Document:

Exhibit

EXHIBIT 10.1
HYSTER-YALE MATERIALS HANDLING INC.
NON-EMPLOYEE DIRECTORS' EQUITY COMPENSATION PLAN
(AMENDED AND RESTATED EFFECTIVE MAY 17, 2019)
Purpose of the Plan
The purpose of this Non-Employee Directors’ Equity Compensation Plan (the “Plan”) is to provide for the payment to the non-employee Directors of Hyster-Yale Materials Handling, Inc. (the “Company”) of a portion of their Directors’ fees in capital stock of the Company in order to further align the interests of the Directors with the stockholders of the Company and thereby promote the long-term interests of the Company.
		
	1.
	Effective Date

This Plan was originally effective as of September 28, 2012. This amended and restated Plan is effective May 17, 2019 (the “Effective Date”), subject to the approval of the Plan by the stockholders of the Company as of such Effective Date.
		
	2.
	Definitions

(a)“Average Share Price” means the average of the closing price per share of Class A Common Stock on the New York Stock Exchange on the Friday (or if Friday is not a trading day, the last trading day before such Friday) for each week of the calendar quarter ending on the Quarter Date.
(b)“Board” means the Board of Directors of the Company.
(c)“Class A Common Stock” means (i) the Company’s Class A Common Stock, par value $1.00 per share and (ii) any security into which Class A Common Stock may be converted by reason of any transaction or event of the type referred to in Section 5(c) of the Plan.
(d)“Director” means an individual duly elected or chosen as a director of the Company who is not also an employee of the Company or its subsidiaries.
(e)“Extraordinary Event” shall have the meaning set forth in Section 5.
(f)“ERISA” means the Employee Retirement Income Security Act of 1974, as amended, or any successor statute.
(g)“Payment Deadline” means the date that is the fifteenth day of the third month after each Quarter Date.
(h)“Quarter Date” means the last day of the calendar quarter for which a Required Amount or Voluntary Amount is earned.
(i)“Required Amount” means an amount of money constituting that portion (as determined from time to time by the Board) of a Director’s retainer earned by such Director for his services as a Director for any calendar quarter that is payable in Shares as described in Section 4.1(a).
(j)“Rule 16b-3” means Rule 16b-3 promulgated under the Securities Exchange Act of 1934 (or any successor rule to the same effect), as in effect from time to time.
(k)“Shares” means shares of Class A Common Stock that are issued or transferred to a Director pursuant to, and with such restrictions as are imposed by, the terms of this Plan in respect of the Director’s Required Amount.
(l)“Transfer” shall have the meaning set forth in Section 4.2(a).
(m)“Voluntary Amount” shall have the meaning set forth in Section 4.2(b).
(n)“Voluntary Shares” means shares of Class A Common Stock that are issued or transferred to a Director in accordance with Section 4.1(c) in respect of the Director’s Voluntary Amount.
		
	3.
	Shares and Voluntary Shares

1.    Required Amount and Voluntary Amount
(a)Required Amount.  From time to time, the Board shall determine (i) the amount of the retainer to be paid to each Director for each calendar quarter of a year, (ii) subject to Section 4.1(b), the portion of the retainer that shall be paid in cash and (iii) the equity portion of the retainer (expressed in dollars) that is required to be paid in Shares as described in Section 4.1(c) (the “Required Amount”), in each case subject to pro-ration in the event that the Director begins or ceases non-employee Director service during the applicable calendar quarter.
(b)Voluntary Shares.  For any calendar quarter, a Director may elect to have up to 100% of the cash component of the retainer payable for such quarter in excess of the Required Amount, and any other cash to be earned by the Director for such quarter for services as a director of the Company (collectively referred to as a “Voluntary Amount”), not paid to the Director in cash, but instead to have the Voluntary Amount applied to the issuance or transfer  to the Director of Voluntary Shares as described in Section 4.1(c); provided that the Director must notify the Company in writing of such election prior to the first day of the calendar quarter for which such election is made, which election will be irrevocable after such date for 

such calendar quarter and shall remain in effect for future calendar quarters unless or until revoked by the Director prior to the first day of a calendar quarter.
(c)Issuance of Shares and Voluntary Shares.  Promptly following each Quarter Date (and, in any event, no later than the Payment Deadline), the Company shall issue or transfer to each Director (or to a trust for the benefit of the Director, or such Director’s spouse, children or grandchildren, if so directed by the Director) (i) a number of whole Shares equal to the Required Amount for the calendar quarter ending on such Quarter Date divided by the Average Share Price and (ii) a number of whole Voluntary Shares equal to such Director’s Voluntary Amount for such calendar quarter divided by the Average Share Price.  To the extent that the application of the foregoing formulas would result in fractional Shares or fractional Voluntary Shares, no fractional shares of Class A Common Stock shall be issued or transferred by the Company pursuant to this Plan, but instead, such amount shall be paid to the Director in cash at the same time the Shares and Voluntary Shares are issued or transferred to the Director.  Shares and Voluntary Shares shall be fully paid, nonassessable shares of Class A Common Stock.  Shares shall be subject to the restrictions set forth in this Plan, whereas Voluntary Shares shall not be so restricted.  Shares and Voluntary Shares may be shares of original issuance or treasury shares or a combination of the foregoing and, in the discretion of the Company, may be issued as certificated or uncertificated shares.  The Company shall pay any and all fees and commissions incurred in connection with the purchase by the Company of shares of Class A Common Stock which are to be Shares or Voluntary Shares and the transfer to Directors of Shares or Voluntary Shares.
(d)Withholding Taxes.  To the extent that the Company is required to withhold federal, state, local or other taxes in connection with any amount payable to a Director under this Plan, and the amounts available to the Company for such withholding are insufficient, it shall be a condition to the receipt of any Shares or Voluntary Shares that the Director make arrangements satisfactory to the Company for the payment of the balance of such taxes required to be withheld, which arrangements may include relinquishment of the Shares or the Voluntary Shares.  To the extent permitted under applicable law, the Company and Director may also make similar arrangements with respect to the payment of any other taxes derived from or related to the payment of Shares or Voluntary Shares with respect to which withholding is not required.
2.    Restrictions on Shares.
(a)Restrictions on Transfer of Shares.  No Shares shall be assigned, pledged, hypothecated or otherwise transferred (any such assignment, pledge, hypothecation or transfer being referred to herein as a “Transfer”) by a Director or any other person, voluntarily or involuntarily, other than (i) by will or by the laws of descent and distribution, (ii) pursuant to a domestic relations order that would meet the definition of a qualified domestic relations order under Section 206(d)(3)(B) of ERISA if such provisions applied to the Plan or a similar binding judicial order (a “QDRO”), or (iii) directly or indirectly to a trust or partnership for the benefit of a Director, or such Director’s spouse, children or grandchildren.  Shares transferred to a person other than the Director pursuant to a QDRO shall not be subject to the restrictions described in this Section 4.2(a), but Shares transferred to a trust or partnership for the benefit of a Director, or such Director’s spouse, children or grandchildren, shall remain subject to the restrictions described in this Section 4.2(a) until such restrictions lapse pursuant to the following sentence.  The restrictions on Shares set forth in this Section shall lapse for all purposes and shall be of no further force or effect upon the earliest to occur of (A) ten years after the Quarter Date with respect to which such Shares were issued or transferred, (B) the date of the death or permanent disability of the Director, (C) five years (or earlier with the approval of the Board) after the Director’s retirement from the Board, (D) the date that a Director is both retired from the Board and has reached 70 years of age or (E) at such other time as determined by the Board in its sole and absolute discretion.  Following the lapse of restrictions, at the Director’s request, the Company shall take all such action as may be necessary to remove such restrictions from the stock certificates, or other applicable records with respect to uncertificated shares, representing the Shares, such that the resulting shares shall be fully paid, nonassessable and unrestricted by the terms of this Plan.
(b)Dividends, Voting Rights, Exchanges, Etc.  Except for the restrictions set forth in this Section 4.2 and any restrictions required by law, a Director shall have all rights of a stockholder with respect to his Shares including the right to vote and to receive dividends as and when declared by the Board and paid by the Company.  Except for any restrictions required by law, a Director shall have all rights of a stockholder with respect to his Voluntary Shares.  
(c)Restriction on Transfer of Rights to Shares.  No rights to Shares or Voluntary Shares shall be assigned, pledged, hypothecated or otherwise transferred by a Director or any other person, voluntarily or involuntarily, other than (i) by will or by the laws of descent and distribution, or (ii) pursuant to a QDRO.
(d)Legend.  The Company shall cause an appropriate legend to be placed on each certificate, or other applicable record(s) with respect to uncertificated shares, for the Shares, reflecting the foregoing restrictions.
		
	4.
	Amendment, Termination and Adjustments

(a)  The Board may alter or amend the Plan from time to time or may terminate it in its entirety; provided, however, that no such action shall, without the consent of a Director, affect the rights in any Shares or Voluntary Shares that were previously issued or transferred to the Director or that were earned by, but not yet issued or transferred to, such Director.  Unless otherwise specified by the Board, all Shares that were issued or transferred prior to the termination of this Plan shall continue to be subject to the terms of this Plan following such termination; provided that the transfer restrictions on such Shares 

shall lapse in accordance with Section 4.2(a). In any event, no Shares or Voluntary Shares may be issued or transferred under this Plan or after the tenth anniversary of the Effective Date.
(b)  Notwithstanding the provisions of Subsection 5(a), without further approval by the stockholders of the Company, no such amendment or termination shall (i) materially increase the total number of shares of Class A Common Stock that may be issued or transferred under this Plan specified in Section 6 (except that adjustments and additions expressly authorized by this Section shall not be limited by this clause (i)) or (ii) make any other change for which stockholder approval would be required under applicable law or stock exchange requirements.
(c)  The Board shall make or provide for such adjustments in the Average Share Price, in the kind of shares that may be issued or transferred hereunder, in the number of shares of Class A Common Stock specified in Section 6(a) or 6(b), in the number of outstanding Shares or Voluntary Shares for each Director, and in the terms applicable to the Shares or Voluntary Shares under this Plan, as the Board, in its sole discretion, exercised in good faith, may determine is equitably required to reflect (i) any stock dividend, stock split, combination of shares, recapitalization or any other change in the capital structure of the Company, (ii) any merger, consolidation, spin-off, split-off, spin-out, split-up, reorganization, partial or complete liquidation or other distribution of assets or issuance of rights or warrants to purchase securities, or (iii) any other corporate transaction or event having an effect similar to any of the foregoing ( collectively referred to as an “Extraordinary Event”).  Moreover, in the event of any such Extraordinary Event, the Committee may provide in substitution for any or all outstanding Shares or Voluntary Shares under this Plan such alternative consideration (including cash), if any, as it, in good faith, may determine to be equitable under the circumstances and shall require in connection therewith the surrender of all Shares or Voluntary Shares so replaced. All securities received by a Director with respect to Shares or Voluntary Shares in connection with any Extraordinary Event shall be deemed to be Shares or Voluntary Shares, as applicable, for purposes of this Plan and such Shares shall be restricted pursuant to the terms of this Plan to the same extent and for the same period as if such securities were the original Shares with respect to which they were issued or transferred, unless the Board, in its sole and absolute discretion, eliminates such restrictions or accelerates the time at which such restrictions on transfer shall lapse.
		
	5.
	Class A Common Stock Subject to Plan

(a)Subject to adjustment as provided in this Plan, the total number of shares of Class A Common Stock that may be issued or transferred under this Plan on or after the Effective Date will not exceed in the aggregate 100,000. Notwithstanding anything to the contrary contained in the Plan, shares of Class A Common Stock withheld by the Company, tendered or otherwise used to satisfy any tax withholding obligation will count against the aggregate number of shares of Class A Common Stock available under this Section 6(a).
(b)Notwithstanding anything in this Section 6, or elsewhere in this Plan to the contrary, and subject to adjustment as provided in this Plan, the maximum amount paid to a Director in any calendar year beginning on or after January 1, 2019 shall not exceed the greater of (i) $1,250,000 or (ii) the fair market value of 20,000 shares of Class A Common Stock.
		
	6.
	General Provisions

(a)No Continuing Right as Director.  Neither the adoption nor operation of this Plan, nor any document describing or referring to this Plan, or any part thereof, shall confer upon any Director any right to continue as a Director or as a director of any subsidiary of the Company.
(b)Governing Law.  The provisions of this Plan shall be governed by and construed in accordance with the laws of the State of Delaware.
(c)Cash If Shares Not Issued.  All Required Amounts and Voluntary Amounts are the property of the Directors and shall be paid to them in cash in the event that Shares and Voluntary Shares may not be issued or transferred to Directors hereunder in respect of Required Amounts or Voluntary Amounts.
(d)Miscellaneous.  Headings are given to the sections of this Plan solely as a convenience to facilitate reference.  Such headings, numbering and paragraphing shall not in any case be deemed in any way material or relevant to the construction of this Plan or any provisions thereof.  The use of the masculine gender shall also include within its meaning the feminine.  The use of the singular shall also include within its meaning the plural, and vice versa
(e)Section 409A of the Internal Revenue Code.  This Plan is intended to be exempt from the requirements of Section 409A of the Internal Revenue Code of 1986, as amended, and applicable Treasury Regulations issued thereunder, and shall be administered in a manner that is consistent with such intent.EX-10.1

 Exhibit 10.1 

FIFTH AMENDMENT 
 THIS
FIFTH AMENDMENT (the “Amendment”) is made and entered into as of May 29, 2019 (the “Effective Date”), by and between HRE-S CENTERPOINT, LLC, a Delaware limited
liability company (“Landlord”) and REPLIGEN CORPORATION, a Delaware corporation (“Tenant”). 

RECITALS 
  

	A.	 West Seyon LLC (as a
predecessor-in-interest to Landlord) and Tenant entered into that certain Lease dated as of October 10, 2001 (the “Original Lease”), as amended by
that certain Letter Agreement dated May 7, 2002 (the “Letter Agreement”), that certain First Amendment to Lease dated as of June 29, 2011 (the “First Amendment”), that certain Second Amendment to Lease
dated as of January 11, 2013 (the “Second Amendment”), that certain Third Amendment to Lease dated as of September 26, 2013 (the “Third Amendment”) and a certain Fourth Amendment dated as of March 14,
2014 (the “Fourth Amendment”; together with the Original Lease, the Letter Agreement, the First Amendment, Second Amendment and Third Amendment, the “Lease”). Pursuant to the Lease, Landlord has leased to Tenant
space currently containing approximately 75,594 rentable square feet and depicted on Exhibit A-1 attached hereto (the “Original Premises”) within the building commonly known as
41 Seyon Street, Waltham, Massachusetts (the “Building”). 

  

	B.	 Tenant has requested that additional space containing (x) approximately 17,680 rentable
square feet described as Suite No. 700 of the Building shown on Exhibit A-2 hereto (the “Phase 1 Expansion Space”) and (y) approximately 14,861 rentable square
feet described as Suite No. 600 of the Building shown on Exhibit A-3 hereto (the “Phase 2 Expansion Space”; together with the Phase 1
Expansion Space, the “Fifth Amendment Expansion Space”) to be added to the Original Premises, and Landlord is willing to do the same on the following terms and conditions. 

 

	C.	 The Term of the Lease (other than with respect to the Fourth Amendment Expansion Space, as hereinafter defined)
is set to expire on May 31, 2023 (“Prior Termination Date”), and the parties desire to extend the term of the Lease with respect to the Fifth Amendment Expansion Space (but not the Original Premises) to the Fifth Amendment
Expansion Space Termination Date (as hereinafter defined), all on the following terms and conditions. 

  

	D.	 The Term of the Lease with respect to the Fourth Amendment Expansion Space (hereinafter defined) is set to
expire on August 31, 2022 (“FAES Prior Termination Date”), and the parties desire to extend the term of the Lease with respect to such portion of the Original Premises to May 31, 2023, all on the following terms and
conditions. 

 NOW, THEREFORE, in consideration of the above recitals which by this reference are incorporated
herein, the mutual covenants and conditions contained herein and other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant agree as follows: 

 

	1.	 Definitions. The capitalized terms used in this Amendment shall have the same definitions as set
forth in the Lease to the extent that such capitalized terms are defined therein and not redefined in this Amendment. When used herein the following terms shall have the following meanings: 

 

	 	a.	 The “Base Building Condition” shall mean the condition of the Fifth Amendment Expansion Space
as set forth on Exhibit B attached hereto, and otherwise in “as-is” condition. 

	 	b.	 The “Controllable Expenses” shall mean all Operating Expenses other than (i) Taxes, (ii)
utility charges, (iii) insurance charges imposed by third party utility and insurance companies, respectively, (iv) snow and ice removal, and (v) wages, salaries and other compensation and benefits paid to Landlord’s employees,
agents or contractors engaged in the operation, management, maintenance (including, but not limited to, janitorial and cleaning services) or security of the Building or Property, but only to the extent such wages, salaries and other compensation are
incurred as a result of union labor or government mandated requirements including, but not limited to, prevailing wage laws and similar requirements. 

  

	 	c.	 The “Fourth Amendment Expansion Space” shall mean that certain approximately 19,900 square
foot portion of the Original Premises referenced in the Fourth Amendment. 

  

	 	d.	 The “FAES Extension Period” shall mean the period commencing on the day immediately after the
FAES Prior Termination Date and expiring on the Prior Termination Date. 

  

	 	e.	 The “Fifth Amendment Expansion Space Termination Date” shall mean the last day of the month in
which occurs the day prior to the tenth (10th) anniversary of the Phase 2 Expansion Effective Date. 

  

	 	f.	 The “Extension Date” shall mean the day immediately following the Prior Termination Date.

  

	 	g.	 The “Landlord’s Work” shall mean the work described on Exhibit C attached
hereto. 

  

	 	h.	 The “Phase 1 Expansion Effective Date” shall mean the earlier to occur of
(i) November 1, 2019 and (ii) the date on which the later of the following occurs (x) the Tenant Improvements in the Phase 1 Expansion Space are substantially completed and (y) a temporary or permanent certificate of
occupancy is issued for the Phase 1 Expansion Space. 

  

	 	i.	 The “Phase 1 Expansion Early Access Date” shall mean the Effective Date.

  

	 	j.	 The “Phase 2 Expansion Effective Date” shall be the earlier to occur of (i) 150 days following
the delivery of the Phase 2 Expansion Space in the Base Building Condition and with the Landlord’s Work for the Phase 2 Expansion Space substantially completed and (ii) the date on which the later of the following occurs (x) the
Tenant Improvements in the Phase 2 Expansion Space are substantially completed and (y) a temporary or permanent certificate of occupancy is issued for the Phase 2 Expansion Space. 

	 	k.	 The “Phase 2 Expansion Early Access Date” shall mean the date that the Landlord delivers the
Phase 2 Expansion Space in the Base Building Condition and with the Landlord’s Work for the Phase 2 Expansion Space substantially completed. 

  

	 	l.	 The “Tenant Improvements” shall mean any Alterations desired to be completed by Tenant in the
Fifth Amendment Expansion Space or the Original Premises. 

  

	 	m.	 The “Property Rentable Area” shall mean the rentable square feet of the Property and is hereby
stipulated between Landlord and Tenant to be 404,943 square feet, subject to adjustment pursuant to Section 10 below. 

  

	 	n.	 The “Building Rentable Area” shall mean the rentable square feet of the Building and is hereby
stipulated between Landlord and Tenant to be 259,935 square feet, subject to adjustment pursuant to Section 10 below. 

  

	2.	 Extension; Termination. 

 

	 	2.01	 The Term of the Lease with respect to the Fifth Amendment Expansion Space only shall expire on the Fifth
Amendment Expansion Space Termination Date, unless sooner terminated in accordance with the terms of the Lease. Such extension shall be on all the terms and conditions of the Lease, as modified by this Amendment. 

 

	 	2.03	 The Term of the Lease with respect to the Fourth Amendment Expansion Space only is hereby extended to expire on
the Prior Termination Date, unless sooner terminated in accordance with the terms of the Lease. Such extension shall be on all the terms and conditions of the Lease, as modified by this Amendment. 

 

	 	2.04	 For the avoidance of doubt, if the Lease (as amended hereby) terminates or expires with respect to the Original
Premises but not the Fifth Amendment Expansion Space, then: 

 a.    Tenant shall vacate and surrender
possession of the Original Premises to Landlord in accordance with the terms of the Lease (failing Landlord shall have all of Owner’s rights and remedies under the Lease and at law and in equity on account of such failure, including those under
Article 12 of the Original Lease). As part of such surrender obligations, Tenant, at its sole cost and expense, shall upon or prior to such termination or expiration, (i) restore, to a Building standard condition, any demising wall that, as of
the Effective Date, exists between the Phase 2 Expansion Space and the portion of the Original Premises located on Level 1 of the Building, and (ii) otherwise perform such work as is necessary to physical segregate the Phase 2 Expansion
Space from such portion of the Original Premises. 
 b.    Article XII. of the Fourth Amendment shall be of no further
force or effect from and after such expiration or termination. 
  

	3.	 Fifth Amendment Expansion Space Effective Date. 

 

	 	3.01	 Effective as of the Phase 1 Expansion Effective Date, the Premises, as defined in the Lease, is increased from
75,594 rentable square feet to 93,274 rentable square feet by the addition of the Phase 1 Expansion Space, and from and after the Phase 1 

	 	
Expansion Effective Date, the Original Premises and the Phase 1 Expansion Space, collectively, shall, for all purposes of the Lease (as amended by this Amendment), be deemed the Premises, as
defined in the Lease. The Phase 1 Expansion Space and the leasing thereof shall be subject to all the terms and conditions of the Lease except as expressly modified herein and except that Tenant shall not be entitled to receive any work, allowances,
abatements or other financial concessions granted with respect to the Original Premises unless such work, allowances, abatements or concessions are expressly provided for herein with respect to the Phase 1 Expansion Space. 

 

	 	3.02	 Effective as of the Phase 2 Expansion Effective Date, the Premises, as defined in the Lease, is increased from
93,274 rentable square feet to 108,135 rentable square feet by the addition of the Phase 2 Expansion Space, and from and after the Phase 2 Expansion Effective Date, the Premises (i.e., the Original Premises and the Phase 1 Expansion Space) and the
Phase 2 Expansion Space, collectively, shall, for all purposes of the Lease (as amended by this Amendment), be deemed the Premises, as defined in the Lease. The Phase 2 Expansion Space shall be subject to all the terms and conditions of the Lease
except as expressly modified herein and except that Tenant shall not be entitled to receive any work, allowances, abatements or other financial concessions granted with respect to the Original Premises unless such work, allowances, abatements,
concessions are expressly provided for herein with respect to the Phase 2 Expansion Space. 

  

	 	3.03	 Effective as of November 1, 2019, the number of parking spaces in the Parking Area that Tenant will be
permitted to use on a non-exclusive, unreserved basis in accordance with the Lease shall be a total of 297. In the event the rentable square footage of the Premises is decreased, the number of parking spaces
in the Parking Area that Tenant will be permitted to use on a non-exclusive unreserved basis shall be reduced proportionally. 

 

	4.	 Basic Rent. 

 

	 	4.01	 Original Premises. The Basic Rent due under the Lease payable by Tenant with respect to the Original
Premises (including, with respect to the Fourth Amendment Expansion Space, for the period from the day after the FAES Prior Termination Date through the Termination Date) is set forth on Exhibit
D-1 attached hereto and incorporated herein by this reference. 

  

	 	4.02	 Phase 1 Expansion Space Basic Rent From the Phase 1 Expansion Effective Date through the Fifth Amendment
Expansion Space Termination Date. As of the Phase 1 Expansion Effective Date, the Basic Rent payable with respect to the Phase 1 Expansion Space for the balance of the Term of the Lease is set forth on Exhibit D-2 attached hereto and incorporated herein by this reference. 

  

	 	4.03	 Phase 2 Expansion Space Basic Rent From the Phase 2 Expansion Effective Date through the Fifth Amendment
Expansion Space Termination Date. As of the Phase 2 Expansion Effective Date, the Basic Rent payable with respect to the Phase 2 Expansion Space for the balance of the Term of the Lease is set forth on Exhibit D-3 attached hereto and incorporated herein by this reference. 

	5.	 Additional Security Deposit. No additional security deposit shall be required in
connection with this Amendment. For the avoidance of doubt, if the Lease (as amended hereby) terminates or expires with respect to the Original Premises, Tenant shall still be required to maintain the security deposit described in Section III of the
Fourth Amendment for so long as the Lease (as amended by this Amendment) remains in effect with respect to the Fifth Amendment Expansion Space or any portion thereof. 

 

	6.	 Tenant’s Proportionate Share. 

 

	 	6.01	 For the period commencing with the Effective Date and ending on the day immediately prior to the Phase 1
Expansion Effective Date, Tenant’s Proportionate Share with respect to Taxes and Operating Expenses is 18.67% (excluding Operating Expenses which pertain solely to the Building (as reasonably determined by Landlord), in which case,
Tenant’s Proportionate Share shall be 29.08% with respect to such Operating Expenses pertaining solely to the Building). 

  

	 	6.02	 For the period commencing with the Phase 1 Expansion Effective Date and ending on the day immediately prior to
the Phase 2 Expansion Effective Date, Tenant’s Proportionate Share with respect to Taxes and Operating Expenses is 23.09% (excluding Operating Expenses which pertain solely to the Building (as reasonably determined by Landlord), in which case,
Tenant’s Proportionate Share shall be 35.88% with respect to such Operating Expenses pertaining solely to the Building). 

  

	 	6.03	 For the period commencing with the Phase 2 Expansion Effective Date and ending on the Fifth Amendment Expansion
Space Termination Date, Tenant’s Proportionate Share with respect to Taxes and Operating Expenses is 26.77% (excluding Operating Expenses which pertain solely to the Building (as reasonably determined by Landlord), in which case, Tenant’s
Proportionate Share shall be 41.60% with respect to such Operating Expenses pertaining solely to the Building); provided, however, in the event the Term of the Lease with respect to the Original Premises is not extended pursuant to the terms of the
Lease, then from and after Extension Date Tenant’s Proportionate Share with respect to Taxes and Operating Expenses is 8.04% (excluding Operating Expenses which pertain solely to the Building (as reasonably determined by Landlord), in which
case, Tenant’s Proportionate Share shall be 12.52% with respect to such Operating Expenses pertaining solely to the Building). 

  

	 	6.04	 Notwithstanding the foregoing or anything otherwise set forth in this Section 6 to the contrary, in the
event Landlord elects to remeasure the Premises, the Property Rentable Area and/or the Building Rentable Area in accordance with the terms of Section 10 below, Tenant Proportionate Share with respect to Operating Expenses and Taxes shall be
adjusted to equal a fraction, the numerator of which shall be the rentable square feet of the Premises (as may be adjusted due to such remeasurement) and the denominator of which shall be (x) the Property Rentable Area (as may be adjusted due
to such remeasurement) with respect to Operating Expenses (excluding Operating Expenses which pertain solely to the Building (as reasonably determined by Landlord)) and Taxes and (y) the Building Rentable Area (as may be adjusted due to such
remeasurement) with respect to Operating Expenses which pertain solely to the Building (as reasonably determined by Landlord). 

	7.	 Additional Rent. 

 

	 	7.01	 For purposes of calculating Tenant’s Proportionate Share of Operating Expenses, (x) the Controllable
Expenses for each full Operating Year after the Effective Date shall not increase by more than four percent (4.0%) of the Controllable Expenses for the immediately preceding Operating Year (on a cumulative basis), and (y) the property
management fee included in Operating Expenses for any period shall not exceed three percent (3%) of the gross collections from the Property for such period. 

  

	 	7.02	 Notwithstanding the foregoing or anything contained in the Lease or this Amendment to the contrary, Landlord
and Tenant acknowledge and agree that the cost and expense of the construction of any amenity center constructed by Landlord and the initial installations contained therein shall be borne solely by Landlord and shall not be included in Operating
Expenses; provided however, the actual Operating Expenses incurred for the operation of the amenity center shall be included in Operating Expenses; provided further that Operating Expenses associated with the operation of the amenity center shall
only be included in the calculation of Controllable Expenses following the first full calendar year of operation of such amenity center. 

  

	 	7.03	 Except as otherwise modified by this Amendment, all Basic Rent, Additional Rent or any other sums or charges
due under the Lease shall be payable by Tenant in accordance with the terms thereof. 

  

	8.	 Condition of Fifth Amendment Expansion Space; Landlord’s Work; Allowance.

  

	 	8.01.	 Condition of Fifth Amendment Expansion Space. Tenant agrees to accept the Fifth Amendment Expansion
Space (i.e., the Phase 1 Expansion Space and the Phase 2 Expansion Space) in the condition detailed in Exhibit B, and otherwise its “as-is” condition, without any agreements,
representations, understandings or obligations to accept on the part of Landlord to perform any alterations, repairs or improvements, except as may be expressly provided otherwise in Section 8.02 or Exhibit B of this Amendment.

  

	 	8.02.	 Landlord’s Work. Landlord, at its sole cost and expense, shall complete the Landlord’s Work as
detailed in Exhibit C using Building standard materials; provided, however, any delay in the completion of the Landlord’s Work shall not render Landlord liable for any damages or afford Tenant any right to any offset or abatement
of Basic Rent or Additional Rent. Notwithstanding the foregoing or anything otherwise set forth herein or in the Lease to the contrary, the costs and expenses incurred by Landlord in connection with the completion of the Landlord’s Work shall
be excluded from Operating Expenses. Landlord and Landlord’s contractor(s) shall be permitted to access the Fifth Amendment Expansion Space and the Original Premises in order to complete the Landlord’s Work. Tenant covenants and agrees not
to materially interfere with Landlord or Landlord’s contractor(s) in connection with the completion of the Landlord’s Work. 

  

	 	8.03	 Allowance. Landlord shall provide to Tenant, an allowance of (x) up to Sixty and No/100 Dollars
($60.00) per rentable square foot of the Fifth Amendment Expansion Space (the “ES Allowance”), (y) up to 12/100 Dollars ($0.12) per rentable square 

	 	
foot of the Fifth Amendment Expansion Space (the “SP Allowance”) and (z) up to Two and 50/100 Dollars ($2.50) per rentable square foot of the Fifth Amendment Expansion Space
(the “Bathroom Allowance”; together with the ES Allowance and the SP Allowance, the “Allowance”), subject to the terms and conditions set forth herein. The Allowance shall be used by Tenant to pay for the cost of
Tenant’s construction of the Tenant Improvements, including, without limitation, hard construction costs, soft costs (such as permitting, architectural and engineering fees) voice and data wiring and cabling costs and furniture, fixtures and
equipment expenses; provided, however, the Bathroom Allowance shall be used only for Tenant Improvements in the bathroom(s) for the Phase 2 Expansion Space. All Tenant Improvements shall be (a) subject to all other terms and conditions of the
Lease; (b) based on plans previously approved by Landlord, which consent shall not be unreasonably withheld, conditioned or delayed; (c) performed in a good and workmanlike manner by contractors previously approved by Landlord, such
approval shall not be unreasonably withheld, and (d) be in compliance with all applicable laws and regulations. Any approval (including deemed approval) by Landlord in connection with the Tenant Improvements shall be subject to the terms and
conditions of the Lease. The Allowance shall be payable directly to Tenant by Landlord and Landlord shall disburse the Allowance to Tenant on a periodic basis (but no more than once per month) within 30 days after receipt from Tenant of:
(i) reasonable documentation of payment by Tenant for materials and labor, as the case may be, with respect to the Tenant Improvements that are the subject of such requisition; (ii) partial lien waivers or final lien waivers, as
applicable, from any contractors or laborers hired by Tenant to perform any Tenant Improvements in the Fifth Amendment Expansion Space and/or Original Premises; (iii) prior to the final requisition only, a certificate of occupancy or equivalent
document issued by a local government agency or building department certifying the Tenant Improvements compliance with applicable building codes and other laws, and indicating the Phase 1 Expansion Space, and/or Original Premises (as applicable) to
be in a condition suitable for occupancy; and (iv) any other information or materials reasonably requested by Landlord with respect to the requisition or Tenant Improvements in question. Any portion of the Allowance which has not been properly
requisitioned by Tenant on or before the last day of the twenty-fourth (24th) calendar month following the Phase 2 Expansion Effective Date shall be deemed forfeited by Tenant and Landlord shall
have no further obligation with respect thereto. Notwithstanding the foregoing, Landlord shall not be obligated to pay any Allowance (and Tenant shall not be permitted to submit any requisition for any portion of the Allowance) at any time when
there exists a default by Tenant under the Lease, beyond applicable notice and cure periods. Notwithstanding anything to the contrary contained in the Lease, in no event shall Tenant be obligated to pay Landlord a supervisory or oversight fee for
the completion of the Tenant Improvements, nor shall Tenant be obligated to provide any secure assurances for the completion of the same. 

  

	9.	 Early Access to Fifth Amendment Expansion Space. 

 

	 	9.01	 Tenant may take possession of or enter the Phase 1 Expansion Space at any time during the period commencing on
the Phase 1 Expansion Early Access Date and expiring on the date immediately preceding the Phase 1 Expansion Effective Date, which possession or entry shall be upon and subject to (and thus, in connection with such possession or entry, Tenant shall
comply with) all the terms and conditions of the Lease (including, without limitation, all insurance 

	 	
and indemnification provisions of the Lease); provided, however, except for the cost of services requested by Tenant (e.g., after hours HVAC service), Tenant shall not be required to pay Rent for
the Phase 1 Expansion Space for any such entry or possession during which Tenant has entered, or is in possession of, the Phase 1 Expansion Space for the sole purpose of performing improvements or installing Tenant’s fixtures, furniture and
equipment. 

  

	 	9.02	 Subject to the terms of this Section 9.02, Tenant may take possession of or enter the Phase 2 Expansion
Space at any time during the period commencing on the Phase 2 Expansion Early Access Date and expiring on the date immediately preceding the Phase 2 Expansion Effective Date, which possession or entry shall be upon and subject to (and thus, in
connection with such possession or entry, Tenant shall comply with) all the terms and conditions of the Lease (including, without limitation, all insurance and indemnification provisions of the Lease); provided, however, except for the cost of
services requested by Tenant (e.g., after hours HVAC service), Tenant shall not be required to pay Rent for the Phase 2 Expansion Space for any such entry or possession during which Tenant has entered, or is in possession of, the Phase 2 Expansion
Space for the sole purpose of performing improvements or installing Tenant’s fixtures, furniture and equipment. Notwithstanding the foregoing, Landlord shall not be liable for a failure to deliver possession of the Phase 2 Expansion Space due
to the holdover or unlawful possession of such space by another party; provided, however, Landlord shall use reasonable efforts to obtain possession of any such space.  

 

	10.	 Options to Extend. Tenant’s right and option to extend the Term of the Lease pursuant
to Section 2.4 of the Original Lease, as amended by Section IX of the First Amendment (subject to the immediately following sentence), shall remain and apply to the Original Premises (but not to the Fifth Amendment Expansion Space).
Notwithstanding anything to the contrary in the Lease or First Amendment, Landlord and Tenant confirm that the Basic Rent for the Original Premises during the applicable Extended Term shall be equal to 96.3% of the Fair Market Rental Value of the
Original Premises for the applicable Extension Term. For the avoidance of doubt, Landlord and Tenant agree and acknowledge that any such extension options shall apply to the Term of the Lease with respect to the Original Premises only and not the
Fifth Amendment Expansion Space. In the event Tenant exercises any such extension option in accordance with the terms of the Lease, Landlord shall have the right to remeasure the Premises, the Property Rentable Area and/or the Building Rentable Area
in accordance with the then current Building Owners and Managers Association (BOMA) international standard method of floor measurement. Any adjustments to the Building, Premises or Tenant’s Proportionate Share shall be promptly documented in an
amendment to the Lease. 

	11.	 Modified Provisions. 

 

	 	11.01	 Capital Replacements and Repairs. Subject to the terms of Section 7.1(b) of the Original
Lease Section 7.2 of the Original Lease, Landlord shall be responsible to maintain the structural and mechanical aspects of the Building to a Class A standard. In the event a capital replacement is required during the Term, Landlord will
complete the capital replacement and to the extent allowable pursuant to Exhibit D of the Original Lease, shall amortize the cost of such replacement over its useful life (as reasonably determined by Landlord in accordance with generally accepted
accounting principles) as part of the Operating Expenses. 

  

	 	11.02	 As of the Effective Date, the provisions listed below shall be amended as follows: 

a.    The threshold for cosmetic alterations set forth in the second sentence of Section 5.2(a) of the Original Lease
shall be changed from “$20,000.00 in cost each instance” to “$100,000.00 in cost each instance”. 

b.    Section 12.1 (Holding Over) shall be deleted and replaced with the following: “Tenant shall pay Landlord
for each day Tenant retains possession of the Premises or part of them after termination of this Lease by lapse of time or otherwise at the rate (“Holdover Rate”) which shall be Two Hundred Percent (200%) of the amount of the
monthly installment of Base Rent for the last month prior to the date of such termination, plus all Additional Rent, prorated on a daily basis, and also, if such holding over continues for more than thirty (30) days, Tenant shall pay all
damages sustained by Landlord by reason of such retention after termination of this Lease, including without limitation, consequential damages. In any such event, a tenancy at sufferance at the Holdover Rate shall be deemed to have been created. In
any event, no provision of this Section shall be deemed to waive Landlord’s right of reentry or any other right under this Lease or at law.” 

c.    The following shall be added as Section 10.5 of the Original Lease: “To the fullest extent permitted by
law, but subject to the terms of this Lease, including without limitation, the Section 10.4, Landlord will protect, indemnify, and hold Tenant and Tenant’s officers, directors, shareholders, managers, partners, members, trustees, and
agents (collectively “Tenant Parties”), harmless from and against all liabilities, obligations, claims, damages, penalties, actions, forfeitures, losses, causes of action, costs, and expenses (including without limitation,
reasonable attorneys’ fees and expenses), imposed upon or incurred by or asserted against Tenant and/or any Tenant Parties by any third party by reason of Landlord’s or Landlord’s officers, directors, shareholders, managers, partners,
members, trustees, and agents (collectively “Landlord Parties”) gross negligence or willful misconduct. In case any action, suit, or proceeding is brought against Tenant and/or Tenant Parties by reason of any such occurrence covered
by Landlord’s indemnity under this Section 10.5, Landlord will, at Landlord’s expense, resist and defend such action, suit, or proceeding, or cause the same to be resisted and defended by counsel reasonably approved by Tenant (it
being agreed that counsel selected by Landlord’s insurer shall be acceptable to Tenant).” 

	12.	 Miscellaneous. 

 

	 	12.01.	 This Amendment and the attached exhibits, which are hereby incorporated into and made a part of this Amendment,
set forth the entire agreement between the parties with respect to the matters set forth herein. There have been no additional oral or written representations or agreements. Under no circumstances shall Tenant be entitled to any Rent abatement,
improvement allowance, leasehold improvements, or other work to the Premises, or any similar economic incentives that may have been provided Tenant in connection with entering into the Lease, unless specifically set forth in this Amendment. Tenant
agrees that neither Tenant nor its agents or any other parties acting on behalf of Tenant shall disclose any matters set forth in this Amendment or disseminate or distribute any information concerning the terms, details or conditions hereof to any
person, firm or entity without obtaining the express written consent of Landlord; provided, however, nothing contained in this Amendment is intended to prohibit Tenant from filing this Amendment with the Securities and Exchange Commission
(“SEC”) to the extent that Tenant is required to do so pursuant to applicable SEC requirements. 

  

	 	12.02.	 Except as modified by this Amendment, the Lease and all covenants, agreements, terms and conditions thereof
shall remain in full force and effect and are hereby in all respects ratified and confirmed. 

  

	 	12.03.	 In the case of any inconsistency between the provisions of the Lease and this Amendment, the provisions of this
Amendment shall govern and control. 

  

	 	12.04.	 Submission of this Amendment by Landlord is not an offer to enter into this Amendment but rather is a
solicitation for such an offer by Tenant. Landlord shall not be bound by this Amendment until Landlord has executed and delivered the same to Tenant. 

  

	 	12.05.	 The parties agree to sign a form of subordination, non-disturbance, and
attornment agreement in the form attached hereto as Exhibit E (the “Form SNDA”) from Landlord’s Existing Holder. Tenant agrees and acknowledges that any subordination,
non-disturbance, and attornment agreement requested by Tenant from Landlord or Landlord’s mortgagee shall be in the form of the Form SNDA. 

 

	 	12.06.	 Tenant hereby represents to Landlord that Tenant has dealt with no broker in connection with this Amendment,
except for Matt Adams and Torin Taylor on behalf of Newmark Knight Frank (“Tenant’s Broker”). Tenant agrees to indemnify and hold Landlord, its trustees, members, principals, beneficiaries, partners, officers, directors,
employees, mortgagee(s) and agents, and the respective principals and members of any such agents (collectively, the “Landlord Related Parties”) harmless from all claims of any brokers claiming to have represented Tenant in
connection with this Amendment, except for Tenant’s Broker. Landlord hereby represents to Tenant that Landlord has dealt with no broker in connection with this Amendment, except for Matt Malatesta, Brendan Daly, and Mark Roth on behalf of
Newmark Knight Frank (“Landlord’s Broker”). Landlord agrees to indemnify and hold Tenant, its trustees, members, principals, beneficiaries, partners, officers, directors, employees, and agents, and the respective principals and
members of any such agents (collectively, the “Tenant Related Parties”) harmless from all claims of any brokers claiming to have represented Landlord in connection with this Amendment, except for Landlord’s Broker.

	 	12.07.	 Each signatory of this Amendment represents hereby that he or she has the authority to execute and deliver the
same on behalf of the party hereto for which such signatory is acting. 

  

	 	12.08.	 Tenant acknowledges and agrees that in using or occupying the Premises (including the Fifth Amendment Expansion
Premises) for the purpose anticipated under the Lease and this Amendment, Tenant shall not violate the terms and provisions of that certain Notice of Activity and Use Limitation recorded with respect to the Property on May 1, 1997 in Book
27260, Page 252 at the Middlesex County Registry of Deeds and that certain Notice of Activity and Use Limitation recorded with respect to the Property on January 9, 2012 in Book 58247, Page 561 at the Middlesex County Registry of Deeds
(collectively, the “AULs”). 

  

	 	12.09.	 In its ownership, operation and management of the Building and the Property, Landlord shall not violate the
terms and provisions of the AULs. Landlord has further disclosed to Tenant, and Tenant herein acknowledges, that Landlord Related Parties have and will continue throughout the Term of the Lease, to conduct certain environmental remediation of the
Property at Landlord’s sole cost and expense (and not included in Operating Expenses), including but not limited to the operation of, maintenance and periodic monitoring associated with the existing subsurface depressurization (SSD) system (the
“SSD System”) as well as further mitigation and/or remediation measures that may be deemed necessary as based on operation and monitoring of the SSD System in accordance with applicable laws and Environmental Laws (herein the
“Landlord’s Environmental Work”). Additionally, Landlord shall, at no cost to Tenant (and excluded from Operating Expenses), remove or remediate to the extent required by applicable laws any Hazardous Materials on the Property
in violation of Environmental Laws that existed prior to and/or on the date Tenant occupied any portion of the Premises, except to the extent such Hazardous Materials were caused by Tenant or any of Tenant’s officers, employees, contractors,
sublessees or agents, in which case Tenant shall be responsible for the removal or remediation of the same as set forth above. In connection therewith, Landlord shall use reasonable efforts to minimize the impact of such remediation on Tenant’s
use and occupancy of the Premises and any use of the Parking Area. Landlord covenants and agrees to regularly maintain the SSD System at Landlord’s sole cost and expense (and not as a part of Operating Expenses or other contribution by Tenant).
In the event that Landlord fails to maintain the SSD System or such SSD System fails to perform adequately, function and operate as designed and as a direct result therefrom (or as a result of any pre-existing
environmental condition at the Property), Tenant is unable to occupy the Premises for the use permitted by the Lease (the “SSD System Interruption”), then for each day following Landlord’s receipt of Tenant’s written
notice of the onset of such SSD System Interruption until such time that the SSD System Interruption has ceased (i.e., the SSD System is in working order) Tenant shall be entitled to an abatement of Basic Rent and Additional Rent. Landlord shall
indemnify, defend and hold Tenant and Tenant’s agents, employees and contractors harmless from and against any and all claims, actions, causes of action, liabilities, obligations, damages, penalties, forfeitures, losses, costs or expenses
(including, without limitation, reasonable attorneys’ fees and costs), or death of or injury to any person 

	 	
or damage to any property whatsoever, to the extent arising from: (i) the presence of Hazardous Materials in the Premises or the Building or on the Property that existed prior to and/or on
the date Tenant first occupied any portion of the Premises (except to the extent such Hazardous Materials were caused by Tenant or any of Tenant’s officers, employees, contractors, sublessees or agents), and/or (ii) the use, storage,
transportation, release or disposal of Hazardous Materials by Landlord or any Landlord’s agents, employees or contractors in or into the air, water or soil or in, on, or about the Premises, Building, or the Property. 

 

	 	12.10	 Tenant and Landlord each represent and warrant to the other, as of the date hereof, to such party’s
knowledge, there exist no valid abatements, causes of action, counterclaims, disputes, defenses, offsets, credits, deductions, or claims against the enforcement of any of the terms and conditions of the Lease against the other party.

 [SIGNATURES ARE ON FOLLOWING PAGE] 

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

					
	LANDLORD:
	
	 HRE-S CENTERPOINT, LLC, 

a Delaware limited liability company

		
	By:	 	 /s/ Eric W. Kaup

		 	Name:	 	Eric W. Kaup
		 	Title:	 	Secretary
	
	TENANT:
	
	REPLIGEN CORPORATION, a Delaware corporation
		
	By:	 	 /s/ Steve Curran

		 	Name:	 	Steve Curran
		 	Title:	 	VP Operations

 EXHIBIT A-1 

INTENTIONALLY OMITTED 

 EXHIBIT A-2 

INTENTIONALLY OMITTED 

 EXHIBIT A-3 

INTENTIONALLY OMITTED 

 EXHIBIT B 

BASE BUILDING CONDITION 
  

	•	 	 Phase 1 Expansion Space 

 

	 	•	 	 Landlord will deliver Phase 1 Expansion Space in broom clean “As is” condition. 

 

	 	•	 	 Note the following “As-Is” condition of the Phase 1 Expansion
Space, includes: 

  

	 	•	 	 interior surfaces of exterior walls are generally finished in drywall; taped, bedded and sanded, with minor
exceptions in some areas; 

  

	 	•	 	 ceilings are generally open; 

 

	 	•	 	 interior columns are generally unfinished in all open areas for tenant convenience and design consideration;

  

	 	•	 	 all base building systems servicing the Phase 1 Expansion Space (including without limitation, a Rooftop HVAC
Unit), subject to any Landlord Work to be completed as noted herein, in good working order with reasonable useful life remaining for such equipment; 

  

	 	•	 	 400 AMP electrical service (17 watts per SF); and 

 

	 	•	 	 lighting and all other Tenant finishes to be completed by Tenant in conjunction with Tenant fit-out using the Allowance. 

  

	•	 	 Phase 2 Expansion Space 

 

	 	•	 	 Landlord will deliver Phase 2 Expansion Space in broom clean “As is” condition as of the Effective
Date, reasonable wear and tear excepted; provided, however, all personal property, including any furniture, fixtures and equipment which the existing tenant is entitled and/or required to remove shall be removed. 

 

	 	•	 	 Note the following “As-Is” condition for Phase 2 Expansion
Space, includes: 

  

	 	•	 	 ceilings are generally open; 

 

	 	•	 	 interior columns are generally unfinished in all open areas for tenant convenience and design consideration;

  

	 	•	 	 all base building systems, subject to any Landlord Work to be completed as noted herein, servicing the Phase 2
Expansion Space in good working order with reasonable useful life remaining for such equipment; 

  

	 	•	 	 300 AMP electrical service (13 watts per SF); and 

 

	 	•	 	 lighting and all other Tenant finishes to be completed by Tenant in conjunction with Tenant fit-out using the Allowance. 

 EXHIBIT C 

LANDLORD’S WORK 

Landlord’s Work is comprised of the following: 
 Phase 1
Expansion Space 
  

	 	•	 	 Connection point installed for fire alarm system servicing the Phase 1 Expansion Space (completed).

  

	 	•	 	 The complete core fire detection system shall be installed, operating and tested in accordance with NFPA
requirements (completed). 

  

	 	•	 	 Landlord will deliver code compliant restrooms in Phase 1 Expansion Space (completed). 

 

	 	•	 	 Landlord will provide a flat floor surface in suitable condition for Tenant Improvements (i.e. free of all trip
hazards, etc.). 

 Phase 2 Expansion Space 
  

	 	•	 	 Connection point installed for fire alarm system servicing the Phase 1 Expansion Space (completed).

  

	 	•	 	 The complete core fire detection system shall be installed, operating and tested in accordance with NFPA
requirements (completed). 

  

	 	•	 	 Landlord will provide a flat floor surface in suitable condition for Tenant Improvements (i.e. free of all trip
hazards, etc.) for the Expansion Premises. Landlord will also fill in the trench drains in Phase 2 Expansion Space flush with the floor. 

  

	 	•	 	 Landlord will be responsible for the removal and remediation of any hazardous materials, including excavation of
soils for any future additional loading docks. 

  

	 	•	 	 Landlord will provide and install (if not already installed) Rooftop HVAC Unit(s) to adequately heat and cool the
Phase 2 Expansion Space to a commercial standard for office space. Rooftop units will be ready for Tenant connections (i.e. stubbed/dropped into interior). HVAC distribution shall be part of Tenant Improvements. 

 EXHIBIT D-1 

ORIGINAL PREMISES BASIC RENT SCHEDULE 
  

																	
	 Months of Term
	  	Total SF	 	  	Rent PSF	 	  	Annual Basic
Rent	 	  	Monthly Basic
Rent	 
	 Effective Date through August 31, 2022
	  	 	75,594	 	  	$	20.16	 	  	$	1,524,114.00	 	  	$	127,009.50	 
	 September 1, 2022 through October 31, 2022
	  	 	75,594	 	  	$	23.06	 	  	$	1,743,014.00	 	  	$	145,251.17	 
	 November 1, 2022 through Prior Termination Date
	  	 	75,594	 	  	$	23.32	 	  	$	1,762,914.00	 	  	$	146,909.50	 

 EXHIBIT D-2 

PHASE 1 EXPANSION SPACE BASIC RENT SCHEDULE 
  

																	
	 Months of Term
	  	Total SF	 	  	Rent PSF	 	  	Annual Basic
Rent	 	 	Monthly Basic
Rent	 
	 Phase 1 Expansion Effective Date through October 31, 2020
	  	 	10,000		  	$	29.00	 	  	$	290,000.00	* 	 	$	24,166.67	* 
	 November 1, 2020 through October 31, 2021
	  	 	17,680	 	  	$	30.00	 	  	$	530,400.00	 	 	$	44,200.00	 
	 November 1, 2021 through October 31, 2022
	  	 	17,680	 	  	$	31.00	 	  	$	548,080.00	 	 	$	45,673.33	 
	 November 1, 2022 through October 31, 2023
	  	 	17,680	 	  	$	32.00	 	  	$	565,760.00	 	 	$	47,146.67	 
	 November 1, 2023 through October 31, 2024
	  	 	17,680	 	  	$	33.00	 	  	$	583,440.00	 	 	$	48,620.00	 
	 November 1, 2024 through October 31, 2025
	  	 	17,680	 	  	$	34.00	 	  	$	601,120.00	 	 	$	50,093.33	 
	 November 1, 2025 through October 31, 2026
	  	 	17,680	 	  	$	35.00	 	  	$	618,800.00	 	 	$	51,566.67	 
	 November 1, 2026 through October 31, 2027
	  	 	17,680	 	  	$	36.00	 	  	$	636,480.00	 	 	$	53,040.00	 
	 November 1, 2027 through October 31, 2028
	  	 	17,680	 	  	$	37.00	 	  	$	654,160.00	 	 	$	54,513.33	 
	 November 1, 2028 through October 31, 2029
	  	 	17,680	 	  	$	38.00	 	  	$	671,840.00	 	 	$	55,986.67	 
	 November 1, 2029 through Fifth Amendment Expansion Space Termination Date
	  	 	17,680	 	  	$	39.00	 	  	$	689,520.00	 	 	$	57,460.00	 

  

	*	 Basic Rent Abatement. Notwithstanding the foregoing and so long as Tenant is not in default under
the terms of the Lease, beyond applicable notice and cure periods, Tenant shall be entitled to an abatement of Basic Rent with respect to the Phase 1 Expansion Space accruing from the Phase 1 Expansion Effective Date through the last day of the
fifth (5th) calendar month thereafter (the “Basic Rent Abatement Period”). The total amount of Basic Rent with respect to the Phase 1 Expansion Space that is abated during
the Basic Rent Abatement Period shall be referred to herein as the “Abated Rent”. 

 EXHIBIT D-3 

PHASE 2 EXPANSION SPACE BASIC RENT SCHEDULE 
  

																	
	 Months of Term
	  	Total SF	 	  	Rent PSF	 	  	Annual Basic
Rent	 	  	Monthly Basic
Rent	 
	 Phase 2 Expansion Effective Date through October 31, 2020
	  	 	14,861	 	  	$	29.00	 	  	$	430,969.00	 	  	$	35,914.08	 
	 November 1, 2020 through October 31, 2021
	  	 	14,861	 	  	$	30.00	 	  	$	445,830.00	 	  	$	37,152.50	 
	 November 1, 2021 through October 31, 2022
	  	 	14,861	 	  	$	31.00	 	  	$	460,691.00	 	  	$	38,390.92	 
	 November 1, 2022 through October 31, 2023
	  	 	14,861	 	  	$	32.00	 	  	$	475,552.00	 	  	$	39,629.33	 
	 November 1, 2023 through October 31, 2024
	  	 	14,861	 	  	$	33.00	 	  	$	490,413.00	 	  	$	40,867.75	 
	 November 1, 2024 through October 31, 2025
	  	 	14,861	 	  	$	34.00	 	  	$	505,274.00	 	  	$	42,106.17	 
	 November 1, 2025 through October 31, 2026
	  	 	14,861	 	  	$	35.00	 	  	$	520,135.00	 	  	$	43,344.58	 
	 November 1, 2026 through October 31, 2027
	  	 	14,861	 	  	$	36.00	 	  	$	534,996.00	 	  	$	44,583.00	 
	 November 1, 2027 through October 31, 2028
	  	 	14,861	 	  	$	37.00	 	  	$	549,857.00	 	  	$	45,821.42	 
	 November 1, 2028 through October 31, 2029
	  	 	14,861	 	  	$	38.00	 	  	$	564,718.00	 	  	$	47,059.83	 
	 November 1, 2029 through Fifth Amendment Expansion Space Termination Date
	  	 	14,861	 	  	$	39.00	 	  	$	579,579.00	 	  	$	48,298.25	 

 EXHIBIT E 

FORM SNDA 
  

 
  

SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 

                       
                 , 
 Tenant 

AND 
 CANADIAN IMPERIAL
BANK OF COMMERCE, 
 acting through its New York Branch, 

as Administrative Agent 
  

					
		 	County:	  	Middlesex
		 	State:	  	Massachusetts
			
		 	Premises:	  	 41 Seyon Street and 43 Foundry

Avenue

		 		  	Waltham, Massachusetts

 Dated: as of             ,
201   
  
  

 
 Record and return by mail to:

 Morrison & Foerster LLP 

250 West 55th Street 

New York, New York 10019 

Attention: Thomas McGovern 

 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT
AGREEMENT 
 THIS AGREEMENT made as of this      day of
            , 2019, by and among HRE-S CENTERPOINT, LLC, a Delaware limited liability company (“Landlord”), CANADIAN
IMPERIAL BANK OF COMMERCE, acting through its New York Branch (“Administrative Agent”), as Administrative Agent for the Lenders (defined below), and
                     (“Tenant”). 

RECITALS: 

A.    Tenant has executed that certain Lease dated as of October 10, 2001, as amended by that certain Letter
Agreement dated May 7, 2002, that certain First Amendment to Lease dated as of June 29, 2011, that certain Second Amendment to Lease dated as of January 11, 2013, that certain Third Amendment to Lease dated as of September 26,
2013, that certain Fourth Amendment dated as of March 14, 2014, and that certain Fifth Amendment dated as of May     , 2019 (collectively, with the amendment} thereto, the “Lease”), with West Seyon LLC, predecessor-in-title to Landlord, as lessor, covering the premises described in the Lease consisting of approximately a 93,274 rentable square foot space (the
“Premises”) in that certain building located at 41 Seyon Street, Waltham, Massachusetts (the “Property”) and more particularly described in Exhibit A attached hereto and made a part hereof by this reference;
and 
 B.    Certain lenders (the “Lenders”) have made (or agreed to make) a loan to Landlord secured
by a mortgage encumbering the Property and an assignment of Landlord’s interest in the Lease (said mortgage, together with any amendments, renewals, increases, modifications, substitutions or consolidations of either of them, collectively, the
“Security Instrument”) in favor of Administrative Agent on behalf of the Lenders; and 
 C.    Tenant
and Administrative Agent desire to confirm their understanding with respect to the Lease and the Security Instrument, and to have Landlord confirm its agreement therewith. 

NOW, THEREFORE, in consideration of the covenants, terms, conditions, and agreements contained herein, the parties hereto agree as
follows: 
 1.    The Lease and any extensions, modifications or renewals thereof, including but not limited to any
option to purchase, right of first refusal to purchase or right of first offer to purchase the Property or any portion thereof, if any, is and shall continue to be subject and subordinate in all respects to the Security Instrument and the lien
created thereby. 
 2.    Tenant agrees to deliver to Administrative Agent, in the manner set forth in Paragraph 13 of
this Agreement, a copy of any notice of default sent to Landlord by Tenant. If Landlord fails to cure such default within the time provided in the lease, Administrative Agent shall have the right, but not the obligation, to cure such default on
behalf of Landlord within thirty (30) calendar days after the time provided for Landlord to cure such default in the Lease has expired or, if such default cannot be cured within that time, within a reasonable period provided Administrative
Agent is proceeding with due diligence to cure such default. In such event, Tenant shall not terminate the Lease while such remedies are being diligently pursued by Administrative Agent. Further, Tenant shall not terminate the Lease on the basis of
any default by Landlord which is incurable by Administrative Agent (such as, for example, the bankruptcy of Landlord or breach of any representation by Landlord), provided Administrative Agent is proceeding with due diligence to commence an action
to appoint a receiver or to obtain title to the Property by foreclosure, deed in lieu of foreclosure, or otherwise (collectively, “Foreclosure”). Tenant hereby agrees that no action taken by Administrative Agent to enforce any rights under
the Security Instrument or related security documents, by reason of any default thereunder (including, without limitation, the appointment of a receiver, any Foreclosure or any demand for rent under any assignment of rents or leases) shall give rise
to any right of Tenant to terminate the Lease nor shall such action invalidate or constitute a breach of any of the terms of the Lease. 

 3.    So long as Tenant is not in default under the Lease, beyond all
applicable notice and cure periods, Administrative Agent shall not disturb Tenant’s possession and occupancy of the Premises during the term of the Lease. 

4.    If Administrative Agent or its nominee or designee, or another purchaser of the Property upon a Foreclosure (any
such person or entity, a “Successor Owner”) succeeds to the interest of Landlord under the Lease, so long as Tenant is not in default under the Lease, beyond all applicable notice and cure periods, the Lease will continue in full force and
effect. Thereupon, Successor Owner shall recognize the Lease and Tenant’s rights thereunder and Tenant shall make full and complete attornment to Successor Owner as substitute landlord upon the same terms, covenants and conditions as provided
in the Lease, including, but not limited to, any option to purchase, right of first refusal to purchase or right of first offer to purchase the Property as may be provided in the Lease. Notwithstanding the foregoing, Tenant agrees that any such
option, right of first refusal or right of first offer to purchase the Property or any portion thereof, as may be provided in the Lease shall not apply to any Foreclosure, as defined herein and shall not apply to any transfer of the Property by
Successor Owner following such Foreclosure. In consideration of the foregoing, Administrative Agent agrees that any such option, right of first refusal or right of first offer shall not be terminated by any Foreclosure or conveyance of the Property
by Successor Owner following such Foreclosure; rather, any such option, right of first refusal or right of first offer shall remain as an obligation of any party acquiring the Property following the conveyance of the Property by Successor Owner
following such Foreclosure. Furthermore, Tenant expressly confirms to Administrative Agent that any acquisition of title to all or any portion of the Property pursuant to Tenant’s exercise of any option, right of first refusal or right of first
offer contained in the Lease shall result in Tenant taking title subject to the lien of the Security Instrument. 

5.    Tenant agrees that, if Successor Owner shall succeed to the interest of Landlord under the Lease, Successor Owner
shall not be: 
 a.    liable for any prior act or omission of Landlord or any prior landlord or consequential damages
arising therefrom, provided the foregoing shall not relieve Successor Owner for damages arising out of any continuation of any default of Landlord, or of the obligation to cure such default, after the Successor Owner takes title to the Property,
provided that Successor Owner receives written notice of such default and the opportunity to cure as may be set forth in the Lease; or 

b.    subject to any offsets or defenses which Tenant might have as to Landlord or any prior landlord unless
Administrative Agent has failed to cure any default by Landlord as herein provided; or 
 c.    required or obligated to
credit Tenant with any rent or additional rent for any rental period paid to Landlord more than thirty (30) days in advance; or 

d.    except for the amendments and modifications described in the recitals, bound by any amendment or modification of the
Lease made without Lenders’ prior written consent and not otherwise permitted under the Security Instrument, provided, however, that Lenders’ consent shall not be required for nonmaterial amendments or modifications that are made,
consistent with the terms of the Lease applicable thereto, in connection with rights expressly granted to Tenant under the Lease; or 

e.    liable for refund of all or any part of any security deposit unless such security deposit shall have been actually
received by Administrative Agent. 
 6.    Tenant agrees that, without the prior written consent of Administrative Agent
in each case, Tenant shall not (a) amend, modify, terminate or cancel the Lease or any extensions or renewals 

 
thereof, except to the extent consistent with the terms of the Lease applicable thereto, or tender a surrender of the Lease (except in each case that, upon a default by Landlord under the Lease,
Tenant may exercise its rights under the Lease after giving to Administrative Agent the notice and cure period required by this Agreement, or except in connection with the exercise of any enumerated rights of Tenant in connection with a casualty
expressly set forth in the Lease), (b) make a prepayment of any rent or additional rent more than one (1) month in advance of the due date thereof, or (c) subordinate or permit the subordination of the Lease to any lien subordinate to the
Security Instrument. Any such purported action without such consent shall be void as against the holder of the Security Instrument. 

7.    To the extent that the Lease shall entitle Tenant to notice of the existence of any Security Instrument and the
identity of any mortgagee or any ground lessor, this Agreement shall constitute such notice to Tenant with respect to the Security Instrument and Administrative Agent. 

8.    Upon and after the occurrence of a default under the Security Instrument, which is not cured after any applicable
notice and/or cure periods, Administrative Agent shall be entitled, but not obligated, to require that Tenant pay all rent under the Lease as directed by Administrative Agent, which payment shall, to the extent made, satisfy the obligations of
Tenant under the Lease. Landlord agrees to hold Tenant harmless with respect to any such payments made by Tenant to Administrative Agent. 

9.    Nothing in this Agreement shall impose upon Administrative Agent any liability for the obligations of Landlord under
the Lease unless and until Administrative Agent takes title to the Property. Anything herein or in the Lease to the contrary notwithstanding, in the event that a Successor Owner shall acquire title to the Property or the portion thereof containing
the Premises, Successor Owner shall have no obligation, nor incur any liability, beyond Successor Owner’s then interest, if any, in the Property, and Tenant shall look exclusively to such interest, if any, of Successor Owner in the Property for
the payment and discharge of any obligations imposed upon Successor Owner hereunder or under the Lease, and Successor Owner is hereby released or relieved of any other liability hereunder and under the Lease. Tenant agrees that, with respect to any
money judgment which may be obtained or secured by Tenant against Successor Owner, Tenant shall look solely to the estate or interest owned by Successor Owner in the Property, and Tenant will not collect or attempt to collect any such judgment out
of any other assets of Successor Owner. 
 10.    Except as specifically provided in this Agreement, Administrative
Agent shall not, by virtue of this Agreement, the Security Instrument or any other instrument to which Administrative Agent may be party, be or become subject to any liability or obligation to Tenant under the Lease or otherwise. 

11.    EACH OF TENANT, ADMINISTRATIVE AGENT AND LANDLORD HEREBY IRREVOCABLY WAIVE ALL RIGHT TO TRIAL BY JURY IN ANY
ACTION, PROCEEDING OR COUNTERCLAIM ARISING OUT OF OR RELATING TO THIS AGREEMENT. 
 12.    The provisions of the
Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. The words, “Administrative Agent”, “Landlord” and “Tenant” shall include their respective
heirs, legatees, executors, administrators, beneficiaries, successors and assigns. 
 13.    All notices and all other
communication with respect to this Agreement shall be directed as follows: if to Administrative Agent, 200 West Madison Avenue, Suite 2610, Chicago, Illinois 60606, Attention: Real Estate Group, or such other address as Administrative Agent may
designate in writing to Tenant; and, if to Tenant, at the address set forth in the Lease or at such other address as tenant may designate in writing to Administrative Agent. All notices shall be in writing and shall be (a) hand-delivered,
(b) sent by United States express mail or by private overnight courier, or (c) served by certified mail postage prepaid, return receipt requested, to the appropriate address set forth above. Notices served as provided in (a) and (b)
shall be deemed to be effective upon delivery or upon refusal thereof. Any 

 
notice served by certified mail shall be deposited in the United States mail with postage thereon fully prepaid and shall be deemed effective on the day of actual delivery as shown by the
addressee’s return receipt or the expiration of three business days after the date of mailing, whichever is earlier in time. 

14.    This Agreement contains the entire agreement between the parties and no modifications shall be binding upon any
party hereto unless set forth in a document duly executed by or on behalf of such party. 
 15.    This Agreement shall
be governed by and construed in accordance with the laws of the Commonwealth of Massachusetts. This Agreement shall terminate and be of no further force or effect on the earlier to occur of (i) the discharge or termination of the mortgage, and
(ii) the expiration or termination of the Lease (provided that any such termination was not in violation of the terms of the Lease or this Agreement). 

16.    This Agreement may be executed in multiple counterparts, all of which shall be deemed originals and with the same
effect as if all parties had signed the same document. All of such counterparts shall be construed together and shall constitute one instrument. 

[Remainder of Page Intentionally Left Blank; Signature Page Follows] 

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

			
	CANADIAN IMPERIAL BANK OF COMMERCE, acting through its New York Branch, as Administrative Agent for the Lenders
		
	By:	 	
                     

		 	Name:
		 	Title:
	
	REPLIGEN CORPORATION, a Delaware corporation
		
	By:	 	
                     

		 	Name:
		 	Title:

 AGREED AND CONSENTED TO: 
  

			
	LANDLORD
	
	 HRE-S CENTERPOINT, LLC,

a Delaware limited liability company

		
	By:	 	
                     

	Name:	 	  

	Title:	 	  

			
	ACKNOWLEDGEMENT	  	
		
	STATE OF                     	  	)
		  	) SS.
	COUNTY OF                     	  	)

 On the      day of          in the year 201
  , before me, the undersigned, personally appeared                             ,
personally known to me or proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that [s/he] executed the same in his capacity as Authorized Signatory, of
CANADIAN IMPERIAL BANK OF COMMERCE, acting through its New York Branch as Administrative Agent for the Lenders, and that by [her/his] signature on the instrument, the individual, or the person upon behalf of which the individual acted,
executed the instrument. 
  

			
		  	  

		  	        Notary Public
	My commission expires:                     	  	

  

			
	ACKNOWLEDGMENT	  	
		
	STATE OF                     	  	)
		  	) SS.
	COUNTY OF                     	  	)

 I, a Notary Public in and for said County, in the State aforesaid, DO HEREBY CERTIFY that
                     as
                     of HRE-S CENTERPOINT, LLC, a Delaware limited liability company, appeared
before me this day in person and acknowledged that he signed and delivered said instrument as his own free and voluntary act and as the free and voluntary act of said entities for the uses and purposes therein set forth. 

 

			
		  	  

		  	        Notary Public
		
	My commission expires:
                                        
	  	

					
	ACKNOWLEDGEMENT	 		 	
			
	COMMONWEALTH OF MASSACHUSETTS            	 	)        	 	
		 		 	) SS.
	COUNTY OF                     	 		 	)

 I, a Notary Public in and for said County, in the Commonwealth aforesaid, DO HEREBY CERTIFY that
                     as
                     of Repligen Corporation, a Delaware corporation, appeared before me this day in person and acknowledged that he or she
signed and delivered said instrument as his or her own free and voluntary act and as the free and voluntary act of said                     ,
for the uses and purposes therein set forth. 
  

	
	  

        Notary Public

My commission expires:                      

 EXHIBIT A TO SNDA 

Legal Description of Property 

Parcel 1 
 The land in Waltham, Middlesex County, Massachusetts,
situated on Seyon Street and Foundry Street, and being shown as the “Remaining Lot Area” on a plan entitled, “ANR Subdivision Plan in Waltham, Massachusetts” prepared by DGT Survey Group dated March 1, 2017, and recorded
with the Middlesex South District Registry of Deeds as Plan No. 288 of 2017. 
 ALSO DESCRIBED AS SURVEYOR’S LEGAL DESCRIPTION: 

A CERTAIN PARCEL OF LAND IN WALTHAM, MIDDLESEX COUNTY, MASSACHUSETTS, WESTERLY OF SEYON STREET, NORTHERLY OF BOSTON AND MAINE RAILROAD, EASTERLY OF WILLOW
STREET AND SOUTHERLY OF GROVE STREET, BEING SHOWN AS “REMAINING LOT AREA” ON A PLAN ENTITLED “190 WILLOW STREET, ANR SUBDIVISION PLAN IN WALTHAM, MASSACHUSETTS, MIDDLESEX COUNTY”, DATED MARCH 1, 2017, PREPARED BY DGT SURVEY
GROUP, RECORDED WITH MIDDLESEX SOUTH REGISTRY OF DEEDS (PLAN 288 OF 2017) AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: 
 BEGINNING AT THE INTERSECTION
OF THE WESTERLY SIDE OF SEYON STREET WITH THE NORTHERLY SIDE OF THE BOSTON AND MAINE RAILROAD LOCATION, THENCE RUNNING N 52-08-34 W 203.28 FEET TO A POINT OF CURVATURE;
THENCE WESTERLY 20.00 FEET BY A CURVE TO THE LEFT OF 1750.76 FOOT RADIUS TO A POINT OF NON-TANGENCY, THE LAST TWO COURSES BEING BY LAND NOW OR FORMERLY OF BOSTON & MAINE CORPORATION; THENCE S 37-12-10 W 16.50 FEET IN PART BY SAID LAND OF BOSTON & MAINE CORPORATION AND IN PART BY LAND NOW OR FORMERLY OF COLONIAL SHOPPING CENTER, INC. TO A POINT OF NON-TANGENCY; THENCE WESTERLY 119.43 FEET BY A CURVE TO THE LEFT OF 1734.26 FOOT RADIUS TO A POINT OF COMPOUND CURVATURE, BEING BY SAID LAND OF COLONIAL SHOPPING CENTER, INC.; THENCE WESTERLY 234.26 FEET BY A CURVE
TO THE LEFT OF 1121.09 FOOT RADIUS TO A POINT OF NON-TANGENCY, BY SAID LAND OF COLONIAL SHOPPING CENTER, INC.; THENCE N 26-07-16
E 132.80 FEET THENCE N 63-52-29 W 325.01 FEET THENCE S 85-47-56 E 169.05 FEET TO A POINT
BY LAND NOW OR FORMERLY OF ANTHONY G. CARDILLO, JR., THE LAST 3 COURSES BEING BY LAND NOW OR FORMERLY OF STORAGE ACQUISITION WALTHAM WILLOW STREET, LLC; THENCE N
63-36-26 W 100.02 FEET BY LAND OF ANTHONY G. CARDILLO, JR., TO THE EASTERLY SIDE OF WILLOW STREET; THENCE N 26-44-06 E 185.87 FEET BY WILLOW STREET TO A POINT OF CURVATURE AT FOUNDRY AVENUE; THENCE EASTERLY 15.60 FEET BY A CURVE TO THE RIGHT OF 10.00 FOOT RADIUS TO A POINT OF
NON-TANGENCY; THENCE S 63-52-04 E 454.36 FEET THE LAST TWO COURSES BEING BY THE SOUTHERLY SIDE OF FOUNDRY AVENUE; THENCE N26-07-56 E 40.00 FEET BY THE EASTERLY END OF FOUNDRY AVENUE; THENCE N 63-52-04 W 192.40 FEET
BY THE NORTHERLY SIDE OF FOUNDRY AVENUE; THENCE N 26-17-50 E 293.83 FEET IN PART BY LAND NOW OR FORMERLY OF JOHN SOTTILE, IN PART BY LAND NOW OR FORMERLY OF NAVIENS LANE
NOMINEE TRUST, IN PART BY THE EASTERLY END OF NAVIENS LANE, IN PART BY LAND NOW OR FORMERLY OF PAK CHAU CHAN AND CHAN VUONG AND IN PART BY LAND NOW OR FORMERLY OF ANJO REALTY TRUST; THENCE S 62-14-54 E 250.01 FEET TO A STONE BOUND; THENCE S 62-14-54 E 32.02 FEET THENCE S 63-59-24 E 8.00 FEET TO A STONE BOUND; THENCE S 64-11-52 E 316.29 FEET TO A STONE BOUND WITH DRILL HOLE; THENCE N 25-58-32 E 612.17 FEET TO THE SOUTHERLY SIDE OF THE 1971 LAYOUT OF GROVE STREET, THE LAST FIVE COURSES BEING BY LAND NOW 

 
OR FORMERLY OF STANDARD THOMSON CORPORATION; THENCE S 67-07-36 E 516.92 FEET TO A POINT OF CURVATURE; THENCE
EASTERLY 90.21 FEET BY A CURVE TO THE LEFT OF 1942.98 FOOT RADIUS TO A ROUNDING AT SEYON STREET, THE LAST TWO COURSES BEING BY GROVE STREET; THENCE EASTERLY AND SOUTHERLY 59.26 FEET BY A CURVE TO THE RIGHT OF 30.00 FOOT RADIUS BY SAID ROUNDING AT
SEYON STREET TO THE WESTERLY SIDE OF SEYON STREET; THENCE S 43-23-26 W 753.60 FEET BY THE WESTERLY SIDE OF SEYON STREET; THENCE S 40-33-56 W 553.97 FEET TO THE POINT OF BEGINNING, THE LAST TWO COURSES BEING BY SEYON STREET. 
 SAID PARCEL
CONTAINS 927,673 SQ. FT. OR 21.296 ACRES MORE OR LESS. 
 PROPERTY ADDRESS: 41 Seyon Street and 43 Foundry Street, Waltham, MA

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