboratory support equipment), subject to obtaining Master Landlord’s consent to such
use, and execution by Atossa of a license agreement in form and substance satisfactory to Master Landlord. While Atossa is occupying
the Temporary Lab Space, Atossa’s right to use the Shared Lab Area will be in common with FHCRC (together with any third
parties granted similar use rights by Master Landlord), and Atossa will pay to FHCRC $815.00 per month as Additional Rent (representing
approximately one-half of the average rent and operating expenses that FHCRC will pay for the Shared Lab Area during the period
that Atossa occupies the Temporary Lab Space). Upon taking Atossa possession of the Permanent Lab Space, (i) Atossa will assume
all of FHCRC’s rights and obligations with respect to the Shared Lab Area, including payment of base rent therefor to Master
Landlord, (ii) Atossa’s obligation to pay Additional Rent to FHCRC with respect to the Shared Lab Space will terminate, and
(iii) as between Atossa and FHCRC, FHCRC will not have any further liability with respect to the Shared Lab Area. Atossa will indemnify,
defend and hold harmless FHCRC from and against all claims and liabilities of any kind whatsoever that may arise out of or relate
to Atossa’s use of the Shared Lab Area, and FHCRC will indemnify, defend and hold harmless Atossa from and against all claims
and liabilities of any kind whatsoever that may arise out of or relate to FHCRC’s use of the Shared Lab Area.

 

2.         Term.
The term of this Sublease will commence upon delivery of the Temporary Office Space to Atossa, as provided in Section 3.a
below (“Commencement Date”), and will continue through November 29, 2014, unless earlier terminated as provided
herein or in the Master Lease (“Term”). Notwithstanding the foregoing, if the Master Lease is terminated, this
Sublease will terminate simultaneously therewith. Upon termination of this Sublease, all of Atossa’s and FHCRC’s respective
rights and obligations hereunder will terminate other than those rights and obligations that expressly survive such termination
pursuant to this Sublease or pursuant to the Master Lease. Atossa will not have any right to extend the Term of this Sublease nor
to hold over in the Subleased Premises after expiration of the Term.

 

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3.         Possession.
FHCRC will deliver possession of the Subleased Premises to Atossa as follows:

 

a.         Temporary
Office Space. FHCRC will deliver possession of the Temporary Office Space to Atossa upon execution of this Sublease, subject
to receipt of Master Landlord’s consent as provided in Section 29 below;

 

b.         Temporary
Lab Space. FHCRC will deliver possession of the Temporary Lab Space to Atossa on or before February 24, 2012; and

 

c.         Permanent
Premises. FHCRC will deliver possession of the Permanent Premises to Atossa as soon as possible after the respective spaces
have been vacated and prepared for delivery to Atossa.

 

(i)         FHCRC
will deliver the Permanent Office Space to Atossa on or before September 30, 2012. Atossa acknowledges that, pursuant to the Master
Lease, FHCRC must vacate the 4th floor of the Building by September 30, 2012, and that Atossa therefore must vacate
the Temporary Office Space and return it to FHCRC in accordance with Section 30 below by no later than September 30, 2012.

 

(ii)         FHCRC
anticipates, but cannot guarantee, that the Permanent Lab Space will be delivered to Atossa on or about October 4, 2012. However,
Atossa may remain in possession of the Temporary Lab Space for a reasonable period of time (not to exceed thirty days) after delivery
of the Permanent Lab Space, in order to complete an orderly transition from the Temporary Lab Space into the Permanent Lab Space.
If Atossa remains in possession of the Temporary Lab Space after delivery of the Permanent Lab Space, the first two weeks of such
possession shall be rent free, but after the first two weeks, Atossa will be required to pay Base Rent and Additional Rent for
the Temporary Lab Space (at the rental rates then in effect) in addition to the Additional Rent that will be due for the Permanent
Lab Space.

 

d.         Coordination.
The parties agree to cooperate and coordinate with each other with respect to Atossa’s moves from the Temporary Premises
to the Permanent Premises, and FHCRC will give Atossa at least sixty (60) days written notice of the dates on which the Permanent
Lab Space and the Permanent Office Space will be available for delivery to Atossa (each a “Delivery Date”). To
the extent possible, FHCRC will provide Atossa with access to the Permanent Premises prior to the respective Delivery Dates.

 

4.         Rent.

 

a.         Payment.
Atossa will pay to FHCRC 1/12th of the following annual Base Rent and Additional Rent monthly in advance on the
first (1st) day of each and every calendar month during the Term (“Rent”); provided that the monthly
Rent for the first month of the Term for the Temporary Office Space will be paid to FHCRC upon execution of this Sublease, and
Rent for any partial month will be prorated based upon the actual number of says in the month. All Rent and other amounts due under
this Sublease will be paid by Atossa by wire transfer or direct deposit to such bank account, or otherwise, as directed by FHCRC
from time to time, in advance without notice, set-off or deduction except as provided herein, in lawful money of the United States.
Rent will commence for each space (Temporary Office Space, Temporary Lab Space, Permanent Lab Space and Permanent Office Space,
respectively), upon delivery of such space to Atossa, and will cease with respect to each space as of the date such space is vacated
by Atossa and returned to FHCRC as provided herein.

 

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b.         Base
Rent. Atossa will pay annual “Base Rent” in advance to FHCRC in accordance with the following schedule:

 

Schedule of Annual Base Rent

(per RSF)

	Period	 	Office Space	 	 	Lab Space	 
	 	 	Gross	 	 	NNN	 
	 	 	 	 	 	(Temporary or
 Permanent)	 
	Commencement Date through August 31, 2012	 	$	28.00	 	 	$	31.50	 
	September 1, 2012 through August 31, 2013	 	$	29.00	 	 	$	32.50	 
	September 1, 2013 through November 29, 2014	 	$	30.00	 	 	$	33.50	 

 

c.         Abatement
of Base Rent. Notwithstanding the foregoing, Base Rent for the Permanent Lab Space will be abated for the first six and one-quarter
months after the Permanent Lab Space has been delivered to Atossa. For example, if the Delivery Date for the Permanent Lab Space
is October 1, 2012, no Base Rent will be payable for October 2012 through March 2013, and Base Rent for April 2013 in the amount
of $12,451.56 (75% of the Base Rent otherwise due for the Permanent Lab Space) will be paid on April 1, 2013.

 

d.         Additional
Rent. In addition to the Base Rent payable under Section 4.b above, Atossa will pay to FHCRC as “Additional
Rent” at the same time that Atossa pays Base Rent Atossa’s proportionate share (based on the rentable area of the
space divided by the rentable area of FHCRC’s Premises) of the Operating Expenses and pass-through costs that FHCRC is required
to pay under the Master Lease for laboratory space (“Operating Costs”), which will be adjusted effective as
of January 1 of each year. Notwithstanding abatement of Base Rent pursuant to Section 4.c above, Operating Costs will be
payable for the Temporary Lab Space and the Permanent Lab Space commencing on the Delivery Dates for such spaces. Atossa will not
be required to pay Operating Costs for the Temporary Office Space or the Permanent Office Space.

 

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e.         Adjustment
Statements and Review. Within five (5) business days following FHCRC’s receipt of the Annual Statement from Master Landlord,
FHCRC will provide a copy of such Annual Statement to Atossa. However, Atossa acknowledges that the most current Annual Statement
received from Master Landlord pursuant to Section 5(c) of the Master Lease does not break out Operating Expenses separately for
office space and laboratory space. Atossa further acknowledges that the operating costs for laboratory space are greater than the
operating costs for office space, that the proportionate amount of laboratory space included in the Subleased Premises is significantly
higher than the proportionate amount of laboratory space included in FHCRC’s Premises, and that allocating Operating Expenses
based upon the ratio of the Subleased Premises to FHCRC’s Premises is not equitable. Therefore, any reconciliation of estimated
to actual costs will be difficult if not impossible unless Master Landlord provides that information to FHCRC. Accordingly, unless
and until such information is provided by Master Landlord, the parties agree that for purposes of this Sublease the amounts payable
by Atossa as Operating Costs will be adjusted each year by the overall percentage increase in Operating Expenses shown on the Annual
Statements from Master Landlord. Notwithstanding the foregoing, Atossa may, in its sole discretion and within a reasonable time,
provide FHCRC comments upon the Annual Statement which FHCRC will in good faith consider in deciding whether to contest any item
in the Annual Statement as provided in Section 5(d) of the Master Lease. Atossa will pay FHCRC such additional amounts and FHCRC
will refund such overpayments, as the case may be in any year, within thirty (30) days after Atossa’s receipt of the Annual
Statement, unless FHCRC contests the Annual Statement, in which event, such payments will be due within thirty (30) days of FHCRC’s
notice to Atossa that the contest has been resolved and the consequent adjustment determined thereby.

 

5.         Taxes.
Atossa acknowledges that FHCRC is exempt from payment of real and personal property taxes with respect to FHCRC’s Premises
because FHCRC’s Premises are being used by FHCRC for medical research (exempt under RCW 84.36.045) and/or for a nonprofit
cancer clinic or center (exempt under RCW 84.36.046), but that Atossa’s use of the Subleased Premises does not qualify for
such exemptions. Accordingly, Atossa hereby agrees that it will pay all Taxes (as defined in the Master Lease) that become due
with respect to the Subleased Premises during the Term, including Atossa’s Share of real property taxes assessed against
the Project. For purposes of this Section, “Atossa’s Share” will be a percentage equal to the rentable
area of the Subleased Premises divided by the rentable area of the Project.

 

6.         Security
Deposit. Atossa will deposit with FHCRC upon execution hereof a sum equal to two months’ Base Rent and Operating
Costs, as security for Atossa’s faithful performance of Atossa’s obligations under this Lease (“Security Deposit”).
Provided no defaults exist, the Security Deposit will be applied to Rent for the 13th month of the Term, or the
first month thereafter that Rent is payable. If, at the expiration of this Lease, Atossa has complied with all of the terms and
conditions of this Lease, but not otherwise, any Security Deposit (together with accrued interest) may be credited upon the payment
of the Rent last due under this Sublease or, at FHCRC’s option, refunded to Atossa. If Atossa fails to pay Rent or other
charges due hereunder, or otherwise defaults with respect to any provision of this Sublease, FHCRC may use, apply or retain all
or any portion of the Security Deposit for the payment of any Rent or other charge in default or for the payment of any other sum
to which FHCRC may become obligated by reason of Atossa’s default, or to compensate FHCRC for any loss or damage which FHCRC
may suffer thereby. No trust relationship is created between FHCRC and Atossa with respect to the Security Deposit.

 

7.         Use.
Atossa shall use and occupy the Subleased Premises exclusively for laboratory and related office uses, and for no other purpose
without the prior written consent of FHCRC, which may be withheld in FHCRC’s sole discretion. Atossa agrees not to use or
permit the use of the Subleased Premises in any manner that would (i) violate any Federal, state and local laws and regulations,
or (ii) adversely affect any license or accreditation of FHCRC’s facilities.

 

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8.         Furnishings,
Fixtures and Equipment.

 

a.         Temporary
Premises. Atossa may use the furnishings, fixtures and equipment (“FF&E”) of FHCRC (including telephone
and data wiring) that are located in the Temporary Premises upon delivery of the spaces to Atossa. The parties will jointly prepare
a list of the FF&E located in the Temporary Premises, which list will be attached hereto as Exhibit F. Such FF&E
will remain the property of FHCRC and will not be removed from the Subleased Premises.

 

b.         Permanent
Premises. Atossa may use the FF&E of FHCRC (including telephone and data wiring) that are located in the Permanent Premises
upon delivery of the spaces to Atossa. The parties will jointly prepare a list of the FF&E located in the Permanent Premises,
which list will be attached hereto as Exhibit G. Such FF&E will remain the property of FHCRC, and will not be removed
from the Subleased Premises; provided that Atossa will have the option to purchase the cubicle fixtures and furniture located in
the Permanent Office Space for a price of $500 per cubicle. Atossa acknowledges that the spaces designated as 5051, 5439, 5441
and 5905 on attached Exhibit E will not be furnished and that Atossa will need to provide its own FF&E for those spaces
(including but not limited to cubicle fixtures and furniture).

 

c.         Data
Closet. As of the Commencement Date, telephone and data wiring will be run to, and related equipment will be located in, a
data and communications closet located in FHCRC’s Premises (“Data Closet”). If access to the Data Closet
or support by FHCRC’s staff is required for Atossa’s use or installation of any telephone or data wiring or related
equipment in the Subleased Premises or the Data Closet, such access must be coordinated in advance with FHCRC, and Atossa will
be responsible for any costs incurred by FHCRC in connection therewith. Atossa acknowledges that upon delivery of the Permanent
Premises, the Data Closet may no longer be located in or a part of FHCRC’s Premises, in which case the parties agree to cooperate
with each other and with Master Landlord to devise appropriate protocols and procedures for access to and use of the Data Closet.
In no event will Atossa or FHCRC do or cause any action or install any telephone or data wiring or equipment in the Data Closet
that may interfere with telephone or data wiring or equipment of the other or any third party.

 

d.         FF&E
of FHCRC. Atossa will be responsible for the maintenance, repair and replacement (in the case of damage or destruction) of
all FF&E of FHCRC in the Subleased Premises, and will return such FF&E to FHCRC upon Atossa’s vacation of the Subleased
Premises in the same condition as existed at the Delivery Date, reasonable wear and tear excepted.

 

e.         FF&E
of Atossa. Atossa may install its own FF&E in the Subleased Premises, as provided in this Sublease and the Master Lease,
which FF&E will be identified as Atossa property with a label attached thereto and will remain Atossa property upon vacation
of the Subleased Premises or the Permanent Premises (as the case may be) and at the end of the Term. If installation of any FF&E
by Atossa requires the removal of any FF&E of FHCRC, Atossa will be responsible for all costs associated with the removal,
and reinstallation at the end of the Term, of such FF&E of FHCRC.

 

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9.         Parking.
Subject to obtaining Master Landlord’s consent, FHCRC will assign to Atossa FHCRC’s rights to twelve (12) of the
parking spaces allocated to FHCRC pursuant to Section 10 of the Master Lease. After such assignment, Atossa will pay Master Landlord
for the parking spaces, and FHCRC will not have any further liability therefor. Atossa acknowledges that the parking spaces will
be in those areas designated for non-reserved parking for office and laboratory tenants of the Project (but not retail tenants
or their customers or visitors of the Project), subject in each case to the terms of the Master Lease and Master Landlord’s
rules and regulations. Neither Master Landlord nor FHCRC will be responsible for enforcing Atossa’s parking rights against
any third parties, including other tenants of the Project. Atossa agrees to cooperate with Master Landlord and FHCRC in complying
with the transportation plan approved by the City of Seattle.

 

10.         Confidentiality.

 

a.         Confidential
Information. Atossa acknowledges that in its use and occupancy of the Subleased Premises, including but not limited to Atossa’s
right of shared use of the kitchen/lunch room on the 4th floor of the Building as part of the Temporary Premises, its
right to use the Shared Lab Area, and its right of access to and over the hallway from the Subleased Premises to the Building elevator
lobby, Atossa or its officers, directors, employees, agents, contractors or invitees (“Atossa Party”) may become
aware of Confidential Information (defined below) of FHCRC. Atossa agrees to use reasonable care to prevent improper disclosure
of Confidential Information and to ensure that Confidential Information is treated in the manner required by this Section.

 

b.         Definition.
For the purposes of this Section, the term “Confidential Information” will mean any and all information,
knowledge, trade secrets, technology, designs, research, processes, techniques, concepts, or other proprietary information in any
way relating to the research, business and other activities of FHCRC, including without limitation any proprietary information
of FHCRC that is (i) designated by FHCRC as confidential, or (ii) acquired by observation or otherwise which the acquirer has reason
to believe is treated as confidential.

 

c.         Restrictions
on Use and Disclosure. Without the approval of FHCRC, neither Atossa nor any Atossa Party will use, exploit, disseminate, disclose,
communicate, divulge, deliver, release or permit the release of any Confidential Information of FHCRC directly or indirectly in
any form whatsoever to any person or entity.

 

d.         Disclosure
Required by Law. If Atossa is required by law to disclose any Confidential Information including, without limitation, by discovery,
subpoena or other legal or administrative process, Atossa agrees to provide FHCRC prompt notice of the required disclosure to permit
FHCRC, at its option and expense, to seek an appropriate protective order or waive the requirements of this Section. If no protective
order or waiver is obtained, such disclosure may be made but only to the extent legally required. Atossa will not oppose any action
by FHCRC to obtain an appropriate protective order or other assurance that Confidential Information which must be disclosed will
be accorded confidential treatment.

 

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e.         Exclusions.
“Confidential Information” does not include any such information which (i) has become part of the public domain
other than through misappropriation or breach of any obligation of confidentiality by an Atossa Party, (ii) is obtained by an Atossa
Party from a third person who had a lawful and independent right to such information, or (iii) was lawfully in the possession of
an Atossa Party prior to entering into this Agreement. Atossa will, at all times, protect and maintain all Confidential Information
in the strictest confidence, and will take all necessary precautions, and utilize the highest degree of care to preserve such confidentiality
and avoid all unauthorized use or disclosure.

 

f.         Survival.
The provisions of this Section will become effective as of the execution of this Sublease and will survive any termination
or expiration of this Sublease.

 

11.         Right
of First Opportunity. In the event that, during the Term of this Sublease, FHCRC wishes to sublet all or a portion of FHCRC’s
Premises on the 2nd floor of the Building, Atossa will have a right of first opportunity (“Right of First Opportunity”)
to sublease all but not part of such space, subject to the terms and conditions of this Sublease and the Master Lease. Atossa
will have seven (7) business days after receipt of FHCRC’s notice in which to exercise the Right of First Opportunity by
notice to FHCRC. Upon exercise of the Right of First Opportunity, the space will be subleased to Atossa for the remaining Term
of this Sublease on the same terms and conditions as set forth in this Sublease. If Atossa fails to exercise its Right of First
Opportunity as provided above, Atossa’s Right of First Opportunity will terminate, and FHCRC will have the right to sublease
such space to a third party.

 

12.         Signage.
Subject to the requirements of Section 38 of the Master Lease (including but not limited to obtaining Master Landlord’s
consent), FHCRC will, at its expense, provide signage, identifying Atossa as a tenant in the Building, in the directory tablets
in the First Floor lobby of the Building and in the elevator lobby on the Third Floor. The First Floor lobby signage will be provided
as soon as reasonably practicable after the Commencement Date; the Third Floor elevator lobby signage will be provided contemporaneously
with delivery of the Permanent Lab Space to Atossa. Atossa will be responsible for obtaining Master Landlord approval for, and
paying the cost of, any additional signage desired by Atossa.

 

13.         Master
Lease. This Sublease and all of Atossa’s rights hereunder are subject and subordinate to all of the terms of the
Master Lease except Sections 35, 39, 40 and 41 of the Master Lease, which are not applicable to this Sublease. Except as may be
inconsistent with the terms hereof, all the terms, covenants and conditions contained in the Master Lease will be applicable to
this Sublease with the same force and effect as if FHCRC were the landlord under the Master Lease and Atossa were the tenant thereunder,
and FHCRC will have all rights against Atossa as would be available to the landlord against the tenant under the Master Lease if
such breach were by the tenant thereunder, along with all other rights and remedies available under law or equity. Atossa hereby
acknowledges that it has received a copy of the Master Lease, and except as otherwise provided in this Sublease, Atossa will be
bound by the Master Lease. Atossa acknowledges that termination of the Master Lease will result in a termination of this Sublease.
Atossa will neither do nor permit anything to be done that would cause the Master Lease to be terminated or forfeited, and Atossa
will indemnify and hold FHCRC harmless from and against all claims and liabilities of any kind whatsoever by reason of any breach
or default on the part of Atossa that results in the termination or forfeiture of the Master Lease.

 

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14.         Performance
of Master Lease.

 

a.         Performance
of Tenant Obligations. FHCRC hereby agrees to perform all of its obligations under the Master Lease as when due (including
payment of Base Rent and all other sums due under the Master Lease) and to keep the Master Lease in good standing. FHCRC will indemnify
and hold Atossa harmless from any loss or damage incurred by Atossa as a result of FHCRC’s breach of its obligations under
the Master Lease except to the extent such breach is caused by Atossa’s breach of its obligations hereunder. FHCRC will provide
Atossa with copies of all notices received from Master Landlord under the Master Lease that pertain to the Subleased Premises or
this Sublease. If Atossa receives a notice of default from Master Landlord, Atossa may pay all Base Rent and Additional Rent and
any other amounts due under this Sublease directly to Master Landlord and such payment will satisfy Atossa’s obligations
under this Sublease. With respect to the Subleased Premises, Atossa will be entitled to exercise all rights and remedies granted
to FHCRC as tenant under the Master Lease with respect to any default by Master Landlord or FHCRC, along with all other rights
and remedies available under law or equity.

 

b.         Covenants
of FHCRC. FHCRC agrees that, so long as Atossa is not in default under this Sublease after notice and expiration of any applicable
cure period, FHCRC will: (i) not affirmatively undertake any act or omission that will alter or impair Atossa’s right to
use and occupy the Subleased Premises; (ii) pay rent to Master Landlord under the Master Lease; (iii) promptly deliver to Atossa
a copy of any and all notices relating to the Subleased Premises received by FHCRC from Master Landlord or otherwise delivered
to FHCRC; (iv) not amend the Master Lease in a manner that would reasonably affect Atossa’s right to use and occupy the Subleased
Premises without the prior written consent of Atossa (which will not be unreasonably withheld, delayed or conditioned); (v) not
exercise its Termination Option under Section 40 of the Master Lease with respect to the Subleased Premises or otherwise voluntarily
terminate the Master Lease without the prior written consent of Atossa, (which may be withheld in Atossa’s sole discretion)
notwithstanding that exercise of such Termination Option or such other termination as may be permitted by the terms of the Master
Lease; and (vi) upon Atossa’s reasonable request and when required by this Sublease, the Master Lease or applicable law,
promptly seek at Atossa’s expense the consent, approval and/or cooperation of Master Landlord to any actions taken by Atossa
that are permitted under the terms of this Sublease.

 

c.         Performance
by Master Landlord. FHCRC will exercise reasonable efforts to obtain the performance of Master Landlord under the Master Lease,
for the benefit of Atossa under this Sublease. Upon Atossa’s written request and provided that Atossa is not in default under
this Sublease after notice and expiration of any applicable cure period, FHCRC will use reasonable efforts, at Atossa’s expense,
to enforce its rights under the Master Lease for Atossa’s benefit, including without limitation, giving notices, claims and
demands to and on Master Landlord.

 

d.         Obligations
of Atossa. Atossa will not be responsible for the payment and performance of any obligations of FHCRC as Tenant under the Master
Lease with respect to the Subleased Premises other than as expressly set forth in this Sublease.

 

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15.         Alterations.

 

a.         Consent
Required. Atossa will not make any alterations, additions or improvements in the Subleased Premises without the prior written
consent of FHCRC and Master Landlord (to the extent so required under the Master Lease). The consent of FHCRC will not be unreasonably
withheld provided Atossa gives FHCRC satisfactory assurances that such alterations, additions or improvements will not reduce the
value of the Subleased Premises and that Atossa will repair any damage to the Subleased Premises if such alterations, additions
or improvements are to be removed at the end of the Term. Atossa will be responsible for procuring the consent of Master Landlord
(if required) at Atossa’s expense. All alterations, additions or improvements will be made in strict conformity with, and
will be subject to, the applicable terms and conditions of the Master Lease.

 

b.         Subtenant
Alterations. Notwithstanding Section 15.a, FHCRC understands that Atossa may desire to construct additional improvements
and alterations to the Subleased Premises, at Atossa’s sole expense, to make the Subleased Premises more suitable for Atossa’s
use hereunder over time (“Subtenant Alterations”). If Atossa desires to make such Subtenant Alterations, it
will be the responsibility of Atossa to obtain the prior written approval of Master Landlord as to all matters with respect to
the Subtenant Alterations that would require Master Landlord’s approval or consent under the Master Lease; provided that
FHCRC will cooperate with any request for such approval or consent and Atossa will reimburse FHCRC for reasonable labor costs and
out-of-pocket expenses actually incurred in so cooperating. Except as such requirements may be expressly modified herein, and consented
to by Master Landlord, Atossa will comply with all requirements under the Master Lease in connection with the Subtenant Alterations
and the construction thereof.

 

c.         Inspection
and Compliance. FHCRC and Master Landlord will at all reasonable times have the right to inspect all alterations, additions
or improvements in the Subleased Premises (including without limitation any Subtenant Alterations) and the construction thereof;
provided that FHCRC and Master Landlord (to the extent so required under the Master Lease) will comply with all reasonable safety
and health requirements imposed by Atossa or its contractors and will not unreasonably interfere with completion of such alterations,
additions or improvements. Atossa will be responsible for any reasonable fees or costs that must be paid to Master Landlord in
connection with all alterations, additions or improvements.

 

d.         Liens
and Insurance. Atossa will not permit any liens to encumber the Subleased Premises. During the construction of any alterations,
additions or improvements, Atossa will maintain worker’s compensation and such other insurance as is required under the Master
Lease or by Master Landlord.

 

e.         Removal
of Alterations. Notwithstanding any provision to the contrary, if Master Landlord or FHCRC elected at the time Master Landlord
approved the Subtenant Alteration to cause Atossa to remove the Subtenant Alteration upon the termination of the Sublease as generally
provided in Section 12(c) of the Master Lease, then Atossa will be responsible at Atossa’s sole expense for the removal of
any such Subtenant Alteration installed by Atossa and for restoration of the Subleased Premises.

 

    	-10-

    	 

    

 

16.         Condition
of Subleased Premises.

 

a.         Condition
on Delivery. To FHCRC’s knowledge: (i)the Sublease Premises and all mechanical, electrical, plumbing and other operating
systems therein (the “Systems”) are in good working order as of the Delivery Date for the respective space;
and (ii) all fixtures and improvements presently existing in the Subleased Premises (“Tenant Improvements”) have
been constructed and installed in a workmanlike manner, meet all reasonable standards of quality and performance for similar fixtures
and improvements for similar space being used in the Seattle region for similar purposes, and are in good working order.

 

b.         Decommissioning
Lab Spaces. FHCRC will comprehensively decommission and decontaminate the Temporary Lab Space and the Permanent Lab Space prior
to the Delivery Dates for the respective spaces. This includes removing all Hazardous Materials including equipment containing
Hazardous Materials and any contaminated equipment.

 

c.         Alterations
Prior to Delivery. FHCRC will not be required to make any improvements, repairs or alterations to the Subleased Premises, except
that (i) FHCRC will complete all work necessary to deliver the Temporary Lab Space and the Permanent Lab Space with positive pressure
rooms, (ii) FHCRC will complete all work required to create the spaces designated as 5051, 5439, 5441 and 5905 as shown on attached
Exhibit E, and (iii) the Subleased Premises will be delivered to Atossa broom clean, vacant of equipment and personal items,
and with all Systems and Tenant Improvements in good operating condition, and Atossa will accept the Subleased Premises, or the
portion thereof, on the date delivered “AS IS,” without warranties, express or implied, regarding fitness, habitability
or other conditions and without any allowance for tenant improvements.

 

d.         Acceptance.
Atossa’s taking possession of the Subleased Premises upon delivery will be conclusive evidence that Atossa accepts the
Subleased Premises and that the Subleased Premises were in good condition at the time possession was taken. Atossa acknowledges
and represents that (i) neither FHCRC nor any agent of FHCRC has made any representation or warranty with respect to the condition
of all or any portion of the Subleased Premises or the suitability of the Subleased Premises for the conduct of Atossa’s
business, and Atossa waives any implied warranty that the Premises are suitable for Atossa’s intended use; and (ii) Atossa
is entering into this Sublease without relying upon any statement, representations or warranty made by the FHCRC or by any agent
or by any other person except as set forth herein or in the Master Lease.

 

17.         FHCRC’s
Representations and Warranties. FHCRC represents and warrants the following to Atossa as of the date of this Sublease:
(i) the document attached hereto as Exhibit A is a true, accurate and complete copy of the Master Lease, and there is no
other document, agreement or understanding between FHCRC and Master Landlord with respect to FHCRC’s Premises; (ii) to FHCRC’s
knowledge, there exists no default under the Master Lease, or any condition which with the passage of time or the giving of notice,
or both, would constitute a default under the Master Lease on the part of either FHCRC or Master Landlord; and (iii) the current
expiration date of the Master Lease for the Subleased Premises is November 30, 2014.

 

    	-11-

    	 

    

 

18.         Operating
Rules. Atossa agrees to comply with (i) all laws, regulations and codes, including without limitation building, fire and
safety codes, relating to Atossa’s use of the Subleased Premises or Atossa’s use, care and maintenance of the laboratories
in the Subleased Premises; and (ii) all rules and regulations of Master Landlord applicable to the Subleased Premises. Atossa further
agrees to permit periodic inspections of the Subleased Premises by FHCRC and all regulatory personnel at any time during normal
operating hours, subject to reasonable advance notice, or, from time to time, without notice as required or permitted by applicable
laws and regulations.

 

19.         Noise.
Atossa acknowledges that, during its initial occupancy of the Permanent Office Space, FHCRC will be conducting construction
activities in adjacent spaces in the Building. FHCRC will use its best reasonable efforts to minimize noise levels during such
construction, but cannot guarantee that such construction will not have any impact on the Permanent Office Space. Atossa also acknowledges
that the hallways that Atossa Parties will use to access the Subleased Premises are in areas occupied by FHCRC, and Atossa will
cooperate with FHCRC to minimize disruptions to occupants of FHCRC’s Premises caused by use of the hallways by Atossa Parties.

 

20.         Insurance.

 

a.         Insurance
Requirements. Atossa, at its sole cost and expense, will procure and keep in force throughout the Term of this Sublease commercial
general liability and other insurance in accordance with the Master Lease.

 

b.         Waiver.
FHCRC, Atossa and, by its consent, Master Landlord each hereby waive any and all rights of recovery against the others, or
against the officers, directors, employees, agents and representatives of the others, on account of loss or damage occasioned to
such waiving party or its property or the property of others under its control that is caused by or results from a risk which is
actually insured against under this Sublease, without regard to the negligence or willful misconduct of the party so released.
Such waivers will continue as long as their respective insurers so permit. Any termination of such a waiver will be by written
notice of circumstances as set forth in the Master Lease.

 

c.         Third
Party Beneficiary. Atossa will be a third party beneficiary of Master Landlord’s obligation to maintain insurance as
provided in Section 17 of the Master Lease.

 

21.         Indemnification.

 

a.         Mutual
Indemnity. To the extent permitted by law, each party will defend, indemnify and hold the other harmless from and against any
damage, loss or liability from injuries to persons or property (excluding consequential damages such as lost profits) to the extent
caused by the negligent acts or omissions of their respective agents, officers and employees acting in the scope of their employment.

 

b.         Exculpation.
To the extent permitted by law, none of FHCRC, Atossa or Master Landlord will be liable for any damages arising from any act,
omission or neglect of any other tenant in the Building or the Project, or of any other third party.

 

    	-12-

    	 

    

 

22.         Hazardous
Materials.

 

a.         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 Subleased Premises,
FHCRC’s 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 defined as a Hazardous
Material in the Master Lease or listed or defined 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, 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).

 

b.         Prohibition/Compliance.
Atossa will not cause or permit any Hazardous Materials to be brought upon, kept, used, stored, handled, treated, generated
in or about, or released or disposed of from, the Subleased Premises, FHCRC’s Premises or the Project in violation of applicable
Environmental Requirements by Atossa or any Atossa Party. If Atossa breaches the obligation stated in the preceding sentence, or
if Atossa’s acts or omissions result in contamination of the Subleased Premises, FHCRC’s Premises, the Project or any
adjacent property, or if contamination of the Subleased Premises, FHCRC’s 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 Subleased Premises by Atossa or any Atossa Party occurs during the Sublease Term or any holding over, Atossa hereby indemnifies
and will defend and hold FHCRC, Master Landlord and their respective agents, tenants, and contractors, harmless from any 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 Subleased Premises, FHCRC’s Premises or the Project or the loss of, or
restriction on, use of the Subleased Premises, FHCRC’s 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 Sublease
Term as a result of such contamination. This indemnification of FHCRC and Master Landlord by Atossa 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 agency or political subdivision because of Hazardous Materials present
in the air, soil or ground water above on or under the Subleased Premises, FHCRC’s Premises, the Project or any adjacent
property caused or permitted by Atossa or any Atossa Party. Without limiting the foregoing, if the presence of any Hazardous Materials
on the Subleased Premises, FHCRC’s Premises, the Project or any adjacent property, caused or permitted by Atossa or any Atossa
Party results in any contamination of the Subleased Premises, FHCRC’s Premises, the Project or any adjacent property, Atossa
will promptly take all actions at its sole expense and in accordance with applicable Environmental Requirements as are necessary
to return the Subleased Premises, FHCRC’s Premises, the Project or any adjacent property, to the condition existing prior
to the time of such contamination, provided that FHCRC’s and Master Landlord’s approval of such action must first be
obtained, which approval will not unreasonably be withheld so long as such actions would not potentially have any material adverse
long-term or short-term effect on the Subleased Premises, FHCRC’s Premises or the Project.

 

    	-13-

    	 

    

 

c.         Business.
FHCRC acknowledges that it is not the intent of this Section 21 to prohibit Atossa from using the Subleased Premises
for the Permitted Use. Atossa 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 FHCRC to allow Atossa to use Hazardous Materials in connection with its business, Atossa agrees to deliver to FHCRC
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 Subleased 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 Subleased Premises (“Hazardous Materials List”). Atossa will deliver to FHCRC
an updated Hazardous Materials List at least once a year and will 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 Subleased Premises. Atossa
will deliver to FHCRC 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 will only be permitted
after FHCRC and Master Landlord have given Atossa their written consent to do so, which consent may be withheld in the sole and
absolute discretion of FHCRC and Master Landlord); 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 28 of the Master Lease cannot be accomplished in three
months). Atossa is not required, however, to provide FHCRC 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 FHCRC with information which could be detrimental to Atossa’s business should
such information become possessed by Atossa’s competitors.

 

    	-14-

    	 

    

 

d.         Testing.
At any time, and from time to time, prior to the expiration or earlier termination of the Term, FHCRC will have the right to
conduct appropriate tests of the Subleased Premises, FHCRC’s Premises and the Project to determine if contamination has occurred
as a result of Atossa’s use of the Subleased Premises. In connection with such testing, upon the request of FHCRC, Atossa
will deliver to FHCRC or its consultant such non-proprietary information concerning the use of Hazardous Materials in or about
the Subleased Premises by Atossa or any Atossa Party. If contamination has occurred for which Atossa is liable under this Section
21, Atossa will pay all costs to conduct such tests (which will not constitute an Operating Cost). If no such contamination
is found, FHCRC will pay the costs of such tests. FHCRC will provide Atossa with a copy of all third party, non-confidential reports
and tests of the Subleased Premises made by or on behalf of FHCRC during the Term without representation or warranty and subject
to a confidentiality agreement. Atossa will, at its sole cost and expense, promptly and satisfactorily remediate any environmental
conditions identified by such testing in accordance with all Environmental Requirements. FHCRC’s receipt of or satisfaction
with any environmental assessment in no way waives any rights which FHCRC may have against Atossa.

 

e.         Atossa’s
Obligations. Atossa’s obligations under this Section 21 will survive the expiration or earlier termination of
the Sublease. During any period of time after the expiration or earlier termination of this Sublease required by Atossa or FHCRC
to complete the removal from the Subleased Premises of any Hazardous Materials (including, without limitation, the release and
termination of any licenses or permits restricting the use of the Subleased Premises and the completion of the approved Surrender
Plan), Atossa will continue to pay the full Rent in accordance with this Sublease for any portion of the Subleased Premises not
relet by FHCRC in FHCRC’s discretion, which Rent will be prorated daily.

 

23.         Successors
and Assigns. Atossa will not assign this Sublease, or sublet the Subleased Premises in whole or in part, or otherwise transfer
or hypothecate this Sublease or all or any part of the Subleased Premises without the prior written consent of FHCRC, which will
not be unreasonably conditioned or withheld. Any of the foregoing acts without FHCRC’s prior written consent will be void
and will at the option of FHCRC terminate this Sublease. Approval by FHCRC of any assignment or subleasing will not release Atossa
from its obligations under this Sublease, nor will such consent constitute consent to any other or additional assignment or subleasing.
In connection with any assignment or sublease by Atossa, Atossa will provide an original fully signed assignment and assumption
or sublease document to FHCRC in a form acceptable to FHCRC. Subject to the foregoing, this Sublease will be binding upon and inure
to the benefit of the legal representatives, successors and assigns of the parties.

 

24.         Nondiscrimination.
FHCRC and Atossa each certifies it will not discriminate in employment on the basis of race, color, religion, sex, national
origin, veteran status or physical or mental disability in regard to any position for which the employee is qualified, in compliance
with (i) Presidential Executive Order 11246, as amended, including the Equal Opportunity Clause contained therein; (ii) Section
503 of the Rehabilitation Act of 1973, as amended, and the Vietnam Era Veterans Readjustment Act of 1974, as amended, and the Affirmative
Action Clauses contained therein; (iii) the Americans with Disabilities Act of 1990, as amended; and (iv) Title VI of the Civil
Rights Act of 1964. FHCRC and Atossa each agrees it will not maintain facilities which are segregated on the basis of race, color,
religion or national origin in compliance with Presidential Executive Order 11246, as amended, and will comply with the Americans
with Disabilities Act of 1990, as amended, regarding its programs, services, activities and employment practices.

 

    	-15-

    	 

    

 

25.         Default.

 

a.         Default
by Atossa. If (i) Atossa fails to pay any installment of Rent or any other payment hereunder when due, or (ii) any event of
“Default” occurs as described in Section 20 of the Master Lease, or (iii) Atossa fails to perform any of the other
covenants or conditions that Atossa is required to observe and perform under this Sublease for twenty (20) days following FHCRC’s
written notice to Atossa of such failure to perform or such longer period of time as may be necessary provided Atossa has commenced
to cure and is diligently pursuing the same, then FHCRC may treat the occurrence of any one or more of the foregoing events as
a default by Atossa under this Sublease, and thereupon, FHCRC may terminate this Sublease and pursue any and all other rights and
remedies provided FHCRC at law or in equity.

 

b.         Default
by FHCRC. If FHCRC (i) fails to make payment of any sum to be paid by FHCRC under this Sublease for ten (10) days following
Atossa’s written notice to FHCRC of such failure to pay, or (ii) fails to perform any of the other covenants or conditions
that FHCRC is required to observe and perform under this Sublease for thirty (30) days following Atossa’s written notice
to FHCRC of such failure to perform or such longer period of time as may be necessary provided FHCRC has commenced to cure and
is diligently pursuing the same, then Atossa may treat the occurrence of any one or more of the foregoing events as a default by
FHCRC under this Sublease, and thereupon, Atossa may terminate this Sublease and pursue any and all other rights and remedies provided
Atossa at law or in equity.

 

26.         Notices.
Any notice or communication under this Sublease will be effective only if in writing and delivered in person, by overnight
courier service or facsimile transmission, or mailed by registered or certified mail return receipt requested postage prepaid to
the addressee’s address below or to any other address the addressee may have notified the sender beforehand referring to
this Sublease. All notices and communications will be deemed given when delivered in person or overnight courier service, three
(3) days after mailing if mailed, or when sent by facsimile transmission if confirmation is received. Notwithstanding the foregoing,
any notice or other communication to Master Landlord will be given only in accordance with the Master Lease.

 

	If to FHCRC, to:	Fred Hutchinson Cancer Research Center
	 	Attention: Scott Rusch, Vice President, Facilities and Operations
	 	1100 Fairview Avenue N., MS J5-100
	 	Post Office Box 19024
	 	Seattle, Washington 98109-1024
	 	Fax: (206) 667-5104

 

	If to Atossa, to:
	Before Sublease Commencement:
	 	Atossa Genetics Inc.
	 	Attention: Steven C Quay, MD, PhD, FCAP
	 	CEO & President, Atossa Genetics, Inc.
	 	4105 E Madison St, Suite 320
	 	Seattle, WA 98112
	 	Fax:	 	 

 

    	-16-

    	 

    

 

	After Sublease Commencement:
	 	Atossa Genetics Inc.
	 	Attention: Steven C Quay, MD, PhD, FCAP
	 	CEO & President, Atossa Genetics, Inc.
	 	1616 Eastlake Avenue East
	 	Seattle, WA 98102
	 	 
	 	Fax:	 	 

 

27.         FHCRC’s
Entry. Subject to the requirements of Section 21 of this Sublease or as otherwise provided herein, FHCRC and its
agents, except in the case of emergency or other imminent danger thereof to the Subleased Premises, FHCRC’s Premises or the
Building or their occupants, or by consent of Atossa or its employees, will provide Atossa with twenty-four (24) hours’ notice
prior to entry of the Subleased Premises; any entry by FHCRC and its agents will not impair Atossa’s operations more than
reasonably necessary; and Atossa will have the right to have an employee accompany FHCRC at all times that FHCRC is present on
the Subleased Premises.

 

28.         Disputes.
This Sublease will be governed by the laws of the State of Washington. Atossa hereby irrevocably submits to the jurisdiction
of the federal or state courts located in King County, Washington, and agrees that the venue of any action or proceeding involving
this Sublease will lie in King County, Washington, such venue constituting a convenient forum for the parties. In the event of
any dispute arising out of or relating to this Sublease, whether suit or other proceeding is commenced or not, and whether in mediation,
arbitration, at trial, on appeal, in administrative proceedings or in bankruptcy (including without limitation any adversary proceeding
or contested matter in any bankruptcy case), the prevailing party will be entitled to recover its costs and expenses incurred,
including reasonable attorneys’ fees.

 

29.         Master
Landlord’s Consent. This Sublease is subject to Master Landlord’s consent as provided under the Master Lease,
and will be effective only upon receipt of such consent.

 

30.         Surrender
of Premises. Atossa will, on the last day of the Term of this Sublease, or upon any earlier termination, remove all of
its furniture, furnishings, personal property, equipment and fixtures installed by Atossa in the Subleased Premises, and surrender
to FHCRC the Subleased Premises broom clean in good order, condition and state of repair, reasonable wear and tear excepted. Without
limiting the foregoing, Atossa will (i) repair any damage to the Subleased Premises caused by the removal of any of its furniture,
furnishings, personal property, equipment or fixtures; and (ii) comprehensively decommission and decontaminate the Subleased Premises,
which will include removing all Hazardous Materials including equipment containing Hazardous Materials and any contaminated equipment.
If Atossa fails to adequately decommission and decontaminate the Subleased Premises, Atossa will pay FHCRC, as Additional Rent,
an amount equal to the actual, reasonable costs, including reasonable labor costs, incurred by FHCRC in so decommissioning and
decontaminating the Subleased Premises.

 

    	-17-

    	 

    

 

31.         Brokerage.
Atossa and FHCRC each represents and warrants that it has not dealt with any real estate broker in connection with this transaction
other than CBRE on behalf of Atossa and Kinzer Real Estate Services on behalf of FHCRC. FHCRC agrees to pay the commissions or
other compensation due to said brokers pursuant to separate agreements. FHCRC and Atossa agree to indemnify and hold harmless the
other with respect to claims of any other real estate broker or finder for commissions or fees in connection with this Sublease
arising from their respective actions.

 

32.         Force
Majeure. Time periods for either party’s performance under any provisions of this Sublease (excluding payment of
Rent) will be extended for periods of time during which the party’s performance is prevented due to circumstances beyond
such party’s control, including without limitation, fires, floods, earthquakes, lockouts, strikes, embargoes, governmental
regulations, acts of God, public enemy, war or other strife.

 

33.         General.
This Sublease represents the entire understanding of the parties with respect to the subject matter covered, supersedes all
prior and contemporaneous oral understandings with respect to such subject matter, may only be amended in a writing signed by both
parties, and will be executed in two or more counterparts so that each party may retain a fully executed original. The parties
acknowledge that this Sublease was negotiated by the parties, that they have had the opportunity to have this Sublease reviewed
by their respective legal counsel, and that the terms and conditions of this Sublease are not to be construed against either party.
Time is of the essence of this Sublease.

 

    	-18-

    	 

    

 

Executed as of the date first written above.

 

	FHCRC:	Atossa:
	 	 
	FRED HUTCHINSON CANCER	ATOSSA GENETICS INC.
	RESEARCH CENTER	 

 

	By:	/s/Scott Rusch	 	By:	/s/ Steven C Quay	 
	Its:	VP, Facilities & Operations	 	Its:	CEO	 

 

    	-19-

    	 

    

 

	STATE OF WASHINGTON	)
	 	) ss.
	COUNTY OF KING	)

 

I certify that I know
or have satisfactory evidence that Scott Rusch is the person who appeared before me, and said person acknowledged
that he or she signed this instrument, on oath stated that he or she is authorized to execute the instrument and acknowledged it
as the Vice President-Facilities of FRED HUTCHINSON CANCER RESEARCH CENTER to be the free and voluntary act
of such parties for the uses and purposes mentioned in this instrument.

 

    	 

    	 

    

 

	STATE OF WASHINGTON	)
	 	) ss.
	COUNTY OF KING	)

 

I certify that I know
or have satisfactory evidence that Steven Quay is the person who appeared before me, and said person acknowledged that he
or she signed this instrument, on oath stated that he or she is authorized to execute the instrument and acknowledged it as the
            CEO            
of ATOSSA GENETICS INC. to be the free and voluntary act of such parties for the uses and purposes mentioned in this instrument.

 

    	 

    	 

    

 

Exhibit A

 

Master Lease

 

(See attached copy)

 

    	 

    	 

    

 

LEASE AGREEMENT

 

1616 EASTLAKE AVENUE EAST 

 

SEATTLE, WASHINGTON

 

Between

 

ARE-Eastlake Avenue No. 3

 

as

 

Landlord

 

and

 

Fred Hutchinson Cancer Research Center

 

as Tenant

 

January 16, 2004

 

    	 

    	 

    

 

TABLE
OF CONTENTS

 

	 	 	 	 	Page
	 	 	 	 	 
	1.	 	Lease of Premises.	 	2
	 	 	 	 	 
	2.	 	Delivery; Acceptance of Premises; Commencement Date.	 	3
	 	 	 	 	 
	3.	 	Rent.	 	4
	 	 	 	 	 
	4.	 	Base Rent Adjustments.	 	5
	 	 	 	 	 
	5.	 	Operating Expense Payments.	 	6
	 	 	 	 	 
	6.	 	Security Deposit.	 	10
	 	 	 	 	 
	7.	 	Use	 	11
	 	 	 	 	 
	8.	 	Holding Over.	 	12
	 	 	 	 	 
	9.	 	Taxes.	 	13
	 	 	 	 	 
	10.	 	Parking.	 	14
	 	 	 	 	 
	11.	 	Utilities, Services.	 	14
	 	 	 	 	 
	12.	 	Alterations and Tenant’s Property.	 	15
	 	 	 	 	 
	13.	 	Landlord’s Repairs.	 	17
	 	 	 	 	 
	14.	 	Tenant’s Repairs.	 	18
	 	 	 	 	 
	15.	 	Mechanic’s Liens.	 	18
	 	 	 	 	 
	16.	 	Indemnification.	 	19
	 	 	 	 	 
	17.	 	Insurance.	 	19
	 	 	 	 	 
	18.	 	Restoration.	 	21
	 	 	 	 	 
	19.	 	Condemnation.	 	22
	 	 	 	 	 
	20.	 	Events of Default.	 	23
	 	 	 	 	 
	21.	 	Landlord’s Remedies.	 	24
	 	 	 	 	 
	22.	 	Assignment and Subletting.	 	26
	 	 	 	 	 
	23.	 	Estoppel Certificate.	 	29
	 	 	 	 	 
	24.	 	Quiet Enjoyment.	 	29
	 	 	 	 	 
	25.	 	Prorations.	 	29
	 	 	 	 	 
	26.	 	Rules and Regulations.	 	29
	 	 	 	 	 
	27.	 	Subordination.	 	29
	 	 	 	 	 
	28.	 	Surrender.	 	30
	 	 	 	 	 
	29.	 	Waiver of Jury Trial.	 	31
	 	 	 	 	 
	30.	 	Environmental Requirements.	 	31

 

    	i

    	 

    
 

	31.	 	Tenant’s Remedies/Limitation of Liability.	 	34
	 	 	 	 	 
	32.	 	Inspection and Access.	 	35
	 	 	 	 	 
	33.	 	Security.	 	35
	 	 	 	 	 
	34.	 	Force Majeure.	 	36
	 	 	 	 	 
	35.	 	Brokers, Entire Agreement, Amendment.	 	36
	 	 	 	 	 
	36.	 	Limitation on Landlord’s Liability.	 	36
	 	 	 	 	 
	37.	 	Severability.	 	37
	 	 	 	 	 
	38.	 	Signs; Exterior Appearance.	 	37
	 	 	 	 	 
	39.	 	Right to Extend Term.	 	37
	 	 	 	 	 
	40.	 	Termination Option.	 	40
	 	 	 	 	 
	41.	 	Right of First Negotiation.	 	40
	 	 	 	 	 
	42.	 	Miscellaneous.	 	41

 

    	ii

    	 

    

 

LEASE AGREEMENT

 

THIS LEASE AGREEMENT
is made this 16th day of January 2004, between ARE-Eastlake Avenue No. 3, a Delaware limited liability company
(“Landlord”), and Fred Hutchinson Cancer Research Center, a Washington nonprofit corporation (“Tenant”).

 

Basic Lease Provisions

 

		Address:	1616 Eastlake Avenue East, Seattle, Washington.

 

		Premises:	That portion of the Project, containing approximately 90,486 rentable square feet, as shown on
attached Exhibit A, which shall be delivered to Tenant as set forth herein.

 

		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 attached Exhibit B.

 

Base
Rent:     ______ per rsf per year

 

Rentable Area of Premises: Approximately 90,486
sq. ft.

 

Rentable Area of Project: Approximately 165,493
sq. ft.

 

Tenant’s Share: See Section
6(c) hereof

 

Security Deposit: None

 

Target Commencement Date: January 19, 2004

 

Rent Commencement Date: August 15, 2004

 

Rent Adjustment Percentage: 2.5%

 

	 	 Base Term:	Beginning
on the Commencement Date and ending 120 months from the first day of the first full month following the Rent Commencement Date.

  

	 	 Permitted Use:	Office
and related uses, and research and development laboratory uses, consistent with the character of the Project and otherwise in compliance
with the provisions of Section 7 hereof.

  

    	 

    	 

    

 

	Address for Rent Payment:	Landlord’s Notice Address:
	 	 
	135 N. Los Robles Avenue, Suite 250	135 N. Los Robles Avenue, Suite 250
	Pasadena, CA 91101	Pasadena, CA 91101
	Attention: Accounts Receivable	Attention: Corporate Secretary

 

Tenant’s Notice Address:

 

Fred Hutchinson Cancer Research Center P.O. Box 19024,
MS J5-100

Seattle, WA 98109-1024

Attention: Scott Rusch

Vice President, Facilities and

Operations

 

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

 

EXHIBIT A - PREMISES DESCRIPTION

EXHIBIT A-l - INITIAL PREMISES DESCRIPTION

EXHIBIT A-2 - ADDITIONAL OFFICE AND ADDITIONAL
LABORATORY

EXHIBIT B - DESCRIPTION OF PROJECT

EXHIBIT C - WORK LETTER

EXHIBIT D - COMMENCEMENT DATE

EXHIBIT E - RULES AND REGULATIONS

EXHIBIT F - TENANT’S PERSONAL PROPERTY 

EXHIBIT G - SPACE NOT SUBJECT TO RIGHT OF FIRST
NEGOTIATION

 

Terms

 

1.          Lease of Premises.

 

(a)          Lease.
Upon and subject to all of the terms and conditions hereof, Landlord hereby leases the Premises to Tenant and Tenant hereby
leases the Premises from Landlord.

 

(b)         Premises.
The Premises shall consist of:

 

(i)         
Approximately 65,000 rentable square feet of space, comprising approximately 5,000 square feet of laboratory space on the second
floor of the Building (“Initial Laboratory Premises”), and approximately 60,000 square feet of office space
on the fourth and fifth floors of the Building, all as shown more particularly on attached Exhibit A-l (collectively, the
“Initial Premises”); and

 

on the fourth and fifth floors
of the Building, all as shown more particularly on attached Exhibit A-l (collectively, the “Initial Premises”);
and

 

    	-2-

    	 

    

 

(ii)         Approximately
14,232 square feet of office space on the fourth and fifth floors (the “Additional Office Premises”) and approximately
11,254 square feet of laboratory space, which shall be an expansion of the Initial Laboratory Premises (the “Additional
Laboratory Premises”), all as shown more particularly on attached Exhibit A-2 (collectively, the “Additional
Premises”).

 

(c)         Common
Areas. Tenant shall have the right to use the portions of the Project which are for the non-exclusive use of tenants of the
Project, collectively referred to herein as the “Common Areas.” 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.

 

(d)         Storage
Space. In addition, Landlord grants to Tenant for the Term a license to use Tenant’s Share of existing, unreserved storage
lockers located on the first floor of the Building (the “Storage Space”). The Storage Space shall be made available
to Tenant in broom clean condition. Landlord has no obligation to make any improvement to the Storage Space, or to repair the Storage
Space. Tenant’s use of the Storage Space shall at all times be in compliance with the provisions of this Lease, including
without limitation those provisions concerning Environmental Requirements and Hazardous Materials. Tenant’s rights to use
the Storage Space shall cease and terminate upon the expiration or sooner termination of this Lease. Tenant shall not be required
to pay any Additional Rent for the use of the Storage Space. Landlord may from time to time upon 30 days prior notice Tenant relocate
any or all of the Storage Space to other storage areas in the Building (“New Storage Space”) in which event
the New Storage Space shall be deemed to be the Storage Space hereunder. Landlord shall pay the actual and reasonable expenses
of physically moving Tenant’s property to the New Storage Space.

 

2.           Delivery;
Acceptance of Premises; Commencement Date.

 

(a)         Delivery.
Landlord shall use reasonable efforts to make the Premises available to Tenant for Tenant’s Work under the Work Letter
(“Delivery” or “Deliver”) within 5 days after full execution of this Lease and Tenant’s
delivery of evidence of the insurance required hereby and by the Work Letter. As used herein, the term “Tenant’s
Work” shall have the meaning set forth for such term in the Work Letter.

 

(b)         Failure
to Deliver. If Landlord fails to timely Deliver any portion of the Premises, Landlord shall not be liable to Tenant for any
loss or damage resulting therefrom, and this Lease shall not be void or voidable except as provided herein. If Landlord does not
Deliver the Premises within 60 days of the Target Commencement Date (set forth in the Basic Lease Provisions on page 1 of this
Lease), or such greater period with respect to the Additional Premises as Landlord and Tenant may mutually agree in writing, for
any reason other than Force Majeure (as defined in Section 34 hereof), this Lease may be terminated by Landlord or Tenant
by written notice to the other, and if so terminated, neither Landlord nor Tenant shall have any further rights, duties or obligations
under this Lease, except with respect to provisions which expressly survive termination of this Lease. If neither Landlord nor
Tenant elects to void this Lease within 5 business days of the lapse of such 60 day period (subject to any extension as described
above), such right to void this Lease shall be waived and this Lease shall remain in full force and effect.

 

    	-3-

    	 

    

 

(c)         Commencement
Date and Term. The “Commencement Date” shall be the date Landlord Delivers the Initial Premises to Tenant.
The “Rent Commencement Date” shall be the date set forth in the Basic Lease Provisions on page 1 of this Lease.
Upon request of Landlord, Tenant shall execute and deliver a written acknowledgment of the Commencement Date, the Rent Commencement
Date and the expiration date of the Term when such are established in the form of the “Acknowledgment of Commencement Date”
attached to this Lease as Exhibit D; provided, however, Tenant’s failure to execute and deliver such
acknowledgment shall not affect Landlord’s rights hereunder. The “Term” of this Lease shall be the Base
Term, as defined the Basic Lease Provisions on page 1 of this Lease and any Extension Terms which Tenant may elect pursuant to
Section 39 hereof.

 

(d)         Condition
of Premises. 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 7 hereof); (ii) Landlord
shall have no liability to Tenant for any defects in the Premises, provided Landlord shall be responsible for enforcing
rights under any applicable warranty and Landlord’s repair obligations under Section 18 hereof; 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 other than payment of Base Rent.

 

(e)         Access.
After Delivery, Tenant shall have access to the Premises, and the Building shall be open and available for Tenant’s use,
at all times, 24 hours per day, 7 days per week (including without limitation on nights, weekends and holidays).

 

(f)         Confirmation
of Square Footage. Landlord shall measure the rentable square footage of the Project and the Premises within the period of
90 days following the Rent Commencement Date. Such measurement shall be performed in accordance with the 1996 Standard Method of
Measuring Floor Area in Office Buildings as adopted by the Building Owners and Managers Association (ANSI/BOMA Z65.1-1996) (“BOMA
Standards”). In the event of any change in the rentable square footage of the Project or the Premises (due to additional
vertical penetrations or otherwise), Landlord will re-calculate the rentable square footage the Premises and the Project using
BOMA Standards by deducting the modification to the Project or the Premises.

 

3.           Rent.

 

(a)         Base
Rent. 

 

(i)         The
first month’s Base Rent shall be due and payable on delivery of an executed copy of this Lease to Landlord. Except as provided
herein, Tenant shall pay to Landlord in advance, without demand, abatement, deduction or set-off, monthly installments of Base
Rent on or before the first day of each calendar month during the Term hereof after the Rent Commencement Date, 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. During the first year of the Term, Tenant shall pay Base Rent
only on the Initial Premises.

 

    	-4-

    	 

    

 

(ii)         From
and after the earlier of (A) the first anniversary of the Rent Commencement Date or (B) the date Tenant commences occupancy and
use of the Additional Office Premises, Tenant shall pay Base Rent on the Additional Office Premises, at the same rate as Base Rent
for the Initial Premises and at the time.

 

(iii)         Commencing
September 1, 2005 (the “Additional Laboratory Commencement Date”), Tenant shall commence paying Base Rent on
the Additional Laboratory Premises as follows. Tenant shall be responsible for making any improvements to the Additional Laboratory
Premises. Commencing on the Additional Laboratory Commencement Date, Tenant shall begin to pay Base Rent at the rate of Shell Rent
for the Additional Laboratory Premises. Commencing on the earlier of (A) the date of substantial completion of the improvements
to the Additional Laboratory Premises or (B) June 1, 2006, Tenant shall pay Base Rent on the Additional Laboratory Premises at
the rate of Improved Rent. “Shell Rent” shall mean $____ per rentable square foot per annum, on a triple net
basis. “Improved Rent” shall mean $____ per rentable square foot per annum, on a triple net basis. Such Base
Rent shall be adjusted annually as provided in Section 4 hereof, and shall further be adjusted for any portion of the Additional
Tenant Improvement Allowance elected to be used by Tenant at any time during the Term.

 

(iv)         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 any
Rent (as defined in Section 5) due hereunder except for any abatement as may be expressly provided in this Lease.

 

(b)         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 5 hereof), 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.

 

4.           Base
Rent Adjustments.

 

(a)         Adjustment.
Base Rent shall be increased by an amount equal to $____ per annum for each dollar or portion thereof of the Additional Tenant
Improvement Allowance elected to be used by Tenant pursuant to Section 5(b)(ii) of the Work Letter. Such increase will take effect
(i) as of the Rent Commencement Date for the Additional Tenant Improvement Allowance used for the Initial Laboratory Premises,
and (ii) as of the Additional Laboratory Commencement Date for the Additional Tenant Improvement Allowance used for the Additional
Laboratory Premises.

 

    	-5-

    	 

    

 

(b)         Adjustment
Date. On each anniversary of the first day of the first full month following the Rent Commencement Date during the Term of
this Lease (each an “Adjustment Date”), Base Rent shall be increased 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.

 

5.           Operating
Expense Payments.

 

(a)         Annual
Estimate. Landlord shall deliver to Tenant a written estimate (the “Annual Estimate”) of Operating Expenses
for each calendar year during the Term, together with a statement of 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
(“Tenant Reimbursable Expense”), which Annual Estimate 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 l/12th of Tenant’s Share of the Annual Estimate. Payments for any fractional calendar month shall be prorated.

 

(b)         Definition.
The term “Operating Expenses” means all costs and expenses of any kind or description whatsoever incurred
or accrued each calendar year by Landlord with respect to the Project (including the Building’s share of all costs and expenses
of any kind or description incurred or accrued by Landlord with respect to the Project which are not specific to the Building or
any other building located in the Project), including, without duplication, capital repairs and improvements amortized over the
useful life of such capital items, and property management rent in the amount of 3.0% of Base Rent, excluding only Taxes (as defined
in Section 9 hereof) and,:

 

(i)                  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;

 

(ii)         capital
expenditures for expansion of the Project;

 

(iii)         capital
expenditures required by Landlord’s failure to comply with Legal Requirements enacted on or before the commencement of the
Lease Term;

 

(iv)         costs
incurred by Landlord for the repair of damage to the Building occasioned by fire, windstorm, earthquake, flood or other casualty
or loss in excess of any insurance proceeds therefore, or by the exercise of eminent domain, and any costs incurred by Landlord
for the repair of damage to the extent that Landlord is reimbursed by insurance proceeds;

 

    	-6-

    	 

    

 

(v)                  interest,
principal payments of Mortgage (as defined in Section 27 hereof) 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;

 

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

 

(vii)         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;

 

(viii)         legal
and other expenses incurred in the negotiation or enforcement of leases;

 

(ix)         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;

 

(x)                  costs
of utilities outside normal business hours sold to tenants of the Project;

 

(xi)         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;

 

(xii)         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;

 

(xiii)         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;

 

(xiv)         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;

 

(xv)         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 7 hereof);

 

(xvi)         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;

 

    	-7-

    	 

    

 

(xvii)         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;

 

(xviii)         costs
of Landlord’s charitable or political contributions;

 

(xix)         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;

 

(xx)         costs
incurred in the sale or refinancing of the Project;

 

(xxi)         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;

 

(xxii)         electric
power costs for which any tenant directly contracts with the local public service company;

 

(xxiii)         services
provided and costs incurred in connection with the operation of any retail restaurant in the Building to the extent such retail
costs exceed the costs for non-retail business offices; provided, however, the square footage of such retail operations must be
included in the denominator of the fraction utilized to determine Tenant’s percentage share of Operating Expenses;

 

(xxiv)         costs
incurred in connection with upgrading the Building to comply with handicap, life, fire and safety codes in effect prior to the
Commencement Date;

 

(xxv)         costs
arising from the presence or removal of hazardous material in the Building or the Project prior to the Commencement Date, including,
without limitations, asbestos in the Building or hazardous substances in the ground water or soil, and costs and expenses incurred
in defending against claims in regard to the existence or release of hazardous substances or materials at or in the Building;

 

(xxvi)         costs
arising from latent defects in all or any portion of the structural, exterior, parking and other Common Areas, including any Building
Systems (except those installed by Tenant);

 

(xxvii)         costs
for sculpture, paintings or other subjects of art;

 

    	-8-

    	 

    

 

(xxviii)         costs
incurred by Landlord in providing entertainment (including but not limited to musical performances, exhibits, contests, meals,
etc.) where such entertainment is not specifically related to promotion or advertising;

 

(xxix)         deductibles
under Landlord’s insurance policies to the extent those deductibles exceed $____ per claim; except for earthquake and flood
insurance, for which deductibles shall not exceed $____ per claim;

 

(xxx)         rental
concessions or lease buyouts;

 

(xxxi)         expenses
incurred in relocating tenants in the Building;

 

(xxxii)         the
cost of installing, operating and maintaining any specialty service or special facility such as a health club (not including locker
rooms), cafeteria or dining facility;

 

(xxxiii)         premiums
for Landlord’s errors and omissions insurance as described in Section 17(a) hereof;

 

(xxxiv)         costs
associated with compliance with the City of Seattle approved Transportation Management Plan on behalf of other tenants in the Building;
and

 

(xxxv)         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.

 

(c)         Annual
Statement. 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: (i) the total of actual
Operating Expenses for the previous calendar year; (ii) the amount of the following (collectively, “Operating Expense
Obligation”) Tenant’s Share of actual Operating Expenses for the previous calendar year, plus any items of Tenant
Reimbursable Expense; and (iii) the total of Tenant’s payments in respect of Tenant’s Operating Expense Obligation
for such year. If Tenant’s actual Operating Expense Obligation for such year exceeds Tenant’s payments for such year
with respect to Tenant’s estimated Operating Expense Obligation, 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 with respect to Tenant’s estimated
Operating Expense Obligation for such year exceed Tenant’s actual Operating Expense Obligation 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.

 

    	-9-

    	 

    

 

(d)         Review.
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 Operating Expense Obligation, 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 Operating Expense Obligation, then Tenant shall have the right to have
an independent public accounting firm selected by Tenant from among the 5 largest in the United States, 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 Tenant’s estimated Operating Expense Obligation for the calendar
year in question exceeded Tenant’s actual Operating Expense Obligation for such calendar year, Landlord shall at Landlord’s
option either (i) credit the excess amount to the next succeeding installments of Tenant’s estimated Operating Expense Obligation
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 Tenant’s Operating
Expense Obligation for such calendar year were less than Tenant’s actual Operating Expense Obligation 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 Tenant’s Operating Expense Obligation by more than 5% then Landlord shall reimburse Tenant
for all costs incurred by Tenant for the Independent Review. Tenant’s Operating Expense Obligation 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 Building is not at least 95% occupied on average during any year of the Term, Tenant’s Operating
Expense Obligation for such year shall be computed as though the Building had been 95% occupied on average during such year.

 

(e)         “Tenant’s
Share” shall be a percentage equal to the rentable area of the Premises divided by the rentable area of the Project,
provided that the rentable area of the Additional Office Premises and the rentable area of the Additional Laboratory Premises
shall not be included in the calculation of Tenant’s Share until Tenant commences paying Base Rent thereon. Tenant’s
Share may be adjusted reasonably by Landlord following a measurement of the rentable area of the Project and the Premises. Base
Rent, Tenant’s Operating Expense Obligation, Additional Rent and all other amounts payable by Tenant to Landlord hereunder
are collectively referred to herein as “Rent.”

 

6.           Security
Deposit. Tenant shall not be required to provide any security deposit in connection with this Lease.

 

    	-10-

    	 

    

 

7.           Use.

 

(a)         Permitted
Use/Legal Requirements. The Premises shall be used solely for the Permitted Use set forth in the Basic Lease Provisions on
page 1 of this Lease, 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 business days’ written notice from Landlord, discontinue any use of the Premises
which is declared by any Governmental Authority (as defined in Section 9 hereof) having jurisdiction to be a violation of
a Legal Requirement. 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. 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.

 

(b)         Compliance
with Legal Requirements. Landlord shall be responsible for the compliance of the Building Systems (defined in Section 13
hereof), structure, exterior, parking and other Common Areas of the Project with Legal Requirements (including, without limitation,
the ADA) in effect as of the Commencement Date. Landlord shall, as an Operating Expense (unless excluded from the definition of
Operating Expense under Section 5(b) hereof), be responsible for keeping the Building Systems, structure, exterior, parking
and other Common Areas of the Project in compliance with Legal Requirements during the Term. Tenant shall make any alterations
or modifications to the interior or the exterior of the Premises or the Project that are required by Legal Requirements (including,
without limitation, compliance of the Premises with the ADA) related to Tenant’s use or occupancy of the Premises, at Tenant’s
sole expense unless part of Tenant’s Work under the Work Letter.

 

(c)         Indemnity.

 

(i)                  Notwithstanding
any other provision herein to the contrary, Tenant shall be responsible for any and all Claims (as defined in Section 7(d)
hereof) arising out of or in connection with Tenant’s failure to meet Tenant’s obligations under this Lease to comply
with Legal Requirements, 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 by Tenant to meet Tenant’s obligations under this Lease to comply with any
Legal Requirement.

 

    	-11-

    	 

    

 

(ii)         Notwithstanding
any other provision herein to the contrary, Landlord shall be responsible for any and all Claims arising out of or in connection
with Landlord’s failure to meet Landlord’s obligations under this Lease to comply with Legal Requirements, and Landlord
shall indemnify, defend, hold and save Tenant harmless from and against any and all Claims arising out of or in connection with
any failure by Landlord to meet Landlord’s obligations under this Lease to comply with any Legal Requirement.

 

(d)         Claims.
As used herein, “Claims” shall mean 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).

 

8.           Holding
Over.

 

(a)         Hold
Over with Consent. If, with Landlord’s express written consent, Tenant retains possession of the Premises after the termination
of the Term, unless otherwise agreed in such written consent, (i) 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 4 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.

 

(b)         Hold
Over without Consent. If Tenant remains in possession of the Premises after the expiration or earlier termination of the Term
without the express written consent of Landlord, (i) 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 (ii) Tenant shall be
responsible for all damages suffered by Landlord resulting from or occasioned by Tenant’s holding over, including consequential
damages.

 

(c)         No
Deemed Consent or Extension. 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 8 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.

 

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9.           Taxes.

 

(a)         Payment
of Taxes. Except as provided in Section 9(b) hereof, Landlord shall pay 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 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 unless such net income taxes are in substitution
for any Taxes payable hereunder. 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.

 

(b)         Taxes.
Notwithstanding anything set forth herein to the contrary, Tenant hereby agrees that it will pay all Taxes that become due with
respect to the Premises during the Term, including Tenant’s Share of real property taxes assessed against the Project. Landlord
will provide Tenant with copies of current statements of real property taxes within 15 days after execution of this Lease. Thereafter,
Landlord will provide Tenant with copies of statements of real property taxes within 45 days after receipt by Landlord. Each month
during the Term, Tenant shall pay one-twelfth (1/12) of the annual Taxes, including annual real property taxes, due with respect
to the Premises either to Landlord or directly to the taxing authority. If Tenant receives an exemption from ad valorem taxes as
contemplated in Section 9(c) hereof, (i) if Tenant has paid real property taxes to Landlord, Tenant shall be entitled to
be refunded or reimbursed for any real property taxes paid to Landlord upon Landlord’s receipt of any refund from the taxing
authority; or (ii) if Tenant has paid real property taxes directly to the taxing authority, Tenant shall be entitled to any refund
with respect to such taxes.

 

    	-13-

    	 

    

 

(c)         Tax
Exemption. Landlord acknowledges that Tenant conducts biomedical research and provides bone marrow transplant and related hospital
services for the sick, and the property that Tenant uses for these purposes is generally exempt from ad valorem property taxes
pursuant to the provisions of Chapter 84.36 RCW. Landlord agrees that Tenant may apply to the Washington Department of Revenue
to obtain a property tax exemption for the Premises. At its own expense and in its own name, Tenant may contest and review by legal
proceedings any denial by the Department of Revenue or any court of competent jurisdiction of an exemption from ad valorem property
taxes for the Premises during the Term. If Tenant exercises this right, Landlord agrees to cooperate in the legal proceedings and
not hinder efforts by Tenant. As used herein, “legal proceedings” shall include, but not be limited to, appropriate
appeals of all administrative and judicial determinations and judgments, decrees, orders and certiorari proceedings and appeals
of orders therein, including appeals to the court of last resort. Tenant agrees to indemnify and hold Landlord harmless from any
costs or expenses Landlord may incur in connection with such legal proceedings.

 

10.         Parking.
Subject to all matters of record, Force Majeure, a Taking (as defined in Section 19 hereof) and the exercise by Landlord
of its rights hereunder, Tenant shall be allocated Tenant’s Share of all parking spaces available for use by tenants of the
Building, in those areas designated for non-reserved parking for office and laboratory tenants of the Project (but not retail tenants
or their customers or visitors of the Project), subject in each case to Landlord’s rules and regulations. Landlord shall
not be responsible for enforcing Tenant’s parking rights against any third parties, including other tenants of the Project.
Tenant shall pay, in monthly installments in advance, for each of the parking spaces allocated to Tenant, Additional Rent in the
amount of $__ per parking space (“Parking Rent”), the first monthly installment of which shall be payable upon
the Rent Commencement Date and thereafter on or before the first day of each month of the Term. Parking Rent shall be increased
by 10% as of the 6th anniversary of the Rent Commencement Date. If Landlord is able to provide extra parking spaces
for Tenant’s use after 7:00 p.m., in Landlord’s discretion, Tenant shall not be charged for such extra parking spaces.
Tenant hereby agrees to cooperate with Landlord by complying with the transportation plan approved by the City of Seattle.

 

11.          Utilities,
Services.

 

(a)         Provision
and Payment Subject to the terms of this Section 11. Landlord shall provide water, electricity, heat, light, power,
telephone, sewer, and other utilities (including gas and fire sprinklers to the extent the Building is plumbed for such services),
refuse and trash collection, and janitorial services for the Common Areas (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 separately metered or charged directly to Tenant by the provider. 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. Upon request, Landlord shall provide Tenant with evidence of the amounts
of such jointly metered Utilities and the manner in which Landlord determined Tenant’s Share thereof. No 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.

 

    	-14-

    	 

    

 

(b)         Availability.
Utilities shall be available to Tenant for use and occupancy of the Premises at any and all times, 24 hours per day, 7 days
per week (including without limitation on nights, weekends and holidays), subject to the failure of any Utility provider to provide
such Utilities, or repair of other temporary interruptions.

 

12.         Alterations
and Tenant’s Property.

 

(a)         Alterations.

 

(i)         Except
as otherwise expressly provided in this Lease or the Work Letter, 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 13 hereof) (“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. If Landlord approves any Alterations, Landlord may impose reasonable conditions, including restoration obligations,
on Tenant in connection with the commencement, performance and completion of such Alterations; provided, that Landlord will
not be acting unreasonably if Landlord disapproves removal or material alteration of laboratory improvements. 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, evidence of contractor’s insurance 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. If Landlord fails to respond to Tenant within 10 business days after delivery
of Tenant’s request, Landlord shall be deemed to have approved the Alterations.

 

(ii)         Notwithstanding
Section 12(a)(i) hereof, Tenant may construct nonstructural Alterations in the Premises without Landlord’s prior approval
if the aggregate cost of all such work in any 12 month period does not exceed $____ (a “Notice-Only Alteration”),
provided Tenant notifies Landlord in writing of such intended Notice-Only Alteration, and such notice shall be accompanied
by plans, specifications, work contracts and such other information concerning the nature and cost of the Notice-Only Alteration
as may be reasonably requested by Landlord, which notice and accompanying materials shall be delivered to Landlord not less than
15 business days in advance of any proposed construction.

 

    	-15-

    	 

    

 

 

(iii)         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 pay to Landlord, as Additional Rent, on demand an amount equal to five percent (5%) of all charges incurred by Tenant or
its contractors or agents in connection with any Alteration (other than a Notice-Only Alteration) to cover Landlord’s overhead
and expenses for plan review, coordination, scheduling and supervision up to a maximum of $____ per Alteration. 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.

 

(b)         Protection
from Liens. Tenant shall furnish security or make other arrangements satisfactory to Landlord to assure payment for the completion
of all Alterations work (other than Notice-Only Alteration work). Tenant shall complete 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, in both hard copy and electronic
format (if available).

 

(c)         Tenant’s
Property and Installations. Other than (i) the items, if any, listed on attached Exhibit F, (ii) any items agreed
by Landlord in writing to be included on Exhibit F 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 and 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 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 28 following
the expiration or earlier termination of this Lease; provided, however, that Landlord shall, at the time its approval
of such Installation is requested or at the time it receives notice of a Notice-Only Alteration, notify Tenant if it elects to
cause Tenant to remove such Installation upon the expiration or earlier termination of this Lease. 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.

 

    	-16-

    	 

    

 

(d)         Telecommunications
Equipment. Notwithstanding anything set forth herein to the contrary, Tenant shall have the right, subject to the reasonable
approval of Landlord of the location, to use a portion of the roof top of the Building without additional charge to place 2 communication
dishes (each approximately 18 inches in diameter) and antennae (the “Telecommunications Equipment”). The Telecommunications
Equipment shall be used solely by Tenant. Tenant shall pay all costs related to the installation, maintenance and removal of the
Telecommunications Equipment. Tenant shall not knowingly take any action which will invalidate any warranty applicable to the roof.
If Landlord delivers to Tenant written notice that the Telecommunications Equipment is causing any interference with equipment
used by Landlord or another tenant of the Building, Tenant shall cause such interference to cease within 2 business days, or, thereafter,
Tenant shall be required to cease using and remove the Telecommunications Equipment. Tenant shall promptly repair any damage to
the roof top caused by the installation or maintenance of the Telecommunications Equipment.

 

13.         Landlord’s
Repairs. Landlord, as an Operating Expense, shall maintain all of the structural, exterior, parking and other Common Areas
of the Project, including 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, give Tenant
not less than 24 hours advance notice of any planned stoppage of Building Systems services for routine maintenance, repairs, alterations
or improvements; provided that if Tenant objects to stoppage on such short notice, Landlord shall delay such stoppage for
a reasonable period not to exceed 5 days unless Landlord reasonably determines that such delay will cause material damage to the
Building System. Tenant shall promptly give Landlord written notice of any repair required by Landlord pursuant to this Section
(or with respect to any emergency, oral notice followed immediately by written notice), after which Landlord shall effect such
repair within a reasonable time. 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. If Landlord fails to make such repairs or to perform such maintenance within a reasonable time after written notice
from Tenant, Tenant shall have the right to make such repairs. If Tenant makes any such repairs or performs any such maintenance,
Tenant shall indemnify and defend Landlord against any third-party Claims. Landlord shall reimburse Tenant within 10 business days
for any costs incurred by Tenant with respect to Landlord’s obligations under this Section 13. If Landlord fails to
timely pay any such amount, either party may elect to have the matter resolved by binding arbitration pursuant to the arbitration
rules of the American Arbitration Association then applying, except that the arbitration shall be held within 30 days. Any award
rendered therein shall be final and binding on all parties to the arbitration and judgment may be entered in any court of competent
jurisdiction. Notwithstanding the foregoing, nothing in this Agreement shall preclude the parties from seeking injunctive or other
equitable relief from a court. All parties consent to the jurisdiction and venue of the federal and state courts located in King
County, Washington with respect to any such controversy or claims. Repairs required as the result of fire, earthquake, flood, vandalism,
war, or similar cause of damage or destruction shall be controlled by Section 18 hereof. For purposes of this Section
13, “reasonable time” shall be construed in light of (i) Tenant’s use of the affected portion
of Premises or the Building and (ii) the circumstances at the time; provided “reasonable time” shall not to
exceed 30 days unless such repair normally takes longer than 30 days in which event Landlord shall have a period of time reasonably
required to complete such repairs); provided, however, that if such failure by Landlord creates or could create an
emergency, Tenant may immediately commence cure of such failure.

 

    	-17-

    	 

    

 

14.         Tenant’s
Repairs. Subject to Section 13 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, unless such repair, replacement or maintenance is required due to the willful misconduct or gross negligence
of Landlord or a Landlord Party (as defined in Section 17(b) hereof). Should Tenant fail to make any such repair or replacement
or fail to maintain the Premises as required herein, Landlord shall give Tenant notice of such failure. If Tenant fails to commence
cure of such failure within 10 business 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 business 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 17 and
18 hereof, 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.

 

15.         Mechanic’s
Liens. Within 30 days after the filing thereof, at Tenant’s sole cost, 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
claimed to have been furnished to Tenant, and Tenant 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.

 

    	-18-

    	 

    

 

16.         Indemnification.

 

(a)         Indemnification
by Tenant. Unless caused by the willful misconduct or gross negligence of Landlord or a Landlord Party: (i) 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 of use or occupancy of the Premises or a
breach or default by Tenant in the performance of any of its obligations hereunder; (ii) 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); and (iii) Tenant 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).

 

(b)         Indemnification
by Landlord. Landlord hereby indemnifies and agrees to defend, save and hold Tenant harmless from and against any and all Claims
for injury or death to persons or damage to property occurring in or about the Project outside of the Premises caused by the willful
misconduct or gross negligence of Landlord or a Landlord Party.

 

(c)         Acts
of Third Parties. Neither Landlord nor Tenant shall be liable to the other for any Claims arising from any act, omission or
neglect of any tenant in the Project or of any other unrelated, non-invitee third party.

 

17.         Insurance.

 

(a)         Landlord’s
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 $10,000,000 for bodily injury and property damage with respect to the Project, and errors and omissions insurance
with a single loss limit of not less than $10,000,000; provided that any loss in excess of policy limits shall not be included
as part of the Operating Expenses unless such loss is the responsibility of Tenant under this Lease. Landlord may, but is not obligated
to, maintain such other insurance and additional coverages as it may deem reasonably 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 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. The premiums for 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 shall also reimburse Landlord
for any increased premiums or additional insurance which Landlord reasonably deems necessary as a result of Tenant’s use
of the Premises.

 

(b)         Tenant’s
Insurance. Tenant, at its sole cost and expense, shall maintain during the Term: (i) all-risk property insurance with business
interruption and extra expense coverage covering all of Tenant’s personal property and trade fixtures installed or placed
in the Premises, with such limits and subject to such deductibles as Tenant reasonably determines appropriate; (ii) workers’
compensation insurance with no less than the minimum limits required by law; (iii) employer’s liability insurance with such
limits as required by law; and (iv) 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 with a minimum limit of not less than $2,000,000
per occurrence. The commercial general liability insurance policy shall name Landlord, its officers, directors, employees and managers
as additional insureds (collectively, “Landlord Parties” or individually a “Landlord Party”).
The commercial general liability policy 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 10 days prior written notice shall have been given to Landlord from the insurer; shall contain
a hostile fire endorsement and a contractual liability endorsement. If Tenant’s commercial general liability policy is written
on a claims made basis, upon expiration or termination of the Lease, Tenant shall procure and maintain for 3 years after such expiration
or termination a “tail” liability insurance policy with a minimum limit of not less than $2,000,000 per occurrence.
Tenant will use reasonable commercial efforts to obtain pollution legal liability insurance with a minimum limit of not less than
$2,000,000 per occurrence; provided the premium for such insurance shall not exceed $15,000 for the first year of coverage.
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.

 

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(c)         Evidence
of Insurance. Certificates of insurance showing the limits of coverage required hereunder and showing Landlord as an additional
insured shall be delivered to Landlord by Tenant upon commencement of the Term and upon each renewal of said insurance. Tenant
shall, 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.

 

(d)         Waiver
of Subrogation. 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. Except as expressly provided in this Lease, 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 which are
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.

 

    	-20-

    	 

    

 

(e)         Increases
in Limits. Upon written notice to Tenant, Landlord may require insurance policy limits to be raised to conform with reasonable
requirements of Landlord’s lender and/or to bring coverage limits to reasonable levels then being generally required of new
tenants within the Project.

 

18.         Restoration.

 

(a)         Restoration
by Landlord. If, at any time during the Term, the Project or the Premises are damaged or destroyed by a fire or other insured
casualty (“Casualty”), Landlord shall notify Tenant within 60 days after discovery of such Casualty 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”),
Landlord may, in such notice, elect to terminate this Lease as of the date that is 75 days after the date of discovery of such
damage or destruction; provided, however, that notwithstanding Landlord’s election to restore, Tenant may elect
to terminate this Lease by written notice to Landlord delivered within 5 business days of receipt of a notice from Landlord estimating
a Restoration Period for the Premises longer than the Maximum Restoration Period. Unless either Landlord or Tenant so elects to
terminate this Lease, upon receipt of sufficient insurance proceeds, Landlord shall promptly restore the Premises (excluding the
improvements installed by Tenant or by Landlord and paid for by Tenant unless covered by the insurance Landlord maintains as an
Operating Expense hereunder, in which case such improvements shall be included, to the extent of such insurance proceeds, in Landlord’s
restoration), 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 30 hereof) 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, Landlord may,
in its sole and absolute discretion, elect not to proceed with such repair and restoration, or Tenant may by written notice to
Landlord delivered within 5 business days of the expiration of the Maximum Restoration Period or, if longer, the Restoration Period,
elect to terminate this Lease, in which event Landlord shall be relieved of its obligation to make such repairs or restoration
and 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 the right to any Rent payable
by Tenant prior to such election by Landlord or Tenant. Notwithstanding the foregoing, either Landlord or Tenant may terminate
this Lease if the Premises are damaged during the last 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.

 

(b)         Restoration
by Tenant. In the event of a Casualty to the Premises, subject to Landlord’s restoration obligations under Section
18(a) hereof, Tenant, at its expense, shall promptly perform, subject to delays arising from the collection of insurance proceeds,
from Force Majeure (as defined in Section 34) 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, Landlord may terminate this Lease if the Premises are damaged during the last 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.

 

    	-21-

    	 

    

 

(c)         Abatement
of Rent. In the event of a Casualty to the Premises, Rent shall be abated from the date of the Casualty 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, unless Landlord provides Tenant with other space during the period of repair that is suitable for the
temporary conduct of Tenant’s business. Such abatement shall be the sole remedy of Tenant, and except as provided in this
Section 18. Tenant waives any right to terminate the Lease by reason of damage or casualty loss.

 

(d)         Waiver.
The provisions of this Lease, including this Section 18, 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
18 sets forth their entire understanding and agreement with respect to such matters.

 

19.         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 if the Taking would (i) in Landlord’s reasonable judgment materially interfere with or
impair Landlord’s ownership or operation of the Project, or (ii) in Tenant’s reasonable judgment either prevent or
materially interfere with Tenant’s use of the Premises, then upon written notice by Landlord or Tenant, as applicable, 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
Term shall be reduced to such extent as may be fair and reasonable under the circumstances. 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 trade fixtures. 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.

 

    	-22-

    	 

    

 

20.         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 when due.

 

(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, or Landlord shall receive a notice of nonrenewal of any such insurance and Tenant shall fail
to obtain replacement insurance at least 5 days before the expiration of the current coverage.

 

(c)         Abandonment.
Tenant shall abandon the Premises.

 

(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 or otherwise obtain the release of any lien placed upon the Premises in violation of this Lease
within 30 days after any such lien is filed against the Premises.

 

(f)         Insolvency
Events. Tenant or any guarantor or surety of Tenant’s obligations hereunder shall: (i) make a general assignment for
the benefit of creditors; (ii) 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”); (iii)
become the subject of any Proceeding for Relief which is not dismissed within 90 days of its filing or entry; or (iv) be dissolved
or otherwise fail to maintain its legal existence.

 

(g)         Estoppel
Certificate or Subordination Agreement. Tenant fails to execute any document required from Tenant under Sections 23
or 27 hereof 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
20, and, except as otherwise expressly provided herein, such failure shall continue for a period of 20 days after written notice
thereof from Landlord to Tenant. Any notice given under this Section 20(h) 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 this Section 20(h) is such that
it cannot be cured by the payment of money and reasonably requires more than 20 days to cure, then Tenant shall not be deemed to
be in default if Tenant commences such cure within said 20-day period and thereafter diligently prosecutes the same to completion.

 

    	-23-

    	 

    

 

21.         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 6% 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 21(c)(i) or otherwise, 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

 

    	-24-

    	 

    

 

(C)         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

 

(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.

 

(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 30 hereof, at Tenant’s expense.

 

(vi)         The
term “rent” as used in this Section 21 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 this Section 21,
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%.

 

    	-25-

    	 

    

 

(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 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.

 

22.         Assignment
and Subletting.

 

(a)         General
Prohibition. Without Landlord’s prior written consent subject to and on the conditions described in this Section 22,
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. 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 25% 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 22.

 

    	-26-

    	 

    

 

(b)         Permitted
Transfers. If Tenant desires to assign, sublease, hypothecate or otherwise transfer this Lease or sublet the Premises,
then at least 15 business days, but not more than 45 business 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 15 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) 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 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.

 

(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.

 

    	-27-

    	 

    

 

(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 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 or construction fees directly related to and
required pursuant to the terms of any such sublease (“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 of Proposed Transferee. Notwithstanding any other provision of this Section 22, 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.

 

    	-28-

    	 

    

 

23.         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 reasonably 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,
constitute a Default under this Lease, and, in any event, shall 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.

 

24.         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.

 

25.         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.

 

26.         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 E. If there is any conflict between said rules and regulations and
the provisions of this Lease, the 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.

 

27.         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 reasonably requested by any such Holder,
provided any such instruments shall contain appropriate non-disturbance provisions assuring Tenant’s quiet enjoyment
of the Premises as set forth in Section 24 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-

    	 

    

 

28.         Surrender.

 

(a)         Condition
of Premises/Surrender Plan. 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 any person other than a Landlord 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 18 and 19 hereof 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 Alterations or 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, and shall be subject to the review and 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 $____. 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.

 

(b)         Landlord’s
Rights. 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 Section 28(a).

 

    	-30-

    	 

    

 

(c)         Keys,
Access Cards and Tenant’s Property. 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 any such lost access card
or key that was furnished by Landlord 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 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 30 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.

 

29.         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.

 

30.         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 defined in Section 30(g) hereof) by Tenant or any Tenant Party. If Tenant breaches the obligation stated
in the preceding sentence, or if the presence of Hazardous Materials 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 anyone other than Landlord and Landlord’s employees, agents and contractors 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 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. 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.

 

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(b)         Business.
Landlord acknowledges that it is not the intent of this Section 30 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 28 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.

 

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(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 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.
At any time, and from time to time, 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 30. 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 30 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.

 

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(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 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, byproducts, or residues generated, resulting, or produced therefrom.

 

31.         Tenant’s
Remedies/Limitation of Liability.

 

(a)         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.

 

(b)         Notwithstanding
the foregoing, if any claimed Landlord default hereunder will immediately, materially and adversely affect Tenant’s ability
to conduct its business in the Premises (a “Material Landlord Default”), Tenant shall, as soon as reasonably
possible, but in any event within 5 business days of obtaining knowledge of such claimed Material Landlord Default, give Landlord
written notice of such claim and telephonic notice to Tenant’s principal contact with Landlord. Landlord shall then have
2 business days to commence cure of such claimed Material Landlord Default and shall diligently prosecute such cure to completion.
If such claimed Material Landlord Default is not a default by Landlord hereunder, or if Tenant failed to give Landlord the notice
required hereunder within 5 business days of learning of the conditions giving rise to the claimed Material Landlord Default, Landlord
shall be entitled to recover from Tenant, as Additional Rent, any costs incurred by Landlord in connection with such cure in excess
of the costs, if any, that Landlord would otherwise have been liable to pay hereunder. If Landlord fails to commence cure of any
claimed Material Landlord Default as provided above, Tenant may commence and prosecute such cure to completion, and shall be entitled
to recover the costs of such cure (but not any consequential or other damages) from Landlord, to the extent of Landlord’s
obligation to cure such claimed Material Landlord Default hereunder, subject to the limitations set forth in the immediately preceding
sentence of this paragraph and the other provisions of this Lease.

 

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(c)         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.

 

32.         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 or after such time as Tenant has given Landlord a Termination Notice (as defined in Section 40),
to prospective tenants or for any other business purpose; provided that Tenant shall be entitled to restrict third-party
access to any portions of the Premises in which research or other operations of a confidential or potentially hazardous nature
are being conducted. 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 except as provided herein.

 

33.         Security.

 

(a)         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 unless caused by the willful misconduct or gross negligence of Landlord or a Landlord
Party. Except as provided herein, 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 the Premises. Tenant shall at Tenant’s cost obtain insurance
coverage to the extent Tenant desires protection against such criminal acts.

 

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(b)         Notwithstanding
the foregoing, access to the Building will be controlled by a card-key access control system. Landlord acknowledges that Tenant
desires to explore utilizing a system that conforms with Tenant’s existing security system installed on Tenant’s campus.
Landlord agrees to review any system presented by Tenant and shall approve or deny its use at the Building in Landlord’s
sole and absolute discretion. If Landlord approves such system, all costs associated with the installation of Tenant’s system
shall be borne by Tenant, including any costs associated with making changes to or replacing the existing system used by the Building
and its tenants.

 

(c)         Tenant
shall have the right to install card readers in the stairwell doors of any floor which Tenant solely occupies and pays rent for,
or which stairwell door services exclusively a portion of the Premises, subject to the requirements of applicable law, and provided
that Landlord shall receive appropriate access cards in connection with any such card reader.

 

34.         Force
Majeure. Landlord shall not be held responsible for delays in the performance of its obligations hereunder when caused by strikes,
lockouts, labor disputes, weather, natural disasters, inability to obtain labor or materials or reasonable substitutes therefor,
governmental restrictions, governmental regulations, governmental controls, delay in issuance of permits, enemy or hostile governmental
action, civil commotion, fire or other casualty, and other causes beyond the reasonable control of Landlord (“Force Majeure”).

 

35.         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 GVA Kidder Matthews. 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 35, 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.

 

36.         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 IN EXCESS OF INSURANCE REQUIRED OF LANDLORD HEREUNDER; (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 LANDLORD IN CONNECTION WITH THIS LEASE NOR SHALL ANY
RECOURSE BE HAD TO ANY OTHER PROPERTY OR ASSETS OF LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR
CONTRACTORS. UNDER NO CIRCUMSTANCES SHALL ANY OF LANDLORD’S OFFICERS, DIRECTORS OR EMPLOYEES BE LIABLE FOR INJURY TO TENANT’S
BUSINESS OR FOR ANY LOSS OF INCOME OR PROFIT THEREFROM.

 

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37.         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.

 

38.         Signs;
Exterior Appearance. Tenant shall not, without the prior written consent of Landlord, which shall not be unreasonably withheld:
(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 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. Interior signs on doors and the directory tablet may be
inscribed, painted or affixed by Tenant, 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. All signs of Tenant shall comply with any covenants,
conditions or restrictions affecting the Project, and with all applicable laws. Tenant shall have the nonexclusive right to have
Tenant’s name listed on a monument sign to be installed by Landlord at the Project at Tenant’s expense. Such monument
sign, and any listing of Tenant’s name thereupon, shall be in compliance with any covenants, conditions or restrictions affecting
the Project, and with all applicable laws.

 

39.         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 4 consecutive rights (each, an “Extension Right”) to extend the term of
this Lease for 5 years each (each, an “Extension Term”) on the same terms and conditions as this Lease
(other than Base Rent and the provisions of the Work Letter) by giving Landlord written notice of its election to exercise each
Extension Right at least 12 months, and no more than 18 months, prior to the expiration of the Base Term or any prior Extension
Term.

 

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(i)                  Upon
the commencement of any Extension Term, Base Rent shall be payable at the greater of (i) 95% of the Market Rate (as defined below)
or (ii) Base Rent during the last year of the expiring term; provided that Base Rent for the first year of any Extension Term shall
not increase by more than 10% over Base Rent during the last year of the immediately preceding term. During any Extension Term,
Base Rent shall be adjusted on each anniversary of the commencement of such Extension Term by the Rent Adjustment Percentage. As
used herein, “Market Rate” shall mean the then market rental rate as determined by Landlord and agreed to by
Tenant, which shall in no event be less than the Base Rent payable as of the date immediately preceding the commencement of such
Extension Term. In addition, Landlord may impose a market rent for the parking rights provided hereunder.

 

(ii)                 If,
on or before the date which is nine (9) months prior to the expiration of the Base Term of this Lease, or the expiration of any
prior Extension Term, as the case may be, Tenant has not agreed with Landlord’s determination of Market Rate after negotiating
in good faith, Tenant may by written notice to Landlord not later than 30 days after the date which is 9 months prior to the expiration
of such term, elect arbitration as described in Section 39(b) hereof. If Tenant has not agreed to a determination of Market
Rate and 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, each party shall deliver to the other a
proposal containing the Market Rate 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 for the applicable Extension Term. If both parties submit Extension Proposals, then Landlord and Tenant 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.

 

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(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 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 until such determination is made. After
the determination of the Market Rate, 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 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) an MAI appraiser with not less than 10 years of experience in the appraisal of life sciences or wet
laboratory properties in the greater Seattle 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 life sciences or wet laboratory properties in the greater
Seattle metropolitan area, (ii) devoting substantially all of his or her work 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 are not 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:

 

(i)         during
any period of time that Tenant is in Default under any provision of this Lease; or

 

(ii)         if
Tenant has been in Default under any provision of this Lease 3 or more times, whether or not the Defaults are cured, during the
12 month period immediately prior to the date that Tenant intends to exercise an Extension Right, whether or not the Defaults are
cured.

 

(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.

 

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40.         Termination
Option. Tenant may at its option (the “Termination Option”) terminate this Lease as to certain Termination
Premises (defined below), effective as of the first day of the month which is 18 months after the date of written notice (the “Termination
Notice”) from Tenant of its intent to terminate (the “Termination Date”).  The Termination
Notice may be given at any time after the 54th month following the Rent Commencement Date. The “Termination
Premises” shall mean any portion of the Premises located on the fourth or fifth floor of the Building and identified
in the Termination Notice. Tenant’s right to exercise the Termination Option shall be subject to the following conditions
precedent: (a) the Termination Premises shall be not less than 20,000 contiguous rentable square feet; (b)the Termination Premises
shall have reasonable access to exits in order that Landlord shall be reasonably able to lease the Termination Premises to another
tenant for use as laboratory space; (c) Tenant shall pay the reasonable cost of separating the Termination Premises from the remainder
of the Premises; (d) Tenant shall agree to extend the term of the Lease with respect to all of that portion of the Premises located
on the second floor of the Building for an additional period of not less than 5 years beyond the Termination Date; (e)the remaining
portion of the Premises (after Tenant’s surrender of the Termination Premises) located on the fifth floor of the Building
shall be not less than 15,000 rentable square feet, and Tenant shall agree to extend the term of the Lease with respect to all
of that remaining portion of the Premises located on the fifth floor for an additional period of not less than 5 years beyond the
Termination Date. In addition, if Tenant exercises the Termination Option, the then applicable Base Rent per rentable square foot
shall be increased as of the Termination Date by an amount per rentable square foot of the then remaining Premises equal to the
product of (i) the then current rate of interest on ten-year U.S. Treasury obligations plus 500 basis points times (ii) the amount
of the Laboratory Conversion Fund divided by the rentable square footage of the then remaining Premises. The “Laboratory
Conversion Fund” shall mean an amount determined by amortizing Landlord’s contribution in excess of $____ per rentable
square foot for improvements to the Termination Premises at an annual interest rate of 12% over the period from the Rent Commencement
Date for the Termination Premises to the expiration date of the Base Term of the Lease, and deducting therefrom that portion attributable
to the period prior to the Termination Date. If Tenant effectively exercises the Termination Option, Landlord shall contribute
an amount equal to the Laboratory Conversion Fund to be used to convert up to 15,000 rentable square feet of space located on the
fifth floor into laboratory space. If there are any uncured defaults by Tenant as of the date Tenant delivers the Termination
Notice or as of the Termination Date, the Termination Option shall be void, and the Lease shall remain in effect.

 

41.         Right
of First Negotiation. Tenant shall have an on-going right to negotiate first for the leasing of Available Space (“Tenant’s
Right of First Negotiation”), as follows. At least 10 days prior to Landlord submitting a proposal to a third
party to lease any Available Space, Landlord shall notify Tenant that Landlord intends to lease the Available Space. Tenant
shall have a period of 5 days after receipt of Landlord’s notice to exercise Tenant’s Right of First Negotiation, which
Tenant may do by sending to Landlord written notice that Tenant wishes to lease the Available Space. Landlord and Tenant shall
then negotiate in good faith for a period of 15 days in order to establish terms and conditions for the leasing of the Available
Space to Tenant, which terms and conditions may be different than those set forth in this Lease. If the parties are unable to agree
upon terms and conditions for the leasing of the Available Space within such period of 15 days (which agreement must be evidenced
by a fully executed and delivered agreement either (i) amending this Lease and making the Available Space subject to the terms
of this Lease and such other terms as Landlord and Tenant may have agreed upon, or (ii) a new Lease demising the Available Space
to Tenant on terms as Landlord and Tenant may have agreed upon) then Tenant shall have no further right with respect to the leasing
of the Available Space. “Available Space” shall mean any space in the Building other than the space shown on
attached Exhibit G, which becomes available for leasing during the Term. If Tenant exercises the Termination Option
(as defined in Section 40 hereof), then Tenant’s Right of First Negotiation shall be null and void.

 

    	-40-

    	 

    

 

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. To the extent available, Tenant shall furnish Landlord with true and complete copies of (i) Tenant’s most
recent audited annual financial statements within 135 days of the end of each of Tenant’s fiscal years during the Term, (ii)
Tenant’s most recent unaudited quarterly financial statements within 60 days of the end of each of Tenant’s first 3
fiscal quarters of each of Tenant’s fiscal years during the Term, and (iii) any other financial information or summaries
that Tenant typically provides to its lenders or shareholders.

 

(d)         Recordation.
Landlord may prepare and record a mutually acceptable short form memorandum of this Lease. Neither party shall record this
Lease.

 

(e)         Interpretation.
The language in all parts of this Lease shall be in all cases construed as a whole according to its fair meaning and not strictly
for or against either Landlord or Tenant. 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.

 

    	-41-

    	 

    

 

(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 and 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.

 

(l)         Entire
Agreement. 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.

 

    	-42-

    	 

    

 

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

 

	 	 	TENANT: 
	 	 	 	 	 
	 	 	FRED HUTCHINSON CANCER RESEARCH CENTER,
	 	 	 
	 	 	 	a	Washington nonprofit corporation
	 	 	 	 	 
	 	 	 	By:	/s/ Scott Rusch
	 	 	 	Its:	Vice President, Facilities & Operations

  

	 	LANDLORD:
	 	 
	 	ARE – EASTLAKE AVENUE NO. 3,
	 	a Delaware limited liability company
	 	 
	 	By:	ALEXANDRIA REAL ESTATE EQUITIES, LP., a Delaware limited partnership, managing member
	 	 
	 	 	By:	ARE-QRS CORP.,
	 	 	 	a Maryland corporation, general partner

 

	 	 	 	By:	/s/ James H. Welch
	 	 	 	Its:	President

 

    	-43-

    	 

    

 

EXHIBIT A TO LEASE

 

DESCRIPTION OF PREMISES

 

(See attached)

 

    	EXHIBIT A TO
LEASE
-1-

    	 

    

 

 

    	 

    	 

    

 

 

    	 

    	 

    

 

 

    	 

    	 

    

 

EXHIBIT A-1 TO LEASE

 

DESCRIPTION OF INITIAL PREMISES

 

(To be provided by Tenant)

 

    	EXHIBIT A-1 TO
LEASE
-1-

    	 

    

 

EXHIBIT A-2 TO LEASE

 

DESCRIPTION OF ADDITIONAL
OFFICE PREMISES AND ADDITIONAL

LABORATORY PREMISES

 

(To be provided by Tenant)

 

    	EXHIBIT A-2 TO
LEASE
-1-

    	 

    

 

EXHIBIT B TO LEASE

 

DESCRIPTION OF PROJECT

 

(See attached)

 

    	EXHIBIT B TO
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-1-

    	 

    

 

LEGAL DESCRIPTION

 

LOTS 1 THROUGH 12, BLOCK 5, HILTON ADDITION TO THE CITY OF SEATTLE,
RECORDED IN VOLUME 3 OF PLATS, PAGE 157, RECORDS OF KING COUNTY, WASHINGTON STATE;

 

EXCEPT THAT PORTION DESCRIBED AS FOLLOWS:

 

BEGINNING AT THE SOUTHWEST CORNER OF LOT 7 OF SAID BLOCK 5,
ALSO BEING THE POINT OF INTERSECTION OF THE NORTH MARGIN OF EAST GARFIELD STREET AND THE EAST MARGIN OF EASTLAKE AVENUE EAST;

THENCE NORTH 14°23’17” EAST, ALONG SAID EAST
MARGIN AND WEST LINE OF LOTS 7 THROUGH 9, 158.37 FEET;

THENCE SOUTH 89°35’19” EAST, 86.49 FEET;

THENCE SOUTH 14°18’27” WEST 158.29 FEET TO A
POINT ON SAID NORTH MARGIN AND THE SOUTH LINE OF SAID LOT 7;

THENCE NORTH 89°36’21” WEST, ALONG SAID NORTH
MARGIN AND SAID SOUTH LINE, 86.72 FEET TO THE TRUE POINT OF BEGINNING.

 

(ALSO KNOWN AS PARCEL B OF CITY OF SEATTLE LOT BOUNDARY ADJUSTMENT
NO. 2008942, RECORDED UNDER RECORDING NUMBER 20010619900005 AND AMENDMENT THERETO RECORDED UNDER RECORDING NUMBER 20010730900001.)

 

TOGETHER WITH THOSE CERTAIN NON-EXCLUSIVE EASEMENT RIGHTS FOR
UNDERGROUND UTILITIES, INCLUDING WITHOUT LIMITATION A STORM DRAINAGE EASEMENT FOR DISCHARGE OF STORMWATER, AS SET FORTH IN DECLARATION
OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS RECORDED UNDER RECORDING NUMBER 20010731001901.

 

    	 

    	 

    

 

EXHIBIT C TO LEASE

 

WORK LETTER

 

THIS WORK LETTER dated
January 16, 2004 (this “Work Letter”) is made and entered into by and between ARE-Eastlake Avenue No. 3, a Delaware
limited liability company (“Landlord”), and Fred Hutchison Cancer Research Center, a Washington nonprofit
corporation (“Tenant”), and is attached to and made a part of the Lease of even date herewith (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.

 

1.         General
Requirements.

 

(a)         Tenant’s
Authorized Representative. Tenant designates Scott Rusch and Scott Ingalls (either such individual acting alone, “Tenant’s
Representative”) as the only persons authorized to act for Tenant pursuant to this Work Letter. Landlord shall not be
obligated to respond to or act upon any request, approval, inquiry or other communication (“Communication”) from
or on behalf of Tenant in connection with this Work Letter unless such Communication is in writing from Tenant’s Representative.
Tenant may change either Tenant’s Representative at any time upon not less than 5 business days advance written notice to
Landlord. No period set forth herein for any approval of any matter by Tenant’s Representative shall be extended by reason
of any change in Tenant’s Representative. Tenant and Tenant’s Representative shall be the sole persons authorized to
direct Tenant’s contractors in the performance of Tenant’s Work (as hereinafter defined).

 

(b)         Landlord’s
Authorized Representative. Landlord designates Vin Ciruzzi, Greg Margritz and Peter Moglia (either such individual acting alone,
“Landlord’s Representative”) as the only persons authorized to act for Landlord pursuant to this Work
Letter. Tenant shall not be obligated to respond to or act upon any request, approval, inquiry or other Communication from or on
behalf of Landlord in connection with this Work Letter unless such Communication is in writing from Landlord’s Representative.
Landlord may change either Landlord’s Representative at any time upon not less than 5 business days advance written notice
to Tenant. No period set forth herein for any approval of any matter by Landlord’s Representative shall be extended by reason
of any change in Landlord’s Representative. Neither Landlord nor Landlord’s Representative shall be authorized to direct
Tenant’s contractors in the performance of Tenant’s Work, except to the extent of any life-threatening or other emergency
actions required.

 

(c)         Architects,
Consultants and Contractors. Landlord and Tenant shall mutually agree on the architect (the “TI Architect”)
and the general contractor (“General Contractor”) for the Tenant Improvements. Any subcontractors for the Tenant
Improvements shall be selected by Tenant, subject to Landlord’s approval, which approval shall not be unreasonably withheld,
conditioned or delayed. Prior to the commencement of the work of the Tenant Improvements, Tenant shall cause to be delivered to
Landlord (i) a correct copy of Tenant’s contract with the General Contractor; (ii) evidence of the General Contractor’s
insurance, reasonably satisfactory to Landlord; and (iii) a copy of all necessary permits for the work of the Tenant Improvements.
Tenant’s contract with the General Contractor shall provide that Landlord shall be a beneficiary of any warranties or guarantees
relating to the Tenant Improvements.

 

    	EXHIBIT C TO
LEASE
-1-

    	 

    

 

2. Tenant Improvements.

 

(a)         Tenant
Improvements Defined. As used herein, “Tenant Improvements” shall mean all improvements to the Premises
desired by Tenant of a fixed and permanent nature. Other than funding the TI Allowance (as defined below) as provided herein, Landlord
shall not have any obligation whatsoever with respect to the finishing of the Premises for Tenant’s use and occupancy.

 

(b)         Tenant’s
Space Plans. Tenant shall deliver to Landlord schematic drawings and outline specifications (the “TI Design Drawings”)
detailing Tenant’s requirements for the Tenant Improvements within 15 business days of the date hereof. Not more than
ten 10 business days thereafter, Landlord shall deliver to Tenant the written objections, questions or comments of Landlord with
regard to the TI Design Drawings. Tenant shall cause the TI Design Drawings to be revised to address such written comments and
shall resubmit said drawings to Landlord for approval within 10 business days thereafter. Such process shall continue until Landlord
has approved the TI Design Drawings, which approval shall not be unreasonably withheld, conditioned or delayed. Provided that if
Landlord fails to respond to Tenant within 10 business days after delivery of the TI Design Drawings or revisions, Landlord shall
be deemed to have approved the same.

 

(c)         Working
Drawings. Not later than 15 business days following the approval of the TI Design Drawings by Landlord, Tenant shall cause
the TI Architect to prepare and deliver to Landlord for review and comment construction plans, specifications and drawings for
the Tenant Improvements (“TI Construction Drawings”), which TI Construction Drawings shall be prepared
substantially in accordance with the TI Design Drawings. Tenant shall be solely responsible for ensuring that the TI Construction
Drawings reflect Tenant’s requirements for the Tenant Improvements. Landlord shall deliver its written comments on the TI
Construction Drawings to Tenant not later than 10 business days after Landlord’s receipt of the same; provided, however,
that Landlord shall not disapprove any matter that is consistent with the TI Design Drawings, and provided further
that if Landlord fails to respond to Tenant within 10 business days after Landlord’s receipt of the TI Construction Drawings
or revisions, Landlord shall be deemed to have approved the same. Tenant and the TI Architect shall consider all such comments
in good faith and shall, within 10 business days after receipt, notify Landlord how Tenant proposes to respond to such comments.
Any disputes in connection with such comments shall be resolved in accordance with Section 2(d) hereof. Provided that the
design reflected in the TI Construction Drawings is consistent with the TI Design Drawings, Landlord shall approve the TI Construction
Drawings submitted by Tenant. Once approved by Landlord, subject to the provisions of Section 2(d) hereof, Tenant shall
not materially modify the TI Construction Drawings except as may be reasonably required in connection with the issuance of the
TI Permit (as defined in Section 3(b) hereof). The TI Design Drawings and the TI Construction Drawings shall be prepared
to account for vertical penetrations through to the roof to accommodate fixture air shafts, electrical pathways, plumbing sleeves
and similar items for service to other floors of the Building, as directed by Landlord.

 

    	EXHIBIT C TO
LEASE
-2-

    	 

    

 

(d)         Approval
and Completion. Upon any dispute regarding the design of the Tenant Improvements, which is not settled within 10 business days
after notice of such dispute is delivered by one party to the other, Tenant shall make the final decision regarding the design
of the Tenant Improvements, provided Tenant acts reasonably and such final decision is either consistent with or a compromise
between Landlord’s and Tenant’s positions with respect to such dispute, provided further that all costs and
expenses resulting from any such decision by Tenant shall be payable out of the TI Fund (as defined in Section 5(d) hereof).
Any changes to the TI Construction Drawings following Landlord’s and Tenant’s approval of same requested by Tenant
shall be processed as provided in Section 4 hereof. Landlord shall make the final decision regarding any matter affecting
the Building shell, base Building improvements and Building systems (collectively, “Base Building Components”) in
the event of any dispute.

 

3.         Performance
of Tenant’s Work.

 

(a)         Definition
of Tenant’s Work. As used herein, “Tenant’s Work” shall mean the work of designing, permitting
and constructing the Tenant Improvements.

 

(b)         Commencement
and Permitting of Tenant’s Work. Tenant shall commence construction of the Tenant Improvements upon obtaining a building
permit (the “TI Permit”) authorizing the construction of the Tenant Improvements consistent with the TI Construction
Drawings approved by Landlord. The cost of obtaining the TI Permit shall be payable from the TI Fund. Landlord shall cooperate
with Tenant in obtaining the TI Permit.

 

(c)         Selection
of Materials. Where more than one type of material or structure is indicated on the TI Construction Drawings approved by Tenant
and Landlord, the option will be within Tenant’s reasonable discretion, unless such matter affects the Base Building Components,
in which case the option will be within Landlord’s reasonable discretion.

 

4.         Changes.
Any changes requested by Tenant to the Tenant Improvements after the delivery and approval by Landlord of the TI Design Drawings
(“Changes”), shall be requested and instituted in accordance with the provisions of this Section 4 and
shall be subject to the written approval of Landlord, such approval not to be unreasonably withheld, conditioned or delayed.

 

(a)         Tenant’s
Right to Request Changes. If Tenant shall request Changes, Tenant shall request such Changes by notifying Landlord in writing
in substantially the same form as the AIA standard change order form, AIA Document G701, or such other form as Landlord may reasonably
approve (a “Change Request”), which Change Request shall detail the nature and extent of any such Change. Such
Change Request must be signed by Tenant’s Representative. Landlord shall review and approve or disapprove such Change Request
within 10 business days thereafter, provided that Landlord’s approval shall not be unreasonably withheld, conditioned or
delayed.

 

    	EXHIBIT C TO
LEASE
-3-

    	 

    

 

(b)         Implementation
of Changes. If Landlord approves such Change and Tenant deposits with Landlord any Excess TI Costs (as defined in Section
5(d) hereof) required in connection with such Change, Tenant may cause the approved Change to be instituted.

 

5.         Costs.

 

(a)         Budget
For Tenant Improvements. Before the commencement of construction of the Tenant Improvements, Tenant shall obtain a detailed
breakdown, by trade, of the costs incurred or which will be incurred, in connection with the design and construction of Tenant’s
Work (the “Budget”). The Budget shall be based upon the TI Construction Drawings approved by Landlord
and shall include a payment to Landlord of administrative rent (“Administrative Rent”) of $_____ for
monitoring and inspecting the construction of Tenant’s Work, which sum shall be payable from the TI Fund. Such Administrative
Rent shall include, without limitation, all out-of-pocket costs, expenses and fees incurred by or on behalf of Landlord arising
from, out of, or in connection with, such monitoring of the construction of the Tenant Improvements, and shall be payable out of
the TI Fund. If the Budget is greater than the TI Allowance, Tenant shall deposit with Landlord the difference, in cash, prior
to the commencement of construction of the Tenant Improvements, for disbursement by Landlord as described in Section 5(d)
hereof.

 

(b)         TI
Allowance.

 

(i)         Landlord
shall provide to Tenant a tenant improvement allowance (collectively, the “TI Allowance”) as follows:

 

(A)         a
“Tenant Improvement Allowance” in the maximum amount of $_____ per rentable square foot in the Initial Premises,
the Additional Office Premises and the Additional Laboratory Premises or $_____ in the aggregate, which is included in the Base
Rent set forth in the Lease; and

 

(B)         an
“Additional Tenant Improvement Allowance” in the maximum amount of $_____ per rentable square foot in the Initial
Laboratory Premises and in the Additional Laboratory Premises, or $_____ in the aggregate, which shall, to the extent used, result
in adjustments to the Base Rent as set forth in the Lease. The Additional Tenant Improvement Allowance shall be used only for Tenant
Improvements to the Initial Laboratory Premises and in the Additional Laboratory Premises.

 

(ii)         Before
commencing construction of any Tenant Improvements, Tenant shall notify Landlord how much Additional Tenant Improvement Allowance
Tenant has elected to receive from Landlord. Such election shall be final and binding on Tenant, and may not thereafter be modified
without Landlord’s consent, which may be granted or withheld in Landlord’s sole and absolute discretion.

 

    	EXHIBIT C TO
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-4-

    	 

    

 

 

(iii)         The
TI Allowance shall be disbursed in accordance with this Work Letter. Tenant shall have no right to the use or benefit (including
any reduction to Base Rent) of any portion of the TI Allowance not required for the construction of (A) the Tenant Improvements
described in the TI Construction Drawings approved pursuant to Section 2(d) hereof or (B) any Changes pursuant to
Section 4 hereof.

 

(c)         Costs
Includable in TI Fund. The TI Fund (as defined below) shall be used solely for the payment of Tenant’s Work, including,
without limitation, the cost of preparing the TI Design Drawings and the TI Construction Drawings, all costs set forth in the Budget,
including Landlord’s Administrative Rent, any Washington State sales or use tax payable on Tenant’s Work, and the cost
of Changes (collectively, “TI Costs”). Notwithstanding anything to the contrary contained herein, the TI Fund
shall not be used to purchase any furniture, personal property or other non-Building System materials or equipment, including,
but not be limited to, biological safety cabinets and other scientific equipment not incorporated into the Tenant Improvements.

 

(d)         Excess
TI Costs. It is understood and agreed that Landlord is under no obligation to bear any portion of the cost of any of the Tenant
Improvements except to the extent of the TI Allowance. If at any time and from time-to-time, the remaining TI Costs under the Budget
exceed the remaining unexpended TI Allowance, Tenant shall deposit with Landlord, as a condition precedent to Landlord’s
obligation to fond the TI Allowance, 100% of the then current TI Cost in excess of the remaining TI Allowance (“Excess
TI Costs”).  If Tenant fails to deposit, or is late in depositing, any Excess TI Costs with Landlord, Landlord
shall have not have any obligation to fond any further portion of the TI Allowance until such Excess TI Costs have been deposited
with Landlord. Such Excess TI Costs, together with the remaining TI Allowance, is herein referred to as the “TI Fund.”
Funds so deposited by Tenant shall be the first thereafter disbursed to pay TI Costs. Notwithstanding anything to the contrary
set forth in this Section 5(d). Tenant shall be fully and solely liable for TI Costs. If upon Substantial Completion of
the Tenant Improvements and the payment of all sums due in connection therewith there remains any undisbursed TI Fund, Tenant shall
be entitled to such undisbursed TI Fund solely to the extent of any Excess TI Costs actually deposited by Tenant with Landlord
or for which Tenant is entitled to a credit hereunder.

 

(e)         Payment
for TI Costs. Landlord shall pay TI Costs once a month against a draw request using AIA standard forms, containing such certifications,
lien waivers, inspection reports and other matters as Landlord customarily obtains, to the extent of Landlord’s approval
thereof for payment, no later than 30 days following receipt of such draw request; provided, however, that Landlord
shall not disapprove a draw request that is consistent with the Budget and is submitted in proper form with all required supporting
materials. Upon completion of the Tenant Improvements, Tenant shall deliver to Landlord: (i) sworn statements setting forth the
names of all contractors and subcontractors who did the work and final unconditional lien waivers from all such contractors and
subcontractors; (ii)”as built” plans for such Tenant Improvements; and (iii) such documents as Landlord reasonably
requests.

 

(f)         Sales
or Use Tax Abatement or Deferral. Notwithstanding anything to the contrary contained herein or in the Lease, Tenant shall be
entitled to receive any sales or use tax abatement or deferral on the cost of the Tenant Improvements available from the State
of Washington based on the nature of Tenant’s business. Prior to the commencement of installation of any Tenant Improvements,
Tenant shall provide additional security in an amount acceptable to Landlord to secure any obligation or liability on the part
of Landlord to repay any amount of the abatement or deferral and the liability of Landlord to satisfy any right of recapture of
the abated or deferred tax by the Washington Department of Revenue.

    	EXHIBIT C TO
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-5-

    	 

    

 

6.         Miscellaneous.

 

(a)         Consents.
Whenever consent or approval of either party is required under this Work Letter, that party shall not unreasonably withhold,
condition or delay such consent or approval, except as may be expressly set forth herein to the contrary.

 

(b)         Modification.
No modification, waiver or amendment of this Work Letter or of any of its conditions or provisions shall be binding upon Landlord
or Tenant unless in writing signed by Landlord and Tenant.

 

(c)         Counterparts.
This Work Letter may be executed in any number of counterparts but all counterparts taken together shall constitute a single
document.

 

(d)         Governing
Law. This Work Letter shall be governed by, construed and enforced in accordance with the internal laws of the state in which
the Premises are located, without regard to choice of law principles of such State.

 

(e)         Time
of the Essence. Time is of the essence of this Work Letter and of each and all provisions thereof.

 

(f)         Default.
Notwithstanding anything set forth herein or in the Lease to the contrary, Landlord shall not have any obligation to perform
any work hereunder or to fund any portion of the TI Fund during any period Tenant is in Default under the Lease.

 

(g)         Severability.
If any term or provision of this Work Letter is declared invalid or unenforceable, the remainder of this Work Letter shall
not be affected by such determination and shall continue to be valid and enforceable.

 

(h)         Merger.
All understandings and agreements, oral or written, heretofore made between the parties hereto and relating to Tenant’s
Work are merged in this Work Letter, which alone (but inclusive of provisions of the Lease incorporated herein and the final approved
constructions drawings and specifications prepared pursuant hereto) fully and completely expresses the agreement between Landlord
and Tenant with regard to the matters set forth in this Work Letter.

 

(i)         Entire
Agreement. This Work Letter is made as a part of and pursuant to the Lease and, together with the Lease, constitutes the entire
agreement of the parties with respect to the subject matter hereof. This Work Letter is subject to all of the terms and limitation
set forth in the Lease, and neither party shall have any rights or remedies under this Work Letter separate and apart from their
respective remedies pursuant to the Lease.

 

    	EXHIBIT C TO
LEASE
-6-

    	 

    

 

IN WITNESS WHEREOF, Landlord
and Tenant have executed this Work Letter to be effective on the date first above written.

 

	TENANT:	 
	 	 
	FRED HUTCHINSON CANCER RESEARCH CENTER	 
	a	 	 
	By:	/s/ Scott Rusch	 
	Its:	V.P. Facilities & Operations	 
	 	 
	LANDLORD	 
	 	 
	
        ARE - EASTLAKE AVENUE NO. 3,

        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/ James H. Welch	 
	Its:	President	 

 

 

    	EXHIBIT C TO
LEASE
-7-

    	 

    

 

EXHIBIT D TO LEASE

 

ACKNOWLEDGMENT
OF COMMENCEMENT DATE

 

This ACKNOWLEDGMENT
OF COMMENCEMENT DATE is made this 20th day of January, 2004, between ARE-EASTLAKE AVENUE NO. 3, LLC, a Delaware limited
liability company (“Landlord”), and FRED HUTCHINSON CANCER RESEARCH CENTER, a Washington nonprofit corporation (“Tenant”),
and is attached to and made a part of the Lease dated January 16, 2004 (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 Commencement Date of the Base Term of the Lease is January
20, 2004, the “Rent Commencement Date” is August 15, 2004, and the termination date of the Base Term of the Lease shall
be midnight on August 14, 2014.

 

IN WITNESS WHEREOF,
Landlord and Tenant have executed this ACKNOWLEDGMENT OF COMMENCEMENT DATE to be effective on the date first above written.

 

	TENANT:	 
	 	 
	FRED HUTCHINSON CANCER RESEARCH CENTER	 
	a	 	 
	By:	/s/ Scott Rusch	 
	Its:	V.P. Facilities & Operations	 
	 	 
	LANDLORD:	 
	 	 
	ARE - EASTLAKE AVENUE NO. 3,	 
	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:	Peter J. Nelson	 
	 	 	PETER J. NELSON	 
	 	 	SENIOR VICE PRESIDENT &	 
	 	 	CHIEF FINANCIAL OFFICER	 

 

    	EXHIBIT D TO
LEASE
-1-

    	 

    

 

PROPERTY TAX BILL TRANSMITTAL

 

    	 

    	 

    

 

 

 

    	 

    	 

    

 

EXHIBIT E 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 outdoor furniture, etc., in the parking areas, landscaped areas or other areas outside of
its Premises.

 

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.         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.

 

7.         Tenant
shall maintain the Premises free from rodents, insects and other pests.

 

8.         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.

 

9.         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.

 

10.         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.

 

    	EXHIBIT E TO
LEASE
-1-

    	 

    

 

11.         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.

 

12.         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.

 

13.         No
auction, public or private, will be permitted on the Premises or the Project.

 

14.         No
awnings shall be placed over the windows in the Premises except with the prior written consent of Landlord.

 

15.         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.

 

16.         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.

 

17.         Tenant
assumes full responsibility for protecting the Premises from theft, robbery and pilferage.

 

18.         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.

 

    	EXHIBIT E TO
LEASE
-2-

    	 

    

 

EXHIBIT
F TO LEASE

 

TENANT’S
PERSONAL PROPERTY

None except as set forth below:

 

    	EXHIBIT F TO
LEASE
-1-

    	 

    

 

EXHIBIT
G TO LEASE

 

SPACE
NOT SUBJECT TO RIGHT OF FIRST NEGOTIATION

 

(See attached)

    	EXHIBIT G TO
LEASE
-1-

    	 

    

 

    	 

    	 

    

 

    	 

    	 

    

 

Via Hand Delivery

 

January 20, 2004

 

Mr. Scott Rusch

Fred Hutchinson Cancer Research Center

1100 Fairview Ave. N., J5-100

PO Box 19024

Seattle, WA 98109-1024

 

Re:      1616 Eastlake Avenue East, Seattle, WA 98102

 

Dear Scott:

 

Enclosed for your files please
find the following documents pertaining to 1616 Eastlake Avenue East:

 

		•	Declaration of Covenants, Conditions, Restrictions and Easements dated July 31, 2001.

		•	First Amendment to Declaration of Covenants, Conditions, Restrictions and Easements dated March 1, 2003.

		•	Transportation Management Plan Acknowledgement Letter dated January 15, 2001.

 

If you have any questions,
please don’t hesitate to contact me at (206) 328-5516 extension 300.

 

	 	Sincerely,
	 	 
	 	Erin Tice
	 	Asset Services Coordinator
	 	for ARE-Eastlake Avenue No. 3, LLC

 

		cc:	Peter Moglia (w/o enclosures)

Mary McGeough (w/ enclosures)

 

    	 

    	 

    

 

After Filing Return To:

Dennis E. McLean, Esq.

Davis Wright Tremaine LLP

2600 Century Square

1501 Fourth Avenue

Seattle, Washington 98101-1688

 

FIRST AMENDMENT TO DECLARATION
OF COVENANTS, CONDITIONS,

 RESTRICTIONS AND EASEMENTS

 

		Grantor:	Bank of America, N.A.

		Grantee:	Washington Real Estate Holdings, LLC          

 

Abbreviated Legal Description:

 

Parcels A & B, City of Seattle Lot Boundary Adjustment
No. 2008942, recorded under King County, Washington AFN 2001061990005, amended under AFN 20010730900001.

 

	Assessor’s Property Tax Parcel Account Numbers:	338390-0230-04
	 	338390-0232-02

 

Reference Numbers of Documents Released:

 

King County, Washington AFN 20010731001901

 

    	 

    	 

    

 

FIRST AMENDMENT TO DECLARATION
OF COVENANTS,

CONDITIONS, RESTRICTIONS AND
EASEMENTS

(1616 Eastlake)

 

This First Amendment to Declaration
of Covenants, Conditions, Restrictions and Easements (“Amendment”) is made as of this 1st day of March,
2003 by and between Bank of America, N.A., a national banking association (“Bank”), and Washington Real Estate Holdings,
LLC, a Washington limited liability company, successor in interest to Lowe Northwest Investor Properties L, L.L.C, a Washington
limited liability company (“WREH”).

 

Bank and WREH’s predecessor
in interest entered into that certain Declaration of Covenants, Conditions, Restrictions and Easements recorded on July 31, 2001
under King County, Washington Recording No. 20010731001901 (the “Declaration”). Terms not otherwise defined herein
shall have the meaning set forth in the Declaration. For good and valuable consideration, the receipt and sufficiency of which
are hereby mutually acknowledged. Bank and WREH hereby agree to amend the Declaration as follows:

 

1.         Bank
Access Easement: Substitute Exhibit C. The Bank Access Easement as defined in Section 1.1.2 of the Declaration is hereby
amended to be exclusively within the area depicted as the “Bank Access Easement” on Exhibit C attached hereto,
which exhibit hereby supercedes and replaces the Exhibit C attached to the Declaration.

 

2.         Ratification.
Except as amended herein, the Declaration is ratified and confirmed.

 

3.         Successors
and Assigns. This Amendment shall be binding upon the successors and assigns of the parties and shall attach to and run with
the Office Property and the Bank Property.

 

DATED as of the day and year first above written.

 

	BANK:	BANK OF AMERICA, N.A., a national banking association
	 	 	 
	 	By:	/s/ Thomas G. Ryan
	 	 	Name: Thomas G. Ryan
	 	 	Its: Senior Vice President

 

    	 

    	 

    

 

	WREH:	WASHINGTON REAL ESTATE HOLDINGS, LLC, a
	 	Washington limited liability company
	 	 
	 	By:	Lake Union Partners LLC, a Washington limited
	 	 	liability company, its managing member
	 	 	 
	 	By:	/s/ Richard W. Anderson
	 	 	Name: Richard W. Anderson
	 	 	Its: EVP/CEO Authorized signatory

 

    	 

    	 

    

 

	STATE OF WASHINGTON	)
	 	) ss.
	COUNTY OF KING	)

 

I certify that I know
or have satisfactory evidence that Thomas G. Ryan is the person who appeared before me, and said person acknowledged that said
person signed this instrument, on oath stated that said person was authorized to execute the instrument and acknowledged it as
the Sr. Vice President of BANK OF AMERICA, N.A., a national banking association, to be the free and voluntary act of such
national banking association for the uses and purposes mentioned in the instrument.

 

Dated this 20th day of March, 2003.

 

    	 

    	 

    

 

	STATE OF WASHINGTON	)
	 	) ss.
	COUNTY OF KING	)

 

I certify that I know
or have satisfactory evidence that Richard W. Anderson is the person who appeared before me, and said person acknowledged that
said person signed this instrument, on oath stated that said person was authorized to execute the instrument and acknowledged it
as the Manager of Lake Union Partners LLC, a limited liability company, the managing member of WASHINGTON REAL ESTATE HOLDINGS,
LLC, a limited liability company, to be the free and voluntary act of such limited liability company for the uses and purposes
mentioned in the instrument.

 

Dated this 5th
day of March, 2003.

 

    	 

    	 

    

 

 

    	 

    	 

    

 

 

	When Recorded, Return to	
	 	 
	Lowe Enterprises Northwest, Inc. 
 Attention Michael J Brooks  
 One Union Square  
 600 University Street  
 Suite 2820  
 Seattle, WA 98101	 
	 	 

 

TMP ACKNOWLEDGEMENT LETTER

 

 

The remainder of this page is intentionally
left blank

 

    	 

    	 

    

 

January 15, 2001

 

	Ms Malli Anderson
 City of Seattle 
 Department of Design, Construction and Land Use 
 701 Second Avenue 
 Suite 200 
 Seattle, WA 98104-1703	 

 

Re         TMP
Acknowledgement Letter for Master Use Permit Number 2001384

 

Dear Ms Anderson

 

We, the undersigned, are the contract purchasers
of a portion of certain property issued Master Use Permit Number 2001384 by the Department of Design, Construction and Land Use
and more specifically described as

 

Lots 1 through 12, inclusive, Block 5, Hilton Addition
to the City of Seattle, according to the plat thereof recorded in Volume 3 of Plats, Page 157, in King County, Washington

 

We propose to develop an office building project,
commonly referred to as 1600 Eastlake, within the described property. We understand that we are required to comply with the following
conditions related to the Transportation Management Plan (TMP) imposed on Master Use Permit (MUP) number 2001384

 

		1	Implement a Transportation Management Program (TMP) consistent with and including the Standard Implementation Requirements
as described in DCLU Director’s Rule 94-2 and SEATRAN Director’s Rule 94-3, or their successors and shall include the
following elements

 

		2	Program Goal - The proportion of employee trips by non-single occupancy vehicles (SOV) shall attain and maintain a minimum
of 30% lower than the existing rate within four years of occupancy

 

		3	Implement all Standard Implementation Requirements set forth by the DCLU Director’s Rule 94-2 or its successor

 

		4	Implement the following additional program elements

		•	Tenant Participation - All office tenants and their employees to participate in the TMP program as a lease requirement

		•	Parking Rates - Parking rates to be no lower than the market rate of other office buildings in the vicinity Parking rates will
not be linked to tenant lease rates

		•	Preferential Parking Location for HOVs - Provide those participating in carpools or van pools with parking spaces closest to
office building elevators

		•	Vanpool Parking - Provided parking at no charge to all certified vanpools Include proper turning radii and height clearance
for an eight-person vanpool

		•	Discounted Carpool Parking - Offer carpool parking spaces at a discounted rate of 25%

		•	Bicycle Racks - Provide a minimum of 40 weather protected lockable bicycle racks and/or hangers to be used by office building
employees m addition to those intended for patron use

		•	Showers - Provide on-site showers for office building employees commuting by bicycle or foot

 

    	 

    	 

    

 

Ms Malli Anderson

January 15, 2001

Page 2

 

		•	Guaranteed Ride Home Program - Develop and implement a Guaranteed Ride Home Program for office building employees who are non-SOV
travel commuters

		•	Truck Delivery - Schedule truck deliveries to avoid commuter peak hours

		•	Coordination of Efforts - Work with other nearby office building management to address traffic congestion and marketing of
HOV programs

		•	Eastlake Cumulative transportation Management Committee (CTMC) - Join the CTMC to promote and coordinate HOV commute programs

		•	Transit Pass Subsidy - If DCLU determines that the SOV commute goal or any other provisions of this TMP have not been achieved
within four years, provide a 100% transit pass subsidy to any office building employee that commutes to and from the site by any
transit mode for at least 60% of his or her work shift

 

We fully understand that additional MUP conditions
unrelated to the TMP may apply to the subject project as specified by the Director’s decision We further understand that
failure to achieve the goals specified in the TMP and/or comply with the mandatory requirements of the TMP, as set forth by Directorss’
Rule 2-94, and specified in the conditions listed above shall be a violation of the permit conditions and will result in enforcement
pursuant to the Seattle Land Use Code (SMC 23 90) and Master Use Permit Process (SMC 23 76) The conditions under which this project
was approved runs with the life of the project and shall be complied with by us, or our successors and assigns

 

	Sincerely,	 	 
	Applicant	Lowe Enterprises Investment Management, Inc.,	 
	 	a California corporation,	 
	 	 	 
	 	By:	/s/ Craig Wrench	 
	 	 	Name    Craig Wrench	 
	 	 	Title      Senior Vice President	 

 

cc Gary Fluhrer, Foster Pepper & Shefelman

 

 

    	 

    	 

    

 

	RECORDED AT THE REQUEST OF 
 AND AFTER RECORDING RETURN TO 
 FOSTER PEPPER & SHEFELMAN PLLC 
 1111 Third Avenue, Suite 
 3400 Seattle, Washington 98101-3299 
 Attention: Krista J. Ayers	 

 

DECLARATION OF COVENANTS, CONDITIONS,

RESTRICTIONS AND EASEMENTS

 

		Grantor:	Bank of America, N.A., a national banking association

 

		Grantee:	Lowe Northwest Investor Properties 1, L.L.C., a Washington limited liability company

 

Legal Description of Grantor Property:

 

Parcel A of City of Seattle Lot Boundary Adjustment
No 2008942, recorded under recording number 20010619900005 as amended by instrument recorded under recording No 20010730900001.
Official legal description on Exhibit A

 

Legal Description of Grantee Property:

 

Parcel B of City of Seattle Lot Boundary Adjustment
No. 2008942, recorded under recording number 20010619900005 as amended by instrument recorded under recording No. 20010730900001.
Official legal description on Exhibit B

 

Assessor’s Property Tax Parcel Account Number(s):

 

Grantor Property     338390-0230-04 

Grantee Property

 

Reference Numbers of Documents Assigned or Released (if applicable):
N/A

 

 

    	 

    	 

    

 

DECLARATION OF COVENANTS,
CONDITIONS,

 RESTRICTIONS AND EASEMENTS

 

THIS DECLARATION OF COVENANTS,
CONDITIONS, RESTRICTIONS AND EASEMENTS (this “Declaration”), made this 31 day of July, 2001, by and between
Lowe Northwest Investor Properties I, L.L.C, a Washington limited liability company and its successors and assigns in ownership
of the Office Property, as hereinafter defined (“Lowe”), and Bank of America, N A, a national banking association,
successor in interest to Seattle-First National Bank and its successors and assigns in ownership of the Bank Property, as hereinafter
defined (“Bank”).

 

RECITALS

 

A.    Bank is the fee simple owner of that
certain tract or parcel of land more particularly described on Exhibit A attached hereto and by this reference incorporated
herein and made a part hereof (the “Bank Property”)

 

B.         Lowe
and Bank entered into that certain Amended and Restated Real Property Purchase and Sale Agreement, dated February 13, 2001 (the
“Purchase Agreement”), pursuant to which, among other things, Lowe purchased from Bank that certain parcel of land
more particularly described on Exhibit B attached hereto and by this reference incorporated herein and made a part hereof
(the “Office Property”), which property is adjacent to the Bank Property

 

C.         Lowe
and Bank entered into that certain Amended and Restated Development Management Agreement, dated February 13, 2001 (the “Development
Agreement”), pursuant to which, among other things, Bank agreed to design and develop an approximately Four Thousand (4,000)
square foot banking center building on the Bank Property (the “Bank Improvements”) and Lowe agreed to design and develop
certain office improvements on the Office Property (the “Office Improvements”).

 

D.         The
Bank Property and the Office Property have or will have certain common elements, including, without limitation, common driveways
and curb cuts.

 

E.         Bank
and Lowe desire to develop, construct and operate the Bank Property and the Office Property as an integrated development with complementary
and harmonious improvements

 

In consideration of the foregoing recitals,
Bank and Lowe hereby declare and consent that the Bank Property and the Office Property will be held, transferred, sold, conveyed,
leased, mortgaged, occupied, used and otherwise disposed of subject to the easements, covenants, conditions and restrictions hereinafter
set forth.

 

    	-1-

    	 

    

 

ARTICLE I.

ACCESS, UTILITY AND SURFACE EASEMENTS

 

1.1.   Access Easements

 

1.1.1   Intentionally Deleted.

 

1.1.2 Bank Access Easement Lowe hereby
declares, establishes, creates and grants to Bank for itself, its successors and assigns, a perpetual, nonexclusive easement for
vehicular and pedestrian access, ingress and egress on, over, across and through the paved roads, walkways, sidewalks, driveways
and curb cuts located on the Office Property in the locations identified on Exhibit C. for the benefit of and as an appurtenance
to the Bank Property and any part thereof (“Bank Access Easement”)

 

1.1.3 Construction and Maintenance.
In the event that Bank utilizes the Bank Access Easement for construction-related vehicular access, Bank shall be solely responsible
for any repair, resurfacing or replacement costs resulting from any damage caused by such construction-related use Otherwise, the
maintenance and repair of the Bank Access Easement shall be performed by and paid for by Lowe.

 

1 2   Utility Easements

 

12 1 Office Property Utility Easement.
Bank hereby declares, establishes, creates and grants to Lowe for itself, its successors and assigns a perpetual, non-exclusive
easement five (5) feet on either side of the center line thereof as placed during initial construction of the Office Property for
such underground utility facilities as may be located from time to time on the Bank Property, in such locations as Lowe and Bank
shall reasonably agree, and which serve the Office Property, for the benefit of and as an appurtenance to the Office Property and
any part thereof (“Office Property Utility Easement”) The parties acknowledge and agree that the Office Property Utility
Easement shall include, without limitation, a storm drainage easement for the discharge of stormwater from the Office Property
into the existing storm drain located on the northeast portion of the Bank Property. The Office Property Utility Easement shall
include the right of reasonable access to make inspections and necessary repairs of such utility facilities at the expense of Lowe
Any damage to the surface improvements caused by such maintenance and repair shall be restored by and at the expense of Lowe. Bank
shall not place or permit buildings or other permanent structures (excluding driveways, walkways, sidewalks, parking surfaces or
landscaping) to be placed over the Office Property Utility Easement

 

1.2.2 Bank Property Utility Easement
Lowe hereby declares, establishes, creates and grants to Bank for itself, its successors and assigns a perpetual, non-exclusive
easement five (5) feet on either side of the center line thereof as placed during initial construction of the Office Property for
such underground utility facilities as may be located from time to time on the Office Property, in such locations as Lowe and Bank
shall reasonably agree, and which serve the Bank Property, for the benefit of and as an appurtenance to the Bank Property and any
part thereof (“Bank Property Utility Easement”). The Bank Property Utility Easement shall include the right of reasonable
access to make inspections and necessary repairs of such utility facilities at the expense of Bank. Any damage to the surface improvements
caused by such maintenance and repair shall be restored by and at the expense of Bank. Lowe shall not place or permit buildings
or other permanent structures (excluding driveways, walkways, sidewalks, parking surfaces or landscaping) to be placed over the
Bank Property Utility Easement

 

    	-2-

    	 

    

 

1.2.3 Location of Easements Bank
and Lowe acknowledge that until building plans for construction of the Bank Improvements and the Office Improvements are complete
and approved, the exact location of the underground utility facilities cannot reasonably be determined. Bank and Lowe shall be
deemed to have agreed upon the location of underground utility facilities upon their approval of any plans, specifications, site
plans, master use permits, or building permit requests submitted to the City of Seattle or other applicable governmental entity
showing the proposed location of such underground utility facilities. Upon the request of either party, both parties will execute
and record an amendment to this Declaration showing the actual placement of utility lines during initial construction of the Office
Improvements and the Bank Improvements, together with the boundaries of the Bank Property Utility Easement and the Office Property
Utility Easement.

 

1 3 Surface Easements.

 

1.3.1 Grant of Easement. Lowe hereby
declares, establishes, creates and grants to Bank for itself, its successors and assigns, a perpetual, exclusive easement (the
“Surface Area Easement”) for vehicular parking and landscaping, on, over, and across the surface area of that portion
of the Office Property legally described on Exhibit C, which shall be the same area as the Surface Easement Area defined in Section
1.1 of the Purchase Agreement

 

1.3.2 Construction of Improvements
Lowe shall cause the surface parking improvements on the Surface Easement Area to be constructed and available for use by Bank
on or before sixteen (16) months after Bank opens the Bank Improvements for business with the public (the “Parking Improvement
Completion Date”); provided, however, that if Lowe is unable to cause the surface parking improvements to be
constructed and available for use by the Parking Improvement Completion Date due to unforeseen delays or construction related issues,
Lowe may extend the Parking Improvement Completion Date for up to four (4) months. The surface parking improvements on the Surface
Easement Area will consist of a concrete deck on the Surface Easement Area, striped for not less than fourteen (14) parking spaces
thereon. Lowe will cause the surface parking improvements including landscaping to be constructed at its expense in a good and
workmanlike manner pursuant to plans and specifications approved by Bank, which approval shall not unreasonably be withheld, delayed
or conditioned

 

1.3.3 Maintenance and Repairs Following
completion of the surface parking improvements, Bank will be solely responsible for any maintenance, repairs, resurfacing or replacement
of the improvements on the Surface Easement Area (except to the extent of damage caused by Lowe or its agents or resulting from
defects in construction, which shall be the responsibility of Lowe), and will keep the Surface Easement Area in good order and
repair free of debris, Lowe will be solely responsible for any maintenance or repairs of the improvements below the surface of
the Surface Easement Area (except to the extent of damage caused by Bank or its agents, which shall be the responsibility of Bank),
and will keep the subsurface improvements in such condition as to provide adequate support for the improvements on the Surface
Easement Area. All landscaping on the Surface Easement Area shall be installed and maintained in accordance with the requirements
set forth in the Master Use Permit for the Office Property. Lowe at its cost and expense shall have the right at all reasonable
times, following written notice to Bank, to trim, maintain or replace any trees or other landscaping more than two (2) feet in
height located on the Surface Easement Area which obstructs views from the Office Property

 

    	-3-

    	 

    

 

1.3.4 Use. Bank shall use the Surface
Easement Area as an appurtenance to the Bank Property for landscaping and parking purposes for employees, customers and invitees
utilizing or employed at the Bank Improvements, and Bank shall be entitled to use the Surface Easement Area at and above ground
level for uses other than parking and landscaping so long as (i) such use does not materially impair the subsurface use or structure,
(ii) such use does not cause Lowe to incur any additional cost, and (iii) any improvements made on the Surface Easement Area are
completed pursuant to plans and specifications approved by Lowe, which approval shall not be unreasonably withheld, conditioned
or delayed. If Bank does propose a use which would materially impair the subsurface use or structure, then, provided Lowe has approved
the plans and specifications therefor, Bank may implement modifications to the subsurface structure at its sole cost and expense.

 

ARTICLE II

MAINTENANCE, PARKING AND SIGNAGE

 

2.1 Maintenance. Bank and Lowe shall
each maintain the parking areas,” driveways, walkways, sidewalks, signs, lighting, landscaping (including irrigation and
sprinkler system), Bank Improvements, and Office Improvements located on the Bank Property and the Office Property, respectively,
in a first class, well maintained, and orderly manner consistent with other first class office developments in the Seattle, Washington
area

 

2.2 Offsite Parking. Lowe hereby
grants Bank the right and privilege to lease from Lowe, at fair market rates, up to six (6) excess vehicle parking spaces (the
“Excess Spaces”) in a location to be determined by Lowe, provided, however that (i) the Excess Spaces shall be located
on the Office Property or on any offsite parking lot owned, leased or controlled by Lowe and adjacent to or within a one block
radius of the Office Property (but specifically excluding the property located at 1551 Eastlake Avenue as legally described on
Exhibit E), (ii) the Excess Spaces shall be reasonably safe and well-lit, (iii) the Excess Spaces shall be for the exclusive use
of employees of Bank, and (iv) if twenty (20) parking spaces are permitted on the Bank Property pursuant to the master use permit
issued by the City of Seattle for the initial construction of the Bank Improvements, Bank shall have the right and privilege to
lease up to four (4) Excess Spaces instead of six (6) as set forth above;

 

    	-4-

    	 

    

 

2.3 Signage Rights. In the event
that the Office Property and the Bank Property are considered a single project for permitted total exterior signage under applicable
government rules and regulations in effect from time to time, the Bank Property shall be allocated thirty percent (30%) by surface
area of the aggregate permitted exterior signage, which shall be located on the Bank Property, and the Office Property shall be
allocated seventy percent (70%) by surface area of the aggregate permitted exterior signage, which shall be located on the Office
Property. All signage shall comply with applicable governmental rules and regulations, shall be consistent with first class office
and banking center improvements or other uses permitted on the Bank Property, and shall be subject to the approval of Lowe and
the Bank, which shall not unreasonably be withheld, delayed or conditioned. Pylon signs (signs elevated above the ground on a pole
or other vertical device used substantially for signage purposes and expressly excluding monument signs), shall not be permitted
on either the Bank Property or the Office Property without the written approval of Bank and Lowe, which approval may be withheld
in each of their sole discretion.

 

2.4 Preservation of Views Other than
the Bank Improvements (as the same may be restored or rebuilt following any casualty), no improvements shall be added to the Bank
Property which unreasonably and materially block the views floors within the Office Improvements above the ground floor level.
No improvements, modifications or alterations to the Bank Improvements (including, without limitation, any rooftop or penthouse
mechanical equipment) shall exceed a height of twenty-seven (27) feet (measured from the ground level of the Bank Property), without
the prior written consent of Lowe, which consent shall not be unreasonably withheld, delayed or conditioned, and any mechanical
equipment or penthouse will be screened in an architecturally pleasing manner. The withholding of consent due to potential blockage
of views as prohibited under the first sentence of this Section 2.4 shall not be deemed unreasonable.

 

ARTICLE III.

 PERMITTED USES

 

3.1 Restriction on Use of Office Property.
Until such time as a retail banking business is no longer operated on the Bank Property, neither Lowe nor any tenant, user or occupant
of the Office Property shall (i) operate a retail banking business or retail brokerage office on the ground floor of the Office
Improvements, (ii) provide drive-through banking services on the Office Property, (iii) permit the installation or use of automatic
teller machines accessible from the exterior of the Office Improvements, or (iv) name the Office Improvements or the Office Property
after any Competitor of Bank (as hereinafter defined) or display any exterior sign on  the Office Property or the Office Improvements
which has or includes the name, tradename or trademark of any Competitor of Bank (other than a tenant identification sign not exceeding
in size, type or distinction the exterior tenant signage allowed other tenants of the Office Property on a building-standard tenant
identification sign or monument); provided, however, that the foregoing restriction shall not prohibit the use of any floor of
the Office Improvements other than the ground floor for purposes of banking (excluding a retail banking business), any other financial
services, or any other use not prohibited by Section 3 2. For purposes of this Declaration: (A) the term “Competitor of Bank”
means a company which, at the time Lowe proposes to name the Office Improvements or change such name, is engaged directly in financial
services that Bank reasonably and in good faith views as competing with any of the principal lines of business then engaged in
by Bank, and (B) the term “retail banking business” means the operation of a banking branch or banking center by any
bank, credit union, or savings and loan association (including such institutions as may be chartered under federal or state law)
which accepts deposits and permits withdrawals of deposits from customers on the premises

 

    	-5-

    	 

    

 

3 2     Prohibited Uses. Bank, Lowe,
and any tenants, users or occupants of the Bank Property and the Office Property are hereby prohibited from using the Bank Property
or the Office Property, or any portion thereof, for any of the following primary uses:

		(i)	sale or distribution of illegal drugs or drug paraphernalia or operation of any drug or alcohol rehabilitation center or program,

		(ii)	sale, distribution or production of pornographic, lewd, or “adult entertainment” materials;

		(iii)	operation of a recycling collection center;

		(iv)	operation of an automotive supplies or repair shop or automobile leasing or sales business;

		(v)	live non-human animal displays;

		(vi)	outdoor amusement rides;

		(vii)	gas stations or “quick mart” convenience stores (other than sundry retail shops common to first class office projects);

		(viii)	dry cleaning facilities with on-site cleaning operations;

		(ix)	any use not permitted by applicable zoning or other laws applicable to the Office Property or the Bank Property;

		(x)	any use which would constitute a nuisance;

		(xi)	operation of a liquor store; or

		(xii)	operation of a fast-food retail store

 

3.3     Business Use   Lowe
and its successors and assigns shall not be permitted to develop or operate the Office Improvements in a manner such that, at any
given time: (i) less than sixty percent (60%) of the rentable square feet thereof is used for office or biotechnical or scientific
uses and related purposes (including but not limited to those uses permitted as administrative office or customer service office
under the Seattle Land Use and Zoning Code, as amended (the “Code”)); or (ii) more than ten percent (10%) of the rentable
square feet thereof is used for “retail sales and service” or “retail shopping”, as defined in the Code

 

ARTICLE IV.

FAILURE TO CONSTRUCT OFFICE IMPROVEMENTS

 

4.1      Landscaping/Grading.
In the event that Lowe fails to commence construction of the Office Improvements within twelve (12) months following the date the
Office Property is conveyed to Lowe, Lowe shall be required at its expense to grade and landscape the Office Property, including,
without limitation: (i) installation of visually pleasing screening of any pre-construction work from the Eastlake Avenue street
grade and the Bank Property, and (ii) planting and maintaining ground cover on the Office Property to the extent reasonably practical.

 

4 2     Option
to Repurchase. If Lowe has not commenced construction of the Office Improvements within two (2) years following the date the
Office Property is conveyed to Lowe (the “Two Year Period”), Bank shall have the right, in its sole discretion, to
repurchase the Office Property together with all of Lowe’s interest in all plans, specifications and permits relating to
the Office improvements, to the extent transferable, on the terms and conditions contained in this Section 4.2 (“Repurchase
Right”).

 

    	-6-

    	 

    

 

4 2.1   Purchase Price.
The purchase price under the Repurchase Right shall be (i) the sum of $______ plus (ii) all reasonable and verifiable out-of-pocket
expenses incurred by Lowe in connection with the Project, including, without limitation, those costs set forth in Section 9
3 of the Purchase Agreement incurred by Lowe (and not previously reimbursed) with respect to the design, development, permitting
and site work on the Office Property, plus (iii) normal and customary management and development fees to the extent actually
earned and paid or payable to Lowe, plus (iv) eleven percent (11%) per annum interest thereon, calculated from the date
of each such expenditure until closing pursuant to Section 4 2.3. less (v) the Carry Cost Amount (as defined in the
Purchase Agreement), if any, to the extent not refunded in accordance with the Purchase Agreement (collectively, the “Repurchase
Price”).

 

4.2.2  Exercise of Repurchase
Right. If Lowe has not commenced construction of the Office improvements within the Two Year Period, then on or before expiration
of the Two Year Period, Lowe shall notify Bank in writing of the Repurchase Price that would be due under Section 4.2 1
above if Bank exercises its right hereunder, and provide Bank simultaneously therewith with supporting invoices and materials to
reasonably verify such costs and expenses Bank shall have sixty (60) days from the date of expiration of the Two Year Period within
which to give Lowe written notice of its exercise of its Repurchase Right hereunder (“Repurchase Notice”).

 

4.2.3   Closing. If
Bank exercises its Repurchase Right hereunder, closing shall occur within sixty (60) days after receipt by Lowe of the Repurchase
Notice Taxes and assessments for the current year, rents, interest, utilities constituting liens and other items of income and
direct expense relating to the Office Property (including without limitation existing service or supply contracts assumed by the
buyer, if any) shall be prorated as of the date of closing, the seller shall pay the premium for the title insurance policy in
the amount allocable to an ALTA owners standard coverage title insurance policy, real estate excise taxes, and one-half (1/2) of
any closing escrow fee and any applicable sales tax thereon; the buyer shall pay the cost of recording the deed, that portion,
if any, of the premium for the title insurance policy, allocable to extended coverage or any endorsements requested by the buyer,
and one-half of any closing escrow fee and any applicable sales tax thereon (hereinafter referred to as “Customary Closing
Allocations”) Title to the Office Property shall be conveyed by special warranty deed in the same condition of title as received
by Lowe from Bank under the Purchase Agreement, together with such reasonable easements for utilities as may have been granted
in contemplation of construction.

 

4 3     Termination.
The Repurchase Right and the entirety of this Section 4 shall terminate upon the sooner to occur of (a) Commencement of Construction
of the Office Improvements (as defined below), or (b) sixty (60) days after expiration of the Two Year Period For purposes of this
Declaration, “Commencement of Construction of the Office Improvements” means the issuance of a building or excavation
permit for construction of the Office Improvements and commencement of excavation work on the Office Property. Within five (5)
days of a written request by the other party, both parties agree to execute a written confirmation of the status of the Repurchase
Right

 

    	-7-

    	 

    

 

ARTICLE V.

BANK RIGHT OF FIRST OFFER

 

5.1      Bank
Right of First Offer. If at any time after the date of this Declaration and prior to Commencement of Construction of the Office
Improvements Lowe desires to sell all or any portion of the Office Property, Lowe shall first provide Bank the right of first offer
to purchase the Office Property on the terms set forth below (the “Bank Right of First Offer”)

 

5.2     Notice,
Deal Terms. Before entering into any binding agreement to sell the Office Property to a third party, Lowe shall first give
Bank written notice of the economic terms and purchase price upon which Lowe would be willing to sell the Office Property, together
with all plans, specifications, permits and contract rights g relating thereto (the “Sale Notice”). The Sale Notice
shall include the names of up to five (5) prospective buyers (the “Prospects”) Bank will have sixty (60) days after
its receipt of the Sale Notice to elect to purchase the Office Property on the economic terms and purchase price set forth in the
Sale Notice.

 

5.3     Bank
Veto. If Bank does not exercise the Bank Right of First Offer, and if Lowe proposes at least five (5) Prospects in the Sale
Notice, Bank shall have the right to notify Lowe in writing prior to expiration of the sixty (60) day period in the last sentence
of Section 5.2 that one (1) of the five (5) Prospects is unacceptable to Bank, and Lowe shall thereafter not sell the Office Property
to such unacceptable Prospect (or any affiliates thereof or party related thereto, including principals or owners thereof) in connection
with a sale pursuant to this Section 5. Bank’s right to object to any Prospect shall be applicable only if Lowe proposed
five (5) Prospects in the Sale Notice.

 

5.4     Closing.
If Bank exercises the Bank Right of First Offer, the purchase sale shall close within sixty (60) days after delivery of the Sale
Notice to Lowe at the purchase price and upon the terms set forth in the Sale Notice. If Bank does not so elect, Lowe may sell
the Office Property to any of the Prospects (other than the Prospect objected to by Bank, if any, under Section 5 3 above, or any
affiliate thereof or party related thereto, including principals or owners thereof), on the same terms set forth in the Sale Notice;
provided, however, that the purchase price set forth in the Sale Notice may be reduced to a price which is no less than ninety-seven
percent (97%) of the purchase price originally identified in the Sale Notice. Any sale made (i) at less than ninety-seven percent
(97%) of the purchase price set forth on the Sale Notice or on other terms which taken as a whole are materially more favorable
to the buyer, or (ii) to any purchaser other than a Prospect, shall be subject once again to the Bank Right of First Offer.

 

5.5     Term.
This Bank Right of First Offer shall automatically terminate without further action by the parties upon Commencement of Construction
of the Office Improvements Within five (5) days of a written request by the other party, both parties agree to execute a written
confirmation of the status of the Bank Right of First Offer set forth herein

 

5.6      Excluded
Transactions. The Bank Right of First Offer shall not apply to: (i) a transfer, assignment, or conveyance of the Office Property
to a limited liability company, general or limited partnership, or corporation of which Lowe, its principal shareholders, or any
entity or entities majority owned and controlled by Lowe or its principal shareholders, is a general partner, managing member or
controlling shareholder, or (ii) a foreclosure sale, trustees sale or deed in lieu of foreclosure under any first lien deed of
trust encumbering the Office Property and held by a third party not affiliated with Lowe. Notwithstanding the foregoing, in the
event of a transaction described in clauses (i) or (ii) above, the Bank Right of First Offer shall continue to apply to the Office
Property following such transfers and/or contributions until terminated pursuant to Section 5.5.

 

    	-8-

    	 

    

 

ARTICLE VI.

LOWE OPTION TO PURCHASE

 

6 1     Lowe
Option to Purchase. If at any time after the date of this Declaration Bank desires to sell, transfer, license, franchise or
lease the Bank Property to any party and the principal use thereof will no longer be a retail banking business (a “Transfer”),
Bank shall first provide Lowe the option to purchase the Bank Property on the terms set forth below (the “Lowe Purchase Option”).

 

6.2    Notices.
Before making or agreeing to make any Transfer, Bank shall first provide written notice to Lowe. If Lowe wishes to proceed with
the exercise of the Lowe Purchase Option, it shall notify Bank in writing (the “Continuation Notice”) within ten (10)
days after receipt of Bank’s notice

 

6 3    Appraisals.
Upon delivery of the Continuation Notice, Lowe and Bank shall each select a qualified real estate appraiser with not less than
ten (10) years experience appraising commercial real estate in King County, Washington to determine the fair market value of the
Bank Property, which valuation shall not take into consideration (i) the Lowe Purchase Option or (ii) the height restriction applicable
to the Bank Property pursuant to Section 2.4 of this Declaration, but shall take into consideration the prohibited uses set forth
in Section 3.2 of this Declaration. Both appraisals shall be completed and delivered to both Lowe and Bank within thirty (30) days
after delivery of the Continuation Notice. If one party fails to appoint its appraiser within the time period set forth herein,
then the Sale Price shall be determined by the appraiser appointed by the other party If the appraised fair market values differ
by ten percent or less, they shall be added together and the average of the two appraised fair market values shall be deemed the
“Sale Price” hereunder. If the appraised fair market values differ by more than ten percent (10%) then the two appraisers
within twenty (20) days thereafter shall select a third appraiser who shall also determine the appraised fair market value of the
Bank Property (without considering the Lowe Purchase Option), with such third appraiser’s appraisal to be completed and delivered
to both Lowe and Bank within thirty (30) days after such appraiser’s selection If the two appraisers are unable to agree
upon the third appraiser within twenty (20) days, then either party may apply to the presiding judge of the King County Superior
Court to appoint the third appraiser. The two appraised fair market values which are closest shall then be added together and the
average of the two closest appraised fair market values shall be deemed the “Sale Price” hereunder. Each party shall
pay for its own appraisal and both parties shall split equally the cost of the third appraiser, if necessary.

 

6 4     Election
to Exercise Lowe shall have thirty (30) days after determination of the Sale Price in accordance with Section 6.3 above to
elect to exercise the Lowe Purchase Option by giving written notice of its election to Bank (the “Exercise Notice”)

 

    	-9-

    	 

    

 

6 5   Closing.
If Lowe timely elects to exercise the Lowe Purchase Option, closing shall occur within sixty (60) days after delivery of the Exercise
Notice. The purchase price for the Bank Property shall be the Sale Price, payable in cash at closing Conveyance of the Bank Property
shall be by special warranty deed free and clear of encumbrances securing the payment of money other than the current year’s
real estate taxes and assessments which shall be prorated to the closing date. Closing shall occur within sixty (60) days after
delivery of the Exercise Notice. All closing costs shall be allocated and paid by the parties in accordance with the Customary
Closing Allocations (as defined in Section 4.2.3).

 

6.6  Termination. If Lowe
fails to deliver the Continuation Notice, fails to appoint its appraiser within the time period set forth herein, or fails to deliver
the Exercise Notice within the time period provided herein, the Lowe Purchase Option shall automatically terminate and shall thereafter
be of no further force or effect

 

ARTICLE VII

MISCELLANEOUS

 

7 1   Notices.
All notices, demands, requests, consents and approvals which may, or are required to, be given by any party to any other party
hereunder shall be in writing and shall be deemed to have been duly given if delivered personally, sent by a nationally recognized
overnight delivery service, or if mailed or deposited in the United States mail and sent by registered or certified mail, return
receipt requested, postage prepaid to:

 

	Lowe at:	Craig A. Wrench
	 	Lowe Enterprises Northwest, Inc.
	 	600 University Street, Suite 2820
	 	Seattle, Washington 98101
	 	Telephone No. (206) 623-0200
	 	Telecopier No. (206) 623-0600
	 	 
	with copies to.	Gary Fluhrer
	 	Foster Pepper & Shefelman
	 	1111 Third Avenue, Suite 3400
	 	Seattle, WA 98101
	 	Telephone No (206) 447-8896
	 	Telecopier No. (206) 447-9700
	 	 
	Bank at	Bank of America
	 	1001 Fourth Avenue; Floor 16
	 	Seattle, Washington 98124-1033
	 	Attn: David K Stuyvenberg
	 	Telephone No. (206) 358-1032
	 	Telecopier No. (206) 358-0197

 

    	-10-

    	 

    

 

	with copies to	Dennis E McLean
	 	Davis Wright Tremame LLP
	 	2600 Century Square
	 	1501 Fourth Avenue
	 	Seattle, Washington 98101-1688
	 	Telephone No. (206) 628-7723
	 	Telecopier No. (206) 470-3623

 

or to such other addresses as either party hereto may from time
to time designate in writing and deliver in a like manner. Any such notice shall be deemed to be given on the date on which it
is received or receipt thereof is refused.

 

7.2     Binding Effect.
All of the limitations, covenants, conditions, easements, and restrictions contained herein shall attach to and run with the Office
Property and the Bank Property and shall, except as otherwise set forth herein, benefit or be binding upon the successors and assigns
of Lowe and Bank.

 

7 3     Enforcement  In
the event of a breach of any of the covenants or agreements set forth in this Declaration, the parties hereto shall be entitled
to any and all remedies available at law or in equity, including but not limited to the equitable remedies of specific performance
or mandatory or prohibitory injunction issued by a court of appropriate jurisdiction. The parties hereto agree that in the event
it becomes necessary for any party to defend or institute legal proceedings as a result of the failure of either party to comply
with the terms, covenants, agreements and/or conditions of this Declaration, it is understood and agreed that the prevailing party
in such litigation shall be entitled to be reimbursed for all costs incurred or expended in connection therewith, including, but
not limited to, reasonable attorney’s fees (including appellate fees) and court costs. This section shall survive the expiration
or termination of this Declaration with respect to obligations which arose during the term of this Declaration

 

7.4     Breach Shall
Not Permit Termination. It is expressly agreed that no breach of this Declaration shall entitle Bank or Lowe to cancel, rescind,
or otherwise terminate this Declaration, and such limitations shall not affect in any manner any of the rights or remedies which
Bank or Lowe may have by reason of any breach of this Declaration.

 

7 5         Breach
- Effect on Mortgagee and Right to Cure. Breach of any of the covenants or restrictions contained in this Declaration shall
not defeat or render invalid the lien of any deed of trust or mortgage made In good faith, but all of the foregoing provisions,
restrictions, and covenants shall be binding and effective against any owner of the Office Property and the Bank Property, or any
portion of either of them, who acquires title by foreclosure or trustee’s sale or by deed in lieu of foreclosure or trustee’s
sale

 

    	-11-

    	 

    

 

Notwithstanding any other provision in this
agreement for notices of default, the holder of any deed of trust or mortgage encumbering the Office Property or the Bank Property
(a “Mortgagee”) shall be entitled to a notice of any default by the owner of the encumbered property (a “Defaulting
Owner”) that is asserted by the owner of the other property encumbered by this Declaration (the “Notifying Owner”)
in the same manner that other notices are required to be given under this Declaration; provided, however, that said
Mortgagee shall have, prior to the time of the default, notified the Notifying Owner of the Mortgagee’s mailing address and
right to notice of defaults. If the Defaulting Owner fails to cure or commence to cure such default as provided in this Declaration,
then the Notifying Owner covenants to notify such Mortgagee of the Defaulting Owner’s failure and such Mortgagee shall thereafter
-have thirty (30) days to cure any such default, or, if such default cannot be cured within thirty (30) days, diligently to commence
curing within such time and diligently pursue such cure to completion within a reasonable time thereafter.

 

7.6       Effect on Third Parties. Except
for Section 7.5 (which is solely for the benefit of a Mortgagee) the rights, privileges, or immunities conferred hereunder are
for the benefit of Lowe and Bank, together with their successors and assigns, and not for any third party.

 

7 7       No Partnership. Neither this
Declaration nor any acts of Bank or Lowe -shall be deemed or construed by the parties hereto, or any of them, or by any third person,
to create the relationship of principal and agent, or of partnership, or of joint venture, or of any association between Bank and
Lowe

 

7.8       Modification. No modification,
waiver, amendment, discharge, or change of this Declaration shall be valid unless the same is in writing and signed by Bank and
Lowe. Any change, modification, amendment or rescission which is made without the written consent of Bank and Lowe shall be null
and void and of no effect.

 

7 9       Severability. In the event any
term, covenant, condition, provision, or agreement contained herein is held to be invalid, void, or otherwise unenforceable, by
any court of competent jurisdiction, such holding shall in no way affect the validity of enforceability of any other term, covenant,
condition, provision, or agreement contained herein.

 

7.10       Governing
Law. This Declaration and the obligations of Bank and Lowe hereunder shall be interpreted, construed, and enforced in accordance
with the laws of the State of Washington

 

7.11       Terminology.
All personal pronouns used in this Declaration, whether used in the masculine, feminine, or neuter gender, shall include all other
genders; the singular shall include the plural and vice versa.

 

7.12       Counterparts.
This Declaration may be executed in multiple counterparts, each of which shall be deemed to be an original agreement, and all of
which together shall constitute one agreement.

 

7 13    Captions Article and section
titles or captions contained herein are inserted as a matter of convenience and for reference, and in no way define, limit, extend,
or describe the scope of this Declaration or any provisions hereof.

 

    	-12-

    	 

    

 

7.14     Estoppel Certificate. Bank and
Lowe each hereby covenant that within thirty (30) days of the written request of the other party it will issue to such other party
or to any prospective Mortgagee or purchaser of such party’s property, an estoppel certificate stating: (a) whether such
party to whom the request has been directed knows of any default under this Declaration and if there are known defaults specifying
the nature thereof, (b) whether to its knowledge this Declaration has been assigned, modified or amended in any way (and if it
has, then stating the nature thereof); and (c) whether to its knowledge this Declaration is in full force and effect as of the
date thereof.

 

7 15     Not A Public Dedication. Nothing
herein contained shall be deemed to be a gift or dedication of any portion of the Bank Property or the Office Property to the general
public or for the general public or for any public purpose whatsoever, it being the intention of the parties hereto that this Declaration
shall be strictly limited to and for the purposes herein expressed.

 

7.16       Time
of Essence. Time is of the essence with respect to the performance of each of the covenants and agreements contained in this
Declaration.

 

7.17       Entire
Agreement. This Declaration and the Exhibits hereto contain all the representations and the entire agreement between Bank and
Lowe with respect to the subject matter hereof. Any prior correspondence, memoranda or agreements with respect to the subject matter
of this Declaration are superseded in total by this Declaration and Exhibits hereto. The provisions of this Declaration shall be
construed as a whole according to their common meaning and not strictly for or against party hereto

 

7.18       Duration
All easements contained in Article I of this Declaration shall be perpetual All other terms, covenants, restrictions and undertakings
of this Declaration shall remain in effect so long as the Office Improvements have not been demolished, but in no event less than
sixty (60) years, except to the extent specific provisions hereof are terminated or expire as set forth herein

 

7 19   Waiver of Default No waiver
of any default by Lowe or Bank shall be implied from any failure to take any action in respect of such default if such default
continues or is repeated. No express written waiver of any default shall affect any default or cover any period of time other than
the default and period of time specified in such express waiver One or more written waivers of any default in the performance of
any term, provision or covenant contained in this Declaration shall not be deemed to be a waiver of any subsequent default
in the performance of the same term, provision or covenant or any other term, provision or covenant contained in this Declaration.
The consent or approval to or of any act or request by any other party requiring consent or approval shall not be deemed to waive
or render unnecessary the consent to or approval of any subsequent similar acts or requests. The rights and remedies given by this
Declaration shall be deemed to be cumulative and no one of such rights and remedies shall be exclusive of any of the others, or
if any other right or remedy at law or in equity which any such Owner might otherwise have by virtue of a default under this Declaration,
and the exercise of one such right or remedy shall not impair the right to exercise any other right or remedy.

 

    	-13-

    	 

    

 

IN WITNESS WHEREOF, the parties
have executed and delivered this Declaration this 31 day of July, 2001

 

	 	LOWE NORTHWEST INVESTOR

 PROPERTIES I, LLC, a Washington limited 

liability company
	 	 
	 	By: Lowe/Washington Corporation, a 

Washington corporation, Managing Member
	 	 
	 	By:	/s/ Richard W. Anderson
	 	Name:	Richard W. Anderson
	 	Title:	Vice President
	 	 	 
	 	BANK OF AMERICA, N A , a national

 banking association
	 	 
	 	By:	/s/ Thomas G Ryan
	 	Name:	Thomas G Ryan
	 	Title:	Senior Vice President

 

    	-14-

    	 

    

 

	STATE OF WASHINGTON	)
	 	) ss
	COUNTY OF KING	)

 

On this 30th day of July, 2001, before
me, a Notary Public in and for the State of Washington, personally appeared Thomas G. Ryan, personally known to me (or proved
to me on the basis of satisfactory evidence) to be the person who executed this instrument, on oath stated that he was authorized
to execute this instrument, and acknowledged it as Senior Vice President of BANK OF AMERICA, N.A., a national banking association,
to the be the free and voluntary act and deed of said national banking association for the uses and purposes mentioned in the instrument.

 

IN WITNESS WHEREOF, I have hereunto set my hand and official
seal the day and year first above written

 

    	-15-

    	 

    

 

	STATE OF WASHINGTON	)
	 	) ss
	COUNTY OF KING	)

 

On this 30th day of July, 2001, before
me, a Notary Public in and for the State of Washington, personally appeared Richard W. Anderson, personally known to me
(or proved to me on the basis of satisfactory evidence) to be the person who executed this instrument, on oath stated that he was
authorized to execute this instrument, and acknowledged it as Vice President of Lowe/Washington Corporation, Managing Member
of Lowe Northwest Investor Properties I, L.L.C., to the be the free and voluntary act and deed of said limited liability company
for the uses and purposes mentioned in the instrument.

 

IN WITNESS WHEREOF, I have hereunto set
my hand and official seal the day and year first above written

 

    	-16-

    	 

    

 

EXHIBIT A

TO

TEMPORARY CONSTRUCTION EASEMENT

LEGAL DESCRIPTION OF BANK PROPERTY

 

Parcel A of City 20010619900005 of Seattle Lot Boundary Adjustment
No. 2008942, recorded under recording number 200J0619900005 as amended by instrument recorded under recording No. 20010730900001,
also known as

 

That portion of Lots 7 through 9, Block 5, Hilton Addition to
the City of Seattle recorded in Volume 3 of Plats, page 157, records of King County, Washington State, described as follows

 

Beginning at the southwest corner of Lot 7 of said Block 5,
also being the point of intersection of the north margin of East Garfield Street and the east margin of Eastlake Avenue East;

thence north 14°23’ 17” east, along said east
margin and west line of Lots 7 through 9,158 37 feet; thence south 89°35’19” east, 86.49 feet; thence south 14°18’27”
west 158 29 feet to a point on said north margin and the south line of said Lot 7, thence north 89°36’21” west,
along said north margin and said south line, 86.72 feet to the true point of beginning.

 

    	EXHIBIT A

    	 

    

EXHIBIT B

TO

TEMPORARY CONSTRUCTION EASEMENT

 

LEGAL DESCRIPTION OF OFFICE PROPERTY

 

Parcel B of City of Seattle Lot Boundary Adjustment No 2008942,
recorded under recording number 20010619900005 as amended by instrument recorded under recording No. 20010730900001, also known
as:

 

Lots 1 through 12, Block 5, Hilton Addition to the City of Seattle,
recorded in Volume 3 of Plats, Page 157, Records of King County, Washington State,

 

Except that portion described as follows:

 

Beginning at the southwest comer of Lot 7 of said Block 5, also
being the point of intersection of the north margin of East Garfield Street and the east margin of Eastlake Avenue East;

thence north 14°23’17” east, along said east
margin and west line of Lots 7 through 9,158 37 feet, thence south 89°35’19” east, 86 49 feet; thence south 14°18’27”
west 158 29 feet to a point on said north margin and the south line of said Lot 7, thence north 89°36’21” west,
along said north margin and said south line, 86.72 feet to the true point of beginning.

 

    	EXHIBIT B

    	 

    

 

 

    	 

    	 

    

 

FIRST AMENDMENT TO LEASE AGREEMENT

 

THIS FIRST AMENDMENT TO LEASE AGREEMENT
(this “First Amendment”) is dated as of March 31, 2004, between ARE-EASTLAKE NO. 3, LLC, a Delaware limited liability
company (“Landlord”), and FRED HUTCHINSON CANCER RESEARCH CENTER, Washington nonprofit corporation (“Tenant”).

 

A.         Landlord
and Tenant entered into that certain Lease Agreement dated as of January 16, 2004, (the “Lease”), with respect to certain
premises located at 1616 Eastlake Avenue, Seattle, Washington (the “Building”), pursuant to which Landlord leased to
Tenant certain space in the Building more particularly described in the Lease (the “Premises”). Initially capitalized
terms not specifically defined herein shall have the meanings set forth for such terms in the Lease.

 

B.         Landlord
and Tenant desire to amend the Lease in order to modify certain terms of the Lease, correct certain errors, and to otherwise amend
the Lease upon the terms and conditions set forth herein.

 

NOW THEREFORE, in consideration
of the foregoing recitals, the mutual covenants and agreements contained herein, and for other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant agree, and amend the Lease, as follows:

 

1.         Name
of Landlord. The name of Landlord under the Lease is ARE Eastlake Avenue No. 3, LLC, a Delaware limited liability company.

 

2.         Rentable
Area of Premises. The definition of “Rentable Area of Premises”, as set forth in the Basic Lease Provisions on
the first page of the Lease, is hereby restated to be 100,295 rentable square feet. The description of Additional Premises set
forth in Section 1(b)(ii) of the Lease is hereby restated so that the Additional Office Premises shall comprise 20,936 square feet,
and the Additional Laboratory Premises shall comprise 14,360 square feet. Accordingly, Section l(b)(ii) of the Lease is modified
and shall hereafter read as follows:

 

(ii) Approximately 20,936 square
feet of office space on the fourth and fifth floors (the “Additional Office Premises”) and approximately 14,360 square
feet of laboratory space, which shall be an expansion of the Initial Laboratory Premises (the “Additional Laboratory Premises”),
all as shown more particularly on attached Exhibit A-2 (collectively, the “Additional Premises”).

 

3.         Tenant’s
Share. The definition of “Tenant’s Share”, as set forth in the Basic Lease Provisions on the first page of
the Lease, is hereby modified to “See Section 5(e) hereof.

 

4.         Rent
Commencement Date. The definition of “Rent Commencement Date”, as set forth in the Basic Lease Provisions on the
first page of the Lease, is hereby modified to be November 15, 2004. The parties hereby agree to execute and deliver a new “Acknowledgment
of Commencement Date” in the form attached to the Lease as Exhibit D, which shall supercede any previous Acknowledgment of
Commencement Date, and shall indicate that the “Rent Commencement Date” is November 15, 2004, and the termination date
of the Base Term of the Lease shall be midnight on November 30, 2014.

 

    	 

    	 

    

 

5.         Other
Dates. Because of the modification of the Rent Commencement Date, the parties intend to modify certain other dates set forth
in the Lease to a date which is approximately 90 days after such dates. Accordingly, Section 3(a)(iii) of the Lease is hereby modified
so that the date “September 1, 2005” is changed to “December 1, 2005”. Section 3(a)(iii)(B) of the Lease
is hereby modified so that the date “June 1, 2006” is changed to September 1, 2006. The modification of no other specific
date set forth in the Lease is intended, unless expressly set forth in this First Amendment.

 

6.         Governing
Law. This First Amendment shall be governed by, and construed and enforced in accordance with, the laws of the State of Washington.

 

7.         Counterparts.
This First Amendment may be executed in any number of counterparts, each of which when so executed and delivered shall be deemed
to be an original and all of which counterparts taken together shall constitute one and the same instrument. Signature pages may
be detached from the counterparts and attached to a single copy of this First Amendment to physically form one document.

 

8.         Reaffirmation
of Obligations. Landlord and Tenant hereby acknowledge and reaffirm all of their respective obligations under the Lease, as
the Lease has been amended by this First Amendment, and each agrees that any reference made in any other document to the Lease
shall mean the Lease as amended pursuant to this First Amendment. Except as expressly provided herein, the Lease remains unmodified
and in full force and effect.

 

9.         Time
of Essence. Time is of the essence with respect to each provision of this First Amendment.

 

SIGNATURES APPEAR ON NEXT
PAGE

 

    	2

    	 

    

 

IN WITNESS WHEREOF, Landlord and Tenant
have caused this First Amendment to be duly executed and delivered as of the date first above written.

 

	 	“Landlord”
	 	 
	 	ARE-EASTLAKE AVENUE NO. 3, 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/ Joel S. Marcus
	 	 	 	Its:	CEO
	 	 	 
	 	 	“Tenant”
	 	 	 
	 	 	FRED HUTCHINSON CANCER RESEARCH 

CENTER,
	 	 	 	 
	 	 	By:	/s/ Scott Rusch
	 	 	Its:	Vice President, Facilities & Operations

 

    	3

    	 

    

 

EXHIBIT D TO LEASE

 

ACKNOWLEDGMENT OF COMMENCEMENT
DATE

 

This
ACKNOWLEDGMENT OF COMMENCEMENT DATE is made as of this 26th day of May 2004, between ARE-Eastlake
Avenue No. 3, LLC, a (“Landlord”), and Fred Hutchinson Cancer Research Center, a Washington nonprofit corporation
(“Tenant”), and is attached to and made a part of the Lease dated January 16, 2004, as amended by the First
Amendment to Lease Agreement dated as of March 31, 2004 (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 First Amendment
to Lease.

 

Landlord and Tenant
hereby acknowledge and agree, for all purposes of the Lease, that the Commencement Date of the Base Term of the Lease is January
20, 2004, the “Rent Commencement Date is November 15, 2004, and the termination date of the Base Term of the Lease shall
be midnight on November 30, 2014.

 

IN WITNESS
WHEREOF, Landlord and Tenant have executed this ACKNOWLEDGMENT OF COMMENCEMENT DATE to be effective on the date first above written,

 

	 	“Tenant”
	 	 
	 	FRED HUTCHINSON CANCER RESEARCH

 CENTER,
	 	a Washington nonprofit corporation
	 	 	 	 
	 	 	By:	/s/ Scott Rusch
	 	 	Its:	Vice President, Facilities & Operations

 

	 	“Landlord”
	 	 
	 	ARE-EASTLAKE AVENUE NO. 3, 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:	Peter J. Nelson
	 	 	 	PETER J. NELSON
	 	 	 	SENIOR VICE PRESIDENT &
	 	 	 	CHIEF FINANCIAL OFFICER

 

    	 

    	 

    

 

ACKNOWLEDGMENT OF EXPANSION PREMISES
COMMENCEMENT DATE

 

This ACKNOWLEDGMENT OF EXPANSION PREMISES
COMMENCEMENT DATE is made as of this 19th day of April, 2006, between ARE-Eastlake Avenue No. 3, LLC, a Delaware
limited liability company (“Landlord”), and Fred Hutchinson Cancer Research Center, a Washington nonprofit corporation
(“Tenant”), and is attached to and made a part of the Lease dated as of January 16th, 2004,
, (as amended from time to time, 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 for the Expansion Premises is March 26,
2006, and the expiration date of the Base Term of the Expansion Premises shall be midnight on November 20, 2014.

 

IN WITNESS WHEREOF, Landlord and Tenant
have executed this ACKNOWLEDGMENT OF EXPANSION PREMISES COMMENCEMENT DATE to be effective on the date first above written.

 

TENANT:

 

	 	FRED HUTCHINSON CANCER RESEARCH CENTER,
	 	a Washington nonprofit corporation
	 	 	 
	 	By:	/s/ Scott Rusch
	 	Its:	Vice President, Facilities & Operations

 

LANDLORD:

 

	 	ARE-EASTLAKE AVENUE NO. 3, LLC,
	 	a Delaware limited liability company
	 	 
	 	By:	ALEXANDRIA REAL ESTATE EQUITIES. LP.
	 	 	a Delaware limited partnership,
	 	 	managing member
	 	 	 
	 	 	 	By:	ARE-QRS CORP.,
	 	 	 	 	a Maryland corporation,
	 	 	 	 	general partner
	 	 	 	 	 
	 	 	 	By:	/s/ Jennifer Pappas
	 	 	 	 	Jennifer Pappas
	 	 	 	 	V.P. & Assistant Secretary
	 	 	 	 	 	 

 

    	 

    	 

    

 

SECOND AMENDMENT TO LEASE

 

THIS SECOND
AMENDMENT TO LEASE (this “Second Amendment”) is made as of December 23, 2005, by and between ARE-EASTLAKE
AVENUE NO. 3, LLC, a Delaware limited liability company (“Landlord”), and FRED HUTCHINSON CANCER
RESEARCH CENTER, a Washington nonprofit corporation (“Tenant”).

 

RECITALS

 

A.         Landlord
and Tenant entered into that certain Lease Agreement dated as of January 16, 2004, as amended by that certain First Amendment to
Lease Agreement dated March 31, 2004 (as amended, the “Lease”). Pursuant to the Lease, Tenant leases certain
premises, consisting of 100,295 rentable square feet (the “Original Premises”), in a building (the “Building”)
located at 1616 Eastlake Avenue East, Seattle, Washington. Capitalized terms used herein without definition shall have the
meanings defined for such terms in the Lease.

 

B.         Tenant
has requested and Landlord, subject to the terms and conditions set forth below, has agreed to amend the Lease to, among other
things, effect an expansion of the Original Premises, as more particularly set forth in this Second Amendment

 

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.	Expansion Premises. In addition to the Original Premises as described in the Lease, Landlord hereby leases to
Tenant, and Tenant hereby leases from Landlord, the southwestern portion of the third (3rd) floor, consisting of approximately
6,130 rentable square feet, as described in Exhibit A attached hereto (the “Expansion Premises”). Said
space shall be subdivided (without walls) into the “Initial Expansion Premises” of approximately 3,057 rentable
square feet and the “Additional Expansion Premises” of approximately 3,073 rentable square feet, as depicted
in Exhibit A. For the purposes hereof, the Initial Expansion Premises and the Additional Expansion Premises are sometimes
collectively referred to as the Expansion Premises. As of the Expansion Premises Commencement Date (as defined below), the term
“Premises” shall be deemed to be the Original Premises and the Expansion Premises and the term “Rentable
Area of Premises” as described in the Basic Lease Provisions to the Lease shall mean 106,425 rentable square feet Commencing
on the Expansion Premises Commencement Date (as defined below) and continuing, subject to the terms of a license agreement prepared
by Landlord to be entered into between Landlord and Tenant, during the Expansion Term (as defined below), Tenant shall have the
non-exclusive right, at no additional cost to Tenant, to use the shared area depicted on Exhibit D.

 

    	 

    	 

    

 

		2.	Term. The term of the Lease for the Expansion Premises shall be for a period commencing on Substantial Completion
(as such term is defined below) of the Initial Landlord’s Work as described in Section 6 (the “Expansion
Premises Commencement Date”), and terminating on November 30, 2014 (said period being the “Expansion
Term”). The Extension Rights provided for in Section 39 of the Lease shall not apply with respect to the Expansion
Premises. The targeted Expansion Premises Commencement Date (“Expansion Premises Target Commencement Date”) shall
be March 15, 2006. As used in this Second Amendment and the Work Letter attached hereto, “Substantial Completion”
or “Substantially Complete” shall mean that the Initial Landlord’s Work or the Tenant Improvements
(as the case may be) shall have been substantially completed in a good and workmanlike manner, in accordance with the TI Permit
(in the case of the Tenant Improvements), subject, in each case, to Minor Variations and normal “punch list” items
of a non-material nature that do not interfere with the use of the Expansion Premises; and “Minor Variations” shall
mean any modifications reasonably required: (i) to comply with all applicable Legal Requirements and/or to obtain or to comply
with any required permit (including the TI Permit, in the case of the Tenant Improvements); (ii) to comport with good design, engineering,
and construction practices that are not material; or (iii) to make reasonable adjustments for field deviations or conditions encountered
during the construction of the Initial Landlord’s Work or the Tenant Improvements (as the case may be).

 

		3.	Base Rent. During the Expansion Term, Tenant shall pay the amounts described in this Section as Base Rent for
the Expansion Premises which shall be payable in accordance with the provisions of the Lease:

 

		(a)	Initial Expansion Premises. Base Rent for the Initial Expansion Premises shall be $____
per rentable square foot on an annual basis subject to adjustment by the Expansion Premises Rent Adjustment Percentage (as defined
below) during the Expansion Term;

 

		(b)	Additional Expansion Premises. Base Rent for the Additional Expansion Premises shall be
(i) $____ per rentable square foot on an annual basis during the Initial Period (as defined below), and (ii) the same rate per
rentable square foot on an annual basis as is then payable for the Initial Expansion Premises (which rate is subject to adjustment
as provided in Section 3(d) below) commencing on the date following the date of expiration of the Initial Period and continuing
throughout the then remainder of the Expansion Term;

 

		(c)	Initial Period. As used herein, “Initial Period” shall mean that period
from the Expansion Premises Commencement Date until the date of the earlier to occur of (x) Substantial Completion of the Tenant
Improvements (as defined in Section 6(b) below), or (y) the first (1st) anniversary of the first (1st)
full month after the Expansion Premises Commencement Date; and

 

    	 

    	 

    

 

		(d)	Base Rent Adjustments. Base Rent for the Expansion Premises shall be increased: (i) commencing
on the date of each disbursement by Landlord of the Tenant Improvement Allowance (as defined in Section 6(c) below), by
an amount equal to $____ per annum for each dollar or portion thereof disbursed by Landlord for the Tenant Improvements, and (ii)
on each annual anniversary of the first day of the first full month during the Expansion Term of this Second Amendment (each an
“Expansion Premises Adjustment Date”) by multiplying the Base Rent payable immediately before such Expansion
Premises Adjustment Date by the Expansion Premises Rent Adjustment Percentage and adding the resulting amount to the Base Rent
payable immediately before such Expansion Premises 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. “Expansion Premises Rent Adjustment
Percentage” means (x) a fraction, stated as a percentage, the numerator of which shall be the Index for the calendar
month 3 months before the month in which the Expansion Premises Adjustment Date occurs, and the denominator of which shall be the
Index for the calendar month 3 months before the last Expansion Premises Adjustment Date or, if no prior Base Rent adjustment has
been made, 3 months before the first day of the first full month during the Expansion Term of this Lease, less (y) 1.00. “Index”
means the “Consumer Price Index-All Urban Consumers, Seattle - Tacoma Bremerton, WA Metropolitan Area, All Items”
compiled by the U.S. Department of Labor, Bureau of Labor Statistics, (1982-84 = 100). If a substantial change is made in the Index,
the revised Index shall be used, subject to such adjustments as Landlord may reasonably deem appropriate in order to make the revised
Index comparable to the prior Index. If the Bureau of Labor Statistics ceases to publish the Index, then the successor or most
nearly comparable index, as reasonably determined by Landlord, shall be used, subject to such adjustments as Landlord may reasonably
deem appropriate in order to make the new index comparable to the Index. Landlord shall give Tenant written notice indicating the
Base Rent, as adjusted pursuant to this Section, and the method of computation and Tenant shall pay to Landlord an amount equal
to any underpayment of Base Rent by Tenant within 15 days of Landlord’s notice to Tenant. Failure to deliver such notice
shall not reduce, abate, waive or diminish Tenant’s obligation to pay the adjusted Base Rent. Notwithstanding the foregoing,
any increase in the Base Rent based upon the Expansion Premises Rent Adjustment Percentage shall not be less than a minimum of
3%, nor more than a maximum of 6% on an annual basis.

 

During the Base Term, Tenant
shall continue to pay the full Base Rent with respect to the Original Premises as provided for in the Lease.

 

During the Expansion Term,
Tenant shall pay, as Additional Rent, the amounts and charges provided in Section 5 and Section 9(a) and (b)
of the Lease with respect to Tenant’s Share of Expenses and Taxes for the Premises (including the Original Premises and the
Expansion Premises), together with all other amounts and charges payable by Tenant to Landlord under the Lease.

 

		4.	Tenant’s Share. Effective as of the Expansion Premises Commencement Date, and in addition to Base Rent
and all amounts owing for the Original Premises under the Lease, Tenant’s Share as described in the Basic Lease Provisions
to the Lease for calculating Tenant’s Share of Expenses and Taxes with respect to both the Original Premises and the Expansion
Premises shall be 64.3%.

 

    	 

    	 

    

 

		5.	Condition of Premises. Except as set forth in this Second Amendment and in the Work
Letter: (i) Tenant shall accept the Expansion Premises in their condition as of the Expansion Premises Commencement Date, subject
to all applicable Legal Requirements (as defined in Section 7 of the Lease); (ii) Landlord shall have no liability to Tenant
for any defects in the Expansion Premises, provided Landlord shall be responsible for enforcing rights under any applicable warranty
and Landlord’s repair obligations under Section 18 of the Lease; and (iii) Tenant’s taking possession of the
Expansion Premises shall be conclusive evidence that Tenant accepts the Expansion Premises and that the Expansion Premises were
in good condition at the time possession was taken. Upon request of Landlord, Tenant shall execute and deliver a written acknowledgment
of the Expansion Premises Commencement Date when such date is established in a form of the “Acknowledgment of Expansion Premises
Commencement Date” to be presented to Tenant by Landlord; provided, however, Tenant’s failure to execute and deliver
such acknowledgment shall not affect Landlord’s rights hereunder.

 

		6.	Tenant Improvements.

 

		(a)	Initial Landlord’s Work. Landlord shall endeavor to deliver the Expansion Premises
to Tenant on the Expansion Premises Target Commencement Date with the Initial Landlord’s Work Substantially Complete. As
used herein, the “Initial Landlord’s Work” shall mean the construction of the improvements to the Initial
Expansion Premises substantially in accordance with the plan described on Exhibit B attached hereto. Tenant’s taking
possession and acceptance of the Expansion Premises shall not constitute a waiver of: (i) any warranty with respect to workmanship
(including installation of equipment) or material (exclusive of equipment provided directly by manufacturers), (ii) any non-compliance
of Initial Landlord’s Work with applicable Legal Requirements, or (iii) any claim that Initial Landlord’s Work was
not completed substantially in accordance with the plan described on Exhibit B attached hereto subject to Minor Variations
(collectively, a “Construction Defect”). Tenant shall have one year after Substantial Completion of the Initial
Landlord’s Work within which to notify Landlord of any such Construction Defect discovered by Tenant, and Landlord shall
use reasonable efforts to remedy or cause the responsible contractor to remedy any such Construction Defect within 30 days thereafter.
Notwithstanding the foregoing, Landlord shall not be in default under the Second Amendment if the applicable contractor, despite
Landlord’s reasonable efforts, fails to remedy such Construction Defect within such 30-day period, in which case Landlord
shall have no further obligation with respect to such Construction Defect other than (x) to cooperate, at no cost to Landlord,
with Tenant should Tenant elect to pursue a claim against such contractor, and (y) to assign to Tenant all rights Landlord may
have against such contractor with respect to such Construction Defect, but also reserving to Landlord any claims Landlord may have
against such contractor. Tenant shall be entitled to receive the benefit of all construction warranties and manufacturer’s
equipment warranties relating to equipment installed in the Initial Expansion Premises, and Landlord shall assign to Tenant such
warranty rights, and shall cooperate with Tenant, at no cost to Landlord, should Tenant elect to pursue a warranty claim, but also
reserving to Landlord any warranty rights Landlord may have. Landlord shall promptly undertake and complete, or cause to be completed,
all punch list items.

    	 

    	 

    

 

		(b)	Other Improvements to the Expansion Premises. Landlord shall provide Tenant an allowance
in the amount of $______ (“Expansion Allowance”) for the construction of improvements to the Additional
Expansion Premises (“Expansion Work”) substantially in accordance with a plan prepared by Tenant and approved
by Landlord in the exercise of its sole and absolute discretion. Tenant acknowledges and agrees that the design and construction
of the Expansion Work and any further tenant improvements desired by Tenant with respect to the Expansion Premises (collectively,
the “Tenant Improvements”) shall be undertaken in accordance with the Work Letter substantially in the form
of Exhibit C attached hereto which shall be executed by Landlord and Tenant.

 

		(c)	Adjustments to Base Rent Based on Tenant Improvements. With a corresponding adjustment in
Base Rent described in Section 3(d) above, Landlord shall make available to Tenant an allowance (the “Tenant Improvement
Allowance”) in the maximum amount of $__ per rentable square foot of the Expansion Premises. If Tenant draws the full
amount of the Tenant Improvement Allowance, Landlord shall provide an additional allowance of up to $__ per rentable square foot
of the Expansion Premises (“Additional Tenant Improvement Allowance”) for use by Tenant without a rent adjustment.
The Tenant Improvement Allowance and the Additional Tenant Improvement Allowance may only be utilized by Tenant for Tenant Improvements
to the Expansion Premises. Tenant shall have no right to a disbursement of any portion of the Tenant Improvement Allowance or Additional
Tenant Improvement Allowance after the date which is 18 months after Expansion Premises Commencement Date. For purposes hereof
and of the Work Letter, the terms Expansion Allowance, Tenant Improvement Allowance and Additional Tenant Improvement Allowance
shall collectively be referred to as the “TI Allowance”.

 

		(d)	General. If Landlord fails to deliver the Expansion Premises on or before the Expansion
Premises Target Commencement Date, Landlord shall not be liable to Tenant for any loss or damage resulting therefrom, and this
Second Amendment shall not be void or voidable; provided, however, if Landlord has not delivered the Expansion Premises to Tenant
within 90 days after the Expansion Premises Target Commencement Date, unless due to an event of Force Majeure, Tenant shall have
the right, in Tenant’s discretion, to cancel this Second Amendment by notice to Landlord, in which event neither Landlord
nor Tenant shall have any further liability to the other with respect to this Second Amendment.

 

		7.	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 GVA Kidder Matthews. 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 named
in this Section 7. 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.

    	 

    	 

    

 

8.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.]

 

    	 

    	 

    

 

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

 

	LANDLORD:	 	 
	 	 	ARE-EASTLAKE AVENUE NO. 3, 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/ Jennifer Pappas
	 	 	 	 	Jennifer Pappas
	 	 	 	 	V.P. & Assistant Secretary
	 	 	 	 
	TENANT:	 	 	 
	 	 	FRED HUTCHINSON CANCER RESEARCH 

CENTER, a Washington nonprofit corporation
	 	 	 
	 	By:	/s/ Scott Rusch
	 	Its:	Vice President, Facilities & Operations

 

    	 

    	 

    

EXHIBIT A

 

DESCRIPTION OF EXPANSION PREMISES

 

[Attached]

    	A-1

    	 

    

 

 

    	 

    	 

    

EXHIBIT B

 

PLAN OF INITIAL LANDLORD’S WORK

    	B-1

    	 

    

 

 

    	 

    	 

    

 

	Via Federal Express	June 9, 2006	
        ARE-Eastlake Avenue No. 3, LLC

        1616 EASTLAKE AVENUE EAST

        SUITE 100

        SEATTLE, WA 98102

        TEL: 206-328-5516

        FAX: 206-328-5810

 

Mr. Scott Rusch

Fred Hutchinson Cancer Research Center

823 Yale Avenue N.

Seattle, WA 98109

 

		Re:	1616 Eastlake Avenue East, Suite 360 (Paulovich Lab)

Exhibit C to Second Amendment to Lease - “Work
Letter”

 

Dear Scott:

 

Enclosed please find two (2)
original copies of Exhibit “C” to Second Amendment, “Work Letter” for execution by Tenant for the above
referenced Tenant Build Project. Please sign both sets where indicated and return to me for execution. I will forward one fully
executed original to you for you files.

 

Also, at this time, pursuant to Section
5.(b) of the attached Work Letter, please notify us as to how much of the Tenant Improvement Allowance you elect to receive for
the build-out of this space. Per the Second Amendment to Lease, dated December 23, 2005 you have the following Tenant Improvement
Allowances available to you for your use.

 

	A)	$	- included in Base Rent
	B)	$	- ($ ____/psf) TI Allowance which will adjust Base Rent
	C)	$	- ($ ____/psf) Additional TI Allowance if B) is used in its entirety **
	 	 	**Note, option C does not increase Base Rent.**

 

At the time you notify us of your intent
to use any of the TI monies referenced herein, please also forward a copy of your Construction/Design budget. Please feel free
to contact me with any questions.

 

	 	Sincerely,
	 	 
	 	/s/ Erin Tice
	 	Erin Tice
	 	Asset Services Coordinator
	 	For ARE-Eastlake Avenue No. 3, LLC
	 	Landlord of Choice to the Life Science Industry

 

		cc:	Peter Moglia

Tim McBride

 

Landlord of Choice to the Life Science
IndustrySM

 

 

    	 

    	 

    

 

EXHIBIT C TO SECOND AMENDMENT

 

WORK LETTER

 

[Suite 360 - Paulovich Lab]

 

THIS WORK
LETTER dated June 6, 2006 (this “Work Letter”) is made and entered into by and between ARE-EASTLAKE
AVENUE NO. 3, LLC, a Delaware limited liability company (“Landlord”), and FRED HUTCHINSON CANCER
RESEARCH CENTER, a Washington nonprofit corporation (“Tenant”), and is attached to and made a part of the
Second Amendment dated December 23, 2005 (the “Second Amendment”), by and between Landlord and Tenant. Any initially
capitalized terms used but not defined herein shall have the meanings given them in the Second Amendment.

 

1.   General Requirements.

 

(a)         Tenant’s
Authorized Representative. Tenant designates Scott Rusch and Michael Carney (either such individual acting alone, “Tenant’s
Representative”) as the only persons authorized to act for Tenant pursuant to this Work Letter. Landlord shall not be
obligated to respond to or act upon any request, approval, inquiry or other communication (“Communication”) from
or on behalf of Tenant in connection with this Work Letter unless such Communication is in writing from Tenant’s Representative.
Tenant may change either Tenant’s Representative at any time upon not less than 5 business days advance written notice to
Landlord.

 

(b)         Landlord’s
Authorized Representative. Landlord designates Peter Moglia and Tim McBride (either such individual acting alone, “Landlord’s
Representative”) as the only persons authorized to act for Landlord pursuant to this Work Letter. Tenant shall not be
obligated to respond to or act upon any request, approval, inquiry or other Communication from or on behalf of Landlord in connection
with this Work Letter unless such Communication is in writing from Landlord’s Representative. Landlord may change either
Landlord’s Representative at any time upon not less than 5 business days advance written notice to Tenant.

 

(c)         Architects,
Consultants and Contractors. Landlord and Tenant hereby acknowledge and agree that (i) the architect (the “TI Architect”)
for the Tenant Improvements shall be selected by Tenant, subject to Landlord’s approval, which approval shall not be
unreasonably withheld, conditioned or delayed, and (ii) and the general contractor shall be BN Builder unless Landlord advises
Tenant otherwise in which case the general contractor and any subcontractors for the Tenant Improvements shall be selected by Tenant,
subject to Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Landlord shall
be named a third party beneficiary of any contract entered into by Tenant with the TI Architect, any consultant, any contractor
or any subcontractor, and of any warranty made by any contractor or any subcontractor.

 

    	C-1

    	 

    

 

2.   Tenant Improvements.

 

(a)         Tenant
Improvements Defined. As used herein, “Tenant Improvements” shall mean all improvements to the Expansion
Premises of a fixed and permanent nature as shown on the TI Construction Drawings, as defined in Section 2(c) below. Other
than completion of the Initial Landlord’s Work, as described in the Second Amendment, and funding the TI Allowance, Landlord
shall not have any obligation whatsoever with respect to the finishing of the Expansion Premises for Tenant’s use and occupancy.

 

(b)         Tenant’s
Space Plans. Tenant shall deliver to Landlord schematic drawings and outline specifications (the “TI Design Drawings”)
detailing Tenant’s requirements for the Tenant Improvements within June 6, 2006 hereof. Not more than 5 days thereafter,
Landlord shall deliver to Tenant the written objections, questions or comments of Landlord and the TI Architect with regard to
the TI Design Drawings. Tenant shall cause the TI Design Drawings to be revised to address such written comments and shall resubmit
said drawings to Landlord for approval within 10 days thereafter. Such process shall continue until Landlord has approved the TI
Design Drawings.

 

(c)         Working
Drawings. Not later than 10 business days following the approval of the TI Design Drawings, Tenant shall cause the TI Architect
to prepare and deliver to Landlord for review and comment construction plans, specifications and drawings for the Tenant Improvements
(“TI Construction Drawings”), which TI Construction Drawings shall be prepared substantially in accordance with
the TI Design Drawings. Tenant shall be solely responsible for ensuring that the TI Construction Drawings reflect Tenant’s
requirements for the Tenant Improvements. Landlord shall deliver its written comments on the TI Construction Drawings to Tenant
not later than 10 business days after Landlord’s receipt of the same; provided, however, that Landlord may not disapprove
any matter that is consistent with the TI Design Drawings. Tenant and the TI Architect shall consider all such comments in good
faith and shall, within 10 business days after receipt, notify Landlord how Tenant proposes to respond to such comments, but Landlord’s
review rights pursuant to the foregoing sentence shall not delay the design or construction schedule for the Tenant Improvements.
Any disputes in connection with such comments shall be resolved in accordance with Section 2(d) hereof. Provided that the
design reflected in the TI Construction Drawings is consistent with the TI Design Drawings, Landlord shall approve the TI Construction
Drawings submitted by Tenant. Once approved by Landlord, subject to the provisions of Section 4 below, Tenant shall not
materially modify the TI Construction Drawings except as may be reasonably required in connection with the issuance of the TI Permit
(as defined in Section 3(b) below).

 

(d)         Approval
and Completion. If any dispute regarding the design of the Tenant Improvements is not settled within 10 business days after
notice of such dispute is delivered by one party to the other, Tenant may make the final decision regarding the design of the Tenant
Improvements, provided (i) Tenant acts reasonably and such final decision is either consistent with or a compromise between Landlord’s
and Tenant’s positions with respect to such dispute, (ii) that all costs and expenses resulting from any such decision by
Tenant shall be payable out of the TI Fund (as defined in Section 5(d) below), and (iii) Tenant’s decision will not
affect the base Building, structural components of the Building or any Building systems. Any changes to the TI Construction Drawings
following Landlord’s and Tenant’s approval of same requested by Tenant shall be processed as provided in Section
4 hereof.

 

    	C-2

    	 

    

 

3.         Performance
of the Tenant Improvements.

 

(a)         Intentionally
Omitted.

 

(b)         Commencement
and Permitting of the Tenant Improvements. Tenant shall not commence construction of the Tenant Improvements prior to obtaining
and delivering to Landlord a building permit (the “TI Permit”) authorizing the construction of the Tenant Improvements
consistent with the TI Construction Drawings approved by Landlord. The cost of obtaining the TI Permit shall be payable from the
TI Fund. Landlord shall assist Tenant in obtaining the TI Permit. Prior to the commencement of the Tenant Improvements, Tenant
shall deliver to Landlord a copy of any contract with Tenant’s contractors (including the TI Architect), and certificates
of insurance from any contractor performing any part of the Tenant Improvement evidencing industry standard commercial general
liability, automotive liability, “builder’s risk”, and workers’ compensation insurance. Tenant shall cause
the general contractor to provide a certificate of insurance naming Landlord, Alexandria Real Estate Equities, Inc., and Landlord’s
lender (if any) as additional insureds for the general contractor’s liability coverages required above.

 

(c)         Substantial
Completion. Tenant shall Substantially Complete or cause to be Substantially Completed the Tenant Improvements. Upon Substantial
Completion of the Tenant Improvements, Tenant shall require the TI Architect and the general contractor to execute and deliver,
for the benefit of Tenant and Landlord, a Certificate of Substantial Completion in the form of the American Institute of Architects
(“AIA”) document G704. Tenant shall be responsible for correcting any deficiencies or defects in the Tenant
Improvements.

 

(d)         Selection
of Materials. Where more than one type of material or structure is indicated on the TI Construction Drawings approved
by Tenant and Landlord, the option will be within Tenant’s reasonable discretion if the matter concerns the Tenant Improvements,
and within Landlord’s sole and absolute subjective discretion if the matter concerns the structural components of the Building
or any Building system..

 

(e)         Intentionally
Omitted.

 

(f)         Intentionally
Omitted.

 

4.         Changes.
Any changes requested by Tenant to the Tenant Improvements after the delivery and approval by Landlord of the TI Design Drawings
(“Changes”) shall be requested and instituted in accordance with the provisions of this Section 4 and shall
be subject to the written approval of Landlord and the TI Architect, such approval not to be unreasonably withheld, conditioned
or delayed.

 

    	C-3

    	 

    

 

(a)         Tenant’s
Request For Changes. If Tenant shall desire any Changes, Tenant shall request such Changes by notifying Landlord in writing
in substantially the same form as the AIA standard change order form (a “Change Request”), which Change Request
shall detail the nature and extent of any such Change. Such Change Request must be signed by Tenant’s Representative. Landlord
shall review and approve or disapprove such Change Request within 10 business days thereafter, provided that Landlord’s approval
shall not be unreasonably withheld, conditioned or delayed.

 

(b)         Implementation
of Changes. If Landlord approves such Change and Tenant deposits with Landlord any Excess TI Costs (as defined in Section
5(d) below) required in connection with such Change, Tenant may cause the approved Change to be instituted. If any TI Permit
modification or change is required as a result of such Change, Tenant shall promptly provide Landlord with a copy of such TI Permit
modification or change.

 

5.          Costs.

 

(a)         Budget
For Tenant Improvements. Before the commencement of construction of the Tenant Improvements, Tenant shall obtain a detailed
breakdown by trade of the costs incurred or that will be incurred in connection with the design and construction of the Tenant
Improvements (the “Budget”), and deliver a copy of the Budget to Landlord for Landlord’s approval, which
shall not be unreasonably withheld or delayed. The Budget shall be based upon the TI Construction Drawings approved by Landlord
and shall include a payment to Landlord of administrative rent (“Administrative Rent”) equal to 2% of the TI
Costs (as defined below) for monitoring and inspecting the construction of the Tenant Improvements and Changes, which sum shall
be payable from the TI Fund (as defined in Section 5(d)). Administrative Rent shall include, without limitation, all out-of-pocket
costs, expenses and fees incurred by or on behalf of Landlord arising from, out of, or in connection with monitoring the construction
of the Tenant Improvements and Changes, and shall be payable out of the TI Fund. If the Budget is greater than the TI Allowance,
Tenant shall deposit with Landlord the difference, in cash, prior to the commencement of construction of the Tenant Improvements
or Changes, for disbursement by Landlord as described in Section 5(d).

 

(b)         TI
Allowance. Landlord shall make available for use by Tenant the Expansion Allowance, the Tenant Improvement Allowance and the
Additional Tenant Improvement Allowance as such terms are defined in Section 6 of the Second Amendment.

 

Before commencing the Tenant
Improvements (as defined in Section 6 below), Tenant shall notify Landlord how much Additional Tenant Improvement Allowance
Tenant has elected to receive from Landlord. Such election shall be final and binding on Tenant, and may not thereafter be modified
without Landlord’s consent, which may be granted or withheld in Landlord’s sole and absolute subjective discretion.
The TI Allowance shall be disbursed in accordance with this Work Letter.

 

Tenant shall have no right to
the use or benefit (including any reduction to or payment of Base Rent) of any portion of the TI Allowance not required for the
construction of (i) the Tenant Improvements described in the TI Construction Drawings approved pursuant to Section 2(d)
or (ii) any Changes pursuant to Section 4.

    	C-4

    	 

    

 

(c)         Costs
Includable in TI Fund. The TI Fund shall be used solely for the payment of design, permits and construction costs in connection
with the construction of the Tenant Improvements, including, without limitation, the cost of electrical power and other utilities
used in connection with the construction of the Tenant Improvements, the cost of preparing the TI Design Drawings and the TI Construction
Drawings, all costs set forth in the Budget, including Landlord’s Administrative Rent and the cost of Changes (collectively,
“TI Costs”). Notwithstanding anything to the contrary contained herein, the TI Fund shall not be used to purchase
any furniture, personal property or other non-Building system materials or equipment, including, but not limited to, Tenant’s
voice or data cabling, non-ducted biological safety cabinets and other scientific equipment not incorporated into the Tenant Improvements.

 

(d)         Excess
TI Costs. Landlord shall have no obligation to bear any portion of the cost of any of the Tenant Improvements except to the
extent of the TI Allowance. If at any time the remaining TI Costs under the Budget exceed the remaining unexpended TI Allowance,
Tenant shall deposit with Landlord, as a condition precedent to Landlord’s obligation to complete the Tenant Improvements,
100% of the then current TI Cost in excess of the remaining TI Allowance (“Excess TI Costs”). If Tenant fails
to deposit any Excess TI Costs with Landlord, Landlord shall have all of the rights and remedies set forth in the Lease for nonpayment
of Rent (including, but not limited to, the right to interest at the Default Rate and the right to assess a late charge). For purposes
of any litigation instituted with regard to such amounts, those amounts will be deemed Rent under the Second Amendment. The TI
Allowance and Excess TI Costs are herein referred to as the “TI Fund.” Funds deposited by Tenant shall be the
first disbursed to pay TI Costs. Notwithstanding anything to the contrary set forth in this Section 5(d). Tenant shall be
fully and solely liable for TI Costs and the cost of Minor Variations in excess of the TI Allowance. If upon Substantial Completion
of the Tenant Improvements and the payment of all sums due in connection therewith there remains any undisbursed portion of the
TI Fund, Tenant shall be entitled to such undisbursed TI Fund solely to the extent of any Excess TI Costs deposit Tenant has actually
made with Landlord

 

(e)         Payment
for TI Costs. During the course of design and construction of the Tenant Improvements, Landlord shall pay TI Costs once a month
against a draw request in Landlord’s standard form, containing such certifications, lien waivers (including a conditional
lien release for each progress payment and unconditional lien releases for the prior month’s progress payments), inspection
reports and other matters as Landlord customarily obtains, to the extent of Landlord’s approval thereof for payment, no later
than 30 days following receipt of such draw request. Upon completion of the Tenant Improvements (and prior to any final disbursement
of the TI Fund), Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors and first tier
subcontractors who did the work and final, unconditional lien waivers from all such contractors and first tier subcontractors;
(ii) as-built plans (one copy in print format and two copies in electronic CAD format) for such Tenant Improvements; (iii) a certification
of substantial completion in Form AIA G704, (iv) a certificate of occupancy for the Expansion Premises; and (v) copies of all operation
and maintenance manuals and warranties affecting the Expansion Premises.

 

6. Intentionally Omitted.

    	C-5

    	 

    

 

7.         
Miscellaneous.

 

(a)         Consents.
Whenever consent or approval of either party is required under this Work Letter, that party shall not unreasonably withhold, condition
or delay such consent or approval, unless expressly set forth herein to the contrary.

 

(b)         Modification.
No modification, waiver or amendment of this Work Letter or of any of its conditions or provisions shall be binding upon Landlord
or Tenant unless in writing signed by Landlord and Tenant.

 

IN WITNESS WHEREOF,
Landlord and Tenant have executed this Work Letter to be effective on the date first above written.

 

	LANDLORD:	ARE-EASTLAKE AVENUE NO. 3, 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/ JENNIFER PAPPAS
	 	 	 	Its:	V.P.& ASSISTANT SECRETARY
	 	 	 
	TENANT:	FRED HUTCHINSON CANCER RESEARCH
	 	CENTER, a Washington nonprofit corporation
	 	 	 
	 	By:	/s/ Scott Rusch
	 	Its:	V.P. FACILITIES & OPERATIONS

 

    	C-6

    	 

    

 

 

	Via Federal Express	July 25, 2006	
        ARE-Eastlake Avenue No. 3, LLC

        1616 EASTLAKE AVENUE EAST

        SUITE 100

        SEATTLE, WA 98102

        TEL: 206-328-5516

        FAX: 206-328-5810

 

Mr. Scott Rusch

Fred Hutchinson Cancer Research Center

1100 Fairview Avenue N., J5-100

PO Box 19024

Seattle, WA 98109-1024

 

		Re:	1616 Eastlake Avenue East, Seattle, WA 9S102 

Paulovich Lab - Construction Documents

 

LEASE AGREEMENT DATED JANUARY
16,2004 BETWEEN ARE-EASTLAKE AVENUE NO. 3. LLC. (“LANDLORD”), AND FRED HUTCHINSON CANCER RESEARCH CENTER (“TENANT”),
AS AMENDED, FOR THE PREMISES LOCATED AT 1616 Eastlake Avenue East, Seattle, WA 98102

 

Dear Scott:

 

Landlord has reviewed the Construction Set
plans titled Paulovich Lab, Suite 360 dated June 5, 2006, and provided by SAB Architects.

 

Landlord hereby approves the plans and authorizes
Tenant to proceed with construction of the above mentioned Paulovich Lab (“Improvements”); however, the foregoing consent
is expressly subject to and conditioned upon the following:

 

		1.	The Improvements shall be constructed pursuant to the plans and specifications referenced above as they relate to the structural,
mechanical and electrical portions of the work. A licensed, bonded and insured contractor shall construct all Improvements.

 

		2.	The Improvements shall be conducted by a licensed contractor, whose Washington state contractor’s License Number must
be provided prior to commencement of the Improvements.

 

		3.	The performance of the Improvements shall be conducted in compliance with all Applicable Laws (as that term is defined in the
above-referenced Lease), including without limitation the provisions of the Americans with Disabilities Act (“ADA”),
OSHA regulations, Washington State Labor & Industries rules, regulations & directives; and in a good and workmanlike manner.

 

Landlord of Choice to the Life Science
IndustrySM

    	 

    	 

    

July 25,2006

FHCRC - Consent to Improvements

Page 2 of 3

 

		4.	All costs in connection with your performance of the Improvements consented to hereunder shall be fully paid by you, and you
shall not permit any mechanic’s, materialmen or other such liens to be filed against the Premises or any interest therein
as a result of such work.

 

		5.	The performance of the Improvements shall otherwise conform with all conditions and requirements of the above-referenced Lease
and all other terms, provisions, and requirements of said Lease.

 

		6.	You shall provide to Landlord prior to the start of construction, but in no event later than fifteen (15) days following the
date of this letter, Certificate of Insurance and Endorsements for the general contractor naming ARE-Eastlake Avenue No. 3, LLC
and Alexandria Real Estate Equities, Inc. as additionally insured.

 

		7.	Upon the completion of the Improvements, you will promptly provide to the undersigned, on behalf of Landlord, if applicable;
(a) a hard and electronic (CAD) copy of the City-approved plans and specifications for the Improvements, (b) a copy of the City
building permit for the Improvements, and (c) a copy of the signed-off City Inspection card for the Improvements.

 

		8.	All Improvements and additions that affect the building’s exterior walls, roof line and/or floor slab must be constructed
in accordance with the certifications and confirmations as provided by the structural engineer. Any Improvements or additions that
deviate from these conditions or confirmations require the additional review and consent of Landlord.

 

		9.	All Improvements and additions that affect the building mechanical systems must be non-proprietary
and must be made compatible with the existing system serving the building.

 

		10.	All underground drainage systems, if applicable, that are installed and tied to existing site drains will be installed in good
workmanlike manner and will be provided with sufficient clean out locations such as to ensure ease of maintenance.

 

		11.	All proposed building and site signage, if applicable, described in the plans and specifications for which this Consent is
issued requires the further written review and consent of Landlord prior to fabrication and installation upon the Premises and
such signage is not made a part of this Consent package.

 

This consent has been given with the understanding
that (i) you will comply with each and all of the conditions set forth in this letter, (ii) no Event of Default currently exists
under the above-referenced Lease, and (iii) no Hazardous Materials (as that term is defined in said Lease), including but not limited
to asbestos or asbestos-containing materials, shall be used by you or your agents or contractors in the construction of any of
the Alterations permitted hereunder. Please note that it is the Landlord’s intention to post and record a Notice of Non-Responsibility
or other notice Landlord deems proper in connection with your construction and installation of the Improvements consented to hereunder.

 

    	 

    	 

    

July 25,2006

FHCRC - Consent to Improvements

Page 3 of 3

 

Very truly yours,

 

ARE-Eastlake Avenue No. 3, LLC

a Delaware limited liability corporation

 

/s/ Timothy McBride

 

		by:	Timothy McBride

			Senior Director - Lab Services & Operations

 

		cc:	Peter Moglia

			Erin Tice

 

    	 

    	 

    

 

    	 

    	 

    

 

 

	 	 	ARE-Eastlake Avenue No. 3, LLC
	
        December 28,2004

         

 

BY FEDERAL EXPRESS
	 	135 N. LOS ROBLES ANVENUE
 SUITE 260
 PASADENA, CA 91101
 TEL: 626-578-0777
 FAX: 626-578-0770

 

	 	confidential - for addressee only -
	 	do not duplicate or distribute

 

Fred Hutchinson Cancer Research Center

823 Yale Avenue N.

Seattle, WA 98109

Attention: Mr. Scott Rusch, Vice President, Facilities
& Operations

Phone: (206) 667-4242

Facsimile: (206) 667-5104

 

Re: 1616 Eastlake Avenue East - Tenant Improvement
Allowance Restated

 

Dear Scott:

 

Section 2 of the First Amendment
to Lease Agreement dated March 31, 2004 restated the Rentable Square Footage in the Basic Lease Provisions to be 100,295 rentable
square feet. Although other definitions relating to rentable square footage were also modified to account for this restatement
(i.e. Additional Laboratory Premises) the TI Allowance amounts set forth in Exhibit C of the Lease Agreement were mistakenly not
restated. All initially capitalized terms used herein but not otherwise defined shall have the respective meanings ascribed thereto
in the Lease Agreement.

 

Therefore, this letter shall
serve as an agreement between Landlord and Tenant that the nominal dollar amount set forth in section 5(b)(i)(A) is hereby restated
to be $      and the nominal dollar amount set forth in section 5(b)(i)(B) is hereby restated to
be $     .

 

	 	Very truly yours,
	 	 
	 	/s/ Peter M. Moglia
	 	 
	 	Peter M. Moglia
	 	Vice President, Seattle
	 	For ARE-Eastlake Avenue No. 3, LLC.

 

ACCEPTED AND AGREED TO

 

FRED HUTCHINSON CANCER RESEARCH CENTER,

a Washington nonprofit corporation

	By:	/s/ Scott Rusch	 
	Its: V.P., Facilities & Operations

 

    	 

    	 

    

 

 

    	1

    	 

    
 

1616 Eastlake Avenue East Hutch Space and Allowances

 

Floor

2nd Floor - Initial

2nd Floor - Additional

4th & 5th Floor-Initial 

4th & 5th Floor - Additional

 

    	 

    	 

    

 

 

    	 

    	 

    

 

1616 Eastlake Lab Programming

	 	Room Area
	 	(nsf)
	Mandy Paulovich Lab	 
	Lab	1154
	Lab Support	 
	TC	183
	Equip	337
	 	 
	Office	 
	faculty	126
	staff scientist	82
	Shared office for 4	195
	Admin	89
	_________________________	 
	Subtotal, Paulovich	2,168
	 	 
	Common / Shared Space	 
	Conference/	265
	dark room	82
	mail/copy/work room	148
	Waste staging / carts	82
	Lab Support	38
	Closet	4
	_________________________	 
	Subtotal, Common	619
	 	 
	Proteomics: Early Detection	 
	Lab	 
	Mass Spec Lab*	665
	Lab Support	 
	Wet Lab	410
	Gas Closet	20
	_________________________	 
	Subtotal. Proteomics EDI	1,095
	 	 
	Expansion Space (TBN)	 
	Lab	196
	 	 
	 	4,078

 

3/20/2006

    	 

    	 

    

 

 

    	 

    	 

    

 

 

    	 

    	 

    

 

 

 

	VIA FACSIMILE & HAND DELIVERY	 	385 E. COLORADO BOULEVARD
 SUITE 299
 PASADENA, CA 91101
 TEL: 626-578-0777
 FAX: 626-578-0770

November 29, 2005

 

	 	confidential - for addressee only -

do not duplicate or distribute

Fred Hutchinson Cancer Research Center

1100 Fairview Avenue N., J5-100

P.O. Box 19024

Seattle, WA 98109-1024

Telephone: (206) 667-4242

Facsimile: (206) 667-5104

Attention: Mr. Scott Rusch

 

		Re:	Revised Proposed Lease Transaction Terms for Laboratory and Office Space at 1616 Eastlake Avenue, Seattle, Washington

 

Dear Scott:

 

Pursuant to the notice exercising a Right
of First Negotiation granted to the Fred Hutchinson Cancer Research Center (“Tenant”) in the Lease Agreement
dated January 16, 2004 (“Existing Lease”), ARE-Eastlake Avenue No. 3, LLC (“Landlord”) is
presenting this proposal to lease laboratory and office space at the approximately 165,493 square foot building known as 1616 Eastlake
Avenue East (“Property”) in Seattle’s South Lake Union/Eastlake submarket.

 

1 • Premises:
Tenant shall lease a total of approximately 6,130 rentable square feet (RSF) on the southwestern portion of the 3rd
floor (“Premises”). The space shall be subdivided (without walls) into the “Initial Premises”
of approximately 3,057 RSF and the “Expansion Premises” of approximately 3,073 RSF as depicted in Exhibit A.

 

		2.	Lease Term & Commencement Dates: The term of the Lease (the “Term”) shall commence on the Commencement
Date, as defined below, and shall expire on November 30, 2014. The “Commencement Date” shall mean the date of
substantial completion of the Tenant Improvements for the Initial Premises, as defined in Section 6 below. The targeted Commencement
Date shall be February 15, 2006.

 

Landlord of Choice to the Life Science
Industry*

 

    	 

    	 

    
 

	FHCRC	 
	November 29,2005	confidential - for addressee only -
	Page 2 of 5	do not duplicate or distribute

 

		3.	Tenant Improvements: Landlord shall endeavor to deliver
                                                                the Initial Premises to Tenant on the Commencement Date with Initial
                                                                Landlord’s Work substantially complete. As used herein,
                                                                “Initial Landlord’s Work” shall mean
                                                                the management of the construction of the Tenant Improvements
                                                                plan in substantial compliance with Initial Premises identified
                                                                in the attached Exhibit A. Upon notice from Tenant, Landlord shall
                                                                endeavor to deliver the Expansion Premises with Expansion Landlord’s
                                                                Work substantially complete within a mutually agreeable
                                                                time period in substantial compliance to a floor plan to be provided
                                                                by Tenant and approved by Landlord in its sole and absolute discretion.
                                                                As used herein, “Expansion Landlord’s Work”
                                                                shall mean the management of the construction of the Tenant
                                                                Improvements plan in substantial compliance with the floor plan
                                                                of the Expansion Premises. Landlord shall provide Tenant an allowance
                                                                of __1 (“Expansion Allowance”) for
                                                                the construction of Expansion Landlord’s Work by the contractor
                                                                retained by Landlord and approved by Tenant for the construction
                                                                of the Expansion Landlord’s Work. Substantial completion
                                                                shall mean the completion of Initial Landlord’s Work or
                                                                Expansion Landlord’s Work, subject only to punch list items
                                                                which do not materially affect Tenant’s use of the Premises.

 

With a corresponding adjustment in Base Rent described
below, Landlord shall make available to Tenant an allowance (the “Tenant Improvement Allowance”) in the maximum
amount of $    per rentable square foot of the Premises. If Tenant draws the full amount of the Tenant Improvement
Allowance, Landlord shall provide an additional allowance of up to $    per rentable square foot of the Premises
(“Additional Tenant Improvement Allowance”) for use by Tenant without a rent adjustment,

 

The Expansion Allowance, Tenant Improvement Allowance,
and the Additional Tenant Improvement Allowance may be used by Tenant only in connection with the design and construction of improvements
to the Premises in accordance with designs and plans submitted by Tenant and approved by Landlord (the “Tenant Improvements”).
The Tenant Improvements shall be designed and constructed by architects and contractors selected by Landlord and approved by Tenant.
All disbursements of the Expansion Allowance, Tenant Improvement Allowance, and the Additional Tenant Improvement Allowance and
the construction of the Tenant Improvements shall be in accordance with a work letter to be executed by Landlord and Tenant concurrently
with the execution of the Lease. In addition to the other amounts payable by Tenant to Landlord under the Lease, Tenant shall pay
to Landlord as administrative rent out of the Expansion Allowance, Tenant Improvement Allowance, and the Additional Tenant Improvement
Allowance the amount of 5% of the total cost of the Tenant Improvements.

 

		4.	Base Rent: Initial Base Rent for the Initial Premises shall be $ __ per RSF absolute triple net (NNN). Initial Base
Rent for the Expansion Premises shall be $ __ per RSF absolute triple net (NNN). Upon the earlier to occur of i) substantial completion
of Expansion Landlord’s Work, or ii) the first anniversary of the first full month after the Lease Commencement Date; Base
Rent for the Expansion Premises shall equal the Base Rent of the Initial Premises as adjusted by the Rent Adjustment Percentage,
defined below.

 

For each dollar or portion thereof of the Tenant
Improvement Allowance disbursed by Landlord, the Base Rent for the Premises shall increase by __ per year. All components of Base
Rent shall be increased each year by the Rent Adjustment Percentage.

 

 

1 This is based upon the attached schedule labeled
Exhibit B and equates to $__ per rsf.

 

    	 

    	 

    

 

	FHCRC	 
	November 29,2005	confidential - for addressee only -
	Page 3 of 5	do not duplicate or distribute

 

Beginning on the 1st anniversary after the first foil
month of the Lease Commencement Date, and annually thereafter, Base Rent shall increase by an amount equal to the CPI-Index “All
Urban Consumers, Seattle-Tacoma-Bremerton, WA Area” during the previous period year. Any increase shall be no less than 3.0%
and shall not exceed 6.0% regardless of changes in the CPI-Index measurement. Such adjustment shall be known as the “Rent
Adjustment Percentage”.

 

		5.	Operating Expenses: Per the Existing Lease.

 

		6.	Security Deposit: Per the Existing Lease.

 

		7.	Parking. Per the Existing Lease.

 

		8.	Subleasing. Per the Existing Lease.

 

		9.	Agency. Landlord shall cause to be paid to GVA Kidder Matthews (“Broker”) a commission in the amount
agreed upon by Landlord and Broker pursuant to a separate agreement. Landlord and Tenant agree that there is no other broker, finder
or intermediary with whom they have dealt in connection with this transaction, and agree to indemnify each other against all claims
for fees, commissions or other compensation claimed to be due to any other broker, finder or intermediary with whom the indemnifying
party may have dealt in connection with this transaction. Both parties acknowledge that said Broker from time to time represents
Landlord, but in this contemplated transaction shall solely represent the Tenant.

 

		10.	Lease Form. Lease Amendment to the Existing
Lease.

 

		11.	Expiration. This proposal shall expire at 5:00 PM PST on Monday, December 5,2005. If Tenant accepts this proposal, Tenant
shall have until 5:00 PM PST on the day that is the fifteenth day following Tenant’s receipt of the Lease Amendment (“Expiration
Date”) to execute it. If the parties are unable to agree upon terms and conditions for the leasing the Premises (which
agreement must be evidenced by a fully executed and delivered agreement pursuant to Section 41 of the Existing Lease) prior to
the Expiration Date, then Tenant shall have no further right with respect to the leasing of the Premises and Landlord may proceed
to negotiate for the leasing of the Premises with third-parties.

 

		12.	Confidentiality. Landlord and Tenant agree that this letter and all negotiations and related documentation will remain
confidential and that no press or other publicity release or communication to the general public concerning the proposed transaction
contemplated herein will be issued without the other party’s prior written approval, unless applicable law requires such
disclosure.

 

    	 

    	 

    

 

FHCRC

	November 29,2005	confidential - for addressee only -
	Page 4 of 5	do not duplicate or distribute

 

This letter is intended for discussion
purposes only and both Landlord and Tenant each acknowledge that a transaction of the type contemplated by this letter involves
detailed terms and conditions, which have not yet been agreed upon. This letter is in no way intended to be a complete or definitive
statement of all the terms and conditions of the proposed transaction, but contemplates and is subject to the negotiation and execution
of a mutually satisfactory agreement. Neither Landlord nor Tenant will be legally bound in any manner unless and until both parties
have executed an agreement except with respect to Section 12, the terms and provisions of which shall be binding upon each
of Landlord and Tenant. Neither Landlord nor Tenant shall have any liability to the other party for damages arising from the termination
of negotiations with respect to matters set forth herein prior to execution and delivery of a mutually satisfactory lease agreement.

 

[Remainder of page intentionally left blank.]

 

    	 

    	 

    

 

	FHCRC	 
	November 29,2005	confidential - for addressee only -
	Page 5 of 5	do not duplicate or distribute

 

I look forward to hearing from
you and moving forward with the proposed transaction in an expeditious manner.

 

Sincerely,

 

/s/ Peter M. Moglia

 

Peter M. Moglia

Vice President, Seattle

For ARE-EASTLAKE AVENUE NO. 3, LLC

 

TENANT

ACKNOWLEDGED AND AGREED

Fred Hutchinson Cancer Research Center

 

	By:	/s/ Scott Rusch	 
	 	 	 
	Its:	V.P. Facilities & Operation	 
	 	 	 
	Date:	12/5/05	 

 

LANDLORD

ACKNOWLEDGED AND AGREED

ARE-EASTLAKE AVENUE NO. 3, 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: 	 	 

 

	cc:	Ms. Mary McGeough	Mr. John Cox - Strictly Confidential
	 	Mr. Joel S. Marcus	 
	 	Mr. James H. Richardson	 
	 	Ms. Jennifer Pappas	 
	 	Mr. Tim McBride	 
	 	Ms. Erin Tice	 
	 	Ms. Jessica Stephens	 

 

    	 

    	 

    

 

 

    	 

    	 

    

 

EXHIBIT B

 

CONFIDENTIAL-DO NOT COPY OR DISTRIBUTE

 

 

    	 

    	 

    

 

THIRD AMENDMENT TO LEASE

 

THIS
THIRD AMENDMENT TO LEASE (this “Third Amendment”) is made as of September 27, 2006, by and between ARE-EASTLAKE
AVENUE NO.3, LLC, a Delaware Limited liability company (“Landlord”), and FRED HUTCHINSON
CANCER RESEARCH CENTER, a Washington nonprofit corporation (“Tenant”).

 

RECITALS

 

A.         Landlord
and Tenant entered into that certain Lease Agreement dated as of January 16, 2004, as amended by that certain First Amendment,
to Lease Agreement dated March 31, 2004, and as further amended by that certain Second Amendment to Lease dated December 23, 2005
(“Second Amendment”) (as amended, the “Lease”). Pursuant to the Lease, Tenant
leases certain premises in a building (the “Building”) located at 1616 Eastlake Avenue East, Seattle,
Washington. Capitalized terms used herein without definition shall have the meanings defined for such terms in the Lease;

 

B.         Pursuant
to the terms of the Second Amendment, Landlord and Tenant amended the Lease to, among other things, effect an expansion of the
Premises from 100,295 rentable square feet to 106,425 rentable square feet.

 

C.         Landlord
and Tenant now desire, subject to the terms and conditions set forth below, to the reduce the rentable square footage of the Additional
Expansion Premises by 288 rentable square feet.

 

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.          Premises.

 

(a)         Section
1 of the Second Amendment is hereby deleted in its entirety and replaced with the following:

 

In addition
to the Original Premises as described in the Lease, Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the
southwestern portion of the third (3rd) floor, consisting of approximately 5,842 rentable square feet, as described in Exhibit
A attached hereto (the “Expansion Premises”). Said space shall be subdivided (without walls) into the “Initial
Expansion Premises” of approximately 3,057 rentable square feet and the “Additional Expansion Premises”
of approximately 2,785 rentable square feet, as depicted in Exhibit A. For the purposes hereof, the Initial Expansion
Premises and the Additional Expansion Premises are sometimes collectively referred to as the Expansion Premises. As of the Expansion
Premises Commencement Date (as defined below), the term “Premises” shall be deemed to be the Original Premises
and the Expansion Premises and the term “Rentable Area of Premises” as described in the Basic Lease Provisions
to the Lease shall mean 106,137 rentable square feet.

    	 

    	 

    

 

(b)         Exhibit
A to the Lease is hereby deleted in its entirety and replaced with Exhibit A attached to this Third Amendment. Exhibit
D to the Second Amendment is hereby deleted in its entirety.

 

		2.	Tenant’s Share. Section 4 of the Second
Amendment is hereby deleted in its entirety and replaced with the following:

 

Effective
as of the Expansion Premises Commencement Date, and in addition to Base Rent and all amounts owing for the Premises under the Lease,
Tenant’s Share is amended to be 64.13%.

 

		3.	Definition of Operating Expenses. The definition
of “Operating Expenses” set forth in Section 5(b”) of the Lease is hereby amended to add the following
new subsection:

 

(xxxvi)
services provided and costs incurred in connection with the operation the glass wash and any other equipment or services provided
by Landlord in the area depicted as the “Shared Lab Space” on attached Exhibit A including, without limitation,
costs of Utilities for the Shared Lab Space.

 

4.           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.

 

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

 

	LANDLORD	ARE-EASTLAKE AVENUE NO. 3 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/ Gary Dean.
	 	 	 	Its	A.V.P – Real Estate Legal Affairs
	 	 
	TENANT:	FRED HUTCHINSON CANCER
	 	RESEARCH CENTER, a Washington
	 	nonprofit corporation
	 	 
	 	By	/s/ Scott Rusch.
	 	Its	V.P. Facilities & Operations.

 

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EXHIBIT A

 

THE PREMISES

 

[Attached]

 

    	 

    	 

    

 

 

    	 

    	 

    

 

FOURTH AMENDMENT TO LEASE

 

THIS
FOURTH AMENDMENT TO LEASE (this “Fourth Amendment”) is made as of Nov 13, 2007 (“Effective
Date”), by and between ARE-EASTLAKE AVENUE NO. 3, LLC, a Delaware limited liability company (“Landlord”),
and FRED HUTCHINSON CANCER RESEARCH CENTER, a Washington nonprofit corporation (“Tenant”).

RECITALS

 

A.         Landlord
and Tenant entered into that certain Lease Agreement dated as of January 16, 2004, as amended by that certain First Amendment to
Lease Agreement dated March 31, 2004, as further amended by that certain Second Amendment to Lease dated December 23, 2005, and
as further amended by that certain Third Amendment to Lease (“Third Amendment”) dated September 27, 2006 (as
amended, the “Lease”). Pursuant to the Lease, Tenant leases certain premises in a building (the “Building”)
located at 1616 Eastlake Avenue East, Seattle, Washington. Capitalized terms used herein without definition shall have the
meanings defined for such terms in the Lease.

 

B.         Pursuant
to the terms of the Third Amendment, Landlord and Tenant amended the Lease to, among other things, reduce the rentable square footage
of the Additional Expansion Premises by 288 rentable square feet.

 

C.         Landlord
and Tenant now desire, subject to the terms and conditions set forth below, to restore to the Additional Expansion Premises the
288 rentable square feet of space previously removed from of the Additional Expansion Premises (“Restored 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.         Premises.

 

(a)         Notwithstanding
anything to the contrary contained in the Lease, commencing as of the Effective Date:

 

(i)         
Expansion Premises shall include the Restored Premises, as depicted on Exhibit A attached hereto.

 

(ii)         “Additional
Expansion Premises” shall mean approximately 3,073 rentable square feet as depicted on Exhibit A.

 

(iii)         The
term “Rentable Area of Premises” as described in the Basic Lease Provisions to the Lease shall mean 106,425
rentable square feet.

 

(iv)
Subject to the terms of a license agreement being entered concurrently herewith between Landlord and Tenant, during the Expansion
Term, Tenant shall have the non-exclusive right, at no additional cost to Tenant, to use the shared area depicted on Exhibit
B attached hereto.

 

    	 

    	 

    

 

(b)         Exhibit
A to the Lease is hereby deleted in its entirety and replaced with Exhibit A attached hereto.

 

		2.	Base Rent. Commencing as of the Effective Date, Base Rent for the Restored Premises
shall be payable by Tenant at the same rate per rentable square foot on an annual basis as is payable by Tenant for the balance
of the Additional Expansion Premises.

 

		3.	Tenant’s Share. Notwithstanding anything to the contrary contained in the Lease,
commencing as of the Effective Date, in addition to Base Rent and all amounts owing for the Premises under the Lease, Tenant’s
Share as described in the Basic Lease Provision of the Lease for calculating Tenant’s Share of Expenses and Taxes with respect
to both the Original Premises and the Expansion Premises shall be 64.3%.

 

		4.	Definition of Operating Expenses. Commencing as of the Effective Date, the definition
of “Operating Expenses” set forth in Section 5(b) of the Lease is hereby amended to delete subsection
(xxxvi).

 

		5.	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.]

 

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

 

	LANDLORD	 	ARE-EASTLAKE AVENUE NO. 3 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/ Gary Dean .
	 	 	 	 	Its	VP – RE Legal Affairs .
	 	 	 
	TENANT:	 	FRED HUTCHINSON CANCER
	 	 	RESEARCH CENTER, a Washington
	 	 	nonprofit corporation
	 	 	 
	 	 	By	/s/ Scott Rusch .
	 	 	Its	V.P. Facilities & Operations .

 

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[TENANT NOTARIAL ACKNOWLEDGMENT]

	STATE OF WASHINGTON	)
	 	) ss.
	COUNTY OF KING	)

 

On November 13,
2007 before me, Scott Rusch (here insert name and title of the officer), personally appeared ______________________________,
personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed
to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and
that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed
the instrument.

 

WITNESS my hand and
official seal.

 

	Signature	  /s/ Mary L. McGeough.	 

 

[LANDLORD NOTARIAL ACKNOWLEDGMENT] 

	STATE OF CALIFORNIA	)
	 	) ss.
	COUNTY OF LOS ANGELES	)

 

On November 27,
2007 before me, Elizabeth M. Aguilera, Notary Public (here insert name and title of the officer), personally appeared
Gary Dean, personally known to me to be the person whose name is subscribed to the within instrument and acknowledged to
me that he executed the same in his authorized capacity, and that by his signature on the instrument the person, or the entity
upon behalf of which the person acted, executed the instrument.

 

WITNESS my hand and
official seal.

 

	Signature	  /s/ Elizabeth M. Aguilera 	 

 

 

    	 

    	 

    

 

EXHIBIT
A

 

THE PREMSIS

 

[Attached]

 

    	A-1

    	 

    

 

 

    	B-1

    	 

    

 

EXHIBIT
B

 

SHARED
AREA

 

[Attached]

 

    	 

    	 

    

 

 

    	 

    	 

    

 

Exhibit
B

 

temporary
lab space

 

(Floor
plan)

 

    	 

    	 

    

 

 

    	 

    	 

    

 

Exhibit C

 

Temporary Office Space

 

(Floor plan)

 

    	 

    	 

    

 

 

    	 

    	 

    

 

Exhibit D

 

Permanent Lab Space

 

(Floor plan)

 

    	 

    	 

    

 

 

    	 

    	 

    

 

Exhibit E

 

Permanent Office Space

 

(Floor plan)

 

    	 

    	 

    

 

 

    	 

    	 

    

 

Exhibit F

 

Temporary Premises FF&E

 

(to be completed upon delivery)

    	 

    	 

    

 

Exhibit G

 

Permanent Premises FF&E

 

(to be completed upon delivery)OFFICE LEASE

between

 

5435 Balboa, LLC,

a California limited liability company

 

(Landlord)

 

and

 

 

Derycz Scientific, Inc.,

a Nevada corporation

 

 

(Tenant)

 

    	 

    	 

    

OFFICE LEASE

 

TABLE OF CONTENTS

 

	ARTICLE I - DEFINITIONS	2
	ARTICLE II - PREMISES	3
	ARTICLE III - TERM	3
	ARTICLE IV - RENTAL	3
	ARTICLE V - SECURITY DEPOSIT	7
	ARTICLE VI - USE OF PREMISES	7
	ARTICLE VII - UTILITIES AND SERVICES	8
	ARTICLE VIII - MAINTENANCE AND REPAIRS	9
	ARTICLE IX - ALTERATIONS, ADDITIONS AND IMPROVEMENTS	10
	ARTICLE X - INDEMNIFICATION AND INSURANCE	11
	ARTICLE XI - DAMAGE OR DESTRUCTION	12
	ARTICLE XII - CONDEMNATION	13
	ARTICLE XIII - RELOCATION	13
	ARTICLE XIV - ASSIGNMENT AND SUBLETTING	13
	ARTICLE XV - DEFAULT AND REMEDIES	15
	ARTICLE XVI - ATTORNEYS’ FEES:  COSTS OF SUIT	17
	ARTICLE XVII - SUBORDINATION AND ATTORNMENT	17
	ARTICLE XVIII - QUIET ENJOYMENT	18
	ARTICLE XIX - RULES AND REGULATIONS	18
	ARTICLE XX - ESTOPPEL CERTIFICATES	18
	ARTICLE XXI - ENTRY BY LANDLORD	18
	ARTICLE XXII	19
	ARTICLE XXIII - HOLDOVER TENANCY	19
	ARTICLE XXIV - NOTICES	19
	ARTICLE XXV - BROKERS	20
	ARTICLE XXVI - ELECTRONIC SERVICES	20
	ARTICLE XXVII - PARKING	21
	ARTICLE XXVIII - MISCELLANEOUS	22

 

 

 

EXHIBITS

Exhibit AFloor Plan

Exhibit BWork Letter

Exhibit CRules and Regulations

Exhibit DPersonal Guaranty

Exhibit ESuite Acceptance Agreement

 

 

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OFFICE LEASE

 

 

THIS OFFICE LEASE (“Lease”),
dated March 16, 2012, is made and entered into by and between 5435 Balboa, LLC, a California limited liability company, c/o Jamison
Services, Inc., a California corporation (“Landlord”) and Derycz Scientific, Inc., a Nevada corporation (“Tenant”)
upon the following terms and conditions:

 

ARTICLE I - DEFINITIONS

 

Unless the context
otherwise specifies or requires, the following terms shall have the meanings specified herein;

 

1.01Building.
The term “Building” shall mean that certain office building located at 5435 Balboa Boulevard, Encino, California together
with any related land, improvements, parking facilities, common areas, driveways, sidewalks and landscaping.

 

1.02Premises.
The term “Premises” shall mean Suite202 in the 5435 Balboa Boulevard Building, as more particularly outlined
on the drawing attached hereto as Exhibit A and incorporated herein by reference. As used herein, “Premises” shall
not include any storage area in the Building, which shall be leased or rented pursuant to separate agreement.

 

1.03Rentable
Area of the Premises. The term “Rentable Area of the Premises” shall mean approximately 3,213 rentable square
feet, which Landlord and Tenant have stipulated as the Rentable Areas of the Premises. Tenant acknowledges that the Rentable Areas
of the Premises includes the usable area, without deduction for columns or projections, multiplied by a load factor to reflect
a share of certain areas, which may include lobbies, corridors, mechanical, utility, janitorial, boiler and service rooms and closets,
restrooms and other public, common and service areas of the Building.

 

1.04Lease
Term. The term “Lease Term” shall mean the period between the Commencement Date and the Expiration Date (as
such terms are hereinafter defined), unless sooner terminated as otherwise provided in this Lease.

 

1.05Commencement
Date. Subject to adjustment as provided in Article 4, the term “Commencement Date” shall mean May 1, 2012.

 

1.06Expiration
Date. Subject to adjustment as provided in Article 4, the term “Expiration Date” shall mean the date that is
thirty-seven (37) months after the Commencement Date.

 

1.07Base
Rent. Subject to adjustment as provided in Article 4, the term “Base Rent” for the Premises shall mean $1.50
per rentable square foot per month for the first twelve (12) months of the Lease Term, with an annual increase of three percent
(3.00%) thereafter as approximated the following table:

 

	Months of Lease Term	
        Monthly Installment

        of Base Rent
	Monthly Rental Rate per Rentable Square Foot of the Premises
	1 – 12	$4,819.50	$1.50
	13 – 24	$4,964.09	$1.55
	25 – 36	$5,113.01	$1.59

 

1.08Tenant’s
Percentage Share. The term “Tenant’s Percentage Share” shall mean 4.29 % with respect to increases in
Property Taxes and Operating Expenses (as such terms are hereinafter defined). Landlord may reasonably re-determine Tenant’s
Percentage Share from time to time to reflect reconfigurations, additions or modifications to the Building.

 

1.09Security
Deposit. The term “Security Deposit” shall mean Five Thousand One Hundred Thirteen and 01/100 Dollars ($5,113.01).

 

1.10Tenant’s
Permitted Use. The term “Tenant’s Permitted Use” shall mean a General Office and no other use.

 

1.11Business
Hours. The term “Business Hours” shall mean the hours of 8:30 A.M. to 6:00 P.M., Monday through Friday, and
9:00 A.M. to 1:00 P.M., Saturday (federal and state holidays excepted). Holidays are defined as the following: New Years Day, President’s
Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day, and to the extent of utilities or services
provided by union members engaged at the Building, such other holidays observed by such unions.

 

1.12Landlord’s
Address For Notices. The term “Landlord’s Address for Notices” shall mean 16530 Ventura Boulevard, Suite
403, Encino, CA 91436 Attn: Property Manager, with a copy to 3424 Wilshire Boulevard, Suite 1200, Los Angeles, California, 90010,
Attn: Jason Cha, Esq.

 

1.13Tenant’s
Address for Notices. The term “Tenant’s Address for Notices” shall mean 5435 Balboa Boulevard, Suite
202, Encino, CA 91436.

 

 

 

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1.14Broker.
The term “Broker” shall mean Jamison Services, Inc. for Landlord, and Colliers International for Tenant.

 

1.15Guarantor.
See Exhibit “D.”

 

1.16Tenant’s
Parking Stalls: The term “Tenant’s Parking Stalls” shall mean Ten (10) Reserved parking spaces at 50%
of the Building’s prevailing parking rates for the duration of the Term. Tenant will be allowed to select the reserved parking
spaces, however, Landlord reserves the right to relocate those spaces. Landlord will also install sufficient signage to mark the
selected spaces as “Reserved.”

 

1.17Signage.
Tenant shall be entitled, at its sole cost and expense, to identification signage outside of the Premises on the floor on which
the Premises are located. The location, quality, design, style, lighting and size of such signage shall be consistent with the
Landlord’s Building standard signage program. In addition, Tenant, at its sole cost and expense, shall have identification
in the Building’s lobby directory to display Tenant’s name and location in the Building.

 

1.18Rent Abatement. Provided
that Tenant is not then in default of the terms of this Lease, Tenant shall have no obligation to pay any Base Rent attributable
to the first (1st) month of the Lease Term.

 

 

ARTICLE II - PREMISES

 

2.01Lease
of Premises. Landlord hereby leases the Premises to Tenant, and Tenant hereby leases the Premises from Landlord, upon all
of the terms, covenants and conditions contained in this Lease. On the Commencement Date described herein, Landlord shall deliver
the Premises to Tenant in substantial conformance with the Work Letter Agreement attached hereto as Exhibit B.

 

2.02Acceptance
of Premises. Tenant acknowledges that Landlord has not made any representation or warranty with respect to the condition
of the Premises or the Building or with respect to the suitability or fitness of either for the conduct of Tenant’s Permitted
Use or for any other purpose. Prior to Tenant’s taking possession of the Premises, Landlord or its designee and Tenant will
walk the Premises for the purpose of reviewing the condition of the Premises (and the condition of completion and workmanship of
any tenant improvements which Landlord is required to construct in the Premises pursuant to this Lease); after such review, Tenant
shall execute a Suite Acceptance Letter, in the form of Exhibit E attached hereto, accepting the Premises. Except as is expressly
set forth in this Section 2.02 or the Work Letter Agreement attached hereto, if any, or as may be expressly set forth in Suite
Acceptance Letter, Tenant agrees to accept the Premises in its “as is” said physical condition without any agreements,
representations, understandings or obligations on the part of Landlord to perform any alterations, repairs or improvements (or
to provide any allowance for same).

 

 

ARTICLE III - TERM

 

3.01Except as otherwise
provided in this Lease, the Lease Term shall be for the period described in Section 1.04 of this Lease, commencing on the Commencement
Date described in Section 1.05 of this Lease and ending on the Expiration Date described in Section 1.06 of this Lease; provided,
however, that, if, for any reason, Landlord is unable to deliver possession of the Premises on the date described in Section 1.05
of this Lease, Landlord shall not be liable for any damage caused thereby, nor shall the Lease be void or voidable, but, rather,
the Lease Term shall commence upon, and the Commencement Date shall be the date that possession of the Premises is so tendered
to Tenant (except for Tenant-caused delays which shall not be deemed to delay commencement of the Lease Term), and, unless Landlord
elects otherwise, the Expiration Date described in Section 1.06 of this Lease shall be extended by an equal number of days.

 

 

ARTICLE IV - RENTAL

 

4.01Definitions.
As used herein,

 

(A) “Base Year”
shall mean calendar year 2012.

 

(B) “Property Taxes”
shall mean the aggregate amount of all real estate taxes, assessments (whether they be general or special), sewer rents and charges,
transit taxes, taxes based upon the receipt of rent and any other federal, state or local governmental charge, general, special,
ordinary or extraordinary (but not including income or franchise taxes, capital stock, inheritance, estate, gift, or any other
taxes imposed upon or measured by Landlord’s gross income or profits, unless the same shall be imposed in lieu of real estate
taxes or other ad valorem taxes), which Landlord shall pay or become obligated to pay in connection with the Building, or any part
thereof. Property Taxes shall also include all fees and costs, including attorneys’ fees, appraisals and consultants’
fees, incurred by Landlord in seeking to obtain a reassessment, reduction of, or a limit on the increase in, any Property Taxes,
regardless of whether any reduction or limitation is obtained. Property Taxes for any calendar year shall be Property Taxes which
are due for payment or paid in such year, rather than Property Taxes which are assessed or become a lien during such year. Property
Taxes shall include any tax, assessment, levy, imposition or charge imposed upon Landlord and measured by or based in whole or
in part upon the Building or the rents or other income from the Building, to the extent that such items would be payable if the
Building was the only property of Landlord subject to same and the income received by Landlord from the Building was the only income
of Landlord. Property Taxes shall also include any personal property taxes imposed upon the furniture, fixtures, machinery, equipment,
apparatus, systems and appurtenances of Landlord used in connection with the Building.

 

 

 

    	3

    	 

    

 

(C) “Operating
Expenses” shall mean all costs, fees, disbursements and expenses paid or incurred by or on behalf of Landlord in the operation,
ownership, maintenance, insurance, management, replacement and repair of the Building (excluding Property Taxes) including without
limitation:

 

(i)Premiums for
property, earthquake, casualty, liability, rent interruption or other types of insurance carried by Landlord.

 

(ii)Salaries, wages
and other amounts paid or payable for personnel including the Building manager, superintendent, operation and maintenance staff,
and other employees of Landlord involved in the maintenance and operation of the Building, including contributions and premiums
towards fringe benefits, unemployment, disability and worker’s compensation insurance, pension plan contributions and similar
premiums and contributions and the total charges of any independent contractors or property managers engaged in the operation,
repair, care, maintenance and cleaning of any portion of the Building.

 

(iii)Cleaning expenses,
including without limitation janitorial services, window cleaning, and garbage and refuse removal.

 

(iv)Landscaping
expenses, including without limitation irrigating, trimming, mowing, fertilizing, seeding, and replacing plants.

 

(v)Heating, ventilating,
air conditioning and steam/utilities expenses, including fuel, gas, electricity, water, sewer, telephone, and other services.

 

(vi)Subject to
the provisions of Section 4.01(C)(xii) below, the cost of maintaining, operating, repairing and replacing components of equipment
or machinery, including without limitation heating, refrigeration, ventilation, electrical, plumbing, mechanical, elevator, escalator,
sprinklers, fire/life safety, security and energy management systems, including service contracts, maintenance contracts, supplies
and parts.

 

(vii)Other items
of repair or maintenance of elements of the Building.

 

(viii)The costs
of policing, security and supervision of the Building.

 

(ix)Fair market
rental and other costs with respect to the management office for the Building.

 

(x)The cost of
the rental of any machinery or equipment and the cost of supplies used in the maintenance and operation of the Building.

 

(xi)Audit fees
and the cost of accounting services incurred in the preparation of statements referred to in this Lease and financial statements,
and in the computation of the rents and charges payable by tenants of the Building.

 

(xii)Capital expenditures
(a) made primarily to reduce Operating Expenses, or to comply with any laws or other governmental requirements, or (b) for replacements
(as opposed to additions or new improvements) of non-structural items located in the common areas of the property required to keep
such areas in good condition; provided, all such permitted capital expenditures (together with reasonable financing charges) shall
be amortized for purposes of this Lease over the shorter of (i) their useful lives, (ii) the period during which the reasonably
estimated savings in Operating Expenses equals the expenditures, or (iii) three (3) years.

 

(xiii)Legal fees
and expenses.

 

(xiv)Payments under
any easement, operating agreement, declaration, restrictive covenant, or instrument pertaining to the sharing of costs in any planned
development.

 

(xv)A fee for the
administration and management of the Building as reasonably determined by Landlord from time to time.

 

Operating Expenses
shall not include costs of alteration of the premises of tenants of the Building, depreciation charges, interest and principal
payments on mortgages, ground rental payments, real estate brokerage and leasing commissions, expenses incurred in enforcing obligations
of tenants of the Building, salaries and other compensation of executive officers of the managing agent of the Building senior
to the Building manager, costs of any special service provided to any one tenant of the Building but not to tenants of the Building
generally, and costs of marketing or advertising the Building.

 

(D) If the Building does
not have one hundred percent (100%) occupancy during an entire calendar year, including the Base Year, then the variable cost component
of “Property Taxes” and “Operating Expenses” shall be equitably adjusted so that the total amount of Property
Taxes and Operating Expenses equals the total amount which would have been paid or incurred by Landlord had the Building been one
hundred percent (100%) occupied for the entire calendar year. In no event shall Landlord be entitled to receive from Tenant and
any other tenants in the Building an aggregate amount in excess of actual Property Taxes and Operating Expenses as a result of
the foregoing provision.

 

 

 

    	4

    	 

    

 

4.02Base
Rent.

 

(A) During the Lease
Term, Tenant shall pay to Landlord as rental for the Premises the Base Rent described in Section 1.07 above, subject to the following
annual adjustments (herein called the “Rent Adjustments”):

 

(B) Annual Adjustments
of Base Rent. (see Section 1.07)

 

(a) Tax and
Operating Expense Adjustment. During each calendar year, the Base Rent payable by Tenant to Landlord, shall be increased by (collectively,
the “Tax and Operating Expense Adjustment”): (i) Tenant’s Percentage Share of the dollar increase, if any, in
Property Taxes for such year over Property Taxes for the Base Year; and (ii) Tenant’s Percentage Share of the dollar increase,
if any, in any category of Operating Expenses paid or incurred by Landlord during such year over the respective category of Operating
Expenses paid or incurred by Landlord during the Base Year. A decrease in Property Taxes or any category of Operating Expenses
below the Base Year amounts shall not decrease the amount of the Base Rent due hereunder or give rise to a credit in favor of Tenant.

 

(b)CPI Adjustment.
During each calendar year, the Base Rent payable by Tenant to Landlord, shall be adjusted to reflect increases in the Consumer
Price Index as follows:

 

		(i)	Definitions. The following terms shall have the following meanings:

 

(A)“Index”
means the “Consumer Price Index – All Urban Consumers – Los Angeles/Long Beach/Anaheim Metropolitan Area”
compiled by the U.S. Department of Labor, Bureau of Labor Statistics, (1982-84=100). If a substantial change is made in the Index,
the revised Index shall be used, subject to such adjustments as landlord may reasonably deem appropriate in order to make the revised
Index comparable to the Prior Index If the Bureau of Labor Statistics ceases to publish the Index, then the successor or most nearly
comparable index, as reasonably determined by Landlord, shall be used, subject to such adjustments as landlord may reasonably deem
appropriate in order to make the new index comparable to the Index.

 

(B)“CPI
Adjustment Date” means the date of the Commencement Date of the year in which the first anniversary of the Commencement Date
falls and that same month of commencement date of every year thereafter.

 

		(C)	“CPI Base” means the initial Base Rent amount set forth in Section 4.02(A).

 

(ii)Computation
of Adjustment. Effective as of each CPI Adjustment Date, the Base Rent shall be adjusted to an amount to be determined by Multiplying
the CPI Base by a fraction, the numerator of which shall be the Index for the calendar month in which the Commencement Date occurs
and the denominator being the Index from the calendar month most recently published as of the CPI Adjustment Date. Such fraction
shall not exceed, for any CPI Adjustment Date, an amount in excess of one hundred percent, multiplied by the number of CPI Adjustment
Dates that have then occurred (including the present one). The Base Rent shall never be reduced as result of an adjustment pursuant
to this paragraph. Landlord shall give Tenant written notice indicating the adjusted Base Rent and the method of computation, and,
on or before the first day of the first calendar month following Tenant’s receipt of such written notice, and Tenant shall
within thirty (30) days after notice pay to Landlord an amount equal to the underpayment of Base Rent by Tenant for the period
from the CPI Adjustment Date until such date.

 

4.03Tax and
Operating Expense Adjustment Procedure; Estimates. The Tax and Operating Expense Adjustment specified in Section 4.02(B)(a)
shall be determined and paid as follows:

 

(A) During each calendar
year subsequent to the Base Year, Landlord shall give Tenant written notice of its estimate of any increased amounts payable under
Section 4.02(B)(a) for that calendar year. On or before the first day of each calendar month during the calendar year, Tenant shall
pay to Landlord one-twelfth (1/12th) of such estimated amounts; provided, however, that, not more often than quarterly, Landlord
may, by written notice to Tenant, revise its estimate for such year, and subsequent payments by Tenant for such year shall be based
upon such revised estimate.

 

(B) Within one hundred
twenty (120) days after the close of each calendar year or as soon thereafter as is practicable, Landlord shall deliver to Tenant
a statement of that year’s Property Taxes and Operating Expenses, and the actual Tax and Operating Expense Adjustment to
be made pursuant to Section 4.02(B)(a) for such calendar year, as determined by Landlord (the “Landlord’s Statement”)
and such Landlord’s Statement shall be binding upon Tenant, except as provided in Section 4.04 below. If the amount of the
actual Tax and Operating Expense Adjustment is more than the estimated payments for such calendar year made by Tenant, Tenant shall
pay the deficiency to Landlord upon receipt of Landlord’s Statement. If the amount of the actual Tax and Operating Expense
Adjustment is less than the estimated payments for such calendar year made by Tenant, any excess shall be credited against Rent
(as hereinafter defined) next payable by Tenant under this Lease or, if the Lease Term has expired, any excess shall be paid to
Tenant. No delay in providing the statement described in this subparagraph (B) shall act as a waiver of Landlord’s right
to payment under Section 4.02(B)(a) above.

 

 

 

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(C) If this Lease shall
terminate on a day other than the end of a calendar year, the amount of the Tax and Operating Expense Adjustment to be paid pursuant
to Section 4.02(B)(a) that is applicable to the calendar year in which such termination occurs shall be prorated on the basis of
the number of days from January 1 of the calendar year to the termination date bears to 365. The termination of this Lease shall
not affect the obligations of Landlord and Tenant pursuant to Section 4.03(B) to be performed after such termination.

 

4.04Review
of Landlord’s Statement. Provided that Tenant is not then in default beyond any applicable cure period of its obligations
to pay Base Rent, additional rent described in Section 4.02(B), or any other payments required to be made by it under this Lease
and provided further that Tenant strictly complies with the provisions of this Section 4.04, Tenant shall have the right, once
each calendar year, to reasonably review supporting data for any portion of a Landlord’s Statement (provided, however, Tenant
may not have an audit right to all documentation relating to Building operations as this would far exceed the relevant information
necessary to properly document a pass-through billing statement, but real estate tax statements, and information on utilities,
repairs, maintenance and insurance will be available), in accordance with the following procedure:

 

(A) Tenant shall, within
ten (10) business days after any such Landlord’s Statement is delivered, deliver a written notice to Landlord specifying
the portions of the Landlord’s Statement that are claimed to be incorrect, and Tenant shall simultaneously pay to Landlord
all amounts due from Tenant to Landlord as specified in the Landlord’s Statement. Except as expressly set forth in subsection
(C) below, in no event shall Tenant be entitled to withhold, deduct, or offset any monetary obligation of Tenant to Landlord under
the Lease (including, without limitation, Tenant’s obligation to make all payments of Base Rent and all payments of Tenant’s
Tax and Operating Expense Adjustment) pending the completion of and regardless of the results of any review of records under this
Section 4.04. The right of Tenant under this Section 4.04 may only be exercised once for any Landlord’s Statement, and if
Tenant fails to meet any of the above conditions as a prerequisite to the exercise of such right, the right of Tenant under this
Section 4.04 for a particular Landlord’s Statement shall be deemed waived.

 

(B) Tenant acknowledges
that Landlord maintains its records for the Building at Landlord’s manager’s corporate offices presently located at
the address set forth in Section 1.12 and Tenant agrees that any review of records under this Section 4.04 shall be at the sole
expense of Tenant and shall be conducted by an independent firm of certified public accountants of national standing that is not
being compensated on a contingency fee basis. Tenant acknowledges and agrees that any records reviewed under this Section 4.04
constitute confidential information of Landlord, which shall not be disclosed to anyone other than the accountants performing the
review and the principals of Tenant who receive the results of the review. If requested by Landlord, Tenant shall require its employees
or agents inspecting Landlord’s books and records to sign Landlord’s confidentiality agreement as a condition of Landlord
making Landlord’s relevant accounting records available to them. The disclosure of such information to any other person,
whether or not caused by the conduct of Tenant, shall constitute a material breach of this Lease.

 

(C) Any errors disclosed
by the review shall be promptly corrected by Landlord, provided, however, that if Landlord disagrees with any such claimed errors,
Landlord shall have the right to cause another review to be made by an independent firm of certified public accountants of national
standing. In the event of a disagreement between the two accounting firms, the review that discloses the least amount of deviation
from the Landlord’s Statement shall be deemed to be correct. In the event that the results of the review of records (taking
into account, if applicable, the results of any additional review caused by Landlord) reveal that Tenant has overpaid obligations
for a preceding period, the amount of such overpayment shall be credited against Tenant’s subsequent installment obligations
to pay the estimated Tax and Operating Expense Adjustment. In the event that such results show that Tenant has underpaid its obligations
for a preceding period, Tenant shall be liable for Landlord’s actual accounting fees, and the amount of such underpayment
shall be paid by Tenant to Landlord with the next succeeding installment obligation of estimated Tax and Operating Expense Adjustment.

 

4.05Payment.
Concurrently with the execution hereof, Tenant shall pay Landlord Base Rent for the first calendar month of the Lease Term. Thereafter
the Base Rent described in Section 1.07, as adjusted in accordance with Section 4.02, shall be payable in advance on the First
(1st) Day of each calendar month. If the Commencement Date is other than the first day of a calendar month, the
prepaid Base Rent for such partial month shall be prorated in the proportion that the number of days this Lease is in effect during
such partial month bears to the total number of days in the calendar month. All Rent, and all other amounts payable to Landlord
by Tenant pursuant to the provisions of this Lease, shall be paid to Landlord, without notice, demand, abatement, deduction or
offset, in lawful money of the United States at Landlord’s office in the Building or to such other person or at such other
place as Landlord may designate from time to time by written notice given to Tenant. No payment by Tenant or receipt by Landlord
of a lesser amount than the correct Rent due hereunder shall be deemed to be other than a payment on account; nor shall any endorsement
or statement on any check or any letter accompanying any check or payment be deemed to effect or evidence an accord and satisfaction;
and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance or pursue any
other remedy in this Lease or at law or in equity provided.

 

4.06Late
Charge; Interest. Tenant acknowledges that the late payment of Base Rent or any other amounts payable by Tenant to Landlord
hereunder (all of which shall constitute additional rental to the same extent as Base Rent) will cause Landlord to incur administrative
costs and other damages, the exact amount of which would be impracticable or extremely difficult to ascertain. Landlord and Tenant
agree that if Landlord does not receive any such payment on or before five (5) days after the date the payment is due, Tenant shall
pay to Landlord, as additional rent, (a) a late charge equal to five percent (5%) of the overdue amount to cover such additional
administrative costs; and (b) interest on the delinquent amounts at the lesser of the maximum rate permitted by law if any or
twelve percent (12%) per annum from the date due to the date paid.

 

 

 

 

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4.07Additional
Rent. For purposes of this Lease, all amounts payable by Tenant to Landlord pursuant to this Lease, whether or not denominated
as such, shall constitute Base Rent. Any amounts due Landlord shall sometimes be referred to in this Lease as “Rent”.

 

4.08Additional
Taxes. Notwithstanding anything in Section 4.01(B) to the contrary, Tenant shall reimburse Landlord upon demand for any
and all taxes payable by or imposed upon Landlord upon or with respect to: any fixtures or personal property located in the Premises;
any leasehold improvements made in or to the Premises by or for Tenant; the Rent payable hereunder, including, without limitation,
any gross receipts tax, license fee or excise tax levied by any governmental authority; the possession, leasing, operation, management,
maintenance, alteration, repair, use or occupancy of any portion of the Premises (including without limitation any applicable possessory
interest taxes); or this transaction or any document to which Tenant is a party creating or transferring an interest or an estate
in the Premises.

 

 

ARTICLE V - SECURITY DEPOSIT

 

5.01Upon the execution
of this Lease, Tenant shall deposit with Landlord the Security Deposit described in Section 1.09 above. The Security Deposit is
made by Tenant to secure the faithful performance of all the terms, covenants and conditions of this Lease to be performed by Tenant.
If Tenant shall default with respect to any covenant or provision hereof, Landlord may use, apply or retain all or any portion
of the Security Deposit to cure such default or to compensate Landlord for any loss or damage which Landlord may suffer thereby.
If Landlord so uses or applies all or any portion of the Security Deposit, Tenant shall immediately upon written demand deposit
cash with Landlord in an amount sufficient to restore the Security Deposit to the full amount hereinabove stated. Landlord shall
not be required to keep the Security Deposit separate from its general accounts and Tenant shall not be entitled to interest on
the Security Deposit. Tenant expressly agrees to waive the protections afforded under California Civil Code Section 1950.7, thus
allowing Landlord to apply the Security Deposit towards future rents owing in the case of Tenant’s default. Upon termination
of this Agreement or vacancy of the premises, Landlord reserves the right to utilize a reasonable portion of the security deposit
to cover cleaning expenses. Within thirty (30) days after the expiration of the Lease Term and the vacation of the Premises by
Tenant, the Security Deposit, or such part as has not been applied to cure the default, shall be returned to Tenant.

 

 

ARTICLE VI - USE OF PREMISES

 

6.01Tenants
Permitted Use. Tenant shall use the Premises only for Tenant’s Permitted Use as set forth in Section 1.10 above and
shall not use or permit the Premises to be used for any other purpose. Tenant shall, at its sole cost and expense, obtain all governmental
licenses and permits required to allow Tenant to conduct Tenant’s Permitted Use. Landlord disclaims any warranty that the
Premises are suitable for Tenant’s use and Tenant acknowledges that it has had a full opportunity to make its own determination
in this regard.

 

6.02Compliance
With Laws and Other Requirements.

 

(A) Tenant shall cause
the Premises to comply in all material respects with all laws, ordinances, regulations and directives of any governmental authority
having jurisdiction including, without limitation, any certificate of occupancy and any law, ordinance, regulation, covenant, condition
or restriction affecting the Building or the Premises which in the future may become applicable to the Premises (collectively “Applicable
Laws”).

 

(B) Tenant shall not
use the Premises, or permit the Premises to be used, in any manner which: (a) violates any Applicable Law; (b) causes or is reasonably
likely to cause damage to the Building or the Premises; (c) violates a requirement or condition of any fire and extended insurance
policy covering the Building and/or the Premises, or increases the cost of such policy; (d) constitutes or is reasonably likely
to constitute a nuisance, annoyance or inconvenience to other tenants or occupants of the Building or its equipment, facilities
or systems; (e) interferes with, or is reasonably likely to interfere with, the transmission or reception of microwave, television,
radio, telephone or other communication signals by antennae or other facilities located in the Building; or (f) violates the Rules
and Regulations described in Article XIX.

 

6.03Hazardous
Materials.

 

(A) No Hazardous Materials,
as defined herein, shall be Handled, as also defined herein, upon, about, above or beneath the Premises or any portion of the Building
by or on behalf of Tenant, its subtenants or its assignees, or their respective contractors, clients, officers, directors, employees,
agents, or invitees. Any such Hazardous Materials so Handled shall be known as Tenant’s Hazardous Materials. Notwithstanding
the foregoing, normal quantities of Tenant’s Hazardous Materials customarily used in the conduct of general administrative
and executive office activities (e.g., copier fluids and cleaning supplies) may be Handled at the Premises without Landlord’s
prior written consent. Tenant’s Hazardous Materials shall be Handled at all times in compliance with the manufacturer’s
instructions therefor and all applicable Environmental Laws, as defined herein.

 

(B) Notwithstanding the
obligation of Tenant to indemnify Landlord pursuant to this Lease, Tenant shall, at its sole cost and expense, promptly take all
actions required by any Regulatory Authority, as defined herein, or necessary for Landlord to make full economic use of the Premises
or any portion of the Building, which requirements or necessity arises from the Handling of Tenant’s Hazardous Materials
upon, about, above or beneath the Premises or any portion of the Building. Such actions shall include, but not be limited to, the
investigation of the environmental condition of the Premises or any portion of the Building, the preparation of any feasibility
studies or reports and the performance of any cleanup, remedial, removal or restoration work. Tenant shall take all actions necessary
to restore the Premises or any portion of the Building to the condition existing prior to the introduction of Tenant’s Hazardous
Materials, notwithstanding any less stringent standards or remediation allowable under applicable Environmental Laws. Tenant shall
nevertheless obtain Landlord’s written approval prior to undertaking any actions required by this Section, which approval
shall not be unreasonably withheld so long as such actions would not potentially have a material adverse long-term or short-term
effect on the Premises or any portion of the Building.

 

 

 

 

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(C) Tenant agrees to
execute affidavits, representations, and the like from time to time at Landlord’s request stating Tenant’s best knowledge
and belief regarding the presence of Hazardous Materials on the Premises.

 

(D) “Environmental
Laws” means and includes all now and hereafter existing statutes, laws, ordinances, codes, regulations, rules, rulings, orders,
decrees, directives, policies and requirements by any Regulatory Authority regulating, relating to, or imposing liability or standards
of conduct concerning public health and safety or the environment.

 

(E) “Hazardous
Materials” means: (a) any material or substance: (i) which is defined or becomes defined as a “hazardous substance,”
“hazardous waste,” “infectious waste,” “chemical mixture or substance,” or “air pollutant”
under Environmental Laws; (ii) containing petroleum, crude oil or any fraction thereof; (iii) containing polychlorinated biphenyls
(PCB’s); (iv) containing asbestos; (v) which is radioactive; (vi) which is infectious; or (b) any other material or substance
displaying toxic, reactive, ignitable or corrosive characteristics, as all such terms are used in their broadest sense, and are
defined, or become defined by Environmental Laws; or (c) materials which cause a nuisance upon or waste to the Premises or any
portion of the Building.

 

(F) “Handle,”
“handle,” “Handled,” “handled,” “Handling,” or “handling” shall mean
any installation, handling, generation, storage, treatment, use, disposal, discharge, release, manufacture, refinement, presence,
migration, emission, abatement, removal, transportation, or any other activity of any type in connection with or involving Hazardous
Materials.

 

(G)“Regulatory
Authority” shall mean any federal, state or local governmental agency, commission, board or political subdivision.

 

(H)Tenant acknowledges
that the Landlord has advised Tenant that the Building contains, or is likely to contain, materials which contain asbestos. Asbestos
may be found in all building materials excluding those materials made from wood, glass, metal, rubber, and plastic. If Tenant undertakes
any alterations, additions, or improvements to the Premises, Tenant shall undertake the alterations, additions, or improvements
in a manner that avoids disturbing any materials which may contain asbestos. If materials which may contain asbestos are likely
to be disturbed in the course of such work Tenant shall remove or encapsulate the materials in accordance with an asbestos abatement
plan approved by Landlord and otherwise in accordance with all applicable laws and regulations. Tenant also acknowledges that materials
which contain asbestos do not pose a significant risk of creating exposures which exceed the Permissible Exposure Limits unless
they are improperly disturbed, damaged, or deteriorated. Tenant shall promptly report to Landlord damage or deterioration of materials
which may contain asbestos.

 

 

ARTICLE VII - UTILITIES AND SERVICES

 

7.01Building
Services. As long as Tenant is not in monetary default under this Lease, Landlord agrees to furnish or cause to be furnished
to the Premises the following utilities and services, subject to the conditions and standards set forth herein:

 

(A) Non-attended automatic
elevator service (if the Building has such equipment serving the Premises), in common with Landlord and other tenants and occupants
and their agents and invitees.

 

(B) During Business Hours,
as defined in Section 1.11 of this Lease, such air conditioning, heating and ventilation as, in Landlord’s reasonable judgment,
are required for the comfortable use and occupancy of the Premises. Landlord may make available to Tenant heating, ventilation
or air conditioning in excess of that which Landlord shall be required to provide hereunder. If Tenant needs HVAC during non-Business
Hours, Tenant shall provide no less than forty-eight (48) hours’ prior notice to Landlord and pay as additional rent the
cost of after-hour HVAC at the Building’s prevailing rates, subject to change. Said Landlord’s fee for any such additional
HVAC provided to Tenant, will be separate from and in addition to the Tax and Operating Expenses Adjustment provided in Article
IV. (see Addendum 1)

 

(C) Water for rest room
purposes.

 

(D) Reasonable janitorial
and cleaning services, provided that the Premises are used exclusively for office purposes and are kept reasonably in order by
Tenant. If the Premises are not used exclusively as offices, Landlord, at Landlord’s sole discretion, may require that the
Premises be kept clean and in order by Tenant, at Tenant’s expense, to the satisfaction of Landlord and by persons approved
by Landlord; and, in all events, Tenant shall pay to Landlord the cost of removal of Tenant’s refuse and rubbish, to the
extent that the same exceeds the refuse and rubbish attendant to normal office usage.

 

 

 

    	8

    	 

    

 

(E) At all reasonable
times, electric current of not less than 3.5 watts per square foot for building standard lighting and fractional horsepower office
machines; provided, however, that (i) without Landlord’s consent, Tenant shall not install, or permit the installation, in
the Premises of any computers, word processors, electronic data processing equipment or other type of equipment or machines which
will increase Tenant’s use of electric current in excess of that which Landlord is obligated to provide hereunder (provided,
however, that the foregoing shall not preclude the use of personal computers or similar office equipment); (ii) if Tenant shall
require electric current which may disrupt the provision of electrical service to other tenants, Landlord may refuse to grant its
consent or may condition its consent upon Tenant’s payment of the cost of installing and providing any additional facilities
required to furnish such excess power to the Premises and upon the installation in the Premises of electric current meters to measure
the amount of electric current consumed, in which latter event Tenant shall pay for the cost of such meter(s) and the cost of installation,
maintenance and repair thereof, as well as for all excess electric current consumed at the rates charged by the applicable local
public utility, plus a reasonable amount to cover the additional expenses incurred by Landlord in keeping account of the electric
current so consumed; and (iii) if Tenant’s increased electrical requirements will materially affect the temperature level
in the Premises or the Building, Landlord’s consent may be conditioned upon Tenant’s requirement to pay such amounts
as will be incurred by Landlord to install and operate any machinery or equipment necessary to restore the temperature level to
that otherwise required to be provided by Landlord, including but not limited to the cost of modifications to the air conditioning
system. Landlord shall not, in any way, be liable or responsible to Tenant for any loss or damage or expense which Tenant may incur
or sustain if, for any reasons beyond Landlord’s reasonable control, either the quantity or character of electric service
is changed or is no longer available or suitable for Tenant’s requirements. Tenant covenants that at all times its use of
electric current shall never exceed the capacity of the feeders, risers or electrical installations of the Building. If submetering
of electricity in the Building will not be permitted under future laws or regulations, the Rent will then be equitably and periodically
adjusted to include an additional payment to Landlord reflecting the cost to Landlord for furnishing electricity to Tenant in the
Premises.

 

Any amounts which Tenant
is required to pay to Landlord pursuant to this Section 7.01 shall be payable upon demand by Landlord and shall constitute additional
rent.

 

7.02Interruption
of Services. Landlord shall not be liable for any failure to furnish, stoppage of, or interruption in furnishing any of
the services or utilities described in Section 7.01, when such failure is caused by accident, breakage, repairs, strikes, lockouts,
labor disputes, labor disturbances, governmental regulation, civil disturbances, acts of war, moratorium or other governmental
action, or any other cause beyond Landlord’s reasonable control, and, in such event, Tenant shall not be entitled to any
damages nor shall any failure or interruption abate or suspend Tenant’s obligation to pay Base Rent and additional rent required
under this Lease or constitute or be construed as a constructive or other eviction of Tenant. Further, in the event any governmental
authority or public utility promulgates or revises any law, ordinance, rule or regulation, or issues mandatory controls or voluntary
controls relating to the use or conservation of energy, water, gas, light or electricity, the reduction of automobile or other
emissions, or the provision of any other utility or service, Landlord may take any reasonably appropriate action to comply with
such law, ordinance, rule, regulation, mandatory control or voluntary guideline and Tenant’s obligations hereunder shall
not be affected by any such action of Landlord. The parties acknowledge that safety and security devices, services and programs
provided by Landlord, if any, while intended to deter crime and ensure safety, may not in given instances prevent theft or other
criminal acts, or ensure safety of persons or property. The risk that any safety or security device, service or program may not
be effective, or may malfunction, or be circumvented by a criminal, is assumed by Tenant with respect to Tenant’s property
and interests, and Tenant shall obtain insurance coverage to the extent Tenant desires protection against such criminal acts and
other losses, as further described in this Lease. Tenant agrees to cooperate in any reasonable safety or security program developed
by Landlord or required by Law.

 

 

ARTICLE VIII - MAINTENANCE AND REPAIRS

 

8.01Landlord’s
Obligations. Except as provided in Sections 8.02 and 8.03 below, Landlord shall maintain the Building in reasonable order
and repair throughout the Lease Term; provided, however, that Landlord shall not be liable for any failure to make any repairs
or to perform any maintenance unless such failure shall persist for an unreasonable time after written notice of the need for such
repairs or maintenance is given to Landlord by Tenant. Except as provided in Article XI, there shall be no abatement of Rent, nor
shall there be any liability of Landlord, by reason of any injury or inconvenience to, or interference with, Tenant’s business
or operations arising from the making of, or failure to make, any maintenance or repairs in or to any portion of the Building.

 

8.02Tenant’s
Obligations. During the Lease Term, Tenant shall, at its sole cost and expense, maintain the Premises in good order and
repair (including, without limitation, the carpet, wall-covering, doors, plumbing and other fixtures, equipment, alterations and
improvements, whether installed by Landlord or Tenant). Further, Tenant shall be responsible for, and upon demand by Landlord shall
promptly reimburse Landlord for, any damage to any portion of the Building or the Premises caused by (a) Tenant’s activities
in the Building or the Premises; (b) the performance or existence of any alterations, additions or improvements made by Tenant
in or to the Premises; (c) the installation, use, operation or movement of Tenant’s property in or about the Building or
the Premises; or (d) any act or omission by Tenant or its officers, partners, employees, agents, contractors or invitees.

 

 

 

 

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8.03Landlord’s
Rights. Landlord and its contractors shall have the right, at all reasonable times and upon prior oral or telephonic notice
to Tenant at the Premises, other than in the case of any emergency in which case no notice shall be required, to enter upon the
Premises to make any repairs to the Premises or the Building reasonably required or deemed reasonably necessary by Landlord and
to erect such equipment, including scaffolding, as is reasonably necessary to effect such repairs.

 

 

ARTICLE IX - ALTERATIONS, ADDITIONS
AND IMPROVEMENTS

 

9.01Landlord’s
Consent; Conditions. Tenant shall not make or permit to be made any alterations, additions, or improvements in or to the
Premises (“Alterations”) without the prior written consent of Landlord, which consent, with respect to non-structural
alterations, shall not be unreasonably withheld. Landlord may impose as a condition to making any Alterations such requirements
as Landlord in its sole discretion deems necessary or desirable including without limitation: Tenant’s submission to Landlord,
for Landlord’s prior written approval, of all plans and specifications relating to the Alterations; Landlord’s prior
written approval of the time or times when the Alterations are to be performed; Landlord’s prior written approval of the
contractors and subcontractors performing work in connection with the Alterations; Tenant’s receipt of all necessary permits
and approvals from all governmental authorities having jurisdiction over the Premises prior to the construction of the Alterations;
Tenant’s delivery to Landlord of such bonds and insurance as Landlord shall reasonably require; and Tenant’s payment
to Landlord of all costs and expenses incurred by Landlord because of Tenant’s Alterations, including but not limited to
costs incurred in reviewing the plans and specifications for, and the progress of, the Alterations. Tenant is required to provide
Landlord written notice of whether the Alterations include the Handling of any Hazardous Materials and whether these materials
are of a customary and typical nature for industry practices. Upon completion of the Alterations, Tenant shall provide Landlord
with copies of as-built plans. Neither the approval by Landlord of plans and specifications relating to any Alterations nor Landlord’s
supervision or monitoring of any Alterations shall constitute any warranty by Landlord to Tenant of the adequacy of the design
for Tenant’s intended use or the proper performance of the Alterations.

 

9.02Performance
of Alterations Work. All work relating to the Alterations shall be performed in compliance with the plans and specifications
approved by Landlord, all applicable laws, ordinances, rules, regulations and directives of all governmental authorities having
jurisdiction (including without limitation Title 24 of the California Administrative Code) and the requirements of all carriers
of insurance on the Premises and the Building, the Board of Underwriters, Fire Rating Bureau, or similar organization. All work
shall be performed in a diligent, first class manner and so as not to unreasonably interfere with any other tenants or occupants
of the Building. All costs incurred by Landlord relating to the Alterations shall be payable to Landlord by Tenant as additional
rent upon demand. No asbestos-containing materials shall be used or incorporated in the Alterations. No lead-containing surfacing
material, solder, or other construction materials or fixtures where the presence of lead might create a condition of exposure not
in compliance with Environmental Laws shall be incorporated in the Alterations.

 

9.03Liens.
Tenant shall pay when due all costs for work performed and materials supplied to the Premises. Tenant shall keep Landlord, the
Premises and the Building free from all liens, stop notices and violation notices relating to the Alterations or any other work
performed for, materials furnished to or obligations incurred by or for Tenant and Tenant shall protect, indemnify, hold harmless
and defend Landlord, the Premises and the Building of and from any and all loss, cost, damage, liability and expense, including
attorneys’ fees, arising out of or related to any such liens or notices. Further, Tenant shall give Landlord not less then
seven (7) business days prior written notice before commencing any Alterations in or about the Premises to permit Landlord to post
appropriate notices of non-responsibility. Tenant shall also secure, prior to commencing any Alterations, at Tenant’s sole
expense, a completion and lien indemnity bond satisfactory to Landlord for such work. During the progress of such work, Tenant
shall, upon Landlord’s request, furnish Landlord with sworn contractor’s statements and lien waivers covering all work
theretofore performed. Tenant shall satisfy or otherwise discharge all liens, stop notices or other claims or encumbrances within
ten (10) days after Landlord notifies Tenant in writing that any such lien, stop notice, claim or encumbrance has been filed. If
Tenant fails to pay and remove such lien, claim or encumbrance within such ten (10) days, Landlord, at its election, may pay and
satisfy the same and in such event the sums so paid by Landlord, with interest from the date of payment at the rate set forth in
Section 4.06 hereof for amounts owed Landlord by Tenant shall be deemed to be additional rent due and payable by Tenant at once
without notice or demand.

 

9.04Lease
Termination. Except as provided in this Section 9.04, upon expiration or earlier termination of this Lease Tenant shall
surrender the Premises to Landlord in the same condition as existed on the date Tenant first occupied the Premises, (whether pursuant
to this Lease or an earlier lease), subject to reasonable wear and tear. All Alterations shall become a part of the Premises and
shall become the property of Landlord upon the expiration or earlier termination of this Lease, unless Landlord shall, by written
notice given to Tenant, require Tenant to remove some or all of Tenant’s Alterations, in which event Tenant shall promptly
remove the designated Alterations and shall promptly repair any resulting damage, all at Tenant’s sole expense. All business
and trade fixtures, machinery and equipment, furniture, movable partitions and items of personal property owned by Tenant or installed
by Tenant at its expense in the Premises shall be and remain the property of Tenant; upon the expiration or earlier termination
of this Lease, Tenant shall, at its sole expense, remove all such items and repair any damage to the Premises or the Building caused
by such removal. If Tenant fails to remove any such items (“Abandoned Items”) or repair such damage promptly after
the expiration or earlier termination of the Lease, Landlord may, but need not, do so with no liability to Tenant, and Tenant shall
pay Landlord the cost thereof upon demand. Tenant agrees to indemnify Landlord for any and all loss, cost, damage, liability or
expense as incurred (including but not limited to reasonable attorneys’ fees and legal costs) arising out of or related to
any claim, suit or judgment brought by or in favor of any person or persons for damage, loss or expense which arises out of, is
occasioned by or is in any way attributable to the Abandoned Items. Notwithstanding the foregoing to the contrary, in the event
that Landlord gives its consent, pursuant to the provisions of Section 9.01 of this Lease, to allow Tenant to make an Alteration
in the Premises, Landlord agrees, upon Tenant’s written request, to notify Tenant in writing at the time of the giving of
such consent whether Landlord will require Tenant, at Tenant’s cost, to remove such Alteration at the end of the Lease Term.

 

 

 

 

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ARTICLE X - INDEMNIFICATION AND INSURANCE

 

10.01Indemnification.

 

(A) Tenant agrees to
protect, indemnify, hold harmless and defend Landlord and any Mortgagee (except outside of Tenant’s premises), as defined
herein, and each of their respective partners, directors, officers, agents and employees, successors and assigns, (except to the
extent of the losses described below are caused by the gross negligence of Landlord, its agents and employees), from and against:

 

(i)any and all loss, cost,
damage, liability or expense as incurred (including but not limited to reasonable attorneys’ fees and legal costs) arising
out of or related to any claim, suit or judgment brought by or in favor of any person or persons for damage, loss or expense due
to, but not limited to, bodily injury, including death, or property damage sustained by such person or persons which arises out
of, is occasioned by or is in any way attributable to the use or occupancy of the Premises or any portion of the Building by Tenant
or the acts or omission of Tenant or its agents, employees, contractors, clients, invitees or subtenants except that caused by
the sole active negligence or willful misconduct of Landlord or its agents or employees. Such loss or damage shall include, but
not be limited to, any injury or damage to, or death of, Landlord’s employees or agents or damage to the Premises or any
portion of the Building.

 

(ii)any and all environmental
damages which arise from: (i) the Handling of any Tenant’s Hazardous Materials, as defined in Section 6.03 or (ii) the breach
of any of the provisions of this Lease. For the purpose of this Lease, “environmental damages” shall mean (a) all claims,
judgments, damages, penalties, fines, costs, liabilities, and losses (including without limitation, diminution in the value of
the Premises or any portion of the Building, damages for the loss of or restriction on use of rentable or usable space or of any
amenity of the Premises or any portion of the Building, and from any adverse impact on Landlord’s marketing of space); (b)
all reasonable sums paid for settlement of claims, attorneys’ fees, consultants’ fees and experts’ fees; and
(c) all costs incurred by Landlord in connection with investigation or remediation relating to the Handling of Tenant’s Hazardous
Materials, whether or not required by Environmental Laws, necessary for Landlord to make full economic use of the Premises or any
portion of the Building, or otherwise required under this Lease. To the extent that Landlord is held strictly liable by a court
or other governmental agency of competent jurisdiction under any Environmental Laws, Tenant’s obligation to Landlord and
the other indemnities under the foregoing indemnification shall likewise be without regard to fault on Tenant’s part with
respect to the violation of any Environmental Law which results in liability to the indemnitee. Tenant’s obligations and
liabilities pursuant to this Section 10.01 shall survive the expiration or earlier termination of this Lease.

 

(B) Landlord agrees to
protect, indemnify, hold harmless and defend Tenant from and against any and all loss, cost, damage, liability or expense, including
reasonable attorneys’ fees, with respect to any claim of damage or injury to persons or property at the Premises, caused
by the gross negligence of Landlord or its authorized agents or employees.

 

(C) Notwithstanding anything
to the contrary contained herein, nothing shall be interpreted or used to in any way affect, limit, reduce or abrogate any insurance
coverage provided by any insurers to either Tenant or Landlord.

 

(D) Notwithstanding anything
to the contrary contained in this Lease, nothing herein shall be construed to infer or imply that Tenant is a partner, joint venturer,
agent, employee, or otherwise acting by or at the direction of Landlord.

 

10.02Property
Insurance.

 

(A) At all times during
the Lease Term, Tenant shall procure and maintain, at its sole expense, “all-risk” property insurance, for damage or
other loss caused by fire or other casualty or cause including, but not limited to, vandalism and malicious mischief, theft, water
damage of any type, including sprinkler leakage, bursting of pipes, explosion, in an amount not less than one hundred percent (100%)
of the replacement cost covering (a) all Alterations made by or for Tenant in the Premises; and (b) Tenant’s trade fixtures,
equipment and other personal property from time to time situated in the Premises. The proceeds of such insurance shall be used
for the repair or replacement of the property so insured, except that if not so applied or if this Lease is terminated following
a casualty, the proceeds applicable to the leasehold improvements shall be paid to Landlord and the proceeds applicable to Tenant’s
personal property shall be paid to Tenant.

 

 

 

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(B) At all times during
the Lease Term, Tenant shall procure and maintain business interruption insurance in such amount as will reimburse Tenant for direct
or indirect loss of earnings attributable to all perils insured against in Section 10.02(A).

 

(C) Landlord shall, at
all times during the Lease Term, procure and maintain “all-risk” property insurance in the amount not less than ninety
percent (90%) of the total insurable value covering the Building in which the Premises are located and such other insurance as
may be required by a Mortgagee or otherwise desired by Landlord.

 

10.03Liability
Insurance.

 

(A) At all times during
the Lease Term, Tenant shall procure and maintain, at its sole expense, commercial general liability insurance applying to the
use and occupancy of the Premises and the business operated by Tenant. Such insurance shall have a minimum combined single limit
of liability of at least One Million Dollars ($1,000,000) per occurrence and a general aggregate limit of at least One Million
Dollars ($1,000,000). All such policies shall be written to apply to all bodily injury, property damage, personal injury losses
and shall be endorsed to include Landlord and its agents, beneficiaries, partners, employees, and any deed of trust holder or mortgagee
of Landlord or any ground lessor as additional insureds. Such liability insurance shall be written as primary policies, not excess
or contributing with or secondary to any other insurance as may be available to the additional insureds.

 

(B) Prior to the sale,
storage, use or giving away of alcoholic beverages on or from the Premises by Tenant or another person, Tenant, at its own expense,
shall obtain a policy or policies of insurance issued by a responsible insurance company and in a form acceptable to Landlord saving
harmless and protecting Landlord and the Premises against any and all damages, claims, liens, judgments, expenses and costs, including
actual attorneys’ fees, arising under any present or future law, statute, or ordinance of the State of California or other
governmental authority having jurisdiction of the Premises, by reason of any storage, sale, use or giving away of alcoholic beverages
on or from the Premises. Such policy or policies of insurance shall have a minimum combined single limit of One Million ($1,000,000)
per occurrence and shall apply to bodily injury, fatal or nonfatal; injury to means of support; and injury to property of any person.
Such policy or policies of insurance shall name Landlord and its agents, beneficiaries, partners, employees and any mortgagee of
Landlord or any ground lessor of Landlord as additional insureds.

 

(C) Landlord shall, at
all times during the Lease Term, procure and maintain commercial general liability insurance for the Building in which the Premises
are located. Such insurance shall have minimum combined single limit of liability of at least Two Million Dollars ($2,000,000)
per occurrence, and a general aggregate limit of at least Two Million Dollars ($2,000,000).

 

10.04Workers’
Compensation Insurance. At all times during the Lease Term, Tenant shall procure and maintain Workers’ Compensation
Insurance in accordance with the laws of the State of California, and Employer’s Liability insurance with a limit not less
than One Million Dollars ($1,000,000) Bodily Injury Each Accident; One Million Dollars ($1,000,000) Bodily Injury By Disease -
Each Person; and One Million Dollars ($1,000,000) Bodily Injury to Disease - Policy Limit.

 

10.05Policy
Requirements. All insurance required to be maintained by Tenant shall be issued by insurance companies authorized to do
insurance business in the State of California and rated not less than A-VIII in Best’s Insurance Guide. A certificate of
insurance (or, at Landlord’s option, copies of the applicable policies) evidencing the insurance required under this Article
X shall be delivered to Landlord not less than thirty (30) days prior to the Commencement Date. No such policy shall be subject
to cancellation or modification without thirty (30) days prior written notice to Landlord and to any deed of trust holder, mortgagee
or ground lessor designated by Landlord to Tenant. Tenant shall furnish Landlord with a replacement certificate with respect to
any insurance not less than thirty (30) days prior to the expiration of the current policy. Tenant shall have the right to provide
the insurance required by this Article X pursuant to blanket policies, but only if such blanket policies expressly provide coverage
to the Premises and Landlord as required by this Lease.

 

10.06Waiver
of Subrogation. Each party hereby waives any right of recovery against the other for injury or loss due to hazards covered
by insurance or required to be covered, to the extent of the injury or loss covered thereby. Any policy of insurance to be provided
by Tenant or Landlord pursuant to this Article X shall contain a clause denying the applicable insurer any right of subrogation
against the other party.

 

10.07Failure
to Insure. If Tenant fails to maintain any insurance which Tenant is required to maintain pursuant to this Article X, Tenant
shall be liable to Landlord for any loss or cost resulting from such failure to maintain. Tenant may not self-insure against any
risks required to be covered by insurance without Landlord’s prior written consent.

 

 

ARTICLE XI - DAMAGE OR DESTRUCTION

 

11.01Total
Destruction. Except as provided in Section 11.03 below, this Lease shall automatically terminate if the Building is totally
destroyed.

 

11.02Partial
Destruction of Premises. If the Premises are damaged by any casualty and, in Landlord’s opinion, the Premises (exclusive
of any Alterations made to the Premises by Tenant) can be restored to its pre-existing condition within two hundred seventy (270)
days after the date of the damage or destruction, Landlord shall, upon written notice from Tenant to Landlord of such damage, except
as provided in Section 11.03, promptly and with due diligence repair any damage to the Premises (exclusive of any Alterations to
the Premises made by Tenant, which shall be promptly repaired by Tenant at its sole expense) and, until such repairs are completed,
the Rent shall be abated from the date of damage or destruction in the same proportion that the rentable area of the portion of
the Premises which is unusable by Tenant in the conduct of its business bears to the total rentable area of the Premises. If such
repairs cannot, in Landlord’s opinion, be made within said two hundred seventy (270) day period, then Landlord may, at its
option, exercisable by written notice given to Tenant within thirty (30) days after the date of the damage or destruction, elect
to make the repairs within a reasonable time after the damage or destruction, in which event this Lease shall remain in full force
and effect but the Rent shall be abated as provided in the preceding sentence; if Landlord does not so elect to make the repairs,
then either Landlord or Tenant shall have the right, by written notice given to the other within sixty (60) days after the date
of the damage or destruction, to terminate this Lease as of the date of the damage or destruction.

 

 

 

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11.03Exceptions
to Landlord’s Obligations. Notwithstanding anything to the contrary contained in this Article XI, Landlord shall
have no obligation to repair the Premises if either: (a) the Building in which the Premises are located is so damaged as to require
repairs to the Building exceeding twenty percent (20%) of the full insurable value of the Building; or (b) Landlord elects to demolish
the Building in which the Premises are located; or (c) the damage or destruction occurs less than two (2) years prior to the Termination
Date, exclusive of option periods; or (d) the damage or destruction is caused by an uninsured event. Further, Tenant’s Rent
shall not be abated if either (i) the damage or destruction is repaired within five (5) business days after Landlord receives written
notice from Tenant of the casualty, or (ii) Tenant, or any officers, partners, employees, agents or invitees of Tenant, or any
assignee or subtenant of Tenant, is, in whole or in part, responsible for the damage or destruction.

 

11.04Waiver.
The provisions contained in this Lease shall supersede any contrary laws (whether statutory, common law or otherwise) now or hereafter
in effect relating to damage, destruction, self-help or termination, including California Civil Code Sections 1932 and 1933.

 

 

ARTICLE XII - CONDEMNATION

 

12.01Taking.
If the entire Premises or so much of the Premises as to render the balance unusable by Tenant shall be taken by condemnation, sale
in lieu of condemnation or in any other manner for any public or quasi-public purpose (collectively “Condemnation”),
and if Landlord, at its option, is unable or unwilling to provide substitute premises containing at least as much rentable area
as described in Section 1.02 above, then this Lease shall terminate on the date that title or possession to the Premises is taken
by the condemning authority, whichever is earlier.

 

12.02Award.
In the event of any Condemnation, the entire award for such taking shall belong to Landlord. Tenant shall have no claim against
Landlord or the award for the value of any unexpired term of this Lease or otherwise. Tenant shall be entitled to independently
pursue a separate award in a separate proceeding for Tenant’s relocation costs directly associated with the taking, provided
such separate award does not diminish Landlord’s award.

 

12.03Temporary
Taking. No temporary taking of the Premises shall terminate this Lease or entitle Tenant to any abatement of the Rent payable
to Landlord under this Lease; provided, further, that any award for such temporary taking shall belong to Tenant to the extent
that the award applies to any time period during the Lease Term and to Landlord to the extent that the award applies to any time
period outside the Lease Term.

 

 

ARTICLE XIII - RELOCATION

 

13.01Relocation.
Landlord shall have the right, at its option upon not less than thirty (30) days prior written notice to Tenant, to relocate Tenant
and to substitute for the Premises described above other space in the Building containing at least as much rentable area as the
Premises described in Section 1.02 above with equal or better tenant improvement than the current premises. If Tenant is already
in occupancy of the Premises, then Landlord shall approve in advance the relocation expenses for purposes of reimbursement for
Tenant’s reasonable moving and telephone relocation expenses and for reasonable quantities of new stationery upon submission
to Landlord of receipts for such expenditures incurred by Tenant.

 

 

ARTICLE XIV - ASSIGNMENT AND SUBLETTING

 

14.01Restriction.
Without the prior written consent of Landlord, which shall not be unreasonably withheld, Tenant shall not, either voluntarily or
by operation of law, assign, encumber, or otherwise transfer this Lease or any interest herein, or sublet the Premises or any part
thereof, or permit the Premises to be occupied by anyone other than Tenant or Tenant’s employees (any such assignment, encumbrance,
subletting, occupation or transfer is hereinafter referred to as a “Transfer”). For purposes of this Lease, the term
“Transfer” shall also include (a) if Tenant is a partnership, the withdrawal or change, voluntary, involuntary or by
operation of law, of a majority of the partners, or a transfer of a majority of partnership interests, within a twelve month period,
or the dissolution of the partnership, (b) 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) or a limited liability company, the dissolution, merger, consolidation, division,
liquidation or other reorganization of Tenant, or within a twelve month period: (i) the sale or other transfer of more than an
aggregate of 50% of the voting securities of Tenant (other than to immediate family members by reason of gift or death) or (ii)
the sale, mortgage, hypothecation or pledge of more than an aggregate of 50% of Tenant’s net assets, and (c) any change by
Tenant in the form of its legal organization under applicable state law (such as, for example, a change from a general partnership
to a limited partnership or from a corporation to a limited liability company). An assignment, subletting or other action in violation
of the foregoing shall be void and, at Landlord’s option, shall constitute a material breach of this Lease. Notwithstanding
anything contained in the Article XIV to the contrary, Tenant shall have the right to sublease or assign up to fifty percent (50%)
of the Premises without Landlord’s approval, but upon twenty (20) days prior written notice to Landlord, provided that sublease
or assignment does not violate the Tenant’s Permitted Use as set forth in Section 6.01. Notwithstanding anything contained
in this Article XIV to the contrary, Tenant shall have the right to assign the Lease or sublease the Premises, or any part thereof,
to an “Affiliate” without the prior written consent of Landlord, but upon at least twenty (20) days’ prior written
notice to Landlord, provided that said Affiliate is not in default under any other lease for space in a property that is managed
by Landlord or its managing agent. For purposes of this provision, the term “Affiliate” shall mean any corporation
or other entity controlling, controlled by, or under common control with (directly or indirectly) Tenant, including, without limitation,
any parent corporation controlling Tenant or any subsidiary that Tenant controls. The term “control,” as used herein,
shall mean the power to direct or cause the direction of the management and policies of the controlled entity through the ownership
of more than fifty percent (50%) of the voting securities in such controlled entity. Notwithstanding anything contained in this
Article XIV to the contrary, Tenant expressly covenants and agrees not to enter into any lease, sublease, license, concession or
other agreement for use, occupancy or utilization of the Premises which provides for rental or other payment for such use, occupancy
or utilization based in whole or in part on the net income or profits derived by any person from the property leased, used, occupied
or utilized (other than an amount based on a fixed percentage or percentages of receipts or sales), and that any such purported
lease, sublease, license, concession or other agreement shall be absolutely void and ineffective as a conveyance of any right or
interest in the possession, use, occupancy or utilization of any part of the Premises.

 

 

 

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14.02Notice
to Landlord. If Tenant desires to assign this Lease or any interest herein, or to sublet all or any part of the Premises,
then at least thirty (30) days but not more than one hundred eighty (180) days prior to the effective date of the proposed assignment
or subletting, Tenant shall submit to Landlord in connection with Tenant’s request for Landlord’s consent:

 

(A) A statement containing
(i) the name and address of the proposed assignee or subtenant; (ii) such financial information with respect to the proposed assignee
or subtenant as Landlord shall reasonably require; (iii) the type of use proposed for the Premises; and (iv) all of the principal
terms of the proposed assignment or subletting; and

 

(B) Four (4) originals
of the assignment or sublease on a form approved by Landlord and four (4) originals of the Landlord’s Consent to Sublease
or Assignment and Assumption of Lease and Consent.

 

14.03Landlord’s
Recapture Rights. At any time within twenty (20) business days after Landlord’s receipt of all (but not less than
all) of the information and documents described in Section 14.02 above, Landlord may, at its option by written notice to Tenant,
elect to: (a) sublease the Premises or the portion thereof proposed to be sublet by Tenant upon the same terms as those offered
to the proposed subtenant; (b) take an assignment of the Lease upon the same terms as those offered to the proposed assignee; or
(c) terminate the Lease in its entirety or as to the portion of the Premises proposed to be assigned or sublet, with a proportionate
adjustment in the Rent payable hereunder if the Lease is terminated as to less than all of the Premises. If Landlord does not exercise
any of the options described in the preceding sentence, then, during the above-described twenty (20) business day period, Landlord
shall either consent or deny its consent to the proposed assignment or subletting.

 

14.04Landlord’s
Consent; Standards. Landlord’s consent to a proposed assignment or subletting shall not be unreasonably withheld;
but, in addition to any other grounds for denial, Landlord’s consent shall be deemed reasonably withheld if, in Landlord’s
good faith judgment: (i) the proposed assignee or subtenant does not have the financial strength to perform its obligations under
this Lease or any proposed sublease; (ii) the business and operations of the proposed assignee or subtenant are not of comparable
quality to the business and operations being conducted by other tenants in the Building; (iii) the proposed assignee or subtenant
intends to use any part of the Premises for a purpose not permitted under this Lease; (iv) either the proposed assignee or subtenant,
or any person which directly or indirectly controls, is controlled by, or is under common control with the proposed assignee or
subtenant occupies space in the Building, or is negotiating with Landlord to lease space in the Building; (v) the proposed assignee
or subtenant is disreputable; or (vi) the use of the Premises or the Building by the proposed assignee or subtenant would, in Landlord’s
reasonable judgment, impact the Building in a negative manner including but not limited to significantly increasing the pedestrian
traffic in and out of the Building or requiring any alterations to the Building to comply with applicable laws; (vii) the subject
space is not regular in shape with appropriate means of ingress and egress suitable for normal renting purposes; (viii) the transferee
is a government (or agency or instrumentality thereof) or (ix) Tenant has failed to cure a default at the time Tenant requests
consent tot the proposed Transfer.

 

14.05Additional
Rent. If Landlord consents to any such assignment or subletting and only if the assignment is for a full one hundred percent
(100%) of the Premises, one half (1/2) of the amount by which all sums or other economic consideration received by Tenant in connection
with such assignment or subletting, whether denominated as rental or otherwise, exceeds, in the aggregate, the total sum which
Tenant is obligated to pay Landlord under this Lease (prorated to reflect obligations allocable to less than all of the Premises
under a sublease) shall be paid to Landlord promptly after receipt as additional Rent under the Lease without affecting or reducing
any other obligation of Tenant hereunder.

 

 

 

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14.06Landlord’s
Costs. If Tenant shall Transfer this Lease or all or any part of the Premises or shall request the consent of Landlord
to any Transfer, Tenant shall pay to Landlord as additional rent Landlord’s costs related thereto, including Landlord’s
reasonable attorneys’ fees and a minimum fee to Landlord of Five Hundred Dollars ($500.00).

 

14.07Continuing
Liability of Tenant. Notwithstanding any Transfer, including an assignment or sublease to an Affiliate, Tenant shall remain
as fully and primarily liable for the payment of Rent and for the performance of all other obligations of Tenant contained in this
Lease to the same extent as if the Transfer had not occurred; provided, however, that any act or omission of any transferee, other
than Landlord, that violates the terms of this Lease shall be deemed a violation of this Lease by Tenant.

 

14.08Non-Waiver.
The consent by Landlord to any Transfer shall not relieve Tenant, or any person claiming through or by Tenant, of the obligation
to obtain the consent of Landlord, pursuant to this Article XIV, to any further Transfer. In the event of an assignment or subletting,
Landlord may collect rent from the assignee or the subtenant without waiving any rights hereunder and collection of the rent from
a person other than Tenant shall not be deemed a waiver of any of Landlord’s rights under this Article XIV, an acceptance
of assignee or subtenant as Tenant, or a release of Tenant from the performance of Tenant’s obligations under this Lease.
If Tenant shall default under this Lease and fail to cure within the time permitted, Landlord is 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.

 

 

ARTICLE XV - DEFAULT AND REMEDIES

 

15.01Events
of Default By Tenant. The occurrence of any of the following shall constitute a material default and breach of this Lease
by Tenant:

 

(A) The failure by Tenant
to pay Base Rent or make any other payment required to be made by Tenant hereunder as and when due.

 

(B) The abandonment of
the Premises by Tenant or the vacation of the Premises by Tenant for fourteen (14) consecutive days (with or without the payment
of Rent).

 

(C) The making by Tenant
of any assignment of this Lease or any sublease of all or part of the Premises, except as expressly permitted under Article XIV
of this Lease.

 

(D) The failure by Tenant
to observe or perform any other provision of this Lease to be observed or performed by Tenant, other than those described in Sections
15.01(A), 15.01(B) or 15.01 (C) above, if such failure continues for fifteen (15) days after written notice thereof by Landlord
to Tenant; provided, however, that if the nature of the default is such that it cannot be cured within the fifteen (15) day period,
no default shall exist if Tenant commences the curing of the default within the fifteen (15) day period and thereafter diligently
prosecutes the same to completion.

 

(E) The making by Tenant
or its Guarantor of any general assignment for the benefit of creditors, the filing by or against Tenant or its Guarantor of a
petition under any federal or state bankruptcy or insolvency laws (unless, in the case of a petition filed against Tenant or its
Guarantor the same is dismissed within thirty (30) days after filing); the appointment of a trustee or receiver to take possession
of substantially all of Tenant’s assets at the Premises or Tenant’s interest in this Lease or the Premises, when possession
is not restored to Tenant within thirty (30) days; or the attachment, execution or other seizure of substantially all of Tenant’s
assets located at the Premises or Tenant’s interest in this Lease or the Premises, if such seizure is not discharged within
thirty (30) days.

 

(F) Any material misrepresentation
herein, or material misrepresentation or omission in any financial statements or other materials provided by Tenant or any Guarantor
in connection with negotiating or entering into this Lease or in connection with any Transfer under Section 14.01.

 

15.02Landlord’s
Right to Terminate Upon Tenant Default. In the event of any default by Tenant as provided in Section 15.01 above, Landlord
shall have the right to terminate this Lease and recover possession of the Premises by giving written notice to Tenant of Landlord’s
election to terminate this Lease, in which event Landlord shall be entitled to receive from Tenant:

 

(A) The worth at the
time of award of any unpaid Rent which had 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 Tenant proves could have been reasonably avoided; plus

 

(C) 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 be reasonably avoided; plus

 

 

 

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(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; 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.

 

As used in subparagraphs
(A) and (B) above, “worth at the time of award” shall be computed by allowing interest on such amounts at the then
highest lawful rate of interest, but in no event to exceed one percent (1%) per annum plus the rate established by the Federal
Reserve Bank of San Francisco on advances made to member banks under Sections of the Federal Reserve Act (“discount rate”)
prevailing at the time of the award. As used in paragraph (C) above, “worth at the time of award” shall be computed
by discounting such amount by (i) the discount rate of the Federal Reserve Bank of San Francisco prevailing at the time of award
plus (ii) one percent (1%).

 

15.03Mitigation
of Damages. If Landlord terminates this Lease or Tenant’s right to possession of the Premises, Landlord shall have
no obligation to mitigate Landlord’s damages except to the extent required by applicable law. If Landlord has not terminated
this Lease or Tenant’s right to possession of the Premises, Landlord shall have no obligation to mitigate under any circumstances
and may permit the Premises to remain vacant or abandoned. If Landlord is required to mitigate damages as provided herein: (i)
Landlord shall be required only to use reasonable efforts to mitigate, which shall not exceed such efforts as Landlord generally
uses to lease other space in the Building, (ii) Landlord will not be deemed to have failed to mitigate if Landlord or its affiliates
lease any other portions of the Building or other projects owned by Landlord or its affiliates in the same geographic area, before
reletting all or any portion of the Premises, and (iii) any failure to mitigate as described herein with respect to any period
of time shall only reduce the Rent and other amounts to which Landlord is entitled hereunder by the reasonable rental value of
the Premises during such period. In recognition that the value of the Building depends on the rental rates and terms of leases
therein, Landlord’s rejection of a prospective replacement tenant based on an offer of rentals below Landlord’s published
rates for new leases of comparable space at the Building at the time in question, or at Landlord’s option, below the rates
provided in this Lease, or containing terms less favorable than those contained herein, shall not give rise to a claim by Tenant
that Landlord failed to mitigate Landlord’s damages.

 

15.04Landlord’s
Right To Continue Lease Upon Tenant Default. In the event of a default of this Lease and abandonment of the Premises by
Tenant, if Landlord does not elect to terminate this Lease as provided in Section 15.02 above, Landlord may from time to time,
without terminating this Lease, enforce all of its rights and remedies under this Lease. Without limiting the foregoing, Landlord
has the remedy described in California Civil Code Section 1951.4 (Landlord may continue this Lease in effect after Tenant’s
default and abandonment and recover Rent as it becomes due, if Tenant has the right to Transfer, subject to reasonable limitations).
In the event Landlord re-lets the Premises, to the fullest extent permitted by law, the proceeds of any reletting shall be applied
first to pay to Landlord all costs and expenses of such reletting (including without limitation, costs and expenses of retaking
or repossessing the Premises, removing persons and property therefrom, securing new tenants, including expenses for redecoration,
alterations and other costs in connection with preparing the Premises for the new tenant, and if Landlord shall maintain and operate
the Premises, the costs thereof) and receivers’ fees incurred in connection with the appointment of and performance by a
receiver to protect the Premises and Landlord’s interest under this Lease and any necessary or reasonable alterations; second,
to the payment of any indebtedness of Tenant to Landlord other than Rent due and unpaid hereunder; third, to the payment of Rent
due and unpaid hereunder; and the residue, if any, shall be held by Landlord and applied in payment of other or future obligations
of Tenant to Landlord as the same may become due and payable, and Tenant shall not be entitled to receive any portion of such revenue.

 

15.05Right
of Landlord to Perform. All covenants and agreements to be performed by Tenant under this Lease shall be performed by Tenant
at Tenant’s sole cost and expense. If Tenant shall fail to pay any sum of money, other than Rent, required to be paid by
it hereunder or shall fail to perform any other act on its part to be performed hereunder, Landlord may, but shall not be obligated
to, make any payment or perform any such other act on Tenant’s part to be made or performed, without waiving or releasing
Tenant of its obligations under this Lease. Any sums so paid by Landlord and all necessary incidental costs, together with interest
thereon at the lesser of the maximum rate permitted by law if any or twelve percent (12%) per annum from the date of such payment,
shall be payable to Landlord as additional rent on demand and Landlord shall have the same rights and remedies in the event of
nonpayment as in the case of default by Tenant in the payment of Rent.

 

15.06Default
Under Other Leases. If the term of any lease, other than this Lease, heretofore or hereafter made by Tenant for any office
space in the Building shall be terminated or terminable after the making of this Lease because of any default by Tenant under such
other lease, such fact shall empower Landlord, at Landlord’s sole option, to terminate this Lease by notice to Tenant or
to exercise any of the rights or remedies set forth in Section 15.02.

 

15.07Non-Waiver.
Nothing in this Article shall be deemed to affect Landlord’s rights to indemnification for liability or liabilities arising
prior to termination of this Lease or Tenant’s right to possession of the Premises for personal injury or property damages
under the indemnification clause or clauses contained in this Lease. No acceptance by Landlord of a lesser sum than the Rent then
due shall be deemed to be other than on account of the earliest installment of such rent due, nor shall any endorsement or statement
on any check or any letter accompanying any check or payment as rent be deemed an accord and satisfaction, and Landlord may accept
such check or payment without prejudice to Landlord’s right to recover the balance of such installment or pursue any other
remedy in the Lease provided. The delivery of keys to any employee of Landlord or to Landlord’s agent or any employee thereof
shall not operate as a termination of this Lease or a surrender of the Premises.

 

 

 

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15.08Cumulative
Remedies. The specific remedies to which Landlord may resort under the terms of the Lease are cumulative and are not intended
to be exclusive of any other remedies or means of redress to which it may be lawfully entitled in case of any breach or threatened
breach by Tenant of any provisions of the Lease. In addition to the other remedies provided in the Lease, Landlord shall be entitled
to a restraint by injunction of the violation or attempted or threatened violation of any of the covenants, conditions or provisions
of the Lease or to a decree compelling specific performance of any such covenants, conditions or provisions.

 

15.09Default
by Landlord. Landlord’s failure to perform or observe any of its obligations under this Lease shall constitute a
default by Landlord under this Lease only if such failure shall continue for a period of thirty (30) days (or the additional time,
if any, that is reasonably necessary to promptly and diligently cure the failure) after Landlord receives written notice from Tenant
specifying the default. The notice shall give in reasonable detail the nature and extent of the failure and shall identify the
Lease provision(s) containing the obligation(s). If Landlord shall default in the performance of any of its obligations under this
Lease (after notice and opportunity to cure as provided herein), Tenant may pursue any remedies available to it under the law and
this Lease, except that, in no event, shall Landlord be liable for punitive damages, lost profits, business interruption, speculative,
consequential or other such damages. In recognition that Landlord must receive timely payments of Rent and operate the Building,
Tenant shall have no right of self-help to perform repairs or any other obligation of Landlord, and shall have no right to withhold,
set-off, or abate Rent.

 

15.10 Abatement
Recapture. Any agreement for free or abated rent, free parking, TI Allowance or other charges, or for the giving or paying
by Landlord to or for Tenant of any cash or other bonus, inducement or consideration for Tenant's entering into this Lease, all
of which concessions are hereinafter referred to as "Abatement Provisions ", shall be deemed conditioned upon
Tenant's full and faithful performance of all of the terms, covenants and conditions of this Lease. Upon the occurrence of a breach
of this Lease by Tenant, any such Abatement Provision shall automatically be deemed deleted from this Lease and of no further force
or effect, and any rent, other charge, bonus, inducement or consideration theretofore abated, given or paid by Landlord under such
an Abatement Provision shall be immediately due and payable by Tenant to Landlord, notwithstanding any subsequent cure of said
breach by Tenant. The acceptance by Landlord of rent or the cure of the breach which initiated the operation of this paragraph
shall not be deemed a waiver by Landlord of the provisions of this paragraph unless specifically so stated in writing by Landlord
at the time of such acceptance.

 

 

ARTICLE XVI - ATTORNEYS’ FEES:
COSTS OF SUIT

 

16.01Attorneys
Fees. If either Landlord or Tenant shall commence any action or other proceeding against the other arising out of, or relating
to, this Lease or the Premises, the prevailing party shall be entitled to recover from the losing party, in addition to any other
relief, its actual attorneys’ fees irrespective of whether or not the action or other proceeding is prosecuted to judgment
and irrespective of any court schedule of reasonable attorneys’ fees. In addition, Tenant shall reimburse Landlord, upon
demand, for all reasonable attorneys’ fees incurred in collecting Rent, resolving any actual default by Tenant, securing
indemnification as provided in Article X and paragraphs, 16.02, 23.01 and 25.01 herein or otherwise seeking enforcement against
Tenant, its sublessees and assigns, of Tenant’s obligations under this Lease.

 

16.02Indemnification.
Should Landlord be made a party to any litigation instituted by Tenant against a party other than Landlord, or by a third party
against Tenant, Tenant shall indemnify, hold harmless and defend Landlord from any and all loss, cost, liability, damage or expense
incurred by Landlord, including attorneys’ fees, in connection with the litigation.

 

 

ARTICLE XVII - SUBORDINATION AND ATTORNMENT

 

17.01Subordination.
This Lease, and the rights of Tenant hereunder, are and shall be subject and subordinate to the interest of (i) all present and
future ground leases and master leases of all or any part of the Building; (ii) present and future mortgages and deeds of trust
encumbering all or any part of the Building; (iii) all past and future advances made under any such mortgages or deeds of trust;
and (iv) all renewals, modifications, replacements and extensions of any such ground leases, master leases, mortgages and deeds
of trust; provided, however, that any lessor under any such ground lease or master lease or any mortgagee or beneficiary under
any such mortgage or deed of trust (any such lessor, mortgagee or beneficiary is hereinafter referred to as a “Mortgagee”)
shall have the right to elect, by written notice given to Tenant, to have this Lease made superior in whole or in part to any such
ground lease, master lease, mortgage or deed of trust (or subject and subordinate to such ground lease, master lease, mortgage
or deed of trust but superior to any junior mortgage or junior deed of trust). Upon demand, Tenant shall execute, acknowledge and
deliver any instruments reasonably requested by Landlord or any such Mortgagee to effect the purposes of this Section 17.01. Such
instruments may contain, among other things, provisions to the effect that such Mortgagee (hereafter, for the purposes of this
Section 17.01, a “Successor Landlord”) shall (i) not be liable for any act or omission of Landlord or its predecessors,
if any, prior to the date of such Successor Landlord’s succession to Landlord’s interest under this Lease; (ii) not
be subject to any offsets or defenses which Tenant might have been able to assert against Landlord or its predecessors, if any,
prior to the date of such Successor Landlord’s succession to Landlord’s interest under this Lease; (iii) not be liable
for the return of any security deposit under the Lease unless the same shall have actually been deposited with such Successor Landlord;
(iv) be entitled to receive notice of any Landlord default under this Lease plus a reasonable opportunity to cure such default
prior to Tenant having any right or ability to terminate this Lease as a result of such Landlord default; (v) not be bound by any
rent or additional rent which Tenant might have paid for more than the current month to Landlord; (vi) not be bound by any amendment
or modification of the Lease or any cancellation or surrender of the same made without Successor Landlord’s prior written
consent; (vii) not be bound by any obligation to make any payment to Tenant which was required to be made prior to the time such
Successor Landlord succeeded to Landlord’s interest and (viii) not be bound by any obligation under the Lease to perform
any work or to make any improvements to the demised Premises. Any obligations of any Successor Landlord under its respective lease
shall be non-recourse as to any assets of such Successor Landlord other than its interest in the Premises and improvements.

 

 

 

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17.02Attornment.
If the interests of Landlord under the Lease shall be transferred to any superior Mortgagee or other purchaser or person taking
title to the Building by reason of the termination of any superior lease or the foreclosure of any superior mortgage or deed of
trust, Tenant shall be bound to such Successor Landlord under all of the terms, covenants and conditions of the Lease for the balance
of the term thereof remaining and any extensions or renewals thereof which may be effected in accordance with any option therefor
in the Lease, with the same force and effect as if Successor Landlord were the landlord under the Lease, and Tenant shall attorn
to and recognize as Tenant’s landlord under this Lease such Successor Landlord, as its landlord, said attornment to be effective
and self-operative without the execution of any further instruments upon Successor Landlord’s succeeding to the interest
of Landlord under the Lease. Tenant shall, upon demand, execute any documents reasonably requested by any such person to evidence
the attornment described in this Section 17.02. Concurrently, upon written request from Tenant, and provided Tenant is not in default
under this Lease, Landlord agrees to use diligent, commercially reasonable efforts to obtain a Non-Disturbance Agreement from the
Successor Landlord. Such Non-Disturbance Agreement may be embodied in the Mortgagee’s customary form of Subordination and
Non-Disturbance Agreement. If, after exerting diligent, commercially reasonable efforts, Landlord is unable to obtain a Non-Disturbance
Agreement from any such Mortgagee, Landlord shall have no further obligation to Tenant with respect thereto.

 

17.03Mortgagee
Protection. Tenant agrees to give any Mortgagee, by registered or certified mail, a copy of any notice of default served
upon Landlord by Tenant, provided that prior to such notice Tenant has been notified in writing (by way of service on Tenant of
a copy of Assignment of Rents and Leases, or otherwise) of the address of such Mortgagee (hereafter the “Notified Party”).
Tenant further agrees that if Landlord shall have failed to cure such default within twenty (20) days after such notice to Landlord
(or if such default cannot be cured or corrected within that time, then such additional time as may be necessary if Landlord has
commenced within such twenty (20) days and is diligently pursuing the remedies or steps necessary to cure or correct such default),
then the Notified Party shall have an additional thirty (30) days within which to cure or correct such default (or if such default
cannot be cured or corrected within that time, then such additional time as may be necessary if the Notified Party has commenced
within such thirty (30) days and is diligently pursuing the remedies or steps necessary to cure or correct such default). Until
the time allowed, as aforesaid, for the Notified Party to cure such default has expired without cure, Tenant shall have no right
to, and shall not, terminate this Lease on account of Landlord’s default.

 

 

ARTICLE XVIII - QUIET ENJOYMENT

 

18.01Provided that
Tenant performs all of its obligations hereunder, Tenant shall have and peaceably enjoy the Premises during the Lease Term free
of claims by or through Landlord, subject to all of the terms and conditions contained in this Lease.

 

 

ARTICLE XIX - RULES AND REGULATIONS

 

19.01The Rules
and Regulations attached hereto as Exhibit C are hereby incorporated by reference herein and made a part hereof. Tenant shall abide
by, and faithfully observe and comply with the Rules and Regulations and any reasonable and non-discriminatory amendments, modifications
and/or additions thereto as may hereafter be adopted and published by written notice to tenants by Landlord for the safety, care,
security, good order and/or cleanliness of the Premises and/or the Building. Landlord shall not be liable to Tenant for any violation
of such rules and regulations by any other tenant or occupant of the Building.

 

 

ARTICLE XX - ESTOPPEL CERTIFICATES

 

20.01Tenant agrees
at any time and from time to time upon not less than ten (10) days’ prior written notice from Landlord to execute, acknowledge
and deliver to Landlord a statement in writing addressed and certifying to Landlord, to any current or prospective Mortgagee or
any assignee thereof, to any prospective purchaser of the land, improvements or both comprising the Building, and to any other
party designated by Landlord, that this Lease is unmodified and in full force and effect (of if there have been modifications,
that the same is in full force and effect as modified and stating the modifications); that Tenant has accepted possession of the
Premises, which are acceptable in all respects, and that any improvements required by the terms of this Lease to be made by Landlord
have been completed to the satisfaction of Tenant; that Tenant is in full occupancy of the Premises; that no rent has been paid
more than thirty (30) days in advance; that the first month’s Base Rent has been paid; that Tenant is entitled to no free
rent or other concessions except as stated in this Lease; that Tenant has not been notified of any previous assignment of Landlord’s
or any predecessor landlord’s interest under this Lease; the dates to which Base Rent, additional rental and other charges
have been paid; that Tenant, as of the date of such certificate, has no charge, lien or claim of setoff under this Lease or otherwise
against Base Rent, additional rental or other charges due or to become due under this Lease; that Landlord is not in default in
performance of any covenant, agreement or condition contained in this Lease; or any other matter relating to this Lease or the
Premises or, if so, specifying each such default. If there is a Guaranty under this Lease, said Guarantor shall confirm the validity
of the Guaranty by joining in the execution of the Estoppel Certificate or other documents so requested by Landlord or Mortgagee.
In addition, in the event that such certificate is being given to any Mortgagee, such statement may contain any other provisions
customarily required by such Mortgagee including, without limitation, an agreement on the part of Tenant to furnish to such Mortgagee,
written notice of any Landlord default and a reasonable opportunity for such Mortgagee to cure such default prior to Tenant being
able to terminate this Lease. Any such statement delivered pursuant to this Section may be relied upon by Landlord or any Mortgagee,
or prospective purchaser to whom it is addressed and such statement, if required by its addressee, may so specifically state. If
Tenant does not execute, acknowledge and deliver to Landlord the statement as and when required herein, Landlord is hereby granted
an irrevocable power-of-attorney, coupled with an interest, to execute such statement on Tenant’s behalf, which statement
shall be binding on Tenant to the same extent as if executed by Tenant.

 

 

 

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ARTICLE XXI - ENTRY BY LANDLORD

 

21.01Landlord may
enter the Premises at all reasonable times to: inspect the same; exhibit the same to prospective purchasers, Mortgagees or tenants;
determine whether Tenant is complying with all of its obligations under this Lease; supply janitorial and other services to be
provided by Landlord to Tenant under this Lease; post notices of non-responsibility; and make repairs or improvements in or to
the Building or the Premises; provided, however, that all such work shall be done as promptly as reasonably possible and so as
to cause as little interference to Tenant as reasonably possible. Tenant hereby waives any claim for damages for any injury or
inconvenience to, or interference with, Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises or any
other loss occasioned by such entry. Landlord shall at all times have and retain a key with which to unlock all of the doors in,
on or about the Premises (excluding Tenant’s vaults, safes and similar areas designated by Tenant in writing in advance),
and Landlord shall have the right to use any and all means by which Landlord may deem proper to open such doors to obtain entry
to the Premises, and any entry to the Premises obtained by Landlord by any such means, or otherwise, shall not under any circumstances
be deemed or construed to be a forcible or unlawful entry into or a detainer of the Premises or an eviction, actual or constructive,
of Tenant from any part of the Premises. Such entry by Landlord shall not act as a termination of Tenant’s duties under this
Lease. If Landlord shall be required to obtain entry by means other than a key provided by Tenant, the cost of such entry shall
by payable by Tenant to Landlord as additional rent.

 

 

ARTICLE XXII

 

LANDLORD’S LEASE UNDERTAKINGS-EXCULPATION
FROM PERSONAL LIABILITY;

TRANSFER OF LANDLORD’S INTEREST

 

22.01Landlord’s
Lease Undertakings. Notwithstanding anything to the contrary contained in this Lease or in any exhibits, Riders or addenda
hereto attached (collectively the “Lease Documents”), it is expressly understood and agreed by and between the parties
hereto that: (a) the recourse of Tenant or its successors or assigns against Landlord with respect to the alleged breach by or
on the part of Landlord of any representation, warranty, covenant, undertaking or agreement contained in any of the Lease Documents
or otherwise arising out of Tenant’s use of the Premises or the Building (collectively, “Landlord’s Lease Undertakings”)
shall extend only to Landlord’s interest in the real estate of which the Premises demised under the Lease Documents are a
part (“Landlord’s Real Estate”) and not to any other assets of Landlord or its officers, directors or shareholders;
and (b) except to the extent of Landlord’s interest in Landlord’s Real Estate, no personal liability or personal responsibility
of any sort with respect to any of Landlord’s Lease Undertakings or any alleged breach thereof is assumed by, or shall at
any time be asserted or enforceable against, Landlord, Jamison Services, Inc., or against any of their respective directors, officers,
employees, agents, constituent partners, beneficiaries, trustees or representatives.

 

22.02Transfer
of Landlord’s Interest. In the event of any transfer of Landlord’s interest in the Building, Landlord shall
be automatically freed and relieved from all applicable liability with respect to performance of any covenant or obligation on
the part of Landlord, provided any deposits or advance rents held by Landlord are turned over to the grantee and said grantee expressly
assumes, subject to the limitations of this Section 22, all the terms, covenants and conditions of this Lease to be performed on
the part of Landlord, it being intended hereby that the covenants and obligations contained in this Lease on the part of Landlord
shall, subject to all the provisions of this Section 22, be binding on Landlord, its successors and assigns, only during their
respective periods of ownership.

 

 

ARTICLE XXIII - HOLDOVER TENANCY

 

23.01If Tenant
holds possession of the Premises after the expiration or termination of the Lease Term, by lapse of time or otherwise, Tenant shall
become a tenant at sufferance upon all of the terms contained herein, except as to Lease Term and Rent. During such holdover period,
Tenant shall pay to Landlord a monthly rental equivalent to two hundred percent (200%) of the Rent Payable by Tenant to Landlord
with respect to the last month of the Lease Term. The monthly rent payable for such holdover period shall in no event be construed
as a penalty or as liquidated damages for such retention of possession. All options, rights of first refusal, concessions and discounts,
if any, granted under this Lease shall be deemed terminated and of no force or effect during such month-to-month tenancy. Without
limiting the foregoing, Tenant hereby agrees to indemnify, defend and hold harmless Landlord, its beneficiary, and their respective
agents, contractors and employees, from and against any and all claims, liabilities, actions, losses, damages (including without
limitation, direct, indirect, incidental and consequential) and expenses (including, without limitation, court costs and reasonable
attorneys’ fees) asserted against or sustained by any such party and arising from or by reason of such retention of possession,
which obligations shall survive the expiration or termination of the Lease Term.

 

 

 

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ARTICLE XXIV - NOTICES

 

24.01All notices
which Landlord or Tenant may be required, or may desire, to serve on the other may be served, as an alternative to personal service,
by mailing the same by registered or certified mail, postage prepaid, addressed to Landlord at the address for Landlord set forth
in Section 1.12 above and to Tenant at the address for Tenant set forth in Section 1.13 above, or, from and after the Commencement
Date, to Tenant at the Premises whether or not Tenant has departed from, abandoned or vacated the Premises, or addressed to such
other address or addresses as either Landlord or Tenant may from time to time designate to the other in writing. Any notice shall
be deemed to have been served at the time the same was posted.

 

 

ARTICLE XXV - BROKERS

 

25.01The parties
recognize as the broker(s) who procured this Lease the firm(s) specified in Section 1.14 and agree that Landlord shall be solely
responsible for the payment of any brokerage commissions to said broker(s), and that Tenant shall have no responsibility therefor
unless written provision to the contrary has been made a part of this Lease. If Tenant has dealt with any other person or real
estate broker in respect to leasing, subleasing or renting space in the Building, Tenant shall be solely responsible for the payment
of any fee due said person or firm and Tenant shall protect, indemnify, hold harmless and defend Landlord from any liability in
respect thereto.

 

 

ARTICLE XXVI - ELECTRONIC SERVICES

 

26.01Tenant’s
Lines. Tenant may, in a manner consistent with the provisions and requirements of this Lease, install, maintain, replace,
remove or use any communications or computer or other electronic service wires, cables and related devices (collectively the “Lines”)
at the Building in or serving the Premises, provided: (a) Tenant shall obtain Landlord’s prior written consent, which consent
may be conditioned as required by Landlord, (b) if Tenant at any time uses any equipment that may create an electromagnetic field
exceeding the normal insulation ratings of ordinary twisted pair riser cable or cause radiation higher than normal background radiation,
the Lines therefor (including riser cables) shall be appropriately insulated to prevent such excessive electromagnetic fields or
radiation, and (c) Tenant shall pay all costs in connection therewith. Landlord reserves the right to require that Tenant remove
any Lines which are installed in violation of these provisions. Tenant shall not, without the prior written consent of Landlord
in each instance, grant to any third party a security interest or lien in or on the Lines, and any such security interest or lien
granted without Landlord’s written consent shall be null and void.

 

26.02Definition
of Electronic Services. As used herein “Electronic Services Provider” means a business which provides telephone,
telegraph, telex, video, other telecommunications or other services which permit Tenant to receive or transmit information by the
use of electronics and which require the use of wires, cables, antennas or similar devices in or on the Building. The services
of Electronic Services Providers are sometimes referred to herein as “Electronic Services.”

 

26.03No Right
to Specific Services. Landlord shall have no obligation (i) to install any Electronic
Services equipment or facilities, (ii) to make available to Tenant the services of any particular Electronic Services Provider,
(iii) to allow any particular Electronic Services Provider access to the Building, (iv) to continue to grant access to an Electronic
Services Provider once such provider has been given access to the Building. Landlord may (but shall not have the obligation to):
(x) install new Lines at the property, (y) create additional space for Lines at the property, and (z) adopt reasonable and uniform
rules and regulations with respect to Lines.

 

26.04Limitation
of Landlord’s Responsibility. Tenant acknowledges and agrees that all Electronic Services desired by Tenant shall
be ordered and utilized at the sole expense of Tenant. Unless Landlord otherwise requests or consents in writing, all of Tenant's
Electronic Services equipment shall be and remain solely in the Tenant's premises and the telephone closet(s) on the floor(s) on
which the Tenant's premises is located, in accordance with rules and regulations adopted by Landlord from time to time. Unless
otherwise specifically agreed to in writing, Landlord shall have no responsibility for the maintenance of Tenant's Electronic Services
equipment, including Lines; nor for any Lines or other infrastructure to which Tenant's Electronic Services equipment may be connected.
Tenant agrees that, to the extent any Electronic Services are interrupted, curtailed or discontinued, Landlord shall have no obligation
or liability with respect thereto and it shall be the sole obligation of Tenant at its own expense to obtain substitute service.
Except to the extent arising from the intentional or grossly negligent acts of Landlord or Landlord’s agents or employees,
Landlord shall have no liability for damages arising from, and Landlord does not warrant that Tenant’s use of any Lines will
be free from the following (collectively called “Line Problems”): (x) any eavesdropping or wire-tapping by unauthorized
parties, (y) any failure of any Lines to satisfy Tenant’s requirements, or (z) any shortages, failures, variations, interruptions,
disconnection’s, loss or damage caused by the installation, maintenance, replacement, use or removal of Lines by or for other
tenants or occupants at the property. Under no circumstances shall any Line Problems be deemed an actual or constructive eviction
of Tenant, render Landlord liable to Tenant for abatement of Rent, or relieve Tenant from performance of Tenant’s obligations
under this Lease. Landlord in no event shall be liable for damages by reason of loss of profits, business interruption or other
consequential damage arising from any Line Problems.

 

 

 

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26.05Necessary
Service Interruptions. Landlord shall have the right, upon reasonable prior notice to Tenant, to interrupt or turn off
Electronic Services facilities in the event of emergency or as necessary in connection with maintenance, repairs or construction
at the Building or installation of Electronic Services equipment for other Tenants of the Building or on account of violation by
the Electronic Services Provider or owner of the Electronic Services equipment of any obligation to Landlord or in the event that
Tenant’s use of the Electronic Services infrastructure of the Building materially interferes with the Electronic Services
of other tenants of the Building.

 

26.06Removal
of Equipment, Wiring and Other Facilities. Any and all Electronic Services equipment installed in the Tenant's Premises
or elsewhere in the Building by or on behalf of Tenant, including Lines, or other facilities for Electronic Services reception
or transmittal, shall be removed prior to the expiration or earlier termination of the Lease term, by Tenant at its sole cost or,
at Landlord's election, by Landlord at Tenant's sole cost, with the cost thereof to be paid as additional rent. Landlord shall
have the right, however, upon written notice to Tenant given no later than thirty (30) days prior to the expiration or earlier
termination of the Lease term (except that the notice period shall extend to thirty (30) days beyond the date of termination of
the Lease if it is terminated by either party due to a default by the other), to require Tenant to abandon and leave in place,
without additional payment to Tenant or credit against rent, any and all Electronic Services Lines and related infrastructure,
or selected components thereof, whether located in the Tenant's premises or elsewhere in the Building.

 

26.07New
Provider Installations. In the event that Tenant wishes at any time to utilize the services of an Electronic Services Provider
whose equipment is not then servicing the Building, no such Electronic Services Provider shall be permitted to install its Lines
or other equipment within the Building without first securing the prior written approval of the Landlord. Landlord's approval shall
not be deemed any kind of warranty or representation by Landlord, including, without limitation, any warranty or representation
as to the suitability, competence, or financial strength of the Electronic Services Provider. Without limitation of the foregoing
standard, unless all of the following conditions are satisfied to Landlord's satisfaction, it shall be reasonable for Landlord
to refuse to give its approval: (i) Landlord shall incur no current expense or risk or future expense whatsoever with respect to
any aspect of the Electronic Services Provider's provision of its Electronic Services, including without limitation, the costs
of installation, materials and services; (ii) prior to commencement of any work in or about the Building by the Electronic Services
Provider, the Electronic Services Provider shall supply Landlord with such written indemnities, insurance, financial statements,
and such other items as Landlord reasonably determines to be necessary to protect its financial interests and the interests of
the Building relating to the proposed activities of the Electronic Services Provider; (iii) the Electronic Services Provider agrees
to abide by such rules and regulations, Building and other codes, job site rules and such other requirements as are reasonably
determined by Landlord to be necessary to protect the interests of the Building, the Tenants in the Building and Landlord, in the
same or similar manner as Landlord has the right to protect itself and the Building with respect to proposed alterations as described
in Article IX of this Lease; (iv) Landlord reasonably determines that, considering other potential uses for space in the
Building, there is sufficient space in the Building for the placement of all of the provider's equipment, conduit, Lines and other
materials; (v) the Electronic Services Provider agrees to abide by Landlord’s requirements, if any, that provider use existing
Building conduits and pipes or use Building contractors (or other contractors approved by Landlord); (vi) Landlord receives from
the Electronic Services Provider such compensation as is reasonably determined by Landlord to compensate it for space used in the
Building for the storage and maintenance of the Electronic Services Provider's equipment, for the fair market value of a Electronic
Services Provider's access to the Building, for the use of common or core space within the Building and the costs which may reasonably
be expected to be incurred by Landlord; (vii) the provider agrees to deliver to Landlord detailed "as built" plans immediately
after the installation of the provider's equipment is complete; and (viii) all of the foregoing matters are documented in a written
license agreement between Landlord and the provider, the form and content of which is reasonably satisfactory to Landlord."

 

26.08Limit
of Default or Breach. Notwithstanding any provision of the proceeding paragraphs to the contrary, the refusal of Landlord
to grant its approval to any prospective Electronic Services Provider shall not be deemed a default or breach by Landlord of its
obligation under this Lease unless and until Landlord is adjudicated to have acted recklessly or maliciously with respect to Tenant's
request for approval, and in that event, Tenant shall still have no right to terminate the Lease or claim an entitlement to rent
abatement, but may as Tenant's sole and exclusive recourse seek a judicial order of specific performance compelling Landlord to
grant its approval as to the prospective provider in question. The provisions of this paragraph may be enforced solely by Tenant
and Landlord, are not for the benefit of any other party, and specifically but without limitation, no telephone or other Electronic
Services Provider shall be deemed a third party beneficiary of this Lease.

 

26.09Installation
and Use of Wireless Technologies. Tenant shall not utilize any wireless Electronic Services equipment (other than usual
and customary cellular telephones), including antennae and satellite receiver dishes, within the Tenant's premises, within the
Building or attached to the outside walls or roof of the Building, without Landlord's prior written consent. Such consent may be
conditioned in such a manner so as to protect Landlord's financial interests and the interests of the Building, and the other tenants
therein, in a manner similar to the arrangements described in the immediately preceding paragraphs.

 

26.10Limitation
of Liability For Equipment Interference. In the event that Electronic Services equipment, Lines and facilities or satellite
and antennae equipment of any type installed by or at the request of Tenant within the Tenant's premises, on the roof, or elsewhere
within or on the Building causes interference to equipment used by another party, Tenant shall cease using such equipment, Lines
and facilities or satellite and antennae equipment until the source of the interference is identified and eliminated and Tenant
shall assume all liability related to such interference. Tenant shall cooperate with Landlord and other parties, to eliminate such
interference promptly. In the event that Tenant is unable to do so, Tenant will substitute alternative equipment which remedies
the situation. If such interference persists, Tenant shall, at Landlord's sole discretion, remove such equipment.

 

 

 

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ARTICLE XXVII - PARKING

 

27.01During the
term of this Lease, Tenant shall be entitled to rent the number of Tenant’s Parking Stalls, if any, described in Section
1.16 of this Lease in the parking facilities located within the Building; provided, however, that if Tenant does not rent all of
the Tenant’s Parking Stalls allocated to Tenant pursuant to Section 1.16, any change in the number of parking stalls actually
rented by Tenant shall require not less than ten (10) days prior notice to Landlord. Such parking shall be on a non-assigned basis,
and shall be at such rates and upon such other terms and conditions as are published or posted from time to time by Landlord (or,
at Landlord’s option, the operator or lessee of the parking facilities). Tenant’s visitors shall have the right to
use the parking facilities, subject to availability and to the rates, rules and regulations governing visitor parking from time
to time adopted by Landlord (or, at Landlord’s option, the operator or master lessee of the parking facilities).

 

 

ARTICLE XXVIII - MISCELLANEOUS

 

28.01Entire
Agreement. This Lease contains all of the agreements and understandings relating to the leasing of the Premises and the
obligations of Landlord and Tenant in connection with such leasing. Landlord has not made, and Tenant is not relying upon, any
warranties, or representations, promises or statements made by Landlord or any agent of Landlord, except as expressly set forth
herein. This Lease supersedes any and all prior agreements and understandings between Landlord and Tenant and alone expresses the
agreement of the parties.

 

28.02Amendments.
This Lease shall not be amended, changed or modified in any way unless in writing executed by Landlord and Tenant. Landlord shall
not have waived or released any of its rights hereunder unless in writing and executed by Landlord.

 

28.03Successors.
Except as expressly provided herein, this Lease and the obligations of Landlord and Tenant contained herein shall bind and benefit
the successors and assigns of the parties hereto.

 

28.04Force
Majeure. Landlord shall incur no liability to Tenant with respect to, and shall not be responsible for any failure to perform,
any of Landlord’s obligations hereunder if such failure is caused by any reason beyond the control of Landlord including,
but not limited to, strike, labor trouble, governmental rule, regulations, ordinance, statute or interpretation, or by fire, earthquake,
civil commotion, or failure or disruption of utility services. The amount of time for Landlord to perform any of Landlord’s
obligations shall be extended by the amount of time Landlord is delayed in performing such obligation by reason of any force majeure
occurrence whether similar to or different from the foregoing types of occurrences.

 

28.05Survival
of Obligations. Any obligations of Tenant accruing prior to the expiration of the Lease shall survive the expiration or
earlier termination of the Lease, and Tenant shall promptly perform all such obligations whether or not this Lease has expired
or been terminated.

 

28.06Light
and Air. No diminution or shutting off of any light, air or view by any structure now or hereafter erected shall in any
manner affect this Lease or the obligations of Tenant hereunder, or increase any of the obligations of Landlord hereunder.

 

28.07Governing
Law. This Lease shall be governed by, and construed in accordance with, the laws of the State of California.

 

28.08Severability.
In the event any provision of this Lease is found to be unenforceable, the remainder of this Lease shall not be affected, and any
provision found to be invalid shall be enforceable to the extent permitted by law. The parties agree that in the event two different
interpretations may be given to any provision hereunder, one of which will render the provision unenforceable, and one of which
will render the provision enforceable, the interpretation rendering the provision enforceable shall be adopted.

 

28.09Captions.
All captions, headings, titles, numerical references and computer highlighting are for convenience only and shall have no effect
on the interpretation of this Lease.

 

28.10Interpretation.
Tenant acknowledges that it has read and reviewed this Lease and that it has had the opportunity to confer with counsel in the
negotiation of this Lease. Accordingly, this Lease shall be construed neither for nor against Landlord or Tenant, but shall be
given a fair and reasonable interpretation in accordance with the meaning of its terms and the intent of the parties.

 

28.11Independent
Covenants. Each covenant, agreement, obligation or other provision of this Lease to be performed by Tenant are separate
and independent covenants of Tenant, and not dependent on any other provision of the Lease.

 

 

 

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28.12Number
and Gender. All terms and words used in this Lease, regardless of the number or gender in which they are used, shall be
deemed to include the appropriate number and gender, as the context may require.

 

28.13Time
is of the Essence. Time is of the essence of this Lease and the performance of all obligations hereunder.

 

28.14Joint
and Several Liability. If Tenant comprises more than one person or entity, or if this Lease is guaranteed by any party,
all such persons shall be jointly and severally liable for payment of rents and the performance of Tenant’s obligations hereunder.
If Tenant comprises more than one person or entity and fewer than all of the persons or entities comprising Tenant abandon the
Premises, Landlord, at its sole option, may treat the abandonment by such person or entities as an event of default and exercise
with respect to such persons the rights and remedies provided in Article XV without affecting the right or obligations of the persons
or entities comprising Tenant which have not abandoned the property.

 

28.15Exhibits.
Exhibits A (Outline of Premises), B (Work Letter Agreement), C (Rules and Regulations), D (Guaranty), E (Suite Acceptance Letter),
and Addendum are incorporated into this Lease by reference and made a part hereof.

 

28.16Offer
to Lease. The submission of this Lease to Tenant or its broker or other agent, does not constitute an offer to Tenant to
lease the Premises. This Lease shall have no force and effect until (a) it is executed and delivered by Tenant to Landlord and
(b) it is fully reviewed and executed by Landlord; provided, however, that, upon execution of this Lease by Tenant and delivery
to Landlord, such execution and delivery by Tenant, shall, in consideration of the time and expense incurred by Landlord in reviewing
the Lease and Tenant’s credit, constitute an offer by Tenant to lease the Premises upon the terms and conditions set forth
herein (which offer to Lease shall be irrevocable for twenty (20) business days following the date of delivery).

 

28.17No Counterclaim;
Choice of Laws. It is mutually agreed that in the event Landlord commences any summary proceeding for non-payment of Rent,
Tenant will not interpose any counterclaim of whatever nature or description in any such proceeding. In addition, Tenant hereby
submits to local jurisdiction in the State of California and agrees that any action by Tenant against Landlord shall be instituted
in the State of California and that Landlord shall have personal jurisdiction over Tenant for any action brought by Landlord against
Tenant in the State of California.

 

28.18Electrical
Service to the Premises. Anything set forth in Section 7.01 or elsewhere in this Lease to the contrary notwithstanding,
electricity to the Premises shall not be furnished by Landlord, but shall be furnished by the approved electric utility company
serving the Building. Landlord shall permit Tenant to receive such service directly from such utility company at Tenant’s
cost (except as otherwise provided herein) and shall permit Landlord’s wire and conduits, to the extent available, suitable
and safely capable, to be used for such purposes.

 

28.19Rights
Reserved by Landlord. Landlord reserves the following rights exercisable without notice (except as otherwise expressly
provided to the contrary in this Lease) and without being deemed an eviction or disturbance of Tenant’s use or possession
of the Premises or giving rise to any claim for set-off or abatement of Rent: (i ) to change the name or street address of the
Building; (ii) to install, affix and maintain all signs on the exterior and/or interior of the Building; (iii) to designate and/or
approve prior to installation, all types of signs, window shades, blinds, drapes, awnings or other similar items, and all internal
lighting that may be visible from the exterior of the Premises and, notwithstanding the provisions of Article IX, the design, arrangement,
style, color and general appearance of the portion of the Premises visible from the exterior, and contents thereof, including,
without limitation, furniture, fixtures, signs, art work, wall coverings, carpet and decorations, and all changes, additions and
removals thereto, shall, at all times have the appearance of premises having the same type of exposure and used for substantially
the same purposes that are generally prevailing in comparable office buildings in the area; (iv) to change the arrangement of entrances,
doors, corridors, elevators and/or stairs in the Building, provided no such change shall materially adversely affect access to
the Premises; (v) to grant any party the exclusive right to conduct any business or render any service in the Building, provided
such exclusive right shall not operate to prohibit Tenant from using the Premises for the purposes permitted under this Lease;
(vi) to prohibit the placement of vending or dispensing machines of any kind in or about the Premises other than for use by Tenant’s
employees; (vii) to prohibit the placement of video or other electronic games in the Premises; (viii) to have access for Landlord
and other tenants of the Building to any mail chutes and boxes located in or on the Premises according to the rules of the United
States Post Office and to discontinue any mail chute business in the Building; (ix) to close the Building after normal business
hours, except that Tenant and its employees and invitees shall be entitled to admission at all times under such rules and regulations
as Landlord prescribes for security purposes; (x) to install, operate and maintain security systems which monitor, by close circuit
television or otherwise, all persons entering or leaving the Building; (xi) to install and maintain pipes, ducts, conduits, wires
and structural elements located in the Premises which serve other parts or other tenants of the Building; and (xii) to retain at
all times master keys or pass keys to the Premises; (xiii) to establish and, from time to time, to change, alter and amend, and
to enforce, against Tenant and the other users of the common areas, including automobile parking areas and structures, the parking
spaces therein, driveways, entrances and exits and the sidewalks and pedestrian passageways, such reasonable rules and regulations
as may be deemed necessary or advisable by Landlord for the proper and efficient operation and maintenance of the common areas.

 

 

 

    	23

    	 

    

 

IN WITNESS WHEREOF, the parties hereto have executed
this lease as of the date first above written.

 

 

 

 

	
        LANDLORD:

         

        5435 Balboa, LLC,

        a California limited liability company,

         

        By: Jamison Services, Inc.,

        a California corporation

        Its: Authorized Agent

         

         

         

         

        By: /s/ Paul T. Kim                             

               Paul T. Kim, C.P.M.

               President

         

         
	
        TENANT:

         

        Derycz Scientific, Inc.,

        a Nevada corporation

         

         

         

         

        By: /s/ Alan Urban                         

         

        Its: Chief Financial Officer

         

         

         

         

	 	 

 

 

 

    	24

    	 

    
 

 

EXHIBIT A

FLOOR PLAN

 

 

 

 

 

 

 

 

 

 

 

    	 

    	 

    
 

 

EXHIBIT B

WORK LETTER AGREEMENT

 

(Landlord Performs Work)

 

 

THIS AGREEMENT made
as of the March 16, 2012, between 5435 Balboa, LLC, a California limited liability company as (“Landlord”) and Derycz
Scientific, Inc., a Nevada corporation as (“Tenant”).

 

Reference is made to
the Lease dated March 16, 2012 (the “Lease”) for premises known as Suite 202 (the “Premises”), located
in the property known as 5435 Balboa Boulevard, Encino, California (the “Property”).

 

Landlord, at its sole
cost, shall provide the following tenant improvement work, using building standard materials, quantities, and procedures then in
use by Landlord (the “Work”):

 

1. Clean carpets

2. Paint walls

3. Replace any stained
ceiling tiles

4. Demise space per
Floor Plan attached as Exhibit A

5. Deliver to Tenant
turn-key, move-in ready condition

6. Clean HVAC supply
and return air registers.

 

No other Work shall be provided
by Landlord.

 

Landlord will use commercially
reasonable efforts to “Substantially Complete” (as defined below) the Work by the Commencement Date under the Lease
or within 60 days thereafter, subject to Force Majeure Delays and Tenant Delays. For purposes of this Lease, “Substantial
Completion” of the Premises shall occur when Landlord has sufficiently completed all the work required to be performed
by Landlord in accordance with this Work with the exception of any punch list items and any tenant fixtures, work-stations, built-in
furniture or equipment to be installed by Tenant. Possession of the Premises shall be tendered to Tenant upon Substantial Completion
of the Premises.

 

The term “Force
Majeure Delay” as used in the Lease or this Agreement shall mean any delay in the completion of the Tenant Improvements
which is attributable to any: (1) actual delay or failure to perform attributable to any strike, lockout or other labor or industrial
disturbance (whether or not on the part of the employees of either party hereto), civil disturbance, future order claiming jurisdiction,
act of a public enemy, war, riot, sabotage, blockade, embargo, inability to secure customary materials, supplies or labor through
ordinary sources by reason of regulation or order of any government or regulatory body; (2) delay attributable to the failure of
Landlord and/or Tenant to secure building permits and approvals within the same time period that normally prevailed for obtaining
such permits at the time this Lease was negotiated; (3) delay in completing the final plans and/or the construction of the tenant
improvements because of changes in any applicable laws (including, without limitation, the ADA), or the interpretation thereof;
or (4) delay attributable to lightening, earthquake, fire, storm, hurricane, tornado, flood, washout, explosion, or any other similar
industry-wide or Building-wide cause beyond the reasonable control of the party from whom performance is required, or any of its
contractors or other representatives. Any prevention, delay or stoppage due to any Force Majeure Delay shall excuse the performance
of the party affected for a period of time equal to any such prevention, delay or stoppage (except the obligations of either party
to pay money, including rental and other charges, pursuant to the Lease).

 

The term “Tenant
Delay” shall mean any delay that Landlord may encounter in the performance of Landlord’s obligations under this
Work Letter because of any act or omission of any nature by Tenant or its agents or contractors, including any: (1) delay attributable
to changes in or additions to the space plan or to the tenant improvements requested by Tenant; (2) delay attributable to the postponement
of any tenant improvements at the request of Tenant; (3) delay by Tenant in the submission of information or the giving of authorizations
or approvals within the time limits set forth in this Work Letter; and (4) delay attributable to the failure of Tenant to pay,
when due, any amounts required to be paid by Tenant pursuant to this Work Letter.

 

If there shall be a
delay in the Substantial Completion of the Premises as a result of Tenant Delays or Force Majeure Delays, then, notwithstanding
anything to the contrary set forth in the Lease and regardless of the actual date of Substantial Completion, the Commencement Date
shall be deemed to be the date the Commencement Date would have occurred if no Tenant Delays or Force Majeure Delays, as set forth
above, had occurred. Tenant acknowledges that the Work may occur during normal business hours while Tenant is in occupancy of the
Premises and that no interference to Tenant’s business operations in, or use of, the Premises shall entitle Tenant to any
abatement of rent or any other concession, or give rise to any claim against, or liability of, Landlord.

 

Notwithstanding anything
to the contrary contained in this Work Letter, it is expressly understood and agreed by and between the parties hereto that: (a)
The recourse of Tenant or its successors or assigns against Landlord with respect to the alleged breach by or on the part of Landlord
of any representation, warranty, covenant, undertaking or agreement contained in this Work Letter (collectively, “Landlord’s
Work Letter Undertakings”) shall extend only to Landlord’s interest in the real estate of which the Premises demised
under the Lease are a part (hereinafter, “Landlord’s Real Estate”) and not to any other assets of Landlord or
its beneficiaries; and (b) Except to the extent of Landlord’s interest in Landlord’s Real Estate, no personal liability
or personal responsibility of any sort with respect to any of Landlord’s Work Letter Undertakings or any alleged breach thereof
is assumed by, or shall at any time be asserted or enforceable against, Landlord, or against any of their respective directors,
officers, shareholders, employees, agents, constituent partners, beneficiaries, trustees or representatives.

 

 

 

    	2

    	 

    

 

 

	
        LANDLORD:

         

        5435 Balboa, LLC,

        a California limited liability company,

         

        By: Jamison Services, Inc.,

        a California corporation

        Its: Authorized Agent

         

         

         

         

        By: ________________________________

               Paul T. Kim, C.P.M.

               President

         

         
	
        TENANT:

         

        Derycz Scientific, Inc.,

        a Nevada corporation

         

        By: _____________________________

         

        Its: _____________________________

         

         

         

         

         

         

         

         

         

 

 

 

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EXHIBIT C

RULES AND REGULATIONS

 

 

1.The sidewalks,
entrances, passages, courts, elevators, vestibules, stairways, corridors or halls shall not be obstructed or used for any purpose
other than ingress and egress. The halls, passages, entrances, elevators, stairways, balconies and roof are not for the use of
the general public, and Landlord shall in all cases retain the right to control or prevent access thereto by all persons whose
presence in the judgment of Landlord shall be prejudicial to the safety, character, reputation or interests of Landlord and its
tenants, provided that nothing herein contained shall be construed to prevent such access by persons with whom the tenant normally
deals in the ordinary course of its business unless such persons are engaged in illegal activities. No tenant and no employees
of any tenant shall go upon the roof of the Building without the written consent of Landlord.

 

2.No awnings or
other projections shall be attached to the outside walls or surfaces of the Building nor shall the interior or exterior of any
windows be coated without the prior written consent of Landlord. Except as otherwise specifically approved by Landlord, all electrical
ceiling fixtures hung in offices or spaces along the perimeter of the Building must be fluorescent and of a quality, type, design
and bulb color approved by Landlord. Tenant shall not place anything or allow anything to be placed near the glass of any window,
door, partition or wall which may appear unsightly from outside the Premises.

 

3.No sign, picture,
plaque, advertisement, notice or other material shall be exhibited, painted, inscribed or affixed by any tenant on any part of,
or so as to be seen from the outside of, the Premises or the Building without the prior written consent of Landlord. In the event
of the violation of the foregoing by any tenant, Landlord may remove the same without any liability, and may charge the expense
incurred in such removal to the tenant violating this rule. Interior signs on doors and the directory tablet shall be inscribed,
painted or affixed for each tenant by Landlord at the expense of such tenant, and shall be of a size, color and style acceptable
to Landlord.

 

4.The toilets and
wash basins and other plumbing fixtures shall not be used for any purpose other than those for which they were constructed, and
no sweepings, rubbish, rags or other substances shall be thrown therein. All damage resulting from any misuse of the fixtures shall
be borne by tenant who, or whose servants, employees, agents, visitors or licensees, shall have caused the same.

 

5.No tenant or
its officers, agents, employees or invitees shall mark, paint, drill into, or in any way deface any part of the Premises or the
Building. No boring, cutting or stringing of wires or laying of linoleum or other similar floor coverings shall be permitted except
with the prior written consent of Landlord and as Landlord may direct.

 

6.No bicycles,
vehicles or animals of any kind shall be brought into or kept in or about the Premises and no cooking shall be done or permitted
by any tenant on the Premises except that microwave cooking in a UL-approved microwave oven and the preparation of coffee, tea,
hot chocolate and similar items for the tenant and its employees and business visitors shall be permitted. Tenant shall not cause
or permit any unusual or objectionable odors to escape from the Premises.

 

7.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 for general office purposes. No tenant shall 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. The Premises shall not be used for
lodging or sleeping or for any immoral or illegal purposes.

 

8.No tenant or
its officers, agents, employees or invitees shall make, or permit to be made any unseemly or disturbing noises, sounds or vibrations
or disturb or interfere with occupants of this or neighboring buildings or Premises or those having business with them whether
by the use of any musical instrument, radio, phonograph, unusual noise, or in any other way.

 

9.No tenant or
its officers, agents, employees or invitees shall throw anything out of doors, balconies or down the passageways.

 

10.Tenant shall
not maintain armed security in or about the Premises nor possess any weapons, explosives, combustibles or other hazardous devices
in or about the Building and/or Premises.

 

11.No tenant or
its officers, agents, employees or invitees shall at any time use, bring or keep upon the Premises any flammable, combustible,
explosive, foul or noxious fluid, chemical or substance, or do or permit anything to be done in the leased Premises, or bring or
keep anything therein, which shall in any way increase the rate of fire insurance on the Building, or on the property kept therein,
or obstruct or interfere with the rights of other tenants, or in any way injure or annoy them, or conflict with the regulations
of the Fire Department or the fire laws, or with any insurance policy upon the Building, or any part thereof, or with any rules
and ordinances established by the Board of Health or other governmental authority.

 

12.No additional
locks or bolts of any kind shall be placed upon any of the doors or windows by any tenant, nor shall any changes be made in existing
locks or the mechanism thereof. Each tenant must, upon the termination of this tenancy, restore to Landlord all keys of stores,
offices, and toilet rooms, either furnished to, or otherwise procured by, such tenant, and in the event of the loss of any keys
so furnished, such tenant shall pay to Landlord the cost of replacing the same or of changing the lock or locks opened by such
lost key if Landlord shall deem it necessary to make such change.

 

 

 

    	4

    	 

    

13.All removals,
or the carrying in or out of any safes, freight, furniture, or bulky matter of any description must take place during the hours
which Landlord may determine form time to time. The moving of safes or other fixtures or bulky matter of any kind must be made
upon previous notice to the manager of the Building and under his or her supervision, and the persons employed by any tenant for
such work must be acceptable to Landlord. Landlord reserves the right to inspect all safes, freight or other bulky articles to
be brought into the Building and to exclude from the Building all safes, freight or other bulky articles which violate any of these
Rules and Regulations or the Lease of which these Rules and Regulations are a part. Landlord reserves the right to prohibit or
impose conditions upon the installation in the Premises of heavy objects which might overload the building floors. Landlord will
not be responsible for loss of or damage to any safes, freight, bulky articles or other property from any cause, and all damage
done to the Building by moving or maintaining any such safe or other property shall be repaired at the expense of the tenant.

 

14.No tenant shall
purchase or otherwise obtain for use in the Premises water, ice, towel, vending machine, janitorial, maintenance or other like
services, or accept barbering or bootblacking services, except from persons authorized by Landlord, and at hours and under regulations
fixed by Landlord.

 

15.Landlord shall
have the right to prohibit any advertising by any tenant which, in Landlord’s opinion, tends to impair the reputation of
the Building or its desirability as an office building and upon written notice from Landlord any tenant shall refrain from or discontinue
such advertising. No tenant shall use any graphic image of the Building or any part of the Building for advertising or public relations
without Landlord’s written permission.

 

16.Landlord reserves
the right to exclude from the Building between the hours of 10:00 p.m. and 7:00 a.m. and at all hours of Saturdays, Sundays and
legal holidays all persons who do not present a pass signed by Landlord. Landlord shall furnish passes to persons for whom any
tenant requests the same in writing. Each tenant shall be responsible for all persons for whom he requests passes and shall be
liable to Landlord for all acts of such persons. Landlord 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 the case of invasion, mob, riot, public excitement or other commotion,
Landlord reserves the right to prevent access to the Building during the continuance of the same, by closing of the gates and doors
or otherwise, for the safety of the tenants and others and the protection of the Building and the property therein.

 

17.Any outside
contractor employed by any tenant, shall, while in the Building, be subject to the prior written approval of Landlord and subject
to the Rules and Regulations of the Building. Tenant shall be responsible for all acts of such persons and Landlord shall not be
responsible for any loss or damage to property in the Premises, however occurring.

 

18.All doors opening
onto public corridors shall be kept closed, except when in use for ingress and egress, and left locked when not in use.

 

19.The requirements
of tenants will be attended to only upon application to the Office of the Building.

 

20.Canvassing,
soliciting and peddling in the Building are prohibited and each tenant shall cooperate to prevent the same.

 

21.All office equipment
of any electrical or mechanical nature shall be placed by tenants in the Premises in setting approved by Landlord, to absorb or
prevent any vibration, noise or annoyance.

 

22.No air conditioning
unit or other similar apparatus shall be installed or used by any tenant without the written consent of Landlord.

 

23.There shall
not be used in any space, or in the public halls of the Building either by any tenant or others, any hand trucks except those equipped
with rubber tires and side guards.

 

24.Landlord will
direct electricians as to where and how telephone and telegraph wires are to be introduced. No boring or cutting for wires or stringing
of wires will be allowed without written consent of Landlord. The location of telephones, call boxes and other office equipment
affixed to the Premises shall be subject to the approval of Landlord. All such work shall be effected pursuant to permits issued
by all applicable governmental authorities having jurisdiction.

 

25.No vendor with
the intent of selling such goods shall be allowed to transport or carry beverages, food, food containers, etc., on any passenger
elevators. The transportation of such items shall be via the service elevators in such manner as prescribed by Landlord.

 

26.Tenants shall
cooperate with Landlord in the conservation of energy used in or about the Building, including without limitation, cooperating
with Landlord in obtaining maximum effectiveness of the cooling system by closing drapes or other window coverings when the sun’s
rays fall directly on windows of the Premises, and closing windows and doors to prevent heat loss. Tenant shall not obstruct, alter
or in any way impair the efficient operation of Landlord’s heating, lighting, ventilating and air conditioning system and
shall not place bottles, machines, parcels or any other articles on the induction unit enclosure so as to interfere with air flow.
Tenant shall not tamper with or change the setting of any thermostats or temperature control valves, and shall in general use heat,
gas, electricity, air conditioning equipment and heating equipment in a manner compatible with sound energy conservation practices
and standards.

 

 

 

    	5

    	 

    

27.All parking
ramps and areas, pedestrian walkways, plazas, and other public areas forming a part of the Building shall be under the sole and
absolute control of Landlord with the exclusive right to regulate and control these areas. Tenant agrees to conform to the rules
and regulations that may be established by Landlord for these areas from time to time.

 

28.Landlord reserves
the right to exclude or expel from the Building 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 the rules and regulations of the Building.

 

29.Tenant and its
employees, agents, subtenants, contractors and invitees shall comply with all applicable “no-smoking” ordinances and,
irrespective of such ordinances, shall not smoke or permit smoking of cigarettes, cigars or pipes outside of Tenant’s Premises
(including plaza areas) in any portions of the Building except areas specifically designated as smoking areas by Landlord. If required
by applicable ordinance, Tenant shall provide smoking areas within Tenant’s Premises.

 

 

 

    	6

    	 

    

EXHIBIT D

PERSONAL GUARANTY

 

FOR VALUE RECEIVED,
and in consideration for, and as an inducement to _________________________, a California limited liability company, as Landlord,
to enter into the foregoing Office Lease dated _____________________ (the “Lease”), with _____________, as Tenant,
the undersigned individual(s), ________________, hereby absolutely and unconditionally guarantee to Landlord, its successors and
assigns, the prompt and full payment of all rent and all other payments to be made by Tenant under this Lease, and the full performance
and observance by Tenant of all the other terms, covenants, conditions and agreements therein provided to be performed and observed
by Tenant, for which the undersigned shall be jointly and severally liable with Tenant. The undersigned hereby waives any notice
of nonpayment, nonperformance or nonobservance, or proof of notice or demand. The undersigned agrees that in the event of default
by Tenant under the Lease, Landlord may proceed against the undersigned before, after or simultaneously with proceeding against
Tenant. This Guaranty shall not be terminated, affected, or impaired in any manner by reason of: (1) the assertion by Landlord
against Tenant of any of the rights or remedies reserved to Landlord pursuant to the provisions of the Lease; (2) the commencement
of summary or other proceedings against Tenant; (3) the failure of Landlord to enforce any of its rights against Tenant; or (4)
the granting by Landlord of any extensions of time to Tenant. The undersigned further covenants and agrees that: (1) the undersigned
shall be bound by all the provisions, terms, conditions, restrictions and limitations contained in the Lease which are to be observed
or performed by Tenant thereunder, the same as if the undersigned were named therein as Tenant; and (2) this Guaranty shall be
absolute and unconditional and shall be in full force and effect with respect to any amendment, addition, assignment, sublease
transfer or other modification of the Lease, whether or not the undersigned shall have knowledge or have been notified of or agreed
or consented thereto. If Landlord at any time is compelled to take action, by legal proceedings or otherwise, to enforce or compel
compliance with the terms of this Guaranty, the undersigned shall, in addition to any other rights or remedies to which Landlord
may be entitled hereunder or as a matter of law or in equity, pay to Landlord all costs, including reasonable attorneys’
fees, incurred or expended by Landlord in connection therewith. In the event the Lease is disaffirmed by a Trustee in Bankruptcy
for Tenant, the undersigned agrees that it shall, at the election of Landlord, either assume the Lease and perform all of the covenants,
terms and conditions of Tenant thereunder or enter into a new lease, which said new lease shall be in form and substance identical
to the Lease. All duties and obligations of the undersigned pursuant to this Guaranty shall be binding upon the successors and
assigns of the undersigned. For purposes of this Guaranty, the word “Tenant” shall include the successors and assigns
of the undersigned. This Guaranty shall be governed by and construed in accordance with the laws of the State of California.

 

The undersigned further agrees
that, to the extent that Tenant makes a payment or payments to Landlord or Landlord receives any proceeds of collateral, which
payment or payments or any part thereof are subsequently invalidated, declared to be fraudulent or preferential, set aside or otherwise
is required to be repaid to Tenant, its estate, trustee, receiver or any other party, including, without limitation, under any
bankruptcy law, state or federal law, common law or equitable cause, then to the extent of such payment or repayment, the obligations
of Tenant or part thereof which has been paid, reduced or satisfied by such amount shall be reinstated and continued in full force
and effect as of the date such initial payment, reduction or satisfaction occurred. The undersigned shall defend and indemnify
Landlord of and from any claim or loss under this paragraph including Landlord’s attorney and paralegal fees and expenses
and other expenses in the defense of any such action or suit. The undersigned waives and shall have no right of subrogation, indemnification,
reimbursement or exoneration with respect to the liabilities of Tenant under the Lease or any rights of contribution from any other
guarantors of such liabilities.

 

“Guarantor
waives (i) notice of acceptance of this guaranty and any and all notices and demands of every kind that may be required to be given
by any statute or rule or law, (ii) presentment, demand, notice of dishonor, protest and all other notices whatsoever, (iii) any
right to participate in any security now or later held by Landlord, (iv) any right to enforce remedies Tenant now has, or later
may have, against Landlord, (v) diligence in collection or protection of or realization upon any obligation hereunder, or any security
for or guaranty of any of the foregoing, and any and all formalities that otherwise might be legally required to charge Guarantor
with liability, (vi) any right to require Landlord to proceed against Tenant or any other person at any time or to proceed against
or exhaust any security held by Landlord at any time or to pursue any other remedy whatsoever at any time, (vii) the defense of
any statute of limitations affecting the liability of Guarantor hereunder or the enforcement thereof, to the extent permitted by
law, (viii) any duty of Landlord to advise Guarantor of any information known to Landlord regarding the financial condition of
Tenant (it is agreed that Guarantor assumes the responsibility for being and keeping informed regarding such condition), (ix) Civil
Code Sections 2800-2802, 2807, 2809, 2819, 2845, 2849, and 2850. The obligations of Guarantor hereunder are independent of the
obligations of Tenant and, in the event of any default hereunder, a separate action or actions may be brought and prosecuted against
Guarantor whether or not Tenant is joined therein or a separate action or actions are brought against Tenant."

 

 

Dated: _______________________________, 200______.

 

 

__________________________________________

Signature

 

 

 

 

    	7

    	 

    

EXHIBIT E

SUITE ACCEPTANCE AGREEMENT

 

Building Name/Address: 5435 Balboa Boulevard, Encino, California

 

Tenant Name: Derycz Scientific, Inc.

 

Suite Number: 202

 

 

As a representative of the above referenced tenant, I/we have
physically inspected the suite noted above and its improvements with a representative of 5435 Balboa, LLC. I/we accept the suite
improvements as to compliance with all the requirements indicated in our lease, also including the following verified information
below:

 

	Lease Commencement Date: 	Occupancy Date:

 

	Lease Rent Start Date*: 	Actual Rent Start*:

 

	Lease Expiration Date: 	Actual Expiration Date:

 

Date Keys Delivered: Tenant currently has possession of the
Premises and has their own keys.

 

Items requiring attention: ________________________________________________________________________

 

____________________________________________________________________________________________

 

____________________________________________________________________________________________

 

____________________________________________________________________________________________

 

 

NOTE: This inspection is to be made prior to tenant move-in.

 

 

Tenant:

Derycz Scientific, Inc.,

a Nevada corporation

 

 

		By:	__________________________________

 

		Its:	__________________________________

 

		Date:	__________________________________

 

 

 

    	8

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