Document:

EX-10.22

 Exhibit 10.22 

OFFICE LEASE 
 601
GATEWAY BOULEVARD 
 GATEWAY CENTER LLC, 

a Delaware limited liability company, 

as Landlord, 
 and 

IMMUNE DESIGN CORP., 
 a
Delaware corporation, 
 as Tenant. 

 TABLE OF CONTENTS 

 

							
	 	 	 	  	Page	 
	 ARTICLE 1
	 	PREMISES, BUILDING, PROJECT, AND COMMON AREAS	  	 	4	  
			
	 ARTICLE 2
	 	LEASE TERM	  	 	5	  
			
	 ARTICLE 3
	 	BASE RENT	  	 	7	  
			
	 ARTICLE 4
	 	ADDITIONAL RENT	  	 	8	  
			
	 ARTICLE 5
	 	USE OF PREMISES	  	 	16	  
			
	 ARTICLE 6
	 	SERVICES AND UTILITIES	  	 	17	  
			
	 ARTICLE 7
	 	REPAIRS	  	 	19	  
			
	 ARTICLE 8
	 	ADDITIONS AND ALTERATIONS	  	 	20	  
			
	 ARTICLE 9
	 	COVENANT AGAINST LIENS	  	 	23	  
			
	 ARTICLE 10
	 	TENANT’S INDEMNITY AND INSURANCE	  	 	23	  
			
	 ARTICLE 11
	 	DAMAGE AND DESTRUCTION	  	 	30	  
			
	 ARTICLE 12
	 	NONWAIVER	  	 	31	  
			
	 ARTICLE 13
	 	CONDEMNATION	  	 	32	  
			
	 ARTICLE 14
	 	ASSIGNMENT AND SUBLETTING	  	 	33	  
			
	 ARTICLE 15
	 	SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES	  	 	38	  
			
	 ARTICLE 16
	 	HOLDING OVER	  	 	39	  
			
	 ARTICLE 17
	 	ESTOPPEL CERTIFICATES	  	 	40	  
			
	 ARTICLE 18
	 	MORTGAGE OR GROUND LEASE	  	 	40	  
			
	 ARTICLE 19
	 	DEFAULTS; REMEDIES	  	 	42	  
			
	 ARTICLE 20
	 	COVENANT OF QUIET ENJOYMENT	  	 	44	  
			
	 ARTICLE 21
	 	SECURITY DEPOSIT	  	 	45	  
			
	 ARTICLE 22
	 	SUBSTITUTION OF OTHER PREMISES	  	 	50	  
			
	 ARTICLE 23
	 	SIGNS	  	 	50	  

  
 (i) 

							
	 	 	 	  	Page	 
	 ARTICLE 24
	 	COMPLIANCE WITH LAW	  	 	51	  
			
	 ARTICLE 25
	 	LATE CHARGES	  	 	51	  
			
	 ARTICLE 26
	 	LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT	  	 	52	  
			
	 ARTICLE 27
	 	ENTRY BY LANDLORD	  	 	52	  
			
	 ARTICLE 28
	 	NOTICES	  	 	53	  
			
	 ARTICLE 29
	 	MISCELLANEOUS PROVISIONS	  	 	54	  
			
	 EXHIBITS
	 		  			

					
			
	 A
	 	OUTLINE OF PREMISES	  	
			
	 B
	 	TENANT WORK LETTER	  	
			
	 B-1
	 	APPROVED PRELIMINARY PLAN AND SCOPE OF WORK	  	
			
	 B-2
	 	APPROVED BUDGET FOR TENANT IMPROVEMENTS	  	
			
	 C
	 	FORM OF NOTICE OF LEASE TERM DATES	  	
			
	 D
	 	LANDLORD’S RENT PAYMENT INSTRUCTIONS	  	
			
	 E
	 	FORM OF W-9 FROM LANDLORD	  	
			
	 F-1
	 	FORM OF STATEMENT	  	
			
	 F-2
	 	FORM OF SUPPLEMENTAL STATEMENT	  	
			
	 G
	 	RULES AND REGULATIONS	  	
			
	 H
	 	FORM OF TENANT’S ESTOPPEL CERTIFICATE	  	
			
	 I
	 	STANDARDS FOR UTILITIES AND SERVICES	  	
			
	 J
	 	ACCEPTABLE FORMS OF INSURANCE CERTIFICATE	  	
			
	 K
	 	FORM OF LETTER OF CREDIT	  	

  
 (ii) 

 INDEX 
  

					
	 	  	Page(s)	 
	 Additional Rent
	  	 	7	  
	 Alterations
	  	 	18	  
	 Bank Prime Loan
	  	 	47	  
	 Base Building
	  	 	19	  
	 Base Rent
	  	 	6	  
	 Base Year
	  	 	7	  
	 Base Year Prop 13 Taxes
	  	 	11	  
	 Brokers
	  	 	54	  
	 Building
	  	 	4	  
	 Building Common Areas
	  	 	5	  
	 Building Common Areas
	  	 	5	  
	 Building Direct Expenses
	  	 	7	  
	 Building Hours
	  	 	15	  
	 Building Operating Expenses
	  	 	7	  
	 Building Tax Expenses
	  	 	7	  
	 Capital Expenses
	  	 	11	  
	 Common Areas
	  	 	5	  
	 Cost Pools
	  	 	12	  
	 Direct Expenses
	  	 	7	  
	 Estimate
	  	 	12	  
	 Estimate Statement
	  	 	12	  
	 Estimated Excess
	  	 	12	  
	 Excess
	  	 	12	  
	 Expense Year
	  	 	7	  
	 Force Majeure
	  	 	52	  
	 Gateway Center
	  	 	55	  
	 Hazardous Substance
	  	 	15	  
	 Holidays
	  	 	15	  
	 HVAC
	  	 	15	  
	 Landlord
	  	 	1	  
	 Landlord Repair Notice
	  	 	31	  
	 Lease
	  	 	1	  
	 Lease Commencement Date
	  	 	5	  
	 Lease Expiration Date
	  	 	6	  
	 Lease Term
	  	 	5	  
	 Lease Year
	  	 	6	  
	 Lines
	  	 	56	  
	 Mail
	  	 	49	  
	 Notices
	  	 	49	  
	 Operating Expenses
	  	 	7	  
	 Original Improvements
	  	 	24	  
	 Other Improvements
	  	 	55	  
	 Premises
	  	 	4	  

  
 (iii) 

					
	 	  	Page(s)	 
	 Project
	  	 	4	  
	 Project Common Areas
	  	 	5	  
	 Proposition 13
	  	 	9	  
	 Quoted Rent
	  	 	35	  
	 Reassessment
	  	 	10	  
	 Renovations
	  	 	56	  
	 Rent
	  	 	7	  
	 rentable square feet
	  	 	5	  
	 Security Deposit
	  	 	45	  
	 Statement
	  	 	12	  
	 Subject Space
	  	 	34	  
	 Summary
	  	 	1	  
	 Tax Expenses
	  	 	9	  
	 Tenant
	  	 	1	  
	 Tenant Work Letter
	  	 	4	  
	 Tenant’s Share
	  	 	11	  
	 Tenant’s Subleasing Costs
	  	 	36	  
	 Transfer
	  	 	33	  
	 Transfer Agreement
	  	 	37	  
	 Transfer Notice
	  	 	34	  
	 Transfer Premium
	  	 	36	  
	 Transferee
	  	 	33	  
	 Transferee’s Rent
	  	 	35	  
	 Transfers
	  	 	33	  

  
 (iv) 

 601 GATEWAY BOULEVARD 

OFFICE LEASE 
 This
Office Lease (the “Lease”), dated as of the date set forth in Section 1 of the Summary of Basic Lease Information (the “Summary”), below, is made by and between GATEWAY CENTER LLC, a Delaware limited
liability company (“Landlord”), and IMMUNE DESIGN CORP., a Delaware corporation (“Tenant”). 

SUMMARY OF BASIC LEASE INFORMATION 
  

			
	TERMS OF LEASE	  	DESCRIPTION
		
	 1.      Date:
	  	November 21, 2013
		
	 2.      Premises (Article 1).
	  	
		
	 2.1    Building:
	  	601 Gateway Boulevard
		
	 2.2    Premises:
	  	Two thousand fifty eight (2.058) rentable square feet of space located on the tenth (10th) floor of the Building and commonly known as Suite 1020, as further set forth in Exhibit A to the Office Lease.
		
	 3.      Lease Term (Article 2).
	  	
		
	 3.1    Lease Term:
	  	Forty Eight (48) months.
		
	 3.2    Lease Commencement Date:
	  	The earlier to occur of (i) the date upon which Tenant first commences to conduct business in the Premises, and (ii) the date upon which the Tenant Improvements (as defined in Exhibit B attached hereto) are
Substantially Completed (as defined in Exhibit B attached hereto) and the Premises are delivered to Tenant, which Lease Commencement Date is anticipated to be December 1, 2013 (the “Anticipated Lease Commencement
Date”)
		
	 3.3    Lease Expiration Date:
	  	If the Lease Commencement Date shall be the first day of a calendar month, then the day immediately preceding the forty-eighth (48th) month anniversary of the Lease Commencement Date; or if the Lease Commencement Date shall be other
than the first day of a calendar month, then the last day of the month in which the forty-eighth (48th) month anniversary of the Lease Commencement Date occurs.

  
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	4.	Base Rent (Article 3): 

  

													
	 Period During Lease Term
	  	Annual Base Rent	 	  	Monthly Installment
of Base Rent	 	  	Annual Base
Rental Rate
Per Rentable
Square Foot	 
	 Lease Commencement Date – Month 12
	  	$	67,914.00	  	  	$	5,659.50	  	  	$	33.00	  
	 Month 13 – Month 24
	  	$	69,951.42	  	  	$	5,829.29	  	  	$	33.99	  
	 Month 25 – Month 36
	  	$	72,049.96	  	  	$	6,004.16	  	  	$	35.01	  
	 Month 37 – Month 48
	  	$	74,211.46	  	  	$	6,184.29	  	  	$	36.06	  

  

					
	 5.      Base Year (Article 4):
	  	Calendar year 2014; provided, however, the Base Year shall be the period from July 1, 2014 through June 30, 2015 for purposes of calculating Tenant’s Share of Tax Expenses only.
		
	 6.      Tenant’s Share (Article 4):
	  	0.9538%.
		
	 7.      Permitted Use (Article 5):
	  	General office use, research and development, and any other legal related uses approved by the City of South San Francisco and conforming to any recorded covenants, conditions and restrictions applicable to the
Project.
		
	 8.      Security Deposit (Article 21):
	  	$35,500.50 which shall be in the form of a letter of credit. The Security Deposit shall be subject to an annual reduction all as specified in Article 21, below.
		
	 9.      Address of Tenant
	  	 Immune Design, Corp.
 1616
Eastlake Ave E., Suite 310
 Seattle, WA 98027
 Attention:
Legal
 (Prior to Lease Commencement Date)
  

and
  

Immune Design, Corp.
 601 Gateway Boulevard, Suite 1020

South San Francisco, CA 94080
 Attention: Legal

(After Lease Commencement Date)

  
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	 10.    Address of Landlord (Article 28):
	  	See Article 28 of the Lease.
		
	 11.    Broker(s) (Section 29.24):
	  	Cresa Palo Alto representing Tenant Jones Lang LaSalle representing Landlord
		
	 12.    Guarantor:
	  	None
		
	 13.    Tenant Improvement Allowance (Exhibit B):
	  	$55,566.00 (i.e., $27.00 per rentable square foot of the Premises multiplied by 2058 rentable square feet).

  
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 ARTICLE 1 

PREMISES, BUILDING, PROJECT, AND COMMON AREAS 

1.1 Premises, Building, Project and Common Areas. 

1.1.1 The Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in
Section 2.2 of the Summary (the “Premises”). The outline of the Premises is set forth in Exhibit A attached hereto and each floor or floors of the Premises has the number of rentable square feet as set
forth in Section 2.2 of the Summary. The parties hereto agree that the lease of the Premises is upon and subject to the terms, covenants and conditions herein set forth, and Tenant covenants as a material part of the consideration for
this Lease to keep and perform each and all of such terms, covenants and conditions by it to be kept and performed and that this Lease is made upon the condition of such performance. The parties hereto hereby acknowledge that the purpose of
Exhibit A is to show the approximate location of the Premises in the “Building,” as that term is defined in Section 1.1.2, below, only, and such Exhibit is not meant to constitute an agreement, representation or
warranty as to the construction of the Premises, the precise area thereof or the specific location of the “Common Areas,” as that term is defined in Section 1.1.3, below, or the elements thereof or of the accessways to the
Premises or the “Project,” as that term is defined in Section 1.1.2, below. Except as specifically set forth in this Lease and in the Tenant Work Letter attached hereto as Exhibit B (the “Tenant Work
Letter”), Tenant shall accept the Premises in its presently existing “as-is” condition and Landlord shall not be obligated to provide or pay for any improvement work or services related to the improvement of the Premises.
Notwithstanding the foregoing, Landlord represents and warrants to Tenant that, as of the Lease Commencement Date, the electrical, mechanical (including, without limitation, the HVAC, as defined in Section 6.1.1, below) and plumbing
utilities serving the Premises shall in good working condition and repair. Tenant also acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty regarding the condition of the Premises, the Building or the
Project or with respect to the suitability of any of the foregoing for the conduct of Tenant’s business, except as specifically set forth in this Lease and the Tenant Work Letter. The taking of possession of the Premises by Tenant shall
conclusively establish that the Premises and the Building were at such time in good and sanitary order, condition and repair. . For purposes of Section 1938 of the California Civil Code, Landlord hereby discloses to Tenant, and Tenant hereby
acknowledges, that the Premises have not undergone inspection by a Certified Access Specialist (CASp). 
 1.1.2 The Building and The
Project. The Premises are a part of the building set forth in Section 2.1 of the Summary (the “Building”). The Building is part of an office project known as “Gateway Center.” The term
“Project,” as used in this Lease, shall mean (i) the Building and the Common Areas, (ii) the land (which is improved with landscaping, subterranean parking facilities and other improvements) upon which the Building and the
Common Areas are located, (iii) those certain other office buildings located in the vicinity of the Building and known as 611 and 651 Gateway Boulevard, respectively, and the land upon which such office buildings are located, and
(iv) at Landlord’s discretion, any additional real property, areas, land, buildings or other improvements added thereto outside of the Project. 

  
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 1.1.3 Common Areas. Tenant shall have the non-exclusive right to use in common with
other tenants in the Project, and subject to the rules and regulations referred to in Article 5 of this Lease, those portions of the Project which are provided, from time to time, for use in common by Landlord, Tenant and any other tenants of
the Project (such areas, together with such other portions of the Project designated by Landlord, in its discretion, including certain areas designated for the exclusive use of certain tenants, or to be shared by Landlord and certain tenants, are
collectively referred to herein as the “Common Areas”). The Common Areas shall consist of the “Project Common Areas” and the “Building Common Areas.” The term “Project Common Areas,” as
used in this Lease, shall mean the portion of the Project designated as such by Landlord, which Project Common Areas may include, from time to time, in Landlord’s sole discretion, a conference center and other amenities. The term
“Building Common Areas,” as used in this Lease, shall mean the portions of the Common Areas located within the Building designated as such by Landlord. The manner in which the Common Areas are maintained and operated shall be at the
sole discretion of Landlord and the use thereof shall be subject to such rules, regulations and restrictions as Landlord may make from time to time. Landlord reserves the right to close temporarily, make alterations or additions to, or change the
location of elements of the Project and the Common Areas. 
 1.2 Rentable Square Feet of Premises and Building. For purposes
of this Lease, “rentable square feet” in the Premises and the Building, as the case may be, shall be calculated in accordance with “American National Standards Institute ANSI/BOMA Z65.1-1996: Standard Method for Measuring Floor
Area in Office Buildings” issued by the Building Owners and Managers Association International for measurement of retail space in office buildings. Landlord and Tenant hereby stipulate and agree that the rentable area of the Premises is as set
forth in Section 2.2 of the Summary. 
 ARTICLE 2 

LEASE TERM 
 2.1
Original Term. The terms and provisions of this Lease shall be effective as of the date of this Lease. The term of this Lease (the “Lease Term”) shall commence on the “Lease Commencement Date,” as that
term is set forth in Section 3.2 of the Summary, and shall terminate on the “Lease Expiration Date,” as that term is set forth in Section 3.3 of the Summary, unless this Lease is sooner terminated as
hereinafter provided. If Landlord is unable for any reason to deliver possession of the Premises to Tenant on any specific date, including, without limitation, the Anticipated Lease Commencement Date, then Landlord shall not be subject to any
liability for its failure to do so, and such failure shall not affect the validity of this Lease or the obligations of Tenant hereunder. For purposes of this Lease, the term “Lease Year” shall mean each consecutive twelve
(12) month period during the Lease Term. At any time during the Lease Term, Landlord may deliver to Tenant a notice in the form as set forth in Exhibit C, attached hereto, as a confirmation only of the information set forth
therein, which Tenant shall execute and return to Landlord within five (5) days of receipt thereof; provided, however, Tenant’s failure to execute and return such notice to Landlord within such time shall be conclusive upon Tenant that the
information set forth in such notice is as specified therein. 

  
 -5- 

 2.2 Option to Extend the Lease Term. 

2.2.1 Option Right. Landlord hereby grants to the originally named tenant herein (“Original Tenant”) one
(1) option (“Option”) to extend the Lease Term for a period of three (3) years (“Option Term”). The Option shall be exercisable only by written Notice delivered by Original Tenant to Landlord as provided
in Section 2.2.2, below, provided that, as of the date of delivery of such Notice, this Lease is in full force and effect and there is no default by Tenant under Article 19 of this Lease. The rights contained in this
Section 2.2 shall be personal to Original Tenant and may be exercised only by Original Tenant (and not by any other assignee, sublessee or other Transferee, as that term is defined in Section 14.1, below, of Tenant’s
interest in this Lease). Upon the proper exercise of such Option, and provided that, at Landlord’s election, as of the end of the Lease Term there is no default by Tenant under Article 19 of this Lease and the other conditions to
exercise of such Option listed in this Section 2.2 are still true, the Lease Term, as it applies to the Premises, shall be extended for a period of three (3) years. 

2.2.2 Exercise of Option. If Tenant wishes to exercise the Option, then Tenant shall deliver written Notice to Landlord not less
than one hundred eighty (180) days prior to the expiration of the Lease Term stating that Tenant is exercising its option for the entire Premises. 

2.2.3 Base Rent During Option Term. The Base Rent payable during the Option Term shall be adjusted to equal the fair rental
renewal value (as herein defined) for the Premises as of the date of the commencement of the Option Term pursuant to the procedures set forth herein. 

(i) Fair rental renewal value shall mean the monthly Base Rent per square foot of rentable area prevailing for lease renewals for
“Comparable Renewal Space” as of the date the Option Term commences, multiplied by the rentable area of the Premises. 

(ii) Comparable Renewal Space means space either in the Building or in other similar quality office buildings in the South San Francisco
geographic area that is comparable to the Premises, the lease for which is then being or has recently been renewed. 
 (iii) In determining
fair rental renewal value, the following factors shall be taken into account: (a) the amount of tenant improvement allowances provided for the Comparable Renewal Space, but only to the extent the quality level of the improvements in the
Comparable Renewal Space after refurbishment exceeds the quality level of existing improvements in the Premises; (b) the usability of the existing improvements in the Premises in comparison with the usability of the existing improvements in the
Comparable Renewal Space; (c) the size, location and the floor level of the Premises compared with the Comparable Renewal Space; and (d) the duration of the Option Term in relationship to the duration of the renewal term for the Comparable
Renewal Space. 
 (iv) Landlord shall notify Tenant in writing of its determination of fair rental renewal value within thirty
(30) days prior to the commencement of the Option Term. If Tenant in good faith disputes Landlord’s determination of fair rental renewal value and if such dispute is not resolved by negotiation between the parties within thirty
(30) days after Landlord’s notice is given, fair rental renewal value shall be as determined by appraisal as provided below. Tenant shall pay Base Rent when due based on Landlord’s determination of fair rental renewal value, subject
to retroactive adjustment between the parties in the event the determination by appraisal is different from Landlord’s determination. 

  
 -6- 

 (v) If fair rental renewal value is to be determined by appraisal, within ten (10) days
after the expiration of the thirty (30) day negotiation period, Landlord and Tenant shall each appoint as an appraiser a real estate broker experienced in leasing office space in the South San Francisco geographical area or a similarly
qualified real estate appraiser, and give notice of such appointment to the other. If either Landlord or Tenant shall fail timely to appoint an appraiser, the appointed appraiser shall select the second appraiser within ten (10) days after the
failure of Landlord or Tenant, as the case may be, to appoint. Such appraisers shall, within thirty (30) days after the appointment of the last of them to be appointed, complete their determination of fair rental renewal value based on the
standards set forth in subparagraph (iii) above, as applicable, and submit their appraisal reports separately and in writing to Landlord and Tenant. If Landlord and Tenant do not mutually approve one of the two determinations within fifteen
(15) days thereafter, the two appraisers shall, within ten (10) days after expiration of the fifteen (15) day period, appoint a third appraiser who shall be similarly qualified. If the two appraisers shall be unable to agree timely on
the selection of a third appraiser then either appraiser, on behalf of both, may request such appointment by the American Arbitration Association. Such appraiser shall, within thirty (30) days after his or her appointment, make an independent
determination of fair rental renewal value based on the standards set forth in subparagraph (iii) above, as applicable, and shall select the one of the determinations by the other two appraisers that is the closer to his or her determination.
Fair rental renewal value shall be that set forth in the determination so selected. Landlord and Tenant shall each pay the fees of their respective appraisers and the fees of the third appraiser shall be paid one-half by Landlord and one-half by
Tenant. Base Rent for the Option Term determined in accordance with this Section 2.2.3 shall be payable in accordance with the provisions of Article 3. 

ARTICLE 3 
 BASE RENT

 Commencing on the Lease Commencement Date, Tenant shall pay, without prior notice or demand, to Boston Properties, LP, Property
5, P. O. Box 742841, Los Angeles, CA 900742841, or, at Landlord’s option, to such other party or at such other place as Landlord may from time to time designate in writing, by notice to Tenant in accordance with the provisions of Article
28 of this Lease, by a check for currency which, at the time of payment, is legal tender for private or public debts in the United States of America, base rent (“Base Rent”) as set forth in Section 4 of the Summary,
payable in equal monthly installments as set forth in Section 4 of the Summary in advance on or before the first day of each and every calendar month during the Lease Term, without any setoff or deduction whatsoever. Notwithstanding the
foregoing, Tenant may also pay its Rent by electronic funds transfer or wire transfer pursuant to instructions provided from time to time by Landlord, with the initial instructions therefor attached hereto as Exhibit D. The Base Rent
for the first full month of the Lease Term shall be paid by Tenant within three (3) business days following the mutual execution and delivery of this Lease by the parties hereto. If any Rent payment date (including the Lease Commencement Date)
falls on a day of the month other than the first day of such month or if any payment of Rent is for a period which is shorter than one month, the Rent for any fractional month shall accrue on a daily basis for the period from the

  
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date such payment is due to the end of such calendar month or to the end of the Lease Term at a rate per day which is equal to 1/365 of the applicable annual Rent. All other payments or
adjustments required to be made under the terms of this Lease that require proration on a time basis shall be prorated on the same basis. Attached hereto as Exhibit E is a completed W-9 form for Landlord. 

ARTICLE 4 

ADDITIONAL RENT 

4.1 General Terms. In addition to paying the Base Rent specified in Article 3 of this Lease, commencing with the Expense
Year immediately following the expiration of the Base Year, Tenant shall pay (i) “Tenant’s Share” of the annual “Building Direct Expenses,” as those terms are defined in Sections 4.2.10 and 4.2.2 of this Lease,
respectively, to the extent such Building Direct Expenses are in excess of the amount of Building Direct Expenses applicable to the “Base Year,” as that term is defined in Section 4.2.1 of this Lease, and
(ii) Tenant’s Share of “Capital Expenses,” as that term is defined in Section 4.2.9, below, pursuant to Section 4.6 of this Lease; provided, however, that in no event shall any decrease in Building Direct
Expenses for any “Expense Year,” as that term is defined in Section 4.2.6 of this Lease, below Building Direct Expenses for the Base Year entitle Tenant to any decrease in Base Rent or any credit against sums due under this
Lease. Such payments by Tenant, together with any and all other amounts payable by Tenant to Landlord pursuant to the terms of this Lease, are hereinafter collectively referred to as the “Additional Rent,” and the Base Rent and the
Additional Rent are herein collectively referred to as “Rent.” All amounts due under this Article 4 as Additional Rent shall be payable for the same periods and in the same manner as the Base Rent. Notwithstanding the
foregoing and except as provided for otherwise herein, any payments due hereunder which constitute Additional Rent (specifically not including any Additional Rent which is an Estimated Excess payable pursuant to Estimate Statements) shall be due and
payable within thirty (30) days after written invoice or demand therefor. Without limitation on other obligations of Tenant which survive the expiration of the Lease Term, the obligations of Tenant to pay the Additional Rent provided for in
this Article 4 shall survive the expiration of the Lease Term. Landlord may upon expiration of the Lease Term deliver to Tenant an estimate of any Base Rent, Additional Rent or other obligations outstanding, and Landlord may either deduct
such amount from any funds otherwise payable to Tenant upon expiration or require Tenant to pay such funds immediately. Landlord shall make necessary adjustments for differences between actual and estimated Additional Rent in accordance with
Section 4.4, below. 
 4.2 Definitions of Key Terms Relating to Additional Rent. As used in this
Article 4, the following terms shall have the meanings hereinafter set forth: 
 4.2.1 “Base Year” shall mean
the period set forth in Section 5 of the Summary. 
 4.2.2 “Building Direct Expenses” shall mean “Building
Operating Expenses” and “Building Tax Expenses”, as those terms are defined in Sections 4.2.3 and 4.2.4, below, respectively. 

  
 -8- 

 4.2.3 “Building Operating Expenses” shall mean the portion of “Operating
Expenses,” as that term is defined in Section 4.2.7 below, allocated to the tenants of the Building pursuant to the terms of Section 4.3.1 below. 

4.2.4 “Building Tax Expenses” shall mean that portion of “Tax Expenses”, as that term is defined in
Section 4.2.8 below, allocated to the tenants of the Building pursuant to the terms of Section 4.3.1 below. 
 4.2.5
“Direct Expenses” shall mean “Operating Expenses” and “Tax Expenses.” 
 4.2.6 “Expense
Year” shall mean each calendar year in which any portion of the Lease Term falls, through and including the calendar year in which the Lease Term expires, provided that Landlord, upon notice to Tenant, may change the Expense Year from time
to time to any other twelve (12) consecutive month period, and, in the event of any such change, Tenant’s Share of Building Direct Expenses and Capital Expenses shall be equitably adjusted for any Expense Year involved in any such change.

 4.2.7 “Operating Expenses” shall mean all expenses, costs and amounts of every kind and nature which Landlord pays or
accrues during any Expense Year because of or in connection with the ownership, management, maintenance, security, repair, replacement, restoration or operation of the Project, or any portion thereof. Without limiting the generality of the
foregoing, Operating Expenses shall specifically include any and all of the following: (i) the cost of supplying all utilities, the cost of operating, maintaining, repairing, replacing, renovating and managing the utility systems, mechanical
systems, sanitary, storm drainage systems, communication systems and escalator and elevator systems, and the cost of supplies, tools, and equipment and maintenance and service contracts in connection therewith; (ii) the cost of licenses,
certificates, permits and inspections and the cost of contesting any governmental enactments which may affect Operating Expenses, and the costs incurred in connection with a transportation system management program or similar program; (iii) the
cost of all insurance carried by Landlord in connection with the Project as reasonably determined by Landlord (including, without limitation, commercial general liability insurance, physical damage insurance covering damage or other loss caused by
fire, earthquake, flood and other water damage, explosion, vandalism and malicious mischief, theft or other casualty, rental interruption insurance and such insurance as may be required by any lessor under any present or future ground or underlying
lease of the Building or Project or any holder of a mortgage, trust deed or other encumbrance now or hereafter in force against the Building or Project or any portion thereof); (iv) the cost of landscaping, decorative lighting, and relamping,
the cost of maintaining fountains, sculptures, bridges and all supplies, tools, equipment and materials used in the operation, repair and maintenance of the Project, or any portion thereof; (v) the cost of parking area repair, restoration, and
maintenance, including, without limitation, resurfacing, repainting, restriping and cleaning; (vi) fees, charges and other costs, including management fees (or amounts in lieu thereof), consulting fees (including, without limitation, any
consulting fees incurred in connection with the procurement of insurance), legal fees and accounting fees, of all contractors, engineers, consultants and all other persons engaged by Landlord or otherwise incurred by or charged by Landlord in
connection with the management, operation, administration, maintenance and repair of the Building and the Project; (vii) payments under any 

  
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equipment rental agreements or management agreements (including the cost of any actual or charged management fee and the actual or charged rental of any management office space);
(viii) wages, salaries and other compensation and benefits, including taxes levied thereon, of all persons engaged in the operation, maintenance and security of the Project; (ix) costs under any instrument pertaining to the sharing of
costs by the Project; (x) operation, repair, maintenance and replacement of all systems and equipment and components thereof of the Project; (xi) the cost of janitorial, alarm, security and other services, replacement of wall and floor
coverings, ceiling tiles and fixtures in common areas, maintenance and replacement of curbs and walkways, repair to roofs and re-roofing; (xii) amortization (including interest on the unamortized cost at an annual interest rate determined by
Landlord) of the cost of acquiring or the rental expense of personal property used in the maintenance, operation and repair of the Project, or any portion thereof; (xiii) costs, fees, charges or assessments imposed by, or resulting from any
mandate imposed on Landlord by, any federal, state or local government for fire and police protection, trash removal, community services, or other services which do not constitute “Tax Expenses” as that term is defined in
Section 4.2.8, below; (xiv) Costs of signs in, on or about the Project identifying the Project; (xv) payments under any easement, license, operating agreement, declaration, restrictive covenant, or instrument pertaining to the
sharing of costs by the Project or related to the use or operation of the Project; and (xvi) all costs of applying and reporting for the Project or any part thereof to seek or maintain certification under the U.S. EPA’s Energy Star® rating system, the U.S. Green Building Council’s Leadership in Energy and Environmental Design (LEED) rating system or a similar system or standard. 

If Landlord is not furnishing any particular work or service (the cost of which, if performed by Landlord, would be included in Operating
Expenses) to a tenant who has undertaken to perform such work or service in lieu of the performance thereof by Landlord, Operating Expenses shall be deemed to be increased by an amount equal to the additional Operating Expenses which would
reasonably have been incurred during such period by Landlord if it had at its own expense furnished such work or service to such tenant. If the Project is not at least one hundred percent (100%) occupied during all or a portion of the Base Year
or any Expense Year, Landlord may elect to make an appropriate adjustment to the components of Operating Expenses for such year to determine the amount of Operating Expenses that would have been incurred had the Project been one hundred percent
(100%) occupied; and the amount so determined shall be deemed to have been the amount of Operating Expenses for such year. Operating Expenses for the Base Year shall not include market-wide cost increases (including utility rate increases) due
to extraordinary circumstances, including, but not limited to, Force Majeure, boycotts, strikes, conservation surcharges, security concerns, embargoes or shortages. In no event shall the components of Direct Expenses for any Expense Year related to
Tax Expenses, Project utility, services, or insurance costs be less than the components of Direct Expenses related to Tax Expenses, Project utility, services, or insurance costs in the Base Year. 

Notwithstanding anything to the contrary set forth above, in no event shall Landlord recover more than one hundred percent (100%) of its
Operating Expenses in excess of Operating Expenses for the Base Year for any Expense Year in question. 

  
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 4.2.8 Taxes. 

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

4.2.8.2 Tax Expenses shall include, without limitation: (i) Any tax on the rent, right to rent or other income from the Project, or any
portion thereof, or as against the business of leasing the Project, or any portion thereof; (ii) Any assessment, tax, fee, levy or charge in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge
previously included within the definition of real property tax, it being acknowledged by Tenant and Landlord that Proposition 13 was adopted by the voters of the State of California in the June 1978 election (“Proposition 13”) and
that assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such services as fire protection, street, sidewalk and road maintenance, refuse removal and for other governmental services formerly provided without
charge to property owners or occupants, and, in further recognition of the decrease in the level and quality of governmental services and amenities as a result of Proposition 13, Tax Expenses shall also include any governmental or private
assessments or the Project’s contribution towards a governmental or private cost-sharing agreement for the purpose of augmenting or improving the quality of services and amenities normally provided by governmental agencies; (iii) Any
assessment, tax, fee, levy, or charge allocable to or measured by the area of the Premises, the tenant improvements in the Premises, or the Rent payable hereunder, including, without limitation, any business or gross income tax or excise tax with
respect to the receipt of such rent, or upon or with respect to the possession, leasing, operating, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises, or any portion thereof; (iv) Any assessment, tax, fee,
levy or charge, upon this transaction or any document to which Tenant is a party, creating or transferring an interest or an estate in the Premises; and (v) All of the real estate taxes and assessments imposed upon or with respect to the
Building and all of the real estate taxes and assessments imposed on the land and improvements comprising the Project. 
 4.2.8.3 If Tax
Expenses for any period during the Lease Term or any extension thereof are increased after payment thereof for any reason, including, without limitation, error or reassessment by applicable governmental or municipal authorities, Tenant shall pay
Landlord upon demand Tenant’s Share of any such increased Tax Expenses included by Landlord as Building Tax Expenses pursuant to the terms of this Lease. Notwithstanding anything to the contrary contained in this Section 4.2.8
(except as set forth in Section 4.2.8.1, above), there shall be excluded from Tax Expenses (i) all excess profits taxes, franchise taxes, gift taxes, capital stock taxes, inheritance and succession taxes, estate taxes, federal and
state 

  
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income taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts or income attributable to operations at the Project), (ii) any
items included as Operating Expenses, and (iii) any items paid by Tenant under Section 4.5 of this Lease. 
 4.2.8.4
Notwithstanding anything to the contrary set forth in this Lease, the amount of Tax Expenses for the Base Year and any Expense Year shall be calculated without taking into account any decreases in real estate taxes obtained in connection with
Proposition 8, and, therefore, the Tax Expenses in the Base Year and/or an Expense Year may be greater than those actually incurred by Landlord, but shall, nonetheless, be the Tax Expenses due under this Lease; provided that (i) any costs and
expenses incurred by Landlord in securing any Proposition 8 reduction shall not be deducted from Tax Expenses nor included in Direct Expenses for purposes of this Lease, and (ii) tax refunds under Proposition 8 shall not be deducted from Tax
Expenses nor refunded to Tenant, but rather shall be the sole property of Landlord. Landlord and Tenant acknowledge that the preceding sentence is not intended to in any way affect (A) the inclusion in Tax Expenses of the statutory two percent
(2.0%) annual increase in Tax Expenses (as such statutory increase may be modified by subsequent legislation), or (B) the inclusion or exclusion of Tax Expenses pursuant to the terms of Proposition 13. Notwithstanding anything to the
contrary set forth in this Lease, only Landlord may institute proceedings to reduce Tax Expenses and the filing of any such proceeding by Tenant without Landlord’s consent shall constitute an event of default by Tenant under this Lease.
Notwithstanding the foregoing, Landlord shall not be obligated to file any application or institute any proceeding seeking a reduction in Tax Expenses. Notwithstanding the foregoing, upon a reassessment of the Building and/or the Project pursuant to
the terms of Proposition 13 (a “Reassessment”) occurring after the Base Year which results in a decrease in Tax Expenses, the component of Tax Expenses for the Base Year which is attributable to the assessed value of the Building
and/or the Project under Proposition 13 prior to the Reassessment (without taking into account any Proposition 8 reductions) (the “Base Year Prop 13 Taxes”) shall be reduced, if at all, for the purposes of comparison to all
subsequent Expense Years (commencing with the Expense Year in which the Reassessment takes place) to an amount equal to the real estate taxes based upon such Reassessment, and if thereafter, in connection with a subsequent Reassessment, the assessed
value of the Building and/or the Project under Proposition 13 shall increase, the current Base Year Prop 13 Taxes shall be increased for purposes of comparison to all subsequent Expense Years (commencing with the Expense Year in which the
Reassessment takes place) to an amount equal to the lesser of the original Base Year Prop 13 Taxes and an amount equal to the real estate taxes based upon such Reassessment. 

4.2.9 “Capital Expenses” shall mean all actual out-of-pocket costs and expenses of capital repair, improvements or
expenditures actually incurred by Landlord in connection with the Project (A) which are primarily intended to effect economies or savings in the operation, cleaning or maintenance of the Project, or any portion thereof, (B) that are
required to comply with conservation programs applicable to the Project, (C) which are replacements or modifications of nonstructural items located in the Common Areas required to keep the Common Areas in good order or condition, or
(D) that are required under any governmental law or regulation. In no event shall Capital Expenses include any costs incurred by Landlord prior to or during the Base Year. 

  
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 4.2.10 “Tenant’s Share” shall mean the percentage set forth in
Section 6 of the Summary. Tenant’s Share was calculated by multiplying the number of rentable square feet of the Premises, as set forth in Section 2.2 of the Summary, by 100, and dividing the product by the total number
of rentable square feet in the Building. 
 4.3 Allocation of Direct Expenses. 

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

4.3.2 Cost Pools. Landlord shall have the right, from time to time, to equitably allocate some or all of the Direct Expenses for
the Project among different portions or occupants of the Project (the “Cost Pools”), in Landlord’s discretion. Such Cost Pools may include, but shall not be limited to, the office space tenants of a building of the Project or
of the Project, and the retail space tenants of a building of the Project or of the Project. The Direct Expenses allocable to each such Cost Pool shall be allocated to such Cost Pool and charged to the tenants within such Cost Pool in an equitable
manner. 
 4.4 Calculation and Payment of Direct Expenses. If for any Expense Year ending or commencing within the Lease Term,
Tenant’s Share of Building Direct Expenses for such Expense Year exceeds Tenant’s Share of Building Direct Expenses applicable to the Base Year, then Tenant shall pay to Landlord, in the manner set forth in Section 4.4.1,
below, and as Additional Rent, an amount equal to the excess (the “Excess”). Except as otherwise expressly provided herein, the calculation of Building Direct Expenses shall be calculated in each Expense Year in a manner such that
no new categories of expenses are included in the calculation of Building Direct expenses for any Expenses Year that were not included in its calculation of Building Direct Expenses for the Base Year. In the event that any new categories of expenses
are included in the calculation of Building Direct expenses for any Expenses Year that were not included in its calculation of Building Direct Expenses for the Base Year, Building Direct Expenses for the Base Year shall be revised to include such
new category of expenses in its calculation of Building Direct Expenses for the Base Year, as if such expenses were incurred in the Base Year. 

4.4.1 Statement of Actual Building Direct Expenses and Payment by Tenant. Landlord shall use commercially reasonable efforts to
give to Tenant within six (6) months following the end of each Expense Year, a statement (the “Statement”) which shall state the Building Direct Expenses incurred or accrued for such preceding Expense Year, and which shall
indicate the amount of the Excess. Each Statement shall be substantially in the form 

  
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attached hereto as Exhibit F-1 or such other form as Landlord is then utilizing for the Project and/or Building. Upon written request therefor by Tenant, Landlord shall deliver a
copy of a Statement for the Base Year, which shall also be in the form attached hereto as Exhibit F-1 or such other form as Landlord is then utilizing for the Project and/or Building. Within sixty (60) days following receipt of
the Statement, Tenant may request in writing from Landlord additional information in the form of the “Supplemental Statement” attached hereto as Exhibit F-2 or such other form as Landlord is then utilizing for the
Project and/or Building. Upon receipt of the Statement for each Expense Year commencing or ending during the Lease Term, if an Excess is present, Tenant shall pay, with its next installment of Base Rent due or within thirty (30) days, whichever
is earlier, the full amount of the Excess for such Expense Year, less the amounts, if any, paid during such Expense Year as “Estimated Excess,” as that term is defined in Section 4.4.2, below. If the amounts paid by Tenant
during an Expense Year as Estimated Excess exceed the Excess for such Expense Year, then such difference shall be reimbursed by Landlord to Tenant, provided that any such reimbursement, at Landlord’s option, may be credited against the
Additional Rent next coming due under this Lease unless the Lease Term has expired, in which event Landlord shall refund the appropriate amount to Tenant. The failure of Landlord to timely furnish the Statement for any Expense Year shall not
prejudice Landlord or Tenant from enforcing its rights under this Article 4. Even though the Lease Term has expired and Tenant has vacated the Premises, when the final determination is made of Tenant’s Share of Building Direct Expenses
for the Expense Year in which this Lease terminates, if an Excess is present, Tenant shall immediately pay to Landlord such amount. The provisions of this Section 4.4.1 shall survive the expiration or earlier termination of the Lease
Term. 
 4.4.2 Statement of Estimated Building Direct Expenses. In addition, Landlord shall endeavor to give Tenant a yearly
expense estimate statement (the “Estimate Statement”) which shall set forth Landlord’s reasonable estimate (the “Estimate”) of what the total amount of Building Direct Expenses for the then-current Expense Year
shall be and the estimated excess (the “Estimated Excess”) as calculated by comparing the Building Direct Expenses for such Expense Year, which shall be based upon the Estimate, to the amount of Building Direct Expenses for the Base
Year. The failure of Landlord to timely furnish the Estimate Statement for any Expense Year shall not preclude Landlord from enforcing its rights to collect any Estimated Excess under this Article 4, nor shall Landlord be prohibited from
revising any Estimate Statement or Estimated Excess theretofore delivered to the extent necessary. Thereafter, Tenant shall pay, with its next installment of Base Rent due, a fraction of the Estimated Excess for the then-current Expense Year
(reduced by any amounts paid pursuant to the last sentence of this Section 4.4.2). Such fraction shall have as its numerator the number of months which have elapsed in such current Expense Year, including the month of such payment, and
twelve (12) as its denominator. Until a new Estimate Statement is furnished (which Landlord shall have the right to deliver to Tenant at any time), Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to
one-twelfth (1/12) of the total Estimated Excess set forth in the previous Estimate Statement delivered by Landlord to Tenant. 

  
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 4.5 Taxes and Other Charges for Which Tenant Is Directly Responsible. 

4.5.1 Tenant shall be liable for and shall pay thirty (30) days before delinquency, taxes levied against Tenant’s equipment,
furniture, fixtures and any other personal property located in or about the Premises. If any such taxes on Tenant’s equipment, furniture, fixtures and any other personal property are levied against Landlord or Landlord’s property or if the
assessed value of Landlord’s property is increased by the inclusion therein of a value placed upon such equipment, furniture, fixtures or any other personal property and if Landlord pays the taxes based upon such increased assessment, which
Landlord shall have the right to do regardless of the validity thereof but only under proper protest if requested by Tenant, Tenant shall upon demand repay to Landlord the taxes so levied against Landlord or the proportion of such taxes resulting
from such increase in the assessment, as the case may be. 
 4.5.2 If the tenant improvements in the Premises, whether installed and/or paid
for by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, are assessed for real property tax purposes at a valuation higher than the valuation at which tenant improvements conforming to Landlord’s
“building standard” in other space in the Building are assessed, then the Tax Expenses levied against Landlord or the property by reason of such excess assessed valuation shall be deemed to be taxes levied against personal property of
Tenant and shall be governed by the provisions of Section 4.5.1, above. 
 4.5.3 Notwithstanding any contrary provision herein,
Tenant shall pay prior to delinquency any (i) rent tax or sales tax, service tax, transfer tax or value added tax, business tax or any other applicable tax on the rent or services herein or otherwise respecting this Lease, (ii) taxes
assessed upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion of the Project, including the Project parking facility; or (iii) taxes
assessed upon this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the Premises. 

4.6 Calculation and Payment of Capital Expenses. Notwithstanding any provision to the contrary contained in this Lease, Tenant
shall pay to Landlord, on a monthly basis. as Additional Rent and in addition to Tenant’s Share of Building Direct Expenses, an amount equal to Tenant’s Share of all Capital Expenses incurred by Landlord for any Expense Year following the
Base Year; provided, however, any such Capital Expenses shall be amortized (including interest on the unamortized cost at an annual interest rate reasonably determined by Landlord, taking into account the cost to Landlord of the funds needed to pay
such Capital Expenses and the source of such funds) over its useful life as Landlord shall reasonably determine, and Tenant shall only be obligated to pay Tenant’s Share of such amortized amount; provided further, however, if Landlord
reasonably concludes on the basis of engineering estimates that a particular capital expenditure will effect savings in Operating Expenses, including, without limitation, energy related costs, and that such projected savings will, on an annual basis
(“Projected Annual Savings”), exceed the annual amortization therefor, then and in such event the amount of amortization for such capital expenditure shall be increased to an amount equal to the Projected Annual Savings; and in such
circumstance, the increased amortization (in the amount of the Projected Annual Savings) shall be made for such period of time as it would take to fully amortize the cost of the item in question, together with interest thereon at the interest rate
as aforesaid in equal monthly payments, each in the amount of 1/12th of the Projected Annual Savings, with such payment to be applied first to interest and the balance to principal. The amount of Capital Expenses incurred by Landlord, as well as
Tenant’s Share of such Capital Expenses, shall be set forth on each Statement and each Estimate Statement delivered by Landlord Tenant and Tenant shall pay Tenant’s Share of such Capital Expenses at the same time and in the same manner as
Tenant shall pay Tenant’s Share of Building Direct Expenses. 

  
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 ARTICLE 5 

USE OF PREMISES 

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

5.2 Prohibited Uses. Tenant further covenants and agrees that Tenant shall not use, or suffer or permit any person or persons to
use, the Premises or any part thereof for any use or purpose contrary to the provisions of the Rules and Regulations set forth in Exhibit G, attached hereto, or in violation of the laws of the United States of America, the State of
California, or the ordinances, regulations or requirements of the local municipal or county governing body or other lawful authorities having jurisdiction over the Project, including, without limitation, any such laws, ordinances, regulations or
requirements relating to hazardous materials or substances, as those terms are defined by applicable laws now or hereafter in effect. Tenant shall not do or permit anything to be done in or about the Premises which will in any way damage the
reputation of the Project or obstruct or interfere with the rights of other tenants or occupants of the Building, or injure or annoy them or use or allow the Premises to be used for any improper, unlawful or objectionable purpose, nor shall Tenant
cause, maintain or permit any nuisance in, on or about the Premises. Tenant shall comply with, and Tenant’s rights and obligations under the Lease and Tenant’s use of the Premises shall be subject and subordinate to, all recorded
easements, covenants, conditions, and restrictions now or hereafter affecting the Project. Tenant shall not cause or permit any “Hazardous Substance,” as that term is defined below, to be kept, maintained, used, stored, produced, generated
or disposed of (into the sewage or waste disposal system or otherwise) on or in the Premises by Tenant or Tenant’s agents, employees, contractors, invitees, assignees or sublessees, without first obtaining Landlord’s written consent.
Notwithstanding the foregoing, Landlord hereby agrees that Tenant may use and store in the Premises normal and customary quantities of normal and customary office and cleaning products that may contain Hazardous Substances and which are typically
used by office tenants, provided that all such office and cleaning products are kept, used, stored, transported and disposed of in accordance with all laws, rules and regulations applicable thereto. Tenant shall immediately notify, and shall direct
Tenant’s agents, employees contractors, invitees, assignees and sublessees to immediately notify, Landlord of any incident in, on or about the Premises, the Building or the Project that would require the filing of a notice under any federal,
state, local or quasi-governmental law (whether under common law, statute or otherwise), ordinance, decree, code, ruling, award, rule, regulation or guidance document now or hereafter enacted or promulgated, as amended from time to time, in any way
relating to or regulating any Hazardous Substance. As used herein, “Hazardous Substance” means any substance which is toxic, ignitable, reactive, or corrosive and which is regulated by any local government, the State of California,
or the United States government. “Hazardous Substance” includes any and all material or substances which are defined as “hazardous waste,” “extremely hazardous waste” or a “hazardous substance” pursuant to
state, federal or local governmental law. “Hazardous Substance” also includes asbestos, polychlorobiphenyls (i.e., PCB’s) and petroleum. 

  
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 ARTICLE 6 

SERVICES AND UTILITIES 

6.1 Standard Tenant Services. Landlord shall provide the services specified below and on Exhibit H attached
hereto, on all days (unless otherwise stated below or in Exhibit H) during the Lease Term. 
 6.1.1 Subject to limitations
imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating, ventilation and air conditioning (“HVAC”) when necessary for normal comfort for normal office use in the Premises from
7:00 A.M. to 6:00 P.M. Monday through Friday (collectively, the “Building Hours”), except for the date of observation of New Year’s Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, Christmas Day and, at
Landlord’s discretion, other locally or nationally recognized holidays (collectively, the “Holidays”). Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may
reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. 
 6.1.2 Landlord
shall provide electricity to the Premises (including adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and incidental use equipment) for lighting and power suitable for the Permitted Use as determined by
Landlord, provided that Tenant’s electrical usage shall be subject to applicable laws and regulations. Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises.

 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, lavatory and toilet purposes in the Building
Common Areas. 
 6.1.4 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours,
shall have one elevator available at all other times, including on the Holidays, except in the event of emergency, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 

6.1.5 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. 

6.1.6 Landlord shall provide customary weekday janitorial services to the Premises, except the date of observation of the Holidays, in and
about the Premises and customary occasional window washing services, each in a manner consistent with other Class “A” office buildings located in the vicinity of the Project. 

Notwithstanding anything in this Lease to the contrary, if Landlord or any affiliate of Landlord has elected to qualify as a real estate
investment trust (“REIT”), any service required or permitted to be performed by Landlord pursuant to this Lease, the charge or cost of 

  
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which may be treated as impermissible tenant service income under the laws governing a REIT, may be performed by a taxable REIT subsidiary that is affiliated with either Landlord or
Landlord’s property manager, an independent contractor of Landlord or Landlord’s property manager (the “Service Provider”). If Tenant is subject to a charge under this Lease for any such service, then, at Landlord’s
direction, Tenant will pay such charge either to Landlord for further payment to the Service Provider or directly to the Service Provider, and, in either case, (i) Landlord will credit such payment against Additional Rent due from Tenant under
this Lease for such service, and (ii) such payment to the Service Provider will not relieve Landlord from any obligation under the Lease concerning the provisions of such service. 

6.2 Overstandard Tenant Use. Tenant shall not, without Landlord’s prior written consent, use heat-generating machines,
machines other than normal fractional horsepower office machines, or equipment or lighting other than Building standard lights in the Premises, which may affect the temperature otherwise maintained by the air conditioning system or increase the
water normally furnished for the Premises by Landlord pursuant to the terms of Section 6.1 of this Lease. If Tenant uses water, electricity, heat or air conditioning in excess of that supplied by Landlord pursuant to
Section 6.1 of this Lease, Tenant shall pay to Landlord, upon billing, the cost of such excess consumption, the cost of the installation, operation, and maintenance of equipment which is installed in order to supply such excess
consumption, and the cost of the increased wear and tear on existing equipment caused by such excess consumption; and Landlord may install devices to separately meter (or sub-meter) any increased use and in such event Tenant shall pay the increased
cost directly to Landlord, on demand, at the rates charged by the public utility company furnishing the same, including the cost of such additional metering (or sub-metering) devices. In addition, in the event that there is located in the Premises a
data center containing high density computing equipment, as defined in the U.S. EPA’s Energy Star® rating system (“Energy Star”), Landlord may require the installation in
accordance with Energy Star of separate metering or check metering equipment, in which event (i) Tenant shall pay the costs of any such meter or check meter directly to Landlord, on demand, including the installation and connectivity thereof,
(ii) Tenant shall directly pay to the utility provider all electric consumption on any meter, and (iii) Tenant shall pay to Landlord, as Additional Rent, all electric consumption on any check meter within thirty (30) days after being
billed thereof by Landlord, in addition to other electric charges payable by Tenant under the Lease. In the event that Tenant purchases any utility service directly from the provider, Tenant shall promptly provide to Landlord either permission to
access Tenant’s usage information from the utility service provider or copies of the utility bills for Tenant’s usage of such services in a format reasonably acceptable to Landlord. Tenant’s use of electricity shall never exceed the
capacity of the feeders to the Project or the risers or wiring installation, and subject to the terms of Section 29.32, below, Tenant shall not install or use or permit the installation or use of any computer or electronic data
processing equipment in the Premises, without the prior written consent of Landlord. If Tenant desires to use heat, ventilation or air conditioning during hours other than those for which Landlord is obligated to supply such utilities pursuant to
the terms of Section 6.1 of this Lease, Tenant shall give Landlord such prior notice, if any, as Landlord shall from time to time establish as appropriate, of Tenant’s desired use in order to supply such utilities, and Landlord
shall supply such utilities to Tenant at such hourly cost to Tenant (which shall be treated as Additional Rent) as Landlord shall from time to time establish. Landlord shall have the exclusive right, but not the obligation, to provide any additional
services which may be required by Tenant, including, without limitation, locksmithing, lamp replacement, additional janitorial 

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

ARTICLE 7 
 REPAIRS

 Tenant shall, at Tenant’s own expense, keep the Premises, including all improvements, fixtures and furnishings therein, and
the floor or floors of the Building on which the Premises are located, in good order, repair and condition at all times during the Lease Term and shall return the possession thereof to Landlord in the same condition as when the Tenant took
possession thereof from Landlord, reasonable wear and tear and repairs which are specifically the responsibility of Landlord hereunder excepted. In addition, Tenant shall, at Tenant’s own expense, but under the supervision and subject to the
prior approval of Landlord, and within any reasonable period of time specified by Landlord, promptly and adequately repair all damage to the Premises and replace or repair all damaged, broken, or worn fixtures and appurtenances, except for damage
caused by ordinary wear and tear or beyond the reasonable control of Tenant; provided however, that, Landlord shall have the exclusive right, at Landlord’s option, but not the obligation, to make such repairs and replacements, and Tenant shall
pay to Landlord the cost thereof, including Landlord’s standard fee for its involvement with such repairs and replacements, promptly upon being billed for same. Landlord may, but shall not be required to, enter the Premises at all reasonable
times to make such repairs, alterations, improvements or additions to the Premises or to the Project or to any equipment located in the Project as Landlord shall desire or deem necessary or as Landlord may be required to do by governmental or
quasi-governmental authority or court order or decree. Tenant hereby waives any and all rights under and benefits of subsection 1 of Section 1932 and Sections 1941 and 1942 of the California Civil Code or under any similar law, statute, or
ordinance now or hereafter in effect. 

  
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 ARTICLE 8 

ADDITIONS AND ALTERATIONS 

8.1 Landlord’s Consent to Alterations. Tenant may not make or suffer to be made any improvements, alterations, additions,
changes, or repairs (pursuant to Article 7 or otherwise) to the Premises or any mechanical, plumbing or HVAC facilities or systems pertaining to the Premises (collectively, the “Alterations”) without first procuring the prior
written consent of Landlord to such Alterations, which consent shall be requested by Tenant in accordance with the terms and conditions of this Article 8, and which consent shall not be unreasonably withheld by Landlord, provided it shall be
deemed reasonable for Landlord to withhold its consent to any Alteration which adversely affects the structural portions or the systems or equipment of the Building or is visible from the exterior of the Building. Landlord may impose, as a condition
of its consent to any and all Alterations or repairs of the Premises or about the Premises, such requirements as Landlord in its sole discretion may deem desirable. Matters relating to the construction of the Tenant Improvements in the Premises
shall be governed by the terms of the Tenant Work Letter attached hereto as Exhibit B and not the terms of this Article 8. 

8.2 Manner of Construction. Landlord shall have the exclusive right, at Landlord’s option, but not the obligation, to make
the Alterations at Tenant’s sole cost and expense. If Landlord elects to make the Alterations pursuant to the immediately preceding sentence, then Tenant shall retain Landlord to construct such Alterations and Landlord shall hold all applicable
construction contracts. Prior to the commencement of construction of any Alterations or repairs, Tenant shall submit to Landlord, for Landlord’s review and approval in its reasonable discretion, four (4) copies signed by Tenant of all
plans, specifications and working drawings relating thereto. Tenant, at its sole cost and expense, shall retain an architect/space planner selected by Tenant, and reasonably approved by Landlord, to prepare such plans, specifications and working
drawings; provided that, Tenant shall also retain the engineering consultants from a list provided by Landlord to prepare all plans and engineering working drawings, if any, relating to the structural, mechanical, electrical, plumbing, HVAC,
lifesafety and sprinkler work of the Alterations. Tenant shall be required to include in its contracts with the architect and the engineers a provision which requires ownership of all architectural and engineering drawings to be transferred to
Tenant upon the substantial completion of the Alteration and Tenant hereby grants to Landlord a non-exclusive right to use such drawings, including, without limitation, a right to make copies thereof. Tenant shall cause each architect/space planner
and engineer retained by Tenant to follow Landlord’s standard construction administration procedures and to utilize the standard specifications and details for the Building, all as promulgated by Landlord from time to time. Tenant and
Tenant’s architect/space planner shall verify, in the field, the dimensions and conditions as shown on the relevant portions of the “Base Building” plans, and Tenant and Tenant’s architect/space planner shall be solely
responsible for the same, and Landlord shall have no responsibility in connection therewith. In addition, at Landlord’s option, Landlord may submit Tenant’s plans, specifications and working drawings to a third-party architect and/or
engineer, selected by Landlord, for their review, at Tenant’s sole cost and expense. Landlord’s review of plans, specifications and working drawings as set forth in this Section 8.2, shall be for its sole purpose and shall not
imply Landlord’s review of the same, or obligate Landlord to review the same, for quality, design, compliance with applicable building codes or other like matters. Accordingly, notwithstanding that any plans, specifications or working drawings
are reviewed by Landlord or its space planner, architect, engineers and consultants, and notwithstanding any advice or assistance which may be rendered to Tenant by 

  
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Landlord or Landlord’s space planner, architect, engineers, and consultants, Landlord shall have no liability whatsoever in connection therewith and shall not be responsible for any
omissions or errors contained in the plans, specifications and working drawings for the Alterations, and Tenant’s waiver and indemnity set forth in Section 10.1 of this Lease, below, shall specifically apply to the plans,
specifications and working drawings for the Alterations. Following Landlord’s approval in its reasonable discretion of all plans, specifications and working drawings for the Alterations, a contractor to construct the Alterations shall be
selected by Tenant from the list of contractors approved by Landlord. Landlord shall provide to Tenant an itemized statement of costs, as set forth in the proposed contract with such contractor. Tenant shall approve and deliver to Landlord the
itemized statement of costs provided to Tenant in accordance with this Section 8.2, and upon receipt of such itemized statement of costs by Landlord, Landlord shall be released by Tenant (i) to retain the contractor who submitted
such itemized statement of costs, and (ii) to purchase the items set forth in such itemized statement of costs and to commence the construction relating to such items. Landlord hereby assigns to Tenant all warranties and guaranties by the
contractor selected in accordance with this Section 8.2 to construct the Alterations, and Tenant hereby waives all claims against Landlord relating to, or arising out of the construction of, the Alterations. In the event Tenant requests
any Alterations in the Premises which require or give rise to governmentally required changes to the “Base Building,” as that term is defined below, then Landlord shall, at Tenant’s expense, make such changes to the Base Building. As
used in this Lease, the “Base Building” shall include the structural portions of the Building, and the public restrooms, elevators, exit stairwells and the systems and equipment located in the internal core of the Building on the
floor or floors on which the Premises are located. The term “Base Building,” as used in this Lease, shall not be deemed to have the same meaning as the term “Building Shell,” as the same is defined in Section 2 of the
Tenant Work Letter. In performing the work of any Alterations for which Tenant is responsible, Tenant shall have the work performed in such manner so as not to obstruct access to the Project or any portion thereof, by any other tenant of the
Project, and so as not to obstruct the business of Landlord or other tenants in the Project. Tenant shall not use (and upon notice from Landlord shall cease using) contractors, services, workmen, labor, materials or equipment that, in
Landlord’s reasonable judgment, would disturb labor harmony with the workforce or trades engaged in performing other work, labor or services in or about the Building or the Common Areas. In addition to Tenant’s obligations under Article
9 of this Lease, upon completion of any Alterations, Tenant agrees to cause a Notice of Completion to be recorded in the office of the Recorder of the County in which the Project is located in accordance with Section 3093 of the Civil Code
of the State of California or any successor statute, and Tenant shall deliver to the Project construction manager a reproducible copy of the “as built” drawings of the Alterations in CAD format as well as all permits, approvals and other
documents issued by any governmental agency in connection with the Alterations. 
 8.3 Payment for Improvements. Tenant shall
pay to Landlord, within ten (10) days after being billed for the same, all costs related to the construction of the Alterations, including, without limitation, the following items and costs: (i) all amounts actually paid by Landlord to any
architect/space planner, engineer, consultant, contractor, subcontractor, mechanic, materialman or other person, whether retained by Landlord or Tenant, in connection with the Alterations, and all fees incurred by, and the actual cost of documents
and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of all plans, specifications and working drawings for the Alterations; (ii) all plan check, permit and license

  
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fees relating to construction of the Alterations paid by Landlord; (iii) the cost of any changes in the Base Building when such changes are required by any plans, specifications or working
drawings for the Alterations (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred by Landlord in connection
therewith; (iv) the cost of any changes to the plans, specifications and working drawings for the Alterations or to the Alterations themselves required by all applicable zoning and building codes and other laws and paid by Landlord;
(v) sales and use taxes and Title 24 fees imposed on, assessed against or paid by Landlord; (vi) Landlord’s standard fee for its involvement with such Alterations; and (vii) all other costs incurred by Landlord in connection with
the construction of the Alterations. Landlord, at its option, may render bills to Tenant in advance of, or during, construction of the Alterations so as to enable Landlord to pay all costs and expenses incurred by Landlord in connection with the
Alterations (including, without limitation, costs of the contractor retained to construct the Alterations) without advancing Landlord’s own funds. At Landlord’s election in its sole and absolute discretion, Tenant shall deliver to Landlord
prior to commencement of construction of the Alterations cash in an amount equal to all estimated costs related to the construction of such Alterations, or such lesser amount as Landlord shall specify, to be held by Landlord and disbursed by
Landlord for costs related to the construction of the Alterations as such costs are incurred. In the event that, after Tenant’s approval of a cost proposal for the Alterations in accordance with Section 8.2, above, any revisions,
changes or substitutions shall be made to the plans, specifications and working drawings or the Alterations, any additional costs which arise in connection with such revisions, changes or substitutions or any other additional costs shall be paid by
Tenant to Landlord immediately upon Landlord’s request. Any surplus funds delivered by Tenant and held by Landlord in connection with the Alterations shall be refunded to Tenant when all costs related to the construction of the Alterations have
been paid in full. 
 8.4 Construction Insurance. In the event that any Alterations are made pursuant to this Article
8, prior to the commencement of such Alterations, Tenant shall provide Landlord with certificates of insurance evidencing compliance with the requirements of Section 10.14 of this Lease, it being understood and agreed that all of
such Alterations shall be insured by Tenant pursuant to Article 10 of this Lease immediately upon completion thereof. In addition, Landlord may, in its discretion, require Tenant to obtain a lien and completion bond or some alternate form of
security satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of such Alterations and naming Landlord as a co-obligee. 

8.5 Landlord’s Property. All Alterations, improvements, fixtures, equipment and/or appurtenances which may be installed or
placed in or about the Premises, from time to time, shall be at the sole cost of Tenant and shall be and become the property of Landlord; provided, however, Landlord may, by written notice to Tenant prior to the end of the Lease Term, or given
following any earlier termination of this Lease, require Tenant, at Tenant’s expense, to remove any Alterations or improvements and to repair any damage to the Premises and Building caused by such removal and return the affected portion of the
Premises to their condition existing prior to the installation of such Alterations or improvements or, at Landlord’s election, to a building standard tenant improved condition as determined by Landlord. If Tenant fails to complete such removal
and/or to repair any damage caused by the removal of any Alterations or improvements in the Premises and return the affected portion of the Premises to their condition existing prior to 

  
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the installation of such Alterations or improvements or, if elected by Landlord, to a building standard tenant improved condition as determined by Landlord, prior to the expiration or earlier
termination of this Lease, then Rent shall continue to accrue under this Lease in accordance with Article 16, below, after the end of the Lease Term until such work shall be completed, and Landlord shall have the right, but not the
obligation, to perform such work and to charge the cost thereof to Tenant. Tenant hereby protects, defends, indemnifies and holds Landlord harmless from any liability, cost, obligation, expense or claim of lien, including but not limited to, court
costs and reasonable attorneys’ fees, in any manner relating to the installation, placement, removal or financing of any such Alterations, improvements, fixtures and/or equipment in, on or about the Premises, which obligations of Tenant shall
survive the expiration or earlier termination of this Lease. 
 ARTICLE 9 

COVENANT AGAINST LIENS 

Tenant shall keep the Project and Premises free from any liens or encumbrances arising out of the work performed, materials furnished or
obligations incurred by or on behalf of Tenant, and shall protect, defend, indemnify and hold Landlord harmless from and against any claims, liabilities, judgments or costs (including, without limitation, reasonable attorneys’ fees and costs)
arising out of same or in connection therewith. Tenant shall give Landlord notice at least twenty (20) days prior to the commencement of any work on the Premises which may give rise to a lien on the Premises or Building (or such additional time
as may be necessary under applicable laws) to afford Landlord the opportunity of posting and recording appropriate notices of non-responsibility. Tenant shall remove any such lien or encumbrance by bond or otherwise within five (5) days after
notice by Landlord, and if Tenant shall fail to do so, Landlord may pay the amount necessary to remove such lien or encumbrance, without being responsible for investigating the validity thereof. The amount so paid shall be deemed Additional Rent
under this Lease payable upon demand, without limitation as to other remedies available to Landlord under this Lease. Nothing contained in this Lease shall authorize Tenant to do any act which shall subject Landlord’s title to the Building or
Premises to any liens or encumbrances whether claimed by operation of law or express or implied contract. Any claim to a lien or encumbrance upon the Building or Premises arising in connection with any such work or respecting the Premises not
performed by or at the request of Landlord shall be null and void, or at Landlord’s option shall attach only against Tenant’s interest in the Premises and shall in all respects be subordinate to Landlord’s title to the Project,
Building and Premises. 
 ARTICLE 10 

TENANT’S INDEMNITY AND INSURANCE 

10.1 Tenant’s Indemnity. 

10.1.1 Indemnity. To the maximum extent permitted by law, Tenant waives any right to contribution against the “Landlord
Parties,” as that term is defined in Section 10.13, below, and agrees to indemnify and save harmless the Landlord Parties from and against all claims of whatever nature arising from or claimed to have arisen from (i) any act,
omission or 

  
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negligence of the “Tenant Parties,” as that term is defined in Section 10.13, below; (ii) any accident, injury or damage whatsoever caused to any person, or to the
property of any person, occurring in or about the Premises from the earlier of (A) the date on which any Tenant Party first enters the Premises for any reason or (B) the Lease Commencement Date, and thereafter throughout and until the end
of the Lease Term and after the end of the Lease Term for as long as Tenant or anyone acting by, through or under Tenant is in occupancy of the Premises or any portion thereof; (iii) any accident, injury or damage whatsoever occurring outside
the Premises but within the Project, where such accident, injury or damage results, or is claimed to have resulted, from any act, omission or negligence on the part of any of the Tenant Parties; or (iv) any breach of this Lease by Tenant.
Tenant shall pay such indemnified amounts as they are incurred by the Landlord Parties. This indemnification shall not be construed to deny or reduce any other rights or obligations of indemnity that a Landlord Party may have under this Lease or the
common law. 
 10.1.2 Breach. In the event that Tenant breaches any of its indemnity obligations hereunder or under any other
contractual or common law indemnity: (i) Tenant shall pay to the Landlord Parties all liabilities, loss, cost, or expense (including attorney’s fees) incurred as a result of said breach, and the reasonable value of time expended by the
Landlord Parties as a result of said breach; and (ii) the Landlord Parties may deduct and offset from any amounts due to Tenant under this Lease any amounts owed by Tenant pursuant to this section. 

10.1.3 No limitation. The indemnification obligations under this Section shall not be limited in any way by any limitation on the
amount or type of damages, compensation or benefits payable by or for Tenant or any subtenant or other occupant of the Premises under workers’ compensation acts, disability benefit acts, or other employee benefit acts. Tenant waives any
immunity from or limitation on its indemnity or contribution liability to the Landlord Parties based upon such acts. 
 10.1.4
Subtenants and other occupants. Tenant shall require its subtenants and other occupants of the Premises to provide similar indemnities to the Landlord Parties in a form acceptable to Landlord. 

10.1.5 Survival. The terms of this section shall survive any termination or expiration of this Lease. 

10.1.6 Costs. The foregoing indemnity and hold harmless agreement shall include indemnity for all costs, expenses and liabilities
(including, without limitation, attorneys’ fees and disbursements) incurred by the Landlord Parties in connection with any such claim or any action or proceeding brought thereon, and the defense thereof. In addition, in the event that any
action or proceeding shall be brought against one or more Landlord Parties by reason of any such claim, Tenant, upon request from the Landlord Party, shall resist and defend such action or proceeding on behalf of the Landlord Party by counsel
appointed by Tenant’s insurer (if such claim is covered by insurance without reservation) or otherwise by counsel reasonably satisfactory to the Landlord Party. The Landlord Parties shall not be bound by any compromise or settlement of any such
claim, action or proceeding without the prior written consent of such Landlord Parties. 

  
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 10.2 Tenant’s Risk. Tenant agrees to use and occupy the Premises, and to use
such other portions of the Building and the Project as Tenant is given the right to use by this Lease at Tenant’s own risk. The Landlord Parties shall not be liable to the Tenant Parties for any damage, injury, loss, compensation, or claim
(including, but not limited to, claims for the interruption of or loss to a Tenant Party’s business) based on, arising out of or resulting from any cause whatsoever, including, but not limited to, repairs to any portion of the Premises or the
Building or the Project, any fire, robbery, theft, mysterious disappearance, or any other crime or casualty, the actions of any other tenants of the Building or of any other person or persons, or any leakage in any part or portion of the Premises or
the Building or the Project, or from water, rain or snow that may leak into, or flow from any part of the Premises or the Building or the Project, or from drains, pipes or plumbing fixtures in the Building or the Project. Any goods, property or
personal effects stored or placed in or about the Premises shall be at the sole risk of the Tenant Party, and neither the Landlord Parties nor their insurers shall in any manner be held responsible therefor. The Landlord Parties shall not be
responsible or liable to a Tenant Party, or to those claiming by, through or under a Tenant Party, for any loss or damage that may be occasioned by or through the acts or omissions of persons occupying adjoining premises or any part of the premises
adjacent to or connecting with the Premises or any part of the Building or otherwise. The provisions of this section shall be applicable until the expiration or earlier termination of the Lease Term, and during such further period as Tenant may use
or be in occupancy of any part of the Premises or of the Building. 
 10.3 Tenant’s Commercial General Liability
Insurance. Tenant agrees to maintain in full force on or before the earlier of (i) the date on which any Tenant Party first enters the Premises for any reason or (ii) the Lease Commencement Date throughout the Lease Term of this
Lease, and thereafter, so long as Tenant is in occupancy of any part of the Premises, a policy of commercial general liability insurance, on an occurrence basis, issued on a form at least as broad as Insurance Services Office (“ISO”)
Commercial General Liability Coverage “occurrence” form CG 00 01 10 01 or another ISO Commercial General Liability “occurrence” form providing equivalent coverage. Such insurance shall include contractual liability coverage,
specifically covering but not limited to the indemnification obligations undertaken by Tenant in this Lease. The minimum limits of liability of such insurance shall be Five Million Dollars ($5,000,000.00) per occurrence. In addition, in the event
Tenant hosts a function in the Premises, Tenant agrees to obtain, and cause any persons or parties providing services for such function to obtain, the appropriate insurance coverages as determined by Landlord (including liquor liability coverage, if
applicable) and provide Landlord with evidence of the same. 
 10.4 Tenant’s Property Insurance. Tenant shall maintain at
all times during the Lease Term, and during such earlier time as Tenant may be performing work in or to the Premises or have property, fixtures, furniture, equipment, machinery, goods, supplies, wares or merchandise on the Premises, and continuing
thereafter so long as Tenant is in occupancy of any part of the Premises, business interruption insurance and (insurance against loss or damage covered by the so-called “all risk” type insurance coverage with respect to
(i) Tenant’s property, fixtures, furniture, equipment, machinery, goods, supplies, wares and merchandise, and (ii) the “Tenant Improvements,” as that term is defined in the Tenant Work Letter, and any other improvements
which exist in the Premises as of the Lease Commencement Date (excluding the Base Building) (the “Original Improvements”), and all alterations, improvements and other modifications made by or on behalf of the Tenant in the Premises,
and (iii) other property of 

  
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Tenant located at the Premises, except to the extent paid for by Landlord (collectively “Tenant’s Property”). The business interruption insurance required by this section
shall be in minimum amounts typically carried by prudent tenants engaged in similar operations, but in no event shall be in an amount less than the Base Rent then in effect during any Lease Year, plus any Additional Rent due and payable for the
immediately preceding Lease Year. The “all risk” insurance required by this section shall be in an amount at least equal to the full replacement cost of Tenant’s Property. In addition, during such time as Tenant is performing work in
or to the Premises, Tenant, at Tenant’s expense, shall also maintain, or shall cause its contractor(s) to maintain, builder’s risk insurance for the full insurable value of such work. Landlord and such additional persons or entities as
Landlord may reasonably request shall be named as loss payees, as their interests may appear, on the policy or policies required by this section. In the event of loss or damage covered by the “all risk” insurance required by this section,
the responsibilities for repairing or restoring the loss or damage shall be determined in accordance with Article 11 of this Lease, below. To the extent that Landlord is obligated to pay for the repair or restoration of the loss or damage
covered by the policy, Landlord shall be paid the proceeds of the “all risk” insurance covering the loss or damage. To the extent Tenant is obligated to pay for the repair or restoration of the loss or damage, covered by the policy, Tenant
shall be paid the proceeds of the “all risk” insurance covering the loss or damage. If both Landlord and Tenant are obligated to pay for the repair or restoration of the loss or damage covered by the policy, the insurance proceeds shall be
paid to each of them in the pro rata proportion of their obligations to repair or restore the loss or damage. If the loss or damage is not repaired or restored (for example, if the Lease is terminated pursuant to Section 11.2 of this
Lease, below), the insurance proceeds shall be paid to Landlord and Tenant in the pro rata proportion of their relative contributions to the cost of the leasehold improvements covered by the policy. 

10.5 Tenant’s Other Insurance. Throughout the Lease Term, Tenant shall obtain and maintain (1) comprehensive
automobile liability insurance (covering any automobiles owned or operated by Tenant at the Project) issued on a form at least as broad as ISO Business Auto Coverage form CA 00 01 07 97 or other form providing equivalent coverage;
(2) worker’s compensation insurance or participation in a monopolistic state workers’ compensation fund; and (3) employer’s liability insurance or (in a monopolistic state) Stop Gap Liability insurance. Such automobile
liability insurance shall be in an amount not less than One Million Dollars ($1,000,000) for each accident. Such worker’s compensation insurance shall carry minimum limits as defined by the law of the jurisdiction in which the Premises are
located (as the same may be amended from time to time). Such employer’s liability insurance shall be in an amount not less than One Million Dollars ($1,000,000) for each accident, One Million Dollars ($1,000,000) disease-policy limit, and One
Million Dollars ($1,000,000) disease-each employee. 
 10.6 Requirements For Insurance. All insurance required to be
maintained by Tenant pursuant to this Lease shall be maintained with responsible companies that are admitted to do business, and are in good standing, in the jurisdiction in which the Premises are located and that have a rating of at least
“A” and are within a financial size category of not less than “Class X” in the most current Best’s Key Rating Guide or such similar rating as may be reasonably selected by Landlord. All such insurance shall: (1) be
acceptable in form and content to Landlord; (2) be primary and noncontributory; and (3) contain an endorsement prohibiting cancellation, failure to renew, reduction of amount of insurance, or change in coverage without the insurer first
giving Landlord thirty (30) days’ prior written notice (by certified or registered 

  
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mail, return receipt requested, or by fax or email) of such proposed action. No such policy shall contain any deductible or self-insured retention greater than Twenty Five Thousand Dollars
($25,000.00). Any deductibles and such self-insured retentions shall be deemed to be “insurance” for purposes of the waiver in Section 10.13 of this Lease, below. Landlord reserves the right from time to time to require Tenant
to obtain higher minimum amounts of insurance based on such limits as are customarily carried with respect to similar properties in the area in which the Premises are located. The minimum amounts of insurance required by this Lease shall not be
reduced by the payment of claims or for any other reason. In the event Tenant shall fail to obtain or maintain any insurance meeting the requirements of this Article, or to deliver such policies or certificates as required by this Article, Landlord
may, at its option, on five (5) days notice to Tenant, procure such policies for the account of Tenant, and the cost thereof shall be paid to Landlord within five (5) days after delivery to Tenant of bills therefor. 

10.7 Additional Insureds. The commercial general liability and auto insurance carried by Tenant pursuant to this Lease, and any
additional liability insurance carried by Tenant pursuant to Section 10.3 of this Lease, above, shall name Landlord, Landlord’s managing agent, and such other persons as Landlord may reasonably request from time to time as
additional insureds with respect to liability arising out of or related to this Lease or the operations of Tenant (collectively “Additional Insureds”). Such insurance shall provide primary coverage without contribution from any
other insurance carried by or for the benefit of Landlord, Landlord’s managing agent, or other Additional Insureds. Such insurance shall also waive any right of subrogation against each Additional Insured. 

10.8 Certificates Of Insurance. On or before the earlier of (i) the date on which any Tenant Party first enters the
Premises for any reason or (ii) the Lease Commencement Date, Tenant shall furnish Landlord with certificates evidencing the insurance coverage required by this Lease, and renewal certificates shall be furnished to Landlord at least annually
thereafter, and at least thirty (30) days prior to the expiration date of each policy for which a certificate was furnished. (Acceptable forms of such certificates for liability and property insurance, respectively, are attached hereto as
Exhibit I.) In jurisdictions requiring mandatory participation in a monopolistic state workers’ compensation fund, the insurance certificate requirements for the coverage required for workers’ compensation will be satisfied
by a letter from the appropriate state agency confirming participation in accordance with statutory requirements. Such current participation letters required by this Section shall be provided every six (6) months for the duration of this Lease.
Failure by the Tenant to provide the certificates or letters required by this Section shall not be deemed to be a waiver of the requirements in this Section. Upon request by Landlord, a true and complete copy of any insurance policy required by this
Lease shall be delivered to Landlord within ten (10) days following Landlord’s request. 
 10.9 Subtenants And Other
Occupants. Tenant shall require its subtenants and other occupants of the Premises to provide written documentation evidencing the obligation of such subtenant or other occupant to indemnify the Landlord Parties to the same extent that
Tenant is required to indemnify the Landlord Parties pursuant to Section 10.1 of this Lease, above, and to maintain insurance that meets the requirements of this Article, and otherwise to comply with the requirements of this Article.
Tenant shall require all such subtenants and occupants to supply certificates of insurance evidencing that the insurance requirements of this Article have been met and shall forward such certificates to Landlord on or before the earlier of
(i) the date on which 

  
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the subtenant or other occupant or any of their respective direct or indirect partners, officers, shareholders, directors, members, trustees, beneficiaries, servants, employees, principals,
contractors, licensees, agents, invitees or representatives first enters the Premises or (ii) the commencement of the sublease. Tenant shall be responsible for identifying and remedying any deficiencies in such certificates or policy
provisions. 
 10.10 No Violation Of Building Policies. Tenant shall not commit or permit any violation of the policies of
fire, boiler, sprinkler, water damage or other insurance covering the Project and/or the fixtures, equipment and property therein carried by Landlord, or do or permit anything to be done, or keep or permit anything to be kept, in the Premises, which
in case of any of the foregoing (i) would result in termination of any such policies, (ii) would adversely affect Landlord’s right of recovery under any of such policies, or (iii) would result in reputable and independent
insurance companies refusing to insure the Project or the property of Landlord in amounts reasonably satisfactory to Landlord. 
 10.11
Tenant To Pay Premium Increases. If, because of anything done, caused or permitted to be done, or omitted by Tenant (or its subtenant or other occupants of the Premises), the rates for liability, fire, boiler, sprinkler, water damage
or other insurance on the Project or on the property and equipment of Landlord or any other tenant or subtenant in the Building shall be higher than they otherwise would be, Tenant shall reimburse Landlord and/or the other tenants and subtenants in
the Building for the additional insurance premiums thereafter paid by Landlord or by any of the other tenants and subtenants in the Building which shall have been charged because of the aforesaid reasons, such reimbursement to be made from time to
time on Landlord’s demand. 
 10.12 Landlord’s Insurance. 

10.12.1 Required insurance. Landlord shall maintain insurance against loss or damage with respect to the Building on an “all
risk” type insurance form, with customary exceptions, subject to such deductibles and self-insured retentions as Landlord may determine, in an amount equal to at least the replacement value of the Building. The cost of such insurance shall be
treated as a part of Operating Expenses. Such insurance shall be maintained with an insurance company selected by Landlord. Payment for losses thereunder shall be made solely to Landlord. 

10.12.2 Optional insurance. Landlord may maintain such additional insurance with respect to the Building and the Project,
including, without limitation, earthquake insurance, terrorism insurance, flood insurance, liability insurance and/or rent insurance, as Landlord may in its sole discretion elect. Landlord may also maintain such other insurance as may from time to
time be required by a “Mortgagee,” as that term is defined in Section 18.2 of this Lease, below. The cost of all such additional insurance shall also be part of the Operating Expenses. 

10.12.3 Blanket and self-insurance. Any or all of Landlord’s insurance may be provided by blanket coverage maintained by
Landlord or any affiliate of Landlord under its insurance program for its portfolio of properties, or by Landlord or any affiliate of Landlord under a program of self-insurance, and in such event Operating Expenses shall include the portion of the
reasonable cost of blanket insurance or self-insurance that is allocated to the Building. 

  
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 10.12.4 No obligation. Landlord shall not be obligated to insure, and shall not
assume any liability of risk of loss for, Tenant’s Property, including any such property or work of tenant’s subtenants or occupants. Landlord will also have no obligation to carry insurance against, nor be responsible for, any loss
suffered by Tenant, subtenants or other occupants due to interruption of Tenant’s or any subtenant’s or occupant’s business. 

10.13 Waiver Of Subrogation. The parties hereto waive and release any and all rights of recovery against the other, and agree
not to seek to recover from the other or to make any claim against the other, and in the case of Landlord, against all Tenant Parties, and in the case of Tenant, against all Landlord Parties, for any loss or damage incurred by the waiving/releasing
party to the extent such loss or damage is insured under any insurance policy required by this Lease or which would have been so insured had the party carried the insurance it was required to carry hereunder. Tenant shall obtain from its subtenants
and other occupants of the Premises a similar waiver and release of claims against any or all of Tenant or Landlord. The insurance policies required by this Lease shall contain no provision that would invalidate or restrict the parties’ waiver
and release of the rights of recovery in this section. The parties hereto covenant that no insurer shall hold any right of subrogation against the parties hereto by virtue of such insurance policy. 

The term “Landlord Party” or “Landlord Parties” shall mean Landlord, any affiliate of Landlord,
Landlord’s managing agents for the Building, each Mortgagee, each ground lessor, and each of their respective direct or indirect partners, officers, shareholders, directors, members, trustees, beneficiaries, servants, employees, principals,
contractors, licensees, agents or representatives. For the purposes of this Lease, the term “Tenant Party” or “Tenant Parties” shall mean Tenant, any affiliate of Tenant, any permitted subtenant or any other
permitted occupant of the Premises, and each of their respective direct or indirect partners, officers, shareholders, directors, members, trustees, beneficiaries, servants, employees, principals, contractors, licensees, agents, invitees or
representatives. 
 10.14 Tenant’s Work. During such times as Tenant is performing work or having work or services
performed in or to the Premises, Tenant shall require its contractors, and their subcontractors of all tiers, to obtain and maintain commercial general liability, automobile, workers compensation, employer’s liability, builder’s risk, and
equipment/property insurance in such amounts and on such terms as are customarily required of such contractors and subcontractors on similar projects. The amounts and terms of all such insurance are subject to Landlord’s written approval, which
approval shall not be unreasonably withheld. The commercial general liability and auto insurance carried by Tenant’s contractors and their subcontractors of all tiers pursuant to this section shall name Landlord, Landlord’s managing agent,
and such other Persons as Landlord may reasonably request from time to time as additional insureds with respect to liability arising out of or related to their work or services (collectively, “Additional Insureds”). Such insurance
shall provide primary coverage without contribution from any other insurance carried by or for the benefit of Landlord, Landlord’s managing agent, or other Additional Insureds. Such insurance shall also waive any right of subrogation against
each Additional Insured. Tenant shall obtain and submit to Landlord, prior to the earlier of (i) the entry onto the Premises by such contractors or subcontractors or (ii) commencement of the work or services, certificates of insurance
evidencing compliance with the requirements of this section. 

  
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 ARTICLE 11 

DAMAGE AND DESTRUCTION 

11.1 Repair of Damage to Premises by Landlord. Tenant shall promptly notify Landlord of any damage to the Premises resulting
from fire or any other casualty. If the Premises or any Common Areas necessary to Tenant’s use of or access to the Premises shall be damaged by fire or other casualty, Landlord shall promptly and diligently, subject to reasonable delays for
insurance adjustment or other matters beyond Landlord’s reasonable control, and subject to all other terms of this Article 11, restore the Base Building and such Common Areas. Such restoration shall be to substantially the same condition
of the Base Building and the Common Areas prior to the casualty, except for modifications required by zoning and building codes and other laws or by the holder of a mortgage on the Building or Project or any other modifications to the Common Areas
deemed desirable by Landlord, provided that access to the Premises and any common restrooms serving the Premises shall not be materially impaired. Upon the occurrence of any damage to the Premises, upon notice (the “Landlord Repair
Notice”) to Tenant from Landlord, Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under item (ii) of Section 10.4 of
this Lease, and Landlord shall repair any injury or damage to the Tenant Improvements and the Original Improvements installed in the Premises and shall return such Tenant Improvements and Original Improvements to their original condition; provided
that if the cost of such repair by Landlord exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance carrier, as assigned by Tenant, the cost of such repairs shall be paid by Tenant to Landlord prior to
Landlord’s commencement of repair of the damage. In the event that Landlord does not deliver the Landlord Repair Notice within sixty (60) days following the date the casualty becomes known to Landlord, Tenant shall, at its sole cost and
expense, repair any injury or damage to the Tenant Improvements and the Original Improvements installed in the Premises and shall return such Tenant Improvements and Original Improvements to their original condition. Whether or not Landlord delivers
a Landlord Repair Notice, prior to the commencement of construction, Tenant shall submit to Landlord, for Landlord’s review and approval, all plans, specifications and working drawings relating thereto, and Landlord shall select the contractors
to perform such improvement work. Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant’s business resulting in any way from such damage or the repair thereof; provided, however, if such
fire or other casualty shall have damaged the Premises or a portion thereof or Common Areas necessary to Tenant’s occupancy, then Landlord shall allow Tenant a proportionate abatement of Rent during the time and to the extent and in the
proportion that the Premises or such portion thereof are unfit for occupancy for the purposes permitted under this Lease, and are not occupied by Tenant as a result thereof, provided that such abatement of Rent shall be allowed only to the extent
Landlord is reimbursed from the proceeds of rental interruption insurance purchased by Landlord as part of Operating Expenses; provided further, however, if the damage or destruction is due to the negligence or willful misconduct of Tenant or any of
its agents, employees, contractors, invitees or guests, then Tenant shall be responsible for any reasonable, applicable insurance deductible 

  
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(which shall be payable to Landlord upon demand) and there shall be no rent abatement. In the event that Landlord shall not deliver the Landlord Repair Notice, Tenant’s right to rent
abatement pursuant to the preceding sentence shall terminate as of the date which is reasonably determined by Landlord to be the date Tenant should have completed repairs to the Premises assuming Tenant used reasonable due diligence in connection
therewith. 
 11.2 Landlord’s Option to Repair. Notwithstanding the terms of Section 11.1 of this Lease,
Landlord may elect not to rebuild and/or restore the Premises, Building and/or Project, and instead terminate this Lease, by notifying Tenant in writing of such termination within sixty (60) days after the date of discovery of the damage, such
notice to include a termination date giving Tenant sixty (60) days to vacate the Premises, but Landlord may so elect only if the Building or Project shall be damaged by fire or other casualty or cause, whether or not the Premises are affected,
and one or more of the following conditions is present: (i) in Landlord’s reasonable judgment, repairs cannot reasonably be completed within one hundred eighty (180) days after the date of discovery of the damage (when such repairs
are made without the payment of overtime or other premiums); (ii) the holder of any mortgage on the Building or Project or ground lessor with respect to the Building or Project shall require that the insurance proceeds or any portion thereof be
used to retire the mortgage debt, or shall terminate the ground lease, as the case may be; (iii) the damage is not fully covered by Landlord’s insurance policies or that portion of the proceeds from Landlord’s insurance policies
allocable to the Building or the Project, as the case may be; (iv) Landlord decides to rebuild the Building or Common Areas so that they will be substantially different structurally or architecturally; (v) the damage occurs during the last
twelve (12) months of the Lease Term; or (vi) any owner of any other portion of the Project, other than Landlord, does not intend to repair the damage to such portion of the Project. 

11.3 Waiver of Statutory Provisions. The provisions of this Lease, including this Article 11, constitute an express
agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, the Building or the Project, and any statute or regulation of the State of California, including, without limitation,
Sections 1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the parties, and any other statute or regulation, now or hereafter
in effect, shall have no application to this Lease or any damage or destruction to all or any part of the Premises, the Building or the Project. 

ARTICLE 12 

NONWAIVER 
 No
provision of this Lease shall be deemed waived by either party hereto unless expressly waived in a writing signed thereby. The waiver by either party hereto of any breach of any term, covenant or condition herein contained shall not be deemed to be
a waiver of any subsequent breach of same or any other term, covenant or condition herein contained. The subsequent acceptance of Rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term, covenant
or condition of this Lease, other than the failure of Tenant to pay the particular Rent so accepted, regardless of Landlord’s knowledge of such preceding breach at the time of acceptance of such Rent. No acceptance of a lesser amount

  
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than the Rent herein stipulated shall be deemed a waiver of Landlord’s right to receive the full amount due, nor shall any endorsement or statement on any check or payment or any letter
accompanying such check or payment be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the full amount due. No receipt of monies by Landlord from Tenant after the
termination of this Lease shall in any way alter the length of the Lease Term or of Tenant’s right of possession hereunder, or after the giving of any notice shall reinstate, continue or extend the Lease Term or affect any notice given Tenant
prior to the receipt of such monies, it being agreed that after the service of notice or the commencement of a suit, or after final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of said Rent
shall not waive or affect said notice, suit or judgment. No payment of Rent by Tenant after a breach by Landlord shall be deemed a waiver of any breach by Landlord. 

ARTICLE 13 

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

  
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 ARTICLE 14 

ASSIGNMENT AND SUBLETTING 

14.1 Transfers. Tenant shall not, without the prior written consent of Landlord, assign, mortgage, pledge, hypothecate,
encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any interest hereunder, permit any assignment, or other transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any part thereof, or
enter into any license or concession agreements or otherwise permit the occupancy or use of the Premises or any part thereof by any persons other than Tenant and its employees and contractors (all of the foregoing are hereinafter sometimes referred
to individually as a “Transfer,” and, collectively, as “Transfers” and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a “Transferee”). If Tenant
desires Landlord’s consent to any Transfer, Tenant shall notify Landlord in writing, which notice (the “Transfer Notice”) shall include (i) the proposed effective date of the Transfer, which shall not be less than thirty
(30) days nor more than one hundred eighty (180) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Premises to be transferred (the “Subject Space”), (iii) all of the
terms of the proposed Transfer and the consideration therefor, including calculation of the “Transfer Premium”, as that term is defined in Section 14.3 below, in connection with such Transfer, the name and address of the
proposed Transferee, and a copy of all existing executed and/or proposed documentation pertaining to the proposed Transfer, including all existing operative documents to be executed to evidence such Transfer or the agreements incidental or related
to such Transfer, provided that Landlord shall have the right to require Tenant to utilize Landlord’s standard Transfer documents in connection with the documentation of such Transfer, (iv) current financial statements of the proposed
Transferee certified by an officer, partner or owner thereof, business credit and personal references and history of the proposed Transferee and any other information required by Landlord which will enable Landlord to determine the financial
responsibility, character, and reputation of the proposed Transferee, nature of such Transferee’s business and proposed use of the Subject Space, and (v) an executed estoppel certificate from Tenant in the form attached hereto as
Exhibit J. Any Transfer made without Landlord’s prior written consent shall, at Landlord’s option, be null, void and of no effect, and shall, at Landlord’s option, constitute a default by Tenant under this Lease. Whether
or not Landlord consents to any proposed Transfer, Tenant shall pay Landlord’s review and processing fees, as well as any reasonable professional fees (including, without limitation, attorneys’, accountants’, architects’,
engineers’ and consultants’ fees) incurred by Landlord, within thirty (30) days after written request by Landlord. 
 14.2
Landlord’s Consent. Landlord shall not unreasonably withhold its consent to any proposed Transfer of the Subject Space to the Transferee on the terms specified in the Transfer Notice. Without limitation as to other reasonable
grounds for withholding consent, the parties hereby agree that it shall be reasonable under this Lease and under any applicable law for Landlord to withhold consent to any proposed Transfer where one or more of the following apply: 

14.2.1 The Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of the Building or the
Project, or would be a significantly less prestigious occupant of the Building than Tenant; 

  
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 14.2.2 The Transferee intends to use the Subject Space for purposes which are not permitted under
this Lease; 
 14.2.3 The Transferee is either a governmental agency or instrumentality thereof; 

14.2.4 The Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities to be undertaken
in connection with the Transfer on the date consent is requested; 
 14.2.5 The proposed Transfer would cause a violation of another lease
for space in the Project, or would give an occupant of the Project a right to cancel its lease; 
 14.2.6 Either the proposed Transferee, or
any person or entity which directly or indirectly, controls, is controlled by, or is under common control with, the proposed Transferee, (i) occupies space in the Project at the time of the request for consent, or (ii) is negotiating or
has negotiated with Landlord to lease space in the Project within six (6) months prior to the Tenant’s request for consent, or (iii) Landlord is currently meeting with (or has previously met with) the proposed Transferee to tour space
in the Project; provided that the exclusion set forth in this Subsection 14.2.6(iii) shall not apply to any proposed Transferee of Tenant who simultaneously tours the Tenant’s Premises and other space in the Building held by Landlord for lease;

 14.2.7 In Landlord’s reasonable judgment, the use of the Premises by the proposed Transferee would not be comparable to the types of
office use by other tenants in the Project, would entail any alterations which would lessen the value of the tenant improvements in the Premises, would result in more than a reasonable density of occupants per square foot of the Premises, would
increase the burden on elevators or other Building systems or equipment over the burden thereon prior to the proposed Transfer, or would require increased services by Landlord; 

14.2.8 The proposed Transfer is of less than the entire Premises; or 

14.2.9 Any part of the rent payable under the proposed Transfer shall be based in whole or in part on the income or profits derived from the
Subject Space or if any proposed Transfer shall potentially have any adverse effect on the real estate investment trust qualification requirements applicable to Landlord and its affiliates. 

If Landlord consents to any Transfer pursuant to the terms of this Section 14.2 (and does not exercise any recapture rights
Landlord may have under Section 14.4 of this Lease), Tenant may within six (6) months after Landlord’s consent, but not later than the expiration of said six-month period, enter into such Transfer of the Premises or portion
thereof, upon substantially the same terms and conditions as are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to Section 14.1 of this Lease, provided that if there are any changes in the terms and conditions
from those specified in the Transfer Notice (i) such that Landlord would initially have been entitled to refuse its consent to such Transfer under this Section 14.2, or (ii) which would cause the proposed Transfer to be more
favorable to the Transferee than the terms set forth in Tenant’s original Transfer Notice, Tenant shall again submit the Transfer to Landlord for its approval and other action under this Article 14 (including Landlord’s right of
recapture, if any, under Section 14.4 of this Lease). Notwithstanding anything to the contrary in 

  
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this Lease, if Tenant or any proposed Transferee claims that Landlord has unreasonably withheld or delayed its consent under Section 14.2 or otherwise has breached or acted
unreasonably under this Article 14, their sole remedies shall be a declaratory judgment and an injunction for the relief sought, and Tenant hereby waives the provisions of Section 1995.310 of the California Civil Code, or any successor
statute, and all other remedies, including, without limitation, any right at law or equity to terminate this Lease, on its own behalf and, to the extent permitted under all applicable laws, on behalf of the proposed Transferee. Tenant shall
indemnify, defend and hold harmless Landlord from any and all liability, losses, claims, damages, costs, expenses, causes of action and proceedings involving any third party or parties (including without limitation Tenant’s proposed subtenant
or assignee) who claim they were damaged by Landlord’s wrongful withholding or conditioning of Landlord’s consent. 
 14.3
Transfer Premium. If Landlord consents to a Transfer, as a condition thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord seventy-five percent (75%) of any “Transfer Premium,” as that term
is defined in this Section 14.3, received by Tenant from such Transferee. “Transfer Premium” shall mean all rent, additional rent or other consideration payable by such Transferee in connection with the Transfer in
excess of the Rent and Additional Rent payable by Tenant under this Lease during the term of the Transfer on a per rentable square foot basis if less than all of the Premises is transferred, after deducting the reasonable expenses incurred by Tenant
for (i) any changes, alterations and improvements to the Premises in connection with the Transfer, (ii) any free base rent reasonably provided to the Transferee in connection with the Transfer (provided that such free rent shall be
deducted only to the extent the same is included in the calculation of total consideration payable by such Transferee), and (iii) any brokerage commissions in connection with the Transfer and (iv) legal fees reasonably incurred in
connection with the Transfer (collectively, “Tenant’s Subleasing Costs”). “Transfer Premium” shall also include, but not be limited to, key money, bonus money or other cash consideration paid by Transferee to Tenant
in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee in connection with such
Transfer. Landlord shall make a determination of the amount of Landlord’s applicable share of the Transfer Premium on a monthly basis as rent or other consideration is paid by Transferee to Tenant under the Transfer. For purposes of calculating
the Transfer Premium on a monthly basis, Tenant’s Subleasing Costs shall be deemed to be expended by Tenant in equal monthly amounts over the entire term of the Transfer. 

14.4 Landlord’s Option as to Subject Space. Notwithstanding anything to the contrary contained in this Article 14,
Landlord shall have the option, by giving written notice to Tenant within thirty (30) days after receipt of any Transfer Notice, to (i) recapture the Subject Space, or (ii) take an assignment or sublease of the Subject Space from
Tenant. Such recapture or sublease or assignment notice, shall cancel and terminate this Lease, or create a sublease or assignment, as the case may be, with respect to the Subject Space as of the date stated in the Transfer Notice as the effective
date of the proposed Transfer. In the event of a recapture by Landlord, if this Lease shall be canceled with respect to less than the entire Premises, then (i) the Rent reserved herein shall be prorated on the basis of the number of rentable
square feet retained by Tenant in proportion to the number of rentable square feet contained in the Premises; (ii) this Lease as so amended shall continue thereafter in full force and effect, and upon request of either party, the parties shall
execute written confirmation of the same; and (iii) Landlord shall 

  
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construct or cause to be constructed a demising wall separating that portion of the Premises recaptured by Landlord from that portion of the Premises retained by Tenant; provided that, Tenant
hereby agrees that, notwithstanding Tenant’s occupancy of its retained portion of the Premises during the construction of such demising wall by Landlord, Landlord shall be permitted to construct such demising wall during normal business hours,
without any obligation to pay overtime or other premiums, and the construction of such demising wall by Landlord shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent, and Landlord shall have no
responsibility or for any reason be liable to Tenant for any direct or indirect injury to or interference with Tenant’s business arising from the construction of such demising wall, nor shall Tenant be entitled to any compensation or damages
from Landlord for loss of the use of the whole or any part of its retained portion of the Premises or of Tenant’s personal property or improvements resulting from the construction of such demising wall, or for any inconvenience or annoyance
occasioned by the construction of such demising wall; and provided further that, Tenant shall be responsible for, and shall pay to Landlord promptly upon being billed therefor, fifty percent (50%) of all costs related to the construction of
such demising wall, including Landlord’s standard fee for its involvement with such demising wall. If Landlord declines, or fails to elect in a timely manner, to recapture, sublease or take an assignment of the Subject Space under this
Section 14.4, then, provided Landlord has consented to the proposed Transfer, Tenant shall be entitled to proceed to transfer the Subject Space to the proposed Transferee, subject to provisions of this Article 14. 

14.5 Effect of Transfer. If Landlord consents to a Transfer, then (i) the terms and conditions of this Lease shall in no
way be deemed to have been waived or modified; (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee; (iii) Tenant shall deliver to Landlord, promptly after execution, an original executed
copy of all documentation pertaining to the Transfer in form and content reasonably acceptable to Landlord, including, without limitation, at Landlord’s option, a “Transfer Agreement,” as that term is defined in this
Section 14.5, below; (iv) Tenant shall furnish upon Landlord’s request a complete statement, certified by an independent certified public accountant, or Tenant’s chief financial officer, setting forth in detail the
computation of any Transfer Premium Tenant has derived and shall derive from such Transfer; and (v) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall
relieve Tenant or any guarantor of the Lease from any liability under this Lease, including, without limitation, in connection with the Subject Space, and, in the event of a Transfer of Tenant’s entire interest in this Lease, the liability of
Tenant and such Transferee shall be joint and several. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall have the right to
make copies thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency, and if understated by more than two percent (2%), Tenant shall pay
Landlord’s costs of such audit. Notwithstanding anything to the contrary contained in this Article 14, Landlord, at its option in its sole and absolute discretion, may require, as a condition to the validity of any Transfer, that both
Tenant and such Transferee enter into a separate written agreement directly with Landlord (a “Transfer Agreement”), which Transfer Agreement, among other things, shall create privity of contract between Landlord and such Transferee
with respect to the provisions of this Article 14, and shall contain such terms and provisions as Landlord may reasonably require, including, without limitation, the following: (A) such Transferee’s agreement to be bound by all the
obligations of Tenant under this Lease 

  
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(including, but not limited to, Tenant’s obligation to pay Rent), provided that, in the event of a Transfer of less than the entire Premises, the obligations to which such Transferee shall
agree to be so bound shall be prorated on a basis of the number of rentable square feet of the Subject Space in proportion to the number of square feet in the Premises; (B) such Transferee’s acknowledgment of, and agreement that such
Transfer shall be subordinate and subject to, Landlord’s rights under Section 19.3 of this Lease; and (C) Tenant’s and such Transferee’s recognition of and agreement to be bound by all the terms and provisions of this
Article 14, including, but not limited to, any such terms and provisions which Landlord, at its option, requires to be expressly set forth in such Transfer Agreement. Upon the occurrence of any default by Transferee under such Transfer,
Landlord shall have the right, at its option, but not the obligation, on behalf of Tenant, to pursue any or all of the remedies available to Tenant under such Transfer or at law or in equity (all of which remedies shall be distinct, separate and
cumulative). 
 14.6 Occurrence of Default. Any Transfer hereunder, whether or not such Transferee shall have executed a
Transfer Agreement, shall be subordinate and subject to the provisions of this Lease, and if this Lease shall be terminated during the term of any Transfer, then Landlord shall have all of the rights set forth in Section 19.3 of this
Lease with respect to such Transfer. In addition, if Tenant shall be in default under this Lease, then Landlord is hereby irrevocably authorized, as Tenant’s agent and attorney-in-fact, to direct any Transferee to make all payments under or in
connection with a Transfer directly to Landlord (which payments Landlord shall apply towards Tenant’s obligations under this Lease) until such default is cured. Such Transferee shall rely on any representation by Landlord that Tenant is in
default hereunder, without any need for confirmation thereof by Tenant. Upon any assignment, the assignee shall assume in writing all obligations and covenants of Tenant thereafter to be performed or observed under this Lease. No collection or
acceptance of rent by Landlord from any Transferee shall be deemed a waiver of any provision of this Article 14 or the approval of any Transferee or a release of Tenant from any obligation under this Lease, whether theretofore or thereafter
accruing. In no event shall Landlord’s enforcement of any provision of this Lease against any Transferee be deemed a waiver of Landlord’s right to enforce any term of this Lease against Tenant or any other person. If Tenant’s
obligations hereunder have been guaranteed, Landlord’s consent to any Transfer shall not be effective unless the guarantor also consents to such Transfer. 

14.7 Additional Transfers. For purposes of this Lease, the term “Transfer” shall also include (i) if Tenant is a
partnership or a limited liability company, the withdrawal or change, voluntary, involuntary or by operation of law, of fifty percent (50%) or more of the partners, officers or members, as applicable, or transfer of fifty percent (50%) or
more of partnership, ownership or membership interests (as applicable), within a twelve (12)-month period, or the dissolution of the partnership or limited liability company without immediate reconstitution thereof, and (ii) if Tenant is a
closely held corporation (i.e., whose stock is not publicly held and not traded through an exchange or over the counter), (A) the dissolution, merger, consolidation or other reorganization of Tenant or (B) the sale or other transfer
of an aggregate of fifty percent (50%) or more of the voting shares of Tenant (other than to immediate family members by reason of gift or death), within a twelve (12) month period, or (C) the sale, mortgage, hypothecation or pledge
of an aggregate of fifty percent (50%) or more of the value of the unencumbered assets of Tenant within a twelve (12) month period. 

  
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 14.8 Permitted Transfers. Notwithstanding anything contained to the contrary
herein, Tenant may assign this Lease to its “Parent” or to any “Subsidiary” or “Affiliate” or “Successor” (as hereinafter defined) without obtaining the prior written consent of Landlord, and such Transfer
shall not otherwise be subject to Sections 14.1 through 14.7 hereof, provided that the following conditions are met: 
 14.8.1
Tenant is not in default under the terms and conditions of this Lease at the time of the assignment; 
 14.8.2 said assignee (which, for the
purposes of a Successor which results from a merger, shall mean the entity into which or with which Tenant merges) shall assume and be bound by all the conditions, obligations and agreements contained in this Lease; 

14.8.3 there shall be no change in the Permitted Use set forth in Section 7 of the Summary; 

14.8.4 Tenant shall not be released from liability under this Lease; and 

14.8.5 In the case of an assignment to a Successor, in Landlord’s reasonable business judgment, the present tangible net worth of the
Successor is equal to or greater than Tenant’s net worth at the time this Lease was entered into or at the time of Tenant’s intended Transfer to a Successor. Notwithstanding the foregoing, in the event that such Successor, in
Landlord’s reasonable business judgment, does not have the present tangible net worth required hereunder, Tenant and Landlord may agree to allow the assignment provided that Tenant deposits with Landlord additional security for the performance
of the Lease by the Successor; 
 As used herein: (i) “Affiliate” shall mean a corporation, limited liability company,
partnership or other entity which (a) directly or indirectly controls Tenant, (b) is under the direct or indirect control of Tenant, or (c) is under common direct or indirect control with Tenant; (ii) “control” shall
mean voting control of the controlled entity; (iii) “Parent” shall mean an entity which owns a majority of Tenant’s voting equity; (iv) “Subsidiary” shall mean an entity a majority of the voting equity of which is
owned by Tenant; and (v) “Successor” shall mean an entity which acquires substantially all of the assets and business operations of Tenant, including, without limitation, in connection with a merger or consolidation of Tenant. The
foregoing shall be referred to as a “Permitted Transfer.” Tenant shall give Landlord prior written notice of a Permitted Transfer at least fifteen (15) days before the occurrence of a Permitted Transfer and in the case of a
Successor, shall provide Landlord with reasonable evidence of such Successor’s present tangible net worth as well as the present tangible net worth of Tenant. 

ARTICLE 15 

SURRENDER OF PREMISES; OWNERSHIP AND 

REMOVAL OF TRADE FIXTURES 

15.1 Surrender of Premises. No act or thing done by Landlord or any agent or employee of Landlord during the Lease Term shall be
deemed to constitute an acceptance by Landlord of a surrender of the Premises unless such intent is specifically acknowledged in writing by Landlord. The delivery of keys to the Premises to Landlord or any agent or employee

  
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of Landlord shall not constitute a surrender of the Premises or effect a termination of this Lease, whether or not the keys are thereafter retained by Landlord, and notwithstanding such delivery
Tenant shall be entitled to the return of such keys at any reasonable time upon request until this Lease shall have been properly terminated. The voluntary or other surrender of this Lease by Tenant, whether accepted by Landlord or not, or a mutual
termination hereof, shall not work a merger, and at the option of Landlord shall operate as an assignment to Landlord of all subleases or subtenancies affecting the Premises or terminate any or all such sublessees or subtenancies. 

15.2 Removal of Tenant Property by Tenant. Upon the expiration of the Lease Term, or upon any earlier termination of this Lease,
Tenant shall, subject to the provisions of this Article 15, quit and surrender possession of the Premises to Landlord in as good order and condition as when Tenant took possession and as thereafter improved by Landlord and/or Tenant,
reasonable wear and tear and repairs which are specifically made the responsibility of Landlord hereunder excepted. Upon such expiration or termination, Tenant shall, without expense to Landlord, remove or cause to be removed from the Premises all
debris and rubbish, such items of furniture, equipment, business and trade fixtures, free-standing cabinet work, movable partitions and other articles of personal property owned by Tenant or installed or placed by Tenant at its expense in the
Premises, and such similar articles of any other persons claiming under Tenant, as Landlord may, in its sole discretion, require to be removed, and Tenant shall repair at its own expense all damage to the Premises and Building resulting from such
removal. 
 ARTICLE 16 

HOLDING OVER 
 If
Tenant holds over after the expiration of the Lease Term or earlier termination thereof, with the express or implied consent of Landlord, such tenancy shall be from month-to-month only, and shall not constitute a renewal hereof or an extension for
any further term, and in such case Rent shall be payable at a monthly rate equal to (i) One hundred Fifty Percent (150%) of the Base Rent applicable during the last rental period of the Lease Term under this Lease for the first thirty
(30) days of such holdover, and (ii) two (2) times the Base Rent applicable during the last rental period of the Lease Term under this Lease during any period thereafter that Tenant holds over without the written consent of Landlord.
Such month-to-month tenancy shall be subject to every other applicable term, covenant and agreement contained herein. Nothing contained in this Article 16 shall be construed as consent by Landlord to any holding over by Tenant, and Landlord
expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or other termination of this Lease. The provisions of this Article 16 shall not be deemed to
limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant fails to surrender the Premises upon the termination or expiration of this Lease, in addition to any other liabilities to Landlord accruing
therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys’ fees) and liability resulting from such failure, including, without limiting the generality of the foregoing,
any claims made by any succeeding tenant founded upon such failure to surrender and any lost profits to Landlord resulting therefrom. 

  
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 ARTICLE 17 

ESTOPPEL CERTIFICATES 

Within five (5) days following a request in writing by Landlord, Tenant shall execute, acknowledge and deliver to Landlord an estoppel
certificate, which, as submitted by Landlord, shall be substantially in the form of Exhibit J, attached hereto (or such other form as may be required by any prospective mortgagee or purchaser of the Project, or any portion thereof),
indicating therein any exceptions thereto that may exist at that time, and shall also contain any other information reasonably requested by Landlord or Landlord’s mortgagee or prospective mortgagee. Any such certificate may be relied upon by
any prospective mortgagee or purchaser of all or any portion of the Project. Tenant shall execute and deliver whatever other instruments may be reasonably required for such purposes. At any time during the Lease Term, Landlord may require Tenant to
provide Landlord with a current financial statement and financial statements of the two (2) years prior to the current financial statement year. Such statements shall be prepared in accordance with generally accepted accounting principles and,
if such is the normal practice of Tenant, shall be audited by an independent certified public accountant. Failure of Tenant to timely execute, acknowledge and deliver such estoppel certificate or other instruments shall constitute an acceptance of
the Premises and an acknowledgment by Tenant that statements included in the estoppel certificate are true and correct, without exception. 

ARTICLE 18 
 MORTGAGE
OR GROUND LEASE 
 18.1 Subordination. This Lease shall be subject and subordinate to all present and future ground or
underlying leases of the Building or Project and to the lien of any mortgage, trust deed or other encumbrances now or hereafter in force against the Building or Project or any part thereof, if any, and to all renewals, extensions, modifications,
consolidations and replacements thereof, and to all advances made or hereafter to be made upon the security of such mortgages or trust deeds, unless the holders of such mortgages, trust deeds or other encumbrances, or the lessors under such ground
lease or underlying leases, require in writing that this Lease be superior thereto. Tenant covenants and agrees in the event any proceedings are brought for the foreclosure of any such mortgage or deed in lieu thereof (or if any ground lease is
terminated), to attorn, without any deductions or set-offs whatsoever, to the lienholder or purchaser or any successors thereto upon any such foreclosure sale or deed in lieu thereof (or to the ground lessor), if so requested to do so by such
purchaser or lienholder or ground lessor, and to recognize such purchaser or lienholder or ground lessor as the lessor under this Lease, provided such lienholder or purchaser or ground lessor shall agree to accept this Lease and not disturb
Tenant’s occupancy, so long as Tenant timely pays the rent and observes and performs the terms, covenants and conditions of this Lease to be observed and performed by Tenant. Landlord’s interest herein may be assigned as security at any
time to any lienholder. Tenant shall, within five (5) days of request by Landlord, execute such further instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm the subordination or superiority of this Lease to
any such mortgages, trust deeds, ground leases or underlying leases. Tenant waives the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect
this Lease and the obligations of the Tenant hereunder in the event of any foreclosure proceeding or sale. 

  
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 18.2 Notice to Lienholder or Ground Lessor. Notwithstanding anything to the
contrary contained in Article 28, below, or elsewhere in this Lease, upon receipt by Tenant of notice from any holder of a mortgage, trust deed or other encumbrance in force against the Building or the Project or any part thereof which
includes the Premises or any lessor under a ground lease or underlying lease of the Building or the Project, or from Landlord, which notice sets forth the address of such lienholder or ground lessor, no notice from Tenant to Landlord shall be
effective unless and until a copy of the same is given to such lienholder or ground lessor at the appropriate address therefor (as specified in the above-described notice or at such other places as may be designated from time to time in a notice to
Tenant in accordance with Article 28, below), and the curing of any of Landlord’s defaults by such lienholder or ground lessor within a reasonable period of time after such notice from Tenant (including a reasonable period of time to
obtain possession of the Building or the Project, as the case may be, if such lienholder or ground lessor elects to do so) shall be treated as performance by Landlord. For the purposes of this Article 18, the term “mortgage” shall
include a mortgage on a leasehold interest of Landlord (but not a mortgage on Tenant’s leasehold interest hereunder). 
 18.3
Assignment of Rents. With reference to any assignment by Landlord of Landlord’s interest in this Lease, or the Rent payable to Landlord hereunder, conditional in nature or otherwise, which assignment is made to any holder of a
mortgage, trust deed or other encumbrance in force against the Building or the Project or any part thereof which includes the Premises or to any lessor under a ground lease or underlying lease of the Building or the Project, Tenant agrees as
follows: 
 18.3.1 The execution of any such assignment by Landlord, and the acceptance thereof by such lienholder or ground lessor, shall
never be treated as an assumption by such lienholder or ground lessor of any of the obligations of Landlord under this Lease, unless such lienholder or ground lessor shall, by notice to Tenant, specifically otherwise elect. 

18.3.2 Notwithstanding delivery to Tenant of the notice required by Section 18.3.1, above, such lienholder or ground lessor,
respectively, shall be treated as having assumed Landlord’s obligations under this Lease only upon such lienholder’s foreclosure of any such mortgage, trust deed or other encumbrance, or acceptance of a deed in lieu thereof, and taking of
possession of the Building or the Project or applicable portion thereof, or such ground lessor’s termination of any such ground lease or underlying leases and assumption of Landlord’s position hereunder, as the case may be. In no event
shall such lienholder, ground lessor or any other successor to Landlord’s interest in this Lease, as the case may be, be liable for any security deposit paid by Tenant to Landlord, unless and until such lienholder, ground lessor or other such
successor, respectively, actually has been credited with or has received for its own account as landlord the amount of such security deposit or any portion thereof (in which event the liability of such lienholder, ground lessor or other such
successor, as the case may be, shall be limited to the amount actually credited or received). 

  
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 18.3.3 In no event shall the acquisition of title to the Building and the land upon which the
Building is located or the Project or any part thereof which includes the Premises by a purchaser which, simultaneously therewith, leases back to the seller thereof the entire Building or the land upon which the Building is located or the Project or
the entirety of that part thereof acquired by such purchaser, as the case may be, be treated as an assumption, by operation of law or otherwise, of Landlord’s obligations under this Lease, but Tenant shall look solely to such seller-lessee, or
to the successors to or assigns of such seller-lessee’s estate, for performance of Landlord’s obligations under this Lease. In any such event, this Lease shall be subject and subordinate to the lease to such seller-lessee, and Tenant
covenants and agrees in the event the lease to such seller-lessee is terminated to attorn, without any deductions or set-offs whatsoever, to such purchaser-lessor, if so requested to do so by such purchaser-lessor, and to recognize such
purchaser-lessor as the lessor under this Lease, provided such purchaser-lessor shall agree to accept this Lease and not disturb Tenant’s occupancy, so long as Tenant timely pays the rent and observes and performs the terms, covenants and
conditions of this Lease to be observed and performed by Tenant. For all purposes, such seller-lessee, or the successors to or assigns of such seller-lessee’s estate, shall be the lessor under this Lease unless and until such
seller-lessee’s position shall have been assumed by such purchaser-lessor. 
 ARTICLE 19 

DEFAULTS; REMEDIES 

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

19.1.1 Any failure by Tenant to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, when due; or 

19.1.2 Except where a specific time period is otherwise set forth for Tenant’s performance in this Lease, in which event the failure to
perform by Tenant within such time period shall be a default by Tenant under this Section 19.1.2, any failure by Tenant to observe or perform any other provision, covenant or condition of this Lease to be observed or performed by Tenant
where such failure continues for thirty (30) days after written notice thereof from Landlord to Tenant; provided that if the nature of such default is such that the same cannot reasonably be cured within a thirty (30) day period, Tenant
shall not be deemed to be in default if it diligently commences such cure within such period and thereafter diligently proceeds to rectify and cure such default; or 

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

19.1.4 The failure by Tenant to observe or perform according to the provisions of Articles 5, 10, 14, 17 or 18 of this Lease, or
any breach by Tenant of the representations and warranties set forth in Section 29.34 of this Lease, or the failure by Tenant to observe or perform any other provision, covenant or condition of this Lease which failure, because of the
character of such provision, covenant or condition, would immediately jeopardize Landlord’s interest, where such failure continues for more than two (2) business days after notice from Landlord; or 

19.1.5 Tenant’s failure to occupy the Premises within thirty (30) business days after the Lease Commencement Date. 

  
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 The notice periods provided in this Section 19.1 are in lieu of, and not in addition
to, any notice periods provided by law. 
 19.2 Remedies Upon Default. Upon the occurrence of any event of default by Tenant,
Landlord shall have, in addition to any other remedies available to Landlord at law or in equity (all of which remedies shall be distinct, separate and cumulative), the option to pursue any one or more of the following remedies, each and all of
which shall be cumulative and nonexclusive, without any notice or demand whatsoever. 
 19.2.1 Terminate this Lease, in which event Tenant
shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel
or remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim or damages therefor; and Landlord may recover from Tenant the following: 

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

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

(iv) 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 

(v) At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by
applicable law. 
 The term “rent” as used in this Section 19.2 shall be deemed to be and to mean all sums of every
nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Sections 19.2.1(i) and 19.2.1(ii), above, the “worth at the time of award” shall be computed by allowing
interest at the rate set forth in Article 25 of this Lease, but in no case greater than the maximum amount of such interest permitted by law. As used in Section 19.2.1(iii) above, the “worth at the time of award” shall
be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). 

  
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 19.2.2 Landlord shall have the remedy described in California Civil Code Section 1951.4
(lessor may continue lease in effect after lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if Landlord does not elect to
terminate this Lease on account of any default by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all rent as it becomes due. 

19.2.3 Landlord shall at all times have the rights and remedies (which shall be cumulative with each other and cumulative and in addition to
those rights and remedies available under Sections 19.2.1 and 19.2.2, above, or any law or other provision of this Lease), without prior demand or notice except as required by applicable law, to seek any declaratory, injunctive or
other equitable relief, and specifically enforce this Lease, or restrain or enjoin a violation or breach of any provision hereof. 
 19.3
Subleases of Tenant. If Landlord elects to terminate this Lease on account of any default by Tenant, as set forth in this Article 19, then Landlord shall have the right, at Landlord’s option in its sole discretion,
(i) to terminate any and all assignments, subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises, in which event Landlord shall have the right to repossess such
affected portions of the Premises by any lawful means, or (ii) to succeed to Tenant’s interest in any or all such assignments, subleases, licenses, concessions or arrangements, in which event Landlord may require any assignees, sublessees,
licensees or other parties thereunder to attorn to and recognize Landlord as its assignor, sublessor, licensor, concessionaire or transferor thereunder. In the event of Landlord’s election to succeed to Tenant’s interest in any such
assignments, 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. 

19.4 Efforts to Relet. No re-entry or repossession, repairs, maintenance, changes, alterations and additions, reletting,
appointment of a receiver to protect Landlord’s interests hereunder, or any other action or omission by Landlord shall be construed as an election by Landlord to terminate this Lease or Tenant’s right to possession, or to accept a
surrender of the Premises, nor shall same operate to release Tenant in whole or in part from any of Tenant’s obligations hereunder, unless express written notice of such intention is sent by Landlord to Tenant. Tenant hereby irrevocably waives
any right otherwise available under any law to redeem or reinstate this Lease. 
 ARTICLE 20 

COVENANT OF QUIET ENJOYMENT 

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

  
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 ARTICLE 21 

SECURITY DEPOSIT 

21.1 Delivery of Letter of Credit. Tenant shall deliver to Landlord concurrent with Tenant’s execution of this Lease, as
protection for the full and faithful performance by Tenant of all of its obligations under this Lease and for all losses and damages Landlord may suffer (or which Landlord reasonably estimates that it may suffer) as a result of any breach or default
by Tenant under this Lease, an unconditional, clean, irrevocable negotiable standby letter of credit (the “L/C”) in the amount set forth in Section 8 of the Summary (the “L/C Amount”), in the form
attached hereto as Exhibit K, payable in the City of San Francisco, California, running in favor of Landlord, drawn on a bank (the “Bank”) reasonably approved by Landlord and at a minimum having a long term issuer
credit rating from Standard and Poor’s Professional Rating Service of A or a comparable rating from Moody’s Professional Rating Service (the “Credit Rating Threshold”), and otherwise conforming in all respects to the
requirements of this Article 21, including, without limitation, all of the requirements of Section 21.2 below, all as set forth more particularly hereinbelow. Tenant shall pay all expenses, points and/or fees incurred by Tenant in
obtaining and maintaining the L/C. 
 21.2 In General. The L/C shall be “callable” at sight, permit partial draws
and multiple presentations and drawings, and be otherwise subject to the Uniform Customs and Practices for Documentary Credits (1993-Rev), International Chamber of Commerce Publication #500, or the International Standby Practices-ISP 98,
International Chamber of Commerce Publication #590. Tenant further covenants and warrants as follows: 
 21.2.1 Landlord Right to
Transfer. The L/C shall provide that Landlord, its successors and assigns, may, at any time and without notice to Tenant and without first obtaining Tenant’s consent thereto, transfer (one or more times) all or any portion of its
interest in and to the L/C to another party, person or entity, regardless of whether or not such transfer is separate from or as a part of the assignment by Landlord of its rights and interests in and to this Lease. In the event of a transfer of
Landlord’s interest in the Building, Landlord shall transfer the L/C, in whole or in part, to the transferee and thereupon Landlord shall, without any further agreement between the parties, be released by Tenant from all liability therefor, and
it is agreed that the provisions hereof shall apply to every transfer or assignment of the whole or any portion of said L/C to a new landlord. In connection with any such transfer of the L/C by Landlord, Tenant shall, at Tenant’s sole cost and
expense, execute and submit to the Bank such applications, documents and instruments as may be necessary to effectuate such transfer, and Tenant shall be responsible for paying the Bank’s transfer and processing fees in connection therewith.

 21.2.2 No Assignment by Tenant. Tenant shall neither assign nor encumber the L/C or any part thereof. Neither Landlord nor
its successors or assigns will be bound by any assignment, encumbrance, attempted assignment or attempted encumbrance by Tenant in violation of this Section. 

  
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 21.2.3 Replenishment. If, as a result of any drawing by Landlord on the L/C
pursuant to its rights set forth in Section 21.3 below, the amount of the L/C shall be less than the L/C Amount, Tenant shall, within five (5) days thereafter, provide Landlord with (i) an amendment to the L/C restoring such
L/C to the L/C Amount or (ii) additional L/Cs in an amount equal to the deficiency, which additional L/Cs shall comply with all of the provisions of this Article 21, and if Tenant fails to comply with the foregoing, notwithstanding
anything to the contrary contained in Section 19.1 above, the same shall constitute an incurable default by Tenant under this Lease (without the need for any additional notice and/or cure period). 

21.2.4 Renewal; Replacement. If the L/C expires (the “LC Expiration Date”) earlier than the date that is one
hundred twenty (120) days after the expiration of the Lease Term, Tenant shall deliver a new L/C or certificate of renewal or extension to Landlord at least sixty (60) days prior to the expiration of the L/C then held by Landlord, without
any action whatsoever on the part of Landlord, which new L/C shall be irrevocable and automatically renewable through the LC Expiration Date upon the same terms as the expiring L/C or such other terms as may be acceptable to Landlord in its sole
discretion. In furtherance of the foregoing, Landlord and Tenant agree that the L/C shall contain a so-called “evergreen provision,” whereby the L/C will automatically be renewed unless at least sixty (60) days’ prior written
notice of non-renewal is provided by the issuer to Landlord; provided, however, that the final expiration date identified in the L/C, beyond which the L/C shall not automatically renew, shall not be earlier than the LC Expiration Date. 

21.2.5 Bank’s Financial Condition. If, at any time during the Lease Term, the Bank’s long term credit rating is reduced
below the Credit Rating Threshold, or if the financial condition of the Bank changes in any other materially adverse way (either, a “Bank Credit Threat”), then Landlord shall have the right to require that Tenant obtain from a
different issuer a substitute L/C that complies in all respects with the requirements of this Article 21, and Tenant’s failure to obtain such substitute L/C within ten (10) days following Landlord’s written demand therefor
(with no other notice or cure or grace period being applicable thereto, notwithstanding anything in this Lease to the contrary) shall entitle Landlord, or Landlord’s then managing agent, to immediately draw upon the then existing L/C in whole
or in part, without notice to Tenant, as more specifically described in Section 21.3 below. Tenant shall be responsible for the payment of any and all costs incurred with the review of any replacement L/C (including without limitation
Landlord’s reasonable attorneys’ fees), which replacement is required pursuant to this Section or is otherwise requested by Tenant. 

21.3 Application of Letter of Credit. Tenant hereby acknowledges and agrees that Landlord is entering into this Lease in
material reliance upon the ability of Landlord to draw upon the L/C as protection for the full and faithful performance by Tenant of all of its obligations under this Lease and for all losses and damages Landlord may suffer (or which Landlord
reasonably estimates that it may suffer) as a result of any breach or default by Tenant under this Lease. Landlord, or its then managing agent, shall have the right to draw down an amount up to the face amount of the L/C if any of the following
shall have occurred or be applicable: (A) such amount is due to Landlord under the terms and conditions of this Lease, or (B) Tenant has filed a voluntary petition under the U. S. Bankruptcy Code or any state bankruptcy code (collectively,
“Bankruptcy Code”), or (C) an involuntary petition has been filed against Tenant under the Bankruptcy Code, or (D) the Bank has notified Landlord that the L/C will not be renewed or extended through the LC Expiration Date,
or (E) a Bank Credit Threat or Receivership (as such term is defined in Section 21.6.1 below) has occurred and Tenant has failed to comply with the requirements of either Section 21.2.5 above or 21.6 below, as
applicable. If Tenant shall breach 

  
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any provision of this Lease or otherwise be in default hereunder, or if any of the foregoing events identified in Sections 21.3(B) through (E) shall have occurred, Landlord
may, but without obligation to do so, and without notice to Tenant, draw upon the L/C, in part or in whole, and the proceeds may be applied by Landlord (i) to cure any breach or default of Tenant and/or to compensate Landlord for any and all
damages of any kind or nature sustained or which Landlord reasonably estimates that it will sustain resulting from Tenant’s breach or default, (ii) against any Rent payable by Tenant under this Lease that is not paid when due and/or
(iii) to pay for all losses and damages that Landlord has suffered or that Landlord reasonably estimates that it will suffer as a result of any breach or default by Tenant under this Lease. The use, application or retention of the L/C, or any
portion thereof, by Landlord shall not prevent Landlord from exercising any other right or remedy provided by this Lease or by any applicable law, it being intended that Landlord shall not first be required to proceed against the L/C, and shall not
operate as a limitation on any recovery to which Landlord may otherwise be entitled. Tenant agrees not to interfere in any way with payment to Landlord of the proceeds of the L/C, either prior to or following a “draw” by Landlord of any
portion of the L/C, regardless of whether any dispute exists between Tenant and Landlord as to Landlord’s right to draw upon the L/C. No condition or term of this Lease shall be deemed to render the L/C conditional to justify the issuer of the
L/C in failing to honor a drawing upon such L/C in a timely manner. Tenant agrees and acknowledges that (i) the L/C constitutes a separate and independent contract between Landlord and the Bank, (ii) Tenant is not a third party beneficiary
of such contract, (iii) Tenant has no property interest whatsoever in the L/C or the proceeds thereof, and (iv) in the event Tenant becomes a debtor under any chapter of the Bankruptcy Code, neither Tenant, any trustee, nor Tenant’s
bankruptcy estate shall have any right to restrict or limit Landlord’s claim and/or rights to the L/C and/or the proceeds thereof by application of Section 502(b)(6) of the U. S. Bankruptcy Code or otherwise. 

21.4 Letter of Credit not a Security Deposit. Landlord and Tenant acknowledge and agree that in no event or circumstance shall
the L/C or any renewal thereof or any proceeds thereof be (i) deemed to be or treated as a “security deposit” within the meaning of California Civil Code Section 1950.7, (ii) subject to the terms of such Section 1950.7,
or (iii) intended to serve as a “security deposit” within the meaning of such Section 1950.7. The parties hereto (A) recite that the L/C is not intended to serve as a security deposit and such Section 1950.7 and any and
all other laws, rules and regulations applicable to security deposits in the commercial context (“Security Deposit Laws”) shall have no applicability or relevancy thereto and (B) waive any and all rights, duties and obligations
either party may now or, in the future, will have relating to or arising from the Security Deposit Laws. 
 21.5 Proceeds of
Draw. In the event Landlord draws down on the L/C pursuant to Section 21.3(D) or (E) above, the proceeds of the L/C may be held by Landlord and applied by Landlord against any Rent payable by Tenant under this Lease
that is not paid when due and/or to pay for all losses and damages that Landlord has suffered or that Landlord reasonably estimates that it will suffer as a result of any breach or default by Tenant under this Lease. Any unused proceeds shall
constitute the property of Landlord and need not be segregated from Landlord’s other assets. Tenant hereby (i) agrees that (A) Tenant has no property interest whatsoever in the proceeds from any such draw, and (B) such proceeds
shall not be deemed to be or treated as a “security deposit” under the Security Deposit Law, and (ii) waives all rights, duties and obligations either party may now or, in the future, will have relating to or arising from

  
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the Security Deposit Laws. Landlord agrees that the amount of any proceeds of the L/C received by Landlord, and not (a) applied against any Rent payable by Tenant under this Lease that was
not paid when due or (b) used to pay for any losses and/or damages suffered by Landlord (or reasonably estimated by Landlord that it will suffer) as a result of any breach or default by Tenant under this Lease (the “Unused L/C
Proceeds”), shall be paid by Landlord to Tenant (x) upon receipt by Landlord of a replacement L/C in the full L/C Amount, which replacement L/C shall comply in all respects with the requirements of this Article 21, or
(y) within thirty (30) days after the LC Expiration Date; provided, however, that if prior to the LC Expiration Date a voluntary petition is filed by Tenant, or an involuntary petition is filed against Tenant by any of Tenant’s
creditors, under the Bankruptcy Code, then Landlord shall not be obligated to make such payment in the amount of the Unused L/C Proceeds until either all preference issues relating to payments under this Lease have been resolved in such bankruptcy
or reorganization case or such bankruptcy or reorganization case has been dismissed. 
 21.6 Bank Placed Into Receivership.

 21.6.1 Bank Placed Into Receivership. In the event the Bank is placed into receivership or conservatorship (any such event,
a “Receivership”) by the Federal Deposit Insurance Corporation or any successor or similar entity (the “FDIC”), then, effective as of the date such Receivership occurs, the L/C shall be deemed to not meet the
requirements of this Article 21, and, within ten (10) days following Landlord’s notice to Tenant of such Receivership (the “LC Replacement Notice”), Tenant shall (i) replace the L/C with a substitute L/C from a
different issuer reasonably acceptable to Landlord and that complies in all respects with the requirements of this Article 21 or (ii), in the event Tenant demonstrates to Landlord that Tenant is reasonably unable to obtain a substitute L/C
from a different issuer reasonably acceptable to Landlord and that complies in all respects with the requirements of this Article 21 within the foregoing ten (10) day period, deposit with Landlord cash in the L/C Amount (the
“Interim Cash Deposit”); provided, however, that, in the case of the foregoing sub-clause (ii), Tenant shall, within sixty (60) days after the LC Replacement Notice, replace the L/C with a substitute L/C from a different issuer
reasonably acceptable to Landlord and that complies in all respects with the requirements of this Article 21, and upon Landlord’s receipt and acceptance of such replacement L/C, Landlord shall return to Tenant the Interim Cash Deposit,
with no obligation on the part of Landlord to pay any interest thereon. If Tenant fails to comply in any respect with the requirements of this Section 21.6.1, then, notwithstanding anything in this Lease to the contrary, Landlord shall
have the right to (a) declare Tenant in default of this Lease for which there shall be no notice or grace or cure periods being applicable thereto other than the aforesaid ten (10) day and sixty (60) day periods, (b) if
applicable, retain such Interim Cash Deposit until such time as such default is cured by Tenant, which retention shall not constitute a waiver of any right or remedy available to Landlord under the terms of this Lease or at law, and (c) pursue
any and all remedies available to it under this Lease and at law, including, without limitation, if Tenant has failed to provide the Interim Cash Deposit, treating any Receivership as a Bank Credit Threat and exercising Landlord’s remedies
under Section 21.2.5 above, to the extent possible pursuant to then existing FDIC policy. Tenant shall be responsible for the payment of any and all costs incurred with the review of any replacement L/C (including without limitation
Landlord’s reasonable attorneys’ fees), which replacement is required pursuant to this Section or is otherwise requested by Tenant. 

  
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 21.6.2. Interim Cash Deposit. During any period that Landlord remains in possession
of the Interim Cash Deposit (any such period, a “Deposit Period”), it is understood by the parties that such Interim Cash Deposit shall be held by Landlord as security for the full and faithful performance of Tenant’s covenants
and obligations under this Lease. The Interim Cash Deposit shall not constitute an advance of any Rent, an advance payment of any other kind, nor a measure of Landlord’s damages in case of Tenant’s default. If, during any such Deposit
Period, Tenant defaults with respect to any provisions of this Lease, including, but not limited to, the provisions relating to the payment of Rent, the removal of property and the repair of resultant damage, then Landlord may but shall not be
required to, from time to time, without notice to Tenant and without waiving any other remedy available to Landlord, use the Interim Cash Deposit, or any portion of it, to the extent necessary to cure or remedy such default or failure or to
compensate Landlord for all damages sustained by Landlord or which Landlord reasonably estimates that it will sustain resulting from Tenant’s default or failure to comply fully and timely with its obligations pursuant to this Lease. Tenant
shall immediately pay to Landlord on demand any amount so applied in order to restore the Interim Cash Deposit to its original amount, and Tenant’s failure to immediately do so shall constitute a default under the Lease. In the event Landlord
is in possession of the Interim Cash Deposit at the expiration or earlier termination of the Lease, and Tenant is in compliance with the covenants and obligations set forth in this Lease at the time of such expiration or termination, then Landlord
shall return to Tenant the Interim Cash Deposit, less any amounts deducted by Landlord to reimburse Landlord for any sums to which Landlord is entitled under the terms of this Lease, within sixty (60) days following both such expiration or
termination and Tenant’s vacation and surrender of the Premises. Landlord’s obligations with respect to the Interim Cash Deposit are those of a debtor and not a trustee. Landlord shall not be required to maintain the Interim Cash Deposit
separate and apart from Landlord’s general or other funds, and Landlord may commingle the Interim Cash Deposit with any of Landlord’s general or other funds. Tenant shall not at any time be entitled to interest on the Interim Cash Deposit.
In the event of a transfer of Landlord’s interest in the Building, Landlord shall transfer the Interim Cash Deposit, in whole or in part, to the transferee and thereupon Landlord shall, without any further agreement between the parties, be
released by Tenant from all liability therefor, and it is agreed that the provisions hereof shall apply to every transfer or assignment of the whole or any portion of said Interim Cash Deposit to a new landlord. Tenant hereby waives the provisions
of Section 1950.7 of the California Civil Code, or any successor statute. 
 21.7 Reduction in Amount of L/C. Provided
that Tenant has not previously been in default of this Lease, following the expiration of the first (1st) Lease Year and following the expiration of each Lease Year thereafter, Tenant may request of Landlord in writing that the amount of the
L/C be reduced by an amount equal to Five Thousand Six Hundred Fifty Nine and 50/100 Dollars ($5,659.50). Upon Landlord’s receipt of a replacement L/C in the amount then in effect, and provided that Tenant has not previously been in default of
this Lease, Landlord shall tender to Tenant the L/C then in Landlord’s possession. 

  
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 ARTICLE 22 

SUBSTITUTION OF OTHER PREMISES 

Landlord shall have the right, at Landlord’s sole cost and expense, to relocate Tenant to other space (the “Relocation
Space”) in the Project comparable to the Premises (e.g. comparable finishes, comparable number of offices and conference rooms, comparable ceiling treatment, doors and hardware), and all terms hereof shall apply to the Relocation Space with
equal force and effect, except as otherwise provided in this Article 22. To the extent Tenant requests any upgrades in the improvements located in such Relocation Space vis-à-vis the improvements then existing in the Premises (e.g.,
specialty finishes such as glass, ceiling treatments, specialty lighting, built-in or custom cabinetry), Tenant shall pay to Landlord, promptly upon billing therefor, all costs and expenses incurred by Landlord in connection with such upgraded
improvements. In such event, Landlord shall give Tenant prior notice of Landlord’s election to so relocate Tenant, and shall move Tenant’s effects to the Relocation Space at Landlord’s sole cost and expense at such time and in such
manner as to inconvenience Tenant as little as reasonably practicable. Simultaneously with such relocation of the Premises, the parties shall immediately execute an amendment to this Lease (or, if the Relocation Space is in a building of the Project
other than the Building, Tenant shall execute a new lease with the owner of such building, which shall be on substantially the same terms and conditions as this Lease, and Tenant and Landlord shall enter into a termination of this Lease) stating the
relocation of the Premises, and amending those Sections of the Summary, and replacing Exhibit A to this Lease, as shall be necessary to accurately describe the Relocation Space (including, without limitation, the location and the
rentable area of the Relocation Space). In the event Tenant is relocated in accordance with this Article 22, and the rentable area of the Relocation Space is not equal to the rentable area of the Premises, or if the Relocation Space is in a
building of the Project other than the Building and the rentable area of such other building is not equal to the rentable area of the Building, all amounts, percentages and figures appearing or referred to in this Lease based upon such rentable area
(including, without limitation, the amounts of the “Rent” and the “Security Deposit,” as those terms are defined in Article 4 and Article 21 of this Lease, respectively, and “Tenant’s Share,” as that
term is defined in Section 4.2.10 of this Lease) shall be modified accordingly. Should Tenant refuse to permit Landlord to move Tenant to the Relocation Space, Landlord shall have the right to cancel and terminate this Lease effective
sixty (60) days from the date of Landlord’s election to relocate Tenant. 
 ARTICLE 23 

SIGNS 
 23.1
Multi-Tenant Floors. As Tenant does not occupy all of the rentable square footage on the floor on which the Premises is located, Tenant’s identifying signage shall be provided by Landlord, at Tenant’s cost, and such signage
shall be comparable to that used by Landlord for other similar floors in the Building and shall comply with Landlord’s then-current Building standard signage program. 

23.2 Prohibited Signage and Other Items. Any signs, notices, logos, pictures, names or advertisements which are installed and
that have not been separately approved by Landlord may be removed without notice by Landlord at the sole expense of Tenant. Tenant may not install any signs on the exterior or roof of the Project or the Common Areas. Any signs, window coverings, or
blinds (even if the same are located behind the Landlord-approved window coverings for the Building), or other items visible from the exterior of the Premises or Building, shall be subject to the prior approval of Landlord, in its sole discretion.

  
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 ARTICLE 24 

COMPLIANCE WITH LAW 

Tenant shall not do anything or suffer anything to be done in or about the Premises or the Project which will in any way conflict with any
law, statute, ordinance or other governmental rule, regulation or requirement now in force or which may hereafter be enacted or promulgated. At its sole cost and expense, Tenant shall promptly comply with all such governmental measures. Should any
standard or regulation now or hereafter be imposed on Landlord or Tenant by a state, federal or local governmental body charged with the establishment, regulation and enforcement of occupational, health or safety standards for employers, employees,
landlords or tenants, then Tenant agrees, at its sole cost and expense, to comply promptly with such standards or regulations and to cooperate with Landlord, including, without limitation, by taking such actions as Landlord may reasonably require,
in Landlord’s efforts to comply with such standards or regulations. Tenant shall be responsible, at its sole cost and expense, to make all alterations to the Premises as are required to comply with the governmental rules, regulations,
requirements or standards described in this Article 24. The judgment of any court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any of
said governmental measures, shall be conclusive of that fact as between Landlord and Tenant. Tenant shall promptly pay all fines, penalties and damages that may arise out of or be imposed because of its failure to comply with the provisions of this
Article 24. 
 ARTICLE 25 

LATE CHARGES 
 If
any installment of Rent or any other sum due from Tenant shall not be received by Landlord or Landlord’s designee upon the date said amount is due, then Tenant shall pay to Landlord a late charge equal to six percent (6%) of the overdue
amount plus any attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges when due hereunder. The late charge shall be deemed Additional Rent and the right to require it shall be in addition to all
of Landlord’s other rights and remedies hereunder or at law and shall not be construed as liquidated damages or as limiting Landlord’s remedies in any manner. In addition to the late charge described above, any Rent or other amounts owing
hereunder which are not paid upon the date they are due, shall bear interest from the date when due until paid at a rate per annum equal to the lesser of (x) the annual “Bank Prime Loan” rate cited in the Federal Reserve
Statistical Release Publication H.15(519), published weekly (or such other comparable index as Landlord and Tenant shall reasonably agree upon if such rate ceases to be published) plus four (4) percentage points, and (y) the highest rate
permitted by applicable law. 

  
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 ARTICLE 26 

LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT 

26.1 Landlord’s Cure. All covenants and agreements to be kept or performed by Tenant under this Lease shall be performed by
Tenant at Tenant’s sole cost and expense and without any reduction of Rent, except to the extent, if any, otherwise expressly provided herein. If Tenant shall fail to perform any obligation under this Lease, and such failure shall continue in
excess of the time allowed under Section 19.1.2, above, unless a specific time period is otherwise stated in this Lease, Landlord may, but shall not be obligated to, make any such payment or perform any such act on Tenant’s part
without waiving its rights based upon any default of Tenant and without releasing Tenant from any obligations hereunder. 
 26.2
Tenant’s Reimbursement. Except as may be specifically provided to the contrary in this Lease, Tenant shall pay to Landlord the following sums (which sums shall bear interest from the date accrued by Landlord until paid by Tenant
at a rate per annum equal to interest at the rate set forth in Article 25 of this Lease, but in no case greater than the maximum amount of such interest permitted by law), upon delivery by Landlord to Tenant of statements therefor:
(i) sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with the remedying by Landlord of Tenant’s defaults pursuant to the provisions of Section 26.1; (ii) sums equal to all
losses, costs, liabilities, damages and expenses for which Tenant is liable or responsible under Article 10 of this Lease; and (iii) sums equal to all expenditures made and obligations incurred by Landlord in collecting or attempting to
collect the Rent or in enforcing or attempting to enforce any rights of Landlord under this Lease or pursuant to law, including, without limitation, all legal fees and other amounts so expended. Tenant’s obligations under this
Section 26.2 shall survive the expiration or sooner termination of the Lease Term. 
 ARTICLE 27 

ENTRY BY LANDLORD 

Landlord reserves the right at all reasonable times and upon reasonable notice to Tenant (which notice, notwithstanding anything to the
contrary contained in Article 28 of this Lease, may be oral, and which notice shall not be required in the case of an emergency) to enter the Premises to (i) inspect them; (ii) show the Premises to prospective purchasers or tenants,
or to current or prospective mortgagees, ground or underlying lessors or insurers; (iii) post notices of nonresponsibility; or (iv) alter, improve or repair the Premises or the Building, or for structural alterations, repairs or
improvements to the Building or the Building’s systems and equipment. Notwithstanding anything to the contrary contained in this Article 27, Landlord may enter the Premises at any time to (A) perform services required of Landlord,
including janitorial service; (B) take possession due to any breach of this Lease in the manner provided herein; and (C) perform any covenants of Tenant which Tenant fails to perform. Landlord may make any such entries without the
abatement of Rent and may take such reasonable steps as required to accomplish the stated purposes. Tenant hereby waives any claims for damages or for any injuries or inconvenience to or interference with Tenant’s business, lost profits, any
loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned thereby. For each of the above 

  
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purposes, Landlord shall at all times have a key with which to unlock all the doors in the Premises, excluding Tenant’s vaults, safes and special security areas designated in advance by
Tenant. In an emergency, Landlord shall have the right to use any means that Landlord may deem proper to open the doors in and to the Premises. Any entry into the Premises by Landlord in the manner hereinbefore described shall not be deemed to be a
forcible or unlawful entry into, or a detainer of, the Premises, or an actual or constructive eviction of Tenant from any portion of the Premises. No provision of this Lease shall be construed as obligating Landlord to perform any repairs,
alterations or decorations except as otherwise expressly agreed to be performed by Landlord herein. 
 ARTICLE 28 

NOTICES 
 All
notices, demands, designations, approvals or other communications (collectively, “Notices”) given or required to be given by either party to the other hereunder or by law shall be in writing, shall be (A) sent by United States
certified or registered mail, postage prepaid, return receipt requested (“Mail”), (B) transmitted by telecopy, if such telecopy is promptly followed by a Notice sent by Mail, (C) delivered by a nationally recognized
overnight courier, or (D) delivered personally. Any Notice shall be sent, transmitted, or delivered, as the case may be, to Tenant at the appropriate address set forth in Section 9 of the Summary, or to such other place as Tenant
may from time to time designate in a Notice to Landlord, or to Landlord at the addresses set forth below, or to such other places as Landlord may from time to time designate in a Notice to Tenant. Any Notice will be deemed given (i) three
(3) days after the date it is posted if sent by Mail, (ii) the date the telecopy is transmitted, (iii) the date the overnight courier delivery is made, or (iv) the date personal delivery is made. Any Notice given by an attorney
on behalf of Landlord or by Landlord’s managing agent shall be considered as given by Landlord and shall be fully effective. As of the date of this Lease, any Notices to Landlord must be sent, transmitted, or delivered, as the case may be, to
the following addresses: 
 Boston Properties Limited Partnership 

Four Embarcadero Center 
 Lobby
Level, Suite One 
 San Francisco, California 94111 

Attention: Mr. Bob Pester 

and 
 Boston Properties, Inc. 

Prudential Center Tower 
 800
Boylston Street, Suite 1900 
 Boston, Massachusetts 02199-8103 

Attention: General Counsel 
 and

 Boston Properties Limited Partnership 

Four Embarcadero Center 
 Lobby
Level, Suite One 
 San Francisco, California 94111 

Attention: Regional Counsel 

  
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 ARTICLE 29 

MISCELLANEOUS PROVISIONS 

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

29.2 Binding Effect. Subject to all other provisions of this Lease, each of the covenants, conditions and provisions of this
Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective heirs, personal representatives, successors or assigns, provided this clause shall not permit any
assignment by Tenant contrary to the provisions of Article 14 of this Lease. 
 29.3 No Light, Air or View Rights. No
rights to any view or to light or air over any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease. Under no circumstances whatsoever at any time during the Lease Term shall any temporary darkening of any
windows of the Premises or any temporary obstruction of the light or view therefrom by reason of any repairs, improvements, maintenance or cleaning in or about the Project, or any diminution, impairment or obstruction (whether partial or total) of
light, air or view by any structure which may be erected on any land comprising a part of, or located adjacent to or otherwise in the path of light, air or view to, the Project, in any way impose any liability upon Landlord or in any way reduce or
diminish Tenant’s obligations under this Lease. 
 29.4 Modification of Lease. Should any current or prospective
mortgagee or ground lessor for the Building or Project require a modification of this Lease, which modification will not cause an increased cost or expense to Tenant or in any other way materially and adversely change the rights and obligations of
Tenant hereunder, then and in such event, Tenant agrees that this Lease may be so modified and agrees to execute whatever documents are reasonably required therefor and to deliver the same to Landlord within ten (10) days following a request
therefor. At the request of Landlord or any mortgagee or ground lessor, Tenant agrees to execute a short form of Lease and deliver the same to Landlord within ten (10) days following the request therefor. 

29.5 Transfer of Landlord’s Interest. Tenant acknowledges that Landlord has the right to transfer all or any portion of its
interest in the Project or Building and in this Lease, and Tenant agrees that in the event of any such transfer, Landlord shall automatically be released from all liability under this Lease and Tenant agrees to look solely to such transferee for the
performance of Landlord’s obligations hereunder after the date of transfer and such transferee shall be deemed to have fully assumed and be liable for all obligations of this Lease to be performed by Landlord, including the return of any
Security Deposit, and Tenant shall attorn to such transferee. 

  
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 29.6 Prohibition Against Recording. Except as provided in Section 29.4
of this Lease, neither this Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant. 

29.7 Landlord’s Title. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein
contained shall empower Tenant to do any act which can, shall or may encumber the title of Landlord. 
 29.8 Relationship of
Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant.

 29.9 Application of Payments. Landlord shall have the right to apply payments received from Tenant pursuant to this Lease,
regardless of Tenant’s designation of such payments, to satisfy any obligations of Tenant hereunder, in such order and amounts as Landlord, in its sole discretion, may elect. 

29.10 Time of Essence. Time is of the essence with respect to the performance of every provision of this Lease in which time of
performance is a factor, including, without limitation, the giving of any Notice required to be given under this Lease or by law, the time periods for giving any such Notice and the taking of any action with respect to any such Notice. 

29.11 Partial Invalidity. If any term, provision or condition contained in this Lease shall, to any extent, be invalid or
unenforceable, the remainder of this Lease, or the application of such term, provision or condition to persons or circumstances other than those with respect to which it is invalid or unenforceable, shall not be affected thereby, and each and every
other term, provision and condition of this Lease shall be valid and enforceable to the fullest extent possible permitted by law. 
 29.12
No Warranty. In executing and delivering this Lease, Tenant has not relied on any representations, including, but not limited to, any representation as to the amount of any item comprising Additional Rent or the amount of the
Additional Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on the same basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the
exhibits attached hereto. 
 29.13 Landlord Exculpation. The liability of Landlord or the Landlord Parties to Tenant for any
default by Landlord under this Lease or arising in connection herewith or with Landlord’s operation, management, leasing, repair, renovation, alteration or any other matter relating to the Project or the Premises shall be limited solely and
exclusively to an amount which is equal to the lesser of (a) the interest of Landlord in the Building or (b) the equity interest Landlord would have in the Building if the Building were encumbered by third-party debt in an amount equal to
eighty percent (80%) of the value of the Building (as such value is determined by Landlord), provided that in no event shall such liability extend to any sales or insurance 

  
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proceeds received by Landlord or the Landlord Parties in connection with the Project, Building or Premises. Neither Landlord, nor any of the Landlord Parties shall have any personal liability
therefor, and Tenant hereby expressly waives and releases such personal liability on behalf of itself and all persons claiming by, through or under Tenant. The limitations of liability contained in this Section 29.13 shall inure to the
benefit of Landlord’s and the Landlord Parties’ present and future partners, beneficiaries, officers, directors, trustees, shareholders, agents and employees, and their respective partners, heirs, successors and assigns. Under no
circumstances shall any present or future partner of Landlord (if Landlord is a partnership), or trustee or beneficiary (if Landlord or any partner of Landlord is a trust), have any liability for the performance of Landlord’s obligations under
this Lease. Notwithstanding any contrary provision herein, neither Landlord nor the Landlord Parties shall be liable under any circumstances for any indirect or consequential damages or any injury or damage to, or interference with, Tenant’s
business, including but not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, in each case, however occurring. 

29.14 Entire Agreement. It is understood and acknowledged that there are no oral agreements between the parties hereto affecting
this Lease and this Lease constitutes the parties’ entire agreement with respect to the leasing of the Premises and supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any,
between the parties hereto or displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof shall be used to interpret or construe this Lease. None of the terms, covenants, conditions or provisions of this Lease can be
modified, deleted or added to except in writing signed by the parties hereto. 
 29.15 Right to Lease. Landlord reserves the
absolute right to effect such other tenancies in the Project as Landlord in the exercise of its sole business judgment shall determine to best promote the interests of the Building or Project. Tenant does not rely on the fact, nor does Landlord
represent, that any specific tenant or type or number of tenants shall, during the Lease Term, occupy any space in the Building or Project. 

29.16 Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, inability to
obtain services, labor, or materials or reasonable substitutes therefor, governmental actions, civil commotions, fire or other casualty, and other causes beyond the reasonable control of the party obligated to perform, except with respect to the
obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this Lease (collectively, a “Force Majeure”), notwithstanding anything to the contrary contained in this Lease, shall excuse the performance
of such party for a period equal to any such prevention, delay or stoppage and, therefore, if this Lease specifies a time period for performance of an obligation of either party, that time period shall be extended by the period of any delay in such
party’s performance caused by a Force Majeure. 
 29.17 Waiver of Redemption by Tenant. Tenant hereby waives, for Tenant
and for all those claiming under Tenant, any and all rights now or hereafter existing to redeem by order or judgment of any court or by any legal process or writ, Tenant’s right of occupancy of the Premises after any termination of this Lease.

  
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 29.18 Tenant Parking. Tenant shall have the right to park up to seven
(7) automobiles (3.3 automobiles for every 1,000 rentable square feet in the Premises), free of charge, in the portions of the Common Areas designated by Landlord for vehicular parking. Such parking shall be on an as available “first-come,
first-served” basis which shall be in common with all other tenants of the Project. Tenant’s continued right to use the Common Areas designated by Landlord for vehicular parking is conditioned upon Tenant abiding by all rules and
regulations which are prescribed from time to time for the orderly operation and use of the parking facility, including any sticker or other identification system established by Landlord, Tenant’s cooperation in seeing that Tenant’s
employees and visitors also comply with such rules and regulations and Tenant not being in default under this Lease. Landlord specifically reserves the right to change the size, configuration, design, layout and all other aspects of the Project
parking facility at any time and Tenant acknowledges and agrees that Landlord may, without incurring any liability to Tenant and without any abatement of Rent under this Lease, from time to time, close-off or restrict access to the Project parking
facility for purposes of permitting or facilitating any such construction, alteration or improvements. Landlord may delegate its responsibilities hereunder to a parking operator in which case such parking operator shall have all the rights of
control attributed hereby to the Landlord. The parking passes rented by Tenant pursuant to this Section 29.18 are provided to Tenant solely for use by Tenant’s own personnel and such passes may not be transferred, assigned,
subleased or otherwise alienated by Tenant without Landlord’s prior approval. Tenant may validate visitor parking by such method or methods as the Landlord may establish, at the validation rate from time to time generally applicable to visitor
parking. 
 29.19 Joint and Several. If there is more than one Tenant, the obligations imposed upon Tenant under this Lease
shall be joint and several. 
 29.20 Authority. If Tenant is a corporation, trust, limited liability company or partnership,
each individual executing this Lease on behalf of Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in California and that Tenant has full right and authority to execute and deliver this
Lease and that each person signing on behalf of Tenant is authorized to do so. In such event, Tenant shall, within ten (10) days after execution of this Lease, deliver to Landlord satisfactory evidence of such authority and, if a corporation,
upon demand by Landlord, also deliver to Landlord satisfactory evidence of (i) good standing in Tenant’s state of incorporation and (ii) qualification to do business in California. 

29.21 Attorneys’ Fees. In the event that either Landlord or Tenant should bring suit for the possession of the Premises,
for the recovery of any sum due under this Lease, or because of the breach of any provision of this Lease or for any other relief against the other, then all costs and expenses, including reasonable attorneys’ fees, incurred by the prevailing
party therein shall be paid by the other party, which obligation on the part of the other party shall be deemed to have accrued on the date of the commencement of such action and shall be enforceable whether or not the action is prosecuted to
judgment. 
 29.22 Governing Law; WAIVER OF TRIAL BY JURY. This Lease shall be construed and enforced in accordance with the
laws of the State of California. IN ANY ACTION OR PROCEEDING ARISING HEREFROM, LANDLORD AND TENANT HEREBY CONSENT TO (I) THE JURISDICTION OF ANY COMPETENT COURT WITHIN THE 

  
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STATE OF CALIFORNIA, (II) SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY CALIFORNIA LAW, AND (III) IN THE INTEREST OF SAVING TIME AND EXPENSE, TRIAL WITHOUT A JURY IN ANY ACTION, PROCEEDING OR
COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER OR THEIR SUCCESSORS IN RESPECT OF ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE
PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE, OR ANY EMERGENCY OR STATUTORY REMEDY. IN THE EVENT LANDLORD COMMENCES ANY SUMMARY PROCEEDINGS OR ACTION FOR NONPAYMENT OF BASE RENT OR ADDITIONAL RENT, TENANT SHALL NOT INTERPOSE ANY COUNTERCLAIM OF
ANY NATURE OR DESCRIPTION (UNLESS SUCH COUNTERCLAIM SHALL BE MANDATORY) IN ANY SUCH PROCEEDING OR ACTION, BUT SHALL BE RELEGATED TO AN INDEPENDENT ACTION AT LAW. 

29.23 Submission of Lease. Submission of this instrument for examination or signature by Tenant does not constitute a
reservation of, option for or option to lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant. 

29.24 Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or
agent in connection with the negotiation of this Lease, excepting only the real estate brokers or agents specified in Section 11 of the Summary (the “Brokers”), and that they know of no other real estate broker or agent
who is entitled to a commission in connection with this Lease. Landlord agrees to pay the Broker representing Landlord any leasing commission or equivalent compensation due to such Broker in connection with this Lease, pursuant to a separate
agreement between Landlord and such Broker (the “Listing Agreement”). To the extent that Landlord has such rights under the Listing Agreement, Landlord shall cause the Broker representing Landlord to pay from the compensation
received from Landlord any commission or compensation due to the Broker representing Tenant. Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities,
lawsuits, judgments, costs and expenses (including without limitation reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of any dealings with any real estate broker or
agent, other than the Brokers, occurring by, through, or under the indemnifying party. 
 29.25 Independent Covenants. This
Lease shall be construed as though the covenants herein between Landlord and Tenant are independent and not dependent and Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its
obligations set forth herein, Tenant shall not be entitled to make any repairs or perform any acts hereunder at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord. 

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

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

29.28 Confidentiality. Tenant acknowledges that the content of this Lease and any related documents are confidential
information. Tenant shall keep such confidential information strictly confidential and shall not disclose such confidential information to any person or entity other than Tenant’s financial, legal, and space planning consultants. 

29.29 Development of the Project. 

29.29.1 Subdivision. Landlord reserves the right to further subdivide all or a portion of the Project. Tenant agrees to execute
and deliver, upon demand by Landlord and in the form requested by Landlord, any additional documents needed to conform this Lease to the circumstances resulting from such subdivision. 

29.29.2 The Other Improvements. If portions of the Project or property adjacent to the Project (collectively, the “Other
Improvements”) are owned by an entity other than Landlord, Landlord, at its option, may enter into an agreement with the owner or owners of any or all of the Other Improvements to provide (i) for reciprocal rights of access and/or use
of the Project and the Other Improvements, (ii) for the common management, operation, maintenance, improvement and/or repair of all or any portion of the Project and the Other Improvements, (iii) for the allocation of a portion of the
Direct Expenses to the Other Improvements and the operating expenses and taxes for the Other Improvements to the Project, and (iv) for the use or improvement of the Other Improvements and/or the Project in connection with the improvement,
construction, and/or excavation of the Other Improvements and/or the Project. Nothing contained herein shall be deemed or construed to limit or otherwise affect Landlord’s right to convey all or any portion of the Project or any other of
Landlord’s rights described in this Lease. 
 29.29.3 Construction of Project and Other Improvements. Tenant acknowledges
that portions of the Project and/or the Other Improvements may be under construction following Tenant’s occupancy of the Premises, and that such construction may result in levels of noise, dust, odor, obstruction of access, etc. which are in
excess of that present in a fully constructed project. Tenant hereby waives any and all rent offsets or claims of constructive eviction which may arise in connection with such construction. 

29.30 Building Renovations. It is specifically understood and agreed that Landlord has no obligation and has made no promises to
alter, remodel, improve, renovate, repair or decorate the Premises, Building, or any part thereof and that no representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant except as specifically set
forth herein or in the Tenant Work Letter. However, Tenant hereby acknowledges that Landlord is currently renovating or may during the Lease Term renovate, improve, alter, or modify (collectively, the “Renovations”) the Project, the
Building and/or the Premises. Tenant hereby 

  
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agrees that such Renovations shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent. Landlord shall have no responsibility and shall not be
liable to Tenant for any injury to or interference with Tenant’s business arising from the Renovations, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the whole or any part of the Premises or of
Tenant’s personal property or improvements resulting from the Renovations, or for any inconvenience or annoyance occasioned by such Renovations. 

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

29.32 Communications and Computer Lines. Tenant may install, maintain, replace, remove or use any electrical, communications or
computer wires and cables (collectively, the “Lines”) at the Project in or serving solely the Premises, provided that (i) Tenant shall obtain Landlord’s prior written consent, use an experienced and qualified contractor
approved in writing by Landlord, and comply with all of the other provisions of Articles 7 and 8 of this Lease, (ii) an acceptable number of spare Lines and space for additional Lines shall be maintained for existing and future occupants
of the Project, as determined in Landlord’s reasonable opinion, (iii) the Lines therefor (including riser cables) shall be appropriately insulated to prevent excessive electromagnetic fields or radiation, and shall be surrounded by a
protective conduit reasonably acceptable to Landlord, (iv) any new or existing Lines servicing the Premises shall comply with all applicable governmental laws and regulations, (v) as a condition to permitting the installation of new Lines,
Landlord may require that Tenant remove existing Lines located in or serving the Premises and repair any damage in connection with such removal, and (vi) Tenant shall pay all costs in connection therewith. Landlord reserves the right to require
that Tenant remove any Lines located in or serving the Premises which are installed in violation of these provisions, or which are at any time in violation of any laws or represent a dangerous or potentially dangerous condition. Landlord further
reserves the right to require that Tenant remove any and all Lines located in or serving the Premises upon the expiration of the Lease Term or upon any earlier termination of this Lease. 

29.33 Landlord’s Waiver of Security Interest in Tenant’s Personal Property. Landlord hereby acknowledges and agree
that any and all of Tenant’s movable furniture, furnishings, trade fixtures and equipment at the Premises (“Tenant’s Property”) may be financed by a third-party lender or lessor (an “Equipment Lienor”),
and Landlord hereby (a) subordinates any rights of Landlord to Tenant’s Property to such Equipment Lienor, and (b) agrees to recognize the rights of any such Equipment Lienor, subject to and in accordance with a commercially
reasonable waiver agreement to be entered into by and between Landlord and the Equipment Lienor following request by Tenant. Tenant shall pay all fees and/or expenses imposed upon or otherwise paid by Landlord to the Equipment Lienor or otherwise
expended by Landlord in connection with any such request (including, without limitation, reasonable attorney’s fees). 

  
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 29.34 No Discrimination. There shall be no discrimination against, or segregation
of, any person or persons on account of sex, marital status, race, color, religion, creed, national origin or ancestry in the Transfer of the Premises, or any portion thereof, nor shall the Tenant itself, or any person claiming under or through it,
establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessees, or vendees of the Premises, or any portion thereof.

 29.35 Patriot Act and Executive Order 13224. As an inducement to Landlord to enter into this Lease, Tenant hereby
represents and warrants that: (i) Tenant is not, nor is it owned or controlled directly or indirectly by, any person, group, entity or nation named on any list issued by the Office of Foreign Assets Control of the United States Department of
the Treasury (“OFAC”) pursuant to Executive Order 13224 or any similar list or any law, order, rule or regulation or any Executive Order of the President of the United States as a terrorist, “Specially Designated National and Blocked
Person” or other banned or blocked person (any such person, group, entity or nation being hereinafter referred to as a “Prohibited Person”); (ii) Tenant is not (nor is it owned or controlled, directly or indirectly, by any
person, group, entity or nation which is) acting directly or indirectly for or on behalf of any Prohibited Person; and (iii) neither Tenant (nor any person, group, entity or nation which owns or controls Tenant, directly or indirectly) has
conducted or will conduct business or has engaged or will engage in any transaction or dealing with any Prohibited Person, including without limitation any assignment of this Lease or any subletting of all or any portion of the Premises or the
making or receiving of any contribution of funds, goods or services to or for the benefit of a Prohibited Person. In connection with the foregoing, it is expressly understood and agreed that (x) any breach by Tenant of the foregoing
representations and warranties shall be deemed a default by Tenant under Section 19.1.4 of this Lease and shall be covered by the indemnity provisions of Section 10.1 above, and (y) the representations and warranties
contained in this subsection shall be continuing in nature and shall survive the expiration or earlier termination of this Lease. 

[SIGNATURES ON NEXT PAGE] 

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

							
	“Landlord”:
	
	GATEWAY CENTER, LLC,a Delaware limited liability company
		
	By:	 	BOSTON PROPERTIES LIMITED
		 	PARTNERSHIP,
a Delaware limited partnership,
its sole member
			
		 	By:	 	BOSTON PROPERTIES, INC,
		 		 	 a Delaware corporation,
 its general
partner

				
		 		 	By:	 	 /s/ Rod C. Diehl

		 		 	Name:	 	Rod C. Diehl
		 		 	Title:	 	Senior Vice President, Leasing
	
	“Tenant”:
	
	IMMUNE DESIGN CORP.,
a Delaware corporation
		
	By:	 	 /s/ J. Paul Rickey

	Name:	 	J. Paul Rickey
	Title:	 	VP Finance, Secretary
	Date:	 	12/8/2013
		
	By:	 	 /s/ Wayne Gombotz

	Name:	 	Wayne Gombotz
	Title:	 	Chief Development Officer, VP
	Date:	 	12/3/2013

 PLEASE NOTE: THIS LEASE MUST BE EXECUTED BY EITHER (I) BOTH (A) THE CHAIRMAN OF THE BOARD, THE PRESIDENT OR
ANY VICE PRESIDENT OF TENANT, AND (B) THE SECRETARY, ANY ASSISTANT SECRETARY, THE CHIEF FINANCIAL OFFICER, OR ANY ASSISTANT TREASURER OF TENANT; OR (II) AN AUTHORIZED SIGNATORY OF TENANT PURSUANT TO A CERTIFIED CORPORATE RESOLUTION, A COPY OF
WHICH SHOULD BE DELIVERED WITH THE EXECUTED ORIGINALS. 

  
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 EXHIBIT A 

601 GATEWAY BOULEVARD 

OUTLINE OF PREMISES 
  

 

  
 EXHIBIT A 

-1- 

 EXHIBIT B 

601 GATEWAY BOULEVARD 

TENANT WORK LETTER 

1. Defined Terms. All capitalized terms referred to in this Tenant Work Letter not defined below shall have the same
meaning as defined in the Lease of which this Tenant Work Letter forms a part. 
 2. Construction of Tenant
Improvements. Landlord shall construct the Tenant Improvements in accordance with this Agreement and the approved Construction Plans. 

3. Definitions. Each of the following terms shall have the following meaning: 

“Approved Budget for Tenant Improvements” shall mean the budget and description of work attached hereto as Exhibit
B-1. Landlord and Tenant hereby acknowledge and agree that Landlord and Tenant have reviewed and approved the Approved Budget for Tenant Improvements attached hereto as Exhibit B-1. Landlord shall cause the Contractor to
construct the Tenant Improvements in accordance with the Approved Budget for Tenant Improvements attached hereto as Exhibit B-1 and the Approved Preliminary Plan and Scope of Work attached hereto as Exhibit B-2. 

“Approved Preliminary Plan and Scope of Work” shall mean the space plan and scope of work attached hereto as Exhibit
B-2. Landlord and Tenant hereby acknowledge and agree that Landlord and Tenant have reviewed and approved the Approved Preliminary Plan and Scope of Work attached hereto as Exhibit B-2. Landlord shall cause the Contractor to
construct the Tenant Improvements in accordance with the Approved Preliminary Plan and Scope of Work attached hereto as Exhibit B-2 and in accordance with the Approved Budget for Tenant Improvements attached hereto as Exhibit
B-1. 
 “Construction Plans” shall mean the complete plans and specifications for the construction of the Tenant
Improvements, which, if required, shall be in substantial compliance with the Approved Preliminary Plan and Scope of Work, consisting of all architectural, engineering, mechanical and electrical drawings and specifications which are required to
obtain all building permits, licenses and certificates from the applicable governmental authority(ies) for the construction of the Tenant Improvements. The Construction Plans, if required, shall be in substantial compliance with all applicable laws,
rules, regulations and building codes for the City of South San Francisco, California (the “City”). 
 “Contractor”
shall mean Berkey Enterprises, Inc. Contractor shall be responsible for construction of the Tenant Improvements in accordance with the Approved Budget for Tenant Improvements attached hereto as Exhibit B-2.

 “Premises Shell” shall mean the basic minimum enclosure of the Premises consisting of the foundation and floors,
structural framework, roof coverings, exterior walls and exterior doors and windows, basic fire sprinkler systems, electrical power outlets, plumbing system installations, HVAC installations and ductwork, all as the same exist today in its current
“AS-IS WHERE-IS” condition, but excluding all Tenant Improvements. 

  
 EXHIBIT B 

-1- 

 “Space Planner” shall mean such space planner and/or architect as is selected by
Landlord in its sole and absolute discretion. Space Planner shall be employed by Landlord and all costs of Space Planner will be the responsibility of Tenant, as part of the Tenant Improvement Cost. 

“Substantial Completion” or “Substantially Complete” shall be the date that the construction of the Tenant
Improvements is sufficiently complete so that Tenant can legally occupy and utilize the Premises, subject only to minor “punchlist” items, the completion of which will not materially affect Tenant’s use and occupancy of the Premises.
Landlord shall cause all punchlist items to be completed within a reasonable time following Substantial Completion. 

“Tenant Delay” shall mean any delay in the construction of the Tenant Improvements, or any delays in approvals or submissions
required hereunder beyond the time period provided for in this Tenant Work Letter caused by (i) any changes in the nature or scope of the Tenant Improvements requested by Tenant (including Change Requests, and any changes in the Approved
Preliminary Plan and/or Approved Construction Plans for the Tenant Improvements), (ii) Tenant’s failure to timely provide Landlord with any needed information on the Tenant Improvements, (iii) Tenant’s failure to timely review
and approve any Construction Plans or finish specifications for the Tenant Improvements, (iv) Tenant’s default under the Lease or this Tenant Work Letter, (v) Tenant’s requirement for materials, components, finishes or
improvements which are not available in a commercially reasonable time given the anticipated date of Substantial Completion of the Premises, or (vi) changes to the Base Building or structural portions of the Building required by Tenant’s
design for the Tenant Improvements. In the event of any Tenant Delay, this Lease shall be deemed to have commenced and the obligations of Tenant under the Lease, including without limitation the obligation to pay all rent due thereunder, shall have
been deemed commence on the date the Lease would otherwise have commenced had it not been for Tenant Delay. Any and all costs and expenses incurred by Landlord as a result of any Tenant Delay, including without limitation, architectural, engineering
and space planning fees, permit resubmittal fees, increased Tenant Improvement Costs, and the like shall be the sole responsibility and obligation of Tenant and shall be reimbursed by Tenant to Landlord upon demand therefore. 

“Tenant Improvements” shall mean all interior portions of the Premises to be constructed by Landlord for Tenant pursuant to
this Tenant Work Letter and in accordance with the Approved Budget for Tenant Improvements attached hereto as Exhibit B-1 and the Approved Preliminary Plans and Scope of Work attached hereto as Exhibit
B-2. 
 “Tenant Improvement Allowance” shall mean the amount to be contributed by Landlord
toward Tenant Improvement Cost. The Tenant Improvement Allowance shall be an amount of up to Fifty Five Thousand Five Hundred Sixty Six Dollars ($55,566.00) or Twenty Seven Dollars ($27.00) per rentable square foot of the Premises multiplied by Two
Thousand Fifty Eight (2058) rentable square feet. Tenant shall use the Tenant Improvement Allowance only for costs relating to permanent improvements to the Premises, excluding the cost of any Tenant’s Personal Property, including, without
limitation the furniture, fixtures and equipment installed in the Premises by Tenant. 

  
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 “Tenant Improvement Cost” shall mean the actual out-of-pocket costs for
construction and installation of the Tenant Improvements, inclusive of the fees charged by Space Planner. The costs for construction and installation shall include, but not be limited to, the following to the extent incurred in connection with the
Tenant Improvements: 
 (a) architectural / space planning fees and costs charged by Space Planner in the preparation of the
Preliminary Plans and Construction Plans; 
 (b) any and all other fees and costs charged by architects, engineers and consultants in the
preparation of the Construction Plans, including mechanical, electrical, plumbing and structural drawings and of all other aspects of the Construction Plans, and for processing governmental applications and applications for payment, observing
construction of the work, and other customary engineering, architectural, interior design and space planning services; 
 (c) surveys,
reports, environmental and other tests and inspections of the site and any improvements thereon; 
 (d) labor, materials, equipment and
fixtures supplied by the Contractor, its subcontractors and/or materialmen; 
 (e) the furnishing and installation of all HVAC duct work,
terminal boxes, distributing diffusers and accessories required for completing the heating, ventilating and air conditioning system in the Premises, including costs of meter and key control for after-hour usage , if required by Landlord; 

(f) all electrical circuits, wiring, lighting fixtures, and tube outlets furnished and installed throughout the Premises, including costs of
meter and key control for after-hour electrical power usage; 
 (g) all window and floor coverings in the Premises: 

(h) all fire and life safety control systems, such as fire walls, sprinklers and fire alarms, including piping, wiring and accessories
installed within the Premises; 
 (i) all plumbing, fixtures, pipes and accessories installed within the Premises; 

(j) fees charged by the city and/or county where the Building is located (including, without limitation, fees for building permits and plan
checks) required for the construction of the Tenant Improvements in the Premises; 
 (k) on-site supervision and administration expense; 

(l) all taxes, fees, charges and levies by governmental and quasi-governmental agencies for authorization, approvals, licenses and permits; and
all sales, use and excise taxes for the materials supplied and services rendered in connection with the installation and construction of the Tenant Improvements; 

  
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 (m) all costs and expenses incurred to comply with all laws, rules, regulations or ordinances of
any governmental authority in connection with the construction of the Tenant Improvements. 
 Tenant Improvement Costs shall not include the
cost of any of Tenant’s Personal Property or the installation thereof, which shall be performed by Tenant at its sole cost and expense. 

“Tenant’s Personal Property” shall mean all personal property constructed or installed in the Premises by Tenant at
Tenant’s expense, including furniture, fixtures and equipment, but excluding Tenant Improvements. 
 4. Space Plan
for Tenant Improvements. 
 4.1 Approved Preliminary Plans. The Approved Preliminary Plan and Scope of Work attached hereto as
Exhibit B-2 has been reviewed and approved by Landlord and Tenant and shall be used by Space Planner to develop the Construction Plans (if and to the extent required) and shall be used by Contractor to construct the Tenant
Improvements. 
 5. Construction Plans for Tenant Improvements. 

5.1 Preparation by Space Planner. If required by the City for the construction of the Tenant Improvements, Space Planner shall provide
Tenant with completed Construction Plans showing (i) Tenant’s partition layout and the location and details; (ii) the location of telephone and electrical outlets; (iii) the location, style and dimension of any desired special
lighting; (iv) the location, design and style of all doors, floor coverings and wall coverings; (v) the location, design, style and dimensions of cabinets and casework; and (vi) all details, including “cut sheets,” for the
Tenant Improvements, which shall be in conformity with the Approved Preliminary Plan and Scope of Work. The Construction Plans, if required, shall be in a form satisfactory to appropriate governmental authorities responsible for issuing permits and
licenses required for construction of the Tenant Improvements. Landlord and Tenant hereby agree that all construction standards, specifications and finishes not specified on the Approved Preliminary Plan and Scope of Work or the Approved Budget for
Tenant Improvements shall be in conformance with the current Building standards for all such all construction standards, specifications and finishes. 

5.2 Tenant’s Review of Construction Plans for Tenant Improvements. Within five (5) business days after receipt of the
Construction Plans (if required), Tenant shall notify Landlord in writing of any reasonable changes necessary to bring the Construction Plans into substantial conformity with the Approved Preliminary Plan and Scope of Work. Failure of Tenant to
deliver to Landlord written notice of the changes within the five (5) business day period shall constitute approval by Tenant of the Construction Plans. If any changes requested by Tenant or Landlord are reasonably necessary to bring the
Construction Plans into substantial conformity with the Approved Preliminary Plan and Scope of Work, Space Planner shall make such changes and the revised Construction Plans shall be deemed approved by Tenant. The Construction Plans as approved in
writing or deemed approved by Landlord and Tenant shall be known herein as the “Approved Construction Plans.” 

  
 -4- 

 6. Bids. The Approved Budget for Tenant Improvements is
attached hereto as Exhibit B-1. The Contractor shall construct the Tenant Improvements in conformance with the Approved Preliminary Plan and Scope of Work and in accordance with the Approved Budget for Tenant
Improvements. To the extent that all of the Tenant Improvements required by Tenant hereunder are specified in the Approved Budget for Tenant Improvements attached hereto as Exhibit B-1 and the Approved Preliminary Plan and Scope of
Work attached hereto as Exhibit B-2, Landlord hereby agrees to cause Contractor to construct the Tenant Improvements for a total Tenant Improvement Cost that does not exceed the Approved Budget for Tenant
Improvements attached hereto as Exhibit B-1. 
 7. Building Permit. Landlord shall
be responsible for obtaining a building permit (“Building Permit”) for the Tenant Improvements if necessary. To the extent requested by Landlord, Tenant shall assist Landlord in obtaining the Building Permit. After approval by Landlord and
Tenant of the Construction Plans as provided above, Landlord or its Contractor shall submit the Approved Construction Plans to the appropriate governmental body for plan checking and a Building Permit. Landlord, with Tenant’s cooperation, shall
cause to be made any changes in the Approved Construction Plans necessary to obtain the Building Permit, if necessary. 
 8.
Commencement and Completion of Tenant Improvements. As soon as the Construction Plans, if necessary, have been prepared, reviewed and approved as specified herein, Landlord has obtained the Building Permit and other necessary
authorizations for the construction of the Tenant Improvements from the City and any other governmental, quasi-governmental or regulatory agency and Landlord has entered into a contract with the Contractor for the construction of the Tenant
Improvements, Landlord shall cause the construction of the Tenant Improvements to commence and shall diligently pursue same until completion. Subject to the other provisions of this Tenant Work Letter, Landlord shall use commercially reasonable
efforts to complete the Tenant Improvements on or before the Anticipated Lease Commencement Date. 
 9. Change
Requests. 
 9.1 Approval. No changes to the Approved Budget for Tenant Improvements attached hereto as Exhibit
B-1 and/or to the Approved Preliminary Plan and Scope of Work attached hereto as Exhibit B-2 requested by Tenant (each, a “Change Request”) shall be made without Landlord’s prior written approval, which approval
shall not be unreasonably withheld or delayed, subject to the following: 
 (i) No Change Request shall affect the structure or operating
systems of the Building; 
 (ii) Landlord may require Tenant to pay to Landlord, prior to implementation of the Change Request, the amount
by which the Tenant Improvement Cost, after implementation of the Change Request, is reasonably estimated by Landlord to exceed the Tenant Improvement Allowance, including without limitation, increases in construction costs and other charges payable
hereunder caused by any delay in construction of the Tenant Improvements as a result of a Change Request; 

  
 -5- 

 (iii) A Change Request shall constitute an agreement by Tenant to any delay in completion of the
Tenant Improvements caused by Landlords reviewing, processing and implementing the Change Request, all of which delays shall be deemed a Tenant Delay; 

(iv) Landlord shall accept only Change Requests signed by Tenant’s representative,
                        . Tenant may from time to time designate a different representative to authorize Change Requests. 

(v) Any delays in completion of the Tenant Improvements caused as a result of a Change Request shall not delay the commencement of the Lease
Term from the date the Lease Term would otherwise have commenced had it not been for the Change Request. Tenant agrees that the Lease and all obligations of Tenant thereunder (including without limitation the obligation to pay rent) shall commence
on the date that the Lease Term would otherwise have commenced had it not been for the Change Request. 
 9.2 Procedure. Except with
respect to the mechanical and electrical systems of the Building, within five (5) business days after receipt of a written Change Request from Tenant, Landlord shall notify Tenant verbally of Landlord’s approval or disapproval of the
Change Request; Landlord shall confirm, in writing, Landlord’s approval or disapproval within seven (7) business days after receipt of Lessee’s written Change Request. All costs paid by Landlord to unaffiliated parties in connection
with review of proposed Change Requests shall be part of the Tenant Improvement Cost. With respect to a Change Request related to the Building’s mechanical and electrical systems, Landlord shall have seven (7) business days to respond
orally and ten (10) business days to confirm its decision in writing. 
 9.3 Notification. At the time of Landlord’s
notification pursuant to Section 9.2, Landlord shall inform Tenant of Landlord’s estimate of the increased costs (if any) of constructing the Tenant Improvements which will be incurred as a result of the Change Request and the delay
which will result from the Change Request. 
 9.4 Period of Review. The period of Landlord’s review of a proposed Change Request
shall be deemed Tenant Delay. 
 9.5 Minor Changes in Work. Landlord shall have the authority, without the consent of Tenant, to
order any changes to the Tenant Improvements required by applicable laws or regulations, and to order minor changes in the Tenant Improvements not involving an increase in cost to Tenant or a delay in the completion of the Tenant Improvements.
Delays caused by Landlord’s compliance with laws or regulations shall not be deemed delays within Landlord’s control, and Landlord shall have no responsibility or liability with respect thereto. 

10. Payment of Contractor. Landlord shall be responsible for making monthly progress payments to Contractor in accordance with
the construction contract therefore, subject to reimbursement by Tenant in the event that any Change Requests shall increase the Tenant Improvement Cost to an amount in excess of the Tenant Improvement Allowance. If the total

  
 -6- 

 
Tenant Improvement Cost is in excess of the Tenant Improvement Allowance, Tenant shall reimburse Landlord each month, within twenty (20) days of receipt of bills or invoices representing the
current months’ payment obligation to the Contractor (the “Monthly Payment”), for that portion of the Monthly Payment determined by taking a fraction, the numerator of which is the difference between the Tenant Improvement Cost and
the Tenant Improvement Allowance, and the denominator of which is the Tenant Improvement Cost, and multiplying the Monthly Payment by such fraction. Landlord shall have no obligation to pay Contractor unless and until Landlord shall have received
such sum from Tenant (the “Tenant’s Portion”). Any delays in construction of the Tenant Improvements caused as a result of Tenant’s failure to timely reimburse Landlord for the Tenant’s Portion as provided herein, shall be
deemed to be a Tenant Delay for which Tenant shall be solely responsible. 
 11. Payment of Additional Costs.
Following Substantial Completion of the Tenant Improvements and determination of the total Tenant Improvement Cost, to the extent the Tenant Improvement Cost exceeds the Tenant Improvement Allowance (the “Additional Costs”) and Tenant has
not already paid such Additional Costs as part of Tenant’s Portion, Tenant shall be solely responsible for payment of such Additional Costs. Tenant shall pay to Landlord, within ten (10) days after written notice from Landlord (accompanied
by statement evidencing such Additional Costs incurred), the amount of the Additional Costs. 
 12. Importance of Time
Periods. The time periods set forth in this Tenant Work Letter are to be strictly adhered to and extensions of time shall be granted only when the circumstances are such that it is clear that the party requesting the additional time is
without fault as to the delay. 
 13. Time of the Essence in This Work Letter Agreement.
Unless otherwise indicated, all references herein to a “number of days” shall mean and refer to calendar days. If any item requiring approval is timely disapproved by Landlord, the procedure for preparation of the document and approval
thereof shall be repeated until the document is approved by Landlord. In all instances where Tenant is required to approve or deliver an item, if no written notice of approval is given or the item is not delivered within the stated time period, at
Landlord’s sole option, at the end of such period the item shall automatically be deemed approved or delivered by Tenant and the next succeeding time period shall commence. 

14. Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in the Lease or this
Tenant Work Letter, if any default by Tenant under the Lease or this Tenant Work Letter (including, without limitation, any failure by Tenant to fund any part of Tenant’s Portion) occurs at any time on or before the Substantial Completion of
the Tenant Improvements, then (i) in addition to all other rights and remedies granted to Landlord pursuant to the Lease, Landlord shall have the right to withhold payment of all or any portion of the Tenant Improvement Allowance and/or
Landlord may, without any liability whatsoever, cause the cessation of construction of the Tenant Improvements (in which case, Tenant shall be responsible for any delay in the Substantial Completion of the Tenant Improvements and any costs
occasioned thereby), and (ii) all other obligations of Landlord under the terms of the Lease and this Tenant Work Letter shall be forgiven until such time as such default is cured pursuant to the terms of the Lease. 

  
 -7- 

 15. Contractor’s Warranties and Guaranties. Landlord hereby assigns to Tenant
all warranties and guaranties by Contractor relating to the Tenant Improvements, and Tenant hereby waives all claims against Landlord relating to, or arising out of the construction of, the Tenant Improvements. 

  
 -8- 

 EXHIBIT B-1 

601 GATEWAY BOULEVARD 

APPROVED BUDGET FOR TENANT IMPROVEMENTS  
  

 

  
 EXHIBIT B-1 

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 EXHIBIT B-1 

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 EXHIBIT B-1 

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 EXHIBIT B-2 

601 GATEWAY BOULEVARD 

APPROVED PRELIMINARY PLAN AND SCOPE OF WORK 
  

 

  
 EXHIBIT B-2 

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 EXHIBIT C 

601 GATEWAY BOULEVARD 

NOTICE OF LEASE TERM DATES 
  

 

											
	Date:	 	 	  		  		 		  	
						
	To:	 	 	  		  	Copy to:	 	____________	  	
		 	 	  		  		 	____________	  	
		 	 	  		  		 	____________	  	
		 	 	  		  		 	____________	  	
					
	Re:	 	Office Lease	  		 		  	
	Dated:  	 	 	  		  		 		  	

 Between: Gateway Center LLC, a Delaware limited liability company, Lessor or Landlord, and
            , a             , Lessee or Tenant 

In accordance with the subject document we wish to advise you and/or confirm your tenancy of Suite
            on the             floor of [APPROPRIATE BUILDING] Gateway Boulevard, South San Francisco, CA 94080, and that the
following terms and conditions are accurate and in full force and effect: 
  

													
	Net rentable square feet	 	
                 
	  		  	Lease term	 	 	  	
	Lease commencement date	 	  
	  		  	Lease expiration date  	 	 	  	
	Base rent schedule	 	From	 	To:	  		  		 		  	
		 		 	  
	  		  	Monthly Rent:	 		  	
		 		 		  		  	$                	 		  	

 Rent checks are 
  

					
	 Payable to:
  

[APPROPRIATE ENTITY]
	  	 Mailed to:
  

[APPROPRIATE ADDRESS]
	  	All other inquiries to:
 Boston Properties

Lobby Level, Suite One
 Four Embarcadero Center

San Francisco, CA 94111
 Telephone: 415-772-0700

Fax: 415-982-1780

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

  
 EXHIBIT C 

-1- 

 We request that you sign this letter where indicated below, confirming the information provided
above, and return it to our representative below within five days of receipt. A return envelope is provided. Our failure to receive your executed Notice within such time period will indicate your acceptance that the information set forth is correct.
A second letter is enclosed for your files. 
  

							
	Boston Properties, L.P.	 		 		 	
		 		 	Agreed to and Accepted:	 	

  

													
	  
	  	  
	  		  	  
	  		  	  

	By: Lease Administrator’s name	  	Date        	  		  	By: 	  	 	  		  	Date        
	Lease Administration	  		  		  	Its:	  	 	  		  	

  

			
	copy:	  	Property Manager, Property Accountant
	via:	  	Certified Mail

  
 EXHIBIT C 

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 EXHIBIT D 

601 GATEWAY BOULEVARD 

LANDLORD’ S RENT PAYMENT INSTRUCITONS 
  

 
 

 

  
 EXHIBIT D 

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 EXHIBIT E 

601 GATEWAY BOULEVARD 

FORM OF W-9 FROM LANDLORD 
  

 

  
 EXHIBIT E 

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 EXHIBIT F-1 

601 GATEWAY BOULEVARD 

FORM OF STATEMENT 
  

 

  
 EXHIBIT F-1 

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 EXHIBIT F-1 

-2- 

 EXHIBIT F-2 

601 GATEWAY BOULEVARD 

FORM OF SUPPLEMENTAL STATEMENT 
  

 

  
 EXHIBIT F-1 

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 EXHIBIT G 

601 GATEWAY BOULEVARD 

RULES AND REGULATIONS 

1. Signs. Except as specifically provided in this Lease to which these rules and regulations are attached, no sign, placard, picture,
advertisement, name or notice shall be installed or displayed on any part of the outside or inside of the Building or on the Common Areas or other areas of the Project without Landlord’s prior written consent. Landlord may remove, at
Tenant’s expense and without notice, any sign installed or displayed in violation of this rule. All signs or lettering on doors and walls must be approved by Landlord, and shall be printed, painted, affixed or inscribed or modified at
Tenant’s expense by a person approved by Landlord. Without Landlord’s written consent, Tenant shall not use the name of the Building or the Project in connection with or in promoting or advertising the business of Tenant except as
Tenant’s address. Landlord hereby agrees to provide Tenant with the Building’s standard graphics at the entrance to the Premises and in the elevator lobby. 

2. Window Treatments. Tenant shall not place anything against or near glass partitions or doors or windows which may appear unsightly
from outside the Premises. Tenant shall be held responsible for any damage to the glass coating within the Premises. If Landlord objects in writing to any curtains, blinds, shades, screens or hanging plants or other similar objects attached to or
used in connection with any window or door of the Premises, or placed on any windowsill, which are visible from the exterior of the Premises, Tenant shall immediately discontinue such use. 

3. Common Areas. The sidewalks, entrances, halls, corridors, elevators and stairways of the Building and the Project shall not be
obstructed or used as a waiting or lounging place by Tenant and the Tenant’s Parties. All entrance doors leading from the Premises to the hallways are to be kept closed at all times. The outside areas immediately adjoining the Premises shall be
kept clear at all times by Tenant, and Tenant shall not place or permit any obstructions, garbage, refuse, merchandise or displays in such areas. The halls, passages, exits, entrances, elevators, escalators and stairways are not open to the general
public, but are open, subject to reasonable regulations, to Tenant’s Parties. Landlord shall, in all cases, retain the right to control and prevent access thereto of all persons whose presence in the judgment of Landlord would be prejudicial to
the safety of the Project or any part thereof provided that nothing herein contained shall be construed to prevent such access to persons with whom any tenant normally deals in the ordinary course of its business, unless such persons are engaged in
illegal or unlawful activities. Neither Tenant nor any Tenant Parties shall go upon the roof of the Building. 
 4. Directory. The
directory of the Building will be provided for the display of the name and location of tenants, and Landlord reserves the right to exclude any other names therefrom. Tenant shall be allocated its pro rata share of lines on the Building directory
board in the main lobby. 
 5. Cleanliness. Tenant shall not exhibit carelessness or indifference to the good order and cleanliness
of the Premises. 

  
 EXHIBIT G 

-1- 

 6. Keys. Landlord will furnish Tenant, free of charge, with two keys to each exterior door
lock in the Premises. All duplicate keys shall be purchased only from Landlord. Landlord may charge a reasonable fee for any additional keys. Tenant shall not make or have made additional keys, and Tenant shall not alter any lock or install a new
additional lock or bolt on any door of its Premises. Tenant, upon the termination of its tenancy, shall deliver to Landlord the keys to all doors and pay Landlord for any lost keys. 

7. Security Devices. If Tenant requires telephonic, burglar alarm or similar services, it shall first obtain and comply with
Landlord’s instructions for their installation. 
 8. Freight Elevators. The Building service elevator shall be available for
use by all tenants in the Building, subject to such reasonable scheduling by Landlord. No equipment, materials, furniture, packages, supplies, merchandise or other property will be received in the Building or carried in the elevators except between
such hours and in such elevators as may be designated by Landlord. Tenant’s initial move-in and subsequent deliveries of bulky items, such as furniture, safes and similar items shall be made after obtaining Landlord’s written consent and
shall be made during the hours of 12:00 a.m. to 5:00 a.m. and 6:00 p.m. to 11:59 p.m., Monday through Friday, or at any time on Saturday or Sunday, unless otherwise agreed in writing by Landlord. Deliveries during normal office hours shall be
limited to normal office supplies and other small items. No deliveries shall be made which impede or interfere with other tenants or the operation of the Building. 

9. Floor Load. Tenant shall not place a load upon any floor of the Premises which exceeds the load per square foot which such floor was
designed to carry and which is allowed by law. Prior to delivery of any heavy object to the Building, Tenant shall notify Landlord of such object’s specifications and contemplated location in order that Landlord may take action to prevent
structural load damage to the Building. Landlord shall have the right to prescribe the weight, size and position of all equipment, materials, furniture or other property brought into the Building. Heavy objects shall, if considered necessary by
Landlord, stand on such platforms as determined by Landlord to be necessary to properly distribute the weight, which platforms shall be provided at Tenant’s sole cost and expense. Tenant shall be responsible for all structural engineering
required to determine structural load. Business machines and mechanical equipment belonging to Tenant which cause noise or vibration that may be transmitted to the structure of the Building or to any space therein to such degree as to be
objectionable to Landlord or to any tenants in the Building, shall be placed and maintained by Tenant, at Tenant’s sole cost and expense, on vibration eliminators or other devices sufficient to eliminate noise or vibration. The persons employed
to move such equipment in or out of the Building must be acceptable to Landlord. Landlord will not be responsible for loss of, or damage to, any such equipment or other property from any cause, and all damage done to the Building by maintaining or
moving such equipment or other property shall be repaired at the expense of Tenant. 
 10. No Waste. Tenant shall not use any method
of heating and air conditioning other than that supplied by Landlord. Further, Tenant shall not waste electricity, water or air conditioning and agrees to cooperate fully with Landlord to assure the most effective operation of the Building’s
heating and air conditioning and to comply with any governmental energy-saving rules, laws or regulations of which Tenant has actual notice. Tenant shall keep corridor doors closed, and shall close window coverings at the end of each business day.

  
 EXHIBIT G 

-2- 

 11. Building Identification. Landlord reserves the right, exercisable without notice and
without liability to Tenant, to change the name and address of the Building and/or any other part of the Project. 
 12. Building
Access. Landlord reserves the right to exclude from the Building between the hours of 12:00 a.m. to 7:00 a.m. and 6:00 p.m. to 11:59 p.m., Monday through Friday, and on Saturday, Sunday and holidays, any person not having a Building issue key
and is not identified on the daily access list. Tenant shall be responsible for all persons for whom it requests passes and shall be liable to Landlord for all acts of such persons. Landlord may prevent access to the Project or any part thereof in
case of invasion, mob, riot, public excitement or other commotion. Landlord may exclude or expel from the Project or any part thereof any person who, in Landlord’s judgment, is intoxicated or under the influence of liquor or drugs or is in
violation of any of the rules and regulations of the Project. Landlord shall not be liable for damages for any error with regard to the admission to or exclusion from the Project or any part thereof of any person. 

13. Building Security. Before Tenant and the Tenant Parties leave the Premises each day, Tenant shall (a) close and lock the doors
of its Premises, (b) shut off all water faucets and other utilities, (c) draw or lower window coverings, and (d) turn out all lights. Tenant shall be responsible for any damage or injuries sustained by other tenants or occupants of
the Building or by Landlord for noncompliance with this rule. 
 14. Outside Services. Tenant shall not obtain for use on the
Premises, drinking water, food, beverage, towel or other similar services or accept barbering or bootblacking service upon the Premises, except as such hours and under such regulations as may be fixed by Landlord. Canvassing, soliciting and
distribution of handbills or any other written material, and peddling in the Building are prohibited, and Tenant shall cooperate to prevent such activities. 

15. Lavatories. The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other than that
for which they were constructed and no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the tenant who, or whose Tenant
Parties, shall have caused it. 
 16. Solicitation. Tenant shall not make any room-to-room solicitation of business from other
tenants in the Project or any part thereof. 
 17. Electronic Devices. Tenant shall not install any radio or television antenna,
loudspeaker or other devices on the roof or exterior walls of the Building. Tenant shall not interfere with radio or television broadcasting or reception from or in the Building or elsewhere. 

  
 EXHIBIT G 

-3- 

 18. Trash Disposal. Tenant shall store all its trash and garbage within the Premises or in
other facilities provided by Landlord. Tenant shall not place in any trash box or receptacle any material which cannot be disposed of in the ordinary and customary manner of trash and garbage disposal. All garbage and refuse disposal shall be made
in accordance with directions issued from time to time by Landlord. 
 19. Prohibited Uses. The Premises shall not be used for
(a) the keeping of any bicycles, motorcycles or animals of any kind, or (b) lodging, or (c) for manufacturing of any kind; nor shall the Premises be used for any illegal purpose. No cooking or heating of food is permitted on the
Premises, excepting therefrom microwave ovens and equipment for brewing coffee, tea, hot chocolate and similar beverages. Such cooking and heating devices and their use should be approved by Underwriters Laboratories in accordance with all
applicable insurance regulations and federal, state, county and city laws, codes, ordinances, rules and regulations. Tenant shall not install, maintain or operate upon the Premises any vending machines without the written consent of Landlord, which
consent shall not be unreasonably withheld. 
 20. Prohibited Equipment. Tenant shall not use in any space or in the public
halls of the Project any hand truck except those equipped with rubber tires and side guards or such other material- handling equipment as Landlord may approve. Tenant shall not bring any other vehicles of any kind into the Building. 

21. Safety Procedures. Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by
Landlord or any governmental agency. 
 22. Premises Security. Tenant assumes full responsibility for protecting its space
from theft, robbery and pilferage, which includes keeping doors locked and other means of entry to the Premises closed and secure. Landlord shall not in any way be responsible to Tenants or any Tenant Party, for any loss of property from the
Premises or public areas or for any damage to any property thereon from any cause whatsoever. 
 23. Building Management.
Tenant’s requirements will be attended to only upon appropriate application to the Building management office by an authorized individual. Employees of Landlord shall not perform any work or do anything outside of their regular duties unless
under special instructions from Landlord, and no employee of Landlord will admit any person (Tenant or otherwise) to any office without specific instructions from Landlord. 

24. Waiver. Landlord may waive any one or more of these Rules and Regulations for the benefit of Tenant or any other tenant, but no
such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of Tenant or any other tenant, nor prevent Landlord from thereafter enforcing any such Rules and Regulations against any or all of the tenants of the
Building. 
 25. Integration. These Rules and Regulations are in addition to, and shall not be construed to in any way modify
or amend, in whole or in part, the terms, covenants, agreements and conditions of the Lease. 

  
 EXHIBIT G 

-4- 

 26. Additional Regulations. Landlord reserves the right to make such other and reasonable
rules and regulations as, in its judgment, may from time to time be needed for safety and security, for care and cleanliness of the Project of any part thereof and for the preservation of good order therein. Tenant agrees to abide by all such Rules
and Regulations hereinabove stated and any additional rules and regulations which are adopted and delivered to Tenant in writing. 
 27.
Observance of Rules. Tenant shall be responsible for the observance of all of the foregoing rules by Tenant’s employees, agents, clients, customers, invitees, licensees and guests. 

28. Parking Facilities. The following rules and regulations shall govern use of the parking facilities within the Common Areas
appurtenant to the Project (such parking facilities being collectively referred to hereinafter as the “Parking Area”). 

28.1 Persons using the Parking Area shall obey all signs and shall park only in areas designated for vehicle parking within painted stall
lines. Tenant’s parking spaces shall be used only for parking vehicles no longer than full-sized passenger automobiles. Tenant shall not permit any vehicle that belongs to or is controlled by Tenant, its agents, employees, invitees, licensees
and visitors, to be loaded, unloaded or parked in areas other than those designated by Landlord or its parking operator for such activities. No maintenance, washing, waxing or cleaning of vehicles shall be permitted in the Parking Area. Unless
otherwise instructed, each person using the Parking Area shall park and lock his or her own vehicle. Neither Landlord nor its parking operator shall be liable for damage to any vehicle, injury to any person or loss of any property, all of which
risks are assumed by the person using the Parking Area. Parking pursuant to this Lease is intended as a license only, and no bailment is intended or created hereby. Tenant shall abide by those rules promulgated by Landlord which provide for tandem
parking. No overnight or extended term storage of any vehicles or other object shall be permitted. 
 28.2 Persons using the Parking Area
shall comply with any parking identification system established by Landlord or its parking operator. Such a system may include the validation of visitor parking, at the validation rate applicable to visitor parking from time to time as set by
Landlord or its parking operator. Parking stickers or other identification devices supplied by Landlord shall remain the property of Landlord. Such devices shall not be transferable, and any such device in the possession of an unauthorized holder
may be retained by Landlord and declared void. Upon the loss or obliteration of a parking identification device, Tenant shall pay such reasonable replacement charge as may be established by Landlord or its parking operator. Upon the termination of
parking privileges, all parking identification devices supplied by Landlord shall be returned to Landlord. Landlord may refuse the sale of monthly stickers or other parking identification devices to any tenant or person and/or his agents or
representatives who willfully refuse to comply with these Rules and Regulations and all unposted city, state or federal ordinances, laws, or agreements. Loss or theft of parking identification devices from automobiles must be reported to the garage
manager immediately, and a lost or stolen report must be filed by the customer at that time. Landlord may exclude any car from the parking facilities that does not have an identification device. Any parking identification devices reported lost or
stolen found on any unauthorized car will be confiscated and the illegal holder will be subject to prosecution. Lost or stolen devices found by the purchaser must be reported to the parking facility office immediately to avoid confusion. 

  
 EXHIBIT G 

-5- 

 28.3 The speed limit within all parking areas shall be five (5) miles per hour. 

28.4 Landlord reserves the right to modify, redesign or redesignate uses permitted in the Parking Area or any portion thereof, to relocate
parking spaces from floor to floor, from one portion of the Parking Area to another or to reasonably adjacent offsite locations, and to allocate parking spaces between compact and standard sizes from time to time, as long as the same comply with
applicable laws and ordinances. Reserved parking spaces shall be clearly and prominently marked as such by Landlord. But neither Landlord nor its parking operator shall be liable or responsible for the failure of persons to observe such markings or
to obey other rules and regulations, agreements, laws or ordinances applicable to the Parking Area. Without limiting the generality of the foregoing, Landlord shall not be obligated to tow any violator’s vehicle, or to declare a default under
or terminate the lease of any other tenant of the Building, on account of any such failure. If for any reason Landlord is unable to provide to Tenant all or any portion of its parking spaces or Tenant is unreasonably denied access thereto during the
initial term of this Lease or any renewal or extension hereof, such fact shall not be a default by Landlord or permit Tenant to terminate this Lease, either in whole or in part, but Tenant’s obligation to pay rental for any parking space which
is not provided by Landlord shall be abated for so long as Tenant does not have the use of such parking space, in full settlement of all claims that Tenant might otherwise have against Landlord by reason of Landlord’s failure or inability to
provide Tenant with such parking space. 
 Tenant shall be responsible for the compliance with all of the foregoing rules and regulations by Tenant and
Tenant Parties. Landlord may refuse to permit any person who violates any such rules and regulations to have access to the Project or any part thereof. Landlord reserves the right from time to time to modify the rules and regulations set forth
herein, including, without limitation, to adopt and modify such rules and regulations applicable to the Parking Area, as it deems necessary for the proper operation. 

  
 EXHIBIT G 

-6- 

 EXHIBIT H 

601 GATEWAY BOULEVARD 

FORM OF TENANT’S ESTOPPEL CERTIFICATE 

The undersigned, as Tenant under that certain Office Lease (the “Lease”) made and entered into as of
                    , 20    by and between
                    , as Landlord, and the undersigned, as Tenant, for Premises on
the                    floor(s) of the office building located at            , certifies
as follows: 
 1. Attached hereto as Exhibit A is a true and correct copy of the Lease and all amendments and modifications thereto. The
documents contained in Exhibit A represent the entire agreement between the parties as to the Premises. 
 2. The undersigned
currently occupies the Premises described in the Lease, the Lease Term commenced on                     , and the Lease Term expires on
                    , and the undersigned has no option to terminate or cancel the Lease or to purchase all or any part of the Premises, the Building
and/or the Project. 
 3. Base Rent became payable on
                    . 
 4. The Lease is
in full force and effect and has not been modified, supplemented or amended in any way except as provided in Exhibit A. 
 5. Tenant
has not transferred, assigned, or sublet any portion of the Premises nor entered into any license or concession agreements with respect thereto except as follows: 

6. In the event that Tenant receives a written notice from Landlord’s mortgagee pursuant to Section 18.2 of the Lease, such
mortgagee shall not be bound by any modification of the Lease entered into after Tenant receipt of such notice, including, without limitation, those modifications shown on Exhibit A attached hereto, without the prior written consent of
Landlord’s mortgagee to such modifications. 
 7. All monthly installments of Base Rent, all Additional Rent and all monthly
installments of estimated Additional Rent have been paid when due through                     . The current monthly installment of Base Rent is
$                    . 
 8. To the
actual knowledge of                     , the employee of Tenant with the most knowledge of the Lease and the operation thereof (the
“Tenant’s Representative”), after undertaking reasonable investigation, all conditions of the Lease to be performed by Landlord necessary to the enforceability of the Lease have been satisfied and Landlord is not in default
thereunder. In addition, the undersigned Tenant has not delivered any notice to Landlord regarding a default by Landlord under the Lease other than the following:
                     
 ___________________________ 

  
 EXHIBIT H 

-1- 

 9. No rental has been paid more than thirty (30) days in advance and no security has been
deposited with Landlord except the Security Deposit in the amount of $                    as provided in the Lease. 

10. As of the date hereof, to the actual knowledge of Tenant’s Representative after undertaking reasonable investigation, there are no
existing defenses or offsets, or claims or any basis for a claim that the undersigned has against Landlord other than the following: 

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

14. All tenant improvement work to be performed by Landlord under the Lease has been completed in accordance with the Lease and has been
accepted by the undersigned and all reimbursements and allowances due to the undersigned under the Lease in connection with any tenant improvement work have been paid in full other than the following: 

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

 

					
	“Tenant”:
	
	                                    
                                         
                       ,
	
a                         
                                         
                                 

	 By:  
	 	 
		 	 Its:  
	 	 
		
	 By:
	 	 
		 	 Its:
	 	 

  
 EXHIBIT H 

-2- 

 EXHIBIT I 

601 GATEWAY BOULEVARD 

STANDARDS FOR UTILITIES AND SERVICES 

1. Elevators. Provide non-attended passenger elevators to and from the floor(s) on which the Premises are located. Landlord may limit
the number of elevators operating outside normal business hours. 
 2. HVAC. On Monday through Friday, except holidays, from
7:00 a.m. to 6:00 p.m., ventilate the Premises and furnish air conditioning or heating on such days and hours, in temperatures and amounts which in Landlord’s good faith judgment are reasonably required for comfortable occupancy of the Premises
under normal business operations. If Tenant requires air conditioning during other hours, Landlord will furnish same through an access system provided to Tenant at the Premises, if available, or otherwise as specified in a written request of Tenant
delivered to the Building management office before noon on the preceding business day. For this service Tenant will pay Landlord, upon receipt of Landlord’s statement, the charge at an hourly rate determined by Landlord from time to time, which
is currently $192.37 for full HVAC and $85.82 for fans only per hour. Tenant agrees that neither Tenant nor any Tenant Party shall at any time enter mechanical installations or facilities of the Building or adjust, tamper with, touch or otherwise in
any manner affect said installations or facilities. The cost of maintenance and service calls to adjust and regulate the air conditioning system shall be charged to Tenant if the need for maintenance work results from either Tenant’s adjustment
of room thermostats or Tenant’s failure to comply with Landlord’s rules governing the temperature within the Premises. 

3. Lighting. Furnish electric lighting for all public areas and special service areas of the Building as Landlord determines in good
faith to be reasonable and standard, including replacement of Building standard lights, bulbs and tubes. 
 4. Electrical
Service. Subject to the limitation of this Paragraph 4, furnish electrical service to the Premises, including providing and installing all Building standard replacement lighting tubes. If Tenant uses more electrical power than Landlord in good
faith considers reasonable or normal for office use, Tenant will pay Landlord on a monthly basis the cost of such excess power consumed by Tenant. Consumption will be determined, at Landlord’s election, either (a) by a survey performed by
a reputable consultant selected by Landlord, or (b) through separate meters or submeters installed, maintained and read by Landlord at Tenant’s cost. For purposes of this Paragraph 4 only, “month” and “monthly” shall
mean any billing period used by the utility or other power provider supplying electricity. All installations of electrical fixtures, appliances and equipment within the Premises shall be subject to Landlord’s prior approval, and if they affect
the temperature or humidity otherwise maintained, Landlord may, at Tenant’s sole cost and expense (to be paid within (30) days after delivery of written demand supported by invoices or other reasonably satisfactory evidence), install
supplemental air conditioning units. Tenant’s use of electricity shall never exceed Tenant’s share of the capacity of existing feeders to the Building or of the risers, wiring installations and transformers serving the floor(s) containing
the Premises. Landlord shall provide up to 3.5 watts per usable square foot (demand) of riser and floor panel electrical capacity averaged over the floor being serviced. 

  
 EXHIBIT I 

-1- 

 Tenant shall be allocated an approximate 2.0 watts per usable square foot for power and 1.5 watts per usable
square foot for lighting. Any risers or wiring necessary to meet Tenant’s excess electrical requirements will be installed by Landlord on Tenant’s request, at Tenant’s sole cost and expense (to be paid in advance), but only if in
Landlord’s good faith belief they are necessary and will not cause damage to the Building or a dangerous condition, entail excessive or unreasonable alterations, repairs or expense, or disturb other occupants. 

5. Water. Provide toilet facilities, water for lavatory and toilet purposes, cold water for drinking and tepid water for lavatory
purposes, all at points of supply provided for general use of tenants in the Building through fixtures installed by Landlord or by Tenant with Landlord’s consent. 

6. Janitorial. Provide janitorial service to the Premises on business days and other cleaning services as Landlord determines to be
reasonably required. Tenant will pay Landlord the full cost attributable to any extraordinary janitorial or cleaning services which the Premises may require. 

7. Maintenance of Non-Building Standard Items. Maintenance and service costs necessary for non-building standard items in the Premises
shall be the responsibility of Tenant. As used in this paragraph, non-building standard items shall include, without limitation, heat pumps, condenser pumps, sinks and associated drain pipes, faucets, hot water heaters, garbage disposals,
dishwashers, refrigerators, ice makers, air conditioning units, projection screens and associated wiring and switching, incandescent downlight or wallwash fixtures and lamps, floor electrical outlets and power poles. 

8. Security Services. Provide Building security personnel twenty-four (24) hours per day, seven (7) days per week, fifty-two
(52) weeks per year and a card access system which allows access to individual office floors twenty-four (24) hours per day, seven (7) days per week, fifty-two (52) weeks per year, all of which shall be provided by Landlord in
its sole and absolute discretion. Notwithstanding Landlord’s providing security, 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 entry into the
Premises or any other breach of security with respect to the Premises or the Building, except due to the gross negligence or willful misconduct of Landlord. 

Landlord reserves the right to adopt reasonably, nondiscriminatory modifications and additions to these standards, which Landlord shall
promptly deliver to Tenant in writing. 

  
 EXHIBIT I 

-2- 

 EXHIBIT J 

601 GATEWAY BOULEVARD 

ACCEPTABLE FORMS OF INSURANCE CERTIFICATE 
  

 

  
 EXHIBIT J 

-1- 

  
 

 

  
 EXHIBIT J 

-2- 

 EXHIBIT K 

601 GATEWAY BOULEVARD 

FORM OF LETTER OF CREDIT 

(Letterhead of a money center bank 

acceptable to the Landlord) 
  

			
	_______________, 20___        	 	
		
	  
	 	
	  
	 	
	  
	 	
	  
	 	

 Gentlemen: 
 We
hereby establish our Irrevocable Letter of Credit and authorize you to draw on us at sight for the account of IMMUNE DESIGN CORP., a Delaware corporation (“Applicant”), the aggregate amount of THIRTY FIVE THOUSAND FIVE
HUNDRED and 50/100 Dollars ($35,500.50). 
 Funds under this Letter of Credit are available to the beneficiary hereof as follows: 

Any or all of the sums hereunder may be drawn down at any time and from time to time from and after the date hereof by 

 

					
	 GATEWAY CENTER, LLC,
 a Delaware
limited liability company

		
	By:	 	 BOSTON PROPERTIES LIMITED PARTNERSHIP,

a Delaware limited partnership,
 its sole member

			
		 	By:	 	 BOSTON PROPERTIES, INC,
 a Delaware
corporation,
 its general partner

  

			
	By:                                     
                           	 	
	Name:                                     
                      	 	
	Title:                                     
                        	 	

 (“Beneficiary”) when accompanied by this Letter of Credit and a written statement signed by a representative of
Beneficiary, (i) certifying that Beneficiary is otherwise allowed to draw down on this Letter of Credit pursuant to the terms of that certain office lease by and between Beneficiary and Applicant dated November 21, 2013, as amended
(collectively, the “Lease”), (ii) certifying that Beneficiary is entitled to draw down the full amount of this Letter of Credit as the result of the filing of a voluntary petition under the U.S. Bankruptcy Code or a State Bankruptcy

  
 EXHIBIT K 

-1- 

 
Code by the tenant under the Lease, which filing has not been dismissed at the time of this drawing, or (iii) certifying that Beneficiary is entitled to draw down the full amount of this
Letter of Credit as the result of an involuntary petition having been filed under the U.S. Bankruptcy Code or a State Bankruptcy Code against the tenant under the Lease, which filing has not been dismissed at the time of this drawing. 

This Letter of Credit is transferable in its entirety. Should a transfer be desired, such transfer will be subject to the return to us of this
advice, together with written instructions. 
 The amount of each draft must be endorsed on the reverse hereof by the negotiating bank. 

We hereby agree with you that if drafts are presented to the [bank name] under this 

Letter of Credit at or prior to 11:00 a.m.
                time, on a business day, and provided that such drafts presented conform to the terms and conditions of this Letter of Credit, payment shall be initiated
by us in immediately available funds by our close of business on the succeeding business day. 
 If drafts are presented to [bank name]
under this Letter of Credit after 11:00 a.m.             time, on a business day, and provided that such drafts conform with the terms and conditions of this Letter of Credit, payment
shall be initiated by us in immediately available funds by our close of business on the second succeeding business day. As used in this Letter of Credit, “business day” shall mean any day other than a Saturday, Sunday or a day on which
banking institutions in the state of California are authorized or required by law to close. If the expiration date for this Letter of Credit shall ever fall on a day which is not a business day then such expiration date shall automatically be
extended to the date which is the next business day. 
 We hereby engage with you that drafts drawn under and in compliance with the terms
and conditions of this Letter of Credit will be duly honored by us if presented at our offices located at
                                         
           Attention:             ] (or at such other office of the bank as to which you have received written notice
from us by registered mail, courier service or hand delivery, as being the applicable such address) on or before the then current expiration date. We agree to notify you in writing by registered mail, courier service or hand delivery, of any change
in such address. 
 Presentation of a drawing under this Letter of Credit may be made on or prior to the then current expiration date hereof
by hand delivery, courier service, overnight mail, or facsimile. Presentation by facsimile transmission shall be by transmission of the above required sight draft drawn on us together with this Letter of Credit to our facsimile number,
[(                    )                    
attention: the manager, standby letter of credit department,] with telephonic confirmation of our receipt of such facsimile transmission at our telephone number
[(                    )                    
] or to such other facsimile or telephone numbers, as to which you have received written notice from us as being the applicable such number). We agree to notify you in writing, by registered mail, courier service or hand delivery, of any
change in such direction. Any facsimile presentation pursuant to this paragraph shall also state thereon that the original of such sight draft and Letter of Credit are being remitted, for delivery on the next business day, to [bank name] at
the applicable address for presentment pursuant to the paragraph preceding this one. 

  
 EXHIBIT K 

-2- 

 This Letter of Credit shall expire
on                        . 

Notwithstanding the above expiration date of this Letter of Credit, the term of this Letter of Credit shall be automatically renewed for
successive, additional one (1) year periods unless, at least sixty (60) days prior to any such date of expiration, the undersigned shall give written notice to Beneficiary, by certified mail, return receipt requested and at the address set
forth above or at such other address as may be given to the undersigned by Beneficiary, that this Letter of Credit will not be renewed. (FINAL EXPIRATION DATE NOT LESS THAN 120 DAYS FOLLOWING LEASE EXPIRATION DATE) 

This Letter of Credit is governed by the Uniform Customs and Practice for Documentary Credits (1993 Revision), International Chamber of
Commerce Publication 500. 
  

			
	Very truly yours,
	(Name of Issuing Bank)
		
	By: 	 	 

  

  
 EXHIBIT K 

-3-EX-10.23

 Exhibit 10.23 

SUBLEASE AGREEMENT 
 This
Sublease is made as of December 20, 2012, by and between THE BOARD OF REGENTS OF THE UNIVERSITY OF WASHINGTON, an agency of the State of Washington (“University”) and IMMUNE DESIGN CORP., a Delaware corporation
(“IDC”). 
 Recitals 

A. University is the tenant under a Lease Agreement dated as of December 19, 2005, as amended by that certain First Amendment to
Lease dated April 30, 2007 (collectively, the “Master Lease”), between University as tenant and ARE-EASTLAKE NO. 3, LLC, a Delaware limited liability company (“Master Landlord”) as landlord, covering
space in the building located at 1616 Eastlake Avenue East, Seattle, Washington (the “Building”). A copy of the Master Lease is attached hereto as Exhibit A and incorporated by reference. 

B. Pursuant to the Master Lease, University occupies approximately 19,936 rentable square feet (“RSF”) in Suite 300 on
the 3rd floor of the Building for mixed office and laboratory uses (“Premises”). 

C. IDC desires to sublease from University certain office and laboratory space on the
3rd floor of the Building and University is willing to sublease such space to IDC on the terms and conditions of this Sublease. 

Agreement 
 Therefore, for
good and valuable consideration the receipt and sufficiency of which are hereby acknowledged, University and IDC agree as follows: 
 1.
Definitions. Unless the context indicates otherwise, capitalized terms not defined herein will have the meanings set forth in the Master Lease. 

2. Sublease Premises. 

a. Upon the terms and conditions of this Sublease, University hereby subleases to IDC and IDC hereby subleases from University a portion of
the Premises under the Master Lease (the “Sublease Premises”), consisting of the laboratory and office space on the 3rd floor of the Building which is delineated in red on
Exhibit B attached hereto. For purposes of this Sublease, the Sublease Premises is deemed to contain 11,000 rentable square feet 

b. In addition, University hereby grants IDC a nonexclusive license to use those certain areas delineated in green on Exhibit B as the
“Shared Services Space” and deemed to contain 1,250 RSF. IDC and University shall reasonably cooperate to jointly use the Shared Services Space and IDC’s use of the same shall be subject to such reasonable rules and regulations as
University may from time to time designate in writing. IDC shall pay University for IDC’s share of the Operating Expenses (as defined under the Master Lease) owing by 

 
University for the Shared Services Space under the Master Lease (collectively, the “Share Services Rent”). As of the date of this Sublease, IDC’s share of the Operating
Expenses applicable to the Shared Services Space owing under the Master Lease is Forty-Five and 14/100 percent (45.14%) during the first twelve (12) months of the Term and thereafter Fifty-Five and 18/100 percent (55.18%). IDC shall have
the right to terminate its license of the Shared Services Space at any time upon thirty (30) days prior written notice to University, and upon such termination IDC shall no longer have the right to use such space or the obligation to pay for
IDC’s share of the Operating Expenses owing for the same. IDC shall use the Shared Services Space only for such uses as are permitted in the Sublease Premises pursuant to this Sublease. All obligations of IDC with respect to the Sublease
Premises shall apply equally to the Shared Services Space with the exception of (a) the economic terms set forth above in this paragraph, (b) IDC’s maintenance and repair obligations, and (c) IDC’s indemnification
obligations with respect to the Shared Services Space shall be limited to those matters arising out of the actions of IDC and its employees and invitees of IDC in the Shared Services Space. 

c. Shared Telecommunications Equipment Closet. There is a telecommunications equipment closet (the “Equipment Closet”)
in the Sublease Premises containing the University’s telecommunications equipment (the “UW Equipment”). In order to avoid the unnecessary effort and expense of relocating the UW Equipment, the parties have agreed to share the use of
the Equipment Closet in accordance with the provisions of this subsection. IDC shall be permitted to install its telecommunications equipment in the Equipment Closet in the area(s) not occupied by University’s Equipment. Each party shall be
responsible, to the extent it deems the same appropriate, for installing cages or other security measures to restrict access to its equipment. Neither party shall install any equipment in the Equipment Closet which interferes with the operation of
the other party’s equipment. The parties shall work out reasonable access protocols which address the concerns of each party regarding University’s access to the Equipment Closet. 

3. Term. 
 a.
Subject to earlier commencement pursuant to the following paragraph, the term of this Sublease (“Term”) shall commence on the date (“Commencement Date”) that is the last to occur of (i) February 1, 2013,
(ii) the date that is the earlier of the date on which University substantially completes the Demising Work (as defined below) or would have completed such work but for any delay caused by IDC or any default by IDC under this Sublease, or
(iii) the date of receipt of Master Landlord’s Consent, as provided in Section 25 below, and shall expire on November 30, 2016. Notwithstanding the foregoing, if the Master Lease is terminated, this Sublease, and all of
IDC’s and University’s respective rights and obligations hereunder, shall terminate simultaneously therewith other than those rights and obligations that expressly survive such termination pursuant to this Sublease or the Master Lease.

 b. Notwithstanding the foregoing, IDC shall be entitled to be present on the Sublease Premises during the period of time commencing no
later than January 7, 2013 and ending on the day prior to the Commencement Date (“Early Access Period”), so long as Master Landlord has consented in writing to such early access, for the purpose of installing fixtures,
furniture and equipment (all pursuant to the terms of this Sublease). If IDC so occupies the 

 
Sublease Premises during the Early Access Period, then (i) all provisions of this Sublease other than payment of Base Rent and Additional Rent shall be applicable from and after the date of
IDC’s first occupancy (including, without limitation, indemnification and insurance obligations), and (ii) IDC shall not interfere with University’s Demising Work which may be occurring during Tenant’s Early Access Period and
shall coordinate with University’s activities and comply with University’s reasonable directives. If IDC commences to do business at or from the Sublease Premises prior to the Commencement Date (as defined in the first sentence of the
preceding paragraph), then the “Commencement Date” shall be deemed amended to be the date on which IDC commences such business operations. If the Demising Wall is not complete by March 31, 2013 and the delay is due to
University’s failure to promptly complete the work, not due to factors outside University’s control, IDC shall earn a credit equal to $206.25 per day for each day of delay in completion of the Demising Wall beyond March 31, 2013. IDC
agrees that, during the Early Access Period, University shall be entitled to occasionally use the conference room located in the Sublease Premises for meetings, provided that University and IDC shall work together reasonably and in good faith to
coordinate such use. 
 c. IDC shall have the option to extend the Term to include the month of December 2016 (“December Extension
Option”) on the following terms and conditions. IDC may exercise the December Extension Option only by providing written notice (“IDC’s Notice”) to University no later than June 1, 2016. If IDC timely exercises the December
Extension Option, then (i) all terms and conditions of this Sublease shall apply during such month, including without limitation IDC’s obligation to pay Base Rent to University at the same rate in effect for the immediately preceding
month; (ii) IDC agrees to be solely responsible, at its sole cost, for performing all removal and restoration obligations that are University’s obligation to perform prior to the end of the term of the Master Lease with respect to the
Sublease Premises (“Master Lease Removal Obligations”); and (iii) IDC shall complete the Master Lease Removal Obligations prior to end of the term of the Master Lease. Notwithstanding the foregoing, University agrees that IDC shall
not be required to perform such Master Lease Removal Obligations as Master Landlord may agree to waive, provided that such waived Master Lease Removal Obligations are confirmed prior to the end of term of the Master Lease in a written document
reasonably acceptable to University. Notwithstanding anything to the contrary, (i) IDC shall not be entitled to exercise the December Extension Option if IDC is in default beyond applicable notice and cure periods at the time of exercise; and
(ii) IDC’s exercise of the December Extension Option shall be valid and enforceable only if the same is approved of by Master Landlord in writing within ten (10) days of the date of IDC’s Notice. The Master Lease Removal
Obligations shall not include work on the Shared Services Space or removal of University’s equipment from the Equipment Closet. 

 4. Rent. 

a. Base Rent. Commencing on the Commencement Date, IDC shall pay to University Base Rent for the Sublease Premises as follows: 

 

					
	 Time Period
	  	Base Rent	 
	 Commencement Date – Month 3
	  	$	0.00/month	* 
	 Month 4 – Month 12
	  	$	24,750.00/month	** 
	 Month 13 – Month 24
	  	$	31,166.67/month	  
	 Month 25 – Month 36
	  	$	32,083.33/month	  
	 Month 37 – November 30, 2016
	  	$	33,000.00/month	  

  

	*	University has agreed to conditionally abate Base Rent and Additional Rent owing for the first three (3) months of the Term (“Abated Rent” and “Abatement Period”). For purposes of
example only, if the Commencement Date is February 5, 2013, then the period of Abated Rent shall end on May 4, 2013. The Abated Rent shall be conditioned upon IDC’s full and faithful performance of all the terms, covenants and
conditions of this Sublease to be performed or observed by IDC through the Expiration Date. Upon any default by IDC beyond applicable notice and cure periods, IDC shall not be entitled to any further Abated Rent. 

	**	Base Rent and Additional Rent owing by IDC for the first twelve (12) months of the Sublease Term are based upon 9,000 RSF; provided that IDC shall be entitled to use the entire Sublease Premises during this twelve
(12) month period and all other terms and conditions of this Sublease respect to the entire Sublease Premises shall otherwise apply during such period. 

b. Additional Rent. In addition to the Base Rent, commencing on the third
(3rd) monthly anniversary of the Commencement Date, IDC shall pay to University IDC’s Pro-Rata Share (defined below) of the Operating Expenses and other pass-through costs that
University is required to pay for the Premises under the Master Lease (“Additional Rent”), which will be adjusted from time to time pursuant to the Master Lease. Notwithstanding the foregoing, Additional Rent related only to
University’s or IDC’s operations (such as after-hours HVAC requested by one party or repairs exclusively benefitting the premises of one party) shall be borne solely by the party benefitting from such operations. Notwithstanding the
foregoing or anything to the contrary set forth herein, IDC’s “Pro-Rata Share” for the first twelve (12) months of the Term shall be Forty-Five and 14/100 percent (45.14%). References herein to Additional Rent shall not
include any adjustments (whether rebates or additional amounts owing) applicable to Operating Expenses incurred during periods prior to the Term. 

c. Payment. Base Rent, Additional Rent and, as applicable, Shared Services Rent (collectively, “Rent”) shall be paid
by IDC to University monthly in advance on the first day of each and every calendar month during the Term; provided that the Rent for the first month of the Term for which Base Rent is owed will be paid to University upon execution of this Sublease
and Rent for any partial month will be prorated. All Rent and all other amounts due under this Sublease shall be paid by IDC by wire transfer to such bank account as directed by University from time to time, or as otherwise directed by University
from time to time, in advance without notice, set-off or deduction except as provided herein, in lawful money of the United States. 
 5.
Security Deposit. Simultaneously with its execution of this Sublease, IDC shall deposit with University the sum of Thirty Three Thousand and No/100 Dollars ($33,000.00), which shall be held by University as a security deposit for
IDC’s performance of all of the terms, covenants and conditions of this Sublease (the “Security Deposit”). If IDC defaults under any provision of this Sublease, University may (but shall not be required to) use, apply or retain
all or any part of this Security Deposit for the payment of any amount University may spend by reason 

 
of IDC’s default or to compensate University for any loss or damage University may suffer because of IDC’s default. If any portion of the Security Deposit is so used or applied, IDC
shall, within ten (10) days after written demand, deposit cash with University in an amount sufficient to restore the Security Deposit to its original amount. University is not required to keep the Security Deposit separate from its general
funds, and IDC is not entitled to interest on the Security Deposit. The Security Deposit, or any balance thereof, shall be returned to IDC within sixty (60) days after the later of the expiration of the Sublease Term or the date IDC vacates the
Premises. 
 6. Use. IDC shall use and occupy the Sublease Premises exclusively for laboratory and related office uses
(“Permitted Use”), and for no other purpose without the prior written consent of University, which may be withheld in University’s sole discretion. IDC agrees not to use or permit the use of the Sublease Premises or Shared
Services Space in any manner that would violate the Master Lease or any Federal, state or local laws and regulations. With respect to the Shared Services Space, IDC agrees to comply with such reasonable rules and regulations which University may
from time to time establish, provided that IDC is given a written copy of such rules and regulations. IDC acknowledges and agrees that no animal research or animal subjects are permitted in the Sublease Premises or Shared Services Space. 

7. Furniture and Equipment. 

a. IDC desires to acquire ownership from University of the furnishings, equipment and fixtures of University that are located upon and within
the Sublease Premises at the commencement of the Term (except the furniture and equipment located in Lab 1) as listed on the attached Exhibit C (the “Assets”). Accordingly, effective as of the Commencement Date, in
consideration of $1 and other good and valuable consideration, University agrees to convey to IDC, and IDC agrees to obtain and accept from University, the Assets. The parties acknowledge that the Assets are currently located in the Sublease
Premises. The Assets shall be transferred to IDC according to the following terms and conditions:
 (i) University and IDC shall
execute a Bill of Sale in the form set forth on the attached Exhibit D, which Bill of Sale will transfer the risk, possession and full ownership of the Assets from University to IDC effective as of the Commencement Date. The parties
shall mutually execute and deliver the Bill of Sale within five (5) days following the Commencement Date. 
 (ii) University warrants
that it has good and marketable title to the Assets, free and clear of any liens and encumbrances. EXCEPT FOR THE FOREGOING SENTENCE, NO REPRESENTATION OR WARRANTY OF ANY KIND IS GIVEN REGARDING THE ASSETS OR THEIR CONDITION, INCLUDING BUT NOT
LIMITED TO, MERCHANTABILITY, FITNESS FOR PURPOSE, OR OTHER WARRANTY OF QUALITY, WHETHER WRITTEN, ORAL, EXPRESS OR IMPLIED. 
 (iii) IDC
shall take the Assets AS IS, WHERE IS, WITH ALL DEFECTS. IDC has inspected the Assets to IDC’s satisfaction and confirms that no guarantees or warranties were expressed or implied by University regarding the condition, quality or fitness

 
for any purpose of the Assets. IDC irrevocably and unconditionally waives any claim IDC may have against the University due to any deficiency or lack of conformity of the Assets or any unit
or part thereof. 
 (iv) IDC assumes all responsibility for and risk (other than title and lien risk) related to the Assets as of the
Commencement Date. 
 (v) University shall not be responsible for maintaining, repairing or replacing the Assets at any time prior to or
following the mutual execution and delivery of this Sublease, University agreeing only to refrain from intentionally damaging the Assets. All risk of damage to or deterioration of the Assets prior to or after the Commencement Date shall be
borne by IDC.
 (vi) To the fullest extent permitted by law, IDC hereby irrevocably and unconditionally to defend, indemnify, and hold
harmless University from and against any and all claims, costs, losses, damages, judgments and expenses (including without limitation reasonable attorneys’ fees) arising out of or in connection with any claim of every kind and character,
whether based on (without limitation) contract, strict liability, statutory liability or any other theory under contract, at law or in equity, and where arising from or incident to the Assets on and following the Commencement Date but excluding
claims related to title to the Assets or liens on the Assets.
 (vii) UNDER NO CIRCUMSTANCES WILL UNIVERSITY BE LIABLE TO IDC FOR LOST
PROFITS OR FOR ANY INDIRECT, INCIDENTAL, CONSEQUENTIAL, SPECIAL, PUNITIVE OR EXEMPLARY DAMAGES IN CONNECTION WITH THE TRANSFER OF THE ASSETS, INCLUDING, WITHOUT LIMITATION, LOST PROFITS, LOST DATA, LOST REVENUES, AND LOSS OF BUSINESS OPPORTUNITY,
REGARDLESS OF THE TYPE OF CLAIM AND EVEN IF UNIVERSITY HAS BEEN ADVISED OF THE POSSIBILITY OF SUCH DAMAGES. 
 b. All of IDC’s personal
property of any kind or description, including without limitation, the Assets, shall be at IDC’s sole risk. University shall not be liable for any damage done to or loss of such personal property, injury to person or damage or loss suffered by
the business or occupation of IDC arising from any acts or neglect of co-tenants or other occupants of the Building, or of any other persons. 

c. The Assets shall be removed by IDC as of the end of the Term, except as may be otherwise agreed to by Master Landlord and University, and
any damage caused by such removal shall be repaired by IDC. However, the Labconco Fume Hood(s), and any other Assets that are required by the terms of the Master Lease to be left in the Premises as of the end of the term of the Master Lease, shall
not be removed by IDC at the end of the Term and, as of the end of the Term, the same shall be surrendered by IDC with the Sublease Premises and at such time shall become the property of Master Landlord. University agrees that if Master Landlord
requires the Labconco Fume Hood(s) to be removed as of the end of the term of the Master Lease, such removal shall be performed by University at its cost. However, if IDC remains in the Sublease Premises past the expiration of the Term, then IDC
agrees to be solely responsible for any removal obligations related to all of the Assets, including without limitation the Labconco Fume Hood(s). 

 8. Parking. IDC will be entitled to IDC’s Pro-Rata Share of the parking spaces
allocated to University pursuant to Section 10 of the Master Lease, rounded down to the nearest whole number, which is fourteen (14) spaces. IDC acknowledges that the parking spaces will be in those areas designated for non-reserved
parking for office and laboratory tenants of the Building (but not retail tenants or their customers or visitors of the Building), subject in each case to the terms of the Master Lease and Master Landlord’s rules and regulations. Neither Master
Landlord nor University shall be responsible for enforcing IDC’s parking rights against any third parties, including other tenants of the Building. IDC shall pay, in monthly installments in advance, for each of the parking spaces allocated to
IDC, the fee per parking space required under the Master Lease, which shall be payable at the same time as the Rent pursuant to Section 4 above, and shall be increased from time to time in accordance with Section 10 of the Master
Lease. IDC agrees to cooperate with Master Landlord and University in complying with any transportation plan approved by the City of Seattle. 

9. Master Lease. This Sublease and all of IDC’s rights hereunder are subject and subordinate to all of the terms of the
Master Lease. IDC hereby acknowledges that it has received a copy of the Master Lease, and except as otherwise provided in this Sublease, IDC shall be bound by the Master Lease to the extent appropriate in a sublease context. For example, IDC shall
not be bound by the Rent provisions of the Master Lease. IDC acknowledges that termination of the Master Lease will result in a termination of this Sublease. IDC shall neither do nor permit anything to be done that could cause University to be in
default under the Master Lease or that could cause the Master Lease to be terminated or forfeited and, to the extent permitted by law, IDC shall indemnify and hold University harmless from and against all claims of any kind whatsoever by reason of
any breach or default on the part of IDC by reason of which University may be held in default under the Master Lease or the Master Lease may be terminated or forfeited. University shall neither do nor permit anything to be done that could cause
University to be in default under the Master Lease or that could cause the Master Lease to be terminated or forfeited and, to the extent permitted by law. 

10. Performance of Master Lease. 

a. Subject to IDC’s performance under this Sublease, University hereby agrees to perform all of its obligations under the Master Lease as
and 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. University shall provide IDC with copies of all notices received from Master Landlord under the Master Lease
that pertain to the Sublease Premises or this Sublease or which could affect IDC, such as any notices of default from Master Landlord. 
 b.
University agrees that so long as IDC is not in default under this Sublease after notice and expiration of any applicable cure period, University will: (i) not affirmatively undertake any act or omission that will alter or impair IDC’s
right of quiet enjoyment; (ii) pay rent to Master Landlord under the Master Lease; (iii) promptly deliver to IDC a copy of any and all notices relating to the Sublease Premises or which could affect IDC received by University

 
from Master Landlord or otherwise delivered to University; (iv) not amend the Master Lease in a manner that would adversely affect IDC’s quiet enjoyment and use of the Sublease Premises
without the prior written consent of IDC (which shall not be unreasonably withheld, delayed or conditioned); (v) not voluntarily terminate the Master Lease without the prior written consent of IDC (which may be withheld in IDC’s sole
discretion), notwithstanding any termination right contained within the terms of the Master Lease; and (vi) upon IDC’s reasonable request and when required by this Sublease, the Master Lease or applicable law, take reasonable actions to
promptly seek at IDC’s expense the consent, approval and/or cooperation of Master Landlord to any actions taken by IDC that are permitted under the terms of this Sublease including seeking consents and estoppels from Master Landlord in
connection with any planned sub-subleases by IDC. 
 c. University shall exercise reasonable efforts to obtain the performance of Master
Landlord under the Master Lease for the benefit of IDC under this Sublease including operating services such as after-hours HVAC, maintenance and repairs; provided that IDC acknowledges that University shall have no liability to IDC for any failure
of Master Landlord to perform as required under the Master Lease and IDC hereby waives and releases all claims against University with respect to the same. Upon IDC’s written request and provided that IDC is not in default under this Sublease
after notice and expiration of any applicable cure period, University shall use reasonable efforts to enforce its rights under the Master Lease for IDC’s benefit, including without limitation, giving notices, claims and demands to and on Master
Landlord; provided that IDC reimburses University for the reasonable costs that University reasonably incurs with respect to said efforts to the extent that they are primarily for IDC’s benefit and not also for the benefit of University with
respect to the balance of the Premises. 
 11. Alterations. 

a. IDC shall not make any alterations, additions or improvements to the Sublease Premises (“Alterations”) without the prior
written consent of University and Master Landlord. The consent of University shall not be unreasonably withheld, conditioned or delayed. University has approved the planned alterations described on Exhibit F subject to compliance with the
provisions of this Section 11; provided that IDC shall be responsible for removing and restoring the same prior to the end of the Term, unless otherwise agreed to by Master Landlord. IDC shall be responsible for procuring the consent of
Master Landlord at IDC’s expense (including, without limitation, the planned alterations described on Exhibit F). All alterations, additions or improvements shall be made in strict conformity with, and shall be subject to, the applicable
terms and conditions of the Master Lease. 
 b. University and Master Landlord shall at all reasonable times have the right to inspect all
alterations, additions or improvements in the Sublease Premises (including without limitation any Alterations) and the construction thereof; provided that University and Master Landlord (to the extent so required under the Master Lease) shall comply
with all reasonable confidentiality, safety and health requirements imposed by IDC or its contractors and shall not unreasonably interfere with completion of such alterations, additions or improvements. IDC shall be responsible for one hundred
percent (100%) of any Additional Rent under the Master Lease and any fees or costs that must be paid to Master Landlord in connection with all alterations, additions or improvements performed by or for IDC. 

 c. IDC shall not permit any liens to encumber the Sublease Premises. During the construction of
any alterations, additions or improvements, IDC shall maintain worker’s compensation and such other insurance as is required under the Master Lease or by Master Landlord. 

d. Notwithstanding any provision to the contrary, if Master Landlord requires that IDC remove any Alteration, then IDC shall be responsible,
at IDC’s sole expense, for the removal of any such Alteration installed by IDC and for restoration of the Sublease Premises prior to end of the Sublease Term. 

12. Condition of Sublease Premises. IDC has thoroughly inspected the Sublease Premises and accepts them in their present
condition, AS IS WITH ALL FAULTS and acknowledges and represents that IDC is entering into this Sublease without relying upon any statement, representations or warranty made by the University or by any agent or by any other person except as set
forth herein. IDC and University expressly agree that there are and shall be no implied warranties of merchantability, habitability, fitness for a particular purpose or any other kind arising out of this Sublease, and there are no warranties that
extend beyond those expressly set forth in this Sublease. Notwithstanding the foregoing, University shall at its sole cost and expense (i) demise the Sublease Premises from the Premises (the “Demising Work”) substantially as
shown on the attached Exhibit B (with both parties hereby agreeing to act reasonably with respect to any minor adjustments of such Demising Work as may be reflected in the final plans and specifications for the same); and (ii) deliver
the Sublease Premises to IDC in broom clean condition with all furniture and equipment in good operating condition. 
 13.
University’s Representations and Warranties. University represents and warrants the following to IDC as of the date of this Sublease: (a) the Master Lease is in full force and effect, (b) the document attached hereto as
Exhibit A is a true, accurate and complete copy of the Master Lease and any amendments thereto; (c) to the best of University’s knowledge, neither Master Landlord nor University is in default under the Master Lease and no event
has occurred which with the passage of time, would become such a default, and (d) the current monthly rate for parking spaces is $125 per space, (e) the monthly Additional Rent due under the Master Lease is currently $25,427.69, and
(f) the current expiration date of the Master Lease is December 31, 2016. As used in the prior sentence, “to the best of University’s knowledge” means to the best knowledge of Jeremy Eknoian (Manager, Internal Operations,
University of Washington Real Estate Office), without specific investigation or inquiry. 
 14. Operating Rules. To the extent
permitted by law, IDC agrees to comply with (i) all reasonable rules, regulations, policies and procedures promulgated by University for use of the Shared Services Space that University notifies IDC in writing are or will be applicable to the
Shared Services Space, as such policies and procedures may be amended from time to time, but only to the extent copies of such rules, regulations, policies and procedures (and any amendments thereto) have been provided to IDC; (ii) all laws,
regulations and codes, including without limitation building, fire and safety codes, relating to IDC’s use of the Sublease Premises 

 
or Shared Services Space or IDC’s use, care and maintenance of the laboratories in the Sublease Premises or Shared Services Space, as applicable; and (iii) all rules and regulations of
Master Landlord applicable to the Sublease Premises or Shared Services Space which have been provided to IDC by University or Master Landlord. IDC further agrees to permit periodic inspections of the Sublease Premises by University staff and all
regulatory personnel at any time during normal operating hours, subject to reasonable advance notice and all reasonable confidentiality, safety and health requirements imposed by IDC. 

15 Insurance. 
 a.
IDC, at its sole cost and expense, shall procure and keep in force throughout the Term of this Sublease commercial general liability and other insurance to the same extent required of University under and in full compliance with all requirements of
Article 17 of the Master Lease. The commercial general liability policy shall name the Landlord Parties (and such other parties as may be required under Article 17 of the Master Lease) and University as additional insureds. Copies of certificates of
insurance evidencing such coverage shall be delivered to University by IDC prior to the Commencement Date and upon each renewal of said insurance. 

b. IDC assumes the risk of damage to any of its fixtures, goods, inventory, merchandise, equipment, leasehold improvements and other personal
property, and neither University nor Master Landlord shall be liable for injury to Subtenant’s business or any loss of income therefrom, relative to such damage. University assumes the risk of damage to any of its fixtures, goods, inventory,
merchandise, equipment, leasehold improvements and other personal property, and IDC shall not be liable for injury to University relative to such damage. 

d. University and IDC each release and relieve the other, and waive their entire rights of recovery for loss or damage to property located
within or constituting a part or all of the Premises to the extent that the loss or damage is covered by (a) the injured party’s insurance, or (b) the insurance the injured party is required to carry under this Section 15
or the Master Lease, whichever is greater. This waiver applies whether or not the loss is due to the negligent acts or omissions of University or IDC, or their respective officers, directors, employees, agents, contractors, or invitees. Each of
University and IDC shall have their respective property insurers endorse the applicable insurance policies to reflect the foregoing waiver of claims, provided, however, that the endorsement shall not be required if the applicable policy of insurance
permits the named insured to waive rights of subrogation on a blanket basis, in which case the blanket waiver shall be acceptable 
 16.
Taxes. To the extent that University believes that University and/or Master Landlord may be exempt from payment of real and personal property taxes with respect to the Premises because the Premises are being used for medical research, or
for any other reason, IDC and University agree to work cooperatively and in good faith to encourage Master Landlord to seek necessary exemptions from the Washington State Department of Revenue so that University and IDC will not be required to pay
as part of their portion of Operating Expenses, costs associated with real or personal property taxes with respect to this Sublease or the Sublease Premises. 

 17. Indemnification. IDC shall indemnify, defend and hold harmless University from
any claim, liability or suit, including attorney fees, on behalf of any party for injury or damage occurring (i) in or about the Sublease Premises, except to the extent such damage is caused by the negligence or intentional act of University,
its agents, employees or invitees, or (ii) in the Building or upon the property in which the Building lies, but outside the Sublease Premises, to the extent such damage is caused by IDC’s negligence or intentional misconduct, or that of
its agents, employees, customers, clients, contractors or invitees. The indemnification obligations contained in this Section 17 shall not be limited by any worker’s compensation, benefit or disability laws, and IDC agrees to waive
any immunity that IDC may have under the Industrial Insurance Act, Title 51 RCW and similar worker’s compensation, benefit or disability laws. UNIVERISITY AND IDC ACKNOWLEDGE BY THEIR EXECUTION OF THIS SUBLEASE THAT THE INDEMNIFICATION
PROVISIONS CONTAINED IN THIS SUBLEASE (SPECIFICALLY INCLUDING BUT NOT LIMITED TO THOSE RELATED TO WORKER’S COMPENSATION BENEFITS AND LAWS) WERE SPECIFICALLY NEGOTIATED BY THE UNIVERSITY AND IDC. 

18. 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 Sublease Premises, the
Premises or the Building, 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). The term “Governmental Authority” shall not be interpreted to include University. 

b. Prohibition/Compliance. IDC shall 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 Sublease Premises, the Premises or the Building in violation of this Sublease, the Master Lease or applicable Environmental Requirements by IDC or any of its or its
agents, employees, contractors or invitees (“IDC Party”). If IDC breaches the obligation stated in the preceding sentence, or if IDC’s acts or omissions result in contamination of the Sublease Premises, the Premises, the
Building or any adjacent property or if contamination of the Sublease Premises, the Premises, the Building 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 Sublease Premises by anyone other than Master Landlord or University or their employees, agents, contractors or invitees otherwise occurs during the Sublease Term or any 

 
holding over, IDC hereby indemnifies and shall defend and hold University, 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 Sublease Premises, the Premises or the Building or the loss of, or restriction on, use of the Sublease Premises, the Premises or any portion of the Building), 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 University and Master Landlord by IDC 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 Sublease Premises. Without
limiting the foregoing, if the presence of any Hazardous Materials on the Sublease Premises, the Premises, the Building or any adjacent property, caused by IDC or any IDC Party results in any contamination of the Sublease Premises, the Building or
any adjacent property, IDC shall promptly take all actions at its sole expense and in accordance with applicable Environmental Requirements as are necessary to return the Sublease Premises, the Premises, the Building or any adjacent property, to the
condition existing prior to the time of such contamination, provided that University’s and Master Landlord’s approval of such action shall first be obtained, which approval shall not unreasonably be withheld by the University so long as
such actions would not potentially have any material adverse long-term or short-term effect on the Sublease Premises, the Premises or the Building. 

c. Business. University acknowledges that it is not the intent of this Section 18 to prohibit IDC from using the
Sublease Premises for the Permitted Use. IDC 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 and the Master Lease. As a material inducement to University to allow IDC to use Hazardous Materials in connection with its business, IDC agrees to deliver to University prior to the Commencement Date a list identifying each type of
Hazardous Material to be brought upon, kept, used, stored, handled, treated, generated on, or released or disposed of from, the Sublease 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 Sublease Premises (“Hazardous Materials List”). IDC shall deliver to University an updated Hazardous Materials
List at least once a year (or as required by the Master Lease) 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
Sublease Premises. IDC shall deliver to University 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 Building (provided, said installation of tanks shall only be permitted after University has given IDC its written consent to do so, which consent may be withheld in
University’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 Building for the closure of any
such tanks; and a Surrender Plan as required by Section 28 of the Master Lease. IDC is not required, however, to provide University 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 University with information which could be detrimental to IDC’s business should such information become
possessed by IDC’s competitors. 
 d. Testing. At any time, and from time to time, prior to the expiration or earlier
termination of the Term, University shall have the right to conduct appropriate tests of the Sublease Premises and the Building to determine if contamination has occurred as a result of IDC’s use of the Sublease Premises. In connection with
such testing, upon the request of University, IDC shall deliver to University or its consultant such non-proprietary information concerning the use of Hazardous Materials in or about the Sublease Premises by
IDC or any IDC Party. If contamination has occurred for which IDC is liable under this Section 18 (“IDC Contamination”), IDC shall pay all costs to conduct such tests. If no IDC Contamination is found, University shall
pay the costs of such tests. University shall provide IDC with a copy of all third party, non-confidential reports and tests of the Sublease Premises made by or on behalf of University during the Term without representation or warranty and subject
to a confidentiality agreement. IDC shall, at its sole cost and expense, promptly and satisfactorily remediate any IDC Contamination identified by such testing in accordance with all Environmental Requirements. University’s receipt of or
satisfaction with any environmental assessment in no way waives any rights which University may have against IDC. 
 e. IDC’s
Obligations. IDC’s obligations under this Section 18 shall survive the expiration or earlier termination of this Sublease. 

19. Successors and Assigns. IDC shall not assign this Sublease, or sublet the Sublease Premises in whole or in part, or
otherwise transfer or hypothecate this Sublease or all or any part of the Sublease Premises without the prior written consent of University, which shall not be unreasonably withheld, conditioned or delayed, and the prior written consent of Master
Landlord. Any of the foregoing acts without University’s prior written consent shall be void and shall at the option of University terminate this Sublease. Approval by University of any assignment or subleasing shall not release IDC from its
obligations under this Sublease, nor shall such consent constitute consent to any other or additional assignment or subleasing. In connection with any assignment or sublease by IDC, IDC shall provide an original fully signed assignment and
assumption or sublease document to University in a form reasonably acceptable to University. University shall have the right to one-half of any profit created by an assignment or sublease by IDC after IDC has been reimbursed for the reasonable
expenses incurred by IDC in connection with such assignment or sublease. The assignment or sublease profit shall mean 

 
the net profit to IDC after deducting reasonable and customary expenses, including but not limited to tenant improvements, free rent, moving cost reimbursements or other concessions and brokerage
fees, legal fees, architecture fees and other transaction costs and expenses of any supplies or services provided to any subtenant, directly incurred by IDC attributable to the assignment or sublease. Notwithstanding the foregoing, IDC acknowledges
that Master Landlord shall be entitled to any Excess Rent as set forth in the Master Lease. Subject to the foregoing, this Sublease shall be binding upon and inure to the benefit of the legal representatives, successors and assigns of the parties.

 20. Nondiscrimination. University and IDC 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 (a) Presidential Executive Order 11246, as amended, including the Equal
Opportunity Clause contained therein; (b) 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; (c) the
Americans with Disabilities Act of 1990, as amended; and (d) Title VI of the Civil Rights Act of 1964. University and IDC 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. 

21. Default. 

a. Default by IDC. If IDC (i) fails to make payment of any sum to be paid by IDC under this Sublease for three
(3) business days following receipt of University’s written notice to IDC of such failure to pay, or (ii) fails to perform any of the other covenants or conditions that IDC is required to observe and perform under this Sublease for
thirty (30) days following University’s written notice to IDC of such failure to perform or such longer period of time as may be necessary provided IDC has commenced to cure and is diligently pursuing the same, then University may treat
the occurrence of any one or more of the foregoing events as a default by IDC under this Sublease. 
 b. University Remedies.
If IDC commits a default under this Sublease, University may do any one or more of the following, in addition to pursuing its remedies under law or the Master Lease: 

(i) Cure the default and charge the costs to IDC, in which case IDC shall pay such costs as additional rent promptly on demand. 

(ii) Terminate this Sublease. 

(iii) Enter and take possession of the Sublease Premises and remove IDC and all other persons and any property from the Sublease Premises,
with process of law. 

 (iv) Hold IDC liable for and collect rent and other indebtedness owed by IDC to University or
rent that would have accrued during the remainder of the term had there been no default, less any sums University receives by reletting the Sublease Premises. 

(v) Hold IDC liable for that part of the following sums paid by University that are attributable to the remainder of the term: 

(a) Customary broker’s fees incurred by University in reletting part or all of the Sublease Premises; 

(b) The cost of removing and storing IDC’s property; 

(c) The cost of repairs and alterations reasonably necessary to put the Sublease Premises in a condition reasonably acceptable to a new
subtenant; and 
 (d) Other necessary and reasonable expenses incurred by University in enforcing its remedies. 

22. 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, when signed for or when delivery is refused if mailed, or when sent by facsimile transmission if
confirmation is received. Notwithstanding the foregoing, any notice or other communication to Master Landlord shall be given only in accordance with the Master Lease. 
  

			
	 If to IDC, to:
	  	Immune Design Corp.
		  	1124 Columbia Street, Suite 700
		  	Seattle, WA 98104
		
		  	Attn: Paul Rickey
		
	 If to University, to:
	  	US Real Estate
		  	Campus Box 359446
		  	Seattle, WA 98195-9446
		  	___________________________
		  	Attn: ______________________

 23. University’s Entry. Except as otherwise provided herein, University and its agents,
except in the case of emergency or other imminent danger thereof to the Sublease Premises or the Building or their occupants, or by consent of IDC or its employees, shall provide IDC with one business days’ notice prior to entry onto the
Sublease Premises; any entry by University and its agents shall not impair IDC’s operations more than reasonably necessary and IDC shall have the right to have an employee accompany University at all times that University is present on the
Sublease Premises. 

 24. Disputes. This Sublease shall be governed by the laws of the State of
Washington. IDC 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 shall 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 shall be entitled to recover its costs and expenses incurred, including reasonable
attorneys’ fees. 
 25. 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 (the “Master Landlord’s Consent”). If Master Landlord’s Consent is not received within thirty (30) days of the mutual execution and
delivery of this Sublease, either party hereto may terminate this Sublease upon written notice to the other party given prior to the receipt of Master Landlord’s Consent. 

26. Surrender of Sublease Premises. IDC shall, on or before 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 IDC in the Sublease Premises, and surrender to University the Sublease Premises broom clean in good order, condition and state of repair,
reasonable wear and tear excepted. All surrender obligations of University under Section 28 of the Master Lease shall apply equally to IDC with respect to its surrender of the Sublease Premises, including without limitation the obligation to
surrender the Sublease Premises free of Hazardous Materials and to deliver the Surrender Plan and perform all actions and obligations set forth in the Surrender Plan as the same pertain to the Sublease Premises; provided that IDC shall have no
obligation to remove (a) any alterations to the Sublease Premises made prior to the Commencement Date, or (b) any Hazardous Materials present in the Sublease Premises other than IDC Contamination. Without limiting the foregoing, IDC shall
repair any damage to the Sublease Premises caused by the removal of any of its furniture, furnishings, personal property, equipment or fixtures, including, without limitation, the Assets. 

27. Intentionally Deleted.  

28. Casualty and Condemnation. Under certain circumstances described in the Master Lease, either Master Landlord or University
may terminate the Master Lease if there is a fire or other casualty damaging the Building or the Sublease Premises, or if there is a condemnation affecting the Building. Any such termination shall automatically terminate this Sublease. Rent will
abate in proportion to the loss of use of the Sublease Premises caused by fire or other casualty to the extent University is entitled to the same under the Master Lease. 

29. Estoppel Certificate. Upon University’s request, at any time and from time to time, IDC shall execute and deliver to
University a commercially reasonable estoppel in favor of 

 
Master Landlord or University in accordance with and subject to the terms of Section 23 of the Master Lease. Upon IDC’s request, at any time and from time to time, University shall
execute and deliver to IDC a commercially reasonable estoppel in favor of IDC and any assignee or subtenant of IDC in accordance with and subject to the terms of Section 23 of the Master Lease. 

30. Holding Over. If IDC holds over after expiration or termination of this Sublease without written consent of University
(which consent may be withheld in University’s sole judgment), IDC shall pay two (2) times the Base Rent in effect during the last month hereof and all other charges due hereunder for each month or any part thereof of any such holdover
period. No holding over by IDC after the term of this Sublease shall operate to extend the Sublease Term. In the event of any unauthorized holding over, IDC shall indemnify, defend and hold harmless University against all costs and claims for
direct, indirect and/or consequential damages, including, without limitation, any claims for damages by Master Landlord or by any other tenant to whom Master Landlord may have leased all or any part of the Sublease Premises. 

31. Brokerage. IDC and University each represents and warrants that it has not dealt with any real estate broker in connection
with this transaction other than Matt Christian of Cushman & Wakefield, who represents University, and Brandon Weber of CBRE, Inc., who represents IDC (collectively, the “Brokers”). University and IDC agree to indemnify and hold
harmless the other with respect to claims of any real estate broker or finder for commissions or fees in connection with this Sublease arising from their respective actions, other than the Brokers set forth above. 

32. Signage. Any interior signage on the directory tablet for IDC installed by Master Landlord shall be at the sole cost and
expense of University and shall otherwise be subject to the provisions of Section 38 of the Master Lease. 
 33. Intentionally
Deleted. 
 34. Right of First Offer. University hereby grants IDC an ongoing right of first offer (“Expansion
Space ROFO”) with respect only to the five (5) areas delineated in orange on the attached Exhibit E (“Expansion Spaces”) and referred to individually as Lab 4 (1,470 RSF), BSL III Suite (528 RSF), Office 300X (150
RSF), Office 300W (150 RSF) and Dark Room 300 LL (112 RSF), on the following terms and conditions. At such time as University intends to offer one or more of the Expansion Spaces for sublease, University shall so notify IDC (“Expansion Space
ROFO Notice”), which notice shall include the designation of the portions of the Expansion Spaces being offered (“Offered Space”) and the date on which such space shall be available for sublease. IDC shall have five
(5) business days from receipt of such notice to notify University that IDC agrees to sublease the Offered Space to be effective on the date set forth in the Expansion Space ROFO Notice and otherwise as set forth herein. If IDC timely exercises
its Expansion Space ROFO, then the Offered Space shall be added to the Sublease Premises as of the date set forth in the Expansion Space ROFO on all of the terms and conditions of this Sublease and the parties shall enter into an amendment to this
Sublease within twenty (20) days of IDC’s timely exercise. The Base Rent payable by IDC to University for the Offered Space shall be at the same per RSF rate then applicable to the balance of the Sublease Premises and Subtenant’s
Pro-rata Share of Additional Rent shall be correspondingly adjusted. If IDC 

 
does not timely exercise its rights under this paragraph and enter into a sublease for the Offered Space as provided in the preceding sentence, University shall be free to sublease such space to
another occupant. This Expansion Space ROFO may not be exercised by (a) any sublessee of IDC or (b) any assignee of IDC which is not a result of an acquisition of or merger with IDC, and shall be exercisable by IDC only if IDC is not then
in default under this Sublease beyond applicable notice and cure periods. Notwithstanding anything to the contrary, any exercise by IDC of the Expansion Space ROFO shall be contingent upon receiving Master Landlord’s written consent to the
sublease of the Offered Space by IDC. 
 35. General. This Sublease and the Master Landlord’s Consent 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 shall 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. 

36. Confidentiality. 

a. University and IDC will be working in the Premises and Sublease Premises, respectively, in a laboratory and office environment where access
to proprietary information may intentionally or unintentionally occur. In connection with this environment, University and IDC may intentionally or unintentionally disclose to each other certain confidential technical and business information, which
both parties desire the other party to treat as confidential. 
 b. “Confidential Information” means any information
disclosed to either party (“Recipient”) by the other party (“Disclosing Party”), either directly or indirectly in writing, orally or by inspection of tangible objects, including without limitation documents,
prototypes, samples and plans and equipment. Confidential Information shall not, however, include any information which Recipient can establish (i) was publicly known and made generally available in the public domain prior to the time of
disclosure to Recipient; (ii) becomes publicly known and made generally available after disclosure to Recipient by Disclosing Party through no action or inaction of Recipient; or (iii) Recipient establishes by competent proof was in its
possession at the time of disclosure by Disclosing Party and was not acquired, directly or indirectly, from the Disclosing Party as shown by Recipient’s files and records immediately prior to the time of disclosure. 

c. Neither Recipient shall use any Confidential Information of the other party for any purpose. Neither Recipient shall disclose any
Confidential Information of the other party to third parties or to employees of Recipient, except to those employees who are required to have the information in order to evaluate or engage in discussions concerning the restricted nature of the
information. Neither Recipient shall reverse engineer, disassemble or decompile any prototypes, software or other tangible objects which embody Disclosing Party’s Confidential Information and which are provided to Recipient hereunder. 

 d. Recipient agrees that it shall take all reasonable measures to protect the secrecy of and
avoid disclosure and unauthorized use of the other party’s Confidential Information. Without limiting the foregoing, Recipient shall take at least those measures that Recipient takes to protect its own most highly confidential information and
shall have all of its employees sign a non-use and non-disclosure agreement in content substantially similar to the provisions hereof, prior to the employee being provided access to applicable Premises. Recipient shall not make any copies of the
other party’s Confidential Information unless the same are previously approved in writing by the Disclosing Party. Recipient shall reproduce Disclosing Party’s proprietary rights notices on any such approved copies, in the same manner in
which such notices were set forth in or on the original. Recipient shall immediately notify Disclosing Party in the event of any unauthorized use or disclosure of the Confidential Information. 

37. Waiver of Consequential Damages. Notwithstanding anything in this Sublease to the contrary, each party hereby waives its
rights to seek indirect or consequential damages with respect to violations of this Sublease. However, the waiver in the prior sentence shall not apply to, and IDC shall be liable to University for, any indirect or consequential damages owing by
University to Master Landlord under the Master Lease to the extent such damages are caused by or owing due to the negligence, action or inaction of IDC. The parties agree that if the Master Lease terminates due to a default by University under the
Master Lease that is not caused by the negligence, action or inaction of IDC or IDC’s agents, contractors, employees, officers, directors, invitees or sub-subtenants, that IDC’s out of pocket, reasonable costs incurred in connection with
relocation to replacement space and any higher occupancy costs at the replacement space for the remainder of the Sublease term represent actual damages, not consequential damages and that University’s obligations to pay such actual damages
shall survive termination of this Sublease. 

 Executed as of the date first written above. 

 

									
	IDC:	  		  	University:
			
	IMMUNE DESIGN CORP.	  		  	BOARD OF REGENTS OF THE UNIVERSITY OF WASHINGTON
					
	By:	  	 /s/ J. Paul Rickey
	  		  	By:	  	 /s/ Jeanette Henderson

	Name:	  	J. Paul Rickey	  		  	Name:	  	Jeanette Henderson
	Its:	  	VP, Finance	  		  	Its:	  	Director of Real Estate
				
		  		  		  	Approved as to form:
		  		  		  	          

		  		  		  	          

		  		  		  	Special Assistant Attorney General

 Exhibit A 

Master Lease 
 FIRST
AMENDMENT TO LEASE AGREEMENT 
 This FIRST AMENDMENT TO LEASE (this “First Amendment”) is made
as of April 30, 2007, by and between ARE-EASTLAKE AVENUE NO. 3, LLC, a Delaware limited liability company (“Landlord”), and THE BOARD OF THE REGENTS OF THE UNIVERSITY OF WASHINGTON, an agency of the State of
Washington (“Tenant”). 
 RECITALS 

A. Landlord and Tenant entered into that certain Lease Agreement dated as of December 19, 2005 (“Lease”).
Pursuant to the Lease, Tenant leases from Landlord certain premises, containing approximately 19,936 square feet, located at 1616 Eastlake Avenue East, Seattle, Washington 98102, as more precisely described in the Lease. Capitalized terms used
herein without definition shall have the meanings defined for such terms in the Lease. 
 B. Landlord and Tenant desire, subject to
the terms and conditions set forth herein, to amend the Lease to amend the annual Base Rent Adjustment Date. 
 NOW, THEREFORE, in
consideration of the foregoing Recitals, which are incorporated herein by this reference, the mutual promises and conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Landlord and Tenant hereby agree as follows: 
  

	1.	Base Rent Adjustment Date. From and after the date hereof, the first sentence of Section 4(b) of the Lease is hereby deleted in its entirety and replaced with the following: 

“In addition, Base Rent shall be increased on January 1st of each calendar year during the Term of this Lease (each an
“Adjustment Date”) by multiplying the Base Rent payable immediately before such Adjustment Date by the Rent Adjustment Percentage and adding the resulting amount to the Base Rent payable immediately before such Adjustment
Date.” 
  

	2.	Broker. Landlord and Tenant each represents and warrants that it has not dealt with any broker, agent or other person (“Broker”) in connection with the transaction reflected
in this First Amendment and that, no party brought about this transaction. Landlord and Tenant each hereby agree to indemnify and hold the other harmless from and against any claims by any party 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. 

  

	3.	Miscellaneous. 

 (a) This First Amendment is the entire agreement between
the parties with respect to the subject matter hereof and supersedes all prior and contemporaneous oral and written agreements and discussions. This First Amendment may be amended only by an agreement in writing, signed by the parties hereto. 

(b) This First Amendment is binding upon and shall inure to the benefit of the parties hereto, their respective agents, employees,
representatives, officers, directors, divisions, subsidiaries, affiliates, assigns, heirs, successors in interest and shareholders. 

 (c) This First Amendment may be executed in any number of counterparts, each of which shall be
deemed an original, but all of which when taken together shall constitute one and the same instrument. The signature page of any counterpart may be detached therefrom without impairing the legal effect of the signature(s) thereon provided such
signature page is attached to any other counterpart identical thereto except having additional signature pages executed by other parties to this First Amendment attached thereto. 

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

[Signatures are on the next page.] 

 IN WITNESS WHEREOF, the parties hereto have executed this First 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

		  		  		  	 Name: Jennifer Pappas

		  		  		  	 Its: V.P & Assistant Secretary

		
	 TENANT:
	  	THE BOARD OF THE REGENTS OF THE UNIVERSITY OF WASHINGTON, an agency of the State of Washington
		
		  	By: /s/ Jeanette L. Henderson
		  	Name: Jeanette L. Henderson
		  	Its: Director of Real Estate

 LEASE AGREEMENT 

THIS LEASE AGREEMENT (this “Lease”) is made this 19th day of December,
2005, between ARE-EASTLAKE AVENUE NO. 3, LLC, a Delaware limited liability company (“Landlord”), and THE BOARD OF THE REGENTS OF THE UNIVERSITY OF WASHINGTON, an agency of the State of Washington
(“Tenant”). 
  

			
	Building:	  	1616 Eastlake Avenue East, Seattle, Washington 98102
		
	Premises:	  	That portion on the 3rd floor of the Building known as Suite 300, containing approximately 19,936 rentable square feet, as determined by Landlord, as shown on Exhibit
A.
		
	Project:	  	The real property on which the building (the “Building”) in which the Premises are located, together with all improvements thereon and appurtenances thereto as described on Exhibit B.
		
	Base Rent:	  	$33.00 per rentable square foot per year, subject to adjustment as provided for in Section 4 hereof

 Rentable Area of Premises: 19,936 sq. ft. 

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

Tenant’s Share of Operating Expenses: 12.05% 

Security Deposit: $0 
 Target Completion
Date: October 1, 2006 
 Rent Adjustment Percentage: Greater of 3% or the CPI Adjustment Percentage not to exceed 6% 

 

			
	 Base Term:
	  	Beginning on the Commencement Date (as defined in Section 2) and ending 120 months from the first day of the first full month following the Rent Commencement Date (as defined in Section 2) hereof.
		
	 Permitted Use:
	  	Research and development laboratory, related office and other related uses consistent with the character of the Project and otherwise in compliance with the provisions of Section 7 hereof.
		
	 Address for Rent Payment:
 385 E.
Colorado Boulevard, Suite 299
 Pasadena, CA 91101
 Attention:
Accounts Receivable
	  	 Landlord’s Notice Address:
 385
E. Colorado Boulevard, Suite 299
 Pasadena, CA 91101

Attention: Corporate Secretary

		
	 Tenant’s Notice Address:
 University
of Washington
 Real Estate Office
 400 Skinner Building

1326 Fifth Avenue
 Seattle, Washington 98101
	  	

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

 

			
	 [X] EXHIBIT A — PREMISES DESCRIPTION
	  	[X] EXHIBIT B — DESCRIPTION OF PROJECT
	 [X] EXHIBIT C — WORK LETTER
	  	[X] EXHIBIT D — COMMENCEMENT DATE
	 [X] EXHIBIT E — RULES AND REGULATIONS
	  	[X] EXHIBIT F — TENANT’S PERSONAL PROPERTY
	 [X] EXHIBIT G — PARKING REQUIREMENT
	  	

 1. Lease of Premises. 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. The parties intend that Tenant’s leasehold estate and Tenant’s right to possession of the Premises shall exist from and after the date of execution and
delivery of this Lease by the parties, subject to the contractual provisions of this Lease with respect to Landlord’s right to enter the Premises to perform Landlord’s Work (as defined below). Landlord and its contractors, subcontractors
and agents shall have the right of access to the Premises at all times prior to the Completion Date for the purpose of performing Landlord’s Work. Notwithstanding the occurrence of the Commencement Date, Tenant’s obligations with respect
to the maintenance of the Premises (including, without limitation, pursuant to Section 13 hereof) and the payment of Operating Expenses shall not commence until the Rent Commencement Date (as hereinafter defined). The portions of the
Project which are for the non-exclusive use of tenants of the Project are 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. Landlord shall, as part of Operating Expenses (as defined below), maintain the Common Areas in good condition and in compliance with all applicable Legal Requirements (as
defined below). 
 2. Commencement Date and Term. Landlord shall use reasonable efforts to Substantially Complete the Premises on or
before the Target Completion Date. If Landlord fails to Substantially Complete Landlord’s Work on or before the Target Completion Date, 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 fails to Substantially Complete Landlord’s Work on or before 90 days after the Target Completion Date for any reason other than Force Majeure Delays and Tenant Delays, this Lease may be
terminated by Landlord or Tenant by written notice to the other, and if so terminated by either: 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. As used herein, the terms “Landlord’s Work,” “Tenants’ Work,” “Force Majeure Delays,” “Tenant Delays,” “Certified Undelayed
Completion Date,” “Change Requests” and “Substantially Completed” shall have the meanings set forth for such terms in the Work Letter. If neither Landlord nor Tenant elects to void this Lease within 5
business days of the lapse of such 90 day period following the Target Completion Date, such right to void this Lease shall be waived and this Lease shall remain in full force and effect. 

The “Commencement Date” shall be the date of the execution and delivery of this Lease. The “Rent Commencement
Date” shall be the earlier of to occur of (i) the date of the Substantial Completion of Landlord’s Work, and (ii) the Certified Undelayed Completion Date. 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 “Acknowledgement 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 above on the first page
of this Lease. 

 Except as set forth in this Lease and the Work Letter: (i) other than latent defects
reported by Tenant to Landlord in writing within 180 consecutive days after the Commencement Date, Landlord shall have no obligation for any defects in the Premises; and (ii) when Landlord’s Work is Substantially Complete, Tenant shall,
subject to any punch list items, accept Landlord’s Work. 
 For the period of 180 consecutive days after the Commencement Date,
Landlord shall, at its sole cost and expense (which shall not constitute an Operating Expense), be responsible for any repairs that are required to be made to the Building or Building Systems (as defined in Section 13), unless Tenant was
responsible for the cause of such repair, in which case Tenant shall pay the cost. 
 Tenant agrees and acknowledges that neither Landlord
nor any agent of Landlord has made any representation or warranty with respect to the condition of all or any portion of the Premises or the Project, and/or the suitability of the Premises or the Project for the conduct of Tenant’s business,
and Tenant waives any implied warranty that the Premises or the Project are suitable for the Permitted Use. This Lease constitutes the complete agreement of Landlord and Tenant with respect to the subject matter hereof and supersedes any and all
prior representations, inducements, promises, agreements, understandings and negotiations which are not contained herein. Landlord in executing this Lease does so in reliance upon Tenant’s representations, warranties, acknowledgments and
agreements contained herein. 
 3. Rent. 

(a) Base Rent. The first month’s Base Rent shall be due and payable on delivery of an executed copy of this Lease to Landlord.
Commencing on the Rent Commencement Date, Tenant shall pay to Landlord in advance, without demand, abatement, deduction or set-off, equal monthly installments of Base Rent in the amounts set forth on the first page of this Lease on or before the
first day of each calendar month during the Term hereof, in lawful money of the United States of America, at the office of Landlord for payment of Rent set forth above, or to such other person or at such other place as Landlord may from time to time
designate in writing. Payments of Base Rent for any fractional calendar month shall be prorated. The obligation of Tenant to pay Base Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent obligations.
Tenant shall have no right at any time to abate, reduce, or set-off any Rent (as defined in Section 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), 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) Tenant Improvement Allowance. Base Rent shall be increased as of the Rent Commencement Date by an amount equal to $0.15858 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) of the Work Letter. For example, if the entire Additional Tenant Improvement Allowance was

 
disbursed by Landlord, the initial annual Base Rent on a per rentable square foot basis would be $83.75. The portion of Base Rent attributable solely to the Additional Tenant Improvement
Allowance shall not be subject to the annual adjustment provided for in Section 4(b) below. 
 (b) Increase Based Upon Rent
Adjustment Percentage. In addition, Base Rent shall be increased on each annual anniversary of the Rent Commencement Date during the Term of this Lease (each an “Adjustment Date”) by multiplying the Base Rent payable immediately
before such Adjustment Date by the Rent Adjustment Percentage and adding the resulting amount to the Base Rent payable immediately before such Adjustment Date. Base Rent, as so adjusted, shall thereafter be due as provided herein. Base Rent
adjustments for any fractional calendar month shall be prorated. “CPI Adjustment Percentage” means (i) 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 Adjustment Date occurs, and the denominator of which shall be the Index for the calendar month 3 months before the last 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 Term of this Lease, less (ii) 1.00. “Index” means the “Consumer Price Index-All Urban Consumers-Seattle, Tacoma, Bremerton WA 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, subject to Tenant’s approval, which shall not be unreasonably withheld, conditioned or delayed. 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. 
 (c) Certified Undelayed Completion Date. If the actual
Completion Date occurs after the Certified Undelayed Completion Date (as provided in Section 3(e) of the Work Letter), Tenant shall pay Landlord as additional first month’s Base Rent an amount equal to the Base Rent Tenant would
have paid if the Rent Commencement Date began on the Certified Undelayed Completion Date. 
 5. Operating Expense Payments. Landlord
shall deliver to Tenant a written estimate of Operating Expenses for each calendar year during the Term (the “Annual Estimate”), which may be revised by Landlord from time to time during such calendar year. During each month of the
Term, on the same date that Base Rent is due, Tenant shall pay Landlord an amount equal to 1/12th of Tenant’s Share of the Annual Estimate. Payments for any fractional calendar month shall be
prorated. 
 The term “Operating Expenses” means all actual and reasonable costs and expenses of any kind or
description whatsoever incurred or accrued each calendar year by Landlord with respect to the Project (including, without duplication, Taxes (as defined in Section 9), reasonable reserves consistent with good business practice for future
repairs and replacements, capital repairs and improvements amortized over the lesser of 7 years and the useful life of such capital items, and the costs of Landlord’s third party property manager or, if there is no third party property manager,
administration rent in the amount of 3.0% of Base Rent), excluding only: 

 (a) the original construction costs of the Project and renovation prior to the date of the Lease
and costs of correcting defects in such original construction or renovation; 
 (b) capital expenditures for expansion of the Project; 

(c) interest, principal payments of Mortgage (as defined in Section 27) debts of Landlord, financing costs and amortization of
funds borrowed by Landlord, whether secured or unsecured and all payments of base rent (but not taxes or operating expenses) under any ground lease or other underlying lease of all or any portion of the Project; 

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

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

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

(g) completing, fixturing, improving, renovating, painting, redecorating or other work, which Landlord pays for or performs for other tenants
within their premises, and costs of correcting defects in such work; 
 (h) costs of utilities outside normal business hours sold to tenants
of the Project; 
 (i) costs to be reimbursed by other tenants of the Project or Taxes to be paid directly by Tenant or other tenants of the
Project, whether or not actually paid; 
 (j) salaries, wages, benefits and other compensation paid to officers and employees of Landlord
who are not assigned in whole or in part to the operation, management, maintenance or repair of the Project; 
 (k) general organizational,
administrative and overhead costs relating to maintaining Landlord’s existence, either as a corporation, partnership, or other entity, including general corporate, legal and accounting expenses; 

(l) costs (including attorneys’ fees and costs of settlement, judgments and payments in lieu thereof) incurred in connection with
disputes with tenants, other occupants, or prospective tenants, and costs and expenses, including legal fees, incurred in connection with negotiations or disputes with employees, consultants, management agents, leasing agents, purchasers or
mortgagees of the Building; 
 (m) costs incurred by Landlord due to the violation by Landlord, its employees, agents or contractors or any
tenant of the terms and conditions of any lease of space in the Project or any Legal Requirement (as defined in Section 7); 

(n) penalties, fines or interest incurred as a result of Landlord’s inability or failure to make payment of Taxes and/or to file any tax
or informational returns when due, or from Landlord’s failure to make any payment of Taxes required to be made by Landlord hereunder before delinquency; 

 (o) overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord
for goods and/or services in or to the Project to the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis; 

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

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

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

(s) net income taxes of Landlord or the owner of any interest in the Project, franchise, capital stock, gift, estate or inheritance taxes or
any federal, state or local documentary taxes imposed against the Project or any portion thereof or interest therein; 
 (t) 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; and 

(u) any item of cost which is includable in Operating Expenses, but which represents an amount paid to an affiliate of Landlord or an
affiliate of any partner or shareholder of Landlord, or to the Building management company or an affiliate of the Building management company, to the extent the same is in excess of the reasonable cost of said item or service in an arm’s length
transaction. 
 In no event shall Operating Expenses include any charge for which the Landlord is entitled to reimbursement from another
tenant, nor shall any item of expense be counted more than once, nor shall the Landlord collect more than one hundred percent (100%) of operating costs. In no event shall Operating Expenses include any charge exceeding $100,000 on a per
occurrence basis for which Landlord is entitled to reimbursement from insurance and Tenant shall be responsible for Tenant’s Share of any such charge which is less than or equal to $100,000. 

Within 90 days after the end of each calendar year (or such longer period as may be reasonably required), Landlord shall furnish to
Tenant a statement (an “Annual Statement’) showing in reasonable detail: (a) the total and Tenant’s Share of actual Operating Expenses for the previous calendar year, and (b) the total of Tenant’s payments in
respect of Operating Expenses for such year. If Tenant’s Share of actual Operating Expenses for such year exceeds Tenant’s payments of Operating Expenses for such year, the excess shall be due and payable by Tenant as Rent within 30 days
after delivery of such Annual Statement to Tenant. If Tenant’s payments of Operating Expenses for such year exceed Tenant’s Share of actual Operating Expenses for such year Landlord shall pay the excess to Tenant within 30 days after
delivery of such Annual Statement, except that after the expiration, or earlier termination of the Term or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due
Landlord. 
 The Annual Statement shall be final and binding upon Tenant unless Tenant, within 60 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 60 day period, Tenant 

 
reasonably and in good faith questions or contests the accuracy of Landlord’s statement of Tenant’s Share of Operating Expenses, Landlord will provide Tenant with access in the Seattle,
Washington area to Landlord’s books and records (or copies thereof) relating to the operation of the Project and such information as Landlord reasonably determines to be responsive to Tenant’s questions (the “Expense
Information”). If after Tenant’s review of such Expense Information, Landlord and Tenant cannot agree upon the amount of Tenant’s Share of Operating Expenses, then Tenant shall have the right to have an independent public
accounting firm selected by Tenant 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 Operating Expenses for the calendar year in question exceeded Tenant’s Share of Operating Expenses for such calendar year, Landlord shall at Landlord’s
option either (i) credit the excess amount to the next succeeding installments of estimated Operating Expenses or (ii) pay the excess to Tenant within 30 days after delivery of such statement, except that after the expiration or earlier
termination of this Lease or if Tenant is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord. If the Independent Review shows that Tenant’s payments with respect to
Operating Expenses for such calendar year were less than Tenant’s Share of Operating Expenses for the calendar year, Tenant shall pay the deficiency to Landlord within 30 days after delivery of such statement. If the Independent Review shows
that Tenant has overpaid with respect to Operating Expenses by more than 5% then Landlord shall reimburse Tenant for all costs incurred by Tenant for the Independent Review. Operating Expenses for the calendar years in which Tenant’s obligation
to share therein begins and ends shall be prorated. Notwithstanding anything set forth herein to the contrary, if the Project is not at least 95% occupied on average during any year of the Term, Tenant’s Share of Operating Expenses for such
year shall be computed as though the Project had been 95% occupied on average during such year. 
 “Tenant’s Share”
shall be the percentage set forth on the first page of this Lease as Tenant’s Share as reasonably adjusted by Landlord for changes in the physical size of the Premises or the Project occurring thereafter. Landlord may equitably increase
Tenant’s Share for any item of expense or cost reimbursable by Tenant that relates to a repair, replacement, or service that benefits only the Premises or only a portion of the Project that includes the Premises or that varies with occupancy or
use. Base Rent, Tenant’s Share of Operating Expenses and all other amounts payable by Tenant to Landlord hereunder are collectively referred to herein as “Rent.” 

6. Sales Tax Deferral/Exemption. 

(a) Retail sales tax otherwise applicable to portions of construction of the Landlord’s Work and all other improvements requested by
Tenant may be eligible for deferral pursuant to RCW 82.63 (the “Sales Tax Deferral”) as a result of the intended use of the Premises by Tenant. Promptly following the execution of this Lease, Tenant and Landlord shall cooperate to
prepare and process applications with the Washington State Department of Revenue for a deferral of state and local sales and use taxes with respect to the construction of the Tenant Improvements. Tenant and Landlord shall make application for the
Sales Tax Deferral prior to commencement of construction of the Landlord’s Work and Landlord agrees not to commence construction of Landlord’s Work until after the Sales Tax Deferral has been granted. Tenant shall notify Landlord in
writing (i) once the Sales Tax Deferral has been granted by the Department of Revenue, and (ii) to commence 

 
construction of Landlord’s Work (collectively, the “Commencement Notice”). If the retail sales tax for any of the Landlord’s Work requested by Tenant is deferred, and
if, for any reason, any part of the retail sales tax so deferred is subsequently required to be repaid (other than as a result of Landlord’s commencement of construction of Landlord’s Work prior to Tenant providing Landlord with the
Commencement Notice), Tenant shall promptly pay the same, together with any interest, penalties, or other charges that are or become due in connection therewith, and Tenant shall indemnify and hold Landlord harmless from any and all costs, expenses,
losses, damages, liability and claims arising out of or related to any retail sales tax deferral for Landlord’s Work and all other improvements requested by Tenant. Tenant may pursue a claim against Landlord for its actual damages if the
Department of Revenue denies the Sales Tax Deferral as a result of Landlord’s commencement of construction of Landlord’s Work prior to receipt of the Commencement Notice from Tenant. Notwithstanding anything to the contrary contained in
the preceding sentence, Tenant acknowledges and agrees that Landlord shall have no liability in the event that any design, construction, construction managements services and/or any other activities performed by Landlord prior to the date hereof
preclude or limit Tenant’s ability to obtain the Sales Tax Deferral. Landlord hereby agrees that, to the extent Landlord realizes cost savings because of the tax deferral, Landlord shall pass the economic benefit to Tenant in the form of
reduced rent payments. 
 (b) Tenant shall on an annual basis report to Landlord the nature of Tenant’s use of the Premises and the
extent to which such use does not qualify for the Sales Tax Deferral and complete the annual survey required by RCW 82.63.020. Tenant shall, after consultation with Landlord, be responsible for reporting any nonqualifying use to the State of
Washington Department of Revenue and paying any tax resulting from the nonqualifying use and shall deliver copies of the same to Landlord concurrently with its delivery of the same to the State of Washington Department of Revenue. Tenant
acknowledges and agrees that, as between Landlord and Tenant, Tenant shall be solely responsible for paying for any tax resulting from any nonqualifying use. 

(c) Landlord will, at no cost or expense to Landlord, reasonably cooperate with and assist Tenant in any challenges or audits to the Sales Tax
Deferral benefit. In any contest regarding the Sales Tax Deferral benefit, Tenant shall be the main contact with the Department of Revenue; provided, however, that Tenant shall promptly provide Landlord with copies of any correspondence between
Tenant and the Department of Revenue and Landlord shall have the right to be present at any and all meetings or proceedings relating to any such contest. Landlord and Tenant shall promptly notify each other of any such challenges or audits that they
become aware of and will promptly forward to one another any correspondence regarding any such challenge or audit. Tenant shall have the right to contest or review any proceedings regarding the Sales Tax Deferral benefit, which may be instituted
either during or after the Term of this Lease. Landlord will on a timely basis execute all reasonably necessary instruments submitted by Tenant to Landlord for execution in connection with any such protest, appeal or other proceedings, provided,
however, that the same are reasonably acceptable to Landlord. If any proceeding may only be instituted and maintained by Landlord, then Landlord shall do so at Tenant’s cost upon the request of Tenant. Landlord shall not settle any appeal or
other proceeding with respect to such Sales Tax Deferral without obtaining the Tenant’s prior written approval in each instance (not to be unreasonably withheld, conditioned or delayed). Landlord shall not abandon any appeal without first
offering to Tenant the right to prosecute such appeal at Tenant’s expense, which election Tenant shall make by written notice to Landlord within 15 days after notice by Landlord of its intent to so abandon its appeal. Tenant shall be entitled
to any resulting refund obtained by reason of any such proceeding or otherwise, whether obtained during or after the expiration of the Term and whether obtained by Landlord or Tenant. Tenant shall indemnify and hold Landlord harmless from any and
all costs, expenses, losses, 

 
damages, liability and claims arising out of or related to Landlord’s compliance with the provisions of this Section 6(c), including, without limitation, as result of the
execution of any instruments provided to Landlord by Tenant for execution. Tenant’s indemnity obligations hereunder, however, shall be limited to the extent of Tenant’s authority to provide such indemnification under applicable law. 

The provisions of this Section 6 shall survive the expiration or termination of this Lease. 

7. Use. 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 days’ written notice from Landlord, discontinue any use of the Premises which is declared by any Governmental Authority (as defined in Section 9) 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. 
 Tenant, at its sole expense, 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.
Notwithstanding any other provision herein to the contrary, Tenant shall be responsible for any and all demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages or judgments, and all reasonable expenses incurred in
investigating or resisting the same (including, without limitation, reasonable attorneys’ fees, charges and disbursements and costs of suit) (collectively, “Claims”) arising out of or in connection with 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 of the Premises to comply with any Legal Requirement, except to the extent arising from
Landlord’s negligent or willful acts or omissions. Tenant’s indemnity obligations hereunder, however, shall be limited to the extent of Tenant’s authority to provide such indemnification under applicable law. 

 8. Holding Over. If, with Landlord’s express written consent, Tenant retains
possession of the Premises after the termination of the Term, (i) unless otherwise agreed in such written consent, such possession shall be subject to immediate termination by Landlord at any time, (ii) all of the other terms and
provisions of this Lease (including, without limitation, the adjustment of Base Rent pursuant to Section 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. If Tenant remains in possession of the Premises after the expiration or earlier termination of the Term without the express written
consent of Landlord, (A) Tenant shall become a tenant at sufferance upon the terms of this Lease except that the monthly rental shall be equal to 150% of Rent in effect during the last 30 days of the Term, and (B) Tenant shall be
responsible for all damages suffered by Landlord resulting from or occasioned by Tenant’s holding over, including consequential damages. 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. 
 9. Taxes. Landlord shall pay, as part of Operating Expenses,
all taxes, levies, assessments and governmental charges of any kind (collectively referred to as “Taxes”) imposed by any federal, state, regional, municipal, local or other governmental authority or agency, including, without
limitation, quasi-public agencies (collectively, “Governmental Authority”) during the Term, including, without limitation, all Taxes: (i) imposed on or measured by or based, in whole or in part, on rent payable to Landlord
under this Lease and/or from the rental by Landlord of the Project or any portion thereof, or (ii) based on the square footage, assessed value or other measure or evaluation of any kind of the Premises or the Project, or (iii) assessed or
imposed by or on the operation or maintenance of any portion of the Premises or the Project, including parking, or (iv) assessed or imposed by, or at the direction of, or resulting from 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. 

 10. Parking. Subject to all matters of record, Force Majeure, a Taking (as defined in
Section 19 below) and the exercise by Landlord of its rights hereunder, Tenant shall have the right, in common with other tenants of the Project pro rata in accordance with the rentable area of the Premises and the rentable areas of the
Project occupied by such other tenants, to park in those areas designated for non-reserved parking, subject in each case to Landlord’s rules and regulations. Landlord may allocate parking spaces among Tenant and other tenants in the Project pro
rata as described above if Landlord determines that such parking facilities are becoming crowded. Tenant’s parking rights shall be subject to payment by Tenant to Landlord of Landlord’s then prevailing parking fees and charges for the
Project. Landlord’s current parking charge is $125 per parking space per month and which amount is subject to increase in Landlord’s sole discretion. Landlord shall not be responsible for enforcing Tenant’s parking rights against any
third parties, including other tenants of the Project. Tenant shall comply with the requirements set forth in Exhibit G attached hereto, setting forth certain governmentally imposed requirements relating to parking and transportation demand
management which are binding on tenant in the Project. 
 11. Utilities, Services. 

Landlord shall provide, subject to the terms of this Section 11, water, electricity, heat, light, power, telephone, sewer, and
other utilities (including gas and fire sprinklers to the extent the Project is plumbed for such services), refuse and trash collection and janitorial services 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 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, if measurable, or pro rata (based on square footage) as reasonably determined by Landlord. 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. Tenant shall be responsible for obtaining its own
in-suite janitorial services. 
 Landlord’s sole obligation for either providing emergency generators or providing emergency back-up
power to Tenant shall be: (i) to use commercially reasonable efforts to provide emergency generators with not less than the capacity of the emergency generators located in the Building as of the Commencement Date and Tenant shall be entitled to
Tenant’s Share of the capacity thereof available for use by tenants as of the Commencement Date, and (ii) to contract with a third party to maintain the emergency generators as per the manufacturer’s standard maintenance guidelines.
Landlord shall have no obligation to provide Tenant with operational emergency generators or back-up power or to supervise, oversee or confirm that the third party maintaining the emergency generators is maintaining the generators as per the
manufacturer’s standard guidelines or otherwise. During any period of replacement, repair or maintenance of the emergency generators when the emergency generators are not operational, including any delays thereto due to the inability to obtain
parts or replacement equipment, Landlord shall have no obligation to provide Tenant with an alternative back-up generator or generators or alternative sources of back-up power. 

 12. Alterations and Tenant’s Property. Any alterations, additions, or improvements
made to the Premises by or on behalf of Tenant, including additional locks or bolts of any kind or nature upon any doors or windows in the Premises, but excluding installation, removal or realignment of furniture systems (other than removal of
furniture systems owned or paid for by Landlord) not involving any modifications to the structure or connections (other than by ordinary plugs or jacks) to Building Systems (as defined in Section 13) (“Alterations”)
shall be subject to Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed, except that such consent may be given or withheld in Landlord’s sole discretion if any such Alteration affects
the structure or Building Systems. 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 $25,000 (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. If Landlord approves any
Alterations, Landlord may impose such conditions on Tenant in connection with the commencement, performance and completion of such Alterations as Landlord may deem appropriate in Landlord’s sole and absolute discretion. Any request for approval
shall be in writing, delivered not less than 15 business days in advance of any proposed construction, and accompanied by plans, specifications, bid proposals, work contracts and such other information concerning the nature and cost of the
alterations as may be reasonably requested by Landlord, including the identities and mailing addresses of all persons performing work or supplying materials. Landlord’s right to review plans and specifications and to monitor construction shall
be solely for its own benefit, and Landlord shall have no duty to ensure that such plans and specifications or construction comply with applicable Legal Requirements. Tenant shall cause, at its sole cost and expense, all Alterations to comply with
insurance requirements and with Legal Requirements and shall implement at its sole cost and expense any alteration or modification required by Legal Requirements as a result of any Alterations. Tenant shall pay to Landlord, as Additional Rent, on
demand an amount equal to 5% of all charges incurred by Tenant or its contractors or agents in connection with any Alteration to cover Landlord’s overhead and expenses for plan review, coordination, scheduling and supervision. 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, except to the extent arising from Landlord’s negligent or willful acts or omissions. 

Tenant shall furnish security or make other arrangements satisfactory to Landlord to assure payment for the completion of all Alterations work
free and clear of liens, and shall provide (and cause each contractor or subcontractor to provide) certificates of insurance for workers’ compensation and other coverage in amounts and from an insurance company satisfactory to Landlord
protecting Landlord against liability for personal injury or property damage during construction. Upon completion of any Alterations, Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors and
subcontractors who did the work and final lien waivers from all such contractors and subcontractors; and (ii) if prepared in connection with the Alterations, “as built” plans for any such Alteration. 

 Other than (i) the items, if any, listed on Exhibit F attached hereto,
(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 out of the TI Fund, all Alterations, real property fixtures, built-in machinery and equipment, built-in casework and cabinets and other similar additions and improvements built into the Premises so as to become an
integral part of the Premises such as fume hoods which penetrate the roof or plenum area, built-in cold rooms, built-in warm rooms, walk-in cold rooms, walk-in warm rooms, deionized water systems, glass 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 has elected 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. 

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, make a commercially reasonable effort to give Tenant 24 hours advance notice
of any planned stoppage of Building Systems services for routine maintenance, repairs, alterations or improvements. Tenant shall promptly give Landlord written notice of any repair required by Landlord pursuant to this Section, after which Landlord
shall make a commercially reasonable effort to effect such repair. Landlord shall not be liable for any failure to make any repairs or to perform any maintenance unless such failure shall persist for an unreasonable time after Tenant’s written
notice of the need for such repairs or maintenance. Tenant waives its rights under any state or local law to terminate this Lease or to make such repairs at Landlord’s expense and agrees that the parties’ respective rights with respect to
such matters shall be solely as set forth herein. Repairs required as the result of fire, earthquake, flood, vandalism, war, or similar cause of damage or destruction shall be controlled by Section 18. 

 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. Such repair and
replacement may include capital expenditures and repairs whose benefit may extend beyond the Term. Should Tenant fail to make any such repair or replacement or fail to maintain the Premises, Landlord shall give Tenant notice of such failure. If
Tenant fails to commence cure of such failure within 10 days of Landlord’s notice, and thereafter diligently prosecute such cure to completion, Landlord may perform such work and shall be reimbursed by Tenant within 10 days after demand
therefor; provided, however, that if such failure by Tenant creates or could create an emergency, Landlord may immediately commence cure of such failure and shall thereafter be entitled to recover the costs of such cure from Tenant. Subject to
Sections 17 and 18, Tenant shall bear the full uninsured cost of any repair or replacement to any part of the Project that results from damage caused by Tenant or any Tenant Party and any repair that benefits only the Premises. 

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

16. Indemnification. Tenant hereby indemnifies and agrees to defend, save and hold Landlord harmless from and against any and all
Claims for injury or death to persons or damage to property occurring within or about the Premises, arising directly or indirectly out of use or occupancy of the Premises or a breach or default by Tenant in the performance of any of its obligations
hereunder, unless caused solely by the willful misconduct or negligence of Landlord. Landlord shall not be liable to Tenant for, and Tenant assumes all risk of damage to, personal property (including, without limitation, loss of records kept within
the Premises). Tenant further 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). Landlord shall not
be liable for any damages arising from any act, omission or neglect of any tenant in the Project or of any other third party. Tenant’s indemnity obligations hereunder, however, shall be limited to the extent of Tenant’s authority to
provide such indemnification under applicable law. 
 17. Insurance. Landlord shall maintain all risk property and, if applicable,
sprinkler damage insurance covering the full replacement cost of the Project or such lesser coverage amount 

 
as Landlord may elect provided such coverage amount is not less than 90% of such full replacement cost. Landlord shall further procure and maintain commercial general liability insurance
with a single loss limit of not less than $2,000,000 for bodily injury and property damage with respect to the Project. Landlord may, but is not obligated to, maintain such other insurance and additional coverages as it may deem necessary,
including, but not limited to, flood, environmental hazard and earthquake, loss or failure of building equipment, errors and omissions, rental loss during the period of repair or rebuilding, workers’ compensation insurance and fidelity bonds
for employees employed to perform services and insurance for any improvements installed by Tenant or which are in addition to the standard improvements customarily furnished by Landlord without regard to whether or not such are made a part of the
Project. All such insurance shall be included as part of the Operating Expenses. The Project may be included in a blanket policy (in which case the cost of such insurance allocable to the Project will be determined by Landlord based upon the
insurer’s cost calculations). Tenant 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. 

Tenant, at its sole cost and expense, shall maintain during the Term: all risk property insurance or self insurance, with business
interruption and extra expense coverage, covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant at Tenant’s expense; workers’ compensation insurance with no less than the minimum
limits required by law; employer’s liability insurance with such limits as required by law; commercial general liability insurance, with a minimum limit of not less than $2,000,000 per occurrence for bodily injury and property damage with
respect to the Premises. The commercial general liability insurance policy shall name Landlord, its officers, directors, employees, managers, agents, invitees and contractors (collectively, “Landlord Parties”), as additional
insureds. The commercial general liability insurance policy shall insure on an occurrence and not a claims-made basis; shall be issued by insurance companies which have a rating of not less than policyholder rating of A and financial category rating
of at least Class X in “Best’s Insurance Guide”; shall not be cancelable for nonpayment of premium unless 30 days (or, if Washington Legal Requirements require less than 30 days, the longest period permitted under Washington Legal
Requirements) by prior written notice shall have been given to Landlord from the insurer; contain a hostile fire endorsement and a contractual liability endorsement; and provide primary coverage to Landlord (any policy issued to Landlord providing
duplicate or similar coverage shall be deemed excess over Tenant’s policies). Copies of such policies (if requested by Landlord), or certificates of insurance showing the limits of coverage required hereunder and showing Landlord as an
additional insured, along with reasonable evidence of the payment of premiums for the applicable period, shall be delivered to Landlord by Tenant upon commencement of the Term and upon each renewal of said insurance. Tenant’s policy may be a
“blanket policy” with an aggregate per location endorsement which specifically provides that the amount of insurance shall not be prejudiced by other losses covered by the policy. Tenant shall, at least 5 days prior to the expiration of
such policies, furnish Landlord with renewal certificates. Tenant may, in its sole discretion, satisfy any or all of the obligations of Tenant under this Lease to provide insurance required of Tenant by self insuring and providing Landlord with
adequate, reasonable documentation thereof. 
 In each instance where insurance is to name Landlord as an additional insured, Tenant
shall upon written request of Landlord also designate and furnish certificates so evidencing Landlord as additional insured to: (i) any lender of Landlord holding a security interest in the Project or any portion thereof, (ii) the landlord
under any lease wherein Landlord is tenant of the real property on which the Project is located, if the interest of Landlord is or shall become that of a tenant under a ground or other underlying lease rather than that of a fee owner, and/or
(iii) any management company retained by Landlord to manage the Project. 

 The property insurance obtained by Landlord and Tenant shall include a waiver of
subrogation by the insurers and all rights based upon an assignment from its insured, against Landlord or Tenant, and their respective officers, directors, employees, managers, agents, invitees and contractors (“Related Parties”),
in connection with any loss or damage thereby insured against. Neither party nor its respective Related Parties shall be liable to the other for loss or damage caused by any risk insured against under property insurance required to be maintained
hereunder, and each party waives any claims against the other party, and its respective Related Parties, for such loss or damage. The failure of a party to insure its property shall not void this waiver. Landlord and its respective Related Parties
shall not be liable for, and Tenant hereby waives all claims against such parties for, business interruption and losses occasioned thereby sustained by Tenant or any person claiming through Tenant resulting from any accident or occurrence in or upon
the Premises or the Project from any cause whatsoever. If the foregoing waivers shall contravene any law with respect to exculpatory agreements, the liability of Landlord or Tenant shall be deemed not released but shall be secondary to the
other’s insurer. 
 Landlord may require insurance policy limits to be raised to conform with requirements of Landlord’s
lender and/or to bring coverage limits to levels then being generally required of new tenants within the Project. 
 18. Restoration.
If, at any time during the Term, the Project or the Premises are damaged or destroyed by a fire or other insured casualty, Landlord shall notify Tenant within 60 days after discovery of such damage as to the amount of time Landlord reasonably
estimates it will take to restore the Project or the Premises, as applicable (the “Restoration Period”). If the Restoration Period is estimated to exceed 12 months (the “Maximum Restoration Period”), 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, Landlord shall, subject to receipt of sufficient insurance proceeds (with any deductible to be treated as a current Operating Expense), promptly restore the Premises (excluding the improvements installed by Tenant or
by Landlord and paid for by Tenant), subject to delays arising from the collection of insurance proceeds, from Force Majeure events or as needed to obtain any license, clearance or other authorization of any kind required to enter into and restore
the Premises issued by any Governmental Authority having jurisdiction over the use, storage, handling, treatment, generation, release, disposal, removal or remediation of Hazardous Materials (as defined in Section 30) 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 any Rent paid and the right to any Rent payable by Tenant
prior to such election by Landlord or Tenant. 

 If neither Tenant nor Landlord elects to terminate this Lease as provided above, 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 1 year
of the Term and Landlord reasonably estimates that it will take more than 2 months to repair such damage, or if insurance proceeds are not available for such restoration. Rent shall be abated from the date all required Hazardous Material Clearances
are obtained until the Premises are repaired and restored, in the proportion which the area of the Premises, if any, which is not usable by Tenant bears to the total area of the Premises, 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. 
 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 the Taking would either prevent or materially
interfere with Tenant’s use of the Premises or materially interfere with or impair Landlord’s ownership or operation of the Project, then upon written notice from either party to the other party 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, if a separate award for such items is made to Tenant. Tenant hereby waives any and all rights it might otherwise have pursuant to
any provision of state law to terminate this Lease upon a partial Taking of the Premises or the Project. 

 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 within 10 days after the date such payment is due; provided, however, that Landlord will give Tenant notice and an opportunity to cure any failure to pay Rent within 5 days of any such notice not more than 3 times in any
calendar year. 
 (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 20 days before the expiration of the current
coverage. 
 (c) Abandonment. Tenant shall not be deemed to have abandoned the Premises if (i) Tenant provides Landlord with
reasonable advance notice prior to vacating and, at the time of vacating the Premises, Tenant completes Tenant’s obligations with respect to the Surrender Plan in compliance with Section 28, (ii) Tenant has made reasonable
arrangements with Landlord for the security of the Premises for the balance of the Term, and (iii) Tenant continues during the balance of the Term to satisfy all of its obligations under the Lease as they come due. 

(d) Improper Transfer. Tenant shall assign, sublease or otherwise transfer or attempt to transfer all or any portion of Tenant’s
interest in this Lease or the Premises except as expressly permitted herein, or Tenant’s interest in this Lease shall be attached, executed upon, or otherwise judicially seized and such action is not released within 90 days of the action. 

(e) Liens. Tenant shall fail to discharge or otherwise obtain the release of any lien placed upon the Premises in violation of this
Lease within 10 days after any such lien is filed against the Premises and notice thereof is given to Tenant. 
 (f) Insolvency
Events. Tenant or any guarantor or surety of Tenant’s obligations hereunder shall: (A) make a general assignment for the benefit of creditors; (B) commence any case, proceeding or other action seeking to have an order for relief
entered on its behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or
other similar official for it or for all or of any substantial part of its property (collectively a “Proceeding for Relief”); (C) become the subject of any Proceeding for Relief which is not dismissed within 90 days of its
filing or entry; or (D) die or suffer a legal disability (if Tenant, guarantor, or surety is an individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other
entity). 
 (g) Estoppel Certificate or Subordination Agreement. Tenant fails to execute any document required from Tenant under
Sections 23 or 27 within 5 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 10 days after written notice
thereof from Landlord to Tenant. 
 Any notice given under Section 20(h) hereof shall: (i) specify the alleged default,
(ii) demand that Tenant cure such default, (iii) be in lieu of, and not in addition to, or shall be deemed to be, any notice required under any provision of applicable law, and (iv) not be deemed a forfeiture or a termination of this
Lease unless Landlord elects otherwise in such notice; provided that if the nature of 

 
Tenant’s default pursuant to Section 20(h) is such that it cannot be cured by the payment of money and reasonably requires more than 10 days to cure, then Tenant shall not be
deemed to be in default if Tenant commences such cure within said 10 day period and thereafter diligently prosecutes the same to completion; provided, however, that such cure shall be completed no later than 45 days from the date of
Landlord’s notice. 
 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) Intentionally Omitted. 

(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 (except
for termination upon a Force Majeure event, upon condemnation, upon casualty, upon Landlord’s default, or upon an Assignment Termination pursuant to Section 22(b) hereof), 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 
 (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. 
 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 Sections
21(c)(ii)(A) and (B), above, the “worth at the time of award” shall be computed by allowing interest at the Default Rate. As used in Section 21(c)(ii)(C) above, the “worth at the time of
award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus 1 %. 

(iii) Landlord may continue this Lease in effect after Tenant’s Default and recover rent as it becomes due (Landlord and
Tenant hereby agreeing that Tenant has the right to sublet or assign hereunder, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease following a Default by Tenant, Landlord may, from time to time,
without terminating this Lease, enforce all of its rights and remedies hereunder, including the right to recover all Rent as it becomes due. 

(iv) Whether or not Landlord elects to terminate this Lease following a Default by Tenant, Landlord shall have the right to
terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in Landlord’s sole discretion, succeed to Tenant’s interest in such subleases,
licenses, concessions or arrangements. Upon Landlord’s election to succeed to Tenant’s interest in any such subleases, licenses, concessions or arrangements, Tenant shall, as of the date of notice by Landlord of such election, have no
further right to or interest in the rent or other consideration receivable thereunder. 
 (v) Independent of the exercise of
any other remedy of Landlord hereunder or under applicable law, Landlord may conduct an environmental test of the Premises as generally described in Section 30(d) hereof, at Tenant’s expense. 

(d) Effect of Exercise. Exercise by Landlord of any remedies hereunder or otherwise available shall not be deemed to be an acceptance
of surrender of the Premises and/or a termination of this Lease by Landlord, it being understood that such surrender and/or termination can be effected only by the express written agreement of Landlord and Tenant. Any law, usage, or custom to the
contrary notwithstanding, Landlord shall have the right at all times to enforce the provisions of this Lease in strict accordance with the terms hereof; and the failure of Landlord at any time to enforce its rights under this Lease strictly in
accordance with same shall not be construed as having created a custom in any way or manner contrary to the specific terms, provisions, and covenants of this Lease or as having modified the same and shall not be deemed a waiver of Landlord’s
right to enforce one or more of its rights in connection with any subsequent default. A receipt by Landlord of Rent or other payment with knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach, and no waiver by
Landlord of any provision of this Lease shall be deemed to have been made unless expressed in writing and signed by Landlord. To the greatest extent permitted by law, Tenant waives the service of notice of Landlord’s intention to

 
re-enter, re-take or otherwise obtain possession of the Premises as provided in any statute, or to institute legal proceedings to that end, and also waives all right of redemption in case Tenant
shall be dispossessed by a judgment or by warrant of any court or judge. Any reletting of the Premises or any portion thereof shall be on such terms and conditions as Landlord in its sole discretion may determine. Landlord shall not be liable for,
nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or collect rent due in respect of such reletting or otherwise to mitigate any damages arising by reason of Tenant’s Default.

 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. 

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. 
 (b) 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. 
 (c) 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 rental payable under this Lease, (excluding however, any Rent payable under this Section) (“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. 

 (d) 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. 
 (e) 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. 
 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 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.
Upon request by Tenant, Landlord will similarly execute an estoppel certificate: (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 advanced, if any, (ii) acknowledging that there are not, to Landlord’s knowledge, any uncured defaults on the part of Tenant
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. 

 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 other provisions of this Lease, the terms and provisions of this Lease shall control. Landlord shall not have any liability or obligation for the breach of any rules or regulations by other tenants in the Project and shall
not enforce such rules and regulations in a discriminatory manner. 
 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 requested by any such Holder, provided any such instruments contain appropriate non-disturbance provisions assuring Tenant’s quiet enjoyment of the
Premises as set forth in Section 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. 
 28.
Surrender. 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 excepted. At least 3 months
prior to the surrender of the Premises, Tenant shall deliver to Landlord a narrative description of the actions proposed (or required by any Governmental Authority) to be taken by Tenant in order to surrender the Premises (including any
Installations permitted by Landlord to remain in the Premises) at the expiration or earlier termination of the Term, free from any residual impact from the Tenant HazMat Operations and otherwise released for unrestricted use and

 
occupancy (the “Surrender Plan”). Such Surrender Plan shall be accompanied by a current listing of (i) all Hazardous Materials licenses and permits held by or on behalf of
any Tenant Party with respect to the Premises, and (ii) all Hazardous Materials used, stored, handled, treated, generated, released or disposed of from the Premises, 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 $5,000. Landlord shall have the unrestricted right to deliver such Surrender Plan
and any report by Landlord’s environmental consultant with respect to the surrender of the Premises to third parties. 
 If Tenant
shall fail to prepare or submit a Surrender Plan approved by Landlord, or if Tenant shall fail to complete the approved Surrender Plan, or if such Surrender Plan, whether or not approved by Landlord, shall fail to adequately address any residual
effect of Tenant HazMat Operations in, on or about the Premises, Landlord shall have the right to take such actions as Landlord may deem reasonable or appropriate to assure that the Premises and the Project are surrendered free from any residual
impact from Tenant HazMat Operations, the cost of which actions shall be reimbursed by Tenant as Additional Rent, without regard to the limitation set forth in the first paragraph of this Section 28. 

Tenant shall immediately return to Landlord all keys and/or access cards to parking, the Project, restrooms or all or any portion of the
Premises furnished to or otherwise procured by Tenant. If any such access card or key is lost, Tenant shall pay to Landlord, at Landlord’s election, either the cost of replacing such lost access card or key or the cost of reprogramming the
access security system in which such access card was used or changing the lock or locks opened by such lost key. Any Tenant’s Property, Alterations and property not so removed by Tenant as permitted or required herein shall be deemed abandoned
and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and/or disposition of such property. All obligations of Tenant
hereunder not fully performed as of the termination of the Term, including the obligations of Tenant under Section 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.
Intentionally Omitted. 
 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 hereinafter defined) by Tenant or any Tenant Party. If Tenant breaches the obligation stated in the preceding sentence, or if the presence
of Hazardous Materials 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. Tenant’s indemnity obligations hereunder shall be limited to the extent of Tenant’s authority to provide
such indemnification under applicable law. 
 (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. 
 (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. Landlord shall have the right to conduct annual tests of the Premises
to determine whether any contamination of the Premises or the Project by Hazardous Materials has occurred as a result of Tenant’s use. Tenant shall be required to pay the cost of such annual test of the Premises only if such test discloses that
Tenant is in violation of the terms and requirements of this Section 30. In addition, 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. 
 (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, by-products, or residues generated,
resulting, or produced therefrom. 
 31. Tenant’s Remedies/Limitation of Liability. Landlord shall not be in default hereunder
unless Landlord fails to perform any of its obligations hereunder within a commercially reasonable time for emergencies or otherwise 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. 

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 2  

 
business days of obtaining knowledge of such claimed Material Landlord Default, give Landlord written notice of such claim which notice shall specifically state that a Material Landlord Default
exists 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 2 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
by way of reimbursement from Landlord with no right to offset against Rent, 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. 
 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, to prospective tenants or for any other business purpose. Landlord may erect a suitable sign on the Premises stating the Premises are available to let or that the Project is
available for sale. Landlord may grant easements, make public dedications, designate Common Areas and create restrictions on or about the Premises, provided that no such easement, dedication, designation or restriction materially, adversely
affects Tenant’s use or occupancy of the Premises for the Permitted Use. At Landlord’s request, Tenant shall execute such instruments as may be necessary for such easements, dedications or restrictions. Tenant shall at all times, except in
the case of emergencies, have the right to escort Landlord or its agents, representatives, contractors or guests while the same are in the Premises, provided such escort does not materially and adversely affect Landlord’s access rights
hereunder. 
 33. Security. Tenant acknowledges and agrees that security devices and services, if any, while intended to deter crime
may not in given instances prevent theft or other criminal acts and that Landlord is not providing any security services with respect to the Premises. Tenant agrees that Landlord shall not be liable to Tenant for, and Tenant waives any claim against
Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises. Tenant shall be solely
responsible for the personal safety of Tenant’s officers, 

 
employees, agents, contractors, guests and invitees while any such person is in, on or about the Premises and/or the Project. Tenant shall at Tenant’s cost obtain insurance coverage to the
extent Tenant desires protection against such criminal acts. 
 34. Force Majeure. Except for the payment of Rent, neither Landlord
nor Tenant shall 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 their reasonable control (“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 Mathews and CB Richard Ellis, Inc., whose fee and
commission shall be paid solely by Landlord. Landlord shall indemnify and hold Tenant harmless from and against any claims by GVA Kidder Mathews and CB Richard Ellis, Inc., with respect to fees or commissions or other form of compensation relating
to this transaction. Landlord and Tenant each hereby agrees 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. TO THE EXTENT ALLOWED BY LAW, NOTWITHSTANDING ANYTHING SET FORTH HEREIN OR IN ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT TO THE CONTRARY: (A) LANDLORD SHALL NOT BE LIABLE TO TENANT OR ANY
OTHER PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL OR CONSEQUENTIAL TO: TENANT’S PERSONAL PROPERTY OF EVERY KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES,
EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, SPECIMENS, SAMPLES, AND/OR SCIENTIFIC, BUSINESS, ACCOUNTING AND OTHER RECORDS OF EVERY KIND AND DESCRIPTION KEPT AT THE PREMISES AND ANY AND ALL INCOME
DERIVED OR DERIVABLE THEREFROM; (B) THERE SHALL BE NO PERSONAL RECOURSE TO LANDLORD FOR ANY ACT OR OCCURRENCE IN, ON OR ABOUT THE PREMISES OR ARISING IN ANY WAY UNDER THIS LEASE OR ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT WITH RESPECT TO
THE SUBJECT MATTER HEREOF AND ANY LIABILITY OF LANDLORD HEREUNDER SHALL BE STRICTLY LIMITED SOLELY TO LANDLORD’S INTEREST IN THE PROJECT OR ANY PROCEEDS FROM SALE OR CONDEMNATION THEREOF AND ANY INSURANCE PROCEEDS PAYABLE IN RESPECT OF
LANDLORD’S INTEREST IN THE PROJECT OR IN CONNECTION WITH ANY SUCH LOSS; AND (C) IN NO EVENT SHALL ANY PERSONAL LIABILITY BE ASSERTED AGAINST 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 LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE FOR INJURY TO
TENANT’S BUSINESS OR FOR ANY LOSS OF INCOME OR PROFIT THEREFROM. 

 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, t 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 may be
granted or withheld in Landlord’s sole discretion: (i) attach any awnings, exterior lights, decorations, balloons, flags, pennants, banners, painting or other projection to any outside wall of the Project, (ii) use any curtains,
blinds, shades or screens other than Landlord’s standard window coverings, (iii) coat or otherwise sunscreen the interior or exterior of any windows, (iv) place any bottles, parcels, or other articles on the window sills,
(v) place any equipment, furniture or other items of personal 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 shall be inscribed, painted or affixed for Tenant by Landlord at the sole cost and expense of Tenant, and shall
be of a size, color and type acceptable to Landlord. 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. 
 39. 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) Recordation. This Lease shall not be filed in the King County Department of Records and Elections. Landlord or Tenant may prepare
and file, and upon request by Landlord or Tenant respectively, the other party will execute, a memorandum of lease; provided, however, that the form and content of any memorandum of lease shall be subject to Landlord’s prior written consent
which .consent shall not be unreasonably withheld, conditioned or delayed. The parties acknowledge that this Lease is a public record of the University of Washington subject to public records disclosure requirements of Chapter 42.17 RCW. 

(d) Interpretation. The normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party
shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto. Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number shall be held to include
the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way affect the
interpretation of this Lease. 

 (e) 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. 

(f) 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. 
 (g) 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. 

(h) Time. Time is of the essence as to the performance of Tenant’s obligations under this Lease. 

(i) Incorporation by Reference. All exhibits and addenda attached hereto are hereby incorporated into this Lease and made a part
hereof. If there is any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall control. 

(j) 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 and ear protection. 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. 

(k) Successors and Assigns. This Lease shall be binding upon and inure to the benefit of the legal representatives, successors, heirs
and assigns of the parties. Nothing contained in the preceding sentence shall in any way alter the provisions against assignment or subletting set forth in Section 22 of this Lease. 

(l) Nondiscrimination. Landlord 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 (a) Presidential Executive Order 11246, as amended, including the Equal Opportunity Clause contained
therein; (b) 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; (c) the Americans with Disabilities Act
of 1990, as amended; and (d) Title Vi of the Civil Rights Act of 1964. Landlord 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. 
 (m) Legislative Appropriation. The Tenant’s obligation hereunder to
make rental payments is payable solely from the revenues of the Tenant. The Lease and the rental obligations hereunder shall not constitute an obligation of the State of Washington, moral or otherwise, for which the State is obligated to levy or
pledge any form of taxation. Neither the Lease nor the rental obligations hereunder constitute a pledge of the full faith and credit of the State of Washington within the meaning of the Constitution of the State of Washington or within the meaning
of any statutory debt limitation or restriction. 
 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year
first above written. 
  

									
	TENANT:
	
	 THE BOARD OF THE REGENTS OF THE

UNIVERSITY OF WASHINGTON,
 as agency of the State of
Washington

		
	By:	 	/s/ Jeanette L Henderson
	Name:	 	Jeanette L Henderson
	Title:	 	Director, Real Estate Office
	
	Approved as to form:
		
	By: 	 	/s/ James A. Greenfield
	
	 James A. Greenfield, Partner, Devis Wright Tremaine,

LLP, Special Assistant Attorney General

	
	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-ORS CORP.,
 a Maryland
corporation,
 general partner

				
		 		 	By:	 	/s/ Jennifer Pappas
		 		 	Name:	 	Jennifer Pappas
		 		 	Title:	 	V.P. & Assistant Secretary

 EXHIBIT A TO LEASE 

DESCRIPTION OF PREMISES 
  

 

 EXHIBIT B 

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, 86.69 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 

[Landlord Build] 

WORK LETTER 

THIS WORK LETTER dated December 19, 2005 (this “Work Letter”) is made and entered into by and between
ARE-EASTLAKE AVENUE NO. 3, LLC, a Delaware limited liability company (“Landlord”), and THE BOARD OF THE REGENTS OF THE UNIVERSITY OF WASHINGTON, an agency of the State of Washington (“Tenant”), and is
attached to and made a part of the Lease dated December 19, 2005 (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 Jill Morelli and Jeremy Eknoian 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. Neither Tenant nor
Tenant’s Representative shall be authorized to direct Landlord’s contractors in the performance of Landlord’s Work (as hereinafter defined). 

(b) Landlord’s Authorized Representative. Landlord designates Peter Moglia, Vincent Ciruzzi and Tim McBride (any of such
individuals 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. Landlord’s
Representative shall be the sole persons authorized to direct Landlord’s contractors in the performance of Landlord’s Work. 
 (c)
Architects, Consultants and Contractors. Landlord and Tenant hereby acknowledge and agree that the architect (the “TI Architect”) for the Tenant improvements and the general contractor and any subcontractors for the Tenant
Improvements shall be selected by Landlord, subject to Tenant’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Tenant shall be named a third party beneficiary of any contract entered into by Landlord with
the T1 Architect, any consultant, any contractor or any subcontractor, and of any warranty made by any contractor or any subcontractor. In such contracts, Landlord shall not agree to waive its right (or Tenant’s right as third party
beneficiary) to recover consequential damages. Such contracts shall require the contractor (i) to carry adequate and reasonable Commercial General Liability Insurance naming Landlord and Tenant as additional insured in a manner extending
coverage to Landlord and Tenant to the contractor’s work in general, including damage occurring after completion of the work (such as with endorsement form CG 20 10 11 85) and (ii) adequate and reasonable Builder’s Risk Insurance. In
addition such contracts shall include indemnity provisions requiring, among other things, contractor to defend Tenant as well as Landlord in potential suits. 

 (d) Prevailing Wages. landlord shall pay, and shall require all of its contractors and
subcontractors to pay, prevailing wages and shall otherwise comply with the requirements of RCW 39.04.260 and Chapter 39.12 RCW. 
 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 which are approved by Landlord. Other than the Tenant Improvements, 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 30 days of the date hereof. Not more than 10 business 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 5 business days thereafter. Such process shall continue until Landlord has approved the TI Design Drawings. 
 (c)
Working Drawings. Not later than March 15, 2006, Landlord shall cause the TI Architect to prepare and deliver to Tenant 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. Tenant shall deliver its written comments on the TI Construction Drawings to Landlord not later than 10 business days after Tenant’s receipt of the same; provided, however, that Tenant may not
disapprove any matter that is consistent with the TI Design Drawings without submitting a Change Request. Landlord and the TI Architect shall consider all such comments in good faith and shall, within 10 business days after receipt, notify Tenant
how Landlord proposes to respond to such comments, but Tenant’s review rights pursuant to the foregoing sentence shall not delay the design or construction schedule for the Tenant Improvements unless the TI Construction Drawings are not
consistent with the TI Design Drawings. 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, Tenant shall approve the TI Construction Drawings submitted by Landlord, unless Tenant submits a Change Request. Once approved by Tenant, subject to the provisions of Section 4 below, Landlord 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. It is hereby acknowledged by Landlord and Tenant that the TI Construction Drawings must be completed and
approved not later than March 31, 2006, in order for the Landlord’s Work to be Substantially Complete by the Target Completion Date. Upon any dispute regarding the design of the Tenant Improvements, which is not settled within 5 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 (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 in which case Landlord shall make the final decision. 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; provided, however, that Tenant shall have no right to request any changes which
would result in the Tenant Improvements costing more than the Tl Allowance to be received by Tenant unless the Escrow Account is established pursuant to Section 5(d) hereof and Tenant deposits the Excess TI Costs into such Escrow
Account. 
 3. Performance of Landlord’s Work. 

(a) Definition of Landlord’s Work. As used herein, “Landlord’s Work” shall mean the work of constructing the
Tenant Improvements. 
 (b) Commencement and Permitting of Landlord’s Work. Landlord 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 Tenant. The cost of obtaining the TI Permit shall be
payable from the TI Fund. Tenant shall assist Landlord in obtaining the TI Permit. If any Governmental Authority having jurisdiction over the construction of Landlord’s Work or any portion thereof shall impose terms or conditions upon the
construction thereof which: (i) are inconsistent with Landlord’s obligations hereunder, (ii) increase the cost of constructing Landlord’s Work, or (iii) will materially delay the construction of Landlord’s Work,
Landlord and Tenant shall reasonably and in good faith seek means by which to mitigate or eliminate any such adverse terms and conditions. 

(c) Completion of Landlord’s Work. On or before the Target Completion Date (subject to Tenant Delays and Force Majeure Delays),
Landlord shall substantially complete or cause to be substantially completed Landlord’s Work in a good and workmanlike manner, in accordance with the TI Permit subject, in each case, to Minor Variations and normal “punch list” items
of a non-material nature which do not interfere with the use of the Premises (“Substantial Completion”). Upon Substantial Completion of Landlord’s Work, Landlord 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 document G704. For purposes of this Work Letter, “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); (ii) to comply with any request by Tenant for modifications to
Landlord’s Work; (iii) to comport with good design, engineering, and construction practices which are not material; or (iv) to make reasonable adjustments for field deviations or conditions encountered during the construction of
Landlord’s Work. 
 Promptly after Substantial Completion, Landlord shall schedule an inspection of the Premises with the Tenant.
Following such inspection, Landlord and the Tenant shall prepare a “punch list” as such term is used in the construction industry. The existence of defects of a nature commonly found on a punch list shall not postpone the Completion Date
or result in a delay or abatement of the Tenant’s obligation to pay rent or give rise to a damage claim against Landlord. Landlord shall use reasonable efforts to complete all items on the punch list within 30 days after preparation thereof.
Tenant shall be entitled, for 5 business days following receipt of the initial punch list to supplement the initial punch list with additional punch list items, provided that no new defect caused by Tenant or any Tenant Parties may be included in or
added to the punch list. 

 (d) Selection of Materials, Etc. Where more than one type of material or structure is
indicated on the TI Construction Drawings approved by Landlord and Tenant, the option will be within Landlord’s sole discretion. As to all building materials and equipment which Landlord is obligated to supply under this Work Letter, Landlord
shall select the manufacturer thereof in its sole discretion. 
 (i) Completion. Tenant shall not be deemed to have
waived: (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 Landlord’s Work with Code, or
(iii) any claim that Landlord’s Work was not completed substantially in accordance with the TI Construction Drawings (subject to Minor Variations and such other changes as are permitted hereunder) (collectively, a “Construction
Defect”). Tenant shall have 1 year after Substantial Completion within which to notify Landlord of any such Construction Defect discovered by Tenant, and Landlord shall use commercially reasonable efforts for 120 days to remedy or cause the
responsible contractor to remedy any such Construction Defect promptly after such Construction Defect has been reported to the responsible contractor. As used in the preceding sentence, “commercially reasonable efforts” shall include the
filing of a law suit by Landlord against the responsible contractor and taking such suit to judgment and the 120 day period provided for in the preceding sentence shall be extended for the duration of such suit. Landlord shall not, however, be
required to file an appeal with respect to such judgment. 
 Tenant shall be entitled to receive the benefit of all construction warranties and
manufacturer’s equipment warranties relating to equipment installed in the Premises. If requested by Tenant, Landlord shall attempt to obtain extended warranties from manufacturers and suppliers of such equipment, but the cost of any such
extended warranties shall be borne solely out of the TI Fund. Landlord shall diligently pursue any claims arising out of latent defects in the Project. Landlord shall promptly undertake and complete, or cause to be completed, all punch list items.

 (e) Completion Date Delay. The “Completion Date” shall occur when Landlord’s Work has been Substantially
Completed. The extent to which completion of Landlord’s Work is actually delayed by any one or more of the following causes shall be considered a “Tenant Delay”: 

(i) Tenant’s Representative was not available to give or receive any Communication or to take any other action required to
be taken by Tenant hereunder; 
 (ii) Tenant’s request for Change Requests (as defined in Section 4(a)
below) whether or not any such Change Requests are actually performed; 
 (iii) Construction of any Change Requests; 

(iv) Tenant’s request for materials, finishes or installations requiring unusually long lead times after Landlord advised
Tenant in writing that such request would likely cause a Tenant Delay; 
 (v) Tenant’s delay in reviewing, revising or
approving plans and specifications beyond the periods set forth herein; 

 (vi) Tenant’s delay in providing information critical to the normal
progression of the Project. Tenant shall provide such information as soon as reasonably possible, but in no event longer than one week after receipt of any request for such information from Landlord; 

(vii) The process of obtaining or attempting to obtain the Sales Tax Deferral and prior to Tenant’s delivery to Landlord
of the Commencement Notice; or 
 (viii) Any other act or omission by Tenant or any Tenant Party, or persons employed by any
of such persons. 
 If the Completion Date is delayed for any of the foregoing reasons, then Landlord shall cause the TI Architect to certify the
date on which the Tenant Improvements would have been completed but for such Tenant Delay (“Certified Undelayed Completion Date”) and such certified date shall be the date that the Completion Date would have occurred but for Tenant
Delay. 
 4. Changes. Any changes requested by Tenant to the Tenant Improvements after the delivery and approval by Landlord
of the TI Design Drawings, 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; provided, however, it shall not be unreasonable for Landlord to withhold its consent to any requested changes which would result in the Tenant Improvements costing more than the TI Allowance to be received by Tenant
unless the Escrow Account is established pursuant to Section 5(d) hereof and Tenant deposits the Excess TI Costs into such Escrow Account. 

(a) Tenant’s Right to Request Changes. If Tenant shall request changes to Landlord’s Work (“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, before proceeding with any Change, use commercially reasonable efforts to respond to Tenant as soon as is reasonably possible with an estimate of:
(i) the time it will take, and (ii) the architectural and engineering fees and costs which will be incurred, to analyze such Change Request (which costs shall be paid from the TI Fund to the extent actually incurred, whether or not such
change is implemented). Landlord shall thereafter submit to Tenant in writing, within 5 business days of receipt of the Change Request (or such longer period of time as is reasonably required depending on the extent of the Change Request), an
analysis of the additional cost or savings involved, including, without limitation, architectural and engineering costs and the period of time, if any, that the Change will extend the date on which Landlord’s Work will be Substantially
Complete. Any such delay in the completion of Landlord’s Work caused by a Change, including any suspension of Landlord’s Work while any such Change is being evaluated and/or designed, shall be a Tenant Delay. 

(b) Implementation of Changes. If Tenant approves in writing the cost or savings and the estimated extension in the time for completion
of Landlord’s Work, if any, Landlord shall cause the approved Change to be instituted. Notwithstanding any approval or disapproval by Tenant of any estimate of the delay caused by such proposed Change, the TI Architect’s determination of
the amount of Tenant Delay in connection with such Change shall be final and binding on Landlord and Tenant. 
 Notwithstanding anything to
the contrary contained herein, under no circumstances shall Tenant be permitted to request nor shall Landlord be obligated to make any Changes if the same will 

 
result in the Budget (or any revised Budget which reflects requested Changes) exceeding the TI Allowance to be received by Tenant unless the Escrow Account is established pursuant to
Section 5(d) hereof and Tenant deposits the Excess TI Costs into such Escrow Account. 
 5. Costs. 

(a) Budget For Tenant Improvements. Before the commencement of construction of the Tenant Improvements, Landlord 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 Tenant and shall include a payment to Landlord of administrative rent equal (“Administrative Rent”) equal to 5% of the TI Costs (as hereinafter defined) 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. Notwithstanding anything to the contrary contained herein, (i) Tenant acknowledges and agrees that, under no circumstances, shall the Budget be permitted to
exceed the TI Allowance, and (ii) if the Budget exceeds the TI Allowance, Tenant shall be required to make such changes to the TI Construction Drawings as are necessary to cause a revised Budget to not exceed the TI Allowance. With 5 business
days after the completion of the TI Construction Drawings, Tenant shall notify Landlord in writing 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. 

(b) TI Allowance. Landlord shall provide to Tenant a tenant improvement allowance (“Tenant Improvement Allowance”) of
$30.00 per rentable square foot in the Premises, or $598,080.00 in the aggregate, which is included in the Base Rent set forth in the Lease. In addition, Tenant shall have the right to request an additional tenant improvement allowance
(“Additional Tenant Improvement Allowance”) up to $320.00 per rentable square foot in the Premises, or $6,379,520.00 in the aggregate, which shall, to the extent used, result in adjustments to the Base Rent set forth in
Section 4 of the Lease. The Tenant Improvement Allowance and the Additional Tenant Improvement Allowance are collectively referred to herein as the “TI Allowance.” 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 (i) the Tenant Improvements described in the TI Construction
Drawings approved pursuant to Section 2(d) or (ii) any Changes pursuant to Section 4. Tenant shall have no right to use any portion of the TI Allowance that is not disbursed as part of the initial Tenant Improvements.

 (c) Costs Includable in TI Fund. The TI Fund shall be used solely for the payment of design and construction costs in connection
with the construction of the Tenant Improvements, 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,
Landlord’s out-of-pocket expenses, costs resulting from Tenant Delays 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, non-ducted biological safety cabinets and other scientific equipment not incorporated into the Tenant Improvements. Tenant shall have
the right to use the TI Fund for Tenant’s voice and/or data cabling. 

 (d) Excess TI Costs. Under no circumstances shall Landlord be required to pay more than
the TI Allowance for Landlord’s Work. If at any time after the Budget has been agreed to by Landlord and Tenant, the remaining TI Costs exceed the remaining unexpended Ti Allowance to be received by Tenant, Tenant shall be required to either
(i) make such Changes (and revisions to the Budget) as are necessary to ensure that the remaining TI Costs do not exceed the remaining unexpended TI Allowance, or (ii) deposit into an escrow account (“Escrow Account”) with
a neutral third party escrow holder, 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”). The terms
governing the Escrow Account shall be consistent with the provision of this Work Letter and shall be as otherwise agreed upon by Landlord and Tenant; provided, however, that, if the parties are unable to agree upon the terms governing the Escrow
Account, Tenant shall be deemed to have elected to proceed under clause (i) of the preceding sentence. If Tenant fails to deposit, or is late in depositing any Excess TI Costs into the Escrow Account, Landlord shall have all of the rights and
remedies set forth in the Lease for nonpayment of Rent. The TI Allowance and Excess TI Costs is herein referred to as the “TI Fund.” Funds deposited by Tenant into the Escrow Account shall be the first thereafter disbursed to pay TI
Costs. If upon Substantial Completion of the Tenant Improvements and the payment of all sums due in connection therewith there remains any undisbursed funds in the Escrow Account, Tenant shall be entitled to such undisbursed funds. 

(e) Payments from the Escrow Account. Tenant agrees that, during the course of design and construction of the Tenant Improvements,
funds shall disbursed from the Escrow Account to pay for TI Costs up to twice a month upon receipt by the holder of the Escrow Account of draw requests 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), and other matters as Landlord customarily obtains. 

6. Inspections and Tenant’s Work. 

(a) Tenant’s Work. At Tenant’s sole risk and expense, Tenant shall have the right (i) prior to the completion of
Landlord’s Work to perform any work (“Tenant’s Work”) required by Tenant other than Landlord’s Work provided that such Tenant’s Work is coordinated with the TI Architect and does not delay Substantial Completion,
and (ii) prior to the completion of Landlord’s Work, to inspect and observe work in process during normal business hours or at such other times as may be agreed to by the parties. Tenant shall comply with all established safety practices
of Landlord’s contractor and Landlord until completion of Landlord’s Work. 
 (b) No Interference. Neither Tenant nor any
Tenant Party shall interfere with the performance of Landlord’s Work nor with any inspections or issuance of final approvals by County of King or the City of Seattle. 

7. Notification of Delays. Not less than once each calendar month from the date of this Work Letter through the Term Commencement Date,
Landlord shall deliver to Tenant written notification of the number of days during the immediately preceding calendar month Landlord’s performance under this Work Letter or the Lease was delayed as a result of Tenant Delays or delays arising by
reason of any Force Majeure as defined in Section 34 of the Lease (a “Force Majeure Delay”), which written notification shall also include a description of the nature of such Tenant Delay or Force Majeure Delay. 

 8. 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 Allowance 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. 
 (j) 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. 

(k) 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. 

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

							
	TENANT:
	
	 THE BOARD OF THE REGENTS OF THE UNIVERSITY OF WASHINGTON,

as agency of the State of Washington

		
	By:	 	/s/ Jeanette L Henderson
	Name:	 	Jeanette L Henderson
	Title:	 	Director, Real Estate Office
	
	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
		 		 	Name:	 	Jennifer Pappas
		 		 	Title:	 	V.P. & Assistant Secretary

 EXHIBIT D TO LEASE 

ACKNOWLEDGMENT OF COMMENCEMENT DATE 

This ACKNOWLEDGMENT OF COMMENCEMENT DATE is made this     day of 200    , between
ARE-EASTLAKE AVENUE NO. 3, LLC, a Delaware limited liability company (“Landlord”), and THE BOARD OF THE REGENTS OF THE UNIVERSITY OF WASHINGTON, an agency of the State of Washington (“Tenant”), and is
attached to and made a part of the Lease dated , 2005 (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
December     , 2005, the Rent Commencement Date is     , 2006, and the termination date of the Base Term of the Lease shall be midnight on 

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

							
	TENANT:
	
	 THE BOARD OF THE REGENTS OF THE

UNIVERSITY OF WASHINGTON,
 as agency of the State of
Washington

		
	By:	 	
	Name:	 	Jeanette L Henderson
	Title:	 	Director, Real Estate Office
	
	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-ORS CORP.,
		 		 	 a Maryland corporation,
 general
partner

				
		 		 	By:	 	  

		 		 	Name:	 	
		 		 	Title:	 	

 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 antennas, outdoor furniture,
etc., in the parking areas, landscaped areas or other areas outside of its Premises, or on the roof of the Project. 
 3. Except for animals
assisting the disabled, no animals shall be allowed in the offices, halls, or corridors in the Project. 
 4. Tenant shall not disturb the
occupants of the Project or adjoining buildings by the use of any radio or musical instrument or by the making of loud or improper noises. 

5. If Tenant desires telegraphic, telephonic or other electric connections in the Premises, Landlord or its agent will direct the electrician
as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will be permitted. Any such installation or connection shall be made at Tenant’s expense. 

6. Tenant shall not install or operate any steam or gas engine or boiler, or other mechanical apparatus in the Premises, except as
specifically approved in the Lease. Except as necessary in connection with the Permitted Use, the use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly prohibited. Explosives or other articles deemed extra
hazardous shall not be brought into the Project. 
 7. Parking any type of recreational vehicles is specifically prohibited on or about the
Project. Except for the overnight parking of operative vehicles, no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is disabled, it shall be removed within 48 hours. There shall be no “For
Sale” or other advertising signs on or about any parked vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking will be open parking, and no reserved parking, numbering
or lettering of individual spaces will be permitted except as specified by Landlord. 
 8. Tenant shall maintain the Premises free from
rodents, insects and other pests. 
 9. Landlord reserves the right to exclude or expel from the Project any person who, in the judgment of
Landlord, is intoxicated or under the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project. 

10. Tenant shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the preservation of good order and
cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring, or for any damage done to the effects of Tenant by the janitors or any other employee or person. 

11. Tenant shall give Landlord prompt notice of any defects in the water, lawn sprinkler, sewage, gas pipes, electrical lights and fixtures,
heating apparatus, or any other service equipment affecting the Premises. 

 12. Tenant shall not permit storage outside the Premises, including without limitation, outside
storage of trucks and other vehicles, or dumping of waste or refuse or permit any harmful materials to be placed in any drainage system or sanitary system in or about the Premises. 

13. All moveable trash receptacles provided by the trash disposal firm for the Premises must be kept in the trash enclosure areas, if any,
provided for that purpose. 
 14. No auction, public or private, will be permitted on the Premises or the Project. 

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

16. The Premises shall not be used for lodging, sleeping or cooking or for any immoral or illegal purposes or for any purpose other than that
specified in the Lease. No gaming devices shall be operated in the Premises. 
 17. Tenant shall ascertain from Landlord the maximum amount
of electrical current which can safely be used in the Premises, taking into account the capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall not use more than such safe capacity. Landlord’s
consent to the installation of electric equipment shall not relieve Tenant from the obligation not to use more electricity than such safe capacity. 

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

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

 EXHIBIT F TO LEASE 

TENANT’S PERSONAL PROPERTY 

None except as set forth below: 

 EXFIIBIT G TO LEASE 

Government Parking and Transportation Requirements 

[To be attached upon creation of Landlord’s TMP plan in accordance with requirements set forth in TMP Acknowledgement Letter, recorded on
January 16, 2001, as Recording Number 20010116001106] 

 Exhibit B 

Sublease Premises Floor Plan 
  

 
 Partial 3rd Floor 

Red = Premises 
 Orange = Expansion Spaces 

Green = Shared Lab Services 
 Approximately 11,000 rsf in total

 Exhibit C 

Assets List 
 Labs: 

 

			
	 Qty
	  	 Description

	 3
	  	NuAire Biosafety Cabinet Class II A2
	 1
	  	Labconco Fume Hood
	 27
	  	Lab Stools (8 per lab) + 3 stools in Equipment Room “hh”
	 12
	  	Lab Chairs (4 per lab)
	 12
	  	3-drawer mobile pedestals (4 per lab)

 Private Offices (8 total): 
  

			
	 Qty
	  	 Description

	 8
	  	Workstations
	 8
	  	2-drawer lateral file cabinets
	 8
	  	Task chairs with arms
	 8
	  	Guest chairs with arms
	 8
	  	5-drawer later file cabinets
	 8
	  	5-shelf bookcases
	 8
	  	3-drawer mobile pedestals

 Workstations (19 total): 
  

			
	 Qty
	  	 Description

	 19
	  	Task Chairs
	 19
	  	2-drawer later file cabinets
	 19
	  	3-drawer mobile pedestals

 Kitchen/Break Room: 
  

			
	 Qty
	  	 Description

	 17
	  	Black plastic chairs
	 4
	  	4’ square tables
	 1
	  	4’ round table
	 1
	  	Refrigerator

 Main Conference Room: 
  

			
	 Qty
	  	 Description

	 1
	  	Conference table
	 12
	  	Conference chairs with wheels
	 6
	  	Guest chairs with arms
	 1
	  	Ceiling mounted projector and screen
	 1
	  	Whiteboard

 Small Conference Room: 
  

			
	 Qty
	  	 Description

	 2
	  	24”x48” mobile tables
	 4
	  	18”x48” mobile tables
	 4
	  	Conference chairs with wheels
	 1
	  	Whiteboard

 Breakout Area: 
  

			
	 Qty
	  	 Description

	 1
	  	48” round table
	 2
	  	Leather stools
	 1
	  	Whiteboard

 Reception Area: 
  

			
	 Qty
	  	 Description

	 2
	  	Upholstered arm chairs
	 1
	  	Leather stool/side table

 Exhibit D 

Bill of Sale 
 LIMITED
WARRANTY BILL OF SALE 
  

			
	STATE OF                             )	  	 
	
                         
                           )
	  	LIMITED WARRANTY BILL OF SALE
	COUNTY OF                             )	  	

 THE BOARD OF REGENTS OF THE UNIVERSITY OF WASHINGTON, an agency of the State of Washington (hereinafter
referred to as “Transferor”), does hereby transfer, in exchange for $1 and other good and valuable consideration, effective as of             (the “Effective
Date”) all Transferor’s right, title, and interest to IMMUNE DESIGN CORP., a Delaware corporation (hereinafter referred to as “Transferee”), in and to the equipment and other materials as described in Attachment
A attached hereto and incorporated herein by reference (collectively, the “Assets”): 
 Transferor warrants that it has
good and marketable title to the Assets, free and clear of any liens and encumbrances. Transferor hereby transfers all rights and interest to the Assets to Transferee, and Transferee assumes all rights, obligations, and interests to the Assets. The
Assets conveyed to Transferee pursuant to this Bill of Sale are conveyed AS IS, WHERE IS, WITH ALL DEFECTS. Transferee has inspected the Assets to Transferee’s satisfaction and confirms that no guarantees or warranties were expressed or
implied by Transferor regarding the condition, quality or fitness for any purpose of the Assets. Transferor makes no representation or warranty with respect to the condition or fitness of the Assets to be sold hereunder or for a particular purpose,
the merchantability thereof, nor shall any such warranty be implied or arise by operation of law. Further, Transferor makes no representation or warranty with respect to the rights of the Assets to remain on the property to which the Assets are
currently located, and Transferee assumes all responsibility for and risk related to the Assets as of the Effective Date. Transferee has duly authorized the receipt of the Assets. 

This Bill of Sale and the obligations of the parties hereunder shall be binding upon and inure to the benefit of the parties hereto, their
respective legal representatives, successors and assigns, and shall be governed by and construed in accordance with the laws of the State of Washington, USA. 

This Bill of Sale is the complete agreement between the parties hereto concerning the subject matter of this Bill of Sale and replaces any
prior oral or written communications between the parties. There are no conditions, understandings, agreements, representations or warranties (express or implied) which are not specified herein. This Bill of Sale may be signed in one or more
counterparts, each of which shall be an original for all purposes but all of which taken together shall constitute only one instrument. 
  

									
	TRANSFEROR:	 		 	TRANSFEREE:
			
	THE BOARD OF REGENTS OF THE UNIVERSITY OF WASHINGTON	 		 	IMMUNE DESIGN CORP.
					
	By:	 	  
	 		 	By:	  	  

	Name:	 		 		 	Name:	  	
	Its:	 		 		 	Its:	  	

 ATTACHMENT A TO LIMITED WARRANTY BILL OF SALE 

Labs: 
  

			
	 Qty
	  	 Description

	 3
	  	NuAire Biosafety Cabinet Class II A2
	 1
	  	Labconco Fume Hood
	 27
	  	Lab Stools (8 per lab) + 3 stools in Equipment Room “hh”
	 12
	  	Lab Chairs (4 per lab)
	 12
	  	3-drawer mobile pedestals (4 per lab)

 Private Offices (8 total): 
  

			
	 Qty
	  	 Description

	 8
	  	Workstations
	 8
	  	2-drawer lateral file cabinets
	 8
	  	Task chairs with arms
	 8
	  	Guest chairs with arms
	 8
	  	5-drawer later file cabinets
	 8
	  	5-shelf bookcases
	 8
	  	3-drawer mobile pedestals

 Workstations (19 total): 
  

			
	 Qty
	  	 Description

	 19
	  	Task Chairs
	 19
	  	2-drawer later file cabinets
	 19
	  	3-drawer mobile pedestals

 Kitchen/Break Room: 
  

			
	 Qty
	  	 Description

	 17
	  	Black plastic chairs
	 4
	  	4’ square tables
	 1
	  	4’ round table
	 1
	  	Refrigerator

 Main Conference Room: 
  

			
	 Qty
	  	 Description

	 1
	  	Conference table
	 12
	  	Conference chairs with wheels
	 6
	  	Guest chairs with arms
	 1
	  	Ceiling mounted projector and screen
	 1
	  	Whiteboard

 Small Conference Room: 
  

			
	 Qty
	  	 Description

	 2
	  	24“x48” mobile tables
	 4
	  	18“x48” mobile tables
	 4
	  	Conference chairs with wheels
	 1
	  	Whiteboard

 Breakout Area: 
  

			
	 Qty
	  	 Description

	 1
	  	48” round table
	 2
	  	Leather stools
	 1
	  	Whiteboard

 Reception Area: 
  

			
	 Qty
	  	 Description

	 2
	  	Upholstered arm chairs
	 1
	  	Leather stool/side table

 Exhibit F 

Initial Approved Alterations

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00232-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00232-of-00352.parquet"}]]