Document:

EX-10.14

 Exhibit 10.14 

GENESIS CAMPUS POINT 

LEASE 
 AP3-SD1 CAMPUS POINT LLC, 
 a Delaware limited liability company 

as Landlord, 
 and 

POSEIDA THERAPEUTICS, INC., 

a Delaware corporation 
 as
Tenant 
  

 SUMMARY OF BASIC LEASE INFORMATION 

This Summary of Basic Lease Information (“Summary”) is hereby incorporated into and made a part of the
attached Lease. Each reference in the Lease to any term of this Summary shall have the meaning as set forth in this Summary for such term. In the event of a conflict between the terms of this Summary and the Lease, the terms of the Lease shall
prevail. Any capitalized terms used herein and not otherwise defined herein shall have the meaning as set forth in the Lease. 
  

			
	 TERMS OF LEASE
 (References are to the
Lease)
	  	DESCRIPTION
		
	 1.  Date:
	  	 March 3, 2016

		
	 2.  Landlord:
	  	 AP3-SD1 CAMPUS POINT LLC,

a Delaware limited liability company

		
	 3.  Address of Landlord (Section 24.19):
	  	 AP3-SD1 Campus Point LLC

4380 La Jolla Village Drive, Suite 230

San Diego, CA 92121
 Attention: W.
Neil Fox, CEO
  
 with a copy to:

 
 Allen Matkins Leck Gamble Mallory &
Natsis LLP
 501 West Broadway, 15th Floor

San Diego, California 92101

Attention: Martin L. Togni, Esq.

		
		  	 For payment of Rent only:
  

AP3-SD1 Campus Point

Dept. LA 23819
 Pasadena, CA
91185-3819

		
	 4.  Tenant:
	  	 Poseida Therapeutics, Inc., a Delaware corporation

		
	 5.  Address of Tenant (Section 24.19):
	  	 Poseida Therapeutics, Inc.

4250 Executive Square, Suite 900

La Jolla, California 92037

Attention: Nishan de Silva, M.D.

(Prior to Lease Commencement Date)

		
		  	 and
  

4242 Campus Point Court, Suite 700

San Diego, California 92121

Attention: Nishan de Silva, M.D.

(After Lease Commencement Date)
  

in either case with a copy to:
  

Cooley LLP
 4401 Eastgate Mall

San Diego, CA 92121
 Attention:
Michael Levinson, Esq.

		
	 6.  Premises (Article 1):
	  	
		
	 6.1  Premises:
	  	16,210 rentable square feet of space located on (and consisting of the entirety of) the seventh (7th) floor of the Building (as defined below), as depicted on Exhibit A attached hereto.
		
	 6.2  Building:
	  	The Premises are located in the building whose address is 4242 Campus Point Court, San Diego, California (the “Building”).
		
	 7.  Term (Article 2):
	  	
		
	 7.1  Lease Term:
	  	 Ten (10) years and six (6) months.

  

					
		  	(ii)	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

							
	 TERMS OF LEASE
 (References
are to the Lease)
	  	DESCRIPTION
	 7.2  Lease Commencement Date:
	  	 The date the Premises are Ready for Occupancy (as defined in the Tenant Work Letter attached hereto as
Exhibit B), which Lease Commencement Date is anticipated to be June 15, 2016.

		
	 7.3  Lease Expiration Date:
	  	 The last day of the month in which the one hundred twenty-sixth (126th) anniversary of the Lease Commencement
Date occurs.

	 8.  Base Rent (Article 3):
	  	

  

													
	 Lease

Year/Months
	  	Annual
Base Rent	 	  	Monthly Installment
of Base Rent	 	  	Monthly Rental Rate
per Rentable Square Foot	 
	 1-12*
	  	$	768,354.00	 	  	$	64,029.50	 	  	$	3.95	 
	 13-24
	  	$	791,404.62	 	  	$	65,950.39	 	  	$	4.07	 
	 25-36
	  	$	815,146.76	 	  	$	67,928.90	 	  	$	4.19	 
	 37-48
	  	$	839,601.16	 	  	$	69,966.76	 	  	$	4.32	 
	 49-60
	  	$	864,789.20	 	  	$	72,065.77	 	  	$	4.45	 
	 61-72
	  	$	890,732.87	 	  	$	74,227.74	 	  	$	4.58	 
	 73-84
	  	$	917,454.86	 	  	$	76,454.57	 	  	$	4.72	 
	 85-96
	  	$	944,978.50	 	  	$	78,748.21	 	  	$	4.86	 
	 97-108
	  	$	973,327.86	 	  	$	81,110.65	 	  	$	5.00	 
	 109-120
	  	$	1,002,527.69	 	  	$	83,543.97	 	  	$	5.15	 
	 121-126
	  	$	1,032,603.53	 	  	$	86,050.29	 	  	$	5.31	 

  

							
	 *   Subject to abatement as provided in
Article 3 of this Lease.
	  	
		
	 9.  Tenant’s Share of Operating Expenses, Tax
Expenses and Utilities Costs (Section 4.2.6):
	  	 11.626% (16,210 rentable square feet within the Premises/139,427 rentable square feet within the
Building).

		
	 10.  Security Deposit (Article 20):
	  	 $64,029.50.

		
	 11.  Brokers (Section 24.25):
	  	 Jones Lang LaSalle, Inc. representing Landlord, and Cresa San Diego representing Tenant.

		
	 12.  Parking (Article 23):
	  	 Total of forty-nine (49) unreserved parking spaces (three (3) unreserved parking spaces for every
1,000 rentable square feet of the Premises).

  

					
		  	(iii)	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 TABLE OF CONTENTS 

 

							
	 	 	 	  	Page	 
	 ARTICLE 1
	 	 PROJECT, BUILDING AND PREMISES
	  	 	1	 
			
	 ARTICLE 2
	 	 LEASE TERM
	  	 	4	 
			
	 ARTICLE 3
	 	 BASE RENT
	  	 	4	 
			
	 ARTICLE 4
	 	 ADDITIONAL RENT
	  	 	4	 
			
	 ARTICLE 5
	 	 USE OF PREMISES; HAZARDOUS MATERIALS; ODORS AND EXHAUST
	  	 	10	 
			
	 ARTICLE 6
	 	 SERVICES AND UTILITIES
	  	 	13	 
			
	 ARTICLE 7
	 	 REPAIRS
	  	 	15	 
			
	 ARTICLE 8
	 	 ADDITIONS AND ALTERATIONS
	  	 	15	 
			
	 ARTICLE 9
	 	 COVENANT AGAINST LIENS
	  	 	17	 
			
	 ARTICLE 10
	 	 INDEMNIFICATION AND INSURANCE
	  	 	17	 
			
	 ARTICLE 11
	 	 DAMAGE AND DESTRUCTION
	  	 	18	 
			
	 ARTICLE 12
	 	 CONDEMNATION
	  	 	19	 
			
	 ARTICLE 13
	 	 COVENANT OF QUIET ENJOYMENT
	  	 	20	 
			
	 ARTICLE 14
	 	 ASSIGNMENT AND SUBLETTING
	  	 	20	 
			
	 ARTICLE 15
	 	 SURRENDER; OWNERSHIP AND REMOVAL OF PERSONAL PROPERTY
	  	 	22	 
			
	 ARTICLE 16
	 	 HOLDING OVER
	  	 	22	 
			
	 ARTICLE 17
	 	 ESTOPPEL CERTIFICATES
	  	 	23	 
			
	 ARTICLE 18
	 	 SUBORDINATION
	  	 	23	 
			
	 ARTICLE 19
	 	 TENANT’S DEFAULTS; LANDLORD’S REMEDIES
	  	 	23	 
			
	 ARTICLE 20
	 	 SECURITY DEPOSIT
	  	 	25	 
			
	 ARTICLE 21
	 	 COMPLIANCE WITH LAW
	  	 	26	 
			
	 ARTICLE 22
	 	 ENTRY BY LANDLORD
	  	 	26	 
			
	 ARTICLE 23
	 	 PARKING
	  	 	26	 
			
	 ARTICLE 24
	 	 MISCELLANEOUS PROVISIONS
	  	 	27	 

 EXHIBITS: 
  

			
	 Exhibit A
	 	 Outline of Floor Plan of Premises

	 Exhibit A-1
	 	 Site Plan of Project

	 Exhibit A-2
	 	 Hazardous Material Control Area

	 Exhibit B
	 	 Tenant Work Letter

	 Exhibit C
	 	 Confirmation of Lease Terms/Amendment to Lease

	 Exhibit D
	 	 Rules and Regulations

	 Exhibit E
	 	 Form of SNDA

	 Rider 1
	 	 Extension Option Rider

  

					
		  	(iv)	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 INDEX 

 

					
	 	  	Page(s)	 
	 Abated Rent
	  	 	4	 
	 Accountant
	  	 	10	 
	 Additional Rent
	  	 	5	 
	 Adverse Condition
	  	 	2	 
	 Affected Areas
	  	 	12	 
	 Affiliate Assignee
	  	 	22	 
	 Affiliates
	  	 	22	 
	 Alterations
	  	 	15	 
	 Approved Working Drawings
	  	 	Exhibit B	 
	 Available Power
	  	 	15	 
	 Bankruptcy Code
	  	 	24	 
	 Base Rent
	  	 	4	 
	 Base, Shell and Core
	  	 	Exhibit B	 
	 Brokers
	  	 	30	 
	 Building
	  	 	ii	 
	 Calendar Year
	  	 	5	 
	 CASp
	  	 	2	 
	 CC&Rs
	  	 	10	 
	 Claims
	  	 	17	 
	 Confirmation/Amendment
	  	 	Exhibit C	 
	 Conservation Costs
	  	 	5	 
	 Construction
	  	 	30	 
	 Construction Drawings
	  	 	Exhibit B	 
	 Corrective Action
	  	 	12	 
	 Cost Pools
	  	 	6	 
	 Documents
	  	 	11	 
	 Election Date
	  	 	2	 
	 Eligibility Period
	  	 	14	 
	 Environmental Law
	  	 	11	 
	 Environmental Permits
	  	 	11	 
	 Estimate
	  	 	9	 
	 Estimate Statement
	  	 	9	 
	 Estimated Expenses
	  	 	9	 
	 Excluded Changes
	  	 	26	 
	 Excluded Claims
	  	 	17	 
	 Excluded Costs
	  	 	6	 
	 Exercise Date
	  	 	Rider 1	 
	 Exercise Notice
	  	 	Rider 1	 
	 Expense Year
	  	 	5	 
	 Extension Option
	  	 	Rider 1	 
	 Extension Rider
	  	 	Rider 1	 
	 Fair Market Rental Rate
	  	 	Rider 1	 
	 First Offer Economic Terms
	  	 	3	 
	 First Offer Notice
	  	 	3	 
	 First Offer Space
	  	 	3	 
	 First Refusal Economic Terms
	  	 	2	 
	 First Refusal Notice
	  	 	2	 
	 First Refusal Space
	  	 	2	 
	 Force Majeure
	  	 	29	 
	 Hazardous Material Control Area
	  	 	13	 
	 Hazardous Materials
	  	 	11	 
	 Hazardous Materials List
	  	 	11	 
	 Interest Notice
	  	 	Rider 1	 
	 Interest Rate
	  	 	10	 
	 Landlord
	  	 	1	 
	 Landlord Cost Final Space Plan
	  	 	Exhibit B	 
	 Landlord Parties
	  	 	12	 
	 Lease
	  	 	1	 
	 Lease Commencement Date
	  	 	4	 
	 Lease Expiration Date
	  	 	4	 
	 Lease Term
	  	 	4	 
	 Lease Year
	  	 	4	 
	 Notices
	  	 	29	 
	 OFAC
	  	 	29	 
	 Operating Expenses
	  	 	5	 
	 Option Rent
	  	 	Rider 1	 
	 Option Rent Notice
	  	 	Rider 1	 
	 Option Term
	  	 	Rider 1	 
	 Original Tenant
	  	 	3	 
	 Other Buildings
	  	 	9	 
	 Other Existing Buildings
	  	 	1	 
	 Outside Agreement Date
	  	 	Rider 1	 

  

					
		  	(v)	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 INDEX 

 

					
	 	  	Page(s)	 
	 Parking Areas
	  	 	1	 
	 Parking Operator
	  	 	26	 
	 Premises
	  	 	1	 
	 Premises Systems
	  	 	15	 
	 Project
	  	 	1	 
	 Proposition 13
	  	 	8	 
	 Release
	  	 	11	 
	 Rent
	  	 	5	 
	 Rent Commencement Date
	  	 	Exhibit C	 
	 rentable square feet
	  	 	2	 
	 Revenue Code
	  	 	20	 
	 Review Period
	  	 	10	 
	 Right of First Refusal Period
	  	 	2	 
	 Security Deposit
	  	 	25	 
	 Statement
	  	 	8	 
	 Subject Space
	  	 	20	 
	 Subleasing Costs
	  	 	21	 
	 Summary
	  	 	ii	 
	 Systems and Equipment
	  	 	7	 
	 Tax Expenses
	  	 	7	 
	 Tenant
	  	 	1	 
	 Tenant Delays
	  	 	Exhibit B	 
	 Tenant Parties
	  	 	13, 17	 
	 Tenant Work Letter
	  	 	Exhibit B	 
	 Tenant’s Parties
	  	 	11	 
	 Tenant’s Share
	  	 	8	 
	 Transfer Notice
	  	 	20	 
	 Transfer Premium
	  	 	21	 
	 Transferee
	  	 	20	 
	 Transfers
	  	 	20	 
	 Utilities Costs
	  	 	8	 
	 Voluntary Improvements
	  	 	2	 
	 Wi-Fi Network
	  	 	16	 
	 Working Drawings
	  	 	Exhibit B	 

  

  

					
		  	(vi)	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 LEASE 

This Lease, which includes the preceding Summary and the exhibits attached hereto and incorporated herein by this reference
(the Lease, the Summary and the exhibits to be known sometimes collectively hereafter as the “Lease”), dated as of the date set forth in Section 1 of the Summary, is made by and between
AP3-SD1 CAMPUS POINT LLC, a Delaware limited liability company (“Landlord”), and POSEIDA THERAPEUTICS, INC., a Delaware corporation (“Tenant”). 

ARTICLE 1 

PROJECT, BUILDING AND PREMISES 

1.1 Project, Building, Premises, Right of Refusal and right of First Offer. 

1.1.1 Premises. Upon and subject to the terms, covenants and conditions hereinafter set forth in this Lease, Landlord
hereby leases to Tenant and Tenant hereby leases from Landlord the premises described in Section 6.1 of the Summary (the “Premises”), which Premises are located in the Building (as defined in Section 6.2 of the Summary)
and located within the Project (as defined below). The floor plan of the Premises is attached hereto as Exhibit A. 

1.1.1.1 Building and Project. The Building consists of seven (7) floors with a total of 139,427 rentable
square feet and is part of a multi-building commercial project known as “Genesis Campus Point”, located in the City of San Diego. The term “Project” as used in this Lease, shall mean, collectively: (i) the Building;
(ii) the other existing buildings located at 4224 Campus Point Court, 4244 Campus Point Court and 10210 Campus Point Drive within the site (collectively, the “Other Existing Buildings”); (iii) any outside
plaza areas, walkways, driveways, courtyards, public and private streets, transportation facilitation areas and other improvements and facilities now or hereafter constructed surrounding and/or servicing the Building and/or the Other Existing
Buildings, which are reasonably designated from time to time by Landlord (and/or any other owners of the Project) as common areas appurtenant to or servicing the Building, the Other Existing Buildings and any such other improvements; (iv) any
additional buildings, improvements, facilities and common areas which Landlord (any other owners of the Project and/or any common area association formed by Landlord, Landlord’s
predecessor-in-interest and/or Landlord’s assignee for the Project) may add thereto from time to time within or as part of the Project; and (v) the land upon
which any of the foregoing are situated. The site plan depicting the current configuration of the Project is attached hereto as Exhibit A-1. The Building, as well as each of the Other
Existing Buildings contain parking areas (“Parking Areas”). Notwithstanding the foregoing or anything contained in this Lease to the contrary, (1) Landlord has no obligation to expand or otherwise make any improvements within
the Project, including, without limitation, any of the outside plaza areas, walkways, driveways, courtyards, public and private streets, transportation facilitation areas and other improvements and facilities which may be depicted on Exhibit A-1 attached hereto (as the same may be modified by Landlord (and/or any other owners of the Project) from time to time without notice to Tenant), other than Landlord’s obligations (if any)
specifically set forth in the Tenant Work Letter attached hereto as Exhibit B, and (2) Landlord (and/or any other owners of the Project) shall have the right from time to time to include or exclude any improvements or
facilities within the Project, at such party’s sole election, as more particularly set forth in Section 1.1.3 below. 

1.1.2 Tenant’s and Landlord’s Rights. Tenant shall have the right to the nonexclusive use of the common
corridors and hallways, stairwells, elevators (if any), restrooms and other public or common areas located within the Building, and the non-exclusive use of those areas located on the Project that are
reasonably designated by Landlord (and/or any other owners of the Project) from time to time as common areas for the Building; provided, however, that (i) Tenant’s use thereof shall be subject to (A) the provisions of any covenants,
conditions and restrictions regarding the use thereof now or hereafter recorded against the Project, and (B) such reasonable, non-discriminatory rules and regulations as Landlord may make from time to
time (which shall be provided in writing to Tenant), and (ii) Tenant may not go on the roof of Building or the Other Existing Buildings without Landlord’s prior consent (which may be withheld in Landlord’s sole and absolute
discretion) and without otherwise being accompanied by a representative of Landlord. Landlord (and/or any other owners of the Project) reserve the right from time to time to use any of the common areas of the Project, and the roof, risers and
conduits of the Building and the Other Existing Buildings for telecommunications and/or any other purposes, and to do any of the following: (1) make any changes, additions, improvements, repairs and/or replacements in or to the Project or any
portion or elements thereof, including, without limitation, (x) changes in the location, size, shape and number of driveways, entrances, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas, walkways, public and
private streets, plazas, courtyards, transportation facilitation areas and common areas, and (y) expanding or decreasing the size of the Project and any common areas and other elements thereof, including adding, deleting and/or excluding
buildings (including any of the Other Existing Buildings) thereon and therefrom; (2) close temporarily any of the common areas while engaged in making repairs, improvements or alterations to the Project; (3) retain and/or form a common
area association or associations under covenants, conditions and restrictions to own, manage, operate, maintain, repair and/or replace all or any portion of the landscaping, driveways, walkways, public and private streets, plazas, courtyards,
transportation facilitation areas and/or other common areas located outside of the Building and the Other Existing Buildings and, subject to Article 4 below, include the common area assessments, fees and taxes charged by the association(s) and
the cost of maintaining, managing, administering and operating the association(s), in Operating Expenses or Tax Expenses; and (4) perform such other acts and make such other changes with respect to the Project as Landlord may, in the exercise
of good faith business judgment, deem to be appropriate. Tenant’s use of the common areas shall also include the right to use, in accordance with the terms of Exhibit D (and other commercially reasonable rules and regulations
promulgated by Landlord any common area amenities which shall be located in the Project, including a café and a conference center, bike storage and access to a gym with a pool and locker rooms. Subject to Force Majeure

  

					
		  		  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 
delays, Landlord shall install an autoclave in the Project on or before December 31, 2016 (or as soon thereafter as reasonably possible) and Tenant shall have the right to the shared use of
the same in common with other tenants of the Project. Notwithstanding anything to the contrary in this Lease, (w) Landlord shall not permit or suffer any covenants, conditions and restrictions to be recorded against the Project that create an
Adverse Condition, (x) with respect to any voluntary improvements or voluntary alterations (as opposed to improvements or alterations required by applicable laws (as defined below) or maintenance or repairs) (collectively, “Voluntary
Improvements”), Landlord shall not cause an Adverse Condition (as defined below) during the course of the performance thereof or resulting therefrom, (y) with respect to any improvements or alterations required by applicable laws and
with respect to maintenance, repairs and replacements, Landlord shall use commercially reasonable efforts to minimize any Adverse Conditions during the course of the performance thereof or resulting therefrom, and (z) except as may be required
by applicable laws, Landlord shall not be permitted to change the configuration of the Building in a manner that results in an Adverse Condition. As used herein, an “Adverse Condition” shall mean (I) any unreasonable adverse
interference with Tenant’s access to the Premises other than on a temporary basis during an on-going emergency, (II) any unreasonable adverse interference with Tenant’s use of the Premises as a
first-class biotechnology project, and (III) any reduction in, or unreasonable adverse interference with Tenant’s access to, Tenant’s parking rights hereunder. 

1.2 Condition of Premises. Except as expressly set forth in this Lease and in the Tenant Work Letter, Landlord shall not
be obligated to provide or pay for any improvement, remodeling or refurbishment work or services related to the improvement, remodeling or refurbishment of the Premises, and Tenant shall accept the Premises in its “As Is” condition on the
Lease Commencement Date. Pursuant to Civil Code Section 1938, Landlord states that, as of the date hereof, the Premises has not undergone inspection by a Certified Access Specialist (“CASp”) to determine whether the Premises
meet all applicable construction-related accessibility standards under California Civil Code Section 55.53. Tenant also acknowledges that, except as otherwise expressly set forth in this Lease, neither Landlord nor any agent of Landlord has
made any representation or warranty with respect to the Premises, the Building, or the Project or their condition, or with respect to the suitability thereof for the conduct of Tenant’s business (including, but not limited to, any
zoning/conditional use permit requirements which shall be Tenant’s responsibility and Tenant’s failure to obtain any such zoning/use permits (if any are required) shall not affect Tenant’s obligations under this Lease). The taking of
possession of the Premises by Tenant shall conclusively establish that the Premises (including the Tenant Improvements therein), the Building and the Project were at such time complete and in good, sanitary and satisfactory condition (except for
matters that could not be reasonably discovered by Tenant during its inspection thereof prior to taking possession) and without any obligation on Landlord’s part to make any alterations, upgrades or improvements thereto. Notwithstanding
anything to the contrary set forth in this Lease, Landlord shall, at its sole expense, cause the Project, the Building and the Premises (and each system, component and part of the Project, the Building and/or the Premises), as of the Commencement
Date, to be in good working order, to be in good condition, and to be in compliance with all applicable laws. Any expenses incurred by Landlord to comply with the provisions of the preceding sentence shall not be included in any Operating Expenses
that may be charged to Tenant in any manner under this Lease. 
 1.3 Rentable Square Feet. The rentable square feet of
the Premises and the Building are as set forth in Section 6.1 of the Summary except that such rentable square feet of the Building shall be revised if and to the extent that the common areas of the Building are adjusted following the execution
of this Lease, and such revision shall be reasonably determined by Landlord’s planner/designer consistent with the methods used to determine the rentable square feet of the Building prior to the execution of this Lease. Upon any such revision
to the rentable square footage of the Building, and provided that such revised rentable square footage of the Building is used in a non-discriminatory manner for all tenants of the Building, then Tenant’s
Share shall be modified in accordance with such determination. If such determination is made, it will be confirmed in writing by Landlord to Tenant; provided, however, that any such remeasurement shall be performed in a non-discriminatory manner vis-à-vis all tenants of the Building. 

1.4 Right of First Refusal. Commencing as of the Lease Commencement Date and continuing for the first (1st) thirty-six (36) months of the initial Lease Term only (“Right of First Refusal Period”), Tenant shall have an ongoing right of first
refusal with respect to vacant, available partial floor space on the third (3rd), fourth (4th), fifth (5th) and sixth (6th) floors of the Building (the “First Refusal Space”). Tenant’s right of first refusal shall be on the terms
and conditions set forth in this Section 1.4. In no event shall First Refusal Space include any full floor space in the Building. 

1.4.1 Procedure for Refusal. Landlord shall notify Tenant (the “First Refusal Notice”) from time to
time when Landlord intends to enter into a bona fide letter of intent or lease with a tenant party for any First Refusal Space; provided, however, that Landlord shall not be obligated to provide Tenant with a First Refusal Notice in the event that
such letter of intent pertains to a third party tenant who desires to lease at least one full floor in the Building as well as a partial floor in the Building (and such partial floor shall not be deemed to be First Refusal Space). The economic terms
and conditions of Tenant’s lease of such First Refusal Space shall be the same economic terms and conditions as Tenant’s leasing of the Premises including the then-current Base Rent (subject to the scheduled increases set forth in the
Summary) except that Tenant’s Share and Tenant’s parking space allocation shall be increased to take into account the addition of such First Refusal Space to the Premises (“First Refusal Economic Terms”). 

1.4.2 Procedure for Acceptance. If Tenant wishes to exercise Tenant’s right of first refusal with respect to the
space described in the First Refusal Notice, then within five (5) business days after delivery of the First Refusal Notice to Tenant (“Election Date”), Tenant shall deliver notice to Landlord of Tenant’s exercise of its
right of first refusal with respect to the entire space described in the First Refusal Notice and on the First Refusal Economic Terms contained therein. If Tenant does not exercise its right of first refusal within the five (5) business day
period (on all of the First Refusal Economic Terms), then Landlord shall, for a period of six (6) months, be free to lease the space described in the First Refusal Notice to anyone to whom Landlord desires on any terms Landlord desires and
Tenant’s right of first refusal with respect to such space described in the First Refusal Notice shall thereupon 

  

					
		  	-2-	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 
automatically terminate and this Section 1.4 shall be deemed null and void and of no further force or effect with respect to such space (but not with respect to other First Refusal Space);
provided, however, that in the event Landlord fails to enter into a lease for such space within such six (6) month period, then Tenant’s right of first refusal shall be deemed reinstated with respect to such space described in the First
Refusal Notice. Notwithstanding anything to the contrary contained herein, Tenant must elect to exercise its right of first refusal, if at all, with respect to all of the space comprising such First Refusal Space offered by Landlord to Tenant at any
particular time, and Tenant may not elect to lease only a portion thereof or object to any of the First Refusal Economic Terms. 

1.4.3 Construction of First Refusal Space. Tenant shall take the First Refusal Space in its “As-Is” condition (except as otherwise provided in the First Refusal Notice), and Tenant shall be entitled to construct improvements in the First Refusal Space at Tenant’s expense, in accordance with
and subject to the provisions of Article 8 of this Lease. 
 1.4.4 Lease of First Refusal Space. If Tenant timely
exercises Tenant’s right to lease such First Refusal Space as set forth herein, Landlord and Tenant shall execute an amendment adding such First Refusal Space to this Lease upon the First Refusal Economic Terms set forth in Landlord’s
First Refusal Notice and upon the same non-economic terms and conditions as applicable to the Premises then leased by Tenant under this Lease. Tenant shall commence payment of rent for such First Refusal Space
and the Lease Term of such First Refusal Space shall commence upon the date of delivery of such First Refusal Space to Tenant. The Lease Term for such First Refusal Space shall be provided in the First Refusal Economic Terms. 

1.4.5 No Defaults. The rights contained in this Section 1.4 shall be personal to the original Tenant executing this
Lease (“Original Tenant”) and any Affiliate Assignee (as defined in Section 14.7 below), and may only be exercised by the Original Tenant or such Affiliate Assignee (and not any other assignee, sublessee or other transferee of
the Original Tenant’s interest (or Affiliate Assignee’s interest) in this Lease) if the Original Tenant or such Affiliate Assignee actually occupies the entire Premises then leased by Original Tenant or such Affiliated Assignee as of the
date of Tenant’s exercise of its right of first refusal. In addition, at Landlord’s option and in addition to Landlord’s other remedies set forth in this Lease, at law and/or in equity, Tenant shall not have the right to lease the
First Refusal Space as provided in this Section 1.4 if, as of the date of the First Refusal Notice, or, at Landlord’s option, as of the scheduled date of delivery of such First Refusal Space to Tenant, Tenant is in default under this Lease
beyond the expiration of all applicable notice and cure periods. 
 1.5 Right of First Offer. In the event (and only
in the event) that Landlord, during the first thirty-six (36) months of the initial Lease Term (“First Offer Period”) elects to implement a multi-tenant leasing plan for the second (2nd) floor of the Building and if Landlord leases all but one (1) remaining space on such floor and if such space is less than 6,000 rentable square feet then (and only then), Tenant shall have a one-time right of first offer with respect to such space (“First Offer Space”). Tenant’s right of first offer shall be on the terms and conditions set forth in this Section 1.5. 

1.5.1 Procedure for Offer. Landlord shall notify Tenant (the “First Offer Notice”) from time to time
when Landlord determines, in Landlord’s sole and absolute (but good faith) discretion, that the First Offer Space becomes or is expected to become available for lease to third parties. The First Offer Notice shall describe the space so offered
to Tenant and shall set forth the Base Rent and all of Landlord’s proposed economic terms and conditions applicable to Tenant’s lease of such space (collectively, the “First Offer Economic Terms”). 

1.5.2 Procedure for Acceptance. If Tenant wishes to exercise Tenant’s right of first offer with respect to the
space described in the First Offer Notice, then within five (5) business days after delivery of the First Offer Notice to Tenant, Tenant shall deliver notice to Landlord of Tenant’s exercise of its right of first offer with respect to the
entire space described in the First Offer Notice and on the First Offer Economic Terms contained therein. If Tenant does not exercise its right of first offer within the five (5) business day period (on all of the First Offer Economic Terms),
then Landlord shall be free to lease the space described in the First Offer Notice to anyone to whom Landlord desires on any terms Landlord desires (provided they are not materially more favorable to such third party than the First Offer Economic
Terms, except to the extent commercially reasonably appropriate due to the improved creditworthiness of the proposed tenant compared to the creditworthiness of Tenant) and Tenant’s right of first offer shall thereupon automatically terminate
and this Section 1.5 shall be null and void and of no further force or effect. Notwithstanding anything to the contrary contained herein, Tenant must elect to exercise its right of first offer, if at all, with respect to all of the space
comprising the First Offer Space offered by Landlord to Tenant at any particular time, and Tenant may not elect to lease only a portion thereof or object to any of the First Offer Economic Terms. For purposes hereof, First Offer Economic Terms shall
be materially more favorable to a third party if such First Offer Economic Terms reflect a net effective rental rate (including any rent abatement and Tenant Improvement costs/allowance and any other economic concessions) less than ninety percent
(90%) of the net effective rental rate for such First Offer Space as those proposed by Landlord in the First Offer Notice to Tenant. 

1.5.3 Construction of First Offer Space. Tenant shall take the First Offer Space in its
“As-Is” condition (unless otherwise provided in the First Offer Notice as part of the First Offer Economic Terms), and Tenant shall be entitled to construct improvements in the First Offer Space at
Tenant’s expense, in accordance with and subject to the provisions of Article 8 of this Lease. 
 1.5.4 Lease of
First Offer Space. If Tenant timely exercises Tenant’s right to lease the First Offer Space as set forth herein, Landlord and Tenant shall execute an amendment adding such First Offer Space to this Lease upon the First Offer Economic Terms
set forth in Landlord’s First Offer Notice and upon the same non-economic terms and conditions as applicable to the original Premises. Tenant shall commence payment of rent for the First Offer Space and
the Lease Term of the First Offer Space shall commence upon the date of delivery of such space to 

  

					
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Tenant. The Lease Term for the First Offer Space shall be as provided in the First Offer Notice as part of the First Offer Economic Terms. 

1.5. No Defaults. The rights contained in this Section 1.5 shall be personal to the Original Tenant and any
Affiliate Assignee, and may only be exercised by the Original Tenant or such Affiliate Assignee (and not any other assignee, sublessee or other transferee of the Original Tenant’s interest (or Affiliate Assignee’s interest) in this Lease)
if the Original Tenant or such Affiliate Assignee occupies the entire Premises then being leased by Original Tenant or such Affiliate Assignee as of the date of Tenant’s exercise of its right of first offer. In addition, at Landlord’s
option and in addition to Landlord’s other remedies set forth in this Lease, at law and/or in equity, Tenant shall not have the right to lease the First Offer Space as provided in this Section 1.5 if, as of the date of the First Offer
Notice, or, at Landlord’s option, as of the scheduled date of delivery of such First Offer Space to Tenant, Tenant is in default under this Lease beyond the expiration of all applicable notice and cure periods. 

ARTICLE 2 

LEASE TERM 

The term of this Lease (the “Lease Term”) shall be as set forth in Section 7.1 of the Summary and shall
commence on the date (the “Lease Commencement Date”) set forth in Section 7.2 of the Summary (subject, however, to the terms of the Tenant Work Letter), and shall terminate on the date (the “Lease Expiration
Date”) set forth in Section 7.3 of the Summary, unless this Lease is sooner terminated as hereinafter provided or if the Lease Term is renewed pursuant to the Extension Option Rider. For purposes of this Lease, the term “Lease
Year” shall mean each consecutive twelve (12) month period during the Lease Term, provided that the last Lease Year shall end on the Lease Expiration Date. If Landlord does not deliver possession of the Premises to Tenant Ready for
Occupancy on or before the anticipated Lease Commencement Date (as set forth in Section 7.2(ii) of the Summary), Landlord shall not be subject to any liability nor shall the validity of this Lease nor the obligations of Tenant hereunder be
affected. If the Lease Commencement Date is a date which is other than the anticipated Lease Commencement Date set forth in Section 7.2(ii) of the Summary, then, following the Lease Commencement Date, Landlord shall deliver to Tenant a
factually correct amendment to lease in the form attached hereto as Exhibit C, attached hereto, setting forth, among other things, the Lease Commencement Date and the Lease Expiration Date, and Tenant
shall (absent manifest error) execute and return such amendment to Landlord within ten (10) business days after Tenant’s receipt thereof. If Tenant fails to execute and return such amendment (that is absent manifest error) within such 10-business day period, Tenant shall be deemed to have approved and confirmed the dates set forth therein, provided that such deemed approval shall not relieve Tenant of its obligation to execute and return the
amendment (and such failure shall constitute a default by Tenant hereunder). 
 ARTICLE 3 

BASE RENT 

Tenant shall pay, without notice or demand, to Landlord at the address set forth in Section 3 of the Summary, or at such
other place as Landlord may from time to time designate in writing, in currency or 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 8 of the Summary, payable in equal monthly installments as set forth in Section 8 of the Summary in advance on or before the first day of each and every month during the Lease Term, without any
setoff or deduction whatsoever. Landlord agrees to provide ACH information to Tenant. Concurrently with Tenant’s execution of this Lease, Tenant shall deliver to Landlord an amount equal to $64,029.50, which amount represents the Base Rent
payable by Tenant for the Premises for the first (1st) full month of the Lease Term. If any rental 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 rental payment is for a period which is shorter than one month, then the rental for any such fractional month shall be a proportionate amount of a full calendar month’s rental based on the proportion that the
number of days in such fractional month bears to the number of days in the calendar month during which such fractional month occurs. 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. Notwithstanding anything to the contrary contained herein and provided that Tenant faithfully performs all of the terms and conditions of this Lease, Landlord hereby agrees to abate Tenant’s obligation
to pay (i) one hundred percent (100%) of Tenant’s monthly Base Rent for the second (2nd), third (3rd), fourth (4th) and fifth (5th) full months of the initial Lease Term, and (ii) fifty percent (50%) of Tenant’s monthly Base Rent for the sixth (6th), seventh (7th), eighth (8th) and ninth
(9th) full months of the initial Lease Term (collectively the “Abated Rent”). During such abatement period, Tenant shall still be responsible for the payment of all of its other
monetary obligations under this Lease. In the event of a default by Tenant under the terms of this Lease that results in early termination pursuant to the provisions of Article 19 of this Lease, then as a part of the recovery set forth in
Article 19 of this Lease, Landlord shall be entitled to the recovery of the unamortized amount of the monthly Base Rent that was abated under the provisions of this Article 3. 

ARTICLE 4 

ADDITIONAL RENT 

4.1 Additional Rent. In addition to paying the Base Rent specified in Article 3 above, Tenant shall pay as
additional rent the sum of the following: (i) Tenant’s Share (as such term is defined below) of the annual Operating Expenses allocated to the Building (pursuant to Section 4.3.4 below); plus (ii) Tenant’s Share of the
annual Tax Expenses allocated to the Building (pursuant to Section 4.3.4 below); plus (iii) Tenant’s Share of the annual Utilities Costs allocated to the Building (pursuant to Section 4.3.4 below). Such additional rent, together
with any and all other amounts payable by Tenant to Landlord pursuant to the terms of this Lease (including, without limitation, pursuant to 

  

					
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Article 6), shall be hereinafter collectively referred to as the “Additional Rent.” The Base Rent and Additional Rent are herein collectively referred to as the
“Rent.” All amounts due under this Article 4 as Additional Rent shall be payable for the same periods and in the same manner, time and place as the Base Rent. Without limitation on other obligations of Tenant which shall
survive the expiration of the Lease Term, the obligations of Tenant to pay the Additional Rent provided for in this Article 4 shall survive the expiration of the Lease Term. 

4.2 Definitions. As used in this Article 4, the following terms shall have the meanings hereinafter set forth: 

4.2.1 “Calendar 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. 
 4.2.2 “Expense Year” shall mean each
Calendar Year. 
 4.2.3 “Operating Expenses” shall mean all expenses, costs and amounts of every kind and
nature which Landlord shall pay during any Expense Year because of or in connection with the ownership, management, maintenance, repair, restoration or operation of the Project, including, without limitation, any amounts paid for: (i) the cost
of operating, maintaining, repairing, renovating and managing the utility systems, lab systems, central plant, mechanical systems, sanitary and storm drainage systems, any elevator systems (if applicable) and all other “Systems and
Equipment” (as defined in Section 4.2.4 of this Lease), and the cost of supplies and equipment and maintenance and service contracts in connection therewith; (ii) the cost of licenses, certificates, permits and inspections, and the
cost of contesting the validity or applicability of any governmental enactments which may affect Operating Expenses, and the costs incurred in connection with implementation and operation (by Landlord or any common area association(s) formed for the
Project) of any transportation system management program or similar program; (iii) the cost of insurance carried by Landlord, in such amounts as Landlord may reasonably determine or as may be reasonably required by any mortgagees of any
mortgage or the lessor of any ground lease affecting the Project; (iv) the cost of landscaping, relamping, supplies, tools, equipment and materials, and all fees, charges and other costs (including consulting fees, legal fees and accounting
fees) incurred in connection with the management, operation, repair and maintenance of the Project; (v) any equipment rental agreements or management agreements (including a management fee provided that it does not exceed three percent (3%) of
the annual gross revenues of the Project) and the fair rental value of any office space provided thereunder); (vi) wages, salaries and other compensation and benefits of all persons engaged in the operation, management, maintenance or security
of the Project, and employer’s Social Security taxes, unemployment taxes or insurance, and any other taxes which may be levied on such wages, salaries, compensation and benefits; (vii) payments under any easement, license, operating
agreement, declaration, restrictive covenant, underlying or ground lease (excluding rent), or instrument pertaining to the sharing of costs by the Project (including but not limited to, the CC&Rs described in Article 5 hereof);
(viii) the cost of janitorial service, trash removal (provided, however, Operating Expenses shall not include the cost of janitorial services and trash removal services provided to the Premises or the premises of other tenants of the Building
and/or the Project or the cost of replacing light bulbs, lamps, starters and ballasts for lighting fixtures in the Premises and the premises of other tenants in the Building and/or the Project to the extent such services are directly provided and
paid for by Tenant pursuant to Section 6.6 below), alarm and security service, if any, window cleaning, replacement of wall and floor coverings, ceiling tiles and fixtures in lobbies, corridors, restrooms and other common or public areas or
facilities, maintenance and replacement of curbs and walkways, repair to roofs and re-roofing; (ix) amortization (including interest on the unamortized cost) of the cost of acquiring or the rental expense
of personal property used in the maintenance, operation and repair of the Project; (x) the cost of any capital improvements or other costs (I) which are intended as a labor-saving device or to effect other economies in the operation or
maintenance of the Project or which are otherwise permitted hereunder, (II) made to the Project or any portion thereof after the Lease Commencement Date that are required under any governmental law or regulation, or (III) which are
governmental mandated Conservation Costs (as defined below) and/or which are reasonably determined by Landlord to be in the best interests of the Project; provided, however, that if any such cost described in (I), (II) or (III) above (or any
other Operating Expense), is a capital expenditure, such cost shall be amortized (including interest on the unamortized cost) as Landlord shall reasonably determine; and (xi) the costs and expenses of complying with, or participating in,
conservation, recycling, sustainability, energy efficiency, waste reduction or other governmentally mandated programs or practices implemented or enacted from time to time at the Building and/or Project, including, without limitation, in connection
with any LEED (Leadership in Energy and Environmental Design) rating or compliance system or program, including that currently coordinated through the U.S. Green Building Council or Energy Star rating and/or compliance system or program
(collectively, “Conservation Costs”). 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 any of (x) the Building, (y) the Other Existing Buildings (but only during the period of time the same are included by Landlord within the Project) and (z) any
additional buildings are added to the Project pursuant to Section 1.1.3 above (but only during the period of time after such additional buildings have been fully constructed and ready for occupancy and are included by Landlord within the
Project) are less than ninety-five percent (95%) occupied during all or a portion of any Expense Year, Landlord shall make an appropriate adjustment to the variable components of Operating Expenses for such year or applicable portion thereof,
employing sound accounting and management principles, to determine the amount of Operating Expenses that would have been paid had the Building, such Other Existing Buildings and such additional buildings (if any) been ninety-five percent (95%)
occupied; and the amount so determined shall be deemed to have been the amount of Operating Expenses for such year, or applicable portion thereof. 

Subject to the provisions of Section 4.3.4 below, Landlord shall have the right, from time to time, to equitably allocate
some or all of the Operating Expenses (and/or Tax Expenses and Utilities Costs) between the Building and 

  

					
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the Other Existing Buildings and/or among different tenants of the Project and/or among different buildings of the Project as and when such different buildings are constructed and added to
(and/or excluded from) the Project or otherwise (the “Cost Pools”). Such Cost Pools may also include a reasonable allocation of certain Operating Expenses (and/or Tax Expenses and Utilities Costs) within or under covenants,
conditions and restrictions affecting the Project. In addition, Landlord shall have the right from time to time, in its reasonable discretion, to include or exclude existing or future buildings in the Project for purposes of determining Operating
Expenses, Tax Expenses and Utilities Costs and/or the provision of various services and amenities thereto, including allocation of Operating Expenses, Tax Expenses and Utilities Costs in any such Cost Pools. 

Notwithstanding the foregoing, Operating Expenses shall not, however, include: (A) costs of leasing commissions,
attorneys’ fees and other costs and expenses incurred in connection with negotiations or disputes with present or prospective tenants or other occupants of the Project; (B) costs (including permit, license and inspection costs) incurred in
renovating or otherwise improving, decorating or redecorating rentable space for other tenants or vacant rentable space; (C) costs incurred due to the violation by Landlord of the terms and conditions of any lease of space in the Project;
(D) costs of overhead or profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for services in or in connection with the Project to the extent the same exceeds the costs of overhead and profit increment included in the
costs of such services which could be obtained from third parties on a competitive basis; (E) except as otherwise specifically provided in this Section 4.2.3, costs of interest on debt or amortization on any mortgages, and rent payable
under any ground lease of the Project; (F) Utilities Costs; (G) Tax Expenses and (H) any of the following (“Excluded Costs”): 

(a) the original construction costs of the Premises, the Building or the Project and renovation prior to the date of this
Lease and costs of correcting defects in such original construction or renovation; 
 (b) capital expenditures for expansion
or reconfiguration of the Building or the Project; 
 (c) capital expenditures except as expressly set forth above and then
only to the extent that they are capitalized over the useful life of such improvement; 
 (d) interest, principal or any
other payments under any mortgage or similar debts of Landlord, financing costs and amortization of funds borrowed by Landlord, whether secured or unsecured and all payments of rent (but not taxes or operating expenses) under any ground lease or
other underlying lease of all or any portion of the Building or the Project; 
 (e) reserves for or depreciation of the
Building or the Project; 
 (f) advertising, marketing, legal and space planning expenses and leasing commissions and other
costs and expenses incurred in procuring and leasing space to tenants for the Building or the Project, including any leasing office maintained in the Building or the Project, free rent and construction allowances for tenants; 

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

(h) 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; 
 (i) costs to be reimbursed by
other tenants of the Building or the Project or Taxes to be paid directly by Tenant or other tenants of the Building or 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 (and, if in part, then on a pro rata basis based on the amount of time devoted to the Building or the Project) to the operation, management, maintenance or repair of the Building or 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 Building or the Project or any legal requirement; 
 (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; 

  

					
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 (o) overhead and profit increment paid to Landlord or to subsidiaries or
affiliates of Landlord for goods and/or services in or to the Building or 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 Building or the Project;

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

 (s) items and services which Landlord offers selectively to one or more tenants of the Building or the Project (not
including Tenant) without reimbursement; 
 (t) costs of repairs directly resulting from the gross negligence or willful
misconduct of Landlord or its employees, officers, directors, contractors or agents; 
 (u) any costs incurred to remove,
study, test or remediate hazardous materials that exist in or about the Building or the Project prior to the Commencement Date; 

(v) the cost of installing or upgrading any utility metering for any part of the Building or the Project; 

(w) a property management fee in excess of 3% of gross receipts; 

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

(y) any expenses otherwise includable within Operating Expenses to the extent actually reimbursed by persons other than
tenants of the Building or the Project under leases for space in the Building or the Project; and 
 (z) the costs and
expenses of complying with, or participating in, non-government mandated conservation, recycling, sustainability, energy efficiency, waste reduction or other programs or practices implemented or enacted from
time to time at the Building and/or Project, including, without limitation, in connection with any LEED (Leadership in Energy and Environmental Design) rating or compliance system or program, including that currently coordinated through the U.S.
Green Building Council or Energy Star rating and/or compliance system or program (and only government mandated programs and policies shall be included in Operating Expenses). 

4.2.4 “Systems and Equipment” shall mean any plant (including any central plant), machinery, transformers,
duct work, cable, wires, and other equipment, facilities, and systems designed to supply heat, ventilation, air conditioning and humidity or any other services or utilities, or comprising or serving as any component or portion of the electrical,
gas, steam, plumbing, sprinkler, communications, alarm, lab, security, or fire/life safety systems or equipment, or any other mechanical, electrical, electronic, computer or other systems or equipment which serve the Building and/or any other
building in the Project in whole or in part. 
 4.2.5 “Tax Expenses” shall mean all federal, state, county,
or local governmental or municipal taxes, fees, assessments, 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 assessments, fees and taxes, child care subsidies, fees and/or assessments, job training subsidies, fees and/or assessments, open space fees and/or assessments, housing subsidies and/or housing fund fees or assessments, public
art fees and/or assessments, leasehold taxes or taxes based upon the receipt of rent, including gross receipts or sales taxes applicable to the receipt of rent, 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), which Landlord shall pay during any Expense Year because of or in connection with the ownership, leasing and operation of the Project
or Landlord’s interest therein. For purposes of this Lease, Tax Expenses shall be calculated as if (i) the tenant improvements in the Building, the Other Existing Buildings and any additional buildings added to the Project pursuant to
Section 1.1.3 above (but only during the period of time that such Other Existing Buildings and additional buildings are included by Landlord within the Project) were fully constructed, and (ii) the Project, the Building, such Other
Existing Buildings and such additional buildings (if any) and all tenant improvements therein were fully assessed for real estate tax purposes. 

4.2.5.1 Tax Expenses shall include, without limitation: 

(i) Any tax on Landlord’s rent, right to rent or other income from the Project or as against Landlord’s business of
leasing any of the Project; 
 (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

  

					
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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. It is the intention of Tenant and Landlord that all such new and
increased assessments, taxes, fees, levies, and charges and all similar assessments, taxes, fees, levies and charges be included within the definition of Tax Expenses for purposes of this Lease; 

(iii) Any assessment, tax, fee, levy, or charge allocable to or measured by the area of the Premises or the rent payable
hereunder, including, without limitation, any gross income tax 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) Any reasonable expenses incurred by Landlord in attempting
to protest, reduce or minimize Tax Expenses. 
 4.2.5.2 Notwithstanding anything to the contrary contained in this
Section 4.2.5, 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 net income taxes, and other taxes to
the extent applicable to Landlord’s net income (as opposed to rents, receipts or income attributable to operations at the Project), (ii) any items included as Operating Expenses, (iii) any items paid by Tenant under Section 4.4
below and (iii) Excluded Costs. 
 4.2.6 “Tenant’s Share” shall mean the percentage set forth in
Section 9 of the Summary. Tenant’s Share was calculated by dividing the number of rentable square feet of the Premises by the total rentable square feet in the Building (as set forth in Section 9 of the Summary), and stating such
amount as a percentage. Landlord shall have the right from time to time to redetermine the rentable square feet of the Building (but only in accordance with Section 1.3), and Tenant’s Share shall be appropriately adjusted to reflect any
such redetermination. If Tenant’s Share is adjusted pursuant to the foregoing, as to the Expense Year in which such adjustment occurs, Tenant’s Share for such year shall be determined on the basis of the number of days during such Expense
Year that each such Tenant’s Share was in effect. 
 4.2.7 “Utilities Costs” shall mean all actual
charges for utilities for the Building and the Project (including utilities for the Other Existing Buildings and additional buildings, if any, added to the Project during the period of time the same are included by Landlord within the Project) which
Landlord shall pay during any Expense Year, including, but not limited to, the costs of water, sewer, gas and electricity, and the costs of HVAC and other utilities, including any lab utilities and central plant utilities (but excluding those
charges for which tenants directly reimburse Landlord or otherwise pay directly to the utility company) as well as related fees, assessments, and surcharges. Utilities Costs shall be calculated assuming the Building (and, during the period of time
when such buildings are included by Landlord within the Project, the Other Existing Buildings and any additional buildings, if any, added to the Project) are at least ninety-five percent (95%) occupied. If, during all or any part of any Expense
Year, Landlord shall not provide any utilities (the cost of which, if provided by Landlord, would be included in Utilities Costs) to a tenant (including Tenant) who has undertaken to provide the same instead of Landlord, Utilities Costs shall be
deemed to be increased by an amount equal to the additional Utilities Costs which would reasonably have been incurred during such period by Landlord if Landlord had at its own expense provided such utilities to such tenant. Utilities Costs shall
include any costs of utilities which are allocated to the Project under any declaration, restrictive covenant, or other instrument pertaining to the sharing of costs by the Project or any portion thereof, including any covenants, conditions or
restrictions now or hereafter recorded against or affecting the Project. 
 4.3 Calculation and Payment of Additional
Rent. 
 4.3.1 Payment of Operating Expenses, Tax Expenses and Utilities Costs. For each Expense Year ending or
commencing within the Lease Term, Tenant shall pay to Landlord, as Additional Rent, the following, which payment shall be made in the manner set forth in Section 4.3.2 below: (i) Tenant’s Share of Operating Expenses allocated to the
Building pursuant to Section 4.3.4 below; plus (ii) Tenant’s Share of Tax Expenses allocated to the Building pursuant to Section 4.3.4 below; plus (iii) Tenant’s Share of Utilities Costs allocated to the Building
pursuant to Section 4.3.4 below. 
 4.3.2 Statement of Actual Operating Expenses, Tax Expenses and Utilities Costs
and Payment by Tenant. Landlord shall give to Tenant on or before the first (1st) day of June following the end of each Expense Year, a statement (the “Statement”) which shall
state the Operating Expenses, Tax Expenses and Utilities Costs incurred or accrued for such preceding Expense Year that are allocated to the Building pursuant to Section 4.3.4 below, and which shall indicate therein Tenant’s Share thereof.
Within thirty (30) days after Tenant’s receipt of the Statement for each Expense Year ending during the Lease Term, Tenant shall pay to Landlord the full amount of the Tenant’s Share of Operating Expenses, Tax Expenses and Utilities
Costs for such Expense Year, less the amounts, if any, paid during such Expense Year as the Estimated Expenses as defined in and pursuant to Section 4.3.3 below. If any Statement reflects that Tenant has overpaid Tenant’s Share of
Operating Expenses and/or Tenant’s Share of Tax Expenses and/or Tenant’s Share of Utilities Costs for such Expense Year, then Landlord shall credit such overpayment toward the additional Rent next due and payable to Tenant under this Lease
unless the overpayment is greater than the additional Rent next due or reasonably estimated to be due during the balance of the Lease Term, in which event Landlord’s shall remit such overpayment to Tenant within thirty (30) days after such
applicable Statement is delivered to Tenant. Even though the Lease Term has expired and Tenant has vacated the Premises, if the Statement for the 

  

					
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[POSEIDA THERAPEUTICS, INC.]

 
Expense Year in which this Lease terminates reflects that Tenant has overpaid and/or underpaid Tenant’s Share of the Operating Expenses and/or Tenant’s Share of Tax Expenses and/or
Tenant’s Share of Utilities Costs for such Expense Year, then within thirty (30) days after Landlord’s delivery of such Statement to Tenant, Landlord shall refund to Tenant any such overpayment, or Tenant shall pay to Landlord any
such underpayment, as the case may be. Tenant’s failure to object to any Statement within sixty (60) days after Tenant’s receipt thereof shall constitute Tenant’s irrevocable waiver to object to the same. The provisions of this
Section 4.3.2 shall survive the expiration or earlier termination of the Lease Term. 
 4.3.3 Statement of Estimated
Operating Expenses, Tax Expenses and Utilities Costs. 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 the total amount of Tenant’s Share of the Operating Expenses, Tax Expenses and Utilities Costs allocated to the Building pursuant to Section 4.3.4 below for the then-current Expense Year shall be, and which
shall indicate therein Tenant’s Share thereof (the “Estimated Expenses”). The failure of Landlord to timely furnish the Estimate Statement for any Expense Year shall not preclude Landlord from enforcing its rights to collect
any Estimated Expenses under this Article 4. Following Landlord’s delivery of the Estimate Statement for the then-current Expense Year, Tenant shall pay, with its next installment of Base Rent due, a fraction of the Estimated Expenses for
the then-current Expense Year (reduced by any amounts paid pursuant to the last sentence of this Section 4.3.3). Such fraction shall have as its numerator the number of months which have elapsed in such current Expense Year to the month of such
payment, both months inclusive, and shall have twelve (12) as its denominator. Until a new Estimate Statement is furnished, Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to
one-twelfth (1/12) of the total Estimated Expenses set forth in the previous Estimate Statement delivered by Landlord to Tenant. 

4.3.4 Allocation of Operating Expenses, Tax Expenses and Utilities Costs to Building. The parties acknowledge that the
Building is part of a multi-building commercial project consisting of the Building, and the Other Existing Buildings and such other buildings as Landlord (and/or any other owners of the Project) may elect to construct and include as part of the
Project from time to time (the Other Existing Buildings and any such other buildings are sometimes referred to herein, collectively, as the “Other Buildings”), and that certain of the costs and expenses incurred in connection with
the Project (i.e. the Operating Expenses, Tax Expenses and Utilities Costs) shall be shared among the Building and/or such Other Buildings, while certain other costs and expenses which are solely attributable to the Building and such Other
Buildings, as applicable, shall be allocated directly to the Building and the Other Buildings, respectively. Accordingly, as set forth in Sections 4.1 and 4.2 above, Operating Expenses, Tax Expenses and Utilities Costs are determined annually
for the Project as a whole, and a portion of the Operating Expenses, Tax Expenses and Utilities Costs, which portion shall be determined by Landlord on an equitable basis, shall be allocated to the Building (as opposed to the tenants of the Other
Buildings), and such portion so allocated shall be the amount of Operating Expenses, Tax Expenses and Utilities Costs payable with respect to the Building upon which Tenant’s Share shall be calculated. Such portion of the Operating Expenses,
Tax Expenses and Utilities Costs allocated to the Building shall include all Operating Expenses, Tax Expenses and Utilities Costs which are attributable solely to the Building, and an equitable portion of the Operating Expenses, Tax Expenses and
Utilities Costs attributable to the Project as a whole. As an example of such allocation with respect to Tax Expenses and Utilities Costs, it is anticipated that Landlord (and/or any other owners of the Project) may receive separate tax bills which
separately assess the improvements component of Tax Expenses for each building in the Project and/or Landlord may receive separate utilities bills from the utilities companies identifying the Utilities Costs for certain of the utilities costs
directly incurred by each such building (as measured by separate meters installed for each such building), and such separately assessed Tax Expenses and separately metered Utilities Costs shall be calculated for and allocated separately to each such
applicable building. In addition, in the event Landlord (and/or any other owners of the Project) elect to subdivide certain common area portions of the Project such as landscaping, public and private streets, driveways, walkways, courtyards, plazas,
transportation facilitation areas and/or accessways into a separate parcel or parcels of land (and/or separately convey all or any of such parcels to a common area association to own, operate and/or maintain same), the Operating Expenses, Tax
Expenses and Utilities Costs for such common area parcels of land may be aggregated and then reasonably allocated by Landlord to the Building and such Other Buildings on an equitable basis as Landlord (and/or any applicable covenants,
conditions and restrictions for any such common area association) shall provide from time to time. 
 4.4 Taxes and Other
Charges for Which Tenant Is Directly Responsible. Tenant shall reimburse Landlord upon demand for all taxes or assessments required to be paid by Landlord (except to the extent included in Tax Expenses by Landlord), excluding state, local and
federal personal or corporate income taxes measured by the net income of Landlord from all sources and estate and inheritance taxes, whether or not now customary or within the contemplation of the parties hereto, when: 

4.4.1 said taxes are measured by or reasonably attributable to the cost or value of Tenant’s equipment, furniture,
fixtures and other personal property located in the Premises, or by the cost or value of any leasehold improvements made in or to the Premises by or for Tenant, to the extent the cost or value of such leasehold improvements exceeds the cost or value
of a building standard build-out as determined by Landlord regardless of whether title to such improvements shall be vested in Tenant or Landlord; 

4.4.2 said taxes are 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; or 
 4.4.3 said taxes are assessed upon
this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the Premises. 

  

					
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[POSEIDA THERAPEUTICS, INC.]

 4.5 Late Charges. If any installment of Rent or any other sum due
from Tenant shall not be received by Landlord or Landlord’s designee by five (5) business days after the due date therefor, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of the amount due; provided, however,
that Landlord will waive the imposition of the late charge for the first late payment of rent in any one (1) calendar year. 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, at law and/or in equity 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 by five (5) business days after the date that they are due shall thereafter bear interest until paid at a rate (the “Interest Rate”) equal to the lesser of (i) the “Prime
Rate” or “Reference Rate” announced from time to time by the Bank of America (or such reasonable comparable national banking institution as selected by Landlord in the event Bank of America ceases to exist or publish a Prime Rate or
Reference Rate), plus four percent (4%), or (ii) the highest rate permitted by applicable law. 
 4.6 Audit
Rights. Tenant shall have the right, at Tenant’s cost, after reasonable notice to Landlord, to have Tenant’s authorized employees or agents inspect, at Landlord’s main corporate office during normal business hours, Landlord’s
books, records and supporting documents concerning the Operating Expenses, Tax Expenses and Utilities Costs set forth in any Statement delivered by Landlord to Tenant for a particular Expense Year pursuant to Section 4.3.2 above and the
twenty-four (24) months preceding any such Statement; provided, however, Tenant shall have no right to conduct such inspection or object to or otherwise dispute the amount of the Operating Expenses, Tax Expenses and Utilities Costs set forth in
any such Statement, unless Tenant notifies Landlord of such inspection objection and dispute, completes such inspection within twelve (12) months immediately following Landlord’s delivery of a Statement (the “Review
Period”); provided, further, that notwithstanding any such timely inspection, objection, dispute, and/or audit, and as a condition precedent to Tenant’s exercise of its right of inspection, objection, dispute, and/or audit as set forth
in this Section 4.6, Tenant shall not be permitted to withhold payment of, and Tenant shall timely pay to Landlord, the full amounts as required by the provisions of this Article 4 in accordance with such Statement. However, such payment may be
made under protest pending the outcome of any audit. In connection with any such inspection by Tenant, Landlord and Tenant shall reasonably cooperate with each other so that such inspection can be performed pursuant to a mutually acceptable
schedule, in an expeditious manner and without undue interference with Landlord’s operation and management of the Project. If after such inspection and/or request for documentation, Tenant disputes the amount of the Operating Expenses, Tax
Expenses and Utilities Costs set forth in the Statement, Tenant shall have the right, but not the obligation, within the Review Period, to cause an independent certified public accountant which is not paid on a contingency basis and which is
mutually approved by Landlord and Tenant (the “Accountant”) to complete an audit of Landlord’s books and records to determine the proper amount of the Operating Expenses, Tax Expenses and Utilities Costs incurred and amounts
payable by Tenant for the Expense Year which is the subject of such Statement. Such audit by the Accountant shall be final and binding upon Landlord and Tenant. If Landlord and Tenant cannot mutually agree as to the identity of the Accountant within
thirty (30) days after Tenant notifies Landlord that Tenant desires an audit to be performed, then the Accountant shall be one of the “Big 4” accounting firms selected by Landlord, which is not paid on a contingency basis and is not,
and has not been, otherwise employed or retained by Landlord. If such audit reveals that Landlord has over-charged Tenant, then within thirty (30) days after the results of such audit are made available to Landlord, Landlord shall reimburse to
Tenant the amount of such over-charge. If the audit reveals that the Tenant was under-charged, then within thirty (30) days after the results of such audit are made available to Tenant, Tenant shall reimburse to Landlord the amount of such
under-charge. Tenant agrees to pay the cost of such audit unless it is subsequently determined that Landlord’s original Statement which was the subject of such audit was in error to Tenant’s disadvantage by five percent (5%) or more of the
total Operating Expenses, Tax Expenses and Utilities Costs which was the subject of the audit (in which case Landlord shall pay the cost of such audit). The payment by Tenant of any amounts pursuant to this Article 4 shall not preclude Tenant from
questioning the correctness of any Statement provided by Landlord at any time during the Review Period, but the failure of Tenant to object thereto, conduct and complete its inspection and have the Accountant conduct and complete the audit as
described above prior to the expiration of the Review Period shall be conclusively deemed Tenant’s approval of the Statement in question and the amount of Operating Expenses, Tax Expenses and Utilities Costs shown thereon, subject to
Tenant’s right to review Statements for the prior twelve (12) months. In connection with any inspection and/or audit conducted by Tenant pursuant to this Section 4.6, Tenant agrees to keep, and to cause all of Tenant’s employees
and consultants and the Accountant to keep, all of Landlord’s books and records and the audit, and all information pertaining thereto and the results thereof, strictly confidential, and in connection therewith, Tenant shall cause such
employees, consultants and the Accountant to execute such reasonable confidentiality agreements as Landlord may require prior to conducting any such inspections and/or audits. 

ARTICLE 5 

USE OF PREMISES; HAZARDOUS MATERIALS; ODORS AND EXHAUST 

5.1 Use. Tenant shall use the Premises solely for purposes consistent with the character of the Project as a
first-class biotechnology project, including without limitation office and lab uses, and Tenant shall not use or permit the Premises to be used for any other purpose or purposes whatsoever. 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 Exhibit D, attached hereto, or in violation of the laws of the United States of America, the state
in which the Project is located, or the ordinances, regulations or requirements of the local municipal or county governing body or other lawful authorities having jurisdiction over the Project. Tenant shall comply with the Rules and Regulations and
all recorded covenants, conditions, and restrictions, and the provisions of all ground or underlying leases, now or hereafter affecting the Project, including but not limited to, that certain Reciprocal Easement and Maintenance Agreement recorded in
the Official Records of San Diego County on February 1, 2011 as Instrument No. 2011-0061146 and re-recorded on February 24, 2011 as Instrument No. 2011-0102151, as amended by that certain First Amendment to Reciprocal Easement and Maintenance Agreement recorded February 12, 2013 as Instrument
No. 2013-00094397 (the existing “CC&Rs”), as the same may be amended, amended and restated, supplemented or otherwise modified from 

  

					
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[POSEIDA THERAPEUTICS, INC.]

 
time to time; provided that any such amendments, restatements, supplements or modifications do not materially modify Tenant’s rights or obligations hereunder. 

5.2 Hazardous Materials. 

5.2.1 Definitions: As used in this Lease, the following terms have the following meanings: 

(a) “Environmental Law” means any past, present or future federal, state or local statutory or common law, or
any regulation, ordinance, code, plan, order, permit, grant, franchise, concession, restriction or agreement issued, entered, promulgated or approved thereunder, relating to (a) the environment, human health or safety, including, without
limitation, emissions, discharges, releases or threatened releases of Hazardous Materials (as defined below) into the environment (including, without limitation, air, surface water, groundwater or land), or (b) the manufacture, generation,
refining, processing, distribution, use, sale, treatment, receipt, storage, disposal, transport, arranging for transport, or handling of Hazardous Materials. 

(b) “Environmental Permits” mean collectively, any and all permits, consents, licenses, approvals and
registrations of any nature at any time required pursuant to, or in order to comply with, any Environmental Law or otherwise desired by Landlord including, but not limited to, any Spill Control Countermeasure Plan and any Hazardous Materials
Management Plan. 
 (c) “Hazardous Materials” shall mean and include any hazardous or toxic materials,
substances or wastes as now or hereafter (during the lease term) designated or regulated under any Environmental Law, including, without limitation, asbestos, petroleum, petroleum hydrocarbons and petroleum based products, urea formaldehyde foam
insulation, polychlorinated biphenyls (“PCBs”), freon and other chlorofluorocarbons, “biohazardous waste,” “medical waste,” “infectious agent”, “mixed waste” or other waste under California Health
and Safety Code §§ 117600 et, seq. 
 (d) “Release” shall mean with respect to any Hazardous
Materials, any release, deposit, discharge, emission, leaking, pumping, leaching, spilling, seeping, injecting, pumping, pouring, emptying, escaping, dumping, disposing or other movement of Hazardous Materials. 

5.2.2 Tenant’s Obligations – Environmental Permits. Tenant will (i) obtain and maintain in full force and
effect all Environmental Permits that are required under any Environmental Laws applicable to Tenant’s operations or Tenant’s use of the Premises and (ii) be and remain in compliance with all terms and conditions of all such
Environmental Permits and with all other limitations, restrictions, conditions, standards, prohibitions, requirements, obligations, schedules and timetables contained in all Environmental Laws applicable to Tenant or Tenant’s use of the
Premises. 
 5.2.3 Tenant’s Obligations – Hazardous Materials. Except as expressly permitted herein, Tenant
agrees not to cause or permit any Hazardous Materials to be brought upon, stored, used, handled, generated, released or disposed of on, in, under or about the Premises, or any other portion of the Property by Tenant, its agents, employees,
subtenants, assignees, licensees, contractors or invitees (collectively, “Tenant’s Parties”), in violation of any Environmental Law without the prior written consent of Landlord, which consent Landlord may withhold in its sole
and absolute discretion. Landlord acknowledges that it is not the intent of this Section 5.2 to prohibit or materially impair Tenant from operating its business for the uses permitted hereunder. Tenant may operate its business according to the
custom of Tenant’s industry so long as the use or presence of Hazardous Materials is strictly and properly monitored in accordance with applicable Environmental Laws. 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 Lease Commencement Date a list identifying each type of Hazardous Material to be present at the Premises and setting forth any and all governmental
approvals or permits required in connection with the presence of such Hazardous Material at the Premises (the “Hazardous Materials List”). Tenant shall deliver to Landlord an updated Hazardous Materials List on or prior to each
annual anniversary of the Lease Commencement Date and shall also deliver an updated Hazardous Materials List before any new Hazardous Materials are brought to the Premises. Tenant shall deliver to Landlord (prior to the Lease Commencement Date or,
if unavailable at the time, concurrently with the receipt from or submission to any Governmental Authority) true and correct copies of the following documents (hereinafter referred to as the “Documents”) relating to the handling,
storage, disposal and emission of Hazardous Materials by Tenant at the Premises: permits; approvals; reports and correspondence; storage and management plans; notices of violations of applicable Environmental Laws; plans relating to the installation
of any storage tanks to be installed in, on, under or about the Premises (provided that installation of storage tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent Landlord may withhold in its
sole and absolute discretion); and all closure plans or any other documents required by any and all governmental authorities for any storage tanks installed in, on, under or about the Premises for the closure of any such storage tanks. For each type
of Hazardous Material listed, the Documents shall include (t) the chemical name, (u) the material state (e.g., solid, liquid, gas or cryogen), (v) the concentration, (w) the storage amount and storage condition (e.g., in cabinets
or not in cabinets), (x) the use amount and use condition (e.g., open use or closed use), (y) the location (e.g., room number or other identification) and (z) if known, the chemical abstract service number. Tenant shall not be
required, however, to provide Landlord with any portion of the Documents containing information of a proprietary nature, which Documents, in and of themselves, do not contain a reference to any Hazardous Materials or activities related to Hazardous
Materials. Upon the expiration or earlier termination of this Lease, Tenant agrees to promptly remove from the Premises, the Building and the Project, at its sole cost and expense, any and all Hazardous Materials brought on to the Premises by
Tenant, including any equipment or systems containing Hazardous Materials which are installed, brought upon, stored, used, generated or released upon, in, under or about the Premises, the Building and/or the Project or any portion thereof by Tenant
or any of Tenant’s Parties during the Term of this Lease. 

  

					
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[POSEIDA THERAPEUTICS, INC.]

 5.2.4 Landlord’s Right to Conduct Environmental Assessment. At
any time during the Lease Term, Landlord shall have the right, at Landlord’s sole cost and expense, to conduct an environmental assessment of the Premises (as well as any other areas in, on or about the Project that Landlord reasonably believes
may have been affected adversely by Tenant’s use of the Premises (collectively, the “Affected Areas”) in order to confirm that the Premises and the Affected Areas do not contain any Hazardous Materials in violation of
applicable Environmental Laws or under conditions constituting or likely to constitute a Release of Hazardous Materials. Such environmental assessment shall be a so-called “Phase I” assessment or
such other level of investigation which shall be the standard of diligence in the purchase or lease of similar property at the time, together with, at Landlord’s sole cost and expense, any additional investigation and report which would
customarily follow any discovery contained in such initial Phase I assessment (including, but not limited to, any so-called “Phase II” report). Such right to conduct such environmental assessment
shall not be exercised more than once per calendar year unless Tenant is in default under this Section 5.2. Landlord shall use its best efforts to minimize any disruption to Tenant’s business or use of the Premises from any such
assessment. Notwithstanding anything above to the contrary, in the event that any such environmental assessment performed by Landlord reveals that Tenant is in breach of this Lease pertaining to Hazardous Materials, then the cost of any such
environmental assessment shall be at Tenant’s sole cost and expense. 
 5.2.5 Tenant’s Obligations to perform
Corrective Action. If the data from any environmental assessment authorized and undertaken by Landlord pursuant to Section 5.2.4 supports a conclusion that Tenant has Released Hazardous Materials on, under or emanating from the Premises and
the Affected Areas that may require any investigation and/or active response action, including without limitation active or passive remediation and monitoring or any combination of these activities (“Corrective Action”), Tenant
shall undertake Corrective Action with respect to contamination caused by Tenant if, and to the extent, required by the governmental authority exercising jurisdiction over the matter. Any Corrective Action performed by Tenant will be performed with
Landlord’s prior written approval, not to be unreasonably withheld, and in accordance with applicable Environmental Laws, at Tenant’s sole cost and expense and by an environmental consulting firm reasonably acceptable to Landlord. Tenant
may perform the Corrective Action before or after the expiration or earlier termination of this Lease, to the extent permitted by governmental agencies with jurisdiction over the Premises, the Building and the Project (provided, however, that any
Corrective Action performed after the expiration or earlier termination of this Lease shall be subject to the access fee provisions set forth below). Tenant or its consultant may install, inspect, maintain, replace and operate remediation equipment
and conduct the Corrective Action as it considers necessary, subject to Landlord’s approval. Tenant and Landlord shall, in good faith, cooperate with each other with respect to any Corrective Action after the expiration or earlier termination
of this Lease so as not to interfere unreasonably with the conduct of Landlord’s or any third party’s business on the Premises, the Building and the Project. It shall be reasonable for Landlord to require Tenant to deliver a “no
further action” letter or substantially similar document from the applicable governmental agency and Landlord shall provide reasonable access until such time as such approval is obtained. Landlord’s “reasonableness” as used in
the immediately preceding sentence shall be based on (i) the zoning of the Premises as of the date in question, and (ii) the logical uses of the Premises as of the date in question. If Landlord desires to situate a tenant in the Premises,
the Building and the Project and remediation of the Premises and the Affected Areas is ongoing, Landlord shall be deemed to be unable to use the Premises, the Building and the Project in the way Landlord reasonably desires and Tenant shall be
obligated to pay an access fee equal to the Monthly Rent until such time as Landlord is able to situate said tenant in the Premises, the Building and/or the Project. Tenant agrees to install, at Tenant’s sole cost and expense, screening around
its remediation equipment so as to protect the aesthetic appeal of the Premises, the Building and the Project. Tenant also agrees to use reasonable efforts to locate its remediation and/or monitoring equipment, if any (subject to the requirements of
Tenant’s consultant and governmental agencies with jurisdiction over the Premises, the Building and the Project) in a location which will allow Landlord, to the extent reasonably practicable, the ability to lease the Premises, the Building and
the Project to a subsequent user. Any Hazardous Materials contamination on, in, under or about the Premises and the Affected Areas existing prior to commencement of this Lease are solely Landlord’s responsibility and Tenant shall have no
obligations whatsoever for any investigation or remediation associated with Hazardous Materials existing on the premises prior to the Commencement Date. Landlord will indemnity Tenant for any and all costs and expenses associated with Hazardous
Materials existing on the Premises prior to the Commencement Date; provided, however, that Landlord’s indemnity obligations shall not extend to loss of business, loss of profits or other consequential damages which may be suffered by Tenant.

 5.2.6 Tenant’s Duty to Notify Landlord Regarding Releases. Tenant agrees to promptly notify Landlord of any
Release of Hazardous Materials in the Premises, the Building or any other portion of the Project which Tenant becomes aware of during the Term of this Lease, whether caused by Tenant or any other persons or entities. In the event of any release of
Hazardous Materials in violation of Environmental Laws caused or permitted by Tenant or any of Tenant’s Parties, Landlord shall have the right, but not the obligation, to cause Tenant, at Tenant’s sole cost and expense, to immediately take
all legally required steps necessary to remediate such Release and prevent any similar future release. Tenant will, upon the reasonable and good faith request of Landlord at any time during which Landlord has a reasonable basis to conclude that
Tenant is not in compliance with this Section 5.2 (and in any event no earlier than sixty (60) days and no later than thirty (30) days prior to the expiration of this Lease), cause to be performed a Phase I environmental assessment of
the Premises at Tenant’s expense by an established environmental consulting firm reasonably acceptable to Landlord. In the event the assessment concludes that Tenant has caused conditions that require Corrective Action, then Tenant shall
immediately perform the same at its sole cost and expense. 
 5.2.7 Tenant’s Environmental Indemnity. To the
fullest extent permitted by law, Tenant agrees to promptly indemnify, protect, defend and hold harmless Landlord and Landlord’s members, partners, subpartners, independent contractors, officers, directors, shareholders, employees, agents,
successors and assigns (collectively, “Landlord Parties”) from and against any and all claims, damages, judgments, suits, causes of action, losses, liabilities, penalties, fines, expenses and costs (including, without limitation, clean-up, removal, remediation and restoration costs, sums paid in settlement of claims, attorneys’ fees, consultant fees and expert fees and court costs) which arise or result from the presence of Hazardous
Materials on, in, under or about the Premises, the Building or any other portion of the Project caused by Tenant or any of Tenant’s Parties during the Term of this Lease; provided, however, that Tenant’s indemnity obligations shall not
extend to loss of business, loss of profits or other consequential 

  

					
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[POSEIDA THERAPEUTICS, INC.]

 
damages which may be suffered by Landlord. Tenant’s obligations hereunder shall include, without limitation, and whether foreseeable or unforeseeable, all costs of any required or necessary
repair, cleanup or detoxification or decontamination of the Premises, the Building and/or the Project, or the preparation and implementation of any closure, remedial action or other required plans in connection therewith. The provisions of this
Section 5.2.7 will survive the expiration or earlier termination of this Lease. 
 5.2.8 Landlord’s
Environmental Indemnity. To the fullest extent permitted by law, Landlord agrees to promptly indemnify, protect, defend and hold harmless Tenant and Tenant’s members, partners, subpartners, independent contractors, officers, directors,
shareholders, employees, agents, successors and assigns (collectively, “Tenant Parties”) from and against any and all claims, damages, judgments, suits, causes of action, losses, liabilities, penalties, fines, expenses and costs
(including, without limitation, clean-up, removal, remediation and restoration costs, sums paid in settlement of claims, attorneys’ fees, consultant fees and expert fees and court costs) which arise or
result from the presence of Hazardous Materials on, in, under or about the Premises, the Building or any other portion of the Project caused by Landlord or any of Landlord’s Parties during the Term of this Lease; provided, however, that
Landlord’s indemnity obligations shall not extend to loss of business, loss of profits or other consequential damages which may be suffered by Tenant. 

5.2.9 Landlord’s Remediation. If Hazardous Materials are present at the Premises that are required by Environmental
Law to be remediated and Tenant is not responsible therefor pursuant to Section 5.2, Landlord shall remediate such Hazardous Materials. 

5.2.10 Hazardous Material Control Area. Tenant’s control area for chemical storage is located on the first (1st) floor of the Building and described on Exhibit A-2 attached hereto (“Hazardous Material Control Area”), which Hazardous Material
Control Area is part of the Premises leased to Tenant and all terms and conditions of this Lease shall apply to Tenant’ leasing of the same for chemical use or storage. 

5.3 Odors and Exhaust. Tenant acknowledges that Landlord would not enter into this Lease with Tenant unless Tenant
assured Landlord that under no circumstances will the Premises be damaged by any exhaust from Tenant’s operations. Landlord and Tenant therefore agree as follows: 

5.3.1 Tenant shall not cause or permit (or conduct any activities that would cause) any release of any odors or fumes of any
kind from the Premises. 
 5.3.2 If the Building has a ventilation system that, in Landlord’s judgment, is adequate,
suitable, and appropriate to vent the Premises in a manner that does not release odors affecting any indoor or outdoor part of the Premises, Tenant shall vent the Premises through such system. If Landlord at any time determines that any existing
ventilation system is inadequate, or if no ventilation system exists, Tenant shall in compliance with applicable laws vent all fumes and odors from the Premises (and remove odors from Tenant’s exhaust stream) as Landlord reasonably requires
consistent with practices at comparable buildings in San Diego County. The placement and configuration of all ventilation exhaust pipes, louvers and other equipment shall be subject to Landlord’s approval, not to be unreasonably withheld.
Tenant acknowledges Landlord’s legitimate desire to maintain the Premises (indoor and outdoor areas) in an odor-free manner, and Landlord may require Tenant to abate and remove all odors in a manner that goes beyond the requirements of
applicable laws. 
 5.3.3 Tenant shall, at Tenant’s sole cost and expense, provide odor eliminators and other devices
(such as filters, air cleaners, scrubbers and whatever other equipment may in Landlord’s reasonable judgment be necessary or appropriate from time to time) to completely remove, eliminate and abate any odors, fumes or other substances in
Tenant’s exhaust stream that, in Landlord’s judgment, emanate from the Premises. Any work Tenant performs under this Section 5.3 shall constitute Alterations. 

5.3.4 Tenant’s responsibility to remove, eliminate and abate odors, fumes and exhaust shall continue throughout the Term.

 5.3.5 If Tenant fails to install satisfactory odor control equipment within ten (10) business days after
Landlord’s demand made at any time, then Landlord may, without limiting Landlord’s other rights and remedies, require Tenant to cease and suspend any operations in the Premises that, in Landlord’s determination, cause odors, fumes or
exhaust. 
 ARTICLE 6 

SERVICES AND UTILITIES 

6.1 Standard Tenant Services. Landlord shall provide the following services on all days during the Lease Term, unless
otherwise stated below. 
 6.1.1 Subject to all governmental rules and regulations applicable thereto, Landlord shall provide
heating and air conditioning capacity to the Premises. 
 6.1.2 Landlord shall provide adequate electrical wiring and
facilities for power for the Premises. Landlord shall designate the electricity utility provider from time to time. 
 6.1.3
Landlord shall provide nonexclusive automatic passenger elevator service at all times. 

  

					
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[POSEIDA THERAPEUTICS, INC.]

 6.1.4 Landlord shall provide water in the Common Areas and Premises for
lavatory, drinking, laboratory and landscaping purposes. Such cost shall be paid by Tenant as Additional Rent. 
 6.2
Overstandard Tenant Use. Tenant shall not overload the Systems and Equipment serving the Building. 
 6.3
Utilities. Tenant shall pay for all water (including the cost to service, repair and replace reverse osmosis, de-ionized and other treated water), gas, heat, light, power, telephone, internet service,
cable television, other telecommunications and other utilities supplied to the Premises, together with any fees, surcharges and taxes thereon. If any such utility is not separately metered or submetered to Tenant, Tenant shall pay Tenant’s
Share of all charges of such utility jointly metered with other premises as Additional Rent or, in the alternative, Landlord may, at its option, monitor the usage of such utilities by Tenant and charge Tenant with the cost of purchasing, installing
and monitoring such metering equipment, which cost shall be paid by Tenant as Additional Rent. To the extent that Tenant uses more than Tenant’s Share of any utilities, then Tenant shall pay Landlord Tenant’s Share of Operating Expenses to
reflect such excess. 
 6.4 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, but not limited to, any central plant or other lab system, 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 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 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 (including scientific research and any intellectual property) or for injury to, or interference with, Tenant’s business, including, without limitation, loss of profits,
however occurring, through or in connection with or incidental to a failure to furnish any of the services or utilities as set forth in this Article 6. 

6.5 Additional Services. Landlord shall also have the exclusive right, but not the obligation, to provide any additional
services which may be required by Tenant, including, without limitation, locksmithing and additional repairs and maintenance, provided that Tenant shall pay to Landlord within ten (10) days after billing and as Additional Rent hereunder, the
sum of all costs to Landlord of such additional services. 
 6.6 Janitorial Service. Landlord shall not be obligated
to provide any janitorial services to the Premises or replace any light bulbs, lamps, starters and ballasts for lighting fixtures within the Premises. Tenant shall be solely responsible, at Tenant’s sole cost and expense, for
(i) performing all janitorial services, trash removal and other cleaning of the Premises, and (ii) replacement of all light bulbs, lamps, starters and ballasts for lighting fixtures within the Premises, all as appropriate to maintain the
Premises in a first-class manner consistent with the first-class nature of the Building and Project. Such services to be provided by Tenant shall be performed by contractors and pursuant to service contracts approved by Landlord. Tenant shall
deposit trash as reasonably required in the area designated by Landlord from time to time. All trash containers must be covered and stored in a manner to prevent the emanation of odors into the Premises or the Project. Landlord shall have the right
to inspect the Premises upon reasonable notice to Tenant and to require Tenant to provide additional cleaning, if necessary. In the event Tenant shall fail to provide any of the services described in this Section 6.6 to be performed by Tenant
within five (5) days after notice from Landlord, which notice shall not be required in the event of an emergency, Landlord shall have the right to provide such services and any charge or cost incurred by Landlord in connection therewith shall
be deemed Additional Rent due and payable by Tenant upon receipt by Tenant of a written statement of cost from Landlord. 

6.7 Energy Statements. For any utilities serving the Premises for which Tenant is billed directly by such utility
provider, Tenant agrees to furnish to Landlord (a) any invoices or statements for such utilities within thirty (30) days after Tenant’s receipt thereof, (b) within thirty (30) days after Landlord’s request, any other
utility usage information reasonably requested by Landlord, and (c) within thirty (30) days after each calendar year during the Term, an ENERGY STAR® Statement of Performance (or
similar comprehensive utility usage report if requested by Landlord) and any other information reasonably requested by Landlord for the immediately preceding year. Tenant shall retain records of utility usage at the Premises, including invoices and
statements from the utility provider, for at least sixty (60) months, or such other period of time as may be requested by Landlord. Tenant acknowledges that any utility information for the Premises may be shared with third parties, including
Landlord’s consultants and governmental authorities. In the event that Tenant fails to comply with this Section, Tenant hereby authorizes Landlord to collect utility usage information directly from the applicable utility providers and agree to
pay Landlord a fee of One Thousand Dollars ($1,000) per month to collect such utility usage information. 
 6.8 Abatement
of Rent When Tenant Is Prevented From Using Premises. Notwithstanding anything to the contrary in this Lease, if Tenant is prevented from using, and does not use, the Premises or any portion thereof, for five (5) consecutive business days
(the “Eligibility Period”) as a result of (i) any repair, maintenance or alteration performed or failed to be performed by Landlord after the Commencement Date, including any Construction (as defined in Section 24.30
below), or (ii) any failure to provide to the Premises any of the essential utilities and services required to be provided in Sections 16.1(a) or 16.1(b) above, or (iii) any failure to provide access to the Premises including Tenant’s
access to the Parking Areas, then Tenant’s obligation to pay Rent shall be abated or reduced, as the case may be, from and after the first (1st) day of the Eligibility Period and continuing until such time that Tenant continues to be so
prevented from using, and does not use, the Premises or a portion thereof, in the proportion that the rentable square feet of the portion of the Premises that Tenant is prevented from using, and does not use, bears to the total rentable square feet
of the Premises. To the extent Tenant shall be entitled to abatement of rent because of a 

  

					
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[POSEIDA THERAPEUTICS, INC.]

 
damage or destruction pursuant to Section 18 or a taking pursuant to Section 19, then the Eligibility Period shall not be applicable. 

6.9 Landlord’s Emergency Generator. Tenant shall have the right to draw power from the emergency generator serving
the Project (“Generator”) at times when the emergency generator is in emergency operation; provided, however, that Tenant may only draw Tenant’s Share of Available Power for Tenant’s critical power requirements (i.e.,
certain portions of Tenant’s labs in the Premises). As used herein, Tenant’s Share of “Available Power” means two (2) 150 Amps, 120/208v panels. 

ARTICLE 7 

REPAIRS 

7.1 Tenant’s Repairs. Subject to Landlord’s repair obligations in Sections 7.2 and 11.1 below, Tenant
shall, at Tenant’s own expense, keep the Premises, including all improvements, fixtures and furnishings therein, in good order, repair and condition at all times during the Lease Term, which repair obligations shall include, without limitation,
the obligation to promptly and adequately repair all damage to the Premises and replace or repair all damaged or broken fixtures and appurtenances, together with all portions (to the extent accessible to Tenant) of the HVAC, electrical, mechanical
plumbing, life safety and lab systems from the point that such systems solely serves the Premises and all portions of all fume hoods and other exhaust systems (all such systems collectively being referred to as the “Premises
Systems”), in a first-class condition. Tenant’s obligations shall include restorations, replacements or renewals, including capital expenditures for restorations, replacements or renewals which will have an expected life beyond the
Term, when necessary to keep the Premises and all improvements thereon or a part thereof and the Premises Systems in first-class order, condition and repair and in compliance with all applicable laws. Except as expressly set forth in this Lease, it
is intended by the parties hereto that Landlord shall have no obligation, in any manner whatsoever, to repair or maintain the Premises, the improvements located therein or the equipment therein, or the Premises Systems whether structural or
nonstructural, all of which obligations are intended to be the expense of Tenant (whether or not such repairs, maintenance or restoration shall have an expected life extending beyond the Term). Tenant’s maintenance of the Premises Systems shall
comply with the manufacturers’ recommended operating and maintenance procedures. Tenant shall enter into and pay for maintenance contracts (in forms reasonably satisfactory to Landlord, which may require, without limitation, that any third
party contractor provide Landlord with evidence of insurance as reasonably required by Landlord) for the Premises Systems in accordance with the manufacturers’ recommended operating and maintenance procedures. Such maintenance contracts shall
be with reputable contractors, reasonably satisfactory to Landlord, who shall have commercially reasonable experience in maintaining such systems in biotechnical facilities. Upon Landlord’s request, Tenant shall provide maintenance reports from
any such contractors. Tenant shall be solely responsible for the cost of all improvements or alterations to the Premises or the Premises Systems required by law. Notwithstanding the foregoing, at Landlord’s option, or if Tenant fails to make
such repairs, Landlord may, but need not, make such repairs and replacements, and Tenant shall pay Landlord the cost thereof, including a percentage of the cost thereof (to be uniformly established for the Building) sufficient to reimburse Landlord
for all overhead, general conditions, fees and other costs or expenses arising from Landlord’s involvement with such repairs and replacements forthwith upon being billed for same. In addition, in the event Tenant has not provided Landlord with
evidence that Tenant has entered into such service contracts, Landlord reserves the right, upon notice to Tenant, to procure and maintain any or all of such service contracts, and if Landlord so elects, Tenant shall reimburse Landlord, upon demand,
for the costs thereof. Tenant shall, no later than January 31st of each calendar year during the Term, provide to Landlord a copy of the budget for maintenance, repairs and replacements at the
Premises for the preceding calendar year, as well as a detailed summary of the amounts actually expended by Tenant during such period for maintenance, repairs and replacements at the Premises. 

7.2 Landlord’s Repairs. Anything contained in Section 7.1 above to the contrary notwithstanding, and subject
to Articles 11 and 12 below, Landlord shall repair and maintain the structural portions of the Building, including the mechanical, plumbing, elevator, HVAC and electrical systems serving the Building and not located in and exclusively serving
the Premises; provided, however, to the extent such maintenance and repairs are caused by the act, neglect, fault of or omission of any duty by Tenant, its agents, servants, employees or invitees, Tenant shall pay to Landlord as Additional Rent, the
reasonable cost of such maintenance and repairs. Except as expressly set forth in this Lease, Landlord shall not be liable for any failure to make any such repairs, or to perform any maintenance. Except as expressly set forth in this Lease, there
shall be no abatement of rent and no liability of Landlord by reason of any injury to or interference with Tenant’s business arising from the making of any repairs, alterations or improvements in or to any portion of the Project, Building or
the Premises or in or to fixtures, appurtenances and equipment therein. Tenant hereby waives and releases its right to make repairs at Landlord’s expense under Sections 1941 and 1942 of the California Civil Code; or under any similar law,
statute, or ordinance now or hereafter in effect. 
 ARTICLE 8 

ADDITIONS AND ALTERATIONS 

8.1 Landlord’s Consent to Alterations. Tenant may not make any improvements, alterations, additions or changes to
the Premises (collectively, the “Alterations”) without first procuring the prior written consent of Landlord to such Alterations, which consent shall be requested by Tenant not less than thirty (30) days prior to the
commencement thereof, and which consent shall not be unreasonably withheld by Landlord; provided, however, Landlord may withhold its consent in its sole and absolute discretion with respect to any Alterations which may materially adversely affect
the structural components of the Building or the Systems and Equipment or which can be seen from outside the Premises. Tenant shall pay for all overhead, general conditions, fees and other costs and expenses of the Alterations, and shall pay to
Landlord a Landlord supervision fee of five percent (5%) of the cost of 

  

					
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[POSEIDA THERAPEUTICS, INC.]

 
the Alterations. The construction of the initial improvements to the Premises shall be governed by the terms of the Tenant Work Letter and not the terms of this Article 8 and shall not be
deemed “Alterations.”. 
 8.2 Manner of Construction. Landlord may impose, as a condition of its consent to
all Alterations or repairs of the Premises, reasonable requirements, including, but not limited to, the requirement that Tenant utilize for such purposes only contractors, materials, mechanics and materialmen reasonably approved by Landlord. Tenant
shall construct such Alterations and perform such repairs in compliance with any and all applicable rules and regulations of any federal, state, county or municipal code or ordinance and pursuant to a valid building permit, issued by the city in
which the Building is located, and in conformance with Landlord’s reasonable construction rules and regulations. Landlord’s approval of the plans, specifications and working drawings for Tenant’s Alterations shall create no
responsibility or liability on the part of Landlord for their completeness, design sufficiency, or compliance with all laws, rules and regulations of governmental agencies or authorities. All work with respect to any Alterations must be done in a
good and workmanlike manner and diligently prosecuted to completion to the end that the Premises shall at all times be a complete unit except during the period of work. Tenant shall cause all Alterations to be performed in such manner as not to
obstruct access by any person to the Building or Project or the common areas, and as not to obstruct the business of Landlord or other tenants of the Project, or interfere with the labor force working at the Project. If Tenant makes any Alterations,
Tenant agrees to carry “Builder’s All Risk” insurance in an amount reasonably approved by Landlord covering the construction of such Alterations, and such other insurance as Landlord may reasonably require, it being understood and
agreed that all of such Alterations shall be insured by Tenant pursuant to Article 10 below immediately upon completion thereof. If Landlord has reasonable cause therefor, then Landlord may require Tenant to obtain a lien and completion bond or
some alternate form of security reasonably satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of such Alterations and naming Landlord as a co-obligee. Upon completion of any
Alterations, Tenant shall (i) 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, (ii) deliver to the management office of the Building a reproducible copy of the “as built” drawings of the Alterations, and (iii) deliver to Landlord evidence of payment, contractors’ affidavits and full
and final waivers of all liens for labor, services or materials. 
 8.3 Landlord’s Property. All Alterations,
improvements, fixtures and/or equipment which may be installed or placed in or about the Premises (including, but not limited to, all floor and wall coverings, built-in cabinet work and paneling, sinks and
related plumbing fixtures, laboratory benches, exterior venting fume hoods and walk-in freezers and refrigerators, ductwork, conduits, electrical panels and circuits), shall be at the sole cost of Tenant and
shall be and become the property of Landlord. Furthermore, Landlord may require that Tenant remove any Alterations, improvements, fixtures and/or equipment upon the expiration or early termination of the Lease Term, and repair any damage to the
Premises and Building caused by such removal (provided that Landlord so designates at the time that Landlord consents to such Alteration but Landlord will only be required to so designate in the event Tenant requests, in Tenant’s request for
such consent, that Landlord make such determination). Notwithstanding anything above to the contrary, Tenant shall have the right to remove any fixtures or equipment (but not Alterations except for Alterations which are in the nature of equipment
fixtures) from the Premises which have been paid solely by Tenant’s funds (and repair any damage to the Premises caused by such removal). If Tenant fails to complete such removal and/or to repair by the end of the Lease Term (plus a reasonable
cure period not to exceed five (5) business days), Landlord may do so and may charge the cost thereof to Tenant.    Notwithstanding any other provision of this Article 8 to the contrary, in no event shall Tenant remove
any improvement from the Premises as to which Landlord contributed payment, including the Tenant Improvements, without Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute discretion. 

8.4 Wi-Fi Network. Without limiting the generality of the foregoing, if Tenant
desires to install wireless intranet, Internet and communications network (“Wi-Fi Network”) in the Premises for the use by Tenant and its employees, then the same shall be subject to the
provisions of this Section 8.4 (in addition to the other provisions of this Article 8). In the event Landlord consents to Tenant’s installation of such Wi-Fi Network, Tenant shall, in accordance
with Article 15 below, remove the Wi-Fi Network from the Premises prior to the termination of the Lease. Tenant shall use the Wi-Fi Network so as not to cause any
interference to other tenants in the Building or to other tenants at the Project or with any other tenant’s communication equipment, and not to damage the Building or Project or interfere with the normal operation of the Building or Project,
and Tenant hereby agrees to indemnify, defend and hold Landlord harmless from and against any and all claims, costs, damages, expenses and liabilities (including attorneys’ fees) arising out of Tenant’s failure to comply with the
provisions of this Section 8.4, except to the extent same is caused by the gross negligence or willful misconduct of Landlord and which is not covered by the insurance carried by Tenant under this Lease (or which would not be covered by the
insurance required to be carried by Tenant under this Lease). Should any interference occur, Tenant shall take all necessary steps as soon as reasonably possible and no later than three (3) calendar days following such occurrence to correct
such interference. If such interference continues after such three (3) day period, Tenant shall immediately cease operating such Wi-Fi Network until such interference is corrected or remedied to
Landlord’s satisfaction. Tenant acknowledges that Landlord has granted and/or may grant telecommunication rights to other tenants and occupants of the Building and Project and to telecommunication service providers and in no event shall
Landlord be liable to Tenant for any interference of the same with such Wi-Fi Network; provided, however, that Landlord will use commercially reasonable efforts to assist Tenant in resolving such interference.
Landlord makes no representation that the Wi-Fi Network will be able to receive or transmit communication signals without interference or disturbance. Tenant shall (i) be solely responsible for any damage
caused as a result of the Wi-Fi Network, (ii) comply with all precautions and safeguards recommended by all governmental authorities, (iii) pay for all necessary repairs, replacements to or
maintenance of the Wi-Fi Network, and (iv) be responsible for any modifications, additions or repairs to the Building or Project, including without limitation, Building or Project systems or
infrastructure, which are required by reason of the installation, operation or removal of Tenant’s Wi-Fi Network. The mere appearance of Tenant’s Wi-Fi Network
outside the Premises shall not be deemed interference or a violation of this Section. 

  

					
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[POSEIDA THERAPEUTICS, INC.]

 ARTICLE 9 

COVENANT AGAINST LIENS 

Tenant has no authority or power to cause or permit any lien or encumbrance of any kind whatsoever, whether created by act of
Tenant, operation of law or otherwise, to attach to or be placed upon the Project, Building or Premises, and any and all liens and encumbrances created by Tenant shall attach to Tenant’s interest only. Landlord shall have the right at all times
to post and keep posted on the Premises any notice which it deems necessary for protection from such liens. Tenant shall not cause or permit any lien of mechanics or materialmen or others to be placed against the Project, the Building or the
Premises with respect to work or services claimed to have been performed for or materials claimed to have been furnished to Tenant or the Premises, and, in case of any such lien attaching or notice of any lien, Tenant shall cause it to be
immediately released and removed of record. If any such lien is not released and removed within five (5) business days after notice of such lien is delivered by Landlord to Tenant, then Landlord may, at its option, take all action necessary to
release and remove such lien, without any duty to investigate the validity thereof, and all sums, costs and expenses, including reasonable attorneys’ fees and costs, incurred by Landlord in connection with such lien shall be deemed Additional
Rent under this Lease and shall immediately be due and payable by Tenant. In the event that Tenant leases or finances the acquisition of 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 shall, 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 Premises be furnished on a financing statement without qualifying language as to applicability of the lien only to removable personal property located in an identified suite leased by Tenant.
Should any holder of a financing statement record or place of record a financing statement that appears to constitute a lien against any interest of Landlord or against equipment that may be located other than within an identified suite leased by
Tenant, Tenant shall, within ten (10) days after filing such financing statement, cause (a) a copy of the Lender security agreement or other documents to which the financing statement pertains to be furnished to Landlord to facilitate
Landlord’s ability to demonstrate that the lien of such financing statement is not applicable to Landlord’s interest and (b) Tenant’s lender to amend such financing statement and any other documents of record to clarify that any
liens imposed thereby are not applicable to any interest of Landlord in the Premises. 
 ARTICLE 10 

INDEMNIFICATION AND INSURANCE 

10.1 Indemnification and Waiver. Tenant hereby assumes all risk of damage to property and injury to persons, in, on, or
about the Premises from any cause whatsoever and agrees that Landlord and the Landlord Parties shall not be liable for, and are hereby released from any responsibility for, any damage to property or injury to persons or resulting from the loss of
use thereof, which damage or injury is sustained by Tenant or by other persons claiming through Tenant, except to the extent caused by the gross negligence or willful misconduct of Landlord or any Landlord Parties. Tenant shall indemnify, defend,
protect, and hold harmless the Landlord Parties from any and all loss, cost, damage, expense and liability (including without limitation court costs and reasonable attorneys’ fees) (collectively, “Claims”) incurred in
connection with or arising from any cause in, on or about the Premises (including, without limitation, Tenant’s installation, placement and removal of Alterations, improvements, fixtures and/or equipment in, on or about the Premises), due to
the acts, omissions or negligence of Tenant or of any person claiming by, through or under Tenant, or of the contractors, agents, servants, employees, licensees or invitees of Tenant or any such person, in, on or about the Premises, the Building and
Project, but only to the extent Tenant’s liability is not waived and released by Landlord pursuant to the terms of Section 10.4 of this Lease; provided, however, that Tenant’s indemnity shall, in no event, extend to loss of profits,
loss of business or other consequential damages incurred by Landlord or any Landlord Parties. Notwithstanding anything in this Section 10.1 to the contrary, the foregoing assumption of risk, release and indemnity shall not apply to any Claims
to the extent resulting from the gross negligence or willful misconduct of Landlord or any Landlord Parties (collectively, the “Excluded Claims”), and Landlord shall indemnify, protect, defend and hold harmless Tenant and
Tenant’s officers, agents and employees (collectively, “Tenant Parties”) from and against any such Excluded Claims, but only to the extent Landlord’s liability is not waived and released by Tenant pursuant to the terms of
Section 10.4 of this Lease (provided, however, that Landlord’s indemnity shall, in no event, extend to loss of profits, loss of business or other consequential damages incurred by Tenant or any Tenant Parties). Each party’s agreement
to indemnify the other pursuant to this Section 10.1 is not intended and shall not relieve any insurance carrier of its obligations under policies required to be carried by the indemnifying party pursuant to the provisions of this Lease. The
provisions of this Section 10.1 shall survive the expiration or sooner termination of this Lease. Notwithstanding anything in this Lease to the contrary but subject to Section 6.8 and Landlord’s indemnity obligations in this Lease,
Landlord shall not be liable to Tenant for, and Tenant assumes all risk of, damage to personal property or scientific research or intellectual property, including loss of records kept by Tenant within the Premises and damage or losses caused by
fire, electrical malfunction, gas explosion or water damage of any type (including broken water lines, malfunctioning fire sprinkler systems, malfunctioning lab systems including any malfunction of the central plant systems, roof leaks or stoppages
of lines), except to the extent caused by the gross negligence or willful misconduct of Landlord or any Landlord Parties. Tenant further waives any claim for injury to Tenant’s business or loss of income relating to any such damage or
destruction of personal property as described above. 
 10.2 Tenant’s Compliance with Landlord’s Fire and
Casualty Insurance. Tenant shall, at Tenant’s expense, comply as to the Premises with all commercially reasonable insurance company requirements pertaining to the use of the Premises (provided they do not unreasonably interfere with
Tenant’s use of the Premises as first-class biotechnology space. If Tenant’s conduct or use of the Premises (other than as first-class biotechnology space) causes any increase in the premium for such insurance policies, then Tenant shall
reimburse Landlord for any such increase. 

  

					
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Tenant, at Tenant’s expense, shall comply with all commercially reasonable rules, orders, regulations or requirements of the American Insurance Association (formerly the National Board of
Fire Underwriters) and with any similar body. 
 10.3 Tenant’s Insurance. Tenant shall maintain the following
coverages in the following amounts. 
 10.3.1 Commercial General Liability Insurance covering the insured against claims of
bodily injury, personal injury and property damage arising out of Tenant’s operations, assumed liabilities or use of the Premises, including a Broad Form Commercial General Liability endorsement covering the insuring provisions of this Lease
and the performance by Tenant of the indemnity agreements set forth in Section 10.1 above, (and with owned and non-owned automobile liability coverage, and liquor liability coverage if alcoholic beverages
are served on the Premises) for limits of liability not less than: 
  

					
	 Bodily Injury and

Property Damage Liability
	  	 $5,000,000 each occurrence

$6,000,000 annual aggregate
	  	
			
	 Personal Injury Liability
	  	 $5,000,000 each occurrence

$6,000,000 annual aggregate
 0%
Insured’s participation
	  	

 10.3.2 Physical Damage Insurance covering (i) all furniture, trade fixtures, equipment,
merchandise and all other items of Tenant’s property on the Premises installed by, for, or at the expense of Tenant, (ii) the Tenant Improvements, including any Tenant Improvements which Landlord permits to be installed above the ceiling
of the Premises or below the floor of the Premises, and (iii) all other improvements, alterations and additions to the Premises, including any improvements, alterations or additions installed at Tenant’s request above the ceiling of the
Premises or below the floor of the Premises. Such insurance shall be written on a “physical loss or damage” basis under a “special form” policy, for the full replacement cost value new without deduction for depreciation of the
covered items and in amounts that meet any co-insurance clauses of the policies of insurance and shall include a vandalism and malicious mischief endorsement, sprinkler leakage coverage and earthquake
sprinkler leakage coverage. 
 10.3.3 Workers’ compensation insurance as required by law. 

10.3.4 Loss-of-income, business interruption
and extra-expense insurance in such amounts as will reimburse Tenant for direct and indirect loss of earnings attributable to all perils commonly insured against by prudent tenants or attributable to prevention of loss of access to the Premises or
to the Building as a result of such perils. 
 10.3.5 Form of Policies. The minimum limits of policies of insurance
required of Tenant under this Lease shall in no event limit the liability of Tenant under this Lease. Such insurance shall: (i) name Landlord, and any other party it so specifies, as an additional insured; (ii) specifically cover the
liability assumed by Tenant under this Lease, including, but not limited to, Tenant’s obligations under Section 10.1 above (to the extent generally available in such coverage); (iii) be issued by an insurance company having a rating
of not less than A-VIII in Best’s Insurance Guide or which is otherwise acceptable to Landlord and licensed to do business in the state in which the Project is located; (iv) be primary insurance as
to all claims thereunder and provide that any insurance carried by Landlord is excess and is non-contributing with any insurance requirement of Tenant; (v) provide that said insurance shall not be
canceled or coverage changed unless ten (10) days’ prior written notice shall have been given to Landlord and any mortgagee or ground or underlying lessor of Landlord (provided that such provision is commercially available);
(vi) contain a cross-liability endorsement or severability of interest clause acceptable to Landlord; and (vii) with respect to the insurance required in Sections 10.3.1, 10.3.2 and 10.3.4 above, have deductible amounts not exceeding
Fifty Thousand Dollars ($50,000.00). Tenant shall deliver such policies or certificates thereof to Landlord on or before the Lease Commencement Date and at least thirty (30) days before the expiration dates thereof. If Tenant shall fail to
procure such insurance, or to deliver such policies or certificate, within such time periods, Landlord may, at its option, in addition to all of its other rights and remedies under this Lease, and without regard to any notice and cure periods set
forth in Section 19.1, procure such policies for the account of Tenant, and the cost thereof shall be paid to Landlord as Additional Rent within ten (10) days after delivery of bills therefor. Tenant shall have the right to carry the
insurance required hereunder in the form of blanket and/or umbrella policies. 
 10.4 Subrogation. Landlord and Tenant
agree to have their respective insurance companies issuing property damage insurance waive any rights of subrogation that such companies may have against Landlord or Tenant, as the case may be. Landlord and Tenant hereby waive any right that either
may have against the other on account of any loss or damage to their respective property to the extent such loss or damage is insurable under policies of insurance for fire and all risk coverage, theft, public liability, or other similar insurance.

 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 of the Building or Project serving or providing 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, shell, and core of the Premises and such common areas. Such restoration
shall be to substantially the same condition of the base, shell, and core of the Premises and 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
Project and/or the Building, or the lessor of a ground or underlying lease 

  

					
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with respect to the Building, or any other modifications to the common areas deemed desirable by Landlord, provided 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, Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under
Section 10.3 of this Lease, and Landlord shall repair any damage to the tenant improvements and alterations installed in the Premises and shall return such tenant improvements and alterations to their original condition; provided that if the
costs of such repair of such tenant improvements and Alterations by Landlord exceeds the amount of insurance proceeds received by Landlord therefor from Tenant’s insurance carrier, as assigned by Tenant, the excess costs of such repairs shall
be paid by Tenant to Landlord prior to Landlord’s repair of the damage. In connection with such repairs and replacements of any such tenant improvements and Alterations, Tenant shall, prior to Landlord’s commencement of such improvement
work, submit to Landlord, for Landlord’s review and approval, all plans, specifications and working drawings relating thereto, and Landlord shall select the contractors to perform such improvement work. Landlord shall not be liable for any
inconvenience or annoyance to Tenant or its visitors, or injury to Tenant’s business resulting in any way from such damage or the repair thereof; provided however, that if such fire or other casualty shall have damaged the Premises or common
areas necessary to Tenant’s occupancy, and if such damage is not the result of the negligence or willful misconduct of Tenant or Tenant’s employees, contractors, licensees, or invitees, Landlord shall allow Tenant a proportionate abatement
of Base Rent and Tenant’s Share of Operating Expenses, Tax Expenses and Utilities Costs to the extent Landlord is reimbursed from the proceeds of rental interruption insurance purchased by Landlord as part of Operating Expenses, during the time
and to the extent the Premises are unfit for occupancy for the purposes permitted under this Lease, and not occupied by Tenant as a result thereof. 

11.2 Landlord’s Option to Repair. Notwithstanding Section 11.1 above to the contrary, Landlord may elect not
to rebuild and/or restore the Premises, the Building and/or any other portion of the Project and instead terminate this Lease by notifying Tenant in writing of such termination within sixty (60) days after the date Landlord becomes aware of
such damage, such notice to include a termination date giving Tenant ninety (90) days to vacate the Premises, but Landlord may so elect only if the Building 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) repairs cannot reasonably be substantially completed within one hundred twenty (120) days after the date of such damage (when such repairs are made without the payment
of overtime or other premiums); (ii) the holder of any mortgage on the Project and/or the Building or ground or underlying lessor with respect to the Project and/or the Building shall require that the insurance proceeds or any portion thereof
be used to retire the mortgage debt, or shall terminate the ground or underlying lease, as the case may be; or (iii) the damage is not fully covered, except for deductible amounts, by Landlord’s insurance policies. In addition, if the
Premises or the Building is destroyed or damaged to any substantial extent during the last year of the Lease Term, then notwithstanding anything contained in this Article 11, Landlord shall have the option to terminate this Lease by giving
written notice to Tenant of the exercise of such option within thirty (30) days after such damage, in which event this Lease shall cease and terminate as of the date of such notice. Upon any such termination of this Lease pursuant to this
Section 11.2, Tenant shall pay the Base Rent and Additional Rent, properly apportioned up to such date of termination, and both parties hereto shall thereafter be discharged of all further obligations under this Lease, except for those
obligations which expressly survive the expiration or earlier termination of the Lease Term. 
 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 any
other portion of the Project, and any statute or regulation of the state in which the Project is located, 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 any other portion of the Project. 
 ARTICLE 12 

CONDEMNATION 

12.1 Permanent Taking. 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
upon ninety (90) days’ notice, provided such notice is given no later than one hundred eighty (180) days after the date of such taking, condemnation, deed or other instrument. If more than twenty-five percent (25%) of the rentable
square feet of the Premises is taken, or if access to the Premises is substantially impaired, Tenant shall have the option to terminate this Lease upon ninety (90) days’ notice, provided such notice is given no later than one hundred
eighty (180) days after the date of such taking. Landlord shall be entitled to receive 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 claim does not diminish the award available to
Landlord, or its ground lessor or mortgagee with respect to the Project, and such claim is payable separately to Tenant. All Rent shall be apportioned as of the date of such termination, or the date of such taking, whichever shall first occur. If
any part of the Premises shall be taken, and this Lease shall not be so terminated, the Base Rent and Tenant’s Share of Operating Expenses, Tax Expenses and Utilities Costs 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. 

  

					
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 12.2 Temporary Taking. Notwithstanding anything to the contrary
contained in this Article 12, in the event of a temporary taking of all or any portion of the Premises for a period of one hundred and eighty (180) days or less, then this Lease shall not terminate but the Base Rent and Tenant’s Share
of Operating Expenses, Tax Expenses and Utilities Costs shall be abated for the period of such taking in proportion to the ratio that the amount of rentable square feet of the Premises taken bears to the total rentable square feet of the Premises.
Landlord shall be entitled to receive the entire award made in connection with any such temporary taking. 
 ARTICLE 13 

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, 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, 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. 

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 such foregoing transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any
part thereof, or permit the use of the Premises by any persons other than Tenant and its employees (all of the foregoing are hereinafter sometimes referred to 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 shall desire 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, the name and address of the proposed Transferee, and a copy of all existing and/or proposed
documentation pertaining to the proposed Transfer, (iv) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof (which Landlord shall treat as confidential and not disclose), (v) a list of
Hazardous Materials, certified by the proposed Transferee to be true and correct, that the proposed Transferee intends to use or store in the Premises, and (vi) such other information as Landlord may reasonably require. 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 shall grant consent,
within thirty (30) days after written request by Landlord, Tenant shall pay to Landlord One Thousand Five Hundred Dollars ($1,500.00) to reimburse Landlord for its review and processing fees, and Tenant shall also reimburse Landlord for any
reasonable legal fees incurred by Landlord in connection with Tenant’s proposed Transfer. 
 14.2 Landlord’s
Consent. Landlord shall not unreasonably withhold its consent to any proposed Transfer on the terms specified in the Transfer Notice. In no event shall Landlord be deemed to be unreasonable for declining to consent to a Transfer to a transferee
jeopardizing directly or indirectly the status of Landlord or any of Landlord’s affiliates as a Real Estate Investment Trust under the Internal Revenue Code of 1986 (as the same may be amended from time to time, the “Revenue
Code”) in accordance with the following sentence. Notwithstanding anything contained in this Lease to the contrary, (w) no Transfer shall be consummated on any basis such that the rental or other amounts to be paid by the occupant,
assignee, manager or other transferee thereunder would be based, in whole or in part, on the income or profits derived by the business activities of such occupant, assignee, manager or other transferee; (x) Tenant shall not furnish or render
any services to an occupant, assignee, manager or other transferee with respect to whom transfer consideration is required to be paid, or manage or operate the Premises or any capital additions so transferred, with respect to which transfer
consideration is being paid; (y) Tenant shall not consummate a Transfer with any person in which Landlord owns an interest, directly or indirectly (by applying constructive ownership rules set forth in Section 856(d)(5) of the Revenue
Code); and (z) Tenant shall not consummate a Transfer with any person or in any manner that could cause any portion of the amounts received by Landlord pursuant to this Lease or any sublease, license or other arrangement for the right to use,
occupy or possess any portion of the Premises to fail to qualify as “rents from real property” within the meaning of Section 856(d) of the Revenue Code, or any similar or successor provision thereto or which could cause any other
income of Landlord to fail to qualify as income described in Section 856(c)(2) of the Revenue Code. 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, without limitation as to other reasonable grounds for withholding consent: 

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 Project; 
 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 Transfer will result in more than a reasonable and safe number of occupants per floor within the Subject Space; 

  

					
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 14.2.5 The Transferee is not a party of reasonable financial worth and/or
financial stability in light of the responsibilities involved under the Lease on the date consent is requested; 
 14.2.6 The
proposed Transfer would cause Landlord to be in violation of another lease or agreement to which Landlord is a party, or would give an occupant of the Project a right to cancel its lease, provided that Landlord notified Tenant of such restrictions
prior to the date of this Lease; 
 14.2.7 The terms of the proposed Transfer will allow the Transferee to exercise a right
of renewal, right of expansion, right of first offer, or other similar right held by Tenant (or will allow the Transferee to occupy space leased by Tenant pursuant to any such right); or 

14.2.8 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 with Landlord to lease space in the Project at such time. 

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 below), Tenant may within six (6) months after Landlord’s consent, 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 above, 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 materially 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). 

14.3 Transfer Premium. If Landlord consents to a Transfer, as a condition thereto which the parties hereby agree is
reasonable, Tenant shall pay to Landlord fifty percent (50%) of any Transfer Premium received by Tenant from such Transferee. “Transfer Premium” shall mean all rent, additional rent or other consideration payable by such Transferee
in excess of the Rent and Additional Rent payable by Tenant under this Lease 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 reasonable
changes, alterations and improvements to the Premises in connection with the Transfer (but only to the extent approved by Landlord), and (ii) any reasonable brokerage commissions, marketing expenses, allowances or other reasonable costs in
connection with the Transfer (collectively, the “Subleasing Costs”). Transfer Premium shall also include, but not be limited to, key money and bonus money paid by Transferee to Tenant as compensation for such Transfer, and any
payment in excess of fair market value for services rendered by Tenant to Transferee. 
 14.4 Landlord’s Option as to
Subject Space. Notwithstanding anything to the contrary contained in this Article 14, if the proposed Transfer is an assignment (to other than an Affiliate) or a sublessee with respect to the balance of the Lease Term, Landlord shall have
the option, by giving written notice to Tenant within ten (10) days after receipt of any Transfer Notice, to recapture the Subject Space. Such recapture notice shall terminate this Lease with respect to the Subject Space as of the date stated
in the Transfer Notice as the effective date of the proposed Transfer until the last day of the term of the Transfer as set forth in the Transfer Notice. If this Lease is terminated with respect to less than the entire Premises, the Rent reserved
herein shall be prorated on the basis of the rentable square feet retained by Tenant in proportion to the rentable square feet contained in the Premises, and this Lease as so amended shall continue thereafter in full force and effect, and upon
request of either party, the parties shall execute written confirmation of the same. If Landlord declines, or fails to elect in a timely manner to recapture the Subject Space under this Section 14.4, then, provided Landlord has consented to the
proposed Transfer, Tenant shall be entitled to proceed to transfer the Subject Space to the proposed Transferee, subject to provisions of the last paragraph of Section 14.2 above. 

14.5 Effect of Transfer. If Landlord consents to a Transfer: (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 reasonably acceptable to Landlord; and (iv) 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 liability under this Lease. 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, provided that Landlord executes a commercially reasonable non-disclosure agreement. If the Transfer Premium respecting any Transfer shall be found understated,
Tenant shall, within thirty (30) days after demand, pay the deficiency and Landlord’s costs of such audit. 
 14.6
Additional Transfers. For purposes of this Lease, the term “Transfer” shall also include: (i) if Tenant is a partnership or limited liability company, the withdrawal or change, voluntary, involuntary or by operation of law, of
more than fifty percent (50%) of the partners or members, or transfer of more than fifty percent (50%) of the partnership or membership interests, within a twelve (12)-month period, or the dissolution of the partnership without immediate
reconstitution thereof; and (ii) if Tenant is a closely held corporation (i.e., whose stock is not publicly held and not traded through an exchange or over the counter), (A) the dissolution, merger, consolidation or other reorganization of
Tenant, (B) the sale or other transfer of more than an aggregate of fifty percent (50%) 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 more than an aggregate of fifty percent (50%) of the value of the unencumbered assets of Tenant within a twelve (12)-month period. 

  

					
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 14.7 Affiliated Companies/Restructuring of Business Organization.
Neither (A) the assignment or subletting by Tenant of all or any portion of this Lease or the Premises to (i) a parent or subsidiary of Tenant, or (ii) any person or entity which controls, is controlled by or under common control with
Tenant, or (iii) any entity which purchases all or substantially all of the assets of Tenant in one or a series of transactions, or (iv) any entity into which Tenant is merged or consolidated (all such persons or entities described in (i),
(ii), (iii) and (iv) being sometimes hereinafter referred to as “Affiliates”), nor (B) any transfer of the stock of Tenant, shall be deemed a Transfer under this Article 14, provided that: 

14.7.1 Any such Affiliate was not formed, nor was such financing intended, as a subterfuge to avoid the obligations of this
Article 14; 
 14.7.2 Tenant gives Landlord prior written notice of any such assignment, sublease, financing or public
offering, unless precluded by non-disclosure obligations, in which case Tenant shall notify Landlord promptly thereafter; 

14.7.3 Tenant or any such Affiliate has, following the effective date of any such assignment, sublease, financing or public
offering, a tangible net worth, in the aggregate, computed in accordance with generally accepted accounting principles, which is equal to or greater than Tenant as of the effective date of any such assignment, sublease, financing or public offering;

 14.7.4 Any such Affiliate shall assume, in a written document reasonably satisfactory to Landlord and delivered to
Landlord upon or prior to the effective date of such assignment or sublease, all the obligations of Tenant under this Lease; and 

14.7.5 Tenant shall remain fully liable for all obligations to be performed by Tenant under this Lease. 

An Affiliate that is an assignee of Original Tenant’s (or a prior Affiliate Assignee’s) entire interest in this
Lease may be referred to as an “Affiliate Assignee.” 
 ARTICLE 15 

SURRENDER; OWNERSHIP AND REMOVAL OF PERSONAL PROPERTY 

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

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. Tenant’s restoration obligations with respect to any Alterations may also include satisfying Landlord’s
commercially reasonable procedures regarding the cleaning of any lab systems and sealing any connection points of any such lab systems to the Premises, all at Tenant’s sole cost and expense. Upon such expiration or termination, Tenant shall,
without expense to Landlord, remove or cause to be removed from the Premises all telephone, data, and other cabling and wiring (including any cabling and wiring associated with the Wi-Fi Network, if any)
installed or caused to be installed by Tenant (including any cabling and wiring, installed above the ceiling of the Premises or below the floor of the Premises), all debris and rubbish, and such items of furniture, equipment, free-standing cabinet
work, 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. Tenant’s obligations under this Section 15.2 shall survive the expiration or earlier termination of this Lease.

 ARTICLE 16 

HOLDING OVER 

If Tenant holds over after the expiration of the Lease Term hereof, with or without 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 Base Rent
shall be payable at a monthly rate equal to one hundred fifty percent (150%) of the Base Rent applicable during the last rental period of the Lease Term under this Lease. Such
month-to-month tenancy shall be subject to every other term, covenant and agreement contained herein. Landlord hereby 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 prior to three months after the termination or expiration of this Lease, in addition 

  

					
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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. 

ARTICLE 17 

ESTOPPEL CERTIFICATES 

Within ten (10) days following a request in writing by Landlord, Tenant shall execute and deliver to Landlord an estoppel
certificate, which, as submitted by Landlord, shall be in the 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 Landlord’s prospective mortgagees. Tenant shall execute and deliver whatever other instruments may be reasonably required for such purposes.
Failure by Tenant to so deliver such estoppel certificate shall be a material default of the provisions of this Lease. Upon request from time to time, Tenant agrees to provide to Landlord, within ten (10) days after Landlord’s delivery of
written request therefor, current financial statements for Tenant, dated no earlier than one (1) year prior to such written request, certified as accurate by Tenant or, if available, audited financial statements prepared by an independent
certified public accountant with copies of the auditor’s statement; provided that Landlord executes Tenant’s customary and commercially reasonable non-disclosure agreement. 

ARTICLE 18 

SUBORDINATION 

This Lease is subject and subordinate to all present and future ground leases of the Project and to the lien of any mortgages
or trust deeds, now or hereafter in force against the Project, 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 or trust deeds, or the lessors under such ground lease, require in writing that this Lease be superior thereto; provided, however, that a condition precedent to the subordination of this Lease to any
future ground or underlying lease or to the lien of any future mortgage or deed of trust is that Landlord shall obtain for the benefit of Tenant a commercially reasonable subordination, non-disturbance and
attornment agreement from the landlord or lender of such future instrument. Tenant covenants and agrees in the event any proceedings are brought for the foreclosure of any such mortgage, or if any ground lease is terminated, to attorn, without any
deductions or set-offs whatsoever, to the purchaser upon any such foreclosure sale, or to the lessor of such ground lease, as the case may be, if so requested to do so by such purchaser or lessor, and to
recognize such purchaser or lessor as the lessor under this Lease. 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, or ground 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. Within sixty (60) days after the execution of this Lease, Landlord shall obtain a non-disturbance agreement from the holder of any pre-existing mortgage encumbering the Building in the form attached hereto as Exhibit E. In the event that Landlord is unable
to provide the non-disturbance agreement within said sixty (60) days, then Tenant shall have the right to terminate this Lease. 

ARTICLE 19 

TENANT’S DEFAULTS; LANDLORD’S REMEDIES 

19.1 Events of Default by Tenant. 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. Tenant shall only be deemed to be in default or breach of this Lease upon the occurrence of any of the following: 

19.1.1 Any failure by Tenant to pay any Rent, Additional Rent or any other charge required to be paid under this Lease, or any
part thereof, within five (5) days after delivery of written notice that the same was not paid when due, provided however, that any such notice shall be in lieu of, and not in addition to, any notice required under California Code of Civil
Procedure Section 1161 or any similar or successor law; or 
 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 (other than the payment of Rent or Additional Rent) where such failure continues for fifteen (15) days after written notice thereof from Landlord to
Tenant; provided however, that any such notice shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure Section 1161 or any similar or successor law; and provided further that if the nature of
such default is such that the same cannot reasonably be cured within a fifteen (15)-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 said default as soon as possible; or 
 19.1.3 Permanent abandonment of
the Premises by Tenant. 
 19.1.4 Tenant makes an assignment for the benefit of creditors. 

19.1.5 A receiver, trustee or custodian is appointed to or does take title, possession or control of all or substantially all
of Tenant’s assets and Tenant does not cure same within one hundred twenty (120) days. 

  

					
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 19.1.6 Tenant files a voluntary petition under the United States Bankruptcy
Code or any successor statute (as the same may be amended from time to time, (the “Bankruptcy Code”) or an order for relief is entered against Tenant pursuant to a voluntary or involuntary proceeding commenced under any chapter of
the Bankruptcy Code and is not dismissed within one hundred twenty (120) days. 
 19.1.7 Any involuntary petition is
filed against Tenant under any chapter of the Bankruptcy Code and is not dismissed within one hundred twenty (120) days. 

19.1.8 Intentionally blank. 

19.1.9 Tenant fails to deliver an estoppel certificate in accordance with Article 17 following a second request from
Landlord and the passage of five (5) business days. 
 19.1.10 Tenant’s interest in this Lease is attached,
executed upon or otherwise judicially seized and such action is not released within one hundred twenty (120) days of the action. 

19.2 Landlord’s Remedies Upon Default. Upon the occurrence of any such default by Tenant, Landlord shall have, in
addition to any other remedies available to Landlord 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. 

19.2.1 Terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to
do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying the Premises or
any part thereof, without being liable for prosecution or any claim for damages therefor; and Landlord may recover from Tenant the following: 

(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; plus 
 (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 (ii), above, the “worth at the time of award” shall be computed by
allowing interest at the Interest Rate set forth in Section 4.5 above. 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%). 
 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 may, but shall not be obligated to, make any such payment or perform
or otherwise cure any such obligation, provision, covenant or condition on Tenant’s part to be observed or performed (and may enter the Premises for such purposes). In the event of Tenant’s failure to perform any of its obligations or
covenants under this Lease, and such failure to perform poses a material risk of injury or harm to persons or damage to or loss of property, then Landlord shall have the right to cure or otherwise perform such covenant or obligation at any time
after such failure to perform by Tenant, whether or not any such notice or cure period set forth in Section 19.1 above has expired. Any such actions undertaken by Landlord pursuant to the foregoing provisions of this Section 19.2.3 shall
not be deemed a waiver of Landlord’s rights and remedies as a result of Tenant’s failure to perform and shall not release Tenant from any of its obligations under this Lease. 

19.3 Payment by Tenant. Tenant shall pay to Landlord, within ten (10) days after delivery by Landlord to Tenant of
statements therefor: (i) sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with Landlord’s performance or cure of any of Tenant’s obligations pursuant to the provisions of
Section 19.2.3 above; and (ii) sums equal to all expenditures made and obligations incurred by Landlord in collecting 

  

					
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[POSEIDA THERAPEUTICS, INC.]

 
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 19.3 shall survive the expiration or sooner termination of the Lease Term. 

19.4 Sublessees of Tenant. Whether or not Landlord elects to terminate this Lease on account of any default by Tenant,
as set forth in this Article 19, Landlord shall have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in
Landlord’s sole discretion, succeed to Tenant’s interest in such subleases, licenses, concessions or arrangements. If Landlord elects 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. 

19.5 Waiver of Default. No waiver by Landlord of any violation or breach by Tenant of any of the terms, provisions and
covenants herein contained shall be deemed or construed to constitute a waiver of any other or later violation or breach by Tenant of the same or any other of the terms, provisions, and covenants herein contained. Forbearance by Landlord in
enforcement of one or more of the remedies herein provided upon a default by Tenant shall not be deemed or construed to constitute a waiver of such default. The acceptance of any Rent hereunder by Landlord following the occurrence of any default,
whether or not known to Landlord, shall not be deemed a waiver of any such default, except only a default in the payment of the Rent so accepted. 

19.6 Efforts to Relet. For the purposes of this Article 19, Tenant’s right to possession shall not be deemed
to have been terminated by efforts of Landlord to relet the Premises, by its acts of maintenance or preservation with respect to the Premises, or by appointment of a receiver to protect Landlord’s interests hereunder. The foregoing enumeration
is not exhaustive, but merely illustrative of acts which may be performed by Landlord without terminating Tenant’s right to possession. 

19.7 Bankruptcy. In the event a debtor, trustee or debtor in possession under the Bankruptcy Code, or another person with
similar rights, duties and powers under any other applicable laws, proposes to cure any default under this Lease or to assume or assign this Lease and is obliged to provide adequate assurance to Landlord that (a) a default shall be cured,
(b) Landlord shall be compensated for its damages arising from any breach of this Lease and (c) future performance of Tenant’s obligations under this Lease shall occur, then such adequate assurances shall include any or all of the
following, as designated by Landlord in its sole and absolute discretion: 
 (i) Those acts specified in the Bankruptcy Code
or other applicable laws as included within the meaning of “adequate assurance,” even if this Lease does not concern a shopping center or other facility described in such applicable laws; 

(ii) A prompt cash payment to compensate Landlord for any monetary defaults or actual damages arising directly from a breach of
this Lease; 
 (iii) A cash deposit in an amount at least equal to the then-current amount of the Security Deposit; or 

(iv) The assumption or assignment of all of Tenant’s interest and obligations under this Lease. 

ARTICLE 20 

SECURITY DEPOSIT 

Concurrent with Tenant’s execution of this Lease, Tenant shall deposit with Landlord a security deposit (the
“Security Deposit”) in the amount set forth in Section 10 of the Summary. The Security Deposit shall be held by Landlord as security for the faithful performance by Tenant of all the terms, covenants, and conditions of this
Lease to be kept and performed by Tenant during the Lease Term. If Tenant defaults with respect to any provisions of this Lease beyond the expiration of all applicable notice and cure periods, including, but not limited to, the provisions relating
to the payment of Rent, Landlord may, but shall not be required to, use, apply or retain all or any part of the Security Deposit for the payment of any Rent or any other sum in default, or for the payment of any amount that Landlord may spend or
become obligated to spend by reason of Tenant’s default, or to compensate Landlord for any other loss or damage that Landlord may suffer by reason of Tenant’s default. If any portion of the Security Deposit is so used or applied, Tenant
shall, within five (5) business days after written demand therefor, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount, and Tenant’s failure to do so shall be a default under this
Lease. If Tenant is not in default of this Lease at the expiration or termination of this Lease beyond the expiration of all applicable notice and cure periods, the Security Deposit, or any balance thereof, shall be returned to Tenant, or, at
Landlord’s option, to the last assignee of Tenant’s interest hereunder, within sixty (60) days following the expiration of the Lease Term. Tenant shall not be entitled to any interest on the Security Deposit. Tenant hereby waives the
provisions of Section 1950.7 of the California Civil Code, and all other provisions of law, now or hereafter in force, which provide that Landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the
payment of rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable,
caused by the act or omission of Tenant or any officer, employee, agent or invitee of Tenant. In the event of bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed to be applied first to the payment of
Rent and other charges due Landlord for all periods prior to the filing of such proceedings. 

  

					
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[POSEIDA THERAPEUTICS, INC.]

 ARTICLE 21 

COMPLIANCE WITH LAW 

Tenant shall not do anything or suffer anything to be done in or about the Premises 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, other than
the making of structural changes or changes to the Building’s life safety system (collectively the “Excluded Changes”); provided, however, to the extent such Excluded Changes are required due to or triggered by Tenant’s
improvements or alterations to and/or manner of use of the Premises, Landlord shall perform such work, at Tenant’s cost (which shall be paid by Tenant to Landlord within ten (10) days after Tenant’s receipt of invoice therefor from
Landlord). In addition, Tenant shall fully comply with all present or future programs intended to manage parking, transportation or traffic in and around the Project, and in connection therewith, Tenant shall take responsible action for the
transportation planning and management of all employees located at the Premises by working directly with Landlord, any governmental transportation management organization or any other transportation-related committees or entities. The judgment of
any court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any of said governmental measures, shall be conclusive of that fact as between
Landlord and Tenant. 
 ARTICLE 22 

ENTRY BY LANDLORD 

Landlord reserves the right at all reasonable times and upon reasonable notice to Tenant to enter the Premises to:
(i) inspect them; (ii) show the Premises to prospective purchasers, mortgagees or tenants, or to the ground lessors; (iii) to post notices of nonresponsibility; or (iv) alter, improve or repair the Premises or the Building if
necessary to comply with current building codes or other applicable laws, or for structural alterations, repairs or improvements to the Building, or as Landlord may otherwise reasonably desire or deem necessary. Notwithstanding anything to the
contrary contained in this Article 22, Landlord may enter the Premises at any time, without notice to Tenant, in emergency situations and/or to perform janitorial or other services required of Landlord pursuant to this Lease. Any such entries
shall be without the abatement of Rent and shall include the right to take such reasonable steps as required to accomplish the stated purposes; provided, however, that Landlord shall use commercially reasonable efforts to minimize any disruption to
Tenant’s business operations in the Premises during any such entry. Subject to Section 6.8 and Landlord’s indemnity obligations in this Lease, Tenant hereby waives any claims for damages or for any injuries or inconvenience to or
interference with Tenant’s business, lost profits, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned thereby. For each of the above purposes, Landlord shall at all times have a key with which to unlock all
the doors in the Premises, excluding Tenant’s vaults, safes and special security areas designated in advance by Tenant. In an emergency, Landlord shall have the right to enter without notice and use any means that Landlord may deem proper to
open the doors in and to the Premises. Any entry into the Premises 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. Notwithstanding anything to the contrary set forth in this Article 22, Tenant may designate certain areas of the Premises as “Secured Areas” should Tenant require such areas for the purpose of securing certain
valuable property or confidential information. In connection with the foregoing, Landlord shall not enter such Secured Areas except in the event of an emergency (and in such event Landlord agrees to keep any information discovered in such emergency
entry strictly confidential). Landlord need not clean any area designated by Tenant as a Secured Area and shall only maintain or repair such secured areas to the extent (i) such repair or maintenance is required in order to maintain and repair
the Building Structure and/or the Building Systems; (ii) as required by applicable laws, or (iii) in response to specific requests by Tenant and in accordance with a schedule reasonably designated by Tenant, subject to Landlord’s
reasonable approval. 
 ARTICLE 23 

PARKING 

Throughout the Lease Term, Tenant shall have the right to use, on a “first-come, first-serve” basis, in common with
other tenants of the Building and free of parking charges, the number of unreserved parking spaces set forth in Section 12 of the Summary, which unreserved parking spaces are located in the Parking Areas servicing the Building as shall be
reasonably designated by Landlord from time to time for unreserved parking for the tenants of the Building. Tenant’s continued right to use the parking spaces is conditioned upon (i) Tenant abiding by (A) the Parking Rules and
Regulations which are in effect on the date hereof, as set forth in the attached Exhibit D and all reasonable modifications and additions thereto which are prescribed from time to time for the orderly operation and use of
the Parking Areas by Landlord, and/or Landlord’s Parking Operator (as defined below), and (B) all recorded covenants, conditions and restrictions affecting the Building, and (ii) upon Tenant’s cooperation in seeing that
Tenant’s employees and visitors also comply with the Parking Rules and Regulations (and all such modifications and additions thereto, as the case may be), any such other rules and regulations and covenants, conditions and restrictions. So long
as Tenant’s parking rights are not adversely affected (including Tenant being provided with the number of parking spaces to which Tenant is entitled to under this Lease and Landlord providing a reasonable number of visitor parking spaces),
Landlord specifically reserve the right to change the size, configuration, design, layout, location and all other aspects of the Parking Areas (including without limitation, implementing paid visitor parking), 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 Parking Areas. Landlord may delegate its
responsibilities hereunder to a parking operator (the “Parking Operator”) in which case the Parking Operator shall have all the rights of control attributed hereby to Landlord. Any parking tax or other charges imposed by
governmental authorities in connection with the use of such parking shall be paid directly by Tenant or the parking users, or, if directly imposed against 

  

					
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Landlord, Tenant shall reimburse Landlord for all such taxes and/or charges within ten (10) days after Landlord’s demand therefor. The parking rights provided to Tenant pursuant to this
Article 23 are provided solely for use by Tenant’s own personnel and such rights may not be transferred, assigned, subleased or otherwise alienated by Tenant without Landlord’s prior approval, except in connection with an assignment
of this Lease or sublease of the Premises made in accordance with Article 14 above. All visitor parking by Tenant’s visitors shall be subject to availability, as reasonably determined by Landlord (and/or the Parking Operator, as the case
may be), parking in such visitor parking areas as may be designated by Landlord (and/or the Parking Operator from time to time, and payment by such visitors of the prevailing visitor parking rate (if any) charged by Landlord (and/or the Parking
Operator) from time to time. 
 ARTICLE 24 

MISCELLANEOUS PROVISIONS 

24.1 Terms; Captions. 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. 
 24.2 Binding Effect. Each of the
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 successors or assigns, provided this clause shall not permit any assignment by
Tenant contrary to the provisions of Article 14 above. 
 24.3 No Waiver. No waiver of any provision of this
Lease shall be implied by any failure of a party to enforce any remedy on account of the violation of such provision, even if such violation shall continue or be repeated subsequently, any waiver by a party of any provision of this Lease may only be
in writing, and no express waiver shall affect any provision other than the one specified in such waiver and that one only for the time and in the manner specifically stated. 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. 
 24.4 Modification of Lease. If any current or prospective mortgagee or
ground lessor for the Project requires modifications to this Lease, which modifications will not cause an increased cost or expense to Tenant or in any other way adversely (other than adversely in a
non-material manner) 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 commercially reasonable
documents are required therefor and deliver the same to Landlord within ten (10) days following the request therefor. If Landlord or any such current or prospective mortgagee or ground lessor require execution of a short form of Lease for
recording, containing, among other customary provisions, the names of the parties, a description of the Premises and the Lease Term, Tenant shall execute such short form of Lease (provided that such form is in a commercially reasonable form) and to
deliver the same to Landlord within ten (10) days following the request therefor. 
 24.5 Transfer of
Landlord’s Interest. Landlord has the right to transfer all or any portion of its interest in the Project, the Building and/or in this Lease, and upon any such transfer, Landlord shall automatically be released from all liability under this
Lease for matters arising after such transfer and Tenant shall look solely to such transferee for the performance of Landlord’s obligations hereunder after the date of transfer. The liability of any transferee of Landlord shall be limited to
the interest of such transferee in the Project and such transferee shall be without personal liability under this Lease, and Tenant hereby expressly waives and releases such personal liability on behalf of itself and all persons claiming by, through
or under Tenant. Landlord may also assign its interest in this Lease to a mortgage lender as additional security but such assignment shall not release Landlord from its obligations hereunder and Tenant shall continue to look to Landlord for the
performance of its obligations hereunder. None of the Landlord’s partners, shareholders, directors, officers, employees, members or agents shall be personally liable for Landlord’s obligations or any deficiency under this Lease, and
service of process shall not be made against any shareholder, member, director, officer, employee or agent of Landlord or any of Landlord’s affiliates. No partner, shareholder, director, officer, employee, member or agent of Landlord or any of
its affiliates shall be sued or named as a party in any suit or action, and service of process shall not be made against any partner or member of Landlord except as may be necessary to secure jurisdiction of the partnership, joint venture or limited
liability company, as applicable. No partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates shall be required to answer or otherwise plead to any service of process, and no judgment shall be taken or
writ of execution levied against any partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates. 

24.6 Prohibition Against Recording. Except as provided in Section 24.4 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, and the recording thereof in violation of this provision shall make this Lease null and void at
Landlord’s election. 
 24.7 Landlord’s Title; Air Rights. 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. 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. 
 24.8 Tenant’s Signs. 

  

					
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[POSEIDA THERAPEUTICS, INC.]

 24.8.1 Interim Signs. Tenant shall be entitled, at its sole cost and
expense, to one (1) identification sign on or near the entry doors of the Premises and for multi-tenant floors (if any) on which the Premises are located, one (1) identification or directional sign, as designated by Landlord, in the
elevator lobby on the floor on which the Premises are located. Such signs shall be installed by a signage contractor designated by Landlord. The location, quality, design, style, lighting and size of such signs shall be consistent with the
Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, which shall not be unreasonably withheld, conditioned or delayed. Upon the expiration or earlier termination of this Lease, Tenant
shall be responsible, at its sole cost and expense, for the removal of such signage and the repair of all damage to the Building caused by such removal. Except for such identification signs, Tenant may not install any signs on the exterior or roof
of the Building, the Other Existing Buildings or the common areas of the Building or the Project. 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 are subject to the prior approval of Landlord, in its sole and absolute discretion. 

24.8.2 Conditional Monument Sign. Subject to the approval of all applicable governmental and quasi- governmental entities, and
subject to all applicable governmental and quasi-governmental laws, rules, regulations and codes and any covenants, conditions and restrictions affecting the Real Property, in the event that Landlord elects, in its sole discretion, to construct a
multi-tenant monument sign serving the Building (“Conditional Monument Sign”), then Landlord shall allow Tenant the non-exclusive right to have one (1) name sign (“Name
Sign”) containing the name “Poseida Therapeutics” on such Conditional Monument Sign (the size of which Name Sign shall be consistent with the size of other name signs on the Conditional Monument Sign). In the event Tenant effects
a name change, then Tenant shall have the right to have the Name Sign reflect such change so long as such name would not offend the sensibilities of an institutional landlord in the general vicinity of the Building. In such event, the design, size,
specifications, graphics, materials, manner of affixing, exact location, colors and lighting (if applicable) of Tenant’s Name Sign shall be (i) consistent with the quality and appearance of the Project, (ii) subject to the approval of
all applicable governmental and quasi-governmental authorities, and subject to all applicable governmental and quasi-governmental laws, rules, regulations and codes and any covenants, conditions and restrictions affecting the Real Property, and
(iii) subject to Landlord’s approval (which shall not be unreasonably withheld, conditioned or delayed). Landlord shall install Tenant’s Name Sign at Tenant’s sole cost and expense. In addition, Tenant shall be responsible for
all other costs attributable to the fabrication, insurance, lighting (if applicable), maintenance, repair and removal of Tenant’s Name Sign. The conditional signage right granted to Tenant under this Section 24.8.2 is personal to the
Original Tenant and any Affiliate Assignee and may not be exercised or used by or assigned to any other person or entity. In addition, Original Tenant (or such Affiliate Assignee, as the case may be) shall no longer have any right to Tenant’s
Name Sign if at any time during the Term the Original Tenant (or such Affiliate Assignee) does not lease and occupy the entire Premises then leased by Tenant hereunder. Upon the expiration or sooner termination of this Lease, or upon the earlier
termination of Tenant’s signage rights under this Section 24.8.2, Landlord shall have the right to permanently remove Tenant’s Name Sign from the Building and/or the Project and to repair all damage to the Building and/or the Project
resulting from such removal and restore the affected area to its original condition existing prior to the installation of such Name Sign, and Tenant shall reimburse Landlord for the costs thereof. 

24.9 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, it being expressly understood and agreed that neither the method of computation of Rent nor any act of the
parties hereto shall be deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant. 

24.10 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. 

24.11 Time of Essence. Time is of the essence of this Lease and each of its provisions. 

24.12 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. 

24.13 No Warranty. In executing and delivering this Lease, Tenant has not relied on any representation, including, but
not limited to, any representation whatsoever 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. 

24.14 Landlord Exculpation. Notwithstanding anything in this Lease to the contrary, and notwithstanding any applicable
law to the contrary, the liability of Landlord and the Landlord Parties under this Lease (including any successor landlord) and any recourse by Tenant against Landlord or the Landlord Parties shall be limited solely and exclusively to an amount
which is equal to the ownership interest of Landlord in the Project (excluding any proceeds thereof), and 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. 

  

					
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[POSEIDA THERAPEUTICS, INC.]

 24.15 Entire Agreement. There are no oral agreements between the
parties hereto affecting this Lease and this Lease 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. This Lease and any side letter or separate agreement executed by Landlord and Tenant in connection with this Lease and dated of even date herewith
contain all of the terms, covenants, conditions, warranties and agreements of the parties relating in any manner to the rental, use and occupancy of the Premises, shall be considered to be the only agreement between the parties hereto and their
representatives and agents, and 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. All negotiations and oral agreements acceptable to both parties
have been merged into and are included herein. There are no other representations or warranties between the parties, and all reliance with respect to representations is based totally upon the representations and agreements contained in this Lease.

 24.16 Right to Lease. Landlord reserves the absolute right to effect such other tenancies in the Building, the
Other Existing Buildings and/or in any other building and/or any other portion of the Project as Landlord in the exercise of its sole business judgment shall determine to best promote the interests of the 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, the Other Existing Buildings or Project. 

24.17 Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, inability
to obtain services, labor, or materials or reasonable substitutes therefor, governmental actions, civil commotions, fire or other casualty, and other causes beyond the reasonable control of the party obligated to perform, except with respect to the
obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this Lease and except with respect to Tenant’s obligations under the Tenant Work Letter (collectively, the “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. 

24.18 Waiver of Redemption by Tenant. Tenant hereby waives for Tenant and for all those claiming under Tenant all right
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. 

24.19 Notices. All notices, demands, statements or communications (collectively, “Notices”) given or
required to be given by either party to the other hereunder shall be in writing, shall be sent by United States certified or registered mail, postage prepaid, return receipt requested, or delivered personally or sent by overnight courier services
that provides for proof of delivery (i) to Tenant at the appropriate address set forth in Section 5 of the Summary, or to such other place as Tenant may from time to time designate in a Notice to Landlord; or (ii) to Landlord at the
addresses set forth in Section 3 of the Summary, or to such other firm or to such other place as Landlord may from time to time designate in a Notice to Tenant. Any Notice will be deemed given (A) upon the date delivered or rejected if it
is mailed as provided in this Section 24.19, or (B) upon the date personal delivery is made or rejected, or (C) upon the date the overnight courier delivery is made or rejected, as the case may be. If Tenant is notified of the
identity and address of Landlord’s mortgagee or ground lessor, Tenant shall give to such mortgagee or ground lessor written notice of any default by Landlord under the terms of this Lease by registered or certified mail, and such mortgagee or
ground lessor shall be given a reasonable opportunity to cure such default prior to Tenant’s exercising any remedy available to Tenant. 

24.20 Joint and Several. If there is more than one person or entity executing this Lease as Tenant, the obligations
imposed upon such persons and entities under this Lease are and shall be joint and several. 
 24.21 Representations.
Tenant guarantees, warrants and represents that (a) Tenant is duly incorporated or otherwise established or formed and validly existing under the laws of its state of incorporation, establishment or formation, (b) Tenant has and is duly
qualified to do business in the state in which the Project is located, (c) Tenant has full corporate, partnership, trust, association or other appropriate power and authority to enter into this Lease and to perform all Tenant’s obligations
hereunder, (d) each person (and all of the persons if more than one signs) signing this Lease on behalf of Tenant is duly and validly authorized to do so and (e) neither (i) the execution, delivery or performance of this Lease nor
(ii) the consummation of the transactions contemplated hereby will violate or conflict with any provision of documents or instruments under which Tenant is constituted or to which Tenant is a party. In addition, Tenant guarantees, warrants and
represents that none of (x) it, (y) its affiliates or partners nor (z) to the best of its knowledge, its members, shareholders or other equity owners or any of their respective employees, officers, directors, representatives or agents
is a person or entity with whom U.S. persons or entities are restricted from doing business under regulations of the Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those named on OFAC’s
Specially Designated and Blocked Persons List) or under any statute, executive order (including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support
Terrorism) or other similar governmental action. 
 24.22 Jury Trial; Attorneys’ Fees. IF EITHER PARTY COMMENCES
LITIGATION AGAINST THE OTHER FOR THE SPECIFIC PERFORMANCE OF THIS LEASE, FOR DAMAGES FOR THE BREACH HEREOF OR OTHERWISE FOR ENFORCEMENT OF ANY REMEDY HEREUNDER, THE PARTIES HERETO AGREE TO AND HEREBY DO WAIVE ANY RIGHT TO A TRIAL BY JURY. In the
event of any such commencement of litigation, the prevailing party shall be entitled to recover from the other party such costs and reasonable attorneys’ fees as may have been incurred, including any and all costs incurred in enforcing,
perfecting and executing such judgment. 

  

					
		  	-29-	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 24.23 Governing Law. This Lease shall be construed and enforced in
accordance with the laws of the state in which the Project is located. 
 24.24 Submission of Lease. Submission of
this instrument for examination or signature by Tenant does not constitute a reservation of or an option for lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant. 

24.25 Brokers. Landlord and Tenant each hereby represents and warrants to the other party that it (i) has 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 (collectively, the “Brokers”), and
(ii) knows of no other real estate broker or agent who is entitled to a commission in connection with this Lease. 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, and 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 the
indemnifying party’s dealings with any real estate broker or agent in connection with this Lease other than the Brokers. 

24.26 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; provided, however, that the foregoing shall in no way impair the right of Tenant to commence a separate action
against Landlord for any violation by Landlord of the provisions hereof so long as notice is first given to Landlord and any holder of a mortgage or deed of trust covering the Building, Project or any portion thereof, of whose address Tenant has
theretofore been notified, and an opportunity is granted to Landlord and such holder to correct such violations as provided above. 

24.27 Building Name and Signage. Landlord shall have the right at any time to change the name(s) of the Building, the
Other Existing Buildings and Project and to install, affix and maintain any and all signs on the exterior and on the interior of the Building, the Other Existing Buildings and any portion of the Project as Landlord may, in Landlord’s sole
discretion, desire; provided that Landlord does not change such name more often than twice during the Lease Term. Tenant shall not use the names of the Building, the Other Existing Buildings or Project or use pictures or illustrations of the
Building, the Other Existing Buildings or Project in advertising or other publicity, without the prior written consent of Landlord. 

24.28 Building Directory. If the Building contains a tenant name directory, Landlord shall include Tenant’s name
and location in the Building on one (1) line on the Building directory. The initial cost of such directory signage shall be paid for by Landlord, but any subsequent charges thereto shall be at Tenant’s cost. In the event Landlord elects
(in its sole discretion) to install a monument sign serving the Building, then Landlord may, at Landlord’s election and at Tenant’s sole cost, provide Tenant with Building-standard tenant identification on such monument sign (if any). 

24.29 Intentionally blank 

24.30 Landlord’s Construction. Except as specifically set forth in this Lease or in the Tenant Work Letter:
(i) Landlord has no obligation to alter, remodel, improve, renovate, repair or decorate the Premises, the Building, the Other Existing Buildings, the Project, or any part thereof; and (ii) no representations or warranties respecting the
condition of the Premises, the Building, the Other Existing Buildings or the Project have been made by Landlord to Tenant. Tenant acknowledges that prior to and during the Lease Term, Landlord (and/or any common area association) will be completing
construction and/or demolition work pertaining to various portions of the Building, the Other Existing Buildings, the Premises, and/or the Project, including without limitation, landscaping and tenant improvements for premises for other tenants and,
at Landlord’s sole election, such other buildings, improvements, landscaping and other facilities within or as part of the Project as Landlord (and/or such common area association) shall from time to time desire (collectively, the
“Construction”), provided that, notwithstanding anything to the contrary in this Lease, such Construction does not cause any Adverse Condition. In connection with such Construction, Landlord may, among other things, erect
scaffolding or other necessary structures in the Building and/or the Other Existing Buildings, limit or eliminate access to portions of the Project, including portions of the common areas, or perform work in the Building, the Other Existing
Buildings and/or the Project, which work may create noise, dust or leave debris in the Building, the Other Existing Buildings and/or the Project. Subject to Section 6.8 above, and Landlord’s indemnity obligations in this Lease, Tenant
hereby agrees that such Construction and Landlord’s actions in connection with such Construction shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent. Landlord reserves full control over the
Project to the extent not inconsistent with Tenant’s enjoyment the same as provided in this Lease. This reservation includes Landlord’s right to subdivide the Project and convert portions of the Project to condominium units, change the
size of the Project by selling all or a portion of the Project or adding real property and any improvements thereon to the Project; grant easements and licenses to third parties and maintain or establish ownership of the Buildings separate from the
fee title to the Project, provided in each instance that it has no adverse effect on Tenant or Tenant’s use of the Premises, parking or any other rights under this Lease. 

24.31 Intentionally Omitted. 

24.32 Net Lease. This Lease shall be deemed and construed to be an “absolute net lease” and, except as herein
expressly provided, Landlord shall receive all payments required to be made by Tenant free from all charges, assessments, impositions, expenses and deductions of any and every kind or nature whatsoever. Landlord shall not

  

					
		  	-30-	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 
be required to furnish any services or facilities or to make any repairs, replacements or alterations of any kind in or on the Premises except as specifically provided herein. 

[Remainder of Page Intentionally Left Blank; Signatures on Next Page] 

  

					
		  	-31-	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

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

			
	 “Landlord”:

	
	 AP3-SD1 CAMPUS POINT LLC,

	 a Delaware limited liability company

		
	 By:
	 	 /s/ W. Neil Fox, III

	 Name:
	 	 W. Neil Fox, III

	 Its:
	 	 Chief Executive Officer

	
	 “Tenant”:

	
	 POSEIDA THERAPEUTICS, INC.,

	 a Delaware corporation

		
	 By:
	 	 /s/ Nishan de Silva

		 	 Name: Nishan de Silva

		 	 Its: President

		
	 By:
	 	 /s/ Nishan de Silva

		 	 Name: Nishan de Silva

		 	 Its: Secretary

  

	***	 If Tenant is a CORPORATION, the authorized officers must sign on behalf of the corporation and indicate the
capacity in which they are signing. The Lease must be executed by the president or vice president and the secretary or assistant secretary, unless the bylaws or a resolution of the board of directors shall otherwise provide, in which event, the
bylaws or a certified copy of the resolution, as the case may be, must be attached to this Lease. 

  

					
		  	-32-	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 EXHIBIT A 

OUTLINE OF FLOOR PLAN OF PREMISES 
  

 

 EXHIBIT A-1 

SITE PLAN OF PROJECT 
  

 

 EXHIBIT A-2 

HAZARDOUS MATERIAL CONTROL AREA 
  

 

  

					
		  	 EXHIBIT A-2

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[POSEIDA THERAPEUTICS, INC.]

 EXHIBIT B 

TENANT WORK LETTER 

This Tenant Work Letter (“Tenant Work Letter”) sets forth the terms and conditions relating to the
construction of improvements for the Premises. All references in this Tenant Work Letter to the “Lease” shall mean the relevant portions of the Lease to which this Tenant Work Letter is attached as
Exhibit B. 
 SECTION 1 

BASE, SHELL AND CORE 

Landlord has previously constructed the base, shell and core (i) of the Premises and (ii) of the floor(s) of the
Building on which the Premises are located (collectively, the “Base, Shell and Core”), and Tenant shall accept the Base, Shell and Core in its current “As-Is” condition existing as
of the date of the Lease and the Lease Commencement Date. Except as otherwise provided below, Landlord shall not be obligated to make or pay for any alterations or improvements to the Premises, the Building or the Project. 

SECTION 2 

CONSTRUCTION DRAWINGS FOR THE PREMISES 

Prior to the execution of the Lease, Landlord and Tenant have approved a preliminary space plan for the construction of
certain improvements in the Premises (collectively, “Tenant improvements”) prepared by McFarlane Architects dated February 24, 2016 (the “Tenant Cost Space Plan”), which Tenant Cost Space Plan is attached
hereto as Schedule 2; and which Tenant Cost Space Plan replaces the detailed space plan for the construction of certain Building-standard improvements in the Premises, which space plan has been prepared by McFarlane Architects and is dated
November 19, 2015 (the “Landlord Cost Final Space Plan”), which Landlord Cost Final Space Plan is attached hereto as Schedule 1 Also attached as Schedule 3 is a
preliminary budget for the additional costs created by the Tenant Cost Space Plan compared to the Landlord Cost Final Space Plan (the “Preliminary Budget”) and an equipment list of Tenant’s equipment to be installed by Tenant
in the Premises (“Equipment List”), which Equipment List is attached hereto as Schedule 4. Landlord and Tenant acknowledge and agree that (a) the change of the Tenant Improvements from those pursuant to the
Landlord Cost Final Space Plan to those pursuant to the Tenant Cost Space Plan (the “Change in Improvements”) will increase the total cost for the Tenant Improvements to be incurred by Landlord for design, permitting and
construction, (b) Tenant shall be responsible for such increase in accordance with the provisions of this Tenant Work Letter, (c) the Preliminary Budget is an estimate only of the costs anticipated to be incurred by Landlord in connection
with additional costs of the permitting, design and construction of the Change in Improvements. As such, Tenant acknowledges and agrees that, notwithstanding such Preliminary Budget, Tenant shall be responsible for all out of pocket third party
costs related to the Change in Improvements plus a construction supervision and management fee (the “Landlord Supervision Fee”) to Landlord in an amount equal to the product of (i) four percent (4%) and (ii) the costs of
permitting, design and construction of the Change in Improvements; provided, however, that Landlord and Tenant agree to work in good faith to achieve the Preliminary Budget costs for the Change in Improvements, which shall be based on open book
budgeting for fairness to both Landlord and Tenant; provided further, however, that so long as Tenant does not request a Tenant Cost Change (as defined below), then Tenant’s responsibility for the cost of the Change in Improvements (including
the Landlord Supervision Fee) shall not exceed Four Hundred Fifty Thousand Dollars ($450,000.00) (the “Conditional Cost Cap”). As used herein, “Tenant Cost Changes” shall mean (i) a change requested by Tenant
(and implemented by Landlord) to the Tenant Improvements which increase (including when aggregated with other Tenant Cost Changes) the cost of the Change in Improvements above the Conditional Cost Cap, ii) an increase in the architectural design
hours above those set forth in the Architectural Bid attached hereto as Schedule 5 and/or (iii) changes in the Equipment List including changes in size, specifications, quantity as well as location changes from the locations set
forth in the Tenant Cost Space Plan. All Tenant Change Costs shall be deemed to increase the Conditional Cost Cap (by the amount of the total Tenant Change Costs). Based upon and in conformity with the Tenant Cost Space Plan, Landlord shall cause
its architect and engineers to prepare and deliver to Tenant, for Tenant’s approval, detailed specifications and engineered working drawings for the tenant improvements shown on the Tenant Cost Space Plan (the “Working
Drawings”). The Working Drawings shall incorporate modifications to the Tenant Cost Space Plan as necessary to comply with the floor load and other structural and system requirements of the Building. To the extent that the finishes and
specifications are not completely set forth in the Tenant Cost Space Plan for any portion of the tenant improvements depicted thereon, the actual specifications and finish work shall be in accordance with the specifications for the Building’s
standard tenant improvement items, as reasonably determined by Landlord. Within three (3) business days after Tenant’s receipt of the Working Drawings, Tenant shall approve or disapprove the same, which approval shall not be unreasonably
withheld; provided, however, that Tenant may only disapprove the Working Drawings to the extent such Working Drawings are inconsistent with the Tenant Cost Space Plan and only if Tenant delivers to Landlord, within such three (3) business day
period, specific changes proposed by Tenant which are consistent with the Tenant Cost Space Plan and do not constitute changes which would result in any of the circumstances described in items (i) through (iv) hereinbelow. If any such
revisions are timely and properly proposed by Tenant, Landlord shall cause its architect and engineers to revise the Working Drawings to incorporate such revisions and submit the same for Tenant’s approval in accordance with the foregoing
provisions, and the parties shall follow the foregoing procedures for approving the Working Drawings until the same are finally approved by Landlord and Tenant. Upon Landlord’s and Tenant’s approval of the Working Drawings, the same shall
be known as the “Approved Working Drawings”. Once the Approved Working Drawings have been approved by Landlord and Tenant, Tenant shall make no changes, change orders or modifications thereto without the prior written consent of
Landlord, which consent may be withheld in Landlord’s reasonable discretion if such change or modification would: (i) delay the Substantial 

  

					
		  	 EXHIBIT B

-1-
	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 
Completion of the Premises (as defined below); (ii)increase the costs of the design, permitting and construction of the Change in Improvements above the Conditional Cost Cap; (iii) be of a
quality lower than the quality of the standard tenant improvement items for the Building; and/or (iv) require any changes to the Base, Shell and Core or structural improvements or systems of the Building. The Tenant Cost Space Plan, Working
Drawings and Approved Working Drawings shall be collectively referred to herein as, the “Construction Drawings”. 

SECTION 3 

CONSTRUCTION AND PAYMENT FOR COSTS OF TENANT IMPROVEMENTS 

3.1 Contractor. A contractor, under the supervision of and selected by Landlord, shall construct the Tenant
Improvements (the “Contractor”). 
 3.2 Cost Proposal. Contemporaneously with each step of the
approval process with respect to the Approved Working Drawings described in Section 2 above, Landlord shall provide Tenant with a cost proposal for the Change in Improvements reflected in such Approved Working Drawings, which cost proposal
shall include, as nearly as possible, the costs of the design, permitting and construction of the Change in Improvements (the “Cost Proposal”) and such costs (subject to the limits set forth in Section 2 above) shall be
referred to herein as “Tenant’s Contribution”. 
 3.3 Construction of Tenant Improvements by
Landlord’s Contractor under the Supervision of Landlord. 
 3.3.1 Tenant’s Contribution Amount. The date
that the Final Cost Proposal is approved by the parties shall be the “Cost Proposal Delivery Date”. If, after the Cost Proposal Delivery Date, any revisions, changes, or substitutions shall be made by Tenant to the Construction
Drawings or the Tenant Improvements, any additional costs which arise in connection with such revisions, changes or substitutions shall be added to the Cost Proposal and shall be paid by Tenant to Landlord within five (5) business days after
Landlord’s request therefor. Tenant’s failure to approve a Cost Proposal within three (3) business days after its receipt shall be deemed a Tenant Delay. 

3.3.2 Monthly Draw Requests. Tenant will be responsible for Tenant’s Contribution. During the construction of the
Tenant Improvements, Landlord will submit monthly draw requests to Tenant and Tenant shall make monthly disbursements in accordance with this Section. On or before the first day of each calendar month during the construction of the Tenant
Improvements (or such other date as Landlord may designate), Landlord shall deliver to Tenant a request for payment detailing the relevant portion of the Tenant’s Contribution then due. Within ten (10) business days after Tenant’s
receipt of the applicable payment request, Tenant will reimburse Landlord for the relevant portion of the Tenant’s Contribution, provided that in no event shall Tenant owe more than the Conditional Cost Cap (which Conditional Cost Cap is
subject to increase in the event of a Tenant Cost Change). 
 3.3.3 Landlord Supervision. After Landlord selects the
Contractor, Landlord shall independently retain the Contractor to construct the Tenant Improvements in accordance with the Approved Working Drawings and Landlord shall supervise the construction by the Contractor 

SECTION 4 

READY FOR OCCUPANCY; 

SUBSTANTIAL COMPLETION OF THE TENANT IMPROVEMENTS 

4.1 Ready for Occupancy; Substantial Completion. For purposes of the Lease, including for purposes of determining the
Lease Commencement Date (as set forth in Section 7.2 of the Summary); (i) the Premises shall be “Ready for Occupancy” upon Substantial Completion of the Premises; and (ii) ”Substantial Completion of the
Premises” shall occur upon the completion of construction of the Tenant Improvements in the Premises pursuant to the Approved Working Drawings, with the exception of any punch list items that do not materially and adversely affect
Tenant’s use and occupancy of the Premises (and which Landlord can complete during Tenant’s occupancy of the Premises without unreasonable interference therewith) and any tenant fixtures, work-stations,
built-in furniture, or equipment to be installed by Tenant or under the supervision of the Contractor. Landlord shall complete any such punchlist items within a reasonable period of time following the Lease
Commencement Date. 
 4.2 Delay of the Substantial Completion of the Premises. If there shall be a delay or there are
delays in the Substantial Completion of the Premises as a result of any of the following (collectively, “Tenant Delays”): 

4.2.1 Tenant’s failure to timely approve the Working Drawings or any other matter requiring Tenant’s approval; 

4.2.2 an event of default under the Lease (beyond applicable notice and cure periods), or a breach by Tenant of the terms of
this Tenant Work Letter where such breach continues for more than five (5) business days after written notice thereof from Landlord to Tenant, provided that if the nature of such breach is such that the same cannot reasonably be cured within a
five (5) business day period, Tenant shall not be deemed to have delayed the date of Substantial Completion if Tenant diligently commences to cure such breach within such period and thereafter diligently proceeds to rectify and cure said breach
as soon as possible (“Work Letter Default”); 
 4.2.3 Tenant’s request for changes in any of the
Construction Drawings or the Cost Proposal; 
 4.2.4 Tenant’s requirement for
non-Building standard materials, components, finishes or improvements which are not available in a commercially reasonable time given the estimated date of Substantial 

  

					
		  	 EXHIBIT B

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	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 
Completion of the Premises, as set forth in the Lease, or which are different from, or not included in, Landlord’s standard tenant improvement items for the Building; 

4.2.5 changes to the Base, Shell and Core, structural components or structural components or systems of the Building required
by the Approved Working Drawings; 
 4.2.6 any changes in the Construction Drawings and/or the Tenant Improvements required
by applicable laws if such changes are directly attributable to Tenant’s use of the Premises or Tenant’s specialized tenant improvement(s) (as determined by Landlord); or 

4.2.7 any other acts or omissions of Tenant, or its agents, or employees which Landlord contends are causing an actual delay in
Substantial Completion of the Tenant Improvements, where such act or omission is not cured within two (2) business days after written notice thereof from Landlord to Tenant. 

then, notwithstanding anything to the contrary set forth in the Lease and regardless of the actual date of Substantial Completion of the
Premises, the Lease Commencement Date (as set forth in Section 7.2 of the Summary) shall be deemed to be the date the Lease Commencement Date would have occurred if no Tenant Delays, as set forth above, had occurred. 

SECTION 5 

MISCELLANEOUS 

5.1 Tenant’s Entry Into the Premises Prior to Substantial Completion. Subject to the terms hereof and provided
that Tenant and its agents do not interfere with the Contractor’s work in the Project, the Building and the Premises, at Landlord’s reasonable discretion, Landlord shall use commercially reasonable efforts to allow Tenant access to the
Premises not less than thirty (30) days prior to the anticipated Substantial Completion of the Premises (which early entry date is estimated to be May 15, 2016) for the purpose of Tenant installing equipment and/or fixtures (including
Tenant’s data and telephone equipment) and Tenant’s furniture in the Premises. Prior to Tenant’s entry into the Premises as permitted by the terms of this Section 5.1, Tenant shall submit a schedule to Landlord and the
Contractor, for their approval, which schedule shall detail the timing and purpose of Tenant’s entry. In connection with any such entry, Tenant acknowledges and agrees that Tenant’s employees, agents, contractors, consultants, workmen,
mechanics, suppliers and invitees shall fully cooperate, work in harmony and not, in any manner, interfere with Landlord or Landlord’s contractors (including the Contractor), agents or representatives in performing work in the Project, the
Building and the Premises, or interfere with the general operation of the Building and/or the Project. If at any time any such person representing Tenant shall not be cooperative or shall otherwise cause or threaten to cause any such disharmony or
interference, including, without limitation, labor disharmony, and Tenant fails to immediately institute and maintain corrective actions as directed by Landlord, then Landlord may revoke Tenant’s entry rights upon twenty-four
(24) hours’ prior written notice to Tenant. Tenant acknowledges and agrees that any such entry into and occupancy of the Premises or any portion thereof by Tenant or any person or entity working for or on behalf of Tenant shall be deemed
to be subject to all of the terms, covenants, conditions and provisions of the Lease, excluding only the covenant to pay Rent (until the occurrence of the Lease Commencement Date). Such requirements shall include, without limitation, that Tenant and
any other parties allowed access to the Premises shall provide Landlord with evidence of insurance as required by Landlord. Tenant further acknowledges and agrees that Landlord shall not be liable for any injury, loss or damage which may occur to
any of Tenant’s work made in or about the Premises in connection with such entry or to any property placed therein prior to the Lease Commencement Date, the same being at Tenant’s sole risk and liability. Tenant shall be liable to Landlord
for any damage to any portion of the Premises, including the Tenant Improvement work caused by Tenant or any of Tenant’s employees, agents, contractors, consultants, workmen, mechanics, suppliers and invitees. If the performance of
Tenant’s work in connection with such entry causes extra costs to be incurred by Landlord or requires the use of any Building services, Tenant shall promptly reimburse Landlord for such extra costs and/or shall pay Landlord for such Building
services at Landlord’s standard rates then in effect. In addition, Tenant shall hold Landlord harmless from and indemnify, protect and defend Landlord against any loss or damage to the Premises or Project and against injury to any persons
caused by Tenant’s actions pursuant to this Section 5.1. 
 5.2 Termination. Notwithstanding anything in the
Lease (including this Tenant Work Letter) to the contrary, Tenant acknowledges and agrees that Landlord shall have the right to terminate the Lease by giving Tenant written notice of the exercise of such option (in which event the Lease shall cease
and terminate as of the date of such notice) if Landlord has made an earnest effort but is unable to obtain the Permits for the Tenant Improvements within one hundred and eighty (180) days from the date of the full execution and delivery of the
Lease by Landlord and Tenant. Upon such termination, the parties shall be relieved of all further obligations under the Lease except for those obligations under the Lease which expressly survive the expiration or sooner termination of the Lease.

 5.3 Tenant’s Representative. Tenant has designated Nishan de Silva as its sole representative with respect to
the matters set forth in this Tenant Work Letter, who shall have full authority and responsibility to act on behalf of the Tenant as required in this Tenant Work Letter. 

5.4 Landlord’s Representative. Landlord has designated BJ Van Aken as its sole representative with respect to the
matters set forth in this Tenant Work Letter, who, until further notice to Tenant, shall have full authority and responsibility to act on behalf of the Landlord as required in this Tenant Work Letter. 

5.5 Time of the Essence in This Tenant Work Letter. 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

  

					
		  	 EXHIBIT B

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	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 
approved by Landlord. Both Landlord and Tenant shall use commercially reasonable, good faith, efforts and all due diligence to cooperate with each other to complete all phases of the Construction
Drawings and the permitting process and to receive the permits, as soon as possible after the execution of the Lease, and, in that regard, shall meet on a scheduled basis to be determined by Landlord and Tenant, to discuss progress in connection
with the same. 
 5.6 Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in the
Lease, if an event of default by Tenant of this Tenant Work Letter or the Lease has occurred at any time on or before the Substantial Completion of the Premises and remains after the expiration of applicable notice and cure periods, then (i) in
addition to all other rights and remedies granted to Landlord pursuant to the Lease, at law and/or in equity, Landlord shall have the right to cause the Contractor to suspend the construction of the Premises (in which case, Tenant shall be
responsible for any delay in the Substantial Completion of the Premises caused by such work stoppage as a Tenant Delay as set forth in Section 4.2 above), and (ii) all other obligations of Landlord under the terms of this Tenant Work
Letter shall be forgiven until such time as such default is cured pursuant to the terms of the Lease (in which case, Tenant shall be responsible for any delay in the Substantial Completion of the Premises caused by such inaction by Landlord as a
Tenant Delay). In addition, if the Lease is terminated prior to the Lease Commencement Date, for any reason due to a default by Tenant as described in Section 19.1 of the Lease or for a Work Letter Default, in addition to any other remedies
available to Landlord under the Lease, at law and/or in equity, Tenant shall pay to Landlord, as Additional Rent under the Lease, within five (5) business days after Tenant’s receipt of a statement therefor, any portion of the Tenant
Contribution incurred by Landlord and not reimbursed or otherwise paid by Tenant through the date of such termination in connection with the Tenant Improvements to the extent installed and/or constructed as of such date of termination. 

  

					
		  	 EXHIBIT B

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	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 SCHEDULE 1 

LANDLORD COST FINAL SPACE PLAN 
  

 

  

					
		  	 SCHEDULE 1

-1-
	  	

 SCHEDULE 2 

TENANT COST SPACE PLAN 
  

 

  

					
		  	 SCHEDULE 2

-1-
	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 

 

  

					
		  	 SCHEDULE 2

-2-
	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 SCHEDULE 3 

PRELIMINARY BUDGET 
  

 
 Austin JB Pacific 4242 Poseida High Level Budget R1 Scope Breakout Level 7 -16,210 RSF Space February 22, 2016 TOTAL
Scope SF Unit s Per COST Additional 3 Private Offices 1 LS $ 58.063,08 $ 58.063 Relocate Fume Hood 1 LS $ 24.003 87 $ 24.004 Add Piped C02 1 LS $ 15.410.87 $ 15.420 Add two lab sinks 1 LS S 35.620 08 $ 35.620 Add Two (2) Island Benches 1 LS $ 75.762
00 $ 75.762 Lab Support Room Tables (inc power) 1 LS S 9.873 00 S 9,873 Enclose Lab Support 1 LS $ 81.318.16 $ 81.310 Rooms/Lab Equipment Electrical and Utility Additions Site Management/Temp Protection 1 LS $ 10.382-00 $ 10.382 Qualifications |
DIRECT CONSTRUCTION COST $ 310.443 Includes MEP Design, CO2 Constructor Contingency Included manifold and piping to Subcontractor Default insurance Include Exdudes Shelving Liability Insurances Included , Contractors Fee induced additional plumbing
utilises and architectural design CONSTRUCTION COST S Design MEP Included City Fees Excluded Design Contingency Excluded Testing/lnspection Service Excluded Cap Assure Excluded OTHER COSTS $ - TOTAL PROJECT COSTS $ 310.443 $ PER GSF / PROJECT GROSS
SQUARE FEET (GSF) $ 10 

  

					
		  	 SCHEDULE 3

-1-
	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 

 
 Poseida 7th Floor Plan Total Construction $ 310.443 00 $ 1915 Design + Permit 5 47.20000 S 2.91 Construction Mgmt (4%) S
14.305 72 $ 0.88 Total 371.948 72 $ 22.95 Total Tenant Co- Investment $ 371.948 72 S 22.95 

  

					
		  	 SCHEDULE 3

-2-
	  	 [GENESIS CAMPUS POINT AT 4242]

[POSEIDA THERAPEUTICS, INC.]

 SCHEDULE 4 

EQUIPMENT LIST 
  

 

  

					
		  	 SCHEDULE 4

-1-
	  	

 SCHEDULE 5 

ARCHITECTURAL BID 
  

 
 February 25, 2016 
 Mr. Neil Fox

 Chief Executive Officer 
 Phase3 Real Estate Partners 

4380 La Jolla Village Drive, Suite 230 
 San Diego, CA 92122 

 

	RE:	 Professional Services Proposal 
424 Campus Point Court – Level 7 – Poseida TI 
San Diego, CA

MA No. 15-117-22 

 Dear Neil: 

Thank you for considering McFarlane Architects, Inc. (MA) as a provider of professional design services. We are excited about the opportunity to be of
service to Phase3 Real Estate Partners (P3RE) on this project. 
  

	I.	 PROJECT DESCRIPTION 

  

	 	A.	 Architectural Basic Services: 

 

	 	1.	 The project’s scope of work is a tenant improvement on the seventh floor of this building.

  

	 	2.	 The Construction Documents of the Project will be prepared as a Construction Plan Change to the current 4242 CPC
Permitted set of Documents, and not multiple packages requiring multiple permits. 

  

	II.	 PROPOSED DESIGN PROFESSIONALS 

 

	 	A.	 The Project will require the services of professional engineers; however, MA understands that P3RE will contract
with them directly or indirectly. MA will have no consultants under this Agreement. 

  

	 	B.	 MA understands the scope of the mechanical, plumbing and electrical engineering to be the full responsibility of the
General Contractor, who will select Design/Build subcontractors for those disciplines; therefor MA accepts no liability for their Work. 

  

	 	C.	 MA understands that P3RE will contract directly with a Lab Planner who will have primary responsibility for the
design, construction documentation, and construction administration of the lab furniture as outlined in SRA’s Scope of Services. 

  

	 	D.	 MA will participate in the lab programming and lab design process, and coordinate its efforts as is typical of the
Architect of Record with the lab planner. It will be MA that will be responsible for the design and delineation of the architectural components of the lab space including walls, doors, windows, ceilings, finishes, and coordination thereof with MEP
engineers. 

  

			
	Architecture • Planning • Interiors 	  	6333 Greenwich Drive, Suite 150, San Diego, CA 92122 • P: 858.453.1150 • Fax 858.453.1911

  
 SCHEDULE 5 

-1- 

 PHASE 3 PROPERTIES, INC. 

4242 Campus Point Court – Level 7 – Poseida TI 

Professional Services Agreement 
 MA Project No.: 15-117-22 

February 25, 2016 
 Page: 2 of 7 

 

	III.	 PROFESSIONAL SERVICES OF SCOPE OF WORK 

MA’s services consist of those described in this Section for the Project as described in Section I, and includeusual and customary design and
engineering services of those Consultants described in Section III. Services notset forth in this Section are Additional Services. 
  

	 	A.	 Project Management: 

  

	 	1.	 MA will consult with P3RE, research applicable design criteria, lead and coordinate customary design related
activities, establish Project procedures, assist in the development of schedules, review budgets and estimates prepared by others, maintain Project records, distribute Project Documents, and communicate with members of the Project team.

  

	 	2.	 MA will prepare for and conduct period coordination meetings appropriate to the pace of the Project through
completion of the Construction Documents, but not more frequently than one (1) per week, and document and distribute meeting minutes noting decisions made and direction given. 

 

	 	3.	 MA will review existing documents and drawings of the Project and visit the Project site to become familiar with the
existing conditions of the site, structures, and surrounding elements. 

  

	 	B.	 Design Services for Architectural Design 

 

	 	1.	 Construction Documents and Permitting: 

 

	 	a.	 Based on approval of the Design Development Documents, and upon the P3RE’s authorization of any adjustments in
the Project requirements and the budget for the Cost of the Work, MA will prepare Construction Documents and Specifications for approval, bidding and constructions. The Construction Documents shall illustrate and describe the further development of
the approved Design Development Documents and shall consist of Drawing and Specifications settling forth in detail the quality levels of materials and systems and other requirements for the construction of the Work. The Construction Documents will
be prepared in sufficient detail to enable a knowledgeable General Contractor following established industry practices to complete construction with only routine inquiries and clarifications. Where appropriate, the Construction Documents will
consist of performance specifications sufficient to enable the affected subcontractors to design and construct their particular portions of the Project. MA and P3RE acknowledge that in order to construct the Work the Contractor will provide
additional information, including Shop Drawings, Product Data, Samples and other similar submittals, which MA will review in accordance with Construction Administration services per this Agreement. 

 

	 	b.	 The Construction Documents may include the following: 

 

	 	i.	 Typical Title Sheets and City Required Project Information, 

 

	 	ii.	 City Required Means of Egress Plans, 

 

	 	iii.	 Floor Plan, 

  

	 	iv.	 Demolition Plan 

  

	 	v.	 Finish Plan, 

  

	 	vi.	 Wall Sections, 

  

			
	Architecture • Planning • Interiors 	  	6333 Greenwich Drive, Suite 150, San Diego, CA 92122 • P: 858.453.1150 • Fax 858.453.1911

  
 SCHEDULE 5 

-2- 

 PHASE 3 PROPERTIES, INC. 

4242 Campus Point Court – Level 7 – Poseida TI 

Professional Services Agreement 
 MA Project No.: 15-117-22 

February 25, 2016 
 Page: 3 of 7 

 

	 	vii.	 Reflected Ceiling Plan, 

  

	 	viii.	 Enlarged Plans and Interior Elevations, 

 

	 	ix.	 Schedules (Door, Window, Finish and Equipment information), 

 

	 	x.	 Details (Typical details of framing, ceilings, doors, windows, roofing, etc.) 

 

	 	c.	 MA will review the Construction Documents in accordance with the current building code, meet with the appropriate
regulatory agencies for preliminary approvals, and MA will review drawings produced by other design professionals hired by P3RE. 

  

	 	d.	 MA will research material and product specifications. 

 

	 	e.	 MA will design finish material patterns, and select colors of finish materials. 

 

	 	f.	 MA will prepare Plan Check Submittal Applications, Forms, and Documents; submit the Construction Documents for the
building permit to the City of San Diego. MA will respond to Plan Check comments, incorporate into the Construction Documents design requirements and assist P3RE in obtaining approvals for the building permits. 

 

	 	g.	 MA will issue Construction Documents P3RE’s General Contractor for bidding, and issue clarifications.

  

	 	2.	 Construction 

  

	 	a.	 MA will attend periodic construction meetings and visit the construction site, on the same day, at intervals
appropriate to the stage of construction to become generally familiar with the progress and quality of the portion of the Work completed, and to determine, in general, if the Work observed is being performed in a manner indicating that the Work,
when fully completed, will be in accordance with the Contract Documents. However, MA will not be required to make exhaustive or continuous on-site inspections to check the quality or quantity of the Work. On
the basis of the site visits, MA will keep the P3RE reasonably informed about the progress and quality of the portion of the Work completed, and report to P3RE (1) known deviations from the Contract Documents and from the most recent
construction schedule submitted by the Contractor, and (2) defects and deficiencies observed in the Work. 

  

	 	b.	 MA will review and comment on shop drawings, product data, and samples. MA will review and take other appropriate
action upon the Contractor’s submittals such as Shop Drawings, Product Data and Samples, but only for the limited purpose of checking for conformance with information given and the design concept expressed in the Contract Documents. Review of
such submittals is not for the purpose of determining the accuracy and completeness of other information such as dimensions, quantities, and installation or performance of equipment or systems, which are the Contractor’s responsibility.
MA’s review shall not constitute approval of safety precautions or, unless otherwise specifically stated by MA, of any construction means, methods, techniques, sequences or procedures. MA’s approval of a specific item shall not indicate
approval of an assembly of which the item is a component. 

  

	 	c.	 MA will review and respond to requests for information about the Contract Documents. MA’s specifications set
forth the requirements for request for information. Requests for information shall include, at a minimum, a detailed written statement that indicates the specific Drawings or Specifications in need of clarification and the nature of the
clarification requested. MA’s response to such requests shall be made in writing within any time limits agreed upon, or otherwise with reasonable promptness. If appropriate, MA will prepare and issue supplemental Drawings and Specifications in
response to requests for information. 

  

			
	Architecture • Planning • Interiors 	  	6333 Greenwich Drive, Suite 150, San Diego, CA 92122 • P: 858.453.1150 • Fax 858.453.1911

  
 SCHEDULE 5 

-3- 

 PHASE 3 PROPERTIES, INC. 

4242 Campus Point Court – Level 7 – Poseida TI 

Professional Services Agreement 
 MA Project No.: 15-117-22 

February 25, 2016 
 Page: 4 of 7 

 

	 	d.	 MA will prepare a punch list upon completion of construction, and prepare a Certificate of Substantial Completion
for Project Closeout. 

  

	 	e.	 MA will produce record drawings based on markups provided by the General Contractor in electronic form and
coordinate the printing of those electronic files as a reimbursable expense. 

  

	IV.	 ADDITIONAL SERVICES 

  

	 	A.	 Additional Services listed below are NOT included in this Agreement, but may be required for the Project. MA will
provide Additional Services only if specifically designated and agreed to in writing for additional compensation. Additional Services may be provided after execution of this Agreement, without invalidating the Agreement. 

 

			
	 •  Land Survey Services

 
 •  Geotechnical Service

 
 •  Creation of Flow Diagrams

 
 •  Existing Facility Surveys/Due
Diligence
  
 •  ADA Accessibility
Surveys
  
 •  Economic Feasibility
Surveys
  
 •  Site Analysis and/or
Selection
  
 •  Environmental Studies
and Reports
  
 •  Coordination of
Owner-Supplied Data
  
 •  Preparation
of Contractor Bid Forms
  
 •  Deferred
Approval Processing
  
 •  GMP
Validation/Creation of FDA Drawings
  

•  Life Cycle Cost Analysis
  

•  Discretionary Permit Submittals/Processing

 
 •  Creation of As-built or Record Drawings in any format of the existing building
  

•  Full-time Site Representation during Construction

 
 •  Instructions and Solicitations to
Bidders
  
 •  Preparation, Processing
or Submittal for Property Owner Association Approvals
  

•  Signage Design or Submittals for Permits

 
 •  Design of A/V Equipment Systems

 
 •  Sprinkler Alarm and Low Voltage
Systems
	  	 •  Civil Engineering

 
 •  Landscape Design

 
 •  Structural Engineering

 
 •  Mechanical and Plumbing
Engineering
  
 •  Process Piping
Engineering
  
 •  Electrical
Engineering
  
 •  Special Bidding and
Contract Negotiation
  
 •  Value
Engineering
  
 •  Cost Estimating

 
 •  Construction Management

 

•  Start-up/Commissioning of HVAC

 
 •  Post-Contract/Occupancy
Evaluations
  
 •  Acoustical Analysis
or Design
  
 •  Vibration Analysis or
Design
  
 •  Plans and Specifications
of Furniture, Fixtures and Equipment
  

•  Alternate Means and Methods Applications and Processing

 
 •  LEED Certification &
Documentation
  
 •  Preparation,
Processing or Submittal for Variances
  

•  Selection of Furniture, Fixtures & Equipment

 
 •  Hazardous Materials Reports

 
 •  Food Services Design

  

	V.	 SCHEDULE 

  

	 	A.	 A Project Schedule has been developed by JB Pacific and identifies the following time frames. MA is providing the
following dates as suggested durations to allow for proper study, coordination, and documentation. Should the time frames decrease from those shown, MA will be given the opportunity to re-evaluate at that time
and to submit a request for additional fees to complete the same scope of work in a reduced time frame. 

  

	 	1.	 Construction
Documents:                                        
            5        Weeks 

  

	 	2.	 Permit Process Estimate (Construction Plan
Change)              4        Weeks 

  

			
	Architecture • Planning • Interiors 	  	6333 Greenwich Drive, Suite 150, San Diego, CA 92122 • P: 858.453.1150 • Fax 858.453.1911

  
 SCHEDULE 5 

-4- 

 PHASE 3 PROPERTIES, INC. 

4242 Campus Point Court – Level 7 – Poseida TI 

Professional Services Agreement 
 MA Project No.: 15-117-22 

February 25, 2016 
 Page: 5 of 7 

 

	VI.	 COMPENSATION AND PAYMENTS 

 

	 	A.	 MA proposes to perform these services for a fixed fee based on the assumed Scope of Work, Project Schedule,
Assumptions, Terms and Conditions of this Agreement per the table below. 

  

	 	B.	 Professional Fee Matrix: 

 

					
	 Phase:
	  	Totals	 
	 Construction Documents
(Principal=20 hours; Project Manager=100 hours; Drafter=120
hours)
	  	$	31,200	 
	 Permitting
(Project Manager=4 hours; Drafter=20 hours)
	  	$	2,400	 
	 Construction Admin.
(Project Manager=32 hours)
	  	$	5,600	 
		  	  
	  
	 
	 Professional Fee Totals
	  	$	39,200	 

 Estimated Permit Fees are $8,000 

 

	 	C.	 Reimbursable Expenses: 

Reimbursable expenses are in additional to professional fees and are billed at cost times the Direct Cost Multiplier. Reimbursable
expenses include the costs of printing, plotting, photocopying, postage, and delivery/messenger services associated with the reproduction and handling of documents; long distance communications; mileage and parking reimbursement; transportation
costs including airfare, lodging, and meals outside of San Diego County; fees for securing approvals of public regulatory agencies, renderings, photography, models and mock-ups requested by others. Consultant
reimbursable expenses are billed the same. 
  

	VII.	 MISCELLANEOUR ASSUMPTIONS, TERMS, AND CONDITIONS 

 

	 	A.	 This Proposal will be an Attachment to a Master Professional Services Agreement. 

 

	 	B.	 MA’s coordination of P3RE’s professional consultants is intended only to help to avoid conflicts.MA has no
responsibility or liability for any Construction Documents, calculations or specifications prepared by any consultant employed by P3RE for P3RE’s Project. 

 

	 	C.	 MA assumes there will be no hazardous occupancies within the building or on the site in separate building or
containers as defined by the California Building Code, and that hazardous materials will be limited to the amount allowed in the California Building Code Tables 307.1(1) and 307.1(2). 

 

	 	D.	 MA assumes that systems furniture design can be references as block layouts only. Furniture, furnishing and
equipment (FF&E) plans and specifications systems are not included the Scope of Services. 

  

	 	E.	 For the purposes of this proposal, MA assumes that no amendments to the existing Discretionary or Development
Permits are required. 

  

			
	Architecture • Planning • Interiors 	  	6333 Greenwich Drive, Suite 150, San Diego, CA 92122 • P: 858.453.1150 • Fax 858.453.1911

  
 SCHEDULE 5 

-5- 

 PHASE 3 PROPERTIES, INC. 

4242 Campus Point Court – Level 7 – Poseida TI 

Professional Services Agreement 
 MA Project No.: 15-117-22 

February 25, 2016 
 Page: 6 of 7 

 

	VIII.	 TERMINATION 

  

	 	A.	 This proposed Agreement will be valid for a period of sixty (60) days, commencing from the date at the top of
this Agreement, and must be accepted within that time period unless stipulated to by MA in writing to extend beyond that period. 

We want to thank you for considering McFarlane Architects, Inc. If this proposal meets with your approval, please sign both originals authorizing MA
to proceed, retain one copy for your records and return one copy to our office. We welcome your comment and questions. 
  

			
	 Respectfully submitted,
	  	 Accepted:

		
	 

	  	
	 Neal K. McFarlane AIA
 President

McFarlane Architects, Inc.
 Architect License No. C-23691
	  	 Neil Fox
 Chief Executive
Officer
 Phase3 Real Estate Partners

Date:

  

	cc:	 Mike Gernity, Phase 3 Properties, Inc. 
BJ Van Aken, Phase 3 Properties, Inc. 

  

			
	Architecture • Planning • Interiors 	  	6333 Greenwich Drive, Suite 150, San Diego, CA 92122 • P: 858.453.1150 • Fax 858.453.1911

  
 SCHEDULE 5 

-6- 

 PHASE 3 PROPERTIES, INC. 

4242 Campus Point Court – Level 7 – Poseida TI 

Professional Services Agreement 
 MA Project No.: 15-117-22 

February 25, 2016 
 Page: 7 of 7 

 

					
	2015 HOURLY RATE SCHEDULE	  	 	ATTACHMENT “A”	 

  

					
	 Personnel
	  	Rate	 
		
	 1. Principal
	  	$	225	 
		
	 2. Vice President
	  	$	175	 
		
	 3. Associate
	  	$	150	 
		
	 4. Senior Architect
	  	$	125	 
		
	 5. Architect
	  	$	115	 
		
	 6. Architectural Intern III/Job Captain
	  	$	95	 
		
	 7. Architectural Intern II/Senior CAD Operator
	  	$	85	 
		
	 8. Architectural Intern I/CAD Operator
	  	$	75	 
		
	 9. Administrative Staff
	  	$	70	 

  

					
	 Miscellaneous
	  	 	 
		
	 1. Reimbursable Expenses (Direct Cost Multiplier)
	  	 	1.15	 
		
	 2. Consultant Expenses (Direct Cost Multiplier)
	  	 	1.15	 
		
	 3. Band Plotting
	  	$	2.75/SF	 
		
	 4. Presentation Plotting
	  	$	3.25/SF	 
		
	 5. Mileage
	  	$	0.575/Mile	 

  

	
	 Terms

	 1.  Reimbursable expenses are in addition to professional fees and are billed at
cost times the Direct Cost Multiplier. Reimbursable expenses include the costs of printing, plotting, photocopying, postage, and delivery/messenger services associated with the reproduction and handling of documents; long distance communications;
mileage and parking reimbursement; transportation costs including airfare, lodging, and meals outside of San Diego County; fees for securing approvals of public regulatory agencies, renderings, photography, models and mockups requested by others.
Consultant reimbursable expenses are billed the same.
  

2.  Rates are subject to annual adjustments.

 
 3.  Payment for
services is due upon presentation of the invoice. Interest charges for late payments will be applied according to the terms and conditions of the contract.
  

4.  Hourly rates for services requiring overtime are negotiable when authorized by the
client.

  

			
	Architecture • Planning • Interiors 	  	6333 Greenwich Drive, Suite 150, San Diego, CA 92122 • P: 858.453.1150 • Fax 858.453.1911

  
 SCHEDULE 5 

-7- 

 EXHIBIT C 

CONFIRMATION OF LEASE TERMS/AMENDMENT TO LEASE 

This CONFIRMATION OF LEASE TERMS/AMENDMENT TO LEASE (“Confirmation/Amendment”) is made and entered into
effective as of                     , 20        , by and between
AP3-SD1 CAMPUS POINT LLC, a Delaware limited liability company (“Landlord”) and
                        , a
                         (“Tenant”). 

R E C I T A L S : 

A. Landlord and Tenant entered into that certain Lease dated as of
                             (the “Lease”) pursuant to which Landlord leased to Tenant and
Tenant leased from Landlord certain “Premises”, as described in the Lease, in that certain building located at
                             ,
                        , California             . 

B. Except as otherwise set forth herein, all capitalized terms used in this Amendment shall have the same meaning as such terms
have in the Lease. 
 C. Landlord and Tenant desire to amend the Lease to confirm the commencement and expiration dates of
the term, as hereinafter provided. 
 NOW, THEREFORE, in consideration of the foregoing Recitals and the mutual covenants
contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows: 

1. Confirmation of Dates. The parties hereby confirm that (a) the Premises are Ready for Occupancy, and
(b) the term of the Lease commenced as of                              for a term of
                             ending on
                                     (unless sooner terminated as
provided in the Lease. Tenant shall commence to pay rent on                     , 20         (“Rent
Commencement Date”). 
 2. No Further Modification. Except as set forth in this Confirmation/Amendment, all
of the terms and provisions of the Lease shall remain unmodified and in full force and effect. 
 IN WITNESS WHEREOF, this
Confirmation/Amendment has been executed as of the day and year first above written. 
  

					
	 “Landlord”:

	
	 AP3-SD1 CAMPUS POINT LLC,

a Delaware limited liability company

		
	 By:
	 	
                       
                                         
         

	 Name:
	 	
                       
                                         
         

	 Its:
	 	
                       
                                         
         

	
	 “Tenant”:

	
	
                       
                                         
                  ,

	
a                       
                                         
                

		
	 By:
	 	
                       
                                         
           

		 	 Name:
	 	
                       
                                         

		 	 Its:
	 	
                       
                                         

		
	 By:
	 	
                       
                                         
          

		 	 Name:
	 	
                       
                                         

		 	 Its:
	 	
                       
                                         

  
 EXHIBIT C 

-1- 

 EXHIBIT D 

RULES AND REGULATIONS 

Tenant shall faithfully observe and comply with the following Rules and Regulations and the Parking Rules and Regulations.
Landlord shall not be responsible to Tenant for the nonperformance of any of said Rules and Regulations and/or the Parking Rules and Regulations by or otherwise with respect to the acts or omissions of any other tenants or occupants of the Building
and/or the Project. In the event of any inconsistency between any provision of the following Rules and Regulations and the provisions of the Lease, the provisions of the Lease shall control. In the event Landlord’s consent or approval is
required pursuant to any of the following Rules and Regulations, such consent or approval shall not be unreasonably withheld, conditioned or delayed. 

1. Tenant shall not place any lock(s) on any door, or install any security system (including, without limitation, card key
systems, alarms or security cameras), in the Premises without Landlord’s prior written consent, which consent shall not be unreasonably withheld, and Landlord shall have the right to retain at all times and to use keys or other access codes or
devices to all locks and/or security systems within and to the Premises. A reasonable number of keys to the locks on the entry doors of the Premises shall be furnished by Landlord to Tenant at Tenant’s cost, and Tenant shall not make any
duplicate keys. All keys shall be returned to Landlord at the expiration or earlier termination of the Lease. Further, if and to the extent Tenant re-keys, re-programs
or otherwise changes any locks in or for the Premises, all such locks and key systems must be consistent with the master lock and key system at the Building, all at Tenant’s sole cost and expense. 

2. All doors opening to public corridors shall be kept closed at all times except for normal ingress and egress to the
Premises, unless electrical hold backs have been installed. Sidewalks, doorways, passages, entrances, vestibules, halls, stairways and other Common Areas shall not be obstructed by Tenant or used by Tenant for any purpose other than ingress and
egress to and from the Premises, and Tenant, its employees and agents shall not loiter in the entrances or corridors. 
 3.
Landlord reserves the right to close and keep locked all entrance and exit doors of the Building during such hours as are customary for comparable buildings in the vicinity of the Building. Tenant and its employees and agents shall ensure that the
doors to the Building are securely closed and locked when leaving the Premises if it is after the normal hours of business for the Building. Any tenant, its employees, agents or any other persons entering or leaving the Building at any time when it
is so locked, or any time when it is considered to be after normal business hours for the Building, may be required to sign the Building register when so doing. After-hours access by Tenant’s authorized employees may be provided by hard-key, card-key access or other procedures adopted by Landlord from time to time; Tenant shall pay for the costs of all access cards provided to Tenant’s employees and
all replacements thereof for lost, stolen and/or damaged cards. Access to the Building and/or the Project may be refused unless the person seeking access has proper identification or has a previously arranged pass for such access. Landlord and its
agents shall in no case be liable for damages for any error with regard to the admission to or exclusion from the Building and/or the Project of any person. In case of invasion, mob, riot, public excitement, or other commotion, Landlord reserves the
right to prevent access to the Building and/or the Project during the continuance of same by any means it deems appropriate for the safety and protection of life and property. 

4. Landlord shall have the right to prescribe the weight, size and position of all safes and other heavy property brought into
the Building. Safes and other heavy objects shall, if considered necessary by Landlord, stand on supports of such thickness as is necessary to properly distribute the weight. Landlord will not be responsible for loss of or damage to any such safe or
property in any case. All damage done to any part of the Building, its contents, occupants and/or visitors by moving or maintaining any such safe or other property shall be the sole responsibility of Tenant and any expense of said damage or injury
shall be borne by Tenant. 
 5. No furniture, freight, packages, supplies, equipment or merchandise will be brought into or
removed from the Building or carried up or down in the elevators, except upon prior notice to Landlord, and in such manner, in such specific elevator, and between such hours as shall be designated by Landlord. Tenant shall provide Landlord with not
less than 24 hours’ prior notice of the need to utilize an elevator for any such purpose, so as to provide Landlord with a reasonable period to schedule such use and to install such padding or take such other actions or prescribe such
procedures as are appropriate to protect against damage to the elevators or other parts of the Building. Tenant shall assume all risk for damage to articles moved and injury to any persons resulting from such activity described herein. If equipment,
property, or personnel of Landlord or of any other party is damaged or injured as a result of or in connection with such activity described herein, Tenant shall be solely liable for any resulting damage or loss. 

6. Landlord shall have the right to control and operate the public portions of the Building and Project, the public facilities,
the heating and air conditioning, and any other facilities furnished for the common use of tenants, in such manner as is customary for comparable buildings in the vicinity of the Building. 

7. No signs, advertisements or notices shall be painted or affixed to windows, doors or other parts of the Building, except
those of such color, size, style and in such places as are first approved in writing by Landlord. Landlord shall have the right to remove any signs, advertisements, and notices not approved in writing by Landlord without notice to and at the expense
of Tenant. Landlord may provide and maintain in the first floor (main lobby) of the Building an alphabetical directory board or other directory device listing tenants, and no other directory shall be permitted unless previously consented to by
Landlord in writing. 

  
 EXHIBIT D 

-1- 

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

9. Tenant shall not disturb (by use of any television, radio or musical instrument, making loud or disruptive noises, creating
offensive odors or otherwise), solicit, or canvass any occupant of the Building and/or the Project and shall cooperate with Landlord or Landlord’s agents to prevent same. 

10. The toilet rooms, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they
were constructed, and no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the tenant who, or whose employees or invitees,
shall have caused it. 
 11. Tenant shall not overload the floor of the Premises. Tenant shall not mark, drive nails or
screws, or drill into the partitions, woodwork or plaster or in any way deface the Premises or any part thereof without Landlord’s consent first had and obtained; provided, however, Landlord’s prior consent shall not be required with
respect to Tenant’s placement of pictures and other normal office wall hangings on the interior walls of the Premises (but at the end of the Lease Term, Tenant shall repair any holes and other damage to the Premises resulting therefrom). 

12. Except for vending machines intended for the sole use of Tenant’s employees and invitees, no vending machine or
machines of any description other than fractional horsepower office machines shall be installed, maintained or operated upon the Premises without the written consent of Landlord. Tenant shall not install, operate or maintain in the Premises or in
any other area of the Building, electrical equipment that would overload the electrical system beyond its capacity for proper, efficient and safe operation as determined solely by Landlord. 

13. Tenant shall not use any method of heating or air conditioning other than that which may be supplied by Landlord, without
the prior written consent of Landlord. Tenant shall not furnish cooling or heating to the Premises, including, without limitation, the use of electronic or gas heating devices, portable coolers (such as “move n cools”) or space heaters,
without Landlord’s prior written consent, and any such approval will be for devices that meet federal, state and local code. 

14. No inflammable, explosive or dangerous fluids or substances shall be used or kept by Tenant in the Premises, Building
and/or about the Project, except for those substances as are typically found in similar premises used for general office and/or laboratory purposes and are being used by Tenant in a safe manner and in accordance with all applicable Laws, rules and
regulations. Tenant shall not, without Landlord’s prior written consent, use, store, install, spill, remove, release or dispose of, within or about the Premises or any other portion of the Project, any asbestos-containing materials or any
solid, liquid or gaseous material now or subsequently considered toxic or hazardous under the provisions of 42 U.S.C. Section 9601 et seq. or any other applicable environmental Laws which may now or later be in effect. Tenant shall comply
with all Laws pertaining to and governing the use of these materials by Tenant, and shall remain solely liable for the costs of abatement and removal. 

15. Tenant shall not use, keep or permit to be used or kept, any foul or noxious gas or substance in or on the Premises, or
permit or allow the Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Building and/or the Project by reason of noise, odors, or vibrations, or interfere in any way with other tenants or
those having business therewith. 
 16. Tenant shall not bring into or keep within the Project, the Building or the Premises
any animals (except those assisting handicapped persons), birds, fish tanks, bicycles (bicycles can be stored in the bicycle storage area serving the Project) or other vehicles. 

17. Tenant shall not use or occupy the Premises in any manner or for any purpose which might injure the reputation or impair
the present or future value of the Premises, the Building and/or the Project. Tenant shall not use, or permit any part of the Premises to be used, for lodging, sleeping or for any illegal purpose. 

18. No cooking shall be done or permitted by Tenant on the Premises, nor shall the Premises be used for the storage of
merchandise or for any improper, objectionable or immoral purposes. Notwithstanding the foregoing, Underwriters’ laboratory-approved equipment and microwave ovens may be used in the Premises for heating food and brewing coffee, tea, hot
chocolate and similar beverages, provided that such use is in accordance with all applicable federal, state and city laws, codes, ordinances, rules and regulations, and does not cause odors which are objectionable to Landlord and other tenants.
Whenever possible, Tenant shall utilize and purchase Energy Star products in their suites. Tenant understands the importance of energy conservation and sustainability to both the Landlord and the Project, and will assist in conserving energy in
their suite with regards to practices and equipment. 
 19. Landlord will approve where and how telephone and telegraph wires
and other cabling are to be introduced to the Premises. No boring or cutting for wires shall be allowed without the consent of Landlord. The location of telephone, call boxes and other office equipment and/or systems affixed to the Premises shall be
subject to the approval of Landlord. Tenant shall not use more than its proportionate share of telephone lines and other telecommunication facilities available to service the Building. 

20. Landlord reserves the right to exclude or expel from the Building and/or the Project any person who, in the judgment of
Landlord, is intoxicated or under the influence of liquor or drugs, or who shall in any manner do any act in violation of any of these Rules and Regulations or cause harm to Building occupants and/or property. 

  
 EXHIBIT D 

-2- 

 21. All contractors, contractor’s representatives and installation
technicians performing work in the Building or at the Project shall be subject to Landlord’s prior approval, which approval shall not be unreasonably withheld, and shall be required to comply with Landlord’s standard rules, regulations,
policies and procedures, which may be revised from time to time. 
 22. Tenant shall not employ any person other than the
janitor of Landlord for the purpose of cleaning the Premises without prior written consent of Landlord, and without Landlord’s consent, no person or persons shall be permitted to enter the Building for the purpose of cleaning the same. Tenant
shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the preservation of good order and cleanliness. 

23. Tenant at all times shall maintain the entire Premises in a neat and clean, first class condition, free of debris. Tenant
shall not place items, including, without limitation, any boxes, files, trash receptacles or loose cabling or wiring, in or near any window to the Premises which would be visible anywhere from the exterior of the Premises. 

24. Tenant shall not waste electricity, water or air conditioning and agrees to cooperate fully with Landlord to ensure the
most effective operation of the Building’s heating and air conditioning system, including, without limitation, the use of window blinds to block solar heat load, and shall refrain from attempting to adjust any controls. Tenant shall comply with
and participate in any program for metering or otherwise measuring the use of utilities and services, including, without limitation, programs requiring the disclosure or reporting of the use of any utilities or services. Tenant shall also cooperate
and comply with, participate in, and assist in the implementation of (and take no action that is inconsistent with, or which would result in Landlord, the Building and/or the Project failing to comply with the requirements of) any conservation,
sustainability, recycling, energy efficiency, and waste reduction programs, environmental protection efforts and/or other programs that are in place and/or implemented from time to time at the Building and/or the Project, including, without
limitation, any required reporting, disclosure, rating or compliance system or program (including, but not limited to, any LEED [Leadership in Energy and Environmental Design] rating or compliance system, including those currently coordinated
through the U.S. Green Building Council). 
 25. Tenant shall store all its recyclables, trash and garbage within the
interior of the Premises. No material shall be placed in the trash boxes or receptacles if such material is of such nature that it may not be disposed of in the ordinary and customary manner of removing and disposing of recyclables, trash and
garbage in the city in which the Project is located without violation of any law or ordinance governing such disposal. All trash, garbage and refuse disposal shall be made only through entry-ways and elevators provided for such purposes at such
times as Landlord shall designate. 
 26. Tenant shall comply with all safety, fire protection and evacuation procedures and
regulations established by Landlord or any governmental agency. 
 27. Tenant shall assume any and all responsibility for
protecting the Premises from theft, robbery and pilferage, which includes keeping doors locked and other means of entry to the Premises closed, when the Premises are not occupied, or when the entry to the Premises is not manned by Tenant on a
regular basis. 
 28. No awnings or other projection shall be attached to the outside walls of the Building without the prior
written consent of Landlord. No curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises without the prior written consent of Landlord. The sashes, sash doors, skylights,
windows, and doors that reflect or admit light and air into the halls, passageways or other public places in the Building shall not be covered or obstructed by Tenant, nor shall any bottles, parcels or other articles be placed on the windowsills.
All electrical ceiling fixtures hung in offices or spaces along the perimeter of the Building must be fluorescent and/or of a quality, type, design and bulb color approved by Landlord. 

29. The washing and/or detailing of or, the installation of windshields, radios, telephones in or general work on, automobiles
shall not be allowed on the Project, except under specific arrangement with Landlord. 
 30. Food vendors shall be allowed in
the Building upon receipt of a written request from Tenant delivered to Landlord. The food vendor shall service only the tenants that have a written request on file in the management office of the Project. Under no circumstance shall the food vendor
display their products in a public or Common Area including corridors and elevator lobbies. Any failure to comply with this rule shall result in immediate permanent withdrawal of the vendor from the Building. Tenant shall obtain ice, drinking water,
linen, barbering, shoe polishing, floor polishing, cleaning, janitorial, plant care or other similar services only from vendors who have registered in the management office of the Project and who have been approved by Landlord for provision of such
services in the Premises. 
 31. Tenant must comply with requests by the Landlord concerning the informing of their employees
of items of importance to the Landlord. 
 32. Tenant shall comply with any
non-smoking ordinance adopted by any applicable governmental authority. Neither Tenant nor its agents, employees, contractors, guests or invitees shall smoke or permit smoking in the Premises and/or the Common
Areas, unless the Common Areas have been declared a designated smoking area by Landlord, nor shall the above parties allow smoke from the Premises to emanate into the Common Areas or any other part of the Building. Landlord shall have the right to
designate the Building (including the Premises) as a non-smoking building. 
 33.
Tenant shall not take any action which would violate Landlord’s labor contracts or which would cause a work stoppage, picketing, labor disruption or dispute, or interfere with Landlord’s or any other tenant’s or

  
 EXHIBIT D 

-3- 

 
occupant’s business or with the rights and privileges of any person lawfully in the Building (“Labor Disruption”). Tenant shall take the actions necessary to resolve the
Labor Disruption, and shall have pickets removed and, at the request of Landlord, immediately terminate any work in the Premises that gave rise to the Labor Disruption, until Landlord gives its written consent for the work to resume, and Tenant
shall have no claim for damages against Landlord or any of its trustees, members, principals, beneficiaries, partners, officers, directors, employees, mortgagees, or agents in connection therewith. 

34. No tents, shacks, temporary or permanent structures of any kind shall be allowed on the Project. No personal belongings may
be left unattended in any Common Areas. 
 35. Landlord shall have the right to prohibit the use of the name of the Building
or Project or any other publicity by Tenant that in Landlord’s sole opinion may impair the reputation of the Building or Project or the desirability thereof. Upon written notice from Landlord, Tenant shall refrain from and discontinue such
publicity immediately. 
 36. Landlord shall have the right to designate and approve standard window coverings for the
Premises and to establish rules to assure that the Building presents a uniform exterior appearance. Tenant shall ensure, to the extent reasonably practicable, that window coverings are closed on windows in the Premises while they are exposed to the
direct rays of the sun. 
 37. Reserved. 

38. Tenant shall comply with all Building security procedures as Landlord may effectuate. 

39. Tenant shall at all times cooperate with Landlord in preserving a first-class image for the Building. 

PARKING RULES AND REGULATIONS 

1. Landlord reserves the right to establish and reasonably change the hours for the Parking Areas, on a non-discriminatory basis, from time to time. Tenant shall not store or permit its employees to store any automobiles in the Parking Areas without the prior written consent of Landlord (and/or the Parking Operator,
as the case may be). Except for emergency repairs, Tenant and its employees shall not perform any work on any automobiles while located in the Parking Areas or on the Project. The Parking Areas may not be used by Tenant or its agents for overnight
parking of vehicles. If it is necessary for Tenant or its employees to leave an automobile in the Parking Areas overnight, Tenant shall provide Landlord (or the Parking Operator as the case may be) with prior notice thereof designating the license
plate number and model of such automobile. 
 2. Tenant (including Tenant’s employees and agents) will use the parking
spaces solely for the purpose of parking passenger model cars, small vans and small trucks and will comply in all respects with any rules and regulations that may be promulgated by Landlord and/or the Parking Operator from time to time with respect
to the Parking Areas. 
 3. Vehicles must be parked entirely within the stall lines painted on the floor, and only small cars
may be parked in areas reserved for small cars. 
 4. All directional signs and arrows must be observed. 

5. The speed limit shall be 5 miles per hour. 

6. Parking spaces reserved for handicapped persons must be used only by vehicles properly designated. 

7. Parking is prohibited in all areas not expressly designated for parking, including without limitation: 

(a) areas not striped for parking; 

(b) aisles; 

(c) where “no parking” signs are posted; 

(d) ramps; and 

(e) loading zones. 

8. Parking stickers, key cards and any other devices or forms of identification or entry supplied by Landlord or the Parking
Operator shall remain the property of Landlord (or the Parking Operator as the case may be). Such device must be displayed as requested and may not be mutilated in any manner. The serial number of any such parking identification device may not be
obliterated. Any parking passes and/or devices supplied by Landlord (or the Parking Operator, as the case may be) are not transferable and any pass or device in the possession of an unauthorized holder will be void. 

9. Parking managers or attendants are not authorized to make or allow any exceptions to these Parking Rules and Regulations.

 10. Every parker is required to park and lock his/her own car. 

11. Loss or theft of parking passes, identification, key cards or other such devices must be reported to Landlord (and/or to
the Parking Operator as the case may be) immediately. Any parking devices reported lost or stolen found on any authorized car will be confiscated and the illegal holder will be subject to prosecution. Lost or

  
 EXHIBIT D 

-4- 

 
stolen passes and devices found by Tenant or its employees must be reported to Landlord (and to the Parking Operator, as the case may be) immediately. 

12. Washing, waxing, cleaning or servicing of any vehicle by the customer and/or its agents is prohibited. 

13. Tenant agrees to acquaint all persons to whom Tenant assigns a parking space with these Parking Rules and Regulations. 

14. Neither Landlord nor the Parking Operator (as the case may be), from time to time will be liable for loss of or damage to
any vehicle or any contents of such vehicle or accessories to any such vehicle, or any property left in any of the Parking Areas, resulting from fire, theft, vandalism, accident, conduct of other users of the Parking Areas and other persons, or any
other casualty or cause. Further, Tenant understands and agrees that: (i) Landlord will not be obligated to provide any traffic control, security protection or Parking Operator for the Parking Areas; (ii) Tenant uses the Parking Areas at
its own risk; and (iii) Landlord will not be liable for personal injury or death, or theft, loss of or damage to property. Tenant indemnifies and agrees to hold Landlord, any Parking Operator and their respective agents and employees harmless
from and against any and all claims, demands, and actions arising out of the use of the Parking Areas by Tenant and its employees and agents, whether brought by any of such persons or any other person. 

15. Tenant will ensure that any vehicle parked in any of the parking spaces will be kept in proper repair and will not leak
excessive amounts of oil or grease or any amount of gasoline. 
 16. Tenant’s right to use the Parking Areas will be in
common with other tenants of the Building and with other parties permitted by Landlord to use the Parking Areas. Landlord reserves the right to assign and reassign, from time to time, particular parking spaces for use by persons selected by
Landlord, provided that Tenant’s rights under the Lease are preserved. Landlord will not be liable to Tenant for any unavailability of Tenant’s designated spaces, if any, nor will any unavailability entitle Tenant to any refund, deduction,
or allowance. Tenant will not park in any numbered space or any space designated as: RESERVED, HANDICAPPED, VISITORS ONLY, or LIMITED TIME PARKING (or similar designation). 

17. If the Parking Area(s) is/are damaged or destroyed, or if the use of the Parking Area(s) is/are limited or prohibited by
any governmental authority, or the use or operation of the Parking Area(s) is/are limited or prevented by strikes or other labor difficulties or other causes beyond Landlord’s reasonable control, Tenant’s inability to use the parking
spaces will not subject Landlord (and/or the Parking Operator, as the case may be) to any liability to Tenant and will not relieve Tenant of any of its obligations under the Lease and the Lease will remain in full force and effect. Tenant will pay
to Landlord upon demand, and Tenant indemnifies Landlord against, any and all loss or damage to the Parking Areas, or any equipment, fixtures, or signs used in connection with the Parking Areas and any adjoining buildings or structures caused by
Tenant or any of its employees and agents. 
 18. Tenant has no right to assign or sublicense any of its rights in the
parking passes, except as part of a permitted assignment or sublease of the Lease; however, Tenant may allocate the parking passes among its employees. 

Tenant shall be responsible for the observance of all of the Rules and Regulations and Parking Rules and Regulations in this
Exhibit D by Tenant’s employees, agents, clients, customers, invitees and guests. Landlord may waive any one or more of the Rules and Regulations and/or Parking Rules and Regulations for the benefit of any particular tenant or
tenants, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations and/or Parking Rules and Regulations in favor of any other tenant or tenants, nor prevent Landlord from thereafter enforcing any such Rules or
Regulations and/or Parking Rules and Regulations against any or all tenants of the Building and/or the Project. Landlord reserves the right at any time to change or rescind any one or more of these Rules and Regulations and/or the Parking Rules and
Regulations, or to make such other and further reasonable Rules and Regulations and/or Parking Rules and Regulations as in Landlord’s judgment may from time to time be necessary for the management, safety, care and cleanliness of the Premises,
Building and Project, and for the preservation of good order therein, as well as for the convenience of other occupants and tenants therein. Tenant shall be deemed to have read these Rules and Regulations and Parking Rules and Regulations and to
have agreed to abide by them as a condition of its occupancy of the Premises. 
 COMMON AREA AMENITIES 

1. Tenant understands that Landlord may provide certain common area amenities for Tenant’s
non-exclusive use. Such amenities are for the use of tenants during regular business hours and shall be reserved through the management office in advance. Tenant and Tenant’s agents, employees and
invitees shall adhere to all rules Landlord reasonably sets forth in respect to use of the amenities, which may change from time to time. 

2. Reserved. 

3. All amenities offered shall remain at the locations designated by Landlord all times. Tenant must use the equipment only in
the manner intended. Landlord reserves the right to reasonably limit Tenant’s use of any equipment or amenities (in a non-discriminatory manner) to ensure the equitable use of the equipment and amenities
by all tenants. Tenant shall not move or modify the equipment in any manner whatsoever. 

  
 EXHIBIT D 

-5- 

 4. Tenant shall be responsible for the cost of repairs or replacements of
any amenities that are damaged during the use of any such amenity by Tenant or Tenant’s agents, employees or invitees and Tenant shall reimburse Landlord for any such cost within thirty (30) days after receipt of an invoice therefor. 

5. Tenant shall conduct themselves in a quiet and well-mannered fashion when on or about the amenities and not cause any
disturbances or interfere with the use or enjoyment of the amenities by other tenants. 
 6. Tenant shall not bring any food
or beverages into any amenity area with respect to which food or beverage is reasonably prohibited by Landlord. 
 7. No
alcoholic beverages shall be permitted at the amenities at any time. 
 8. Neither Tenant nor its agents, employees or
invitees shall smoke or permit smoking in the amenity areas at any time. 

  
 EXHIBIT D 

-6- 

 EXHIBIT E 

FORM OF SNDA 
  

			
	 RECORDING REQUESTED BY :
  

First American Title Insurance Company
	  	
	  
 WHEN RECORDED MAIL TO:

	  
 Gibson Dunn & Crutcher LLP

200 Park Avenue
 New York, NY
10166
 Attention: Eric Feuerstein, Esq.

  
  

SPACE ABOVE THIS LINE FOR RECORDER’S USE 

This SUBORDINATION, NON-DISTURBANCE, AND ATTORNMENT AGREEMENT (the
“Agreement”) is dated as of [                    ], and is by and among AP3-SD1
CAMPUS POINT LLC and AP3-SD2 4224 CAMPUS POINT LLC, each a Delaware limited liability company, each having an office at Attention: W. Neil Fox, III, 4380 La Jolla Village Drive, Suite 230, San Diego,
California 92122 (“Landlord”), Poseida Therapeutics, Inc., a Delaware corporation (“Tenant”), and TPG RE FINANCE, LTD., an exempted company organized under the laws of the Cayman Islands, having an
office at 888 7th Avenue, 35th Floor, New York, New York 10106, as agent (in such capacity, together with its successors and assigns, the
“Agent”) for TPG RE FINANCE 1, LTD., an exempted company organized under the laws of the Cayman Islands, having an office at 888 7th Avenue, 35th Floor, New York, New York 10106, and such other co-lenders as may exist from time to time (together with their successors and assigns,
“Lender”). 
 WHEREAS, Lender has made or intends to make a loan to Landlord (the
“Loan”), which Loan shall be evidenced by one or more promissory notes (as the same may be amended, modified, restated, severed, consolidated, renewed, replaced, or supplemented from time to time, the
“Promissory Note”) and secured by, among other things, that certain Deed of Trust, Assignment of Leases and Rents, Security Agreement and Fixture Filing (as the same may be amended, restated, replaced, severed, split,
supplemented or otherwise modified from time to time, the “Mortgage”) encumbering the real property located at 4224 Campus Point, 4242 Campus Point, 4244 Campus Point and 10210 Campus Point, San Diego, California 92121, and
more particularly described on Exhibit A annexed hereto and made a part hereof (the “Property”); 

WHEREAS, by a lease agreement (the “Lease”) dated
[                    ,             ], between Landlord (or Landlord’s predecessor in
title) and Tenant, Landlord leased to Tenant a portion of the Property, as said portion is more particularly described in the Lease (such portion of the Property hereinafter referred to as the “Premises”); 

WHEREAS, Tenant acknowledges that Lender will rely on this Agreement in making the Loan to Landlord; and 

WHEREAS, Lender and Tenant desire to evidence their understanding with respect to the Mortgage and the Lease as hereinafter
provided. 
 NOW, THEREFORE, in consideration of the mutual agreements hereinafter set forth, the parties
hereto hereby agree as follows: 
 1. Tenant covenants, stipulates and agrees that the Lease and all of Tenant’s right, title and
interest in and to the Property thereunder (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) is hereby, and shall at all times continue
to be, subordinated and made secondary and inferior in each and every respect to the Mortgage and the lien thereof, to all of the terms, conditions and provisions thereof and to any and all advances made or to be made thereunder, so that at all
times the Mortgage shall be and remain a lien on the Property prior to and superior to the Lease for all purposes, subject to the provisions set forth herein. Subordination is to have the same force and effect as if the Mortgage and such renewals,
modifications, consolidations, replacements and extensions had been executed, acknowledged, delivered and recorded prior to the Lease, any amendments or modifications thereof and any notice thereof. 

2. So long as no default by Tenant exists, nor any event has continued to exist, in either case for such period of time (after notice, if any,
required by the Lease) as would entitle Landlord under the Lease to terminate the Lease or would cause, without any further action of Landlord, the termination of the Lease or would entitle Landlord to dispossess Tenant thereunder, the Lease shall
not be terminated nor shall Tenant’s use, possession, or enjoyment of the Premises be interfered with, nor shall the leasehold estate granted by the Lease be affected in any foreclosure or in any action or proceeding instituted under or in
connection with the Mortgage. 
 3. If, at any time Agent or Lender (or any person, or such person’s successors or assigns, who acquires
the interest of Landlord under the Lease through foreclosure of the Mortgage or otherwise) shall succeed to the rights of Landlord under the Lease as a result of a default or event of default under the Mortgage, Tenant shall 

  
 EXHIBIT E 

-1- 

 attorn to and recognize such person so succeeding to the rights of Landlord under the Lease (herein
sometimes called “Successor Landlord”) as Tenant’s landlord under the Lease, said attornment to be effective and self-operative without the execution of any further instruments. Although said attornment shall be
self-operative, Tenant agrees to execute and deliver to Agent or to any Successor Landlord, such other instrument or instruments as Agent or such other person shall from time to time request in order to confirm said attornment. 

4. Landlord authorizes and directs Tenant to honor any written demand or notice from Agent instructing Tenant to pay rent or other sums to
Agent rather than Landlord (a “Payment Demand”), regardless of any other or contrary notice or instruction which Tenant may receive from Landlord before or after Tenant’s receipt of such Payment Demand. Tenant may rely
upon any notice, instruction, Payment Demand, certificate, consent or other document from, and signed by, Agent and shall have no duty to Landlord to investigate the same or the circumstances under which the same was given. Any payment made by
Tenant to Agent or in response to a Payment Demand shall be deemed proper payment by Tenant of such sum pursuant to the Lease. 
 5. If Agent
or Lender shall become the owner of the Property or the Property shall be sold by reason of foreclosure or other proceedings brought to enforce the Mortgage or if the Property shall be transferred by deed in lieu of foreclosure, Agent, Lender, or
any Successor Landlord shall not be: 
 (a) liable for any act or omission of any prior landlord (including Landlord) or bound by any
obligation to make any payment to Tenant which was required to be made prior to the time Agent succeeded to any prior landlord (including Landlord); or 

(b) obligated to cure any defaults of any prior landlord (including Landlord) which occurred, or to make any payment to Tenant which was
required to be paid by any prior landlord (including Landlord), prior to the time that Agent, Lender, or any Successor Landlord succeeded to the interest of such landlord under the Lease; or 

(c) obligated to perform any construction obligations of any prior landlord (including Landlord) under the Lease or liable for any defects
(latent, patent or otherwise) in the design, workmanship, materials, construction or otherwise with respect to improvements and buildings constructed on the Property; or 

(d) subject to any offsets, defenses or counterclaims which Tenant may be entitled to assert against any prior landlord (including Landlord);
or 
 (e) bound by any payment of rent or additional rent by Tenant to any prior landlord (including Landlord) for more than one month in
advance; or 
 (f) bound by any amendment, modification, termination or surrender of the Lease made without the written consent of Agent; or

 (g) liable or responsible for or with respect to the retention, application and/or return to Tenant of any security deposit paid to any
prior landlord (including Landlord), whether or not still held by such prior landlord, unless and until Agent or any Successor Landlord has actually received said deposit for its own account as the landlord under the Lease as security for the
performance of Tenant’s obligation under the Lease (which deposit shall, nonetheless, be held subject to the provisions of the Lease). 

Notwithstanding anything to the contrary in this Agreement, nothing in this Agreement shall limit either (A) Tenant’s right to exercise against
Agent, Lender, or any Successor Landlord any rights under the Lease otherwise available to Tenant because of events occurring after the date of attornment or (B) Agent’s, Lender’s or any Successor Landlord’s obligation to correct
any conditions that existed as of the date of attornment and violate Agent’s, Lender’s, or any Successor Landlord’s continuing obligations arising after the date of attornment as landlord under the Lease. 

6. Tenant hereby represents, warrants, covenants and agrees to and with Agent: 

(a) to deliver to Agent, by certified mail, return receipt requested, a duplicate of each notice of default delivered by Tenant to Landlord at
the same time as such notice is given to Landlord and no such notice of default shall be deemed given by Tenant under the Lease unless and until a copy of such notice shall have been so delivered to Agent. Agent or Lender shall have the right (but
shall not be obligated) to cure such default. Tenant shall accept performance by Agent or Lender of any term, covenant, condition or agreement to be performed by Landlord under the Lease with the same force and effect as though performed by
Landlord. Tenant further agrees to afford Agent or Lender a period of thirty (30) days beyond any period afforded to Landlord for the curing of such default during which period Agent or Lender may elect (but shall not be obligated) to seek to
cure such default, or, if such default cannot be cured within that time, then such additional time as may be necessary to cure such default (including but not limited to commencement of foreclosure proceedings) during which period Agent or Lender
may elect (but shall not be obligated) to seek to cure such default, prior to taking any action to terminate the Lease. If the Lease shall terminate for any reason, upon Agent’s written request given within thirty (30) days after such
termination, Tenant, within fifteen (15) days after such request, shall execute and deliver to Agent a new lease of the Premises for the remainder of the term of the Lease and upon all of the same terms, covenants and conditions of the Lease;

 (b) that Tenant is the sole owner of the leasehold estate created by the Lease; and 

(c) to promptly certify in writing to Agent, in connection with any proposed assignment of the Mortgage, whether or not any default on the part
of Landlord then exists under the Lease and to deliver to Agent any tenant estoppel certificates required under the Lease. 

  
 EXHIBIT E 

-2- 

 7. Tenant acknowledges that the interest of Landlord under the Lease is assigned to Agent
solely as security for the Promissory Note, and Agent shall have no duty, liability or obligation under the Lease or any extension or renewal thereof, unless Agent shall specifically undertake such liability in writing or Agent becomes and then only
with respect to periods in which Agent becomes, the fee owner of the Property. 
 8. This Agreement shall be governed by and construed in
accordance with the laws of the State in which the Premises is located (excluding the choice of law rules thereof). 
 9. This Agreement and
each and every covenant, agreement and other provisions hereof shall be binding upon and shall inure to the benefit of the parties hereto and their respective successors and assigns (including, without limitation, any successor holder of the
Promissory Note) and may be amended, supplemented, waived or modified only by an instrument in writing executed by the party against which enforcement of the termination, amendment, supplement, waiver or modification is sought. 

10. All notices to be given under this Agreement shall be in writing and shall be deemed served upon receipt by the addressee if served
personally or, if mailed, upon the first to occur of receipt or the refusal of delivery as shown on a return receipt, after deposit in the United States Postal Service certified mail, postage prepaid, addressed to the address of Landlord, Tenant, or
Agent appearing below. Such addresses may be changed by notice given in the same manner. If any party consists of multiple individuals or entities, then notice to any one of same shall be deemed notice to such party. 

 

			
	 If to Agent:
	  	 TPG RE Finance, Ltd.

		  	 888 7th Avenue,
35th Floor

		  	 New York, NY 10106

		  	 Attention: Ian McColough

		  	 Facsimile No. (212) 430-4131

		  	 Email: imccolough@tpg.com

		
	 with a copy to:
	  	 Gibson Dunn & Crutcher LLP

		  	 200 Park Avenue

		  	 New York, NY 10166

		  	 Attention: Eric M. Feuerstein, Esq.

		  	 Facsimile No. (212) 351-5223

		  	 Email: efeuerstein@gibsondunn.com

		
	 with a copy to:
	  	 Hanover Street Capital, LLC

		  	 48 Wall Street, 14th Floor

		  	 New York, NY 10005

		  	 Attention: Amy Sinensky

		  	 Facsimile
No. 212-380-9405

		  	 Email: amy.sinensky@hanoverstcap.com

		
	 If to Tenant:
	  	 Poseida Therapeutics, Inc.

		  	 4250 Executive Square, Suite 900

		  	 La Jolla, California 92037

		  	 Attention: Nishan de Silva, M.D.

		  	 (Prior to Lease Commencement Date under the Lease)

		
	 With a copy to:
	  	 Cooley LLP

		  	 4401 Eastgate Mall

		  	 San Diego, CA 92121

		  	 Attention: Michael Levinson, Esq.

		
		  	 Or

		
		  	 Poseida Therapeutics, Inc.

4242 Campus Point Court, Suite 700

		  	 San Diego, California 92121

		  	 Attention: Nishan de Silva, M.D.

		  	 (After Lease Commencement Date under the Lease)

		
	 With a copy to:
	  	 Cooley LLP

		  	 4401 Eastgate Mall

		  	 San Diego, CA 92121

		  	 Attention: Michael Levinson, Esq.

  
 EXHIBIT E 

-3- 

			
	 If to Landlord
	  	 AP3-SD1 Campus Point LLC

		  	 4380 La Jolla Village Drive, Suite 230

		  	 San Diego, California 92122

		  	 Attention: W. Neil Fox, III

		  	 Email: fox@p3re.com

		
		  	 AP3-SD2 4224 Campus Point LLC

		  	 4380 La Jolla Village Drive, Suite 230

		  	 San Diego, California 92122

		  	 Attention: W. Neil Fox, III

		  	 Email: fox@p3re.com

		
	 with a copy to:
	  	 Ropes & Gray LLP

		  	 Prudential Tower, 800 Boylston Street

		  	 Boston, Massachusetts 02199-3600

		  	 Attention: Marc D. Lazar, Esq.

		  	 Email: marc.lazar@ropesgray.com

 11. If this Agreement conflicts with the Lease, then this Agreement shall govern as between the parties
and any Successor Landlord, including upon any attornment pursuant to this Agreement. This Agreement supersedes, and constitutes full compliance with, any provisions in the Lease that provide for subordination of the Lease to, or for delivery of
nondisturbance agreements by the holder of, the Mortgage. 
 12. In the event Agent or Lender shall acquire Landlord’s interest in the
Premises, Tenant shall look only to the estate and interest, if any, of Agent or Lender in the Property for the satisfaction of Tenant’s remedies for the collection of a judgment (or other judicial process) requiring the payment of money in the
event of any default by Agent or Lender as a Successor Landlord under the Lease or under this Agreement, and no other property or assets of Agent or Lender shall be subject to levy, execution or other enforcement procedure for the satisfaction of
Tenant’s remedies under or with respect to the Lease, the relationship of the landlord and tenant under the Lease or Tenant’s use or occupancy of the Premises or any claim arising under this Agreement. 

13. If any provision of this Agreement is held to be invalid or unenforceable by a court of competent jurisdiction, such provision shall be
deemed modified to the extent necessary to be enforceable, or if such modification is not practicable, such provision shall be deemed deleted from this Agreement, and the other provisions of this Agreement shall remain in full force and effect, and
shall be liberally construed in favor of Agent. 
 14. This Agreement may be executed in any number of counterparts, each of which shall be
deemed an original and all of which together shall constitute one and the same instrument. 
 [REMAINDER OF
PAGE INTENTIONALLY LEFT BLANK] 

  
 EXHIBIT E 

-4- 

 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to
be executed as of the date first above written. 
  

			
	TENANT:
	
	 POSEIDA THERAPEUTICS, INC.,
a Delaware corporation

		
	 By:
	 	  

		 	 Name:

		 	 Title:

	
	LANDLORD:
	
	 AP3-SD1 CAMPUS POINT LLC,
a Delaware limited liability
company

		
	 By:
	 	
                  
   

		 	 Name:

		 	 Title:

	
	 AP3-SD2 4224 CAMPUS POINT LLC,
a Delaware limited liability
company

		
	 By:
	 	
                  
   

		 	 Name:

		 	 Title:

	
	AGENT:
	
	 TPG RE FINANCE, LTD.,

	
	 an exempted company incorporated with limited liability under the laws of the Cayman Islands

		
	 By:
	 	
                 

		 	 Name:

		 	 Title:

  
 EXHIBIT E 

-5- 

			
	  
 A
notary public or other officer completing this
 certificate verifies only the identity of the

individual who signed the document to which this

certificate is attached, and not the truthfulness,

accuracy, or validity of that document.
  
	 	

 State of
[                            ] 

County of
[                            ] 

On
[                                ], 2016, before me,
                                         
                                         
                                         
     , 
 (here insert name and title of officer) 

personally
appeared                    , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to
the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s)
acted, executed the instrument. 
 I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph
is true and correct. 
 WITNESS my hand and official seal. 

Signature
                                         
                           (Seal) 

  
 EXHIBIT E 

-6- 

			
	  
 A
notary public or other officer completing this
 certificate verifies only the identity of the

individual who signed the document to which this

certificate is attached, and not the truthfulness,

accuracy, or validity of that document.
  

 
	  	

 State of
[                                        ] 

County of
[                                        ] 

On
[                                    ], 2016, before
me,                                         
                                         
                                         
         , 
 (here insert name and title of officer) 

personally appeared                    
, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and
that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. 

WITNESS my hand and official seal. 

Signature
                                         
                                         
                       (Seal) 

  
 EXHIBIT E 

-7- 

 STATE OF
                                         
                       ) 

                     
                                         
              ) ss. 
 COUNTY
OF                                         
    ) 
 On the          day of
                     in the year 2016 before me, the undersigned, a Notary Public in and for said State, 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 he executed the same in his capacity, and that by his signature on the instrument, the individual, or the person upon behalf of which the individual
acted, executed the instrument. 
  

							
	 (Notarial Seal)
	 		 		 	  

		 		 		 	Notary Public

  

	
	 STATE OF
                                         
                        )

	
                       
                                         
                     ) ss.

	 COUNTY OF
                                         
       )

 On the          day of
                     in the year 2016 before me, the undersigned, a Notary Public in and for said State, 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 he executed the same in his capacity, and that by his signature on the instrument, the individual,
or the person upon behalf of which the individual acted, executed the instrument. 
  

							
	 (Notarial Seal)
	 		 		 	  

		 		 		 	Notary Public

  
 EXHIBIT E 

-8- 

 EXHIBIT A to EXHIBIT E 

Legal Description of Property 
 Real property in
the City of San Diego, County of San Diego, State of California, described as follows: 
 PARCEL ONE: 

PARCEL A: 
 PARCEL 3 OF PARCEL MAP NO. 20824, IN THE CITY OF SAN
DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, AS PER THE MAP THEREOF FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, CALIFORNIA, ON SEPTEMBER 21, 2010 AS INSTRUMENT NO. 2010-0500181 OF OFFICIAL RECORDS, IN THE OFFICE OF THE
COUNTY RECORDER OF SAN DIEGO COUNTY, CALIFORNIA. 
 EXCEPTING THEREFROM ALL OIL, GAS, HYDROCARBON SUBSTANCES AND MINERALS OF EVERY KIND AND CHARACTER LYING
MORE THAN 500 FEET BELOW THE SURFACE, TOGETHER WITH THE RIGHT TO DRILL INTO, THROUGH, AND TO USE AND OCCUPY ALL PARTS OF THE SITE LYING MORE THAN 500 FEET BELOW THE SURFACE THEREOF FOR ANY AND ALL PURPOSES INCIDENTAL TO THE EXPLORATION FOR ANY
PRODUCTION OF OIL, GAS, HYDROCARBON SUBSTANCES OR MINERAL FROM THE SITE, BUT WITHOUT, HOWEVER, ANY RIGHT TO USE OR DISTURB EITHER THE SURFACE OF THE SITE OR ANY PORTION THEREOF WITHIN 500 FEET OF THE SURFACE FOR ANY PURPOSE OR PURPOSES WHATSOEVER,
AS RESERVED IN DEED FROM THE CITY OF SAN DIEGO, RECORDED APRIL 1, 1983 AS FILE NO. 83-103384 AND OCTOBER 5, 1984 AS FILE NO. 84-379481, BOTH OF OFFICIAL
RECORDS. 
 PARCEL B: 
 PERPETUAL NON-EXCLUSIVE EASEMENTS FOR ACCESS, STORM DRAIN AND PARKING AND INCIDENTAL PURPOSES, AS CONVEYED, SET FORTH AND DESCRIBED IN THAT CERTAIN RECIPROCAL EASEMENT AND MAINTENANCE AGREEMENT DATED AS OF FEBRUARY 1,
2011, MADE BY AND AMONG CAMPUS POINT REALTY CORPORATION, A CALIFORNIA CORPORATION, MIG OFFICE PROPERTIES I, LLC, A DELAWARE LIMITED LIABILITY COMPANY AND SCIENCE APPLICATIONS INTERNATIONAL CORPORATION, UNDER THEIR TERMS AND PROVISIONS AS CONTAINED
THEREIN, RECORDED FEBRUARY 01, 2011, AS INSTRUMENT NO. 2011-0061146 AND RE-RECORDED FEBRUARY 24, 2011 AS INSTRUMENT NO. 2011-0102151 AND AMENDED BY DOCUMENT RECORDED FEBRUARY 12, 2013 AS INSTRUMENT
NO. 2013-0094397 ALL OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, CALIFORNIA. 
 PARCEL C: 

A PERPETUAL AND EXCLUSIVE EASEMENT ON, OVER AND ACROSS THE PARKING AREA AS APPURTENANT TO THE PROPERTY DESCRIBED ABOVE IN PARCEL A, AS SET FORTH, CONVEYED AND
DESCRIBED PURSUANT TO THE TERMS AND PROVISIONS OF THAT CERTAIN PARKING EASEMENT AGREEMENT RECORDED NOVEMBER 18, 2014 AS INSTRUMENT NO. 2014-0501702 OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, CALIFORNIA. 

  
 EXHIBIT A to 

EXHIBIT E 
 -1- 

 PARCEL TWO: 

PARCEL A: 
 PARCEL 4 OF PARCEL MAP NO. 20824, IN THE CITY OF SAN
DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, AS PER THE MAP THEREOF FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, CALIFORNIA, ON SEPTEMBER 21, 2010 AS INSTRUMENT NO. 2010-0500181 OF OFFICIAL RECORDS, IN THE OFFICE OF THE
COUNTY RECORDER OF SAN DIEGO COUNTY, CALIFORNIA. 
 EXCEPTING THEREFROM ALL OIL, GAS, HYDROCARBON SUBSTANCES AND MINERALS OF EVERY KIND AND CHARACTER LYING
MORE THAN 500 FEET BELOW THE SURFACE, TOGETHER WITH THE RIGHT TO DRILL INTO, THROUGH, AND TO USE AND OCCUPY ALL PARTS OF THE SITE LYING MORE THAN 500 FEET BELOW THE SURFACE THEREOF FOR ANY AND ALL PURPOSES INCIDENTAL TO THE EXPLORATION FOR ANY
PRODUCTION OF OIL, GAS, HYDROCARBON SUBSTANCES OR MINERAL FROM THE SITE, BUT WITHOUT, HOWEVER, ANY RIGHT TO USE OR DISTURB EITHER THE SURFACE OF THE SITE OR ANY PORTION THEREOF WITHIN 500 FEET OF THE SURFACE FOR ANY PURPOSE OR PURPOSES WHATSOEVER,
AS RESERVED IN DEED FROM THE CITY OF SAN DIEGO, RECORDED APRIL 1, 1983 AS FILE NO. 83-103384 AND OCTOBER 5, 1984 AS FILE NO. 84-379481, AND RECORDED
AUGUST 14, 1987 AS FILE NOS. 87-462262 AND 87-462263, ALL OF OFFICIAL RECORDS. 

PARCEL B: 
 NON-EXCLUSIVE
EASEMENTS AS SET FORTH IN THAT CERTAIN RECIPROCAL EASEMENT AND MAINTENANCE AGREEMENT RECORDED FEBRUARY 1, 2011 AS INSTRUMENT NO. 2011-0061146 AND RE-RECORDED FEBRUARY 24, 2011 AS INSTRUMENT NO.
2011-0102151 AND AS AMENDED BY THAT CERTAIN FIRST AMENDMENT TO RECIPROCAL EASEMENT AND MAINTENANCE AGREEMENT RECORDED FEBRUARY 12, 2013 AS INSTRUMENT NO. 2013-0094397, ALL OF OFFICIAL RECORDS. 

  
 EXHIBIT A to 

EXHIBIT E 
 -2- 

 PARCEL THREE: 

PARCEL A: 
 PARCEL 1 OF PARCEL MAP NO. 12822, IN THE CITY OF SAN
DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 22, 1983. 
 EXCEPT THEREFROM ALL
OIL, GAS, HYDROCARBON SUBSTANCES AND MINERALS OF EVERY KIND AND CHARACTER LYING MORE THAN 500 FEET BELOW THE SURFACE, TOGETHER WITH THE RIGHT TO DRILL INTO, THROUGH AND TO USE AND OCCUPY ALL PARTS OF THE SITE LYING MORE THAN 500 FEET BELOW THE
SURFACE THEREOF FOR ANY AND ALL PURPOSES INCIDENTAL TO THE EXPLORATION FOR AND PRODUCTION OF OIL, GAS, HYDROCARBON, SUBSTANCES OR MINERAL FROM THE SITE, BUT WITHOUT, HOWEVER, ANY RIGHT TO USE OR DISTURB EITHER THE SURFACE OF THE SITE OR ANY PORTION
THEREOF WITHIN 500 FEET OF THE SURFACE FOR ANY PURPOSE OR PURPOSES WHATSOEVER, AS RESERVED BY CITY OF SAN DIEGO IN DOCUMENT RECORDED APRIL 1, 1983 AS FILE NO. 83-103384 OF OFFICIAL RECORDS. 

PARCEL B: 
 PERPETUAL EASEMENTS FOR ACCESS, STORM DRAIN, PARKING
AND OTHER EASEMENTS BENEFITING PARCEL A REFERENCED ABOVE, AND INCIDENTAL PURPOSES, AS CONVEYED, SET FORTH AND DESCRIBED IN THAT CERTAIN RECIPROCAL EASEMENT AND MAINTENANCE AGREEMENT DATED AS OF FEBRUARY 1, 2011, MADE BY AND AMONG CAMPUS POINT
REALTY CORPORATION, A CALIFORNIA CORPORATION, MIG OFFICE PROPERTIES I, LLC, A DELAWARE LIMITED LIABILITY COMPANY AND SCIENCE APPLICATIONS INTERNATIONAL CORPORATION, UNDER THEIR TERMS AND PROVISIONS AS CONTAINED THEREIN, RECORDED FEBRUARY 1,
2011 AS INSTRUMENT NO. 2011-0061146, AND RE-RECORDED ON FEBRUARY 24, 2011 AS INSTRUMENT NO. 2011- 0102151, TOGETHER WITH THAT CERTAIN FIRST AMENDMENT TO RECIPROCAL EASEMENT AND MAINTENANCE AGREEMENT, MADE
BY AND AMONG CAMPUS POINT REALTY CORPORATION, A CALIFORNIA CORPORATION; 4224 CAMPUS POINT COURT, LLC, A DELAWARE LIMITED LIABILITY COMPANY; 4110 CAMPUS POINT COURT, LLC, A DELAWARE LIMITED LIABILITY COMPANY; SCIENCE APPLICATIONS INTERNATIONAL
CORPORATION AND WALTON/GREENLAW CAMPUS POINT HOLDINGS VI, L.L.C, A DELAWARE LIMITED LIABILITY COMPANY, RECORDED FEBRUARY 13, 2013 AS INSTRUMENT NO. 2013-0094397, ALL OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY,
CALIFORNIA.

  
 EXHIBIT A to 

EXHIBIT E 
 -3- 

 RIDER 1 

EXTENSION OPTION RIDER 

This Extension Option Rider (“Extension Rider”) is attached to and made a part of the Lease by and between
Landlord and Tenant. The agreements set forth in this Extension Rider shall have the same force and effect as if set forth in the Lease. To the extent the terms of this Extension Rider are inconsistent with the terms of the Lease, the terms of this
Extension Rider shall control. 
 1. Extension Option. Landlord hereby grants Tenant one (1) option (the
“Extension Option”) to extend the Lease Term for a period of five (5) years (the “Option Term”), which option shall be exercisable only by written Exercise Notice (as defined below) delivered by Tenant to
Landlord as provided below. Upon the proper exercise of the Extension Option, the Lease Term shall be extended for the Option Term. Notwithstanding the foregoing, at Landlord’s option, in addition to any other remedies available to Landlord
under the Lease, at law or in equity, the Extension Option shall not be deemed properly exercised if as of the date of delivery of the Exercise Notice (as defined below) by Tenant is in default under the Lease beyond all applicable notice and cure
periods. The Extension Option is personal to the Original Tenant (or any Affiliate Assignee) and may only be exercised by the Original Tenant (or any Affiliate Assignee but not any other assignee, sublessee or other transferee of Tenant’s
interest in the Lease) if the Original Tenant (or any Affiliate Assignee) occupies the entire Premises as of the date of Tenant’s delivery of the Exercise Notice. 

2. Option Rent. The annual Base Rent payable by Tenant during the Option Term (the “Option Rent”) shall
be equal to the greater of: (i) the annual Base Rent payable by Tenant during the last year of the initial Lease Term; or (ii) the Fair Market Rental Rate for comparable office/laboratory space in the San Diego market. As used herein, the
“Fair Market Rental Rate” shall mean the annual base rent at which tenants, as of the commencement of the Option Term, will be leasing non-sublease space comparable in size, location
(including views) and quality to the Premises for a comparable term as the Option Term, which comparable space is located in the Building, the Other Existing Buildings in the Project and in other comparable first-class biotechnology buildings in the
UTC/Eastgate submarket of San Diego County, taking into consideration all free rent and other out-of-pocket concessions generally being granted at such time for such
comparable space for the Option Term (including, without limitation, any tenant improvement allowance provided for such comparable space, with the amount of such tenant improvement allowance to be provided for the Premises during the Option Term to
be determined after taking into account the age, quality and layout of the tenant improvements in the Premises as of the commencement of the Option Term with consideration given to the fact that the improvements existing in the Premises are
specifically suitable to Tenant). All other terms and conditions of the Lease shall apply throughout the Option Term; however, Tenant shall, in no event, have the option to extend the Lease Term beyond the Option Term described in Section 1
above. 
 3. Exercise of Option. The Extension Option shall be exercised by Tenant, if at all, only in the following
manner: (i) Tenant shall deliver written notice (“Interest Notice”) to Landlord not more than fifteen (15) months nor less than fourteen (14) months prior to the expiration of the initial Lease Term stating that
Tenant may be interested in exercising the Extension Option; (ii) Landlord, after receipt of Tenant’s notice, shall deliver notice (the “Option Rent Notice”) to Tenant not less than one (1) month after receipt
of the Interest Notice setting forth the Option Rent; and (iii) if Tenant wishes to exercise the Extension Option, Tenant shall, on or before the date (the “Exercise Date”) which is no later than the later of (A) twelve
(12) months prior to the expiration of the initial Lease Term and (B) one month after receipt of the Option Rent Notice, exercise the Extension Option by delivering written notice (“Exercise Notice”) thereof to Landlord.
Tenant’s failure to deliver the Interest Notice or Exercise Notice on or before the applicable delivery dates therefore specified hereinabove shall be deemed to constitute Tenant’s waiver of the Extension Option. 

4. Determination of Option Rent. If Tenant timely and appropriately objects in its Exercise Notice to Landlord to the
Fair Market Rental Rate for the Option Term initially determined by Landlord, then Landlord and Tenant shall attempt in good faith to agree upon the Fair Market Rental Rate. If Landlord and Tenant fail to reach agreement within ten
(10) business days following Tenant’s delivery of such Exercise Notice (the “Outside Agreement Date”), then each party shall submit to the other party a separate written determination of the Fair Market Rental Rate within
fifteen (15) business days after the Outside Agreement Date, and such determinations shall be submitted to arbitration in accordance with the provisions of Sections 4.1 through 4.7 below. The failure of Tenant or Landlord to submit a written
determination of the Fair Market Rental Rate within such fifteen (15) business day period shall conclusively be deemed to be such party’s approval of the Fair Market Rental Rate submitted within such fifteen (15) business day period
by the other party. 
 4.1 Landlord and Tenant shall each appoint one (1) arbitrator who shall by profession be an
independent real estate broker who shall have no ongoing relationship with Tenant or Landlord and who shall have been active over the five (5) year period ending on the date of such appointment in the leasing of first class office buildings in
the UTC/Eastside submarket of San Diego County. The determination of the arbitrators shall be limited solely to the issue of whether Landlord’s or Tenant’s submitted Fair Market Rental Rate is the closer to the actual Fair Market Rental
Rate as determined by the arbitrators, taking into account the requirements with respect thereto set forth in Section 2 above. Each such arbitrator shall be appointed within fifteen (15) days after the Outside Agreement Date. 

4.2 The two (2) arbitrators so appointed shall, within fifteen (15) days of the date of the appointment of the last
appointed arbitrator, agree upon and appoint a third arbitrator who shall be qualified under the same criteria set forth hereinabove for qualification of the initial two (2) arbitrators. 

  
 RIDER 1 

-1- 

 4.3 The three (3) arbitrators shall, within thirty (30) days of
the appointment of the third arbitrator, reach a decision as to which of Landlord’s or Tenant’s submitted Fair Market Rental Rate is closer to the actual Fair Market Rental Rate and shall select such closer determination as the Fair Market
Rental Rate and notify Landlord and Tenant thereof. 
 4.4 The decision of the majority of the three (3) arbitrators
shall be binding upon Landlord and Tenant. 
 4.5 If either Landlord or Tenant fails to appoint an arbitrator within the time
period specified in Section 4.1 hereinabove, the arbitrator appointed by one of them shall reach a decision, notify Landlord and Tenant thereof, and such arbitrator’s decision shall be binding upon Landlord and Tenant. 

4.6 If the two (2) arbitrators fail to agree upon and appoint a third arbitrator, within the time period provided in
Section 4.2 above, then the parties shall mutually select the third arbitrator. If Landlord and Tenant are unable to agree upon the third arbitrator within ten (10) days after the fifteen (15) day period described in Section 4.2
above, then either party may, upon at least five (5) days’ prior written notice to the other party, request the Presiding Judge of the San Diego County Superior Court, acting in his private and nonjudicial capacity, to appoint the third
arbitrator. Following the appointment of the third arbitrator, the panel of arbitrators shall within thirty (30) days thereafter reach a decision as to whether Landlord’s or Tenant’s submitted Fair Market Rental Rate shall be used and
shall notify Landlord and Tenant thereof. 
 4.7 The cost of the arbitrators and the arbitration proceeding shall be paid by
the non prevailing party. 

  
 RIDER 1 

-2- 

 CONFIRMATION OF LEASE TERMS 

This CONFIRMATION OF LEASE TERMS (“Confirmation”) is made and entered into effective as of July 6, 2016,
by and between AP3-SD1 CAMPUS POINT LLC, a Delaware limited liability company (“Landlord”) and POSEIDA THERAPEUTICS, INC., a Delaware corporation (“Tenant”). 

R E C I T A L S: 

A. Landlord and Tenant entered into that certain Lease dated as of March 3, 2016 (the “Lease”) pursuant
to which Landlord leased to Tenant and Tenant leased from Landlord certain “Premises”, as described in the Lease, in that certain building located at 4242 Campus Point Court, Suite 700, San Diego, California 92121. 

B. Except as otherwise set forth herein, all capitalized terms used in this Amendment shall have the same meaning as such terms
have in the Lease. 
 C. Landlord and Tenant desire to amend the Lease to confirm the commencement and expiration dates of
the term, as hereinafter provided. 
 NOW, THEREFORE, in consideration of the foregoing Recitals and the mutual covenants
contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows: 

1. Confirmation of Dates. The parties hereby confirm that (a) the Premises are Ready for Occupancy, and
(b) the term of the Lease commenced as of June 30, 2016 for a term of one hundred twenty-six (126) months ending on December 31, 2026 (unless sooner terminated as provided in the Lease.
Tenant shall commence to pay rent on June 30, 2016 (“Rent Commencement Date”). 
 2. No Further
Modification. Except as set forth in this Confirmation, all of the terms and provisions of the Lease shall remain unmodified and in force and effect. 

IN WITNESS WHEREOF, this Confirmation has been executed as of the day and year first above written. 

 

			
	 “Landlord”:

	
	 AP3-SD1 CAMPUS POINT LLC,

	 a Delaware limited liability company

		
	 By:
	 	 /s/ W. Neil Fox, III

	 Name:
	 	 W. Neil Fox, III

	 Its:
	 	 Chief Executive Officer

	
	 “Tenant”:

	
	 POSEIDA THERAPEUTICS, INC.,

	 a Delaware corporation

		
	 By:
	 	 /s/ Nishan de Silva

	 Name:
	 	 Nishan de Silva

	 Its:
	 	 President and Secretary

 FIRST AMENDMENT TO LEASE 

This FIRST AMENDMENT TO LEASE (“First Amendment”) is made and entered into effective as of November 4,
2016, by and between AP3-SD1 CAMPUS POINT LLC, a Delaware limited liability company (“Landlord”) and POSEIDA THERAPEUTICS, INC., a Delaware corporation (“Tenant”). 

R E C I T A L S: 

A. Landlord and Tenant entered into that certain Lease dated as of March 3, 2016 (the “Original Lease”),
as amended by that certain Confirmation of Lease Terms dated July 6, 2016 (“Confirmation”) pursuant to which Landlord leased to Tenant and Tenant leased from Landlord certain “Premises”, as described in the
Lease, in that certain building located at 4242 Campus Point Court, Suite 700, San Diego, California 92121. The Original Lease, Confirmation and this First Amendment shall hereinafter be referred to collectively as the “Lease”. 

B. The Building was recently remeasured resulting in a decrease in the total rentable square footage (“RSF”)
of the Building from 139,427 RSF to 132,873 RSF. Such remeasurement also resulted in a reduction in the total square footage of Tenant’s Premises from 16,210 RSF to 15,272 RSF. 

C. Landlord and Tenant now desire to amend the Lease to (i) accurately reflect the rentable square feet of the Building
and Premises, (ii) adjust the Base Rent and Tenant’s Share of Operating Expenses based on the reduction in RSF, (iii) provide an accurate depiction of Tenant’s Hazardous Material Storage Area in the Building, (iv) add a
Tenant Storage Cage Area to the Premises, and to further modify the terms and provisions of the Lease as set forth herein. 

D. Except as otherwise set forth herein, all capitalized terms used in this Amendment shall have the same meaning as such terms
have in the Lease. 
 R E C I T A L S: 

NOW, THEREFORE, in consideration of the foregoing Recitals and the mutual covenants contained herein, and for other good and
valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows: 

1. Remeasurement of Rentable Square Feet. 

a. Building. Landlord and Tenant hereby agree that the RSF of the “Building”, designated as 139,427 rentable
square feet in the Original Lease, shall hereinafter be 132,873 RSF and such square footage is hereby stipulated by Landlord and Tenant to be true and correct. 

b. Premises. Landlord and Tenant hereby agree that the square footage of the “Premises”, designated as 16,210
rentable square feet in the Original Lease, shall hereinafter be 15,272 rentable square feet and such square footage is hereby stipulated by Landlord and Tenant to be true and correct. In conjunction with the adjustment in square footage, the
following Sections 6.1, 8, 9, 10 and 12 of the Summary of Basic Lease Information are hereby deleted in their entirety and replaced with the following: 
  

					
	 “6.1 Premises:
	  	 15,272 rentable square feet of space located on (and consisting of the entirety of) the seventh (7th) floor of the Building
(as defined below), as depicted on Exhibit A attached hereto.

  

					
	 First Amendment to Lease
	  	-1-	  	 GENESIS CAMPUS POINT

Poseida Therapeutics, Inc.

 8. Base Rent (Article 3): 

 

							
	 Lease
Year/Months
	  	 Annual
Base Rent
	  	 Monthly Installment
of Base Rent
	  	 Monthly Rental Rate
per Rentable Square Foot

	 1-12*
	  	$723,892.80	  	$60,324.40	  	$3.95
	 13-24
	  	$745,884.48	  	$62,157.04	  	$4.07
	 25-36
	  	$767,876.16	  	$63,989.68	  	$4.19
	 37-48
	  	$791,700.48	  	$65,975.04	  	$4.32
	 49-60
	  	$815,524.80	  	$67,960.40	  	$4.45
	 61-72
	  	$839,349.12	  	$69,945.76	  	$4.58
	 73-84
	  	$865,006.08	  	$72,083.84	  	$4.72
	 85-96
	  	$890,663.04	  	$74,221.92	  	$4.86
	 97-108
	  	$916,320.00	  	$76,360.00	  	$5.00
	 109-120
	  	$943.809.60	  	$78,650.80	  	$5.15
	 121-126
	  	$973,131.84	  	$81,094.32	  	$5.31

  

	*	 Subject to abatement as provided in Article 3 of this Lease. 

 

			
	 9.  Tenant’s Share of Operating Expenses, Tax Expenses and
Utilities Costs (Section 4.2.6):
	  	 11.494% (15,272 rentable square feet within the Premises/132,873 rentable square feet within the Building).

		
	 10.  Security Deposit (Article 20):
	  	 $60,324.40.

		
	 12.  Parking (Article 23):
	  	 Total of forty-six (46) unreserved parking spaces (three (3) unreserved
parking spaces for every 1,000 rentable square feet of the Premises).”

 All other terms and provisions of the Summary of Basic Lease Information included in the Lease
shall remain unmodified and in full force and effect. 
 2. Building and Project. The first sentence of
Section 1.1.2 of the Lease is hereby modified, replacing “139,427” with “132,873” as the total number of RSF in the Building. 

3. Base Rent. The second sentence of Article 3 is hereby deleted in its entirety and replaced with the following: 

“Concurrently with Tenant’s execution of this Lease, Tenant shall deliver to Landlord an amount equal to Sixty
Thousand Three Hundred Twenty-Four and 40/100 Dollars ($60,324.40), which amount represents the Base Rent payable by Tenant for the Premises for the first (1st) full month of the Lease Term.”

 4. Hazardous Material Control Area. Exhibit A-2 of the Lease is
hereby deleted in its entirety and replaced with a new Exhibit A-2, attached hereto and incorporated herein by reference, depicting Tenant’s Hazardous Material Storage Area in Room 7 on the
first (1st) floor of the Building. 

  

					
	 First Amendment to Lease
	  	-2-	  	 GENESIS CAMPUS POINT

Poseida Therapeutics, Inc.

 5. Tenant Storage Cage Area. In addition to Tenant’s Hazardous
Material Storage Area, Landlord has agreed to provide, at no additional charge to Tenant during the Lease Term, a separate storage cage area for Tenant on the first (1st) floor of the Building
(“Tenant Storage Cage Area”), as more particularly depicted on Exhibit A-3, attached hereto and incorporated herein by reference. 

6. No Further Modification. Except as set forth in this First Amendment, all of the terms and provisions of the Lease
shall remain unmodified and in full force and effect. 
 [Remainder of Page Intentionally Left Blank; Signatures Follow] 

  

					
	 First Amendment to Lease
	  	-3-	  	 GENESIS CAMPUS POINT

Poseida Therapeutics, Inc.

 IN WITNESS WHEREOF, this First Amendment has been executed as of the day and
year first above written. 
  

			
	 “Landlord”:

	
	 AP3-SD1 CAMPUS POINT LLC,
a Delaware limited liability
company

		
	 By:
	 	 /s/ W. Neil Fox, III

	 Name:
	 	 W. Neil Fox, III

	 Its:
	 	 Chief Executive Officer

	
	 “Tenant”:

	
	 POSEIDA THERAPEUTICS, INC.,

	 a Delaware corporation

		
	 By:
	 	 /s/ Nishan de Silva

		 	 Name: Nishan de Silva

		 	 Its: President and Secretary

  

					
	 First Amendment to Lease
	  	-4-	  	 GENESIS CAMPUS POINT

Poseida Therapeutics, Inc.

 EXHIBIT A-2 

HAZARDOUS MATERIAL CONTROL AREA 
  

 

  

					
	     First Amendment to Lease
	  	 EXHIBIT A-2

-5-
	  	 GENESIS CAMPUS POINT

Poseida Therapeutics, Inc.

 EXHIBIT A-3 

TENANT STORAGE CAGE AREA 
  

 

  

					
	     First Amendment to Lease
	  	 EXHIBIT A-3

-6-
	  	 GENESIS CAMPUS POINT

Poseida Therapeutics, Inc.EX-10.15

 Exhibit 10.15 

LEASE 
 by and between 

BMR-9360-9390 TOWNE CENTRE LP, 

a Delaware limited partnership 

and 
 POSEIDA THERAPEUTICS, INC.,

 a Delaware corporation 
 BioMed
Realty form dated 11/10/17 

 Table of Contents 

 

							
	 1.
	 	Lease of Premises	  	 	1	 
			
	 2.
	 	Basic Lease Provisions	  	 	2	 
			
	 3.
	 	Term	  	 	5	 
			
	 4.
	 	Possession and Commencement Date	  	 	5	 
			
	 5.
	 	Condition of Premises	  	 	8	 
			
	 6.
	 	Rentable Area	  	 	9	 
			
	 7.
	 	Rent	  	 	10	 
			
	 8.
	 	Rent Adjustments	  	 	11	 
			
	 9.
	 	Operating Expenses	  	 	11	 
			
	 10.
	 	Taxes on Tenant’s Property	  	 	18	 
			
	 11.
	 	Security Deposit	  	 	19	 
			
	 12.
	 	Use	  	 	21	 
			
	 13.
	 	Rules and Regulations, CC&Rs, Parking Facilities and Common Area	  	 	25	 
			
	 14.
	 	Project Control by Landlord	  	 	26	 
			
	 15.
	 	Quiet Enjoyment	  	 	28	 
			
	 16.
	 	Utilities and Services	  	 	28	 
			
	 17.
	 	Alterations	  	 	32	 
			
	 18.
	 	Repairs and Maintenance	  	 	35	 
			
	 19.
	 	Liens	  	 	36	 
			
	 20.
	 	Estoppel Certificate	  	 	37	 
			
	 21.
	 	Hazardous Materials	  	 	38	 
			
	 22.
	 	Odors and Exhaust	  	 	42	 
			
	 23.
	 	Insurance	  	 	43	 
			
	 24.
	 	Damage or Destruction	  	 	47	 
			
	 25.
	 	Eminent Domain	  	 	50	 
			
	 26.
	 	Surrender	  	 	51	 
			
	 27.
	 	Holding Over	  	 	52	 
			
	 28.
	 	Indemnification and Exculpation	  	 	52	 
			
	 29.
	 	Assignment or Subletting	  	 	54	 
			
	 30.
	 	Subordination and Attornment	  	 	59	 

  
 i 

							
	 31.
	 	Defaults and Remedies	  	 	60	 
			
	 32.
	 	Bankruptcy	  	 	66	 
			
	 33.
	 	Brokers	  	 	67	 
			
	 34.
	 	Definition of Landlord	  	 	67	 
			
	 35.
	 	Limitation of Landlord’s Liability	  	 	68	 
			
	 36.
	 	Joint and Several Obligations	  	 	68	 
			
	 37.
	 	Representations	  	 	69	 
			
	 38.
	 	Confidentiality	  	 	69	 
			
	 39.
	 	Notices	  	 	70	 
			
	 40.
	 	Miscellaneous	  	 	70	 
			
	 41.
	 	Rooftop Installation Area	  	 	73	 
			
	 42.
	 	Options to Extend Term	  	 	74	 
			
	 43.
	 	Right of First Refusal	  	 	76	 
			
	 44.
	 	4575 Building Lease Option	  	 	78	 
			
	 45.
	 	Landlord Improvements	  	 	79	 
			
	 46.
	 	Amenities Facilities	  	 	80	 
			
	 47.
	 	Expansion Space	  	 	81	 
			
	 48.
	 	Hazardous Materials Shed	  	 	82	 

  

  
 ii 

 LEASE 

THIS LEASE (this “Lease”) is entered into as of this 1 day of October, 2018 (the “Execution
Date”), by and between BMR-9360-9390 TOWNE CENTRE LP, a Delaware limited partnership (“Landlord”), and POSEIDA THERAPEUTICS, INC., a Delaware corporation (“Tenant”).

 RECITALS 

A. WHEREAS, Landlord owns certain real property (the “Property”) and the improvements on the Property located
at 9360 and 9390 Towne Centre Drive, San Diego, California, including the buildings located thereon; and 
 B. WHEREAS,
Landlord wishes to lease to Tenant, and Tenant desires to lease from Landlord, certain premises (the “Premises”) located on the second (2nd) and third (3rd) floors of the building located at 9390 Towne Centre Drive, San Diego, California (the (“Building”), pursuant to the terms and conditions of this Lease, as detailed below. 

C. WHEREAS, an affiliate of Landlord, BMR-Eastgate Mall LP, a Delaware limited
partnership (the “4575 Owner”), owns certain real property located adjacent to the Property at 4575 Eastgate Mall, San Diego, California (the “4575 Property”), including the building located thereon (the
“4575 Building”). 
 AGREEMENT 

NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows: 
 1.
Lease of Premises. 
 1.1. Effective on the Term Commencement Date (as defined below), Landlord hereby leases to
Tenant, and Tenant hereby leases from Landlord, the Premises, as shown on Exhibit A attached hereto, for use by Tenant in accordance with the Permitted Use (as defined below) and no other uses. The Property, the 4575 Property and all
landscaping, parking facilities, private drives and other improvements and appurtenances related thereto, including the Building, the 4575 Building and other buildings located on the Property and the 4575 Property are hereinafter collectively
referred to as the “Project.” All portions of the Building that are for the non-exclusive use of the tenants of the Building only, and not the tenants of the Project generally, such as service
corridors, stairways, elevators, public restrooms and public lobbies (all to the extent located in the Building), are hereinafter referred to as “Building Common Area.” All portions of the Project that are from time to time
designated by Landlord (with respect to the Property) and the 4575 Owner (with respect to the 4575 Property) as being for the non-exclusive use of tenants of the Project generally, including driveways,
sidewalks, parking areas, landscaped areas, and (to the extent not located in a building, except as otherwise provided in 

 
Section 46) service corridors, stairways, elevators, public restrooms, public lobbies and upon the Amenities Facilities Opening Date (as defined below), the Amenities
Facilities (as defined in Exhibit J attached hereto) are hereinafter referred to as “Project Common Area.” The Building Common Area and Project Common Area are collectively referred to herein as “Common
Area.” 
 2. Basic Lease Provisions. For convenience of the parties, certain basic provisions of this Lease are set forth
herein. The provisions set forth herein are subject to the remaining terms and conditions of this Lease and are to be interpreted in light of such remaining terms and conditions. 

2.1. This Lease shall take effect upon the Execution Date and, except as specifically otherwise provided within this Lease,
each of the provisions hereof shall be binding upon and inure to the benefit of Landlord and Tenant from the date of execution and delivery hereof by all parties hereto. 

2.2. In the definitions below, each current Rentable Area (as defined below) is expressed in square feet. Rentable Area and
“Tenant’s Pro Rata Shares” are all subject to adjustment as provided in this Lease. 
  

			
	 Definition or Provision
	  	
Means the Following
(As of the Execution 
Date)

	 Approximate Rentable Area of Premises*
	  	53,110 square feet
		
	 Approximate Rentable Area of Building
	  	74,360 square feet
		
	 Approximate Rentable Area of Project
	  	163,070 square feet
		
	 Tenant’s Pro Rata Share of Building*
	  	71.42%
		
	 Tenant’s Pro Rata Share of Project*
	  	32.57%

  

	*	 Note: Subject to adjustment as provided in this Lease. 

2.3. Initial monthly and annual installments of Base Rent for the Premises (“Base Rent”) as of the Term
Commencement Date, subject to adjustment under this Lease (including the Base Rent Abatement as provided in Section 7.1, the annual Base Rent adjustments provided in Article 8 and adjustments to Base Rent pursuant to
Sections 44 and 45): 

  
 2 

																	
	 Dates
	  	 Square Feet
of
Rentable
Area*
	 	  	
Base Rent per Square
Foot of Rentable 
Area
	 	  	 Monthly
Base
Rent*
	 	  	 Annual
Base
Rent*
	 
	 Term Commencement Date – Month 12
	  	 	53,110	 	  	$	3.90 monthly	 	  	$	207,129.00	 	  	$	2,485,548.00	 

  

	*	 Note: Subject to adjustment as provided in this Lease. 

2.4. Estimated Term Commencement Date: March 15, 2019 

2.5. Estimated Term Expiration Date: December 14, 2029 

2.6. Security Deposit: $207,129.00, subject to increase in accordance with the terms hereof 

2.7. Permitted Use: Office and laboratory use in conformity with all federal, state, municipal and local laws, codes,
ordinances, rules and regulations of Governmental Authorities (as defined below) having jurisdiction over the Premises, the Building, the Property, the Project, Landlord or Tenant, including both statutory and common law and hazardous waste rules
and regulations (“Applicable Laws”) 
 2.8. Address for Rent Payment: 

BMR-9360-9390 Towne Center LP 

Attention Entity 697 

P.O. Box 511387 

Los Angeles, California 90051-7942 

2.9. Address for Notices to Landlord: 

BMR-9360-9390 Towne Center LP 

17190 Bernardo Center Drive 

San Diego, California 92128 

Attn: Legal Department 

2.10. Address for Notices to Tenant: 

Prior to the Term Commencement Date: 

Poseida Therapeutics, Inc. 

  
 3 

 4242 Campus Point Court, Suite 700 

San Diego, California 92121 

Attention: Chief Executive Officer 

From and after the Term Commencement Date: 

Poseida Therapeutics, Inc. 

9390 Towne Centre Drive 

San Diego, California 92121 

Attention: Chief Executive Officer 

in either case with a copy to: 

Cooley LLP 

4401 Eastgate Mall 

San Diego, CA 92121 

Attention: Michael Levinson, Esq. 

2.11. Address for Invoices to Tenant: 

Prior to the Term Commencement Date: 

Poseida Therapeutics, Inc. 

4242 Campus Point Court, Suite 700 

San Diego, California 92121 

Attention: Vice President Finance 

From and after the Term Commencement Date: 

Poseida Therapeutics, Inc. 

9390 Towne Centre Drive 

San Diego, California 92121 

Attention: Vice President Finance 

2.12. The following Exhibits are attached hereto and incorporated herein by reference: 

 

					
	     
	 	Exhibit A	  	Premises
		 	Exhibit B	  	Work Letter
		 	Exhibit B-1	  	Tenant Work Insurance Schedule
		 	Exhibit B-2	  	Approved Schematic Plans
		 	Exhibit C	  	Acknowledgement of Term Commencement Date and Term Expiration Date
		 	Exhibit D	  	 Form of Additional TI Allowance Acceptance
Letter

  
 4 

					
		 	Exhibit E	  	 Form of Letter of Credit

		 	Exhibit F	  	 Rules and Regulations

		 	Exhibit G	  	 Location of Visitor Parking Spaces

		 	Exhibit H	  	 Tenant’s Personal Property

		 	Exhibit I	  	 Form of Estoppel Certificate

		 	Exhibit J	  	 Landlord Improvements

		 	Exhibit K	  	 Landlord Improvements Site Plan

		 	Exhibit L	  	 Hazardous Materials Shed

 3. Term. The actual term of this Lease (as the same may be extended pursuant to Article 42
hereof, and as the same may be earlier terminated in accordance with this Lease, the “Term”) shall commence on the actual Term Commencement Date (as defined in Article 4) and end on the date (the “Term Expiration
Date”) that is one hundred twenty-nine (129) months after the actual Term Commencement Date, subject to extension or earlier termination of this Lease as provided herein. TENANT HEREBY WAIVES THE REQUIREMENTS OF SECTION 1933 OF THE
CALIFORNIA CIVIL CODE, AS THE SAME MAY BE AMENDED FROM TIME TO TIME. 
 4. Possession and Commencement Date. 

4.1. Tenant acknowledges that Amylin Pharmaceuticals, Inc. (the “Current Occupant”) and Landlord are parties
to that certain Lease Agreement dated as of June 27, 2006 (as the same may have been amended, assigned, amended and restated, supplemented or otherwise modified from time to time, the “Prior Lease”), whereby Current Occupant
leases the Premises from Landlord pursuant to the terms and conditions set forth therein. The Prior Lease is currently scheduled to terminate on October 1, 2018 (the “Prior Lease Termination Date”), pursuant to a Lease
Termination Agreement dated as of October 1, 2018 by and between the Current Occupant and Landlord (the “Prior Lease Termination Agreement”). Subject to any holdover by the Current Occupant beyond the Prior Lease Termination
Date and the surrender of the Premises by the Current Occupant in accordance with the terms and conditions set forth in the Prior Lease Termination Agreement, Landlord shall use commercially reasonable efforts to tender possession of the Premises to
Tenant on the Estimated Term Commencement Date, broom clean, with the work (the “Tenant Improvements”) required of Landlord described in the Work Letter attached hereto as Exhibit B (the “Work Letter”)
Substantially Complete (as defined below). Tenant agrees that in the event such work is not Substantially Complete on or before the Estimated Term Commencement Date for any reason (including as a result of any holdover by the Current Occupant or
failure by the Current Occupant to surrender the Premises to Landlord in accordance with all of the terms and conditions of the Prior Lease Termination Agreement), then (a) this Lease shall not be void or voidable, (b) Landlord shall not
be liable to Tenant for any loss or damage resulting therefrom, (c) the Term Expiration Date shall be extended accordingly and (d) Tenant shall not be responsible for the payment of any Base Rent or Tenant’s Adjusted Share of
Operating Expenses (as defined below) until the actual Term Commencement Date as described in Section 4.2 occurs. The term “Substantially Complete” or “Substantial Completion” means that
(i) the Tenant Improvements are substantially complete in 

  
 5 

 
accordance with the Approved Plans (as defined in the Work Letter), except for minor punch list items, and (ii) a temporary or permanent certificate of occupancy (or either’s
substantial equivalent) has been issued. Notwithstanding anything in this Lease (including the Work Letter) to the contrary, Landlord’s obligation to timely achieve Substantial Completion shall be subject to extension on a day-for-day basis as a result of Force Majeure (as defined below) and/or any delay caused by or arising from Tenant or the Current Occupant. Landlord will use commercially
reasonable efforts to correct the aforementioned minor punch list items within sixty (60) days following the Term Commencement Date; provided, however, Tenant agrees that in the event such punch list items are not completed within such
sixty (60) day time period, (y) this Lease shall not be void or voidable and (z) Landlord shall not be liable to Tenant for any loss or damage resulting therefrom. 

4.2. The “Term Commencement Date” shall be the day Landlord tenders possession of the Premises to Tenant,
broom clean, with the Tenant Improvements Substantially Complete. If possession is delayed by act or omission of Tenant, then the Term Commencement Date shall be the date that the Term Commencement Date would have occurred but for such delay. Tenant
shall execute and deliver to Landlord written acknowledgment of the actual Term Commencement Date and the Term Expiration Date within ten (10) days after Tenant takes occupancy of the Premises, in the form attached as Exhibit C hereto.
Failure to execute and deliver such acknowledgment, however, shall not affect the Term Commencement Date or Landlord’s or Tenant’s liability hereunder. Failure by Tenant to obtain validation by any medical review board or other similar
governmental licensing of the Premises required for the Permitted Use by Tenant shall not serve to extend the Term Commencement Date. 

4.3. Landlord shall use reasonable efforts to grant access to Tenant, at Tenant’s risk, to the Premises thirty
(30) days prior to the Term Commencement Date for the purpose of installing equipment and trade fixtures, but not for the conduct of Tenant’s business; provided, however, that prior to such entry, Tenant shall furnish to Landlord
evidence satisfactory to Landlord in advance that insurance coverages required of Tenant under the provisions of Article 23 are in effect, and such entry shall be subject to all the terms and conditions of this Lease other than the payment of
Base Rent and Tenant’s Adjusted Share of Operating Expenses (as defined below); and provided, further, that if the Term Commencement Date is delayed due to such early access, then the Term Commencement Date shall be the date that the
Term Commencement Date would have occurred but for such delay. Tenant agrees that in the event Landlord is unable to provide access to the Premises before the Term Commencement Date for any reason (including as a result of any holdover by the
Current Occupant beyond the Prior Lease Termination Date or failure by the Current Occupant to surrender the Premises to Landlord in accordance with all of the terms and conditions of the Prior Lease Termination Agreement), then (a) this Lease
shall not be void or voidable and (b) Landlord shall not be liable to Tenant for any loss or damage resulting therefrom. 

4.4. Landlord shall cause the Tenant Improvements to be constructed in the Premises pursuant to the Work Letter at a cost to
Landlord not to exceed (a) Three Million Seven Hundred Seventeen Thousand Seven Hundred Dollars ($3,717,700) (based upon Seventy Dollars ($70.00) 

  
 6 

 
per square foot of Rentable Area (as defined below) of the Premises) (the “Base TI Allowance”) plus (b) if properly requested by Tenant pursuant to this Section, Two Million
Six Hundred Fifty-Five Thousand Five Hundred Dollars ($2,655,500) (based upon Fifty Dollars ($50.00) per square foot of Rentable Area of the Premises) (the “Additional TI Allowance”), for a total of up to Six Million Three Hundred
Seventy Three Thousand Two Hundred Dollars ($6,373,200) (based upon One Hundred Twenty Dollars ($120.00) per square foot of Rentable Area of the Premises); provided, however, that Landlord shall only make the Additional TI Allowance available
to Tenant in installments equal to Five Hundred Thirty-One Thousand One Hundred Dollars ($531,100) (based upon Ten Dollars ($10.00) per square foot of Rentable Area of the Premises) (each, an
“Additional TI Allowance Installment”). The Base TI Allowance, together with the Additional TI Allowance (if properly requested by Tenant pursuant to this Article), shall be referred to herein as the “TI Allowance.”
The TI Allowance may be applied to the costs of (m) construction, (n) project management by Landlord (which fee shall equal three percent (3%) of all of the hard and soft costs actually incurred by Landlord in connection with construction of
the Tenant Improvements, including any such hard and soft costs for which the TI Allowance is used), (o) commissioning of mechanical, electrical and plumbing systems by a licensed, qualified commissioning agent hired by Landlord, and review of such
party’s commissioning report by a licensed, qualified commissioning agent hired by Tenant, (p) space planning, architect, engineering and other related services performed by third parties unaffiliated with Tenant, (q) building permits
and other taxes, fees, charges and levies by Governmental Authorities (as defined below) for permits or for inspections of the Tenant Improvements, (r) costs and expenses for labor, material, equipment, fixtures, furniture, signage and cabling,
provided that, no more than Two Hundred Sixty-Five Thousand Five Hundred Fifty Dollars ($265,550) (based upon Five Dollars ($5.00) per square foot of Rentable Area of the Premises) of the Base TI Allowance may be used towards the cost of
furniture, signage, equipment, data or cabling; and (s) a project management fee for Tenant’s construction manager, Project Management Advisors, Inc.; provided that, no more than one percent (1%) of the TI Allowance shall be applied
to such project management fee. In no event shall the TI Allowance be used for (w) payments to Tenant or any affiliates of Tenant, (x) except as otherwise provided in this Section with respect to the Base TI Allowance, (i) the
purchase of any furniture, personal property or other equipment or (ii) the payment of any project management fee for Tenant’s construction manager, (y) costs arising from any default by Tenant of its obligations under this Lease or
(z) costs that are recoverable by Tenant from a third party (e.g., insurers, warrantors, or tortfeasors). 
 4.5. Tenant
shall have until the date that is six (6) months following the Term Commencement Date (the “TI Deadline”), to submit Fund Requests (as defined in the Work Letter) to Landlord for disbursement of the unused portion of the TI
Allowance, after which date Landlord’s obligation to fund any such costs for which Tenant has not submitted a Fund Request to Landlord shall expire. Base Rent shall be increased by Seven Cents ($0.07) per square foot of Rentable Area of the
Premises per month for each Additional TI Allowance Installment of the Additional TI Allowance disbursed by Landlord in accordance with this Lease. The amount by which Base Rent shall be increased shall be determined (and Base Rent shall be
increased accordingly) as of the Term Commencement Date and, if such determination does not reflect use by Tenant of all of the Additional TI Allowance, shall be determined again as of the TI Deadline,

  
 7 

 
with Tenant paying (on the next succeeding day that Base Rent is due under this Lease (the “True-Up Date”)) any underpayment of the
further adjusted Base Rent for the period beginning on the Term Commencement Date and ending on the True-Up Date. 

4.6. Landlord shall not be obligated to expend any portion of the Additional TI Allowance until Landlord shall have received
from Tenant a letter in the form attached as Exhibit D hereto executed by an authorized officer of Tenant with respect to each Additional TI Allowance Installment of the Additional TI Allowance. In no event shall any unused TI Allowance
entitle Tenant to a credit against Rent payable under this Lease. 
 4.7. Notwithstanding any provision in this Article to
the contrary, in the event that Substantial Completion of the Tenant Improvements does not occur by the Outside Date (as defined below), then, as Tenant’s sole remedy, Tenant’s obligation to pay Base Rent shall abate, following the
application of any Base Rent Abatement pursuant to Section 7.1, on a day-for-day basis for each one (1) full day in the period from the Outside Date
until the date upon which the Tenant Improvements are Substantially Complete. The term “Outside Date” means the date that is ninety (90) days after the Estimated Term Commencement Date, as such date shall be extended on a day-for-day basis as a result of Force Majeure and/or any delay caused by or arising from Tenant or the Current Occupant. 

5. Condition of Premises. Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty
with respect to the condition of the Premises, the Building or the Project, or with respect to the suitability of the Premises, the Building or the Project for the conduct of Tenant’s business. Tenant acknowledges that (a) it is fully
familiar with the condition of the Premises and agrees to take the same in its condition “as is” as of the Term Commencement Date, subject to Landlord’s obligations under this Section 5, and (b) Landlord
shall have no obligation to alter, repair or otherwise prepare the Premises for Tenant’s occupancy or to pay for or construct any improvements to the Premises, except for performance of the Tenant Improvements and the Landlord Improvements (as
defined below), in each case to be constructed in the Premises, and payment of the Base TI Allowance and, if properly requested by Tenant pursuant to the terms of the Lease, the Additional TI Allowance, and as otherwise expressly provided in this
Section 5. Notwithstanding anything to the contrary in this Lease, Landlord shall deliver the Premises to Tenant in broom clean condition with the existing base building mechanical, elevator, fire, safety, heating,
ventilating and air conditioning system (“HVAC”) and the existing base building electrical, lighting and plumbing systems, in each case serving the Premises (the “Existing Building Systems”) in good working
condition; provided that, Landlord shall not be responsible for any repairs or replacements to any Building Systems that are otherwise needed as a result of any act or omission of Tenant’s agents, employees or contractors (such
obligation, “Landlord’s Delivery Obligation”). Tenant’s taking of possession of the Premises shall, except as otherwise agreed to in writing by Landlord and Tenant, conclusively establish that the Premises,
the Building and the Project were at such time in good, sanitary and satisfactory condition and repair and that Landlord’s Delivery Obligation was satisfied; provided that, if Landlord fails to satisfy Landlord’s Delivery Obligation
(a “Delivery Shortfall”), then Tenant may, as its sole and exclusive remedy, deliver notice of such failure to 

  
 8 

 
Landlord detailing the nature of such failure (a “Shortfall Notice”); provided, further, that any Shortfall Notice must be received by Landlord no later than the date (the
“Shortfall Notice Deadline”) that is one hundred twenty (120) days after the Term Commencement Date. In the event that Landlord receives a Shortfall Notice regarding a valid Delivery Shortfall on or before the Shortfall Notice
Deadline, Landlord shall, at Landlord’s expense (and not as part of any Operating Expenses that may be charged to Tenant under this Lease), promptly remedy the Delivery Shortfall. Notwithstanding anything to the contrary in this Lease, Landlord
shall not have any obligations or liabilities in connection with (y) a failure to satisfy Landlord’s Delivery Obligation except to the extent such failure is identified by Tenant in a Shortfall Notice delivered to Landlord on or before the
Shortfall Notice Deadline and/or (z) any failure of the Existing Building Systems to be in good working condition arising from or in connection with (i) the misuse, misconduct, damage, destruction, negligence and/or any other action or
omission of Tenant, Tenant’s contractors or subcontractors, or any of their respective employees, agents or invitees, (ii) Tenant’s failure to properly repair or maintain the Premises as required by this Lease, (iii) any
modifications, Alterations or improvements constructed by or on behalf of Tenant (excluding the initial Tenant Improvements) or (iv) without limiting Landlord’s obligations under this Lease, any other event, circumstance or other factor
arising or occurring after the Term Commencement Date and, in any such case, no Delivery Shortfall shall be deemed to have occurred as a result thereof. 

6. Rentable Area. 

6.1. The term “Rentable Area” shall reflect such areas as reasonably calculated by Landlord’s architect,
as the same may be reasonably adjusted from time to time by Landlord in consultation with Landlord’s architect, to reflect changes to the Premises, the Building or the Project, as applicable. Notwithstanding the foregoing to the contrary and
except as contemplated in Section 2.3 and Section 45, in no event shall the Rentable Area of the Premises or the Building be deemed to have increased unless due to a change in the outer dimensions of the exterior walls of the
same. 
 6.2. The Rentable Area of the Building is generally determined by making separate calculations of Rentable Area
applicable to each floor within the Building and totaling the Rentable Area of all floors within the Building. The Rentable Area of a floor is computed by measuring to the outside finished surface of the permanent outer Building walls. The full area
calculated as previously set forth is included as Rentable Area, without deduction for columns and projections or vertical penetrations, including stairs, elevator shafts, flues, pipe shafts, vertical ducts and the like, as well as such items’
enclosing walls. 
 6.3. The term “Rentable Area,” when applied to the Premises, is that area equal to the
usable area of the Premises, plus an equitable allocation of Rentable Area within the Building that is not then utilized or expected to be utilized as usable area, including that portion of the Building devoted to corridors, equipment rooms,
restrooms, elevator lobby, atrium and mailroom. 

  
 9 

 6.4. The Rentable Area of the Project is the total Rentable Area of all
buildings within the Project. 
 7. Rent. 

7.1. Tenant shall pay to Landlord as Base Rent for the Premises, commencing on the Term Commencement Date, the sums set forth
in Section 2.3, subject to the rental adjustments provided in Article 8 hereof. Base Rent shall be paid in equal monthly installments as set forth in Section 2.3, subject to the rental adjustments provided in
Article 8 hereof, each in advance on the first day of each and every calendar month during the Term. Notwithstanding the foregoing, provided that Tenant is not in Default under this Lease, Tenant shall be entitled to receive an abatement of
Base Rent for the first nine (9) complete calendar months of the initial Term (the “Base Rent Abatement Period”) in an amount not to exceed Two Hundred Seven Thousand One Hundred Twenty-Nine and 00/100 Dollars ($207,129.00) per
month and One Million Eight Hundred Sixty-Four Thousand One Hundred Sixty-One and 00/100 Dollars ($1,864,161.00) in the aggregate (the “Base Rent Abatement”), provided that the amount
of the Base Rent Abatement shall be subject to adjustment based upon adjustments to Base Rent due to any Additional TI Allowance Installments disbursed by Landlord in accordance with Section 4.5 (for purposes of clarity and
by way of example only, if the Term commenced on March 15, 2019, then the Base Rent Abatement Period would commence on March 15, 2019 and end on December 14, 2019). For purposes of clarity, Tenant shall be responsible for all other
Rent (including, without limitation, Operating Expenses and the Property Management Fee) due pursuant to the terms of this Lease during the Base Rent Abatement Period. Tenant acknowledges and agrees that the foregoing Base Rent Abatement has been
granted to Tenant as additional consideration for entering into this Lease, and for agreeing to pay the Base Rent and perform the terms and conditions otherwise required under this Lease. If Tenant shall be in Default, then Tenant’s right to
receive the Base Rent Abatement for the Base Rent Abatement Period shall automatically terminate as of the date of such default and Tenant shall immediately be obligated to begin paying Base Rent for the Premises in full. The Base Rent Abatement
shall be personal to the original Tenant and shall only apply to the extent that the original Tenant (and not any assignee, or any sublessee or other transferee of the original Tenant’s interest in this Lease) is the Tenant under this Lease
during the Base Rent Abatement Period. For the avoidance of doubt, during the Base Rent Abatement Period, the Property Management Fee shall be calculated as if Tenant were paying full unabated Base Rent. 

7.2. In addition to Base Rent, Tenant shall pay to Landlord as additional rent (“Additional Rent”) at times
hereinafter specified in this Lease (a) Tenant’s Adjusted Share (as defined below) of Operating Expenses (as defined below), (b) the Property Management Fee (as defined below), and (c) any other amounts that Tenant assumes or agrees
to pay under the provisions of this Lease that are owed to Landlord, including any and all other sums that may become due by reason of any default of Tenant or failure on Tenant’s part to comply with the agreements, terms, covenants and
conditions of this Lease to be performed by Tenant, after notice and the lapse of any applicable cure periods. 

  
 10 

 7.3. Base Rent and Additional Rent shall together be denominated
“Rent.” Rent shall be paid to Landlord, without abatement, deduction or offset, in lawful money of the United States of America to the address set forth in Section 2.8 or to such other person or at such
other place as Landlord may from time designate in writing (which may, at Tenant’s election, include payment of Rent by ACH, subject to an ACH authorization form acceptable to Landlord (which form shall stipulate that such authorization is for
credit entries only to Landlord’s bank account)). In the event the Term commences or ends on a day other than the first day of a calendar month, then the Rent for such fraction of a month shall be prorated for such period on the basis of the
number of days in the month and shall be paid at the then-current rate for such fractional month. 
 7.4. Tenant’s
obligation to pay Rent shall not be discharged or otherwise affected by (a) any Applicable Laws now or hereafter applicable to the Premises, (b) any other restriction on Tenant’s use, (c) except as expressly provided herein, any
casualty or taking or (d) any other occurrence; and Tenant waives all rights now or hereafter existing to terminate or cancel this Lease or quit or surrender the Premises or any part thereof, or to assert any defense in the nature of
constructive eviction to any action seeking to recover rent. Tenant’s obligation to pay Rent with respect to any period or obligations arising, existing or pertaining to the period prior to the date of the expiration or earlier termination of
the Term or this Lease shall survive any such expiration or earlier termination; provided, however, that nothing in this sentence shall in any way affect Tenant’s obligations with respect to any other period. 

8. Rent Adjustments. Base Rent shall be subject to an annual upward adjustment of three percent (3%) of the then-current Base Rent. The
first such adjustment shall become effective commencing on the first (1st) annual anniversary of the Term Commencement Date, and subsequent adjustments shall become effective on every successive
annual anniversary for so long as this Lease continues in effect. 
 9. Operating Expenses. 

9.1. As used herein, the term “Operating Expenses” shall include: 

(a) Government impositions, including property tax costs consisting of real and personal property taxes (including amounts due
under any improvement bond upon the Building or the Project (including the parcel or parcels of real property upon which the Building, the other buildings in the Project and areas serving the Building and the Project are located)) or assessments in
lieu thereof imposed by any federal, state, regional, local or municipal governmental authority, agency or subdivision (each, a “Governmental Authority”); taxes on or measured by gross rentals received from the rental of space in
the Project; taxes based on the square footage of the Premises, the Building or the Project, as well as any parking charges, utilities surcharges or any other costs levied, assessed or imposed by, or at the direction of, or arising from Applicable
Laws or interpretations thereof, promulgated by any Governmental Authority in connection with the use or occupancy of the Project or the parking facilities serving the Project; taxes on this transaction or any document to which Tenant is a party
creating or transferring an interest in the Premises; any fee for a business license to operate an office 

  
 11 

 
building; and any expenses, including the reasonable cost of attorneys or experts, reasonably incurred by Landlord and/or the 4575 Owner in seeking reduction by the taxing authority of the
applicable taxes, less tax refunds obtained as a result of an application for review thereof; and 
 (b) All other costs of
any kind paid or incurred by Landlord and/or the 4575 Owner in connection with the operation or maintenance of the Building and the Project (including the Amenities Facilities (from and after the Amenities Facilities Opening Date) and any building
in which the Amenities Facilities is or will be located), which shall include costs of repairs and replacements to improvements within the Project as appropriate to maintain the Project as required hereunder; costs of utilities furnished to the
Common Area; sewer fees; cable television; trash collection; cleaning, including windows (including the Amenities Facilities (from and after the Amenities Facilities Opening Date) and any building in which the Amenities Facilities is or will be
located); HVAC; maintenance of landscaping and grounds; snow removal; maintenance of drives and parking areas; maintenance of the roof (including the roof of the building in which the Amenities Facilities are or will be located); security services
and devices; building supplies; maintenance or replacement of equipment utilized for operation and maintenance of the Project; license, permit and inspection fees; sales, use and excise taxes on goods and services purchased by Landlord and/or the
4575 Owner in connection with the operation, maintenance or repair of the Building or Project systems and equipment; telephone, postage, stationery and customary office supplies and other expenses incurred in connection with the operation,
maintenance or repair of the Project; third party accounting, legal and other professional fees and expenses incurred in connection with the Project; costs of furniture, draperies, carpeting, landscaping supplies and other customary and ordinary
items of personal property provided by Landlord and/or the 4575 Owner for use in Common Area; capital expenditures incurred (i) in replacing obsolete equipment, (ii) for the primary purpose of reducing Operating Expenses or
(iii) required by any Governmental Authority to comply with changes in Applicable Laws that take effect after the Execution Date or to ensure continued compliance with Applicable Laws in effect as of the Execution Date, in each case amortized
over the useful life thereof, as reasonably determined by Landlord, in accordance with generally accepted accounting principles (collectively, “Permitted Capital Expenditures”); costs of complying with Applicable Laws (except to the
extent such costs are incurred to remedy non-compliance as of the Execution Date with Applicable Laws); costs to keep the Project in compliance with, or costs or fees otherwise required under or incurred
pursuant to any CC&Rs (as defined below), including condominium fees; insurance premiums, including premiums for commercial general liability, property casualty, earthquake, terrorism and environmental coverages; portions of insured losses paid
by Landlord and/or the 4575 Owner as part of the deductible portion of a loss pursuant to the terms of insurance policies; service contracts; costs of services of independent contractors retained to do work of a nature referenced above; and costs of
compensation (including employment taxes and fringe benefits) of all persons who perform regular and recurring duties connected with the day-to-day operation and
maintenance of the Project, its equipment, the adjacent walks, landscaped areas, drives and parking areas, including janitors, floor waxers, window washers, watchmen, gardeners, sweepers, plow truck drivers, handymen, and
engineering/maintenance/facilities personnel (provided that such costs shall be 

  
 12 

 
prorated, as reasonably determined by Landlord, for persons that perform work at other properties owned by Landlord or any affiliate of Landlord). 

(c) Notwithstanding the foregoing, Operating Expenses shall not include any net income, franchise, capital stock, estate or
inheritance taxes, or taxes that are the personal obligation of Tenant or of another tenant of the Project; leasing commissions; advertising and marketing expenses; expenses that relate to preparation of rental space for a tenant at the Project,
including costs incurred to improve, renovate, redecorate or otherwise prepare any rental space for a tenant; legal expenses incurred by Landlord in connection with the negotiation of leases with prospective tenants and occupants of the Project
(other than Tenant) and legal expenses (including attorneys’ fees) incurred in connection with disputes and enforcement of any leases with tenants of the Project (other than Tenant); costs of repairs to the extent reimbursed by payment received
from other tenants of the Project or a third party not affiliated with Landlord; legal expenses (including attorneys’ fees) incurred in connection with negotiations or disputes between Landlord and employees, management agents, leasing agents,
purchasers or mortgagees of the Building; expenses of initial development and construction, including grading, paving, landscaping and decorating (as distinguished from maintenance, repair and replacement of the foregoing); costs or expenses to the
extent reimbursed by payment of insurance proceeds received by Landlord; interest, principal or any other payments under any loans to Landlord or loans secured by a loan agreement, mortgage, deed of trust, security instrument or other loan document
covering the Project or a portion thereof (collectively, “Loan Documents”) (provided that interest upon a government assessment or improvement bond payable in installments shall constitute an Operating Expense under
Subsection 9.1(a)); all payments of rent (but not taxes or operating expenses) under any ground lease or other underlying lease of all or any portion of the Project; salaries of executive officers of Landlord; depreciation claimed by Landlord
for tax purposes (provided that this exclusion of depreciation is not intended to delete from Operating Expenses actual costs of repairs and replacements that are provided for in Subsection 9.1(b)); taxes that are excluded from
Operating Expenses by the last sentence of Subsection 9.1(a); costs or expenses incurred in connection with the financing or sale of the Project or any portion thereof; costs to maintain reserves of any kind; costs incurred to remedy any non-compliance as of the Execution Date with Applicable Laws that was not caused by Tenant or any Tenant Party; costs incurred to remove, study, test or remediate Hazardous Materials (as defined below) to the extent
such Hazardous Materials existed on or about the Project as of the Execution Date and did not arise from and were not caused or exacerbated by Tenant or any Tenant Party (except with respect to those costs for which Tenant is otherwise responsible
pursuant to the express terms of this Lease, which costs shall remain Tenant’s direct obligation); costs arising from a breach of this Lease by Landlord or the gross negligence or willful misconduct of Landlord or its employees; costs expressly
excluded from Operating Expenses elsewhere in this Lease or that are charged to or paid by Tenant under other provisions of this Lease; professional fees and disbursements and other costs and expenses related to the ownership (as opposed to the use,
occupancy, operation, maintenance or repair) of the Project; capital expenditures, except Permitted Capital Expenditures; costs to subsidiaries or affiliates of Landlord for goods and/or services in or to the Project to the extent the same
materially exceeds arm’s-length competitive costs charged by firms that are not related to Landlord for the same goods and/or services; costs 

  
 13 

 
of Landlord’s charitable or political contributions; costs for the initial purchase of any fine art maintained at the Project; a property management fee other than the Property Management
Fee (as defined below); penalties, fines, interest or other similar charges incurred by Landlord due to Landlord’s inability or unwillingness to make payment of taxes and/or to file any tax or informational returns when due (unless due to a
default by Tenant); and any item that, if included in Operating Expenses, would involve a double collection for such item by Landlord. To the extent that Tenant uses more than Tenant’s Pro Rata Share of any item of Operating Expenses, Tenant
shall pay Landlord for such excess in addition to Tenant’s obligation to pay Tenant’s Pro Rata Share of Operating Expenses (such excess, together with Tenant’s Pro Rata Share, “Tenant’s Adjusted Share”). 

(d) Beginning with the 2021 calendar year, there shall be a cap (as further described in this Section, the
“Cap”) on Controllable Operating Expenses (as defined below) permitted to be charged to Tenant. For purposes of calculating Tenant’s share of Controllable Operating Expenses, the aggregate amount of Controllable Operating
Expenses that Landlord uses to determine Tenant’s share of Controllable Operating Expenses shall not increase more than five percent (5%) annually on a cumulative and compounding basis over the Controllable Operating Expenses Baseline (as
defined below). The “Controllable Operating Expenses Baseline” shall mean the aggregate amount of Controllable Operating Expenses incurred by Landlord and/or the 4575 Owner for the 2020 calendar year. “Controllable Operating
Expenses” means all Operating Expenses except for property taxes, assessments or impositions, capital expenditures, costs for repairs and maintenance (excluding preventative maintenance), utility charges, sewer fees, license, permit or
inspection fees imposed by a Governmental Authority, insurance charges, costs of services provided under a union contract, payments under CC&Rs (as defined below) or to an owners’ association, and costs associated with repairs due to
casualty, vandalism or other cause outside of Landlord’s or the 4575 Owner’s reasonable control or costs that Landlord or the 4575 Owner reasonably determines are necessary to prevent an adverse effect on the Project. For the avoidance of
doubt, Controllable Operating Expenses for the 2019 and 2020 calendar years shall not be subject to the Cap. 
 9.2. Tenant
shall pay to Landlord on the first day of each calendar month of the Term, as Additional Rent, (a) the Property Management Fee (as defined below), and (b) Landlord’s estimate of Tenant’s Adjusted Share of Operating Expenses with
respect to the Building and the Project, as applicable, for such month. 
 (w) The “Property Management Fee”
shall equal three percent (3%) of Base Rent due from Tenant. Tenant shall pay the Property Management Fee in accordance with Section 9.2 with respect to the entire Term, including any extensions thereof or any holdover
periods, regardless of whether Tenant is obligated to pay Base Rent, Operating Expenses or any other Rent with respect to any such period or portion thereof. For the first nine (9) months of the Term (and any period of occupancy prior to the
Term as further described in Section 9.5), the Property Management Fee shall be calculated as if Tenant were paying full unabated Base Rent under this Lease (i.e., Two Hundred Seven Thousand One Hundred Twenty-Nine and
00/100 

  
 14 

 
Dollars ($207,129.00) per month (or any such adjusted Base Rent as a result of Base Rent adjustments made pursuant to this Lease)). 

(x) Within ninety (90) days after the conclusion of each calendar year (or such longer period as may be reasonably
required by Landlord), Landlord shall furnish to Tenant a statement showing in reasonable detail the actual Operating Expenses, Tenant’s Adjusted Share of Operating Expenses, and the cost of providing utilities to the Premises for the previous
calendar year (“Landlord’s Statement”). Any additional sum due from Tenant to Landlord shall be due and payable within thirty (30) days after receipt of an invoice therefor. If the amounts paid by Tenant pursuant to this
Section exceed Tenant’s Adjusted Share of Operating Expenses for the previous calendar year, then Landlord shall credit the difference against the Rent next due and owing from Tenant; provided that, if the Lease term has expired,
Landlord shall accompany Landlord’s Statement with payment for the amount of such difference. 
 (y) Any amount due
under this Section for any period that is less than a full month shall be prorated for such fractional month on the basis of the number of days in the month. 

9.3. Landlord may, from time to time, modify Landlord’s calculation and allocation procedures for Operating Expenses, so
long as such modifications produce Dollar results substantially consistent with Landlord’s then-current practice at the Project. Landlord or an affiliate(s) of Landlord currently own other property(ies) adjacent to the Project or its
neighboring properties (collectively, “Neighboring Properties”). In connection with Landlord performing services for the Project pursuant to this Lease, similar services may be performed by the same vendor(s) for Neighboring
Properties. In such a case, Landlord shall reasonably allocate to each Building and the Project the costs for such services based upon the ratio that the square footage of the Building or the Project (as applicable) bears to the total square footage
of all of the Neighboring Properties or buildings within the Neighboring Properties for which the services are performed, unless the scope of the services performed for any building or property (including the Building and the Project) is
disproportionately more or less than for others, in which case Landlord shall equitably allocate the costs based on the scope of the services being performed for each building or property (including the Building and the Project). Since the Project
consists of multiple buildings, certain Operating Expenses may pertain to a particular building(s) and other Operating Expenses to the Project as a whole. Landlord reserves the right to reasonably allocate any such costs applicable to any particular
building within the Project to such building, and other such costs applicable to the Project to each building in the Project (including the Building), with the tenants in each building being responsible for paying their respective proportionate
shares of their buildings to the extent required under their leases. Landlord shall allocate such costs to the buildings (including the Building) in a reasonable, non-discriminatory manner. 

9.4. Landlord’s Statement shall be final and binding upon Tenant unless Tenant, within forty-five (45) days after
Tenant’s receipt thereof, shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reasons therefor; provided that 

  
 15 

 
Tenant shall in all events pay the amount specified in Landlord’s Statement, pending the results of the Independent Review and determination of the Accountant(s), as applicable and as each
such term is defined below. If, during such forty-five (45)-day period, Tenant reasonably and in good faith questions or contests the correctness of Landlord’s statement of Tenant’s Adjusted Share of
Operating Expenses, Landlord shall provide Tenant with reasonable access to Landlord’s books and records to the extent relevant to determination of Operating Expenses, and such information as Landlord reasonably determines to be responsive to
Tenant’s written inquiries. Upon Tenant’s request, Landlord agrees to provide such books and records and such other information required to be provided by Landlord electronically following Tenant’s written request. In the event that,
after Tenant’s review of such information, Landlord and Tenant cannot agree upon the amount of Tenant’s Adjusted Share of Operating Expenses, then Tenant shall have the right to have an independent public accounting firm hired by Tenant on
an hourly basis and not on a contingent-fee basis (at Tenant’s sole cost and expense) and approved by Landlord (which approval Landlord shall not unreasonably withhold or delay) audit and review such of
Landlord’s books and records for the year in question as directly relate to the determination of Operating Expenses for such year (the “Independent Review”), but not books and records of entities other than Landlord. Landlord
shall make such books and records available at the location where Landlord maintains them in the ordinary course of its business. Landlord need not provide copies of any books or records; provided that, in connection with an Independent
Review, Landlord agrees to provide the applicable books and records required by this Lease electronically following Tenant’s written request. Tenant shall commence the Independent Review within fifteen (15) days after the date Landlord has
given Tenant access to Landlord’s books and records for the Independent Review. Tenant shall complete the Independent Review and notify Landlord in writing of Tenant’s specific objections to Landlord’s calculation of Operating
Expenses (including Tenant’s accounting firm’s written statement of the basis, nature and amount of each proposed adjustment) no later than sixty (60) days after Landlord has first given Tenant access to Landlord’s books and
records for the Independent Review. Landlord shall review the results of any such Independent Review. The parties shall endeavor to agree promptly and reasonably upon Operating Expenses taking into account the results of such Independent Review. If,
as of the date that is sixty (60) days after Tenant has submitted the Independent Review to Landlord, the parties have not agreed on the appropriate adjustments to Operating Expenses, then the parties shall engage a mutually agreeable
independent third party accountant with at least ten (10) years’ experience in commercial real estate accounting in the San Diego area (the “Accountant”). If the parties cannot agree on the Accountant, each shall within
ten (10) days after such impasse appoint an Accountant (different from the accountant and accounting firm that conducted the Independent Review) and, within ten (10) days after the appointment of both such Accountants, those two
Accountants shall select a third (which cannot be the accountant and accounting firm that conducted the Independent Review). If either party fails to timely appoint an Accountant, then the Accountant the other party appoints shall be the sole
Accountant. Within ten (10) days after appointment of the Accountant(s), Landlord and Tenant shall each simultaneously give the Accountants (with a copy to the other party) its determination of Operating Expenses, with such supporting data or
information as each submitting party determines appropriate. Within ten (10) days after such submissions, the Accountants shall by majority vote select either Landlord’s or Tenant’s 

  
 16 

 
determination of Operating Expenses. The Accountants may not select or designate any other determination of Operating Expenses. The determination of the Accountant(s) shall bind the parties. If
the parties agree or the Accountant(s) determine that the Operating Expenses actually paid by Tenant for the calendar year in question exceeded Tenant’s obligations for such calendar year, then Landlord shall, at Tenant’s option, either
(a) credit the excess to the next succeeding installments of estimated Additional Rent or (b) pay the excess to Tenant within thirty (30) days after delivery of such results. If the parties agree or the Accountant(s) determine that
Tenant’s payments of Operating Expenses for such calendar year were less than Tenant’s obligation for the calendar year, then Tenant shall pay the deficiency to Landlord within thirty (30) days after delivery of such results. If the
Independent Review reveals or the Accountant(s) determine that the Operating Expenses billed to Tenant by Landlord and paid by Tenant to Landlord for the applicable calendar year in question exceeded by more than five percent (5%) what Tenant should
have been billed during such calendar year, then Landlord shall pay the reasonable cost of the Independent Review and the reasonable cost of the Accountant(s). In all other cases Tenant shall pay the cost of the Independent Review and the
Accountant(s). 
 9.5. Tenant shall not be responsible for Operating Expenses with respect to any time period prior to the
Term Commencement Date; provided, however, that if Tenant occupies the Premises for the conduct of its business prior to the Term Commencement Date, Tenant shall be responsible for Operating Expenses from such earlier date of possession (the
Term Commencement Date or such earlier date, as applicable, the “Expense Trigger Date”); and provided, further, that Landlord may annualize certain Operating Expenses incurred prior to the Expense Trigger Date over the course
of the budgeted year during which the Expense Trigger Date occurs, and Tenant shall be responsible for the annualized portion of such Operating Expenses corresponding to the number of days during such year, commencing with the Expense Trigger Date,
for which Tenant is otherwise liable for Operating Expenses pursuant to this Lease. Tenant’s responsibility for Tenant’s Adjusted Share of Operating Expenses shall continue to the latest of (a) the date of termination of the Lease,
and (b) the date Tenant has fully vacated the Premises, provided that the foregoing shall in no event limit Landlord’s right to recover unpaid Rent for the balance of the Term in accordance with Section 31.5 if this Lease is
terminated due to a default by Tenant. 
 9.6. Operating Expenses for the calendar year in which Tenant’s obligation to
share therein commences and for the calendar year in which such obligation ceases shall be prorated on a basis reasonably determined by Landlord. Expenses such as taxes, assessments and insurance premiums that are incurred for an extended time
period shall be prorated based upon the time periods to which they apply so that the amounts attributed to the Premises relate in a reasonable manner to the time period wherein Tenant has an obligation to share in Operating Expenses. 

9.7. Within thirty (30) days after the end of each calendar month, Tenant shall submit to Landlord an invoice, or, in the
event an invoice is not available, an itemized list, of all costs and expenses that (a) Tenant has incurred (either internally or by employing third parties) during the prior month and (b) for which Tenant reasonably believes it is
entitled to reimbursements 

  
 17 

 
from Landlord pursuant to the terms of this Lease or that Tenant reasonably believes is the responsibility of Landlord pursuant to this Lease or the Work Letter. 

9.8. In the event that the Building or Project is less than fully occupied during a calendar year, Tenant acknowledges that
Landlord and/or the 4575 Owner may extrapolate Operating Expenses that vary depending on the occupancy of the Building or Project, as applicable, to equal Landlord’s or the 4575 Owner’s (as applicable) reasonable estimate of what such
Operating Expenses would have been had the Building or Project, as applicable, been ninety-five percent (95%) occupied during such calendar year; provided, however, that Landlord shall not recover more than one hundred percent (100%) of
Operating Expenses. 
 10. Taxes on Tenant’s Property. 

10.1. Tenant shall be solely responsible for the payment of any and all taxes levied upon (a) personal property and trade
fixtures located at the Premises and (b) any gross or net receipts of or sales by Tenant, and shall pay the same at least twenty (20) days prior to delinquency. 

10.2. If any such taxes on Tenant’s personal property or trade fixtures are levied against Landlord and/or the 4575 Owner
or Landlord’s and/or the 4575 Owner’s property or, if the assessed valuation of the Building, the Property or the Project is increased by inclusion therein of a value attributable to Tenant’s personal property or trade fixtures, and
if Landlord and/or the 4575 Owner, after written notice from Landlord to Tenant, pays the taxes based upon any such increase in the assessed value of the Building, the Property or the Project, then Tenant shall, upon demand, repay to Landlord and/or
the 4575 Owner the taxes so paid by Landlord and/or the 4575 Owner, as applicable. 
 10.3. If any 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, are assessed for real property tax purposes at a valuation higher than the valuation at which
improvements conforming to Landlord’s building standards (the “Building Standard”) in other spaces in the Building are assessed, then the real property taxes and assessments levied against Landlord and/or the 4575 Owner or the
Building, the Property or the Project by reason of such 

  
 18 

 
excess assessed valuation shall be deemed to be taxes levied against personal property of Tenant and shall be governed by the provisions of Section 10.2. Any such excess
assessed valuation due to improvements in or alterations to space in the Project leased by other tenants at the Project shall not be included in Operating Expenses. If the records of the applicable governmental assessor’s office are available
and sufficiently detailed to serve as a basis for determining whether such Tenant improvements or alterations are assessed at a higher valuation than the Building Standard, then such records shall be binding on both Landlord and Tenant. 

11. Security Deposit. 

11.1. Tenant shall deposit with Landlord on or before the Execution Date the sum set forth in
Section 2.6 (the “Security Deposit”), which sum shall be held by Landlord as security for the faithful performance by Tenant of all of the terms, covenants and conditions of this Lease to be kept and
performed by Tenant during the period commencing on the Execution Date and ending upon the expiration or termination of Tenant’s obligations under this Lease. If Tenant Defaults (as defined below) with respect to any provision of this Lease,
including any provision relating to the payment of Rent, then Landlord may (but shall not be required to) use, apply or retain all or any part of the Security Deposit for the payment of any Rent or any other sum in default, or to compensate Landlord
for any other loss or damage that Landlord may suffer by reason of Tenant’s default. If any portion of the Security Deposit is so used or applied, then Tenant shall, within ten (10) days following demand therefor, deposit cash with
Landlord in an amount sufficient to restore the Security Deposit to its original amount, and Tenant’s failure to do so shall be a material breach of this Lease. The provisions of this Article shall survive the expiration or earlier termination
of this Lease. TENANT HEREBY WAIVES THE REQUIREMENTS OF SECTION 1950.7 OF THE CALIFORNIA CIVIL CODE, AS THE SAME MAY BE AMENDED FROM TIME TO TIME. 

11.2. In the event of bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed to
be applied first to the payment of Rent and other charges due Landlord for all periods prior to the filing of such proceedings. 

11.3. Landlord may deliver to any purchaser of Landlord’s interest in the Premises the funds deposited hereunder by
Tenant, and thereupon Landlord shall be discharged from any further liability with respect to such deposit. This provision shall also apply to any subsequent transfers. 

11.4. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, then the Security
Deposit, or any balance thereof, shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within thirty (30) days after the expiration or earlier termination of this Lease. 

11.5. If the Security Deposit shall be in cash, Landlord shall hold the Security Deposit in an account at a banking
organization selected by Landlord; provided, however, that Landlord shall not be required to maintain a separate account for the Security Deposit, but may intermingle it with other funds of Landlord. Landlord shall be entitled to all interest
and/or 

  
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dividends, if any, accruing on the Security Deposit. Landlord shall not be required to credit Tenant with any interest for any period during which Landlord does not receive interest on the
Security Deposit. 
 11.6. The Security Deposit may be in the form of cash, a letter of credit or any other security
instrument proposed by Tenant that is acceptable to Landlord in its sole discretion. Tenant may at any time, except when Tenant is in Default (as defined below), deliver a letter of credit (the “L/C Security”) as the entire Security
Deposit, as follows: 
 (a) If Tenant elects to deliver L/C Security, then Tenant shall provide Landlord, and maintain in
full force and effect throughout the Term and until the date that is four (4) months after the then-current Term Expiration Date, a letter of credit in the form of Exhibit E issued by an issuer reasonably satisfactory to Landlord, in the
amount of the Security Deposit, with an initial term of at least one year. Landlord may require the L/C Security to be re-issued by a different issuer at any time during the Term if Landlord reasonably
believes that the issuing bank of the L/C Security is or may soon become insolvent; provided, however, Landlord shall return the existing L/C Security to the existing issuer immediately upon receipt of the substitute L/C Security. If any issuer of
the L/C Security shall become insolvent or placed into FDIC receivership, then Tenant shall immediately deliver to Landlord (without the requirement of notice from Landlord) substitute L/C Security issued by an issuer reasonably satisfactory to
Landlord, and otherwise conforming to the requirements set forth in this Article. As used herein with respect to the issuer of the L/C Security, “insolvent” shall mean the determination of insolvency as made by such issuer’s primary
bank regulator (i.e., the state bank supervisor for state chartered banks; the OCC or OTS, respectively, for federally chartered banks or thrifts; or the Federal Reserve for its member banks). If, at the Term Expiration Date, any Rent remains
uncalculated or unpaid, then (i) Landlord shall with reasonable diligence complete any necessary calculations, (ii) Tenant shall extend the expiry date of such L/C Security from time to time as Landlord reasonably requires and
(iii) in such extended period, Landlord shall not unreasonably refuse to consent to an appropriate reduction of the L/C Security. Tenant shall reimburse Landlord’s legal costs (as estimated by Landlord’s counsel) in handling
Landlord’s acceptance of L/C Security or its replacement or extension, not to exceed Five Thousand Dollars ($5,000) in any one instance. 

(b) If Tenant delivers to Landlord satisfactory L/C Security in place of the entire Security Deposit, Landlord shall remit to
Tenant any cash Security Deposit Landlord previously held. 
 (c) Landlord may draw upon the L/C Security, and hold and apply
the proceeds in the same manner and for the same purposes as the Security Deposit, if (i) an uncured Default (as defined below) exists, (ii) as of the date that is forty-five (45) days before any L/C Security expires (even if such
scheduled expiry date is after the Term Expiration Date) Tenant has not delivered to Landlord an amendment or replacement for such L/C Security, reasonably satisfactory to Landlord, extending the expiry date to the earlier of (1) four (4)
months after the 

  
 20 

 
then-current Term Expiration Date or (2) the date that is one year after the then-current expiry date of the L/C Security, (iii) the L/C Security provides for automatic renewals,
Landlord asks the issuer to confirm the current L/C Security expiry date, and the issuer fails to do so within ten (10) business days, (iv) Tenant fails to pay (when and as Landlord reasonably requires) any bank charges for Landlord’s
transfer of the L/C Security or (v) the issuer of the L/C Security ceases, or announces that it will cease, to maintain an office in the city where Landlord may present drafts under the L/C Security (and fails to permit drawing upon the L/C
Security by overnight courier or facsimile). This Section does not limit any other provisions of this Lease allowing Landlord to draw the L/C Security under specified circumstances. 

(d) Tenant shall not seek to enjoin, prevent, or otherwise interfere with Landlord’s draw under L/C Security, even if it
violates this Lease. Tenant acknowledges that the only effect of a wrongful draw would be to substitute a cash Security Deposit for L/C Security, causing Tenant no legally recognizable damage. Landlord shall hold the proceeds of any draw in the same
manner and for the same purposes as a cash Security Deposit. In the event of a wrongful draw, the parties shall cooperate to allow Tenant to post replacement L/C Security simultaneously with the return to Tenant of the wrongfully drawn sums, and
Landlord shall upon request confirm in writing to the issuer of the L/C Security that Landlord’s draw was erroneous. 

(e) If Landlord transfers its interest in the Premises, then Tenant shall at Tenant’s expense, within five
(5) business days after receiving a request from Landlord, deliver (and, if the issuer requires, Landlord shall consent to) an amendment to the L/C Security naming Landlord’s grantee as substitute beneficiary. If the required Security
Deposit changes while L/C Security is in force, then Tenant shall deliver (and, if the issuer requires, Landlord shall consent to) a corresponding amendment to the L/C Security. 

11.7. In the event Tenant uses any the Additional TI Allowance, Tenant shall, within five (5) days of any increase in Base
Rent as a result thereof, pay to Landlord the amount of such increase as an additional Security Deposit, as a component of its obligations under this Article. 

12. Use. 

12.1. Tenant shall use the Premises for the Permitted Use, and shall not use the Premises, or permit or suffer the Premises to
be used, for any other purpose without Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute discretion. During the Term, Tenant shall, subject to Force Majeure, casualty, condemnation, closures in
connection with Landlord’s repair and maintenance obligations under this Lease, and all of the other terms, conditions and provisions of this Lease, have access to the Premises twenty-four (24) hours per day, seven (7) days per week.

 12.2. Without limiting Landlord’s obligations under Section 5 of this Lease or the Work
Letter, Tenant shall not use or occupy the Premises in violation of Applicable Laws, zoning ordinances, or the certificate of occupancy (or its substantial equivalent) issued for the Building or the Project, and shall, upon five (5) days’
written notice from Landlord, discontinue any use of the Premises that is declared or claimed by any Governmental Authority having 

  
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jurisdiction to be a violation of any of the above, or that in Landlord’s reasonable opinion violates any of the above; provided that, Tenant shall not be obligated to make or be liable for
any alterations required to be made outside of the Premises to comply with Applicable Laws except (a) to the extent triggered or required as a result of any Alterations performed by or on behalf of Tenant (but excluding the initial Tenant
Improvements); (b) to the extent triggered or required as a result of Tenant’s particular use of the Premises; (c) as part of Tenant’s Adjusted Share of Operating Expenses; and/or (d) to the extent caused by any default by Tenant
or as otherwise included as part of Tenant’s indemnification obligations under this Lease. Tenant shall comply with any direction of any Governmental Authority having jurisdiction that shall, by reason of the nature of Tenant’s use or
occupancy of the Premises, impose any duty upon Tenant or Landlord with respect to the Premises or with respect to the use or occupation thereof, and shall indemnify, defend (at the option of and with counsel reasonably acceptable to the indemnified
party(ies)), save, reimburse and hold harmless (collectively, “Indemnify,” “Indemnity” or “Indemnification,” as the case may require) Landlord and its affiliates, employees, agents and contractors;
and any lender, mortgagee, ground lessor or beneficiary (each, a “Lender” and, collectively with Landlord and its affiliates, employees, agents and contractors, the “Landlord Indemnitees”) harmless from and against
any and all demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages, suits or judgments, and all reasonable expenses (including reasonable attorneys’ fees, charges and disbursements, regardless of whether the
applicable demand, claim, action, cause of action or suit is voluntarily withdrawn or dismissed) incurred in investigating or resisting the same (collectively, “Claims”) of any kind or nature that arise before, during or after the
Term as a result of Tenant’s breach of this Section. 
 12.3. Tenant shall not do or permit to be done anything that
will invalidate or increase the cost of any fire, environmental, extended coverage or any other insurance policy covering the Building or the Project, and shall comply with all rules, orders, regulations and requirements of the insurers of the
Building and the Project, and Tenant shall promptly, upon demand, reimburse Landlord for any additional premium charged for such policy by reason of Tenant’s failure to comply with the provisions of this Article. 

12.4. Tenant shall keep all doors opening onto public corridors closed, except when in use for ingress and egress. 

12.5. No additional locks or bolts of any kind shall be placed upon any of the doors or windows by Tenant, nor shall any
changes be made to existing locks or the mechanisms thereof without Landlord’s prior written consent. Tenant shall, upon termination of this Lease, return to Landlord all keys to offices and restrooms either furnished to or otherwise procured
by Tenant. In the event any key so furnished to Tenant is lost, Tenant shall pay to Landlord the cost of replacing the same or of changing the lock or locks opened by such lost key if Landlord shall deem it necessary to make such change.
Notwithstanding the foregoing, but subject to Landlord’s approval (in accordance with Section 17.1), Tenant may, at Tenant’s sole cost and expense as an Alteration (as defined below), install its own integrated
security system in the Premises (the “Tenant Security System”); provided, however, that (a) Tenant’s installation of the 

  
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Tenant Security System shall be subject to all of the terms, conditions and provisions of this Lease governing Alterations (including, without limitation, Article 17), (b) Tenant shall use
reasonable efforts to select a Tenant Security System that is reasonably compatible with any Landlord security system in place at the Building or Project as of the Term Commencement Date and (c) Tenant shall coordinate the installation and
operation of the Tenant Security System with Landlord to assure that the Tenant Security System does not interfere with (y) any such Landlord security system in place as of the Term Commencement Date (for which security system Landlord makes no
representations or warranties of any kind whatsoever, including the functionality or integration of any such Landlord security system), and (z) the Building’s systems and equipment. Tenant shall be solely responsible, at Tenant’s sole
cost and expense, for monitoring and operating the Tenant Security System. Landlord may require Tenant, at Tenant’s sole cost, to remove the Tenant Security System and restore the Building to its condition prior to the installation of the
Tenant Security System upon the expiration or earlier termination of this Lease. 
 12.6. No awnings or other projections
shall be attached to any outside wall of the Building. No curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord’s standard window coverings.
Neither the interior nor exterior of any windows shall be coated or otherwise sunscreened without Landlord’s prior written consent, nor shall any bottles, parcels or other articles be placed on the windowsills or items attached to windows that
are visible from outside the Premises. No equipment, furniture or other items of personal property shall be placed on any exterior balcony without Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned
or delayed. 
 12.7. No sign, advertisement or notice (“Signage”) shall be exhibited, painted or affixed by
Tenant on any part of the Premises (that is visible outside of the Premises) or the Building without Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed. Signage shall conform to
Landlord’s commercially reasonable, non-discriminatory design criteria; provided that, subject to Landlord’s approval, not to be unreasonably withheld, conditioned or delayed, Tenant may use
Tenant’s then-current logo and typeface for any building-top Signage and Signage on the interior of the Premises. For any Signage, Tenant shall, at Tenant’s own cost and expense, (a) acquire all
permits for such Signage in compliance with Applicable Laws and (b) design, fabricate, install and maintain such Signage in a first-class condition. Tenant shall be responsible for reimbursing Landlord for costs incurred by Landlord in removing
any of Tenant’s Signage upon the expiration or earlier termination of the Lease. Interior signs on entry doors to the Premises and the directory tablet shall be inscribed, painted or affixed for Tenant by Landlord at Tenant’s sole cost and
expense, and shall be of a size, color and type and be located in a place reasonably acceptable to Landlord. The directory tablet shall be provided exclusively for the display of the name and location of tenants only. Tenant shall not place anything
on the exterior of the corridor walls or corridor doors other than Landlord’s standard lettering. For so long as a monument sign exists for tenants of the Building, Tenant shall be entitled to a space on such monument sign. With respect to any
Tenant Signage requested by Tenant, at Landlord’s option, Landlord may install any such Tenant 

  
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Signage, and Tenant shall pay all costs associated with such installation within thirty (30) days after demand therefor. Subject to Landlord’s prior written consent (which shall not be
unreasonably withheld, conditioned or delayed) and compliance with Applicable Laws, any CC&Rs (as defined below) applicable to the Project and the Rules and Regulations (as defined below), and, provided that Tenant (or Tenant’s Affiliate
pursuant to an Exempt Transfer) (g) continues to lease and personally occupy at least fifty percent (50%) of the Premises, and (h) leases more of the Building than any other tenant of the Building, Tenant shall be entitled to exclusive Building-top Signage on the northern or southern façade of the Building. If any such Building-top Signage is installed and then Tenant (and/or Tenant’s Affiliate
pursuant to an Exempt Transfer) subsequently ceases to lease and personally occupy fifty percent (50%) of the Premises or is no longer leasing more space in the Building than any other tenant in the Building, Landlord (at Landlord’s option in
Landlord’s sole and absolute discretion) may (y) require Tenant (at Tenant’s sole cost and expense) to remove any such Building-top Signage and repair any damage caused thereby or
(z) remove any such Building-top Signage and repair any damage caused thereby and charge Tenant for the costs thereof, which Tenant shall pay to Landlord within ten (10) days after receiving an
invoice therefor. The Building-top Signage rights set forth in this Section shall be personal to the original Tenant (and/or Tenant’s Affiliate pursuant to an Exempt Transfer) and Tenant shall not
Transfer (as defined below) such Building-top Signage rights without Landlord’s prior written consent in Landlord’s sole and absolute discretion. 

12.8. Tenant may only place equipment within the Premises with floor loading consistent with the Building’s structural
design unless Tenant obtains Landlord’s prior written approval. Tenant may place such equipment only in a location designed to carry the weight of such equipment. 

12.9. Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably prevent sounds or
vibrations therefrom from extending into the Common Area or other offices in the Project. 
 12.10. Tenant shall not
(a) do or permit anything to be done in or about the Premises that shall in any way obstruct or interfere with the rights of other tenants or occupants of the Project, or injure or annoy them, (b) use or allow the Premises to be used for
immoral, unlawful or objectionable purposes, (c) cause, maintain or permit any nuisance or waste in, on or about the Project or (d) take any other action that would in Landlord’s reasonable determination in any manner adversely affect
other tenants’ quiet use and enjoyment of their space or adversely impact their ability to conduct business in a professional and suitable work environment. Notwithstanding anything in this Lease to the contrary, Tenant may not install any
security systems (including cameras) outside the Premises or that record sounds or images outside the Premises without Landlord’s prior written consent, which Landlord may withhold in its sole and absolute discretion. 

12.11. Notwithstanding any other provision herein to the contrary (and without limiting Landlord’s obligation with respect
to the performance of the Tenant Improvements and the 

  
 24 

 
Landlord Improvements, in each case to be constructed in the Premises, and payment of the Base TI Allowance and, if properly requested by Tenant pursuant to the terms of the Lease, the Additional
TI Allowance), Tenant shall be responsible for all liabilities, costs and expenses arising from or in connection with the compliance of the Premises with the Americans with Disabilities Act, 42 U.S.C. § 12101, et seq., and any state and local
accessibility laws, codes, ordinances and rules (collectively, and together with regulations promulgated pursuant thereto, the “ADA”) during the Term, and Tenant shall Indemnify the Landlord Indemnitees from and against any Claims
arising from any such failure of the Premises to comply with the ADA; provided that, Tenant shall not be obligated to make or be liable for any alterations required to be made outside of the Premises to comply with the ADA, except (a) to
the extent triggered or required as a result of any Alterations performed by or on behalf of Tenant (but excluding the initial Tenant Improvements); (b) to the extent triggered or required as a result of Tenant’s particular use of the Premises;
(c) as part of Tenant’s Adjusted Share of Operating Expenses; or (d) to the extent caused by any default by Tenant or as otherwise included as part of Tenant’s indemnification obligations under this Lease. The Premises have not
undergone inspection by a Certified Access Specialist (“CASp,” as defined in California Civil Code Section 55.52). Even if not required by California law, the Premises may be inspected by a CASp to determine whether the
Premises comply with the ADA, and Landlord may not prohibit a CASp performing such an inspection. If Tenant requests that such an inspection take place, Landlord and Tenant shall agree on the time and manner of the inspection, as well as which party
will pay the cost of the inspection and the cost to remedy any defects identified by the CASp. A Certified Access Specialist can inspect the Premises and determine whether the Premises comply with all of the applicable construction-related
accessibility standards under State law. Although State law does not require a Certified Access Specialist inspection of the Premises, Landlord may not prohibit Tenant from obtaining a Certified Access Specialist inspection of the Premises for the
occupancy or potential occupancy of Tenant, if requested by Tenant. Landlord and Tenant shall agree on the arrangements for the time and manner of the Certified Access Specialist inspection, the payment of the fee for the Certified Access Specialist
inspection, and the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the Premises. The provisions of this Section shall survive the expiration or earlier termination of this Lease.

 13. Rules and Regulations, CC&Rs, Parking Facilities and Common Area. 

13.1. Tenant shall have the non-exclusive right, in common with others, to use the
Common Area in conjunction with Tenant’s use of the Premises for the Permitted Use, and such use of the Common Area and Tenant’s use of the Premises shall be subject to the rules and regulations adopted by Landlord and attached hereto as
Exhibit F, together with such other reasonable and nondiscriminatory rules and regulations as are hereafter promulgated by Landlord in its sole and absolute discretion (the “Rules and Regulations”). Landlord shall enforce the
Rules and Regulations in a non-discriminatory manner. Tenant shall and shall ensure that its contractors, subcontractors, employees, subtenants and invitees faithfully observe and comply

  
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 with the Rules and Regulations. Landlord shall not be responsible to Tenant for the
violation or non-performance by any other tenant or any agent, employee or invitee thereof of any of the Rules and Regulations. 

13.2. This Lease is subject to any recorded covenants, conditions or restrictions on the Project or Property, as the same may
be amended, amended and restated, supplemented or otherwise modified from time to time (the “CC&Rs”), provided that Landlord agrees not to voluntarily execute any further amendments, restatements, supplements or modifications of
the CC&Rs that would materially and adversely affect Tenant’s rights or obligations hereunder. Tenant shall, at its sole cost and expense, comply with the CC&Rs. 

13.3. Tenant shall have a non-exclusive, irrevocable license to use one hundred
thirty-eight (138) parking spaces in the parking facilities serving the Building (the “Allotted Parking Spaces”), in common on an unreserved basis with other tenants of the Building during the Term at no additional cost during
the Term. Tenant shall have the right to mark (at Tenant’s sole cost and expense) up to fifteen (15) visitor parking spaces for Tenant’s exclusive use in the location shown on Exhibit G attached hereto and incorporated herein
by reference; provided, that such designation shall constitute use thereof and such visitor parking spaces shall be part of and not in addition to the Tenant’s Allotted Parking Spaces set forth above. 

13.4. Tenant agrees not to unreasonably overburden the parking facilities and agrees to cooperate with Landlord and other
tenants in the use of the parking facilities, provided Tenant shall not be deemed to be unreasonably overburdening the parking facilities so long as Tenant is only using Tenant’s Allotted Parking Spaces in accordance with the terms of
this Lease. Landlord reserves the right to determine that parking facilities are becoming overcrowded and to limit Tenant’s use thereof. Upon such determination, Landlord may reasonably allocate parking spaces among Tenant and other tenants of
the Building or the Project. Nothing in this Section, however, is intended to create an affirmative duty on Landlord’s part to monitor parking. 

13.5. Subject to the terms of this Lease including the Rules and Regulations and the rights of other tenants of the Building,
Tenant shall have the non-exclusive right to access the freight loading dock, at no additional cost. 

14. Project Control by Landlord. 

14.1. Landlord reserves full control over the Building and the Project to the extent not inconsistent with Tenant’s
enjoyment of the Premises as provided by this Lease. This reservation includes Landlord’s right to subdivide the Project; convert the Building and other buildings within the Project to condominium units; change the size of the Project by
selling all or a portion of the Project or adding real property and any existing or new buildings and other improvements thereon to the Project; grant easements and licenses to third parties; maintain or establish ownership of the Building separate
from fee title to the Property; make additions to or reconstruct portions of the Building and the Project; install, use, maintain, repair, replace and relocate for service to the Premises and other parts of the Building or the Project pipes, ducts,
conduits, wires and appurtenant fixtures, wherever located in the Premises, the Building or 

  
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elsewhere at the Project; alter or relocate any other Common Area or facility, including private drives, lobbies, entrances and landscaping and consent to any of the foregoing actions by the 4575
Owner with respect to the portion of the Project owned by the 4575 Owner; provided, however, that such rights shall be exercised in a way that does not materially adversely affect Tenant’s beneficial use and occupancy of the Premises,
including the Permitted Use and Tenant’s access to the Premises, or materially and adversely reduce or diminish Tenant’s parking and signage rights under this Lease. Tenant acknowledges that Landlord specifically reserves the right to
allow the exclusive use of corridors and restroom facilities located on specific floors to one or more tenants occupying such floors; provided, however, that Tenant shall not be deprived of the use of the corridors reasonably required to
serve the Premises or of restroom facilities serving the floors upon which the Premises are located. Notwithstanding anything to the contrary in this Lease, Tenant acknowledges that the 4575 Owner has full control over the portion of the Project
located on the 4575 Property (including all rights reserved to Landlord above) and, notwithstanding anything in this Section to the contrary, nothing herein shall in any way restrict any right that the 4575 Owner may have or may obtain in the future
with respect to the portion of the Project located on the 4575 Property (or the 4575 Owner’s method of exercising any such rights). 

14.2. Possession of areas of the Premises necessary for utilities, services, safety and operation of the Building is reserved
to Landlord. 
 14.3. Tenant shall, at Landlord’s request, promptly execute such further documents as may be reasonably
appropriate to assist Landlord in the performance of its obligations hereunder; provided that Tenant need not execute any document that creates additional liability for Tenant or that deprives Tenant of the quiet enjoyment and use of the
Premises as provided for in this Lease. 
 14.4. Landlord may, at any and all reasonable times during non-business hours (or during business hours, if (a) with respect to Subsections 14.4(m) through 14.4(q), Tenant so requests, and (b) with respect to Subsection 14.4(r), if Landlord so
requests), and upon twenty-four (24) hours’ prior notice (which may be oral or by email to the office manager or other Tenant-designated individual at the Premises; but provided that no time restrictions shall apply or advance
notice be required if an emergency necessitates immediate entry), enter the Premises to (m) inspect the same and to determine whether Tenant is in compliance with its obligations hereunder, (n) supply any service Landlord is required to
provide hereunder, (o) alter, improve or repair any portion of the Building other than the Premises for which access to the Premises is reasonably necessary, (p) post notices of nonresponsibility, (q) access the telephone equipment,
electrical substation and fire risers and (r) show the Premises to prospective tenants during the final year of the Term and current and prospective purchasers and lenders at any time. In connection with any such alteration, improvement or
repair as described in Subsection 14.4(o), Landlord may erect in the Premises or elsewhere in the Project scaffolding and other structures reasonably required for the alteration, improvement or repair work to be performed. In no event shall
Tenant’s Rent abate as a result of Landlord’s activities pursuant to this Section; provided, however, that all such activities shall be conducted in such a manner so as to cause as little

  
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interference to Tenant as is reasonably possible. Landlord shall at all times retain a key with which to unlock all of the doors in the Premises. If an emergency necessitates immediate access to
the Premises, Landlord may use whatever force is necessary to enter the Premises, and any such entry to the Premises shall not constitute a forcible or unlawful entry to the Premises, a detainer of the Premises, or an eviction of Tenant from the
Premises or any portion thereof. 
 15. Quiet Enjoyment. Landlord covenants that Tenant, upon paying the Rent and performing its
obligations contained in this Lease, may peacefully and quietly have, hold and enjoy the Premises, free from any claim by Landlord or persons claiming under Landlord, but subject to all of the terms and provisions hereof, provisions of Applicable
Laws and rights of record to which this Lease is or may become subordinate. This covenant is in lieu of any other quiet enjoyment covenant, either express or implied. 

16. Utilities and Services. 

16.1. During the Term, Tenant shall pay for all water (including the cost to service, repair and replace reverse osmosis, de-ionized and other treated water), gas, heat, light, power, telephone, internet service, cable television, other telecommunications and other utilities supplied to the Premises, together with any fees, surcharges
and taxes thereon. If any such utility is not separately metered to Tenant, Tenant shall pay Tenant’s Adjusted Share of all charges of such utility jointly metered with other premises as Additional Rent or, in the alternative, Landlord may, at
its option, monitor the usage of such utilities by Tenant and charge Tenant with the cost of purchasing, installing and monitoring such metering equipment, which cost shall be paid by Tenant as Additional Rent. Landlord may base its bills for
utilities on reasonable estimates; provided that Landlord adjusts such billings as part of the next Landlord’s Statement (or more frequently, as determined by Landlord) to reflect the actual cost of providing utilities to the Premises.
To the extent that Tenant uses more than Tenant’s Pro Rata Share of any utilities, then Tenant shall pay Landlord for Tenant’s Adjusted Share of such utilities to reflect such excess. In the event that the Building or Project is less than
fully occupied during a calendar year, Tenant acknowledges that Landlord and/or the 4575 Owner may extrapolate utility usage that varies depending on the occupancy of the Building or Project (as applicable) to equal Landlord’s or the 4575
Owner’s (as applicable) reasonable estimate of what such utility usage would have been had the Building or Project, as applicable, been ninety-five percent (95%) occupied during such calendar year; provided, however, that Landlord shall
not recover more than one hundred percent (100%) of the cost of such utilities. Tenant shall not be liable for the cost of utilities supplied to the Premises attributable to the time period prior to the Term Commencement Date; provided,
however, that, if Landlord shall permit Tenant possession of the Premises prior to the Term Commencement Date and Tenant uses the Premises for the conduct of Tenant’s business, then Tenant shall be responsible for the cost of utilities supplied
to the Premises from such earlier date of possession. 
 16.2. Landlord shall not be liable for, nor shall any eviction of
Tenant result from, the failure to furnish any utility or service, whether or not such failure is caused by accidents; breakage; casualties (to the extent not caused by the party claiming Force Majeure); Severe Weather Conditions (as defined below);
physical natural disasters (but excluding weather 

  
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conditions that are not Severe Weather Conditions); strikes, lockouts or other labor disturbances or labor disputes (other than labor disturbances and labor disputes resulting solely from the
acts or omissions of the party claiming Force Majeure); acts of terrorism; riots or civil disturbances; wars or insurrections; shortages of materials (which shortages are not unique to the party claiming Force Majeure); government regulations,
moratoria or other governmental actions, inactions or delays; failures to grant consent or delays in granting consent by any Lender whose consent is required under any applicable Loan Document; failures by third parties to deliver gas, oil or
another suitable fuel supply, or inability of the party claiming Force Majeure, by exercise of reasonable diligence, to obtain gas, oil or another suitable fuel; or other causes beyond the reasonable control of the party claiming that Force Majeure
has occurred (collectively, “Force Majeure”); or, to the extent permitted by Applicable Laws, Landlord’s negligence. In the event of such failure, Tenant shall not be entitled to termination of this Lease or any abatement or
reduction of Rent, nor shall Tenant be relieved from the operation of any covenant or agreement of this Lease. “Severe Weather Conditions” means weather conditions that are materially worse than those that reasonably would be
anticipated for the Property at the applicable time based on historic meteorological records. Notwithstanding anything to the contrary in this Lease, if, for more than five (5) consecutive business days following written notice to Landlord and
as a direct result of Landlord’s gross negligence or willful misconduct (and except to the extent that such failure arises from any other factor, including any action or inaction of a Tenant Party (as defined below)), the provision of HVAC or
other utilities to all or a material portion of the Premises that Landlord must provide pursuant to this Lease is interrupted (a “Material Services Failure”), then Base Rent and Tenant’s Adjusted Share of Operating Expenses
(or, to the extent that less than all of the Premises are affected, a proportionate amount (based on the Rentable Area of the Premises that is rendered unusable) of Base Rent and Tenant’s Adjusted Share of Operating Expenses) shall thereafter
be abated until the Premises are again usable by Tenant for the Permitted Use; provided, however, that, if Landlord is diligently pursuing the restoration of such HVAC and other utilities and Landlord provides substitute HVAC and other
utilities reasonably suitable for Tenant’s continued use and occupancy of the Premises for the Permitted Use (e.g., supplying potable water or portable air conditioning equipment), then neither Base Rent nor Tenant’s Adjusted Share of
Operating Expenses shall be abated. During any Material Services Failure, Tenant will cooperate with Landlord to arrange for the provision of any interrupted utility services on an interim basis via temporary measures until final corrective measures
can be accomplished, and Tenant will permit Landlord the necessary access to the Premises to remedy such Material Service Failure. In the event of any interruption of HVAC or other utilities that Landlord must provide pursuant to this Lease,
regardless of the cause, Landlord shall diligently pursue the restoration of such HVAC and other utilities. Notwithstanding anything in this Lease to the contrary, but subject to Article 24 (which shall govern in the event of a casualty), the
provisions of this Section shall be Tenant’s sole recourse and remedy in the event of an interruption of HVAC or other utilities to the Premises, including related to Section 16.8. 

16.3. Tenant shall pay for, prior to delinquency of payment therefor, any utilities and services that may be furnished to the
Premises during or, if Tenant occupies the Premises after the expiration or earlier termination of the Term, after the Term, beyond those utilities provided 

  
 29 

 
by Landlord, including telephone, internet service, cable television and other telecommunications, together with any fees, surcharges and taxes thereon. Upon Landlord’s demand, utilities and
services provided to the Premises that are separately metered shall be paid by Tenant directly to the supplier of such utilities or services. 

16.4. Tenant shall not, without Landlord’s prior written consent, which consent shall not be unreasonably withheld,
conditioned or delayed, use any device in the Premises (including data processing machines) that will in any way (a) increase the amount of ventilation, air exchange, gas, steam, electricity or water required or consumed in the Premises based
upon Tenant’s Pro Rata Share of the Building or Project (as applicable) beyond the existing capacity of the Building or the Project usually furnished or supplied for the Permitted Use or (b) exceed Tenant’s Pro Rata Share of the
Building’s or Project’s (as applicable) capacity to provide such utilities or services. 
 16.5. If Tenant shall
require utilities or services in excess of those usually furnished or supplied for tenants in similar spaces in the Building or the Project by reason of Tenant’s equipment or extended hours of business operations, then Tenant shall first
procure Landlord’s consent for the use thereof, which consent Landlord may condition upon the availability of such excess utilities or services, and Tenant shall pay as Additional Rent an amount equal to the cost of providing such excess
utilities and services. 
 16.6. Landlord shall provide, or cause to be provided, water in Common Area for lavatory and
landscaping purposes only, which water shall be from the local municipal or similar source; provided, however, that if Landlord determines that Tenant requires, uses or consumes water provided to the Common Area for any purpose other than
ordinary lavatory purposes, Landlord may install a water meter (“Tenant Water Meter”) and thereby measure Tenant’s water consumption for all purposes. Tenant shall pay Landlord for the costs of any Tenant Water Meter and the
installation and maintenance thereof during the Term. If Landlord installs a Tenant Water Meter, Tenant shall pay for water consumed, as shown on such meter, as and when bills are rendered. If Tenant fails to timely make such payments, Landlord may
pay such charges and collect the same from Tenant. Any such costs or expenses incurred or payments made by Landlord for any of the reasons or purposes stated in this Section shall be deemed to be Additional Rent payable by Tenant and collectible by
Landlord as such. 
 16.7. Landlord reserves the right to stop service of the elevator, plumbing, ventilation, air
conditioning and utility systems (each, a “Service Stoppage”), when Landlord deems necessary or desirable, due to accident, emergency or the need to make repairs, alterations or improvements, until such repairs, alterations or
improvements shall have been completed, and Landlord shall further have no responsibility or liability for failure to supply elevator facilities, plumbing, ventilation, air conditioning or utility service when prevented from doing so by Force
Majeure or, to the extent permitted by Applicable Laws, Landlord’s negligence. Without limiting the foregoing, it is expressly understood and agreed that any covenants on Landlord’s 

  
 30 

 part to furnish any service pursuant to any of the terms, covenants, conditions, provisions
or agreements of this Lease, or to perform any act or thing for the benefit of Tenant, shall not be deemed breached if Landlord is unable to furnish or perform the same by virtue of Force Majeure or, to the extent permitted by Applicable Laws,
Landlord’s negligence. Except in the case of emergencies (in which event no notice (or effort to provide notice) shall be required), Landlord shall provide Tenant with twenty-four (24) hours’ notice prior to any Service Stoppage
(which notice may be oral or by email to the office manager or other Tenant-designated individual at the Premises). 
 16.8.
Tenant shall be entitled to use its proportionate share (after deducting any power from the Generator required for the Common Area) of power from the existing back-up generator at the Building as of the
Execution Date (the “Generator”) on a non-exclusive basis with other tenants in the Building. The cost of maintaining, repairing and replacing the Generator shall constitute Operating
Expenses. Landlord expressly disclaims any warranties with regard to the Generator or the installation thereof, including any warranty of merchantability or fitness for a particular purpose. Landlord shall maintain the Generator and any equipment
connecting the Generator to Tenant’s automatic transfer switch in good working condition, provided, however, that Tenant shall be solely responsible, at Tenant’s sole cost and expense (and Landlord shall not be liable) for
maintaining and operating Tenant’s automatic transfer switch and the distribution of power from Tenant’s automatic transfer switch throughout the Premises, and provided further that Landlord shall not be liable for any failure to make any
repairs or to perform any maintenance of the Generator that is an obligation of Landlord unless and except to the extent that Landlord willfully fails to make such repairs or perform such maintenance and such failure persists for an unreasonable
time after Tenant provides Landlord with written notice of the need for such repairs or maintenance. Upon receipt of such written notice, Landlord shall promptly commence to cure such failure and shall diligently prosecute the same to completion in
accordance with Section 31.12 of this Lease. The provisions of Section 16.2 of this Lease shall apply to the Generator. 

16.9. For the Premises, Landlord shall (a) maintain and operate the HVAC systems used for the Permitted Use only
(“Base HVAC”) and (b) furnish HVAC as reasonably required (except as this Lease otherwise provides) for reasonably comfortable occupancy of the Premises for the Permitted Use twenty-four (24) hours a day, every day during
the Term, subject to casualty, eminent domain or as otherwise specified in this Article. Notwithstanding anything to the contrary in this Section, Landlord shall have no liability, and Tenant shall have no right or remedy, on account of any
interruption or impairment in HVAC services; except as provided in Section 16.2. 
 16.10. For any
utilities serving the Premises for which Tenant is billed directly by such utility provider, Tenant agrees to furnish to Landlord (a) any invoices or statements for such utilities within thirty (30) days after Landlord’s written
request therefor, (b) within thirty (30) days after Landlord’s request, any other utility usage information reasonably requested by Landlord, and (c) within thirty (30) days after each calendar year during the Term,
authorization to allow Landlord to access Tenant’s usage information necessary for Landlord to complete an 

  
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ENERGY STAR® Statement of Performance (or similar comprehensive utility usage report (e.g., related to Labs 21), if requested by Landlord)
and any other information reasonably requested by Landlord for the immediately preceding year; and Tenant shall comply with any other energy usage or consumption requirements required by Applicable Laws. Tenant shall retain records of utility usage
at the Premises, including invoices and statements from the utility provider, for at least sixty (60) months, or such other period of time as may be requested by Landlord. Tenant acknowledges that any utility information for the Premises, the
Building and the Project may be shared with third parties, including Landlord’s consultants and Governmental Authorities. In the event that Tenant fails to comply with this Section, Tenant hereby authorizes Landlord to collect utility usage
information directly from the applicable utility providers. In addition to the foregoing, Tenant shall comply with all Applicable Laws related to the disclosure and tracking of energy consumption at the Premises. The provisions of this Section shall
survive the expiration or earlier termination of this Lease. 
 17. Alterations. 

17.1. Tenant shall make no alterations, additions or improvements in or to the Premises or engage in any construction,
demolition, reconstruction, renovation or other work (whether major or minor) of any kind in, at or serving the Premises (“Alterations”) without Landlord’s prior written approval, which approval may be subject to the consent of
one or more Lenders, if required under any applicable Loan Document, but which approval Landlord shall not otherwise unreasonably withhold, condition or delay; provided, however, that, in the event any proposed Alteration affects (a) any
structural portions of the Building, including exterior walls, the roof, the foundation or slab, foundation or slab systems (including barriers and subslab systems) or the core of the Building, (b) the exterior of the Building or (c) any
Building systems, including elevator, plumbing, HVAC, electrical, security, life safety and power, then Landlord may withhold its approval in its sole and absolute discretion. Tenant shall, in making any Alterations, use only those architects,
contractors, suppliers and mechanics of which Landlord has given prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. In seeking Landlord’s approval, Tenant shall provide Landlord, at least sixty
(60) days in advance of the desired commencement date of any proposed construction, with plans, specifications, bid proposals, certified stamped engineering drawings and calculations by Tenant’s engineer of record or architect of record
(including connections to the Building’s structural system, modifications to the Building’s envelope, non-structural penetrations in slabs or walls, and modifications or tie-ins to life safety systems), work contracts, requests for laydown areas and such other information concerning the nature and cost of the Alterations as Landlord may reasonably request, provided that Tenant shall
not commence any such Alterations that require Landlord’s consent unless and until Tenant has received the written approval of Landlord and any and all Lenders whose consent is required under any applicable Loan Document. In no event shall
Tenant use or Landlord be required to approve any architects, consultants, contractors, subcontractors or material suppliers that Landlord reasonably believes could cause labor disharmony or may not have sufficient experience, in Landlord’s
reasonable opinion, to perform 

  
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 work in an occupied Class “A” laboratory research building and in tenant-occupied
lab areas. Notwithstanding the foregoing, Tenant may make strictly cosmetic changes to the Premises that do not require any permits or more than three (3) total contractors and subcontractors (“Cosmetic Alterations”) without
Landlord’s consent; provided that (y) the cost of any Cosmetic Alterations does not exceed Fifty Thousand Dollars ($50,000) in any one instance or One Hundred Thousand Dollars ($100,000) annually, (z) such Cosmetic Alterations
are not reasonably expected to have any material adverse effect on the Project and do not (i) require any structural or other substantial modifications to the Premises, (ii) require any changes to or adversely affect the Building systems,
(iii) affect any portion of the Building or Project that is exterior to the Premises or (iv) trigger any requirement under Applicable Laws that would require Landlord to make any alteration or improvement to the Premises, the Building or
the Project. 
 17.2. Tenant shall not construct or permit to be constructed partitions or other obstructions that might
interfere with free access to mechanical installation or service facilities of the Building or with other tenants’ components located within the Building, or interfere with the moving of Landlord’s equipment to or from the enclosures
containing such installations or facilities. 
 17.3. Tenant shall accomplish any work performed on the Premises or the
Building in such a manner as to permit any life safety systems to remain fully operable at all times. 
 17.4. Any work
performed on the Premises, the Building or the Project by Tenant or Tenant’s contractors shall be done at such times and in such manner as Landlord may from time to time reasonably designate. Tenant covenants and agrees that all work done by
Tenant or Tenant’s contractors shall be performed in full compliance with Applicable Laws. Within thirty (30) days after completion of any Alterations (other than Cosmetic Alterations), Tenant shall provide Landlord with complete “as
built” drawing print sets and electronic CADD files on disc (or files in such other current format in common use as Landlord reasonably approves or requires) showing any changes in the Premises, as well as a commissioning report prepared by a
licensed, qualified commissioning agent hired by Tenant and approved by Landlord for all new or affected mechanical, electrical and plumbing systems. Any such “as built” plans shall show the applicable Alterations as an overlay on the
Building as-built plans; provided that Landlord provides the Building “as built” plans to Tenant. 

17.5. Before commencing any Alterations, Tenant shall (a) give Landlord at least sixty (60) days’ prior written
notice of the proposed commencement of such work and the names and addresses of the persons supply labor or materials therefor so that Landlord may enter the Premises to post and keep posted thereon and therein notices or to take any further action
that Landlord may reasonably deem proper for the protection of Landlord’s interest in the Project and (b) shall, if reasonably required by Landlord, secure, at Tenant’s own cost and expense, a completion and lien indemnity bond
reasonably satisfactory to Landlord for such work. 

  
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 17.6. Tenant shall repair any damage to the Premises arising from
Tenant’s removal of any property from the Premises. During any such restoration period, Tenant shall pay Rent to Landlord as provided herein as if such space were otherwise occupied by Tenant. The provisions of this Section shall survive the
expiration or earlier termination of this Lease. 
 17.7. The Premises plus any Alterations; Signage; Tenant Improvements;
attached equipment, decorations, fixtures and trade fixtures; movable laboratory casework and related components, connection valves and lab shelving; and other additions and improvements attached to or built into the Premises made by either of the
parties (including all floor and wall coverings; paneling; sinks and related plumbing fixtures; laboratory benches; exterior venting fume hoods; walk-in freezers and refrigerators; ductwork; conduits;
electrical panels and circuits; attached machinery and equipment; and built-in furniture and cabinets, in each case, together with all additions and accessories thereto), shall (unless, prior to such
construction or installation, Landlord elects otherwise in writing) at all times remain the property of Landlord, shall remain in the Premises and shall (unless, prior to construction or installation thereof, Landlord elects otherwise in writing) be
surrendered to Landlord upon the expiration or earlier termination of this Lease. For the avoidance of doubt, the items listed on Exhibit H attached hereto (which Exhibit H may be updated by Tenant from and after the Term Commencement
Date, subject to Landlord’s written consent, which consent shall not be unreasonably withheld, conditioned or delayed) constitute Tenant’s property and shall be removed by Tenant upon the expiration or earlier termination of the Lease.

 17.8. Notwithstanding any other provision of this Article to the contrary, in no event shall Tenant remove any improvement
from the Premises in which any Lender has a security interest or as to which Landlord contributed payment, including the Tenant Improvements, without Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute
discretion. In no event shall Tenant be required to remove or restore the Tenant Improvements as of the expiration or earlier termination of this Lease. 

17.9. If Tenant shall fail to remove any of its property from the Premises prior to the expiration or earlier termination of
this Lease, then Landlord may, at its option, remove the same in any manner that Landlord shall choose and store such effects without liability to Tenant for loss thereof or damage thereto, and Tenant shall pay Landlord, upon demand, any costs and
expenses incurred due to such removal and storage or Landlord may, at its sole option and without notice to Tenant, sell such property or any portion thereof at private sale and without legal process for such price as Landlord may obtain and apply
the proceeds of such sale against any (a) amounts due by Tenant to Landlord under this Lease and (b) any expenses incident to the removal, storage and sale of such personal property. 

17.10. Tenant shall pay to Landlord an amount equal to two percent (2%) of the cost to Tenant of all Alterations to cover
Landlord’s overhead and expenses for plan review, engineering review, coordination, scheduling and supervision thereof or obtaining any required Lenderconsent. For purposes of payment of such sum, Tenant shall submit to Landlord copies of all

  
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 bills, invoices and statements covering the costs of such charges, accompanied by payment to
Landlord of the fee set forth in this Section. Tenant shall reimburse Landlord for any extra expenses incurred by Landlord by reason of faulty work done by Tenant or its contractors, or by reason of delays arising from such faulty work, or by reason
of inadequate clean-up. 
 17.11. Within sixty (60) days after final completion
of any Alterations performed by Tenant with respect to the Premises, Tenant shall submit to Landlord documentation showing the amounts expended by Tenant with respect to such Alterations, together with supporting documentation reasonably acceptable
to Landlord. 
 17.12. Tenant shall take, and shall cause its contractors to take, commercially reasonable steps to protect
the Premises during the performance of any Alterations, including covering or temporarily removing any window coverings so as to guard against dust, debris or damage. 

17.13. Tenant shall require its contractors and subcontractors performing work on the Premises to name Landlord and its
affiliates and Lenders as additional insureds on their respective insurance policies. 
 18. Repairs and Maintenance. 

18.1. Landlord, with respect to any portion of the Project on the Property shall (and with respect to any portion of the
Project located on the 4575 Property, shall use commercially reasonable efforts to cause the 4575 Owner to) repair and maintain the structural and exterior portions and Common Area of the Building and the Project, including roofing and covering
materials; foundations (excluding any architectural slabs, but including any structural slabs); exterior walls; exterior doors; base Building plumbing; base Building municipal water treatment systems and equipment (but specifically excluding any
reverse osmosis, de-ionized and/or other treated water systems); fire sprinkler systems (if any); base Building HVAC systems up to the first damper or isolation valve that serves the Premises (for purposes of
clarity, the portion of the HVAC system that includes such first damper or isolation valve and extends into and through the Premises, and any supplemental HVAC serving the Premises shall not be part of the base Building HVAC and shall be
Tenant’s obligation to maintain and repair pursuant to Section 18.2 below); elevators; and base Building electrical systems installed or furnished by Landlord. For the avoidance of doubt, to the extent Tenant becomes responsible for
the repair and maintenance of any of the items in this Section above with respect to the 4575 Property as a result of Tenant’s exercise of the 4575 Option, Landlord’s obligations under this Section shall be automatically amended to remove
any and all of Landlord’s obligations with respect to such repair and maintenance. 
 18.2. Except for services of
Landlord, if any, required by Section 18.1, during the Term, Tenant shall, at Tenant’s sole cost and expense, maintain and keep the Premises (including but not limited to the portion of the HVAC system that includes the first damper
or isolation valve and extends into and through the Premises, any supplemental HVAC serving the Premises, and any other systems or equipment exclusively serving the Premises) and every part thereof in good condition and repair, damage thereto from
ordinary wear and tear excepted, and 

  
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shall, within ten (10) days after receipt of written notice from Landlord, provide to Landlord any maintenance records that Landlord reasonably requests. Tenant shall, upon the expiration or
sooner termination of the Term, surrender the Premises to Landlord in as good a condition as when received, ordinary wear and tear excepted; and shall, at Landlord’s request and Tenant’s sole cost and expense, remove all telephone and data
systems, wiring and equipment from the Premises (but with respect to wiring, only to the extent installed by a Tenant Party), and repair any damage to the Premises caused thereby. Landlord shall have no obligation to alter, remodel, improve, repair,
decorate or paint the Premises or any part thereof, other than pursuant to the terms and provisions of the Work Letter and as expressly set forth in Article 5. 

18.3. Without limiting the provisions of Section 16.2, Landlord shall not be liable for any failure
to make any repairs (or cause any repairs to be made) or to perform (or cause the performance of) any maintenance that is Landlord’s obligation pursuant to this Lease unless such failure shall persist for an unreasonable time after Tenant
provides Landlord with written notice of the need of such repairs or maintenance. Tenant waives its rights under Applicable Laws now or hereafter in effect to make repairs at Landlord’s expense. 

18.4. Subject to the provisions of Section 14.4, any excavation shall be made upon land adjacent to
or under the Building, or shall be authorized to be made, Tenant shall afford to the person causing or authorized to cause such excavation, license to enter the Premises for the purpose of performing such work as such person shall deem necessary or
desirable to preserve and protect the Building from injury or damage and to support the same by proper foundations, without any claim for damages or liability against Landlord and without reducing or otherwise affecting Tenant’s obligations
under this Lease. 
 18.5. This Article relates to repairs and maintenance arising in the ordinary course of operation of the
Building and the Project. In the event of a casualty described in Article 24, Article 24 shall apply in lieu of this Article. In the event of eminent domain, Article 25 shall apply in lieu of this Article. 

18.6. Subject to the provisions of Article 9, costs incurred by Landlord and/or the 4575 Owner pursuant to this Article
shall constitute Operating Expenses. 
 19. Liens. 

19.1. Subject to the immediately succeeding sentence, Tenant shall keep the Premises, the Building and the Project free from
any liens arising from work or services performed, materials furnished to or obligations incurred by Tenant. Tenant further covenants and agrees that any mechanic’s or materialman’s lien filed against the Premises, the Building or the
Project for work or services claimed to have been done for, or materials claimed to have been furnished to, or obligations incurred by Tenant shall be discharged or bonded by Tenant within ten (10) days after the filing thereof, at
Tenant’s sole cost and expense. 
 19.2. Should Tenant fail to discharge or bond against any lien of the nature
described in Section 19.1, Landlord may, at Landlord’s election, pay such claim or post a statutory lien bond 

  
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or otherwise provide security to eliminate the lien as a claim against title, and Tenant shall immediately reimburse Landlord for the costs thereof as Additional Rent. Tenant shall Indemnify the
Landlord Indemnitees from and against any Claims arising from any such liens, including any administrative, court or other legal proceedings related to such liens. 

19.3. In the event that Tenant leases or finances 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 shall, 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 Premises, the Building or the Project be furnished on a financing statement without qualifying language as to applicability of
the lien only to removable personal property located in an identified suite leased by Tenant. Should any holder of a financing statement record or place of record a financing statement that appears to constitute a lien against any interest of
Landlord or against equipment that may be located other than within an identified suite leased by Tenant, Tenant shall, within ten (10) days after filing such financing statement, cause (a) a copy of the lender security agreement or other
documents to which the financing statement pertains to be furnished to Landlord to facilitate Landlord’s ability to demonstrate that the lien of such financing statement is not applicable to Landlord’s interest and (b) Tenant’s
lender to amend such financing statement and any other documents of record to clarify that any liens imposed thereby are not applicable to any interest of Landlord in the Premises, the Building or the Project. 

20. Estoppel Certificate. Tenant shall, within ten (10) business days after receipt of written notice from Landlord, execute,
acknowledge and deliver a statement in writing substantially in the form attached to this Lease as Exhibit I, or on any other commercially reasonable form requested by a current or proposed Lender or encumbrancer or proposed purchaser,
(a) 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 rental and
other charges are paid in advance, if any, (b) acknowledging that there are not, to Tenant’s knowledge, any uncured defaults on the part of Landlord hereunder, or specifying such defaults if any are claimed, and (c) setting forth such
further information with respect to this Lease or the Premises as may be reasonably requested thereon. Any such statements may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the Property. If Tenant fails to
deliver such statement within the prescribed time, Landlord shall send a second notice and if Tenant fails to respond to such second notice (by delivery of a signed estoppel) within three (3) business days, Tenant’s failure to deliver such
statement shall, at Landlord’s option, constitute a Default (as defined below) under this Lease, and, in any event, shall be binding 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. Within ten (10) business days of receipt of a written request by Tenant, Landlord shall provide Tenant with a similar estoppel certificate (but in all cases
limited to Landlord’s actual knowledge (without any duty of investigation)) as Landlord reasonably deems appropriate and as otherwise reasonably modified by Landlord. 

  
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 21. Hazardous Materials. 

21.1. Tenant shall not cause or permit any Hazardous Materials (as defined below) to be brought upon, kept or used in or about
the Premises, the Building or the Project in violation of Applicable Laws by Tenant or any of its employees, agents, contractors or invitees (collectively with Tenant, each a “Tenant Party”). If (a) Tenant breaches such
obligation, (b) the presence of Hazardous Materials as a result of such a breach results in contamination of the Project, any portion thereof, or any adjacent property, (c) contamination of the Premises otherwise occurs during the Term or
any extension or renewal hereof or holding over hereunder or (d) contamination of the Project occurs as a result of Hazardous Materials that are placed on or under or are released into the Project by a Tenant Party, then Tenant shall Indemnify
the Landlord Indemnitees from and against any and all Claims of any kind or nature, including (w) diminution in value of the Project or any portion thereof, (x) damages for the loss or restriction on use of rentable or usable space or of
any amenity of the Project, (y) damages arising from any adverse impact on marketing of space in the Project or any portion thereof and (z) sums paid in settlement of Claims that arise before, during or after the Term as a result of such
breach or contamination. This Indemnification by Tenant includes costs incurred in connection with any investigation of site conditions or any clean-up, remedial, removal or restoration work required by any
Governmental Authority because of Hazardous Materials present in the air, soil or groundwater above, on, under or about the Project. Without limiting the foregoing, if the presence of any Hazardous Materials in, on, under or about the Project, any
portion thereof or any adjacent property caused or permitted by any Tenant Party results in any contamination of the Project, any portion thereof or any adjacent property, then Tenant shall promptly take all actions at its sole cost and expense as
are necessary to return the Project, any portion thereof or any adjacent property to its respective condition existing prior to the time of such contamination; provided that Landlord’s written approval of such action shall first be
obtained, which approval Landlord shall not unreasonably withhold; and provided, further, that it shall be reasonable for Landlord to withhold its consent if such actions could have a material adverse long-term or short-term effect on the
Project, any portion thereof or any adjacent property. Tenant’s obligations under this Section shall not be affected, reduced or limited by any limitation on the amount or type of damages, compensation or benefits payable by or for Tenant under
workers’ compensation acts, disability benefit acts, employee benefit acts or similar legislation. 
 21.2. Landlord
acknowledges that it is not the intent of this Article to prohibit Tenant from operating its business for the Permitted Use. Tenant may operate its business according to the custom of Tenant’s industry so long as the use or presence of
Hazardous Materials is strictly and properly monitored in accordance with Applicable Laws. As a material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord
(a) a list identifying each type of Hazardous Material to be present at the Premises that is subject to regulation under any environmental Applicable Laws in the 

  
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 form of a Tier II form pursuant to Section 312 of the Emergency Planning and Community Right-to-Know Act of 1986 (or any successor statute) or any other form reasonably requested by Landlord, (b) a list of any and all approvals or permits from Governmental
Authorities required in connection with the presence of such Hazardous Material at the Premises and (c) correct and complete copies of (i) notices of violations of Applicable Laws related to Hazardous Materials and (ii) plans relating
to the installation of any storage tanks to be installed in, on, under or about the Project (provided that installation of storage tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent
Landlord may withhold in its sole and absolute discretion) and closure plans or any other documents required by any and all Governmental Authorities for any storage tanks installed in, on, under or about the Project for the closure of any such
storage tanks (collectively, “Hazardous Materials Documents”). Tenant shall deliver to Landlord updated Hazardous Materials Documents, within fourteen (14) days after receipt of a written request therefor from Landlord, not
more often than once per year, unless (m) there are any changes to the Hazardous Materials Documents or (n) Tenant initiates any Alterations or changes its business, in either case in a way that involves any material increase in the types
or amounts of Hazardous Materials, in which case Tenant shall deliver updated Hazardous Materials documents (without Landlord having to request them) before or, if not practicable to do so before, as soon as reasonably practicable after the
occurrence of the events in Subsection 21.2(m) or (n). For each type of Hazardous Material listed, the Hazardous Materials Documents shall include (t) the chemical name, (u) the material state (e.g., solid, liquid, gas or cryogen),
(v) the concentration, (w) the storage amount and storage condition (e.g., in cabinets or not in cabinets), (x) the use amount and use condition (e.g., open use or closed use), (y) the location (e.g., room number or other identification) and
(z) if known, the chemical abstract service number. Notwithstanding anything in this Section to the contrary, Tenant shall not be required to provide Landlord with any documents containing information of a proprietary nature, unless such
documents contain a reference to Hazardous Materials or activities related to Hazardous Materials. Landlord may, at Landlord’s expense, cause the Hazardous Materials Documents to be reviewed by a person or firm qualified to analyze Hazardous
Materials to confirm compliance with the provisions of this Lease and with Applicable Laws. In the event that a review of the Hazardous Materials Documents indicates non-compliance with this Lease or
Applicable Laws, Tenant shall, at its expense, diligently take steps to bring its storage and use of Hazardous Materials into compliance. Notwithstanding anything in this Lease to the contrary or Landlord’s review into Tenant’s Hazardous
Materials Documents or use or disposal of hazardous materials, however, Landlord shall not have and expressly disclaims any liability related to Tenant’s or other tenants’ use or disposal of Hazardous Materials, it being acknowledged by
Tenant that Tenant is best suited to evaluate the safety and efficacy of its Hazardous Materials usage and procedures. 

21.3. Tenant represents and warrants to Landlord that is not nor has it been, in connection with the use, disposal or storage
of Hazardous Materials, (a) subject to a material enforcement order issued by any Governmental Authority or (b) required to take any remedial action. 

  
 39 

 21.4. At any time, and from time to time, prior to the expiration of the
Term, Landlord shall have the right to conduct appropriate tests of the Project or any portion thereof to demonstrate that Hazardous Materials are present or that contamination has occurred due to the acts or omissions of a Tenant Party. Tenant
shall pay all reasonable costs of such tests if such tests reveal that Hazardous Materials exist at the Project in violation of Tenant’s obligations under this Lease. 

21.5. If underground or other storage tanks storing Hazardous Materials installed or utilized by Tenant are located on the
Premises, or are hereafter placed on the Premises by Tenant (or by any other party, if such storage tanks are utilized by Tenant), then Tenant shall monitor the storage tanks, maintain appropriate records, implement reporting procedures, properly
close any underground storage tanks, and take or cause to be taken all other steps necessary or required under the Applicable Laws. Tenant shall have no responsibility or liability for underground or other storage tanks installed by anyone other
than Tenant unless Tenant utilizes such tanks, in which case Tenant’s responsibility for such tanks shall be as set forth in this Section. 

21.6. Tenant shall promptly report to Landlord any actual or suspected presence of mold or water intrusion at the Premises of
which Tenant becomes aware. 
 21.7. Tenant’s obligations under this Article shall survive the expiration or earlier
termination of the Lease. During any period of time needed by Tenant or Landlord after the termination of this Lease to complete the removal from the Premises of any such Hazardous Materials, Tenant shall be deemed a holdover tenant and subject to
the provisions of Article 27. 
 21.8. As used herein, the term “Hazardous Material” means any toxic,
explosive, corrosive, flammable, infectious, radioactive, carcinogenic, mutagenic or otherwise hazardous substance, material or waste that is or becomes regulated by Applicable Laws or any Governmental Authority. 

21.9. Notwithstanding anything to the contrary in this Lease, Landlord shall have sole control over the equitable allocation of
fire control areas (as defined in the Uniform Building Code as adopted by the city or municipality(ies) in which the Project is located (the “UBC”)) within the Project for the storage of Hazardous Materials. Notwithstanding anything
to the contrary in this Lease, the quantity of Hazardous Materials allowed by this Section is specific to Tenant and shall not run with the Lease in the event of a Transfer (as defined in Article 29). In the event of a Transfer, if the use of
Hazardous Materials by such new tenant (“New Tenant”) is such that New Tenant utilizes fire control areas in the Project in excess of New Tenant’s Pro Rata Share of the Building or the Project, as applicable, then New Tenant
shall, at its sole cost and expense and upon Landlord’s written request, establish and maintain a separate area of the Premises classified by the UBC as an “H” occupancy area for the use and storage of Hazardous Materials, or take
such other action as is necessary to ensure that its share of the fire control areas of the Building and the Project is not greater than New Tenant’s Pro Rata Share of the Building or the Project, as applicable. Notwithstanding anything in this
Lease to the contrary, Landlord 

  
 40 

 shall not have and expressly disclaims any liability related to Tenant’s or other
tenants’ use or disposal of fire control areas, it being acknowledged by Tenant that Tenant and other tenants are best suited to evaluate the safety and efficacy of its Hazardous Materials usage and procedures. 

22. Odors and Exhaust. Tenant acknowledges that Landlord would not enter into this Lease with Tenant unless Tenant assured Landlord
that under no circumstances will any other occupants of the Building or the Project (including persons legally present in any outdoor areas of the Project) be subjected to odors or fumes (whether or not noxious), and that the Building and the
Project will not be damaged by any exhaust, in each case from Tenant’s operations. Landlord and Tenant therefore agree as follows: 

22.1. Tenant shall not cause or permit (or conduct any activities that would cause) any release of any odors or fumes of any
kind from the Premises. 
 22.2. If the Building has a ventilation system that, in Landlord’s judgment, is adequate,
suitable, and appropriate to vent the Premises in a manner that does not release odors affecting any indoor or outdoor part of the Project, Tenant shall vent the Premises through such system. If Landlord at any time determines that any existing
ventilation system is inadequate, or if no ventilation system exists, Tenant shall in compliance with Applicable Laws vent all fumes and odors from the Premises (and remove odors from Tenant’s exhaust stream) as Landlord requires. The placement
and configuration of all ventilation exhaust pipes, louvers and other equipment shall be subject to Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Tenant acknowledges Landlord’s legitimate
desire to maintain the Project (indoor and outdoor areas) in an odor-free manner, and Landlord may require Tenant to abate and remove all odors in a manner that goes beyond the requirements of Applicable Laws. 

22.3. Tenant shall, at Tenant’s sole cost and expense, provide odor eliminators and other devices (such as filters, air
cleaners, scrubbers and whatever other equipment may in Landlord’s judgment be necessary or appropriate from time to time) to completely remove, eliminate and abate any odors, fumes or other substances in Tenant’s exhaust stream that, in
Landlord’s judgment, emanate from Tenant’s Premises. Any work Tenant performs under this Section shall constitute Alterations. 

22.4. Tenant’s responsibility to remove, eliminate and abate odors, fumes and exhaust shall continue throughout the Term.
Landlord’s construction of the Tenant Improvements shall not preclude Landlord from requiring additional measures to eliminate odors, fumes and other adverse impacts of Tenant’s exhaust stream (as Landlord may designate in Landlord’s
discretion). Tenant shall install additional equipment as Landlord requires from time to time under the preceding sentence. Such installations shall constitute Alterations. 

22.5. If Tenant fails to install satisfactory odor control equipment within ten (10) business days after Landlord’s
demand made at any time, then Landlord may, without limiting Landlord’s other rights and remedies, require Tenant to cease and suspend any operations in the 

  
 41 

 
Premises that, in Landlord’s determination, cause odors, fumes or exhaust. For example, if Landlord determines that Tenant’s production of a certain type of product causes odors, fumes
or exhaust, and Tenant does not install satisfactory odor control equipment within ten (10) business days after Landlord’s request, then Landlord may require Tenant to stop producing such type of product in the Premises unless and until
Tenant has installed odor control equipment satisfactory to Landlord. 
 23. Insurance. 

23.1. Landlord, with respect to any portion of the Project on the Property shall (and with respect to any portion of the
Project located on the 4575 Property, shall use commercially reasonable efforts to cause the 4575 Owner to) maintain insurance for the Building and the Project in amounts equal to full replacement cost (exclusive of the costs of excavation,
foundations and footings, engineering costs or such other costs to the extent the same are not incurred in the event of a rebuild and without reference to depreciation taken by Landlord upon its books or tax returns) or such lesser coverage as
Landlord may elect, provided that such coverage shall not be less than the amount of such insurance Landlord’s and/or the 4575 Owner’s Lender, if any, requires Landlord or the 4575 Owner to maintain, providing protection against any
peril generally included within the classification “Fire and Extended Coverage,” together with insurance against sprinkler damage (if applicable), vandalism and malicious mischief. Subject to availability thereof, Landlord, with respect to
any portion of the Project on the Property shall (and with respect to any portion of the Project located on the 4575 Property, shall use commercially reasonable efforts to cause the 4575 Owner to) further insure, if Landlord or the 4575 Owner (as
applicable) deems it appropriate, coverage against flood, environmental hazard, earthquake, loss or failure of building equipment, rental loss during the period of repairs or rebuilding, Workers’ Compensation insurance and fidelity bonds for
employees employed to perform services. Notwithstanding the foregoing, Landlord may, but shall not be deemed required to, provide insurance for any improvements installed by Tenant or that are in addition to the standard improvements customarily
furnished by Landlord, without regard to whether or not such are made a part of or are affixed to the Building. 
 23.2. In
addition, (a) Landlord shall carry Commercial General Liability insurance with limits of not less than One Million Dollars ($1,000,000) per occurrence/general aggregate for bodily injury (including death), or property damage with respect to the
portion of the Project on the Property and (b) Landlord shall use commercially reasonable efforts to cause the 4575 Owner to carry Commercial General Liability insurance with limits of not less than One Million Dollars ($1,000,000) per
occurrence/general aggregate for bodily injury (including death), or property damage with respect to the portion of the Project on the 4575 Property. 

23.3. Tenant shall, at its own cost and expense, procure and maintain during the Term the following insurance for the benefit
of Tenant and Landlord (as their interests may appear) with insurers financially acceptable and lawfully authorized to do business in the state where the Premises are located: 

  
 42 

 (a) Commercial General Liability insurance on a broad-based occurrence
coverage form, with coverages including but not limited to bodily injury (including death), property damage (including loss of use resulting therefrom), premises/operations, personal & advertising injury, and contractual liability with
limits of liability of not less than $2,000,000 for bodily injury and property damage per occurrence, $4,000,000 general aggregate, which limits may be met by use of excess and/or umbrella liability insurance; provided that such coverage is
at least as broad as the primary coverages required herein. 
 (b) Commercial Automobile Liability insurance covering
liability arising from the use or operation of any auto on behalf of Tenant or invited by Tenant (including those owned, hired, rented, leased, borrowed, scheduled or non-owned). Coverage shall be on a
broad-based occurrence form in an amount not less than $2,000,000 combined single limit per accident for bodily injury and property damage. Such coverage shall apply to all vehicles and persons, whether accessing the property with active or passive
consent. 
 (c) Commercial Property insurance covering property damage to the full replacement cost value and business
interruption. Covered property shall include all tenant improvements in the Premises (to the extent not insured by Landlord pursuant to Section 23.1) and Tenant’s Property including personal property, furniture,
fixtures, machinery, equipment, stock, inventory and improvements and betterments, which may be owned by Tenant or Landlord and required to be insured hereunder, or which may be leased, rented, borrowed or in the care custody or control of Tenant,
or Tenant’s agents, employees or subcontractors. Such insurance, with respect only to all Tenant Improvements, Alterations or other work performed on the Premises by Tenant (collectively, “Tenant Work”), shall name Landlord and
Landlord’s current and future mortgagees as loss payees as their interests may appear. Such insurance shall be written on an “all risk” of physical loss or damage basis including the perils of fire, extended coverage, electrical
injury, mechanical breakdown, windstorm, vandalism, malicious mischief, sprinkler leakage, back-up of sewers or drains, earthquake (provided Tenant shall not be required to provide earthquake coverage with
respect to the initial Tenant Improvements or, subject to the last sentence in this Subsection 23.3(c), any Cosmetic Alterations, but shall be required to acquire earthquake coverage with respect to any other Tenant Work performed by or on
behalf of Tenant), terrorism and such other risks Landlord may from time to time designate, for the full replacement cost value of the covered items with an agreed amount endorsement with no co-insurance.
Business interruption coverage shall have limits sufficient to cover Tenant’s lost profits and necessary continuing expenses, including rents due Landlord under the Lease. The minimum period of indemnity for business interruption coverage shall
be twenty-four (24) months. Notwithstanding any provision in this Lease to the contrary, (i) during the construction, installation and/or performance of any Cosmetic Alterations, Tenant shall self-insure for any damage or destruction to
such Cosmetic Alterations as a result of an earthquake and shall be responsible, at its sole cost and expense, for promptly repairing and restoring in accordance with all Applicable Laws any Cosmetic Alterations damaged or destroyed as a result of
an earthquake, and (ii) following the completion of any Alterations (including Cosmetic Alterations), Landlord shall have the right, but not the obligation, to procure earthquake coverage or increase the limits of any earthquake coverage
carried by Landlord to cover the full 

  
 43 

 
replacement cost of such Alterations (including Cosmetic Alterations), the cost of which shall be paid by Tenant as part of Tenant’s Adjusted Share of Operating Expenses to the extent that
the earthquake coverage carried by Landlord does not overlap with any earthquake coverage required by this Section that is actually then-being carried by Tenant in accordance with the terms of this Lease. 

(d) Workers’ Compensation in compliance with all Applicable Laws or as may be available on a voluntary basis.
Employer’s Liability must be at least in the amount of $1,000,000 for bodily injury by accident for each employee, $1,000,000 for bodily injury by disease for each employee, and $1,000,000 bodily injury by disease for policy limit. 

(e) Medical malpractice insurance at limits of not less than $1,000,000 each claim during such periods, if any, that Tenant
engages in the practice of medicine or clinical trials involving human beings at the Premises. 
 (f) Pollution Legal
Liability insurance is required if Tenant stores, handles, generates or treats Hazardous Materials, as determined solely by Landlord, on or about the Premises. Such coverage shall include bodily injury, sickness, disease, death or mental anguish or
shock sustained by any person; property damage including physical injury to or destruction of tangible property including the resulting loss of use thereof, clean-up costs, and the loss of use of tangible
property that has not been physically injured or destroyed; and defense costs, charges and expenses incurred in the investigation, adjustment or defense of claims for such compensatory damages. Coverage shall apply to both sudden and non-sudden pollution conditions including the discharge, dispersal, release or escape of smoke, vapors, soot, fumes, acids, alkalis, toxic chemicals, liquids or gases, waste materials or other irritants,
contaminants or pollutants into or upon land, the atmosphere or any watercourse or body of water. Claims-made coverage is permitted, provided the policy retroactive date is continuously maintained prior to the commencement date of this agreement,
and coverage is continuously maintained during all periods in which Tenant occupies the Premises. Coverage shall be maintained with limits of not less than $2,000,000 per incident with a $4,000,000 policy aggregate and for a period of two
(2) years thereafter. 
 (g) During all construction by Tenant at the Premises, with respect to tenant improvements
being constructed (including any Alterations), insurance required in Exhibit B-1 must be in place. 

23.4. The insurance required of Tenant by this Article shall be with companies at all times having a current rating of not less
than A- and financial category rating of at least Class VII in “A.M. Best’s Insurance Guide” current edition. Tenant shall obtain for Landlord from the insurance companies/broker or cause
the insurance companies/broker to furnish certificates of insurance evidencing all coverages required herein to Landlord. Landlord reserves the right to require complete, certified copies of all required insurance policies including any
endorsements. No such policy shall be cancelable or subject to reduction of coverage or other modification or 

  
 44 

 cancellation except after thirty (30) days’ prior written notice to Landlord from
Tenant or its insurers (except in the event of non-payment of premium, in which case ten (10) days’ written notice shall be given). All such policies shall be written as primary policies, not
contributing with and not in excess of the coverage that Landlord may carry. Tenant’s required policies shall contain severability of interests clauses stating that, except with respect to limits of insurance, coverage shall apply separately to
each insured or additional insured. Tenant shall, on the date of expiration of such policies, furnish Landlord with renewal certificates of insurance or binders. Tenant agrees that if Tenant does not take out and maintain such insurance, Landlord
may (but shall not be required to) procure such insurance on Tenant’s behalf and at its cost to be paid by Tenant as Additional Rent. Commercial General Liability, Commercial Automobile Liability, Umbrella Liability and Pollution Legal
Liability insurance as required above shall name Landlord, 4575 Owner, BioMed Realty LLC, BioMed Realty, L.P., BRE Edison L.P., BRE Edison LLC, BRE Edison Holdings L.P., BRE Edison Holdings LLC, BRE Edison Parent L.P. and their respective officers,
employees, agents, general partners, members, subsidiaries, affiliates and Lenders (“Landlord Parties”) as additional insureds as respects liability arising from work or operations performed by or on behalf of Tenant, Tenant’s
use or occupancy of Premises, and ownership, maintenance or use of vehicles by or on behalf of Tenant. 
 23.5. In each
instance where insurance is to name Landlord Parties as additional insureds, Tenant shall, upon Landlord’s written request, also designate and furnish certificates evidencing such Landlord Parties as additional insureds to (a) any Lender
of Landlord holding a security interest in the Building or the Project, (b) the landlord under any lease whereunder Landlord is a tenant of the real property upon which the Building is located if the interest of Landlord is or shall become that
of a tenant under a ground lease rather than that of a fee owner and (c) any management company retained by Landlord to manage the Project. 

23.6. Tenant assumes the risk of damage to any fixtures, goods, inventory, merchandise, equipment and leasehold improvements,
and Landlord shall not be liable for injury to Tenant’s business or any loss of income therefrom, relative to such damage, all as more particularly set forth within this Lease. Tenant shall, at Tenant’s sole cost and expense, carry such
insurance as Tenant desires for Tenant’s protection with respect to personal property of Tenant or business interruption. 

23.7. Tenant, on behalf of itself and its insurers, hereby waives any and all rights of recovery against the Landlord Parties
with respect to any loss, damage, claims, suits or demands, howsoever caused, that are covered, or should have been covered, by valid and collectible workers’ compensation, employer’s liability insurance and other liability insurance
required to obtained and carried by Tenant pursuant to this Article, including any deductibles or self-insurance maintained thereunder. Tenant agrees to endorse the required workers’ compensation, employer’s liability and other liability
insurance policies to permit waivers of subrogation as required hereunder and hold harmless and indemnify the Landlord Parties for any loss or expense incurred as a result of a failure to obtain such waivers of subrogation from insurers. Such
waivers shall continue so long as Tenant’s insurers so permit. Any termination of such a waiver shall be by written notice to Landlord, containing a description of the circumstances 

  
 45 

 
hereinafter set forth in this Section. Tenant, upon obtaining the policies of workers’ compensation, employer’s liability and other liability insurance required or permitted under this
Lease, shall give notice to its insurance carriers that the foregoing waiver of subrogation is contained in this Lease. If such policies shall not be obtainable with such waiver or shall be so obtainable only at a premium over that chargeable
without such waiver, then Tenant shall notify Landlord of such conditions and only in the event that such waiver is not obtainable, Tenant shall not be obligated to obtain such waiver. 

23.8. Landlord may require insurance policy limits required under this Lease to be raised to conform with requirements of
Landlord’s and/or the 4575 Owner’s Lender or to bring coverage limits to levels then being required of new tenants within the Project, provided such coverage limits are reasonably consistent with those required by landlords of similarly
situated buildings. 
 23.9. In addition to other insurance required by this Lease to be carried by Tenant, if Tenant sells,
merchandises, transfers, gives away or exchanges so-called “alcoholic liquors” in, upon or from any part of the Premises, then Tenant shall, at Tenant’s sole cost and expense, purchase and
maintain in full force and effect during the Term dram shop insurance in form and substance satisfactory to Landlord, with total limits of liability for bodily injury, loss of means of support and property damage for each occurrence in an amount and
with a carrier reasonably acceptable to Landlord, and otherwise in compliance with the general provisions of this Article governing the provision of insurance by Tenant. Such policy shall name Landlord and the Landlord Parties as additional insureds
against any liability by virtue of Applicable Laws concerning the use, sale or giving away of alcoholic liquors. If at any time such insurance is for any reason not in force, then during all and any such times no selling, merchandising,
transferring, giving away or exchanging of so-called “alcoholic liquors” shall be conducted by Tenant in, upon or from any part of the Premises. 

23.10. Any costs incurred by Landlord and/or the 4575 Owner pursuant to this Article shall constitute a portion of Operating
Expenses. 
 23.11. The provisions of this Article shall survive the expiration or earlier termination of this Lease. 

24. Damage or Destruction. 

24.1. In the event of a partial destruction of (a) the Premises, (b) the Building, (c) the Common Area on the
Property or (d) the portion of the Project on the Property ((a)-(d) collectively, the “Affected Areas”) by fire or other perils covered by extended coverage insurance not exceeding twenty-five percent (25%) of the full
insurable value thereof, and provided that (w) the damage thereto is such that the Affected Areas may be repaired, reconstructed or restored within a period of six (6) months from the date of the happening of such casualty,
(x) Landlord shall receive insurance proceeds from its insurer or Lender sufficient to cover the cost of such repairs, reconstruction and restoration (except for any deductible amount provided by Landlord’s policy, which deductible amount,
if paid by Landlord, shall 

  
 46 

 
constitute an Operating Expense), (y) the repair, reconstruction or restoration of the Affected Areas is permitted by all applicable Loan Documents or otherwise consented to by any and all
Lenders whose consent is required thereunder and (z) such casualty was not intentionally caused by a Tenant Party, then Landlord shall commence and proceed diligently with the work of repair, reconstruction and restoration of the Affected Areas
and this Lease shall continue in full force and effect. 
 24.2. In the event of any damage to or destruction of the Affected
Areas other than as described in Section 24.1, Landlord may elect to repair, reconstruct and restore the applicable Affected Areas, as applicable, in which case this Lease shall continue in full force and effect. If
Landlord elects not to repair, reconstruct and restore the applicable Affected Areas, then this Lease shall terminate as of the date of such damage or destruction. In the event of any damage or destruction (regardless of whether such damage is
governed by Section 24.1 or this Section), if (a) in Landlord’s determination as set forth in the Damage Repair Estimate (as defined below), the Affected Areas cannot be repaired, reconstructed or restored within
twelve (12) months after the date of the Damage Repair Estimate, (b) subject to Section 24.6, the Affected Areas are not actually repaired, reconstructed and restored within eighteen (18) months after the
date of the Damage Repair Estimate, or (c) the damage and destruction occurs within the last twelve (12) months of the then-current Term, then Tenant shall have the right to terminate this Lease, effective as of the date of such damage or
destruction, by delivering to Landlord its written notice of termination (a “Termination Notice”) (y) with respect to Subsections 24.2(a) and (c), no later than fifteen (15) days after Landlord delivers to Tenant
Landlord’s Damage Repair Estimate and (z) with respect to Subsection 24.2(b), no later than fifteen (15) days after such eighteen (18) month period (as the same may be extended pursuant to
Section 24.6) expires. If Tenant provides Landlord with a Termination Notice pursuant to Subsection 24.2(z), Landlord shall have an additional thirty (30) days after receipt of such Termination Notice to
complete the repair, reconstruction and restoration. If Landlord does not complete such repair, reconstruction and restoration within such thirty (30) day period, then Tenant may terminate this Lease by giving Landlord written notice within two
(2) business days after the expiration of such thirty (30) day period. If Landlord does complete such repair, reconstruction and restoration within such thirty (30) day period, then this Lease shall continue in full force and effect.
Notwithstanding anything to the contrary, in no event shall Landlord have any obligation to repair, reconstruct or restore any portion of the Project located on the 4575 Property or on any other property not owned by Landlord. 

24.3. As soon as reasonably practicable, but in any event within sixty (60) days following the date of damage or
destruction, Landlord shall notify Tenant of Landlord’s good faith estimate of the period of time in which the repairs, reconstruction and restoration will be completed (the “Damage Repair Estimate”), which estimate shall be
based upon the opinion of a contractor reasonably selected by Landlord and experienced in comparable repair, reconstruction and restoration of similar buildings. Additionally, Landlord shall give written notice to Tenant within sixty (60) days
following the date of damage or destruction of its election not to repair, reconstruct or restore the applicable Affected Areas. 

  
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 24.4. Upon any termination of this Lease under any of the provisions of this
Article, the parties shall be released thereby without further obligation to the other from the date possession of the Premises is surrendered to Landlord, except with regard to (a) items occurring prior to the damage or destruction and
(b) provisions of this Lease that, by their express terms, survive the expiration or earlier termination hereof. 

24.5. In the event of repair, reconstruction and restoration as provided in this Article, all Rent to be paid by Tenant under
this Lease shall be abated proportionately based on the extent to which Tenant’s use of the Premises is impaired during the period of time commencing on the date of the damage or destruction and continuing until the substantial completion of
such repair, reconstruction or restoration, unless Landlord provides Tenant with other space during the period of repair, reconstruction and restoration that, in Tenant’s reasonable opinion, is suitable for the temporary conduct of
Tenant’s business; provided, however, that the amount of such abatement shall be reduced by the amount of Rent that is received by Tenant as part of the business interruption or loss of rental income with respect to the Premises from the
proceeds of business interruption or loss of rental income insurance. 
 24.6. Notwithstanding anything to the contrary
contained in this Article, (a) Landlord shall not be required to repair, reconstruct or restore any damage or destruction to the extent that Landlord is prohibited from doing so by any applicable Loan Document or any Lender whose consent is
required thereunder withholds its consent, and (b) should Landlord be delayed or prevented from completing the repair, reconstruction or restoration of the damage or destruction to the Premises after the occurrence of such damage or destruction
by Force Majeure or delays caused by a Lender or Tenant Party, then the time for Landlord to commence or complete repairs, reconstruction and restoration shall be extended on a
day-for-day basis; provided, however, that, at Landlord’s election, Landlord shall be relieved of its obligation to make such repairs, reconstruction and
restoration. 
 24.7. If Landlord is obligated to or elects to repair, reconstruct or restore as herein provided, then
Landlord shall be obligated to make such repairs, reconstruction or restoration only with regard to (a) those portions of the Premises that were originally provided at Landlord’s expense and (b) the Common Area portion of the Affected
Areas. The repairs, reconstruction or restoration of improvements not originally provided by Landlord or at Landlord’s expense shall be the obligation of Tenant. In the event Tenant has elected to upgrade certain improvements from the Building
Standard, Landlord shall, upon the need for replacement due to an insured loss, provide only the Building Standard, unless Tenant again elects to upgrade such improvements and pay any incremental costs related thereto, except to the extent that
excess insurance proceeds, if received, are adequate to provide such upgrades, in addition to providing for basic repairs, reconstruction and restoration of the Premises, the Building and the Project. 

24.8. Notwithstanding anything to the contrary contained in this Article, Landlord shall not have any obligation whatsoever to
repair, reconstruct or restore the Premises if the damage resulting from any casualty covered under this Article occurs during the last twenty-four (24) 

  
 48 

 
months of the Term or any extension thereof, or to the extent that insurance proceeds are not available therefor. 

24.9. Landlord’s obligation, should it elect or be obligated to repair, reconstruct or restore, shall be limited to the
Affected Areas, and shall be conditioned upon Landlord receiving any permits or authorizations required by Applicable Laws. Tenant shall, at its expense, replace or fully repair all of Tenant’s personal property and any Alterations installed by
Tenant existing at the time of such damage or destruction. If Affected Areas are to be repaired, reconstructed or restored in accordance with the foregoing, Landlord shall make available to Tenant any portion of insurance proceeds it receives that
are allocable to the Alterations constructed by Tenant pursuant to this Lease; provided Tenant is not then in default under this Lease, and subject to the requirements of any Lender of Landlord. 

24.10. This Article sets forth the terms and conditions upon which this Lease may terminate in the event of any damage or
destruction. Accordingly, the parties hereby waive the provisions of California Civil Code Sections 1932(2) and 1933(4) (and any successor statutes) permitting the parties to terminate this Lease as a result of any damage or destruction. 

25. Eminent Domain. 

25.1. In the event (a) the whole of all Affected Areas or (b) such part thereof as shall substantially interfere with
Tenant’s use and occupancy of the Premises for the Permitted Use shall be taken for any public or quasi-public purpose by any lawful power or authority by exercise of the right of appropriation, condemnation or eminent domain, or sold to
prevent such taking, Tenant or Landlord may terminate this Lease effective as of the date possession is required to be surrendered to such authority, except with regard to (y) items occurring prior to the taking and (z) provisions of this
Lease that, by their express terms, survive the expiration or earlier termination hereof. 
 25.2. In the event of a partial
taking of (a) the Building or the Project or (b) drives, walkways or parking areas serving the Building or the Project for any public or quasi-public purpose by any lawful power or authority by exercise of right of appropriation,
condemnation, or eminent domain, or sold to prevent such taking, then, without regard to whether any portion of the Premises occupied by Tenant was so taken, Landlord may elect to terminate this Lease (except with regard to (a) items occurring
prior to the taking and (b) provisions of this Lease that, by their express terms, survive the expiration or earlier termination hereof) as of such taking if such taking is, in Landlord’s sole opinion, of a material nature such as to make
it uneconomical to continue use of the unappropriated portion for purposes of renting office or laboratory space. 
 25.3. To
the extent permitted under all applicable Loan Documents or otherwise consented to by any and all Lenders whose consent is required thereunder, Tenant shall be entitled to any award that is specifically awarded as compensation for (a) the
taking of Tenant’s personal property that was installed at Tenant’s expense and (b) the costs of Tenant moving to a 

  
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new location. Except as set forth in the previous sentence, any award for such taking shall be the property of Landlord. 

25.4. If, upon any taking of the nature described in this Article, this Lease continues in effect, then Landlord shall promptly
proceed to restore the Affected Areas to substantially their same condition prior to such partial taking. To the extent such restoration is infeasible, as determined by Landlord in its sole and absolute discretion, the Rent shall be decreased
proportionately to reflect the loss of any portion of the Premises no longer available to Tenant. Notwithstanding anything to the contrary contained in this Article, Landlord shall not be required to restore the Affected Areas (or any other portion
of the Project) to the extent that Landlord is prohibited from doing so by any applicable Loan Document or any Lender whose consent is required thereunder withholds its consent. 

25.5. This Article sets forth the terms and conditions upon which this Lease may terminate in the event of any damage or
destruction. Accordingly, the parties hereby waive the provisions of California Code of Civil Procedure Section 1265.130 (and any successor statutes) permitting the parties to terminate this Lease as a result of any damage or destruction. 

26. Surrender. 

26.1. At least thirty (30) days prior to Tenant’s surrender of possession of any part of the Premises, Tenant shall
provide Landlord with a facility decommissioning and Hazardous Materials closure plan for the Premises (“Exit Survey”) prepared by an independent third party state-certified professional with appropriate expertise, which Exit Survey
must be reasonably acceptable to Landlord. The Exit Survey shall comply with the American National Standards Institute’s Laboratory Decommissioning guidelines (ANSI/AIHA Z9.11-2008) or any successor
standards published by ANSI or any successor organization (or, if ANSI and its successors no longer exist, a similar entity publishing similar standards). In addition, at least ten (10) days prior to Tenant’s surrender of possession of any
part of the Premises, Tenant shall (a) provide Landlord with written evidence of all appropriate governmental releases obtained by Tenant in accordance with Applicable Laws, including laws pertaining to the surrender of the Premises,
(b) place Laboratory Equipment Decontamination Forms on all decommissioned equipment to assure safe occupancy by future users and (c) conduct a site inspection with Landlord. In addition, Tenant agrees to remain responsible after the
surrender of the Premises for the remediation of any recognized environmental conditions set forth in the Exit Survey and comply with any recommendations set forth in the Exit Survey. Tenant’s obligations under this Section shall survive the
expiration or earlier termination of the Lease. 
 26.2. No surrender of possession of any part of the Premises shall release
Tenant from any of its obligations hereunder, unless such surrender is accepted in writing by Landlord. 
 26.3. The
voluntary or other surrender of this Lease by Tenant shall not effect a merger with Landlord’s fee title or leasehold interest in the Premises, the Building, the Property or the Project, unless Landlord consents in writing, and shall, at
Landlord’s option, operate as an assignment to Landlord of any or all subleases. 

  
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 26.4. The voluntary or other surrender of any ground or other underlying
lease that now exists or may hereafter be executed affecting the Building or the Project, or a mutual cancellation thereof or of Landlord’s interest therein by Landlord and its lessor shall not effect a merger with Landlord’s fee title or
leasehold interest in the Premises, the Building or the Property and shall, at the option of the successor to Landlord’s interest in the Building or the Project, as applicable, operate as an assignment of this Lease. 

27. Holding Over. 

27.1. If, with Landlord’s prior written consent, Tenant holds possession of all or any part of the Premises after the
Term, Tenant shall become a tenant from month to month after the expiration or earlier termination of the Term, and in such case Tenant shall continue to pay (a) Base Rent in accordance with Article 7, as adjusted in accordance with
Article 8, and (b) any amounts for which Tenant would otherwise be liable under this Lease if the Lease were still in effect, including payments for Tenant’s Adjusted Share of Operating Expenses. Any such month-to-month tenancy shall be subject to every other term, covenant and agreement contained herein. 

27.2. Notwithstanding the foregoing, if Tenant remains in possession of the Premises after the expiration or earlier
termination of the Term without Landlord’s prior written consent, (a) Tenant shall become a tenant at sufferance subject to the terms and conditions of this Lease, except that the monthly rent shall be equal to one hundred fifty percent
(150%) of the Rent in effect during the last thirty (30) days of the Term, and (b) Tenant shall be liable to Landlord for any and all damages suffered by Landlord as a result of such holdover, including any lost rent or consequential,
special and indirect damages (in each case, regardless of whether such damages are foreseeable). 
 27.3. Acceptance by
Landlord of Rent after the expiration or earlier termination of the Term shall not result in an extension, renewal or reinstatement of this Lease. 

27.4. The foregoing provisions of this Article are in addition to and do not affect Landlord’s right of reentry or any
other rights of Landlord hereunder or as otherwise provided by Applicable Laws. 
 27.5. The provisions of this Article shall
survive the expiration or earlier termination of this Lease. 
 28. Indemnification and Exculpation. 

28.1. Tenant agrees to Indemnify the Landlord Indemnitees from and against any and all Claims of any kind or nature, real or
alleged, arising from (a) injury to or death of any person or damage to any property occurring within or about the Premises, the Building, the Property or the Project, arising directly or indirectly out of (i) the presence at or use or
occupancy of the Premises or Project by a Tenant Party or (ii) an act or omission on the part of any Tenant Party, (b) a breach or default by Tenant in the performance of any of its obligations hereunder (including any Claim asserted by a
Lender against any Landlord Indemnitees under any Loan 

  
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Document as a direct result of such breach or default by Tenant) or (c) injury to or death of persons or damage to or loss of any property, real or alleged, arising from the serving of
alcoholic beverages at the Premises or Project, including liability under any dram shop law, host liquor law or similar Applicable Law, except to the extent directly arising from Landlord’s negligence or willful misconduct. Tenant’s
obligations under this Section shall not be affected, reduced or limited by any limitation on the amount or type of damages, compensation or benefits payable by or for Tenant under workers’ compensation acts, disability benefit acts, employee
benefit acts or similar legislation. Tenant’s obligations under this Section shall survive the expiration or earlier termination of this Lease. Subject to Sections 23.6, 28.2 and 31.12 and any subrogation provisions
contained in the Work Letter, Landlord agrees to Indemnify the Tenant Parties from and against any and all Claims arising from injury to or death of any person or damage to or loss of any physical property occurring within or about the Premises, the
Building, the Property or the Project to the extent directly arising from Landlord’s gross negligence or willful misconduct. 

28.2. Notwithstanding anything in this Lease to the contrary, Landlord shall not be liable to Tenant for and Tenant assumes all
risk of (a) damage or losses arising from fire, electrical malfunction, gas explosion or water damage of any type (including broken water lines, malfunctioning fire sprinkler systems, roof leaks or stoppages of lines), unless any such loss is
due to Landlord’s willful disregard of written notice by Tenant of need for a repair that Landlord is responsible to make for an unreasonable period of time, and (b) damage to personal property or scientific research, including loss of
records kept by Tenant within the Premises (in each case, regardless of whether such damages are foreseeable). Tenant further waives any claim for injury to Tenant’s business or loss of income relating to any such damage or destruction of
personal property as described in this Section. Notwithstanding anything in the foregoing or this Lease to the contrary, except (x) as otherwise provided herein (including Section 27.2), (y) as may be provided by
Applicable Laws or (z) in the event of Tenant’s breach of Article 21 or Section 26.1, in no event shall Landlord or Tenant be liable to the other for any consequential, special or indirect damages arising
from this Lease, including lost profits (provided that this Subsection 28.2(z) shall not limit Tenant’s liability for Base Rent or Additional Rent pursuant to this Lease). 

28.3. Landlord shall not be liable for any damages arising from any act, omission or neglect of any other tenant in the
Building or the Project, or of any other third party. 
 28.4. Tenant acknowledges that security devices and services, if
any, while intended to deter crime, may not in given instances prevent theft or other criminal acts. Landlord shall not be liable for injuries or losses arising from criminal acts of third parties, and Tenant assumes the risk that any security
device or service may malfunction or otherwise be circumvented by a criminal. If Tenant desires protection against such criminal acts, then Tenant shall, at Tenant’s sole cost and expense, obtain appropriate insurance coverage. Tenant’s
security programs and equipment for the Premises shall be coordinated with Landlord and subject to Landlord’s reasonable approval. 

  
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 28.5. The provisions of this Article shall survive the expiration or earlier
termination of this Lease. 
 29. Assignment or Subletting. 

29.1. Except as hereinafter expressly permitted, none of the following (each, a “Transfer”), either voluntarily or by
operation of Applicable Laws, shall be directly or indirectly performed without Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed: (a) Tenant selling, hypothecating, assigning,
pledging, encumbering or otherwise transferring this Lease or subletting the Premises or (b) a controlling interest in Tenant being sold, assigned or otherwise transferred (other than as a result of shares in Tenant being sold on a public stock
exchange). For purposes of the preceding sentence, “control” means (g) owning (directly or indirectly) more than fifty percent (50%) of the stock or other equity interests of another person or (h) possessing, directly or
indirectly, the power to direct or cause the direction of the management and policies of such person. Tenant shall have the right, without Landlord’s prior written consent, to (m) Transfer Tenant’s interest in this Lease or the
Premises or any part thereof to any person that (i) acquires all or substantially all of the assets of Tenant (either indirectly through a sale of all or substantially all of Tenant’s stock or equity interests or directly), (ii) is a
successor to Tenant by merger, consolidation or reorganization or as a result of an initial public offering of Tenant’s stock on a nationally recognized stock exchange, or (iii) as of the date of determination and at all times thereafter
directly, or indirectly through one or more intermediaries, controls, is controlled by or is under common control with Tenant (the transferee or resulting Tenant described in (i), (ii) or (iii), a “Tenant’s Affiliate”) and
(n) provided that, at all times prior to and after such transfer, Tenant remains the tenant under this Lease and Tenant retains the power to direct or cause the direction of the management and policies of Tenant and Tenant retains fifty-one percent (51%) or more of the voting power of all the stock or other equity interests in Tenant, transfer (directly or indirectly) more than fifty percent (50%) of the stock or equity interests of Tenant as
part of a bona fide private equity placement financing (an “Equity Financing Transfer”); provided that, in each case, Tenant shall notify Landlord in writing at least thirty (30) days prior to the effectiveness of such
Transfer (any such Transfer described in (m) or (n) in this Section above, an “Exempt Transfer”) and otherwise comply with the requirements of this Lease regarding such Transfer; and provided, further, that the person
that will be the tenant under this Lease after the Exempt Transfer has a net worth (as of both the day immediately prior to and the day immediately after the Exempt Transfer) that is equal to or greater than the net worth (as of the date of the
Exempt Transfer) of the transferring Tenant. For purposes of the immediately 

  
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 preceding sentence, “control” requires both (y) owning (directly or
indirectly) more than fifty percent (50%) of the stock or other equity interests of another person and (z) possessing, directly or indirectly, the power to direct or cause the direction of the management and policies of such person. In no event
shall Tenant perform a Transfer to or with an entity that is a tenant at the Project or that is in discussions or negotiations with Landlord or an affiliate of Landlord to lease premises at the Project; provided that, Landlord or such
affiliate has sufficient space for such entity at the Project. Upon Tenant’s written request, Landlord agrees to execute and deliver a commercially reasonable form of confidentiality agreement with respect to any information disclosed to
Landlord in connection with a proposed Transfer or Exempt Transfer. Notwithstanding the foregoing, if Tenant is precluded by Applicable Law or by contract from giving Landlord prior written notice of an Exempt Transfer, then Tenant will provide
Landlord with written notice of the Exempt Transfer as soon as Tenant may do so without violating Applicable Law or the terms of the applicable contract, and if Tenant does not know all of the material terms of the Exempt Transfer at least thirty
(30) days prior to its effectiveness, then Tenant will provide Landlord with written notice of the Exempt Transfer no later than five (5) days after Tenant knows all of the material terms of the Exempt Transfer. 

29.2. In the event Tenant desires to effect a Transfer, then, at least thirty (30) but not more than ninety (90) days
prior to the date when Tenant desires the Transfer to be effective (the “Transfer Date”), Tenant shall provide written notice to Landlord (the “Transfer Notice”) containing information (including references)
concerning the character of the proposed transferee, assignee or sublessee; the Transfer Date; the most recent unconsolidated financial statements of Tenant and of the proposed transferee, assignee or sublessee satisfying the requirements of
Section 40.2 (“Required Financials”); any ownership or commercial relationship between Tenant and the proposed transferee, assignee or sublessee; copies of Hazardous Materials Documents for the proposed
transferee, assignee or sublessee; and the consideration and all other material terms and conditions of the proposed Transfer, all in such detail as Landlord shall reasonably require. 

29.3. Landlord, in determining whether consent should be given to a proposed Transfer, may give consideration to (a) the
financial strength of such transferee, assignee or sublessee (taking into account that Tenant shall remain liable for Tenant’s performance), (b) any change in use that such transferee, assignee or sublessee proposes to make in the use of the
Premises and (c) Landlord’s desire to exercise its rights under Section 29.7 to cancel this Lease. In no event shall Landlord be deemed to be unreasonable for declining to consent to a Transfer if any applicable
Loan Document prohibits such assignment or any Lender whose consent is required thereunder withholds its consent, or if the Transfer is to a transferee, assignee or sublessee of poor reputation, lacking financial qualifications or seeking a change
in the Permitted Use, or jeopardizing directly or indirectly the status of Landlord or any of Landlord’s affiliates as a Real Estate Investment Trust under the Internal Revenue Code of 1986 (as the same may be amended from time to time, the
“Revenue Code”). Notwithstanding anything contained in this Lease to the contrary, (w) no Transfer shall be consummated on any basis such that the rental or other amounts to be paid by the occupant, assignee, manager or other
transferee thereunder would be based, in whole or in part, on the income or profits derived by the business activities of such 

  
 54 

 
occupant, assignee, manager or other transferee; (x) at any time Landlord or any of Landlord’s affiliates is a real estate investment trust, Tenant shall not furnish or render any
services to an occupant, assignee, manager or other transferee with respect to whom transfer consideration is required to be paid, or manage or operate the Premises or any capital additions so transferred, with respect to which transfer
consideration is being paid, to the extent that any of the foregoing would cause Landlord to be in violation of any Applicable Laws or other requirements imposed upon real estate investment trusts or otherwise jeopardizes, directly or indirectly,
the status of Landlord or any of Landlord’s affiliates as a real estate investment trust; (y) Tenant shall not consummate a Transfer with any person in which Landlord owns an interest, directly or indirectly (by applying constructive
ownership rules set forth in Section 856(d)(5) of the Revenue Code); and (z) Tenant shall not consummate a Transfer with any person or in any manner that could cause any portion of the amounts received by Landlord pursuant to this Lease or
any sublease, license or other arrangement for the right to use, occupy or possess any portion of the Premises to fail to qualify as “rents from real property” within the meaning of Section 856(d) of the Revenue Code, or any similar
or successor provision thereto or which could cause any other income of Landlord to fail to qualify as income described in Section 856(c)(2) of the Revenue Code. Notwithstanding anything in this Lease to the contrary, if (a) Tenant or any
proposed transferee, assignee or sublessee of Tenant has been required by any prior landlord, Lender or Governmental Authority to take material remedial action in connection with Hazardous Materials contaminating a property if the contamination
resulted from such party’s action or omission or use of the property in question or (b) Tenant or any proposed transferee, assignee or sublessee is subject to a material enforcement order issued by any Governmental Authority in connection
with the use, disposal or storage of Hazardous Materials, then Landlord shall have the right to terminate this Lease in Landlord’s sole and absolute discretion (with respect to any such matter involving Tenant), and it shall not be unreasonable
for Landlord to withhold its consent to any proposed transfer, assignment or subletting (with respect to any such matter involving a proposed transferee, assignee or sublessee). 

29.4. The following are conditions precedent to a Transfer or to Landlord considering a request by Tenant to a Transfer: 

(a) Tenant shall remain fully liable under this Lease. Tenant agrees that it shall not be (and shall not be deemed to be) a
guarantor or surety of this Lease, however, and waives its right to claim that is it is a guarantor or surety or to raise in any legal proceeding any guarantor or surety defenses permitted by this Lease or by Applicable Laws; 

(b) If Tenant or, except with respect to an Exempt Transfer that is an Equity Financing Transfer, a proposed transferee,
assignee or sublessee does not or cannot deliver the Required Financials, then Landlord may elect to have either Tenant’s ultimate parent company or the proposed transferee’s, assignee’s or sublessee’s ultimate parent company
provide a guaranty of the applicable entity’s obligations under this Lease, in a form acceptable to Landlord, which guaranty shall be executed and delivered to Landlord by the applicable guarantor prior to the Transfer Date; 

  
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 (c) In the case of an Exempt Transfer, Tenant shall provide Landlord with
evidence reasonably satisfactory to Landlord that the Transfer qualifies as an Exempt Transfer; 
 (d) Tenant shall provide
Landlord with evidence reasonably satisfactory to Landlord that the value of Landlord’s interest under this Lease shall not be diminished or reduced by the proposed Transfer. Such evidence shall include evidence respecting the relevant business
experience and financial responsibility and status of the proposed transferee, assignee or sublessee; 
 (e) Tenant shall
reimburse Landlord for Landlord’s actual costs and expenses, including reasonable attorneys’ fees, charges and disbursements incurred in connection with the review, processing and documentation of such request, not to exceed Five Thousand
Dollars ($5,000) in any one instance; 
 (f) Except with respect to an Exempt Transfer, if Tenant’s transfer of rights
or sharing of the Premises provides for the receipt by, on behalf of or on account of Tenant of any consideration of any kind whatsoever (including a premium rental for a sublease or lump sum payment for an assignment, but excluding Tenant’s
reasonable costs in marketing and subleasing the Premises) in excess of the rental and other charges due to Landlord under this Lease, Tenant shall pay fifty percent (50%) of all of such excess to Landlord, after making deductions for any reasonable
marketing expenses, tenant improvement funds expended by Tenant, alterations, cash concessions, brokerage commissions, attorneys’ fees and free rent actually paid by Tenant. If such consideration consists of cash paid to Tenant, payment to
Landlord shall be made upon receipt by Tenant of such cash payment; 
 (g) With respect to a Transfer (including an Exempt
Transfer) that constitutes a sublease of all or a portion of the Premises or any similar arrangement, the proposed sublessee or transferee shall agree that, in the event Landlord gives such proposed sublessee or transferee notice that Tenant is in
default under this Lease, such proposed sublessee or transferee shall thereafter make all rental and other payments otherwise due Tenant directly to Landlord, which payments shall be received by Landlord, without any liability being incurred by
Landlord, and applied against the amounts due from Tenant under this Lease, and any such proposed sublessee or transferee shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason;
provided, however, that in no event shall Landlord or its Lenders, successors or assigns be obligated to accept such attornment; 

(h) Landlord’s consent to any such Transfer shall be effected on Landlord’s commercially reasonable forms; 

(i) Tenant shall not then be in Default hereunder in any respect; 

(j) Such proposed transferee, assignee or sublessee’s use of the Premises shall be the same as the Permitted Use; 

  
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 (k) Landlord shall not be bound by any provision of any agreement pertaining
to the Transfer, except for Landlord’s written consent to the same; 
 (l) Tenant shall pay all transfer and other taxes
(including interest and penalties) assessed or payable for any Transfer; 
 (m) Landlord’s consent (or waiver of its
rights) for any Transfer shall not waive Landlord’s right to consent or refuse consent to any later Transfer; 
 (n)
Tenant shall deliver to Landlord one executed copy of any and all written instruments evidencing or relating to the Transfer; and 

(o) Tenant shall deliver to Landlord a list of Hazardous Materials (as defined below), certified by the proposed transferee,
assignee or sublessee to be true and correct, that the proposed transferee, assignee or sublessee intends to use or store in the Premises. Additionally, Tenant shall deliver to Landlord, on or before the date any proposed transferee, assignee or
sublessee takes occupancy of the Premises, all of the items relating to Hazardous Materials of such proposed transferee, assignee or sublessee as described in Section 21.2. 

Notwithstanding the foregoing, the requirements set forth in Sections 29.4(b) and (d) above shall not apply to an Exempt
Transfer to a Tenant’s Affiliate (w) as described in Section 29.1(m)(i) or (x) that is a successor to Tenant by merger as described in Section 29.1(m)(ii), provided that, in all cases, the resulting Tenant under the Lease
following any such Exempt Transfer described in clause (w) or (x) of this sentence (y) is a public company that trades on a United States stock exchange and (z) has a net worth (as of both the day immediately prior to and the day
immediately after the Exempt Transfer) that is equal to or greater than Five Billion Dollars ($5,000,000,000); provided, further, that if such public company described in clause (y) above is not domiciled in (and formed in and under the
Applicable Laws of) the United States of America, then Tenant must deliver to Landlord prior to or simultaneously with the Exempt Transfer a legal opinion confirming (i) the Lease provisions will be binding upon and enforceable against such
entity as of consummation of the Exempt Transfer and (ii) any judgment obtained by Landlord in accordance with the terms of the Lease and Applicable Laws shall be enforceable by Landlord against such entity in the country where such entity is
domiciled. 
 29.5. Any Transfer that is not in compliance with the provisions of this Article or with respect to which
Tenant does not fulfill its obligations pursuant to this Article shall be void and shall, at the option of Landlord (in Landlord’s sole and absolute discretion), be deemed a Default by Tenant under this Lease. 

29.6. Notwithstanding any Transfer, Tenant shall remain fully and primarily liable for the payment of all Rent and other sums
due or to become due hereunder, and for the full performance of all other terms, conditions and covenants to be kept and performed by Tenant. The acceptance of Rent or any other sum due hereunder, or the acceptance of performance of any

  
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other term, covenant or condition thereof, from any person or entity other than Tenant shall not be deemed a waiver of any of the provisions of this Lease or a consent to any Transfer. 

29.7. If Tenant delivers to Landlord a Transfer Notice indicating a desire to transfer this Lease to a proposed transferee,
assignee or sublessee, other than pursuant to an Exempt Transfer, then Landlord shall have the option, exercisable by giving notice to Tenant at any time within thirty (30) days after Landlord’s receipt of such Transfer Notice, to
terminate this Lease as of the date specified in the Transfer Notice as the Transfer Date, except for those provisions that, by their express terms, survive the expiration or earlier termination hereof. If Landlord exercises such option, then Tenant
shall have the right to withdraw such Transfer Notice by delivering to Landlord written notice of such election within five (5) business days after Landlord’s delivery of notice electing to exercise Landlord’s option to terminate this
Lease. In the event Tenant withdraws the Transfer Notice as provided in this Section, this Lease shall continue in full force and effect. No failure of Landlord to exercise its option to terminate this Lease shall be deemed to be Landlord’s
consent to a proposed Transfer. 
 29.8. If Tenant sublets the Premises or any portion 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 appoints Landlord as assignee and
attorney-in-fact for Tenant, and Landlord (or a receiver for Tenant appointed on Landlord’s application) may collect such rent and apply it toward Tenant’s
obligations under this Lease; provided that, until the occurrence of a Default (as defined below) by Tenant, Tenant shall have the right to collect such rent. 

29.9. In the event that Tenant enters into a sublease for the entire Premises in accordance with this Article that expires
within two (2) days of the Term Expiration Date, the term expiration date of such sublease shall, notwithstanding anything in this Lease, the sublease or any consent to the sublease to the contrary, be deemed to be the date that is two
(2) days prior to the Term Expiration Date. 
 30. Subordination and Attornment. 

30.1. This Lease shall be subject and subordinate to the lien of any mortgage, deed of trust, or lease in which Landlord is
tenant now or hereafter in force against the Building or the Project and to all advances made or hereafter to be made upon the security thereof without the necessity of the execution and delivery of any further instruments on the part of Tenant to
effectuate such subordination. 
 30.2. Notwithstanding the foregoing, Tenant shall execute and deliver upon demand such
further commercially reasonable instrument or instruments evidencing such subordination of this Lease to the lien of any such mortgage or mortgages or deeds of trust or lease in which Landlord is tenant as may be reasonably required by Landlord, it
being expressly understood that any Lender’s required form of subordination shall be deemed to be a commercially reasonable instrument for purposes of this Section. If any Lender so elects, however, this Lease shall be deemed prior in lien to
any such lease, mortgage, or deed of trust upon or including the Premises 

  
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regardless of date and Tenant shall execute a statement in writing to such effect at Landlord’s request. If Tenant fails to execute any document required from Tenant under this Section
within ten (10) days after written request therefor, Tenant hereby constitutes and appoints Landlord or its special attorney-in-fact to execute and deliver any such
document or documents in the name of Tenant. Such power is coupled with an interest and is irrevocable. For the avoidance of doubt, “Lenders” shall also include historic tax credit investors and new market tax credit investors. 

30.3. In the event any proceedings are brought for foreclosure, or in the event of the exercise of the power of sale under any
mortgage or deed of trust made by Landlord covering the Premises, Tenant shall at the election of the purchaser at such foreclosure or sale attorn to the purchaser upon any such foreclosure or sale and recognize such purchaser as Landlord under this
Lease. 
 30.4. During the Term, upon Tenant’s written request, Landlord shall request a subordination and non-disturbance agreement from any future Lender that holds a deed of trust lien encumbering the portion of the Project on which the Premises is situated (for purposes of clarity, this obligation does not apply with
respect to any deed of trust lien that encumbers the portion of the Project on which the Premises is situated and exists as of the Execution Date); provided, however, that (a) Landlord shall have no obligation to obtain such
subordination and non-disturbance agreement (and Tenant shall have no right or remedy in the event that such Lender refuses to provide such subordination and
non-disturbance agreement), and (b) Tenant shall (i) pay all fees and expenses of any kind (including, without limitation, attorneys’ fees) imposed or required by such Lender in connection with
such subordination and non-disturbance agreement, and (ii) reimburse Landlord for Landlord’s actual costs and expenses, including reasonable attorneys’ fees, charges and disbursements incurred
in connection with the review, processing and documentation of such subordination and non-disturbance agreement. 

31. Defaults and Remedies. 

31.1. Late payment by Tenant to Landlord of Rent and other sums due shall cause Landlord to incur costs not contemplated by
this Lease, the exact amount of which shall be extremely difficult and impracticable to ascertain. Such costs include processing and accounting charges and late charges that may be imposed on Landlord by the terms of any mortgage or trust deed
covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within five (5) days after the date such payment is due, Tenant shall pay to Landlord (a) an additional sum of five percent (5%) of
the overdue Rent as a late charge plus (b) interest at an annual rate (the “Default Rate”) equal to the lesser of (a) ten percent (10%) and (b) the highest rate permitted by Applicable Laws. The parties agree that
this late charge represents a fair and reasonable estimate of the costs that Landlord shall incur by reason of late payment by Tenant and shall be payable as Additional Rent to Landlord due with the next installment of Rent or within five
(5) business days after Landlord’s demand, whichever is earlier, provided Tenant has at least five (5) business days in which to pay such late charge after such charge is incurred. Landlord’s acceptance of any Additional Rent
(including a late charge or any other amount 

  
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hereunder) shall not be deemed an extension of the date that Rent is due or prevent Landlord from pursuing any other rights or remedies under this Lease, at law or in equity. 

31.2. No payment by Tenant or receipt by Landlord of a lesser amount than the Rent payment herein stipulated shall be deemed to
be other than on account of the Rent, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice
to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this Lease or in equity or at law. If a dispute shall arise as to any amount or sum of money to be paid by Tenant to Landlord hereunder, Tenant shall
have the right to make payment “under protest,” such payment shall not be regarded as a voluntary payment, and there shall survive the right on the part of Tenant to institute suit for recovery of the payment paid under protest. 

31.3. If Tenant fails to pay any sum of money required to be paid by it hereunder or perform any other act on its part to be
performed hereunder, in each case within the applicable cure period (if any) described in Section 31.4, then Landlord may (but shall not be obligated to), without waiving or releasing Tenant from any obligations of Tenant,
make such payment or perform such act; provided that such failure by Tenant unreasonably interfered with the use of the Building or the Project by any other tenant or with the efficient operation of the Building or the Project, or resulted or
could have resulted in a violation of Applicable Laws or the cancellation of an insurance policy maintained by Landlord. Notwithstanding the foregoing, in the event of an emergency, Landlord shall have the right to enter the Premises and act in
accordance with its rights as provided elsewhere in this Lease. In addition to the late charge described in Section 31.1, Tenant shall pay to Landlord as Additional Rent all sums so paid or incurred by Landlord, together
with interest at the Default Rate, computed from the date such sums were paid or incurred. 
 31.4. The occurrence of any one
or more of the following events shall constitute a “Default” hereunder by Tenant: 
 (a) Tenant
(i) abandons the Premises within the meaning of Section 1951.3 of the California Civil Code; or (ii)(A) Landlord receives notice of Tenant’s vacation of or Tenant’s intention to vacate the Premises prior to the scheduled
expiration or earlier termination of this Lease, other than in accordance with a right expressly granted to Tenant under this Lease, and such vacation (or intention to vacate) is related to financial hardship or Tenant’s inability to pay its
debts as they become due, a dissolution of Tenant, or the liquidation or winding up of Tenant’s business operations; or (B) Tenant vacates the Premises prior to the scheduled expiration or earlier termination of this Lease, other than in
accordance with a right expressly granted to Tenant under this Lease, within the one-hundred twenty (120) day period following 

  
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the filing of any involuntary petition against Tenant or the attachment of Tenant’s interest in this Lease (notwithstanding anything to the contrary in Sections 31.4(g) and
31.4(k)); 
 (b) Tenant fails to make any payment of Rent, as and when due, or to satisfy its obligations under
Article 19, where such failure shall continue for a period of three (3) business days after written notice thereof from Landlord to Tenant; 

(c) Tenant fails to observe or perform any obligation or covenant contained herein (other than described in Sections
31.4(a) and 31.4(b)) to be performed by Tenant, where such failure continues for a period of fifteen (15) days after written notice thereof from Landlord to Tenant; provided that, if the nature of Tenant’s default is such
that it reasonably requires more than fifteen (15) days to cure, Tenant shall not be deemed to be in Default if Tenant commences such cure within such fifteen (15) day period and thereafter diligently prosecutes the same to completion and
provided, further, that such cure is completed no later than forty-five (45) days after Tenant’s receipt of written notice from Landlord; 

(d) Tenant makes an assignment for the benefit of creditors; 

(e) A receiver, trustee or custodian is appointed to or does take title, possession or control of all or substantially all of
Tenant’s assets; 
 (f) Tenant files a voluntary petition under the United States Bankruptcy Code or any successor
statute (as the same may be amended from time to time, the “Bankruptcy Code”) or an order for relief is entered against Tenant pursuant to a voluntary or involuntary proceeding commenced under any chapter of the Bankruptcy Code;

 (g) Any involuntary petition is filed against Tenant under any chapter of the Bankruptcy Code and is not dismissed within
one hundred twenty (120) days; 
 (h) A default exists under that certain Option Agreement dated as of the Execution
Date, by and between Landlord and Tenant (the “Option Agreement”), after the expiration of any applicable notice and cure periods; 

(i) A default exists under the 4575 Lease (as defined below), after the expiration of any applicable notice and cure periods,
as applicable; 
 (j) Tenant fails to deliver an estoppel certificate within three (3) business days following a second
request in accordance with Article 20; 
 (k) Tenant’s interest in this Lease is attached, executed upon or
otherwise judicially seized and such action is not released within one hundred twenty (120) days of the action; or 

  
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 (l) Tenant effects a Transfer that is not in compliance with the provisions
of Article 29. 
 Notices given under this Section shall specify the alleged default and shall demand that Tenant perform the
provisions of this Lease or pay the Rent that is in arrears, as the case may be, within the applicable period of time, or quit the Premises. No such notice shall be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise
in such notice. 
 31.5. In the event of a Default by Tenant, and at any time thereafter, with or without notice or demand
and without limiting Landlord in the exercise of any right or remedy that Landlord may have, Landlord has the right to do any or all of the following: 

(a) Halt any Tenant Improvements and Alterations and order Tenant’s contractors, subcontractors, consultants, designers
and material suppliers to stop work; 
 (b) Terminate Tenant’s right to possession of the Premises by written notice to
Tenant or by any lawful means, in which case Tenant shall immediately surrender possession of the Premises to Landlord. In such event, Landlord shall have the immediate right to re-enter and remove all persons
and property, and such property may be removed and stored in a public warehouse or elsewhere at the cost and for the account of Tenant, all without service of notice or resort to legal process and without being deemed guilty of trespass or becoming
liable for any loss or damage that may be occasioned thereby; and 
 (c) Terminate this Lease, in which event Tenant shall
immediately surrender possession of the Premises to Landlord. In such event, Landlord shall have the immediate right to re-enter and remove all persons and property, and such property may be removed and stored
in a public warehouse or elsewhere at the cost and for the account of Tenant, all without service of notice or resort to legal process and without being deemed guilty of trespass or becoming liable for any loss or damage that may be occasioned
thereby. In the event that Landlord shall elect to so terminate this Lease, then Landlord shall be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenant’s default, including: 

(i) The sum of: 

A. The worth at the time of award of any unpaid Rent that had accrued at the time of such termination; plus 

B. The worth at the time of award of the amount by which the unpaid Rent that would have accrued during the period commencing
with termination of the Lease and ending at the time of award exceeds that portion of the loss of Landlord’s rental income from the Premises that Tenant proves to Landlord’s reasonable satisfaction 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 that portion of the loss 

  
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of Landlord’s rental income from the Premises that Tenant proves to Landlord’s reasonable satisfaction could have been reasonably avoided; plus 

D. Any other amount necessary to compensate Landlord for all the detriment arising from Tenant’s failure to perform its
obligations under this Lease or that in the ordinary course of things would be likely to result therefrom, including the cost of restoring the Premises to the condition required under the terms of this Lease, including any rent payments not
otherwise chargeable to Tenant (e.g., during any “free” rent period or rent holiday); plus 
 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 Laws. 

(ii) As used in Sections 31.5(c)(i)(A) and (B), “worth at the time of award” shall be computed by
allowing interest at the Default Rate. As used in Section 31.5(c)(i)(C), the “worth at the time of the award” shall be computed by taking the present value of such amount, using the discount rate of the Federal
Reserve Bank of San Francisco at the time of the award plus one (1) percentage point (the “Discount Rate”). 

31.6. In addition to any other remedies available to Landlord at law or in equity and under this Lease, Landlord shall have the
remedy described in California Civil Code Section 1951.4 and may continue this Lease in effect after Tenant’s Default or abandonment and recover Rent as it becomes due, provided Tenant has the right to sublet or assign, subject only
to reasonable limitations. In addition, Landlord shall not be liable in any way whatsoever for its failure or refusal to relet the Premises. For purposes of this Section, the following acts by Landlord will not constitute the termination of
Tenant’s right to possession of the Premises: 
 (a) Acts of maintenance or preservation or efforts to relet the
Premises, including alterations, remodeling, redecorating, repairs, replacements or painting as Landlord shall consider advisable for the purpose of reletting the Premises or any part thereof; or 

(b) The appointment of a receiver upon the initiative of Landlord to protect Landlord’s interest under this Lease or in
the Premises. 
 Notwithstanding the foregoing, in the event of a Default by Tenant, Landlord may elect at any time to terminate this Lease
and to recover damages to which Landlord is entitled. 
 31.7. If Landlord does not elect to terminate this Lease as provided
in Section 31.5, then Landlord may, from time to time, recover all Rent as it becomes due under this Lease. At any time thereafter, Landlord may elect to terminate this Lease and to recover damages to which Landlord is
entitled. 
 31.8. In the event Landlord elects to terminate this Lease and relet the Premises, Landlord may execute any new
lease in its own name. Tenant hereunder shall have no right or 

  
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authority whatsoever to collect any Rent from such tenant. The proceeds of any such reletting shall be applied as follows: 

(a) First, to the payment of any indebtedness other than Rent due hereunder from Tenant to Landlord, including storage charges
or brokerage commissions owing from Tenant to Landlord as the result of such reletting; 
 (b) Second, to the payment of the
costs and expenses of reletting the Premises, including (i) alterations and repairs that Landlord deems reasonably necessary and advisable and (ii) reasonable attorneys’ fees, charges and disbursements incurred by Landlord in
connection with the retaking of the Premises and such reletting; 
 (c) Third, to the payment of Rent and other charges due
and unpaid hereunder; and 
 (d) Fourth, to the payment of future Rent and other damages payable by Tenant under this Lease.

 31.9. All of Landlord’s rights, options and remedies hereunder shall be construed and held to be nonexclusive and
cumulative. Landlord shall have the right to pursue any one or all of such remedies, or any other remedy or relief that may be provided by Applicable Laws, whether or not stated in this Lease. No waiver of any default of Tenant hereunder shall be
implied from any acceptance by Landlord of any Rent or other payments due hereunder or any omission by Landlord to take any action on account of such default if such default persists or is repeated, and no express waiver shall affect defaults other
than as specified in such waiver. Notwithstanding any provision of this Lease to the contrary, in no event shall Landlord be required to mitigate its damages with respect to any default by Tenant, except as required by Applicable Laws. Any such
obligation imposed by Applicable Laws upon Landlord to relet the Premises after any termination of this Lease shall be subject to the reasonable requirements of Landlord to (a) lease to high quality tenants on such terms as Landlord may from
time to time deem appropriate in its discretion and (b) develop the Project in a harmonious manner with a mix of uses, tenants, floor areas, terms of tenancies, etc., as determined by Landlord. Landlord shall not be obligated to relet the
Premises to (y) any Tenant’s Affiliate or (z) any party (i) unacceptable to a Lender, (ii) that requires Landlord to make improvements to or re-demise the Premises, (iii) that
desires to change the Permitted Use, (iv) that desires to lease the Premises for more or less than the remaining Term or (v) to whom Landlord or an affiliate of Landlord may desire to lease other available space in the Project or at
another property owned by Landlord or an affiliate of Landlord. 
 31.10. Landlord’s termination of (a) this Lease
or (b) Tenant’s right to possession of the Premises shall not relieve Tenant of any liability to Landlord that has previously accrued or that shall arise based upon events that occurred prior to the later to occur of (y) the date of
Lease termination and (z) the date Tenant surrenders possession of the Premises. 

  
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 31.11. To the extent permitted by Applicable Laws, Tenant waives any and all
rights of redemption granted by or under any present or future Applicable Laws if Tenant is evicted or dispossessed for any cause, or if Landlord obtains possession of the Premises due to Tenant’s default hereunder or otherwise. 

31.12. Landlord shall not be in default or liable for damages under this Lease unless Landlord fails to perform obligations
required of Landlord within a reasonable time, but in no event shall such failure continue for more than thirty (30) days after written notice from Tenant specifying the nature of Landlord’s failure; provided, however, that if the
nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be in default if Landlord commences performance within such thirty (30) day period and thereafter
diligently prosecutes the same to completion. In no event shall Tenant have the right to terminate or cancel this Lease or to withhold or abate rent or to set off any Claims against Rent as a result of any default or breach by Landlord of any of its
covenants, obligations, representations, warranties or promises hereunder, except as may otherwise be expressly set forth in this Lease. 

31.13. In the event of any default by Landlord, Tenant shall give notice by registered or certified mail to any
(a) beneficiary of a deed of trust or (b) mortgagee under a mortgage covering the Premises, the Building or the Project and to any landlord of any lease of land upon or within which the Premises, the Building or the Project is located, and
shall offer such beneficiary, mortgagee or landlord a reasonable opportunity to cure the default, including time to obtain possession of the Building or the Project by power of sale or a judicial action if such should prove necessary to effect a
cure; provided that Landlord shall furnish to Tenant in writing, upon written request by Tenant, the names and addresses of all such persons who are to receive such notices. 

32. Bankruptcy . In the event a debtor, trustee or debtor in possession under the Bankruptcy Code, or another person with similar
rights, duties and powers under any other Applicable Laws, proposes to cure any default under this Lease or to assume or assign this Lease and is obliged to provide adequate assurance to Landlord that (a) a default shall be cured,
(b) Landlord shall be compensated for its damages arising from any breach of this Lease and (c) future performance of Tenant’s obligations under this Lease shall occur, then such adequate assurances shall include any or all of the
following, as designated by Landlord in its sole and absolute discretion: 
 32.1. Those acts specified in the Bankruptcy
Code or other Applicable Laws as included within the meaning of “adequate assurance,” even if this Lease does not concern a shopping center or other facility described in such Applicable Laws; 

  
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 32.2. A prompt cash payment to compensate Landlord for any monetary defaults
or actual damages arising directly from a breach of this Lease; 
 32.3. A cash deposit in an amount at least equal to the
then-current amount of the Security Deposit; or 
 32.4. The assumption or assignment of all of Tenant’s interest and
obligations under this Lease. 
 33. Brokers. 

33.1. Tenant represents and warrants that it has had no dealings with any real estate broker or agent in connection with the
negotiation of this Lease other than Cushman & Wakefield of San Diego, Inc. (“Tenant’s Broker”), and that it knows of no other real estate broker or agent that is or might be entitled to a commission in connection with
this Lease. Landlord shall compensate Broker in relation to this Lease pursuant to a separate agreement between Landlord and Broker. Landlord represents and warrants that it has had no dealings with any real estate broker or agent in connection with
the negotiation of this Lease other than Jones Lang LaSalle Brokerage, Inc. (“Landlord’s Broker”), and that it knows of no real estate broker or agent, other than Tenant’s Broker and Landlord’s Broker, that is or
might be entitled to a commission in connection with this Lease. 
 33.2. Tenant represents and warrants that no broker or
agent has made any representation or warranty relied upon by Tenant in Tenant’s decision to enter into this Lease, other than as contained in this Lease. 

33.3. Tenant acknowledges and agrees that the employment of brokers by Landlord is for the purpose of solicitation of offers of
leases from prospective tenants and that no authority is granted to any broker to furnish any representation (written or oral) or warranty from Landlord unless expressly contained within this Lease. Landlord is executing this Lease in reliance upon
Tenant’s representations, warranties and agreements contained within Sections 33.1 and 33.2. 
 33.4.
Tenant agrees to Indemnify the Landlord Indemnitees from any and all cost or liability for compensation claimed by any broker or agent, other than Broker, employed or engaged by Tenant or claiming to have been employed or engaged by Tenant. Landlord
agrees to indemnify Tenant from any and all cost or liability for compensation claimed by any broker or agent employed or engaged by Landlord or claiming to have been employed or engaged by Landlord. 

34. Definition of Landlord. With regard to obligations imposed upon Landlord pursuant to this Lease, the term
“Landlord,” as used in this Lease, shall refer only to Landlord or Landlord’s then-current successor-in-interest. In the event of any transfer,
assignment or conveyance of Landlord’s interest in this Lease or in Landlord’s fee title to or leasehold interest in the Property, as applicable, Landlord herein named (and in case of any subsequent transfers or conveyances, 

  
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 the subsequent Landlord) shall be automatically freed and relieved, from and after the date
of such transfer, assignment or conveyance, from all liability for the performance of any covenants or obligations contained in this Lease thereafter to be performed by Landlord and, without further agreement, the transferee, assignee or conveyee of
Landlord’s in this Lease or in Landlord’s fee title to or leasehold interest in the Property, as applicable, shall be deemed to have assumed and agreed to observe and perform any and all covenants and obligations of Landlord hereunder
during the tenure of its interest in the Lease or the Property. Landlord or any subsequent Landlord may transfer its interest in the Premises or this Lease without Tenant’s consent. The 4575 Owner or any then-current successor-in-interest to the 4575 Property may transfer its interest (or any portion thereof) in the 4575 Property without Tenant’s consent. 

35. Limitation of Landlord’s Liability. 

35.1. If Landlord is in default under this Lease and, as a consequence, Tenant recovers a monetary judgment against Landlord,
the judgment shall be satisfied only out of (a) the proceeds of sale received on execution of the judgment and levy against the right, title and interest of Landlord in the Building and the portion of the Project located on the Property,
(b) rent or other income from such real property receivable by Landlord or (c) the consideration received by Landlord from the sale, financing, refinancing or other disposition of all or any part of Landlord’s right, title or interest
in the Building or the portion of the Project located on the Property. 
 35.2. Neither Landlord nor any of its affiliates,
nor any of their respective partners, shareholders, directors, officers, employees, members or agents shall be personally liable for Landlord’s obligations or any deficiency under this Lease, and service of process shall not be made against any
shareholder, director, officer, employee or agent of Landlord or any of Landlord’s affiliates. No partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates shall be sued or named as a party in any
suit or action, and service of process shall not be made against any partner or member of Landlord except as may be necessary to secure jurisdiction of the partnership, joint venture or limited liability company, as applicable. No partner,
shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates shall be required to answer or otherwise plead to any service of process, and no judgment shall be taken or writ of execution levied against any partner,
shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates. 
 35.3. Each of the
covenants and agreements of this Article shall be applicable to any covenant or agreement either expressly contained in this Lease or imposed by Applicable Laws and shall survive the expiration or earlier termination of this Lease. 

36. Joint and Several Obligations. If more than one person or entity executes this Lease as Tenant, then: 

36.1. Each of them is jointly and severally liable for the keeping, observing and performing of all of the terms, covenants,
conditions, provisions and agreements of this Lease to be kept, observed or performed by Tenant, and such terms, covenants, conditions, provisions and 

  
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agreements shall be binding with the same force and effect upon each and all of the persons executing this Agreement as Tenant; and 

36.2. The term “Tenant,” as used in this Lease, shall mean and include each of them, jointly and severally.
The act of, notice from, notice to, refund to, or signature of any one or more of them with respect to the tenancy under this Lease, including any renewal, extension, expiration, termination or modification of this Lease, shall be binding upon each
and all of the persons executing this Lease as Tenant with the same force and effect as if each and all of them had so acted, so given or received such notice or refund, or so signed. 

37. Representations. Tenant guarantees, warrants and represents that (a) Tenant is duly incorporated or otherwise established or
formed and validly existing under the laws of its state of incorporation, establishment or formation, (b) Tenant has and is duly qualified to do business in the state in which the Property is located, (c) Tenant has full corporate,
partnership, trust, association or other appropriate power and authority to enter into this Lease and to perform all Tenant’s obligations hereunder, (d) each person (and all of the persons if more than one signs) signing this Lease on
behalf of Tenant is duly and validly authorized to do so and (e) neither (i) the execution, delivery or performance of this Lease nor (ii) the consummation of the transactions contemplated hereby will violate or conflict with any provision
of documents or instruments under which Tenant is constituted or to which Tenant is a party. In addition, Tenant guarantees, warrants and represents that none of (x) it, (y) its affiliates or partners nor (z) to the best of its knowledge,
its members, shareholders or other equity owners or any of their respective employees, officers, directors, representatives or agents is a person or entity with whom U.S. persons or entities are restricted from doing business under regulations of
the Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under any statute, executive order (including the
September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism) or other similar governmental action. 

38. Confidentiality. Tenant shall keep the terms and conditions of this Lease and any information provided to Tenant or its employees,
agents or contractors pursuant to Article 9 confidential and shall not (a) disclose to any third party any terms or conditions of this Lease or any other Lease-related document (including subleases, assignments, work letters,
construction contracts, letters of credit, subordination agreements, non-disturbance agreements, brokerage agreements or estoppels) or the contents of any documents, reports, surveys or evaluations related to
the Project or any portion thereof or (b) provide to any third party an original or copy of this Lease (or any Lease-related document or other document referenced in Subsection 38(a)). Landlord shall not release to any third party any non-public financial information or non-public information about Tenant’s ownership structure that Tenant gives Landlord. Notwithstanding the foregoing, confidential
information under this Section may be released by Landlord or Tenant under the following circumstances: (x) if required by Applicable Laws or in any judicial proceeding; provided that the releasing party has given the other party
reasonable notice of such requirement, if feasible, (y) to a party’s attorneys, accountants, brokers, lenders, potential 

  
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lenders, investors, potential investors and other bona fide consultants or advisers (with respect to this Lease only); provided such third parties agree to be bound by this Section or
(z) to bona fide prospective assignees or subtenants of this Lease; provided they agree in writing to be bound by this Section. 

39. Notices. Except as otherwise stated in this Lease, any notice, consent, demand, invoice, statement or other communication required
or permitted to be given hereunder shall be in writing and shall be given by (a) personal delivery or (b) overnight delivery with a reputable international overnight delivery service, such as FedEx. Any such notice, consent, demand,
invoice, statement or other communication shall be deemed delivered (y) upon receipt, if given in accordance with Subsection 39(a); or (z) on the day that is the earlier of (i) actual delivery and (ii) attempted delivery,
in either case, as evidenced by the records of the overnight delivery service, if given in accordance with Subsection 39(b). Except as otherwise stated in this Lease, any notice, consent, demand, invoice, statement or other communication
required or permitted to be given pursuant to this Lease shall be addressed to Tenant or to Landlord at the addresses shown in Sections 2.9 and 2.10 or 2.11, respectively. Either party may, by notice to the other given pursuant
to this Section, specify additional or different addresses for notice purposes. 
 40. Miscellaneous. 

40.1. Landlord reserves the right to change the name of the Building or the Project in its sole discretion. 

40.2. To induce Landlord to enter into this Lease, Tenant agrees that it shall furnish to Landlord, from time to time (but no
more than two (2) times per calendar year (unless Tenant is in default of this Lease, in which event no such limitation shall apply); provided that, such two (2)-time limitation is in addition to the annual financial statements required without
any request described in the immediately succeeding sentence), within ten (10) business days after receipt of Landlord’s written request, the most recent year-end unconsolidated financial statements
reflecting Tenant’s current financial condition audited by a nationally recognized accounting firm. Tenant shall, within one hundred twenty (120) days after the end of Tenant’s financial year, furnish Landlord with a certified copy of
Tenant’s year-end unconsolidated financial statements for the previous year audited by a nationally recognized accounting firm. Tenant represents and warrants that all financial statements, records and
information furnished by Tenant to Landlord in connection with this Lease are true, correct and complete in all respects. If audited financials are not otherwise prepared, unaudited financials complying with generally accepted accounting principles
and certified by the chief financial officer of Tenant as true, correct and complete in all respects shall suffice for purposes of this Section. If Tenant fails to deliver to Landlord any financial statement within the time period required under
this Section, then Tenant shall be required to pay to Landlord an administrative fee equal to Five Hundred Dollars ($500) within five (5) business days after receiving written notice from Landlord advising Tenant of such failure
(provided, however, that Landlord’s acceptance of such fee shall not prevent Landlord from pursuing any other rights or remedies under this Lease, at law or in equity). The provisions of this Section shall not apply at any time while
Tenant is a corporation whose shares are traded on any nationally recognized stock exchange. 

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

40.4. The terms of this Lease and the Option Agreement are intended by the parties as a final, complete and exclusive
expression of their agreement with respect to the terms that are included herein, and may not be contradicted or supplemented by evidence of any other prior or contemporaneous agreement. 

40.5. Landlord may, but shall not be obligated to, record a short form or memorandum hereof without Tenant’s consent.
Within ten (10) days after receipt of written request from Landlord, Tenant shall execute a termination of any short form or memorandum of lease recorded with respect hereto. Tenant shall be responsible for the cost of recording any short form
or memorandum of this Lease, including any transfer or other taxes incurred in connection with such recordation. Neither party shall record this Lease. 

40.6. Where applicable in this Lease, the singular includes the plural and the masculine or neuter includes the masculine,
feminine and neuter. The words “include,” “includes,” “included” and “including” mean “‘include,’ etc., without limitation.” The word “shall” is mandatory and the word
“may” is permissive. The word “business day” means a calendar day other than any national or local holiday on which federal government agencies in the County of San Diego are closed for business, or any weekend. The section
headings of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part of this Lease. Landlord and Tenant have each participated in the drafting and negotiation of this Lease, and the
language in all parts of this Lease shall be in all cases construed as a whole according to its fair meaning and not strictly for or against either Landlord or Tenant. 

40.7. Except as otherwise expressly set forth in this Lease, each party shall pay its own costs and expenses incurred in
connection with this Lease and such party’s performance under this Lease; provided that, if either party commences an action, proceeding, demand, claim, action, cause of action or suit against the other party arising from or in
connection with this Lease, then the substantially prevailing party shall be reimbursed by the other party for all reasonable costs and expenses, including reasonable attorneys’ fees and expenses, incurred by the substantially prevailing party
in such action, proceeding, demand, claim, action, cause of action or suit, and in any appeal in connection therewith (regardless of whether the applicable action, proceeding, demand, claim, action, cause of action, suit or appeal is voluntarily
withdrawn or dismissed). In addition, Landlord shall, upon demand, be entitled to all reasonable attorneys’ fees and all other reasonable costs incurred in the preparation and service of any notice or demand hereunder, regardless of whether a
legal action is subsequently commenced, or incurred 

  
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 in connection with any contested matter or other proceeding in bankruptcy court concerning
this Lease. 
 40.8. Time is of the essence with respect to the performance of every provision of this Lease. 

40.9. Each provision of this Lease performable by Tenant shall be deemed both a covenant and a condition. 

40.10. Notwithstanding anything to the contrary contained in this Lease, Tenant’s obligations under this Lease are
independent and shall not be conditioned upon performance by Landlord. 
 40.11. Whenever consent or approval of either party
is required, that party shall not unreasonably withhold, condition or delay such consent or approval, except as may be expressly set forth to the contrary. 

40.12. Any provision of this Lease that shall prove to be invalid, void or illegal shall in no way affect, impair or invalidate
any other provision hereof, and all other provisions of this Lease shall remain in full force and effect and shall be interpreted as if the invalid, void or illegal provision did not exist. 

40.13. Each of the covenants, conditions and agreements herein contained shall inure to the benefit of and shall apply to and
be binding upon the parties hereto and their respective heirs; legatees; devisees; executors; administrators; and permitted successors and assigns. This Lease is for the sole benefit of the parties and their respective heirs, legatees, devisees,
executors, administrators and permitted successors and assigns, and nothing in this Lease shall give or be construed to give any other person or entity any legal or equitable rights. Nothing in this Section shall in any way alter the provisions of
this Lease restricting assignment or subletting. 
 40.14. This Lease shall be governed by, construed and enforced in
accordance with the laws of the state in which the Premises are located, without regard to such state’s conflict of law principles. 

40.15. Tenant guarantees, warrants and represents that the individual or individuals signing this Lease have the power,
authority and legal capacity to sign this Lease on behalf of and to bind all entities, corporations, partnerships, limited liability companies, joint venturers or other organizations and entities on whose behalf such individual or individuals have
signed. 
 40.16. This Lease may be executed in one or more counterparts, each of which, when taken together, shall
constitute one and the same document. 
 40.17. No provision of this Lease may be modified, amended or supplemented except by
an agreement in writing signed by Landlord and Tenant. 

  
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 40.18. No waiver of any term, covenant or condition of this Lease shall be
binding upon Landlord unless executed in writing by Landlord. The waiver by Landlord of any breach or default of any term, covenant or condition contained in this Lease shall not be deemed to be a waiver of any preceding or subsequent breach or
default of such term, covenant or condition or any other term, covenant or condition of this Lease. 
 40.19. To the extent
permitted by Applicable Laws, the parties waive trial by jury in any action, proceeding or counterclaim brought by the other party hereto related to matters arising from or in any way connected with this Lease; the relationship between Landlord and
Tenant; Tenant’s use or occupancy of the Premises; or any claim of injury or damage related to this Lease or the Premises. 
 41.
Rooftop Installation Area. 
 41.1. Tenant may, at no additional charge to Tenant, use those portions of the roof of
the Building as may be designated by Landlord in Landlord’s sole and absolute discretion for use by Tenant (the “Rooftop Installation Area”) solely to operate, maintain, repair and replace rooftop antennae, mechanical
(including HVAC) equipment, communications antennas and other equipment installed by Tenant in the Rooftop Installation Area in accordance with this Article (“Tenant’s Rooftop Equipment”). Tenant’s Rooftop
Equipment shall be only for Tenant’s use of the Premises for the Permitted Use. 
 41.2. Tenant shall install
Tenant’s Rooftop Equipment at its sole cost and expense, at such times and in such manner as Landlord may reasonably designate, and in accordance with this Article and the applicable provisions of this Lease regarding Alterations. Tenant’s
Rooftop Equipment and the installation thereof shall be subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. Among other reasons, Landlord may withhold approval if the
installation or operation of Tenant’s Rooftop Equipment could reasonably be expected to damage the structural integrity of the Building or to transmit vibrations or noise or cause other adverse effects beyond the Premises to an extent not
customary in first class laboratory buildings, unless Tenant implements measures that are acceptable to Landlord in its reasonable discretion to avoid any such damage or transmission. 

41.3. Tenant shall comply with any roof or roof-related warranties. Tenant shall obtain a letter from Landlord’s roofing
contractor or another licensed roofing contractor reasonably approved by Landlord within thirty (30) days after completion of any Tenant work on the rooftop stating that such work did not affect any such warranties. Tenant, at its sole cost and
expense, shall inspect the Rooftop Installation Area at least annually, and correct any loose bolts, fittings or other appurtenances and repair any damage to the roof arising from the installation or operation of Tenant’s Rooftop Equipment.
Tenant shall not permit the installation, maintenance or operation of Tenant’s Rooftop Equipment to violate any Applicable Laws or constitute a nuisance. Tenant shall pay Landlord within thirty (30) days after demand (a) all
applicable taxes, charges, fees or impositions imposed on Landlord by Governmental Authorities as the result of Tenant’s use of the Rooftop Installation Areas in excess of those for which Landlord would otherwise be responsible for the use or
installation of Tenant’s Rooftop Equipment and 

  
 72 

 
(b) the amount of any increase in Landlord’s insurance premiums as a result of the installation of Tenant’s Rooftop Equipment. Upon Tenant’s written request to Landlord, Landlord
shall use commercially reasonable efforts to cause other tenants to remedy any interference in the operation of Tenant’s Rooftop Equipment arising from any such tenants’ equipment installed after the applicable piece of Tenant’s
Rooftop Equipment; provided, however, that Landlord shall not be required to request that such tenants waive their rights under their respective leases. 

41.4. If Tenant’s Equipment (a) causes physical damage to the structural integrity of the Building,
(b) interferes with any telecommunications, mechanical or other systems located at or near or servicing the Building or the Project that were installed prior to the installation of Tenant’s Rooftop Equipment, (c) interferes with any
other service provided to other tenants in the Building or the Project by rooftop or penthouse installations that were installed prior to the installation of Tenant’s Rooftop Equipment or (d) interferes with any other tenants’
business, in each case in excess of that permissible under Federal Communications Commission regulations, then Tenant shall cooperate with Landlord to determine the source of the damage or interference and promptly repair such damage and eliminate
such interference, in each case at Tenant’s sole cost and expense, within ten (10) days after receipt of notice of such damage or interference (which notice may be oral; provided that Landlord also delivers to Tenant written notice
of such damage or interference within twenty-four (24) hours after providing oral notice). 
 41.5. Landlord reserves
the right to cause Tenant to relocate Tenant’s Rooftop Equipment to comparably functional space on the roof or in the penthouse of the Building by giving Tenant prior written notice thereof. Landlord agrees to pay the reasonable costs thereof.
Tenant shall arrange for the relocation of Tenant’s Rooftop Equipment within sixty (60) days after receipt of Landlord’s notification of such relocation. In the event Tenant fails to arrange for relocation within such sixty (60)-day period, Landlord shall have the right to arrange for the relocation of Tenant’s Rooftop Equipment in a manner that does not unnecessarily interrupt or interfere with Tenant’s use of the Premises
for the Permitted Use. 
 42. Options to Extend Term. Tenant shall have two (2) options (each, an “Option”) to
extend the Term by five (5) years each as to the entire Premises (and no less than the entire Premises) upon the following terms and conditions. Any extension of the Term pursuant to an Option shall be on all the same terms and conditions as
this Lease, except as follows: 
 42.1. Base Rent at the commencement of each Option term shall equal the then-current fair
market value for comparable office and laboratory space in the UTC submarket of comparable age, quality, level of finish and proximity to amenities and public transit, and containing the systems and improvements present in the Premises as of the
date that Tenant gives Landlord written notice of Tenant’s election to exercise such Option (“FMV”), and in each case shall be further increased on each annual anniversary of the Option term commencement date by three percent
(3%). Tenant may, no more than twelve (12) months prior to the date the Term is then scheduled to expire, request Landlord’s estimate of the FMV for the next Option term. 

  
 73 

 Landlord shall, within fifteen (15) days after receipt of such request, give Tenant a
written proposal of such FMV. If Tenant gives written notice to exercise an Option, such notice shall specify whether Tenant accepts Landlord’s proposed estimate of FMV. If Tenant does not accept the FMV, then the parties shall endeavor to
agree upon the FMV, taking into account all relevant factors, including (a) the size of the Premises, (b) the length of the Option term, (c) rent in comparable buildings in the relevant submarket, including concessions offered to new
tenants, such as free rent, tenant improvement allowances and moving allowances, (d) Tenant’s creditworthiness and (e) the quality and location of the Building and the Project. In the event that the parties are unable to agree upon
the FMV within thirty (30) days after Tenant notifies Landlord that Tenant is exercising an Option, then either party may request that the same be determined as follows: a senior officer of a nationally recognized leasing brokerage firm with
local knowledge of the UTC laboratory/research and development leasing submarket (the “Baseball Arbitrator”) shall be selected and paid for jointly by Landlord and Tenant. If Landlord and Tenant are unable to agree upon the Baseball
Arbitrator, then the same shall be designated by the local chapter of the Judicial Arbitration and Mediation Services or any successor organization thereto (the “JAMS”). The Baseball Arbitrator selected by the parties or designated
by JAMS shall (y) have at least ten (10) years’ experience in the leasing of laboratory/research and development space in the UTC submarket and (z) not have been employed or retained by either Landlord or Tenant or any affiliate
of either for a period of at least ten (10) years prior to appointment pursuant hereto. Each of Landlord and Tenant shall submit to the Baseball Arbitrator and to the other party its determination of the FMV. The Baseball Arbitrator shall grant
to Landlord and Tenant a hearing and the right to submit evidence. The Baseball Arbitrator shall determine which of the two (2) FMV determinations more closely represents the actual FMV. The arbitrator may not select any other FMV for the
Premises other than one submitted by Landlord or Tenant. The FMV selected by the Baseball Arbitrator shall be binding upon Landlord and Tenant and shall serve as the basis for determination of Base Rent payable for the applicable Option term. If, as
of the commencement date of an Option term, the amount of Base Rent payable during the Option term shall not have been determined, then, pending such determination, Tenant shall pay Base Rent equal to the Base Rent payable with respect to the last
year of the then-current Term. After the final determination of Base Rent payable for the Option term, the parties shall promptly execute a written amendment to this Lease specifying the amount of Base Rent to be paid during the applicable Option
term. Any failure of the parties to execute such amendment shall not affect the validity of the FMV determined pursuant to this Section. 

42.2. No Option is assignable separate and apart from this Lease. 

42.3. An Option is conditional upon Tenant giving Landlord written notice of its election to exercise such Option at least nine
(9) months prior to the end of the expiration of the then-current Term. Time shall be of the essence as to Tenant’s exercise of an Option. Tenant assumes full responsibility for maintaining a record of the deadlines to exercise an Option.
Tenant acknowledges that it would be inequitable to require Landlord to accept any exercise of an Option after the date provided for in this Section. 

  
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 42.4. Notwithstanding anything contained in this Article to the contrary,
Tenant shall not have the right to exercise an Option: 
 (a) During the time commencing from the date Landlord delivers to
Tenant a written notice that Tenant is in monetary or material non-monetary default under any provisions of this Lease and continuing until Tenant has cured the specified default to Landlord’s reasonable
satisfaction; or 
 (b) At any time after any Default as described in Article 31 of the Lease (provided,
however, that, for purposes of this Section 42.4(b), Landlord shall not be required to provide Tenant with a second notice of such Default, if such default is subject to a notice and cure period under
Section 31.4, or any notice of such Default, if such default is not subject to any notice and cure period under Section 31.4) and continuing until Tenant cures any such Default, if such Default is
susceptible to being cured; or 
 (c) In the event that Tenant has defaulted in the performance of its monetary or material non-monetary obligations under this Lease two (2) or more times during the twelve (12)-month period immediately prior to the date that Tenant intends to exercise an Option, whether or not Tenant has cured such
defaults. 
 42.5. The period of time within which Tenant may exercise an Option shall not be extended or enlarged by reason
of Tenant’s inability to exercise such Option because of the provisions of Section 42.4. 

42.6. All of Tenant’s rights under the provisions of an Option shall terminate and be of no further force or effect even
after Tenant’s due and timely exercise of such Option if, after such exercise, but prior to the commencement date of the new term, (a) Tenant fails to pay to Landlord a monetary obligation of Tenant for a period of twenty (20) days
after written notice from Landlord to Tenant, (b) Tenant fails to commence to cure a default (other than a monetary default) within thirty (30) days after the date Landlord gives notice to Tenant of such default or (c) Tenant has
defaulted in the performance of any of its monetary or material non-monetary obligations under this Lease two (2) or more times and a service or late charge under Section 31.1
has become payable for any such default, whether or not Tenant has cured such defaults. 
 42.7. In the event Tenant
exercises the 4575 Option (as defined below) and enters into a lease for the 4575 Building in accordance with the terms and conditions of the Option Agreement (the “4575 Lease”), then (a) Tenant acknowledges that the Term of
this Lease and the term of the 4575 Lease shall be coterminous and (b) any extension of the Term of this Lease pursuant to Tenant’s exercise of an Option shall be expressly conditioned and contingent upon Tenant exercising the
corresponding option to extend under the 4575 Lease in accordance with the terms and conditions of the 4575 Lease. 
 43. Right of First
Refusal. Tenant shall have a right of first refusal (“ROFR”) as to any rentable premises on the first (1st) floor of the Building for which Landlord is seeking a tenant
(“Available ROFR Premises”); provided, however, that in no event shall Landlord be required to 

  
 75 

 
lease any Available ROFR Premises to Tenant for any period past the date on which this Lease expires or is terminated pursuant to its terms, except as expressly provided in
Section 43.7 below. To the extent that Landlord renews or extends a then-existing lease with any then-existing tenant or subtenant of any space, or enters into a new lease with such then-existing tenant or subtenant for the
same premises, the affected space shall not be deemed to be Available ROFR Premises. In the event Landlord receives from a third party a bona fide offer to lease Available ROFR Premises that Landlord is willing to accept or in the event that
Landlord intends to enter into a lease for any Available ROFR Premises, Landlord shall provide written notice thereof to Tenant (the “Notice of Offer”), specifying the terms and conditions of a proposed lease to Tenant of the
Available ROFR Premises. For the avoidance of doubt, in the event there is (at any time) any space on the first (1st) floor that Landlord intends to include in the Amenities Facilities, such space
shall not be deemed to be Available ROFR Premises. 
 43.1. Within seven (7) business days following its receipt of a
Notice of Offer, Tenant shall advise Landlord in writing whether Tenant elects to lease all (not just a portion) of the Available ROFR Premises on the terms and conditions set forth in the Notice of Offer. If Tenant fails to notify Landlord of
Tenant’s election within such seven (7) business day period, then Tenant shall be deemed to have elected not to lease the Available ROFR Premises. 

43.2. If Tenant timely notifies Landlord that Tenant elects to lease the Available ROFR Premises on the terms and conditions
set forth in the Notice of Offer, then Landlord shall lease the Available ROFR Premises to Tenant upon the terms and conditions set forth in the Notice of Offer. 

43.3. If Tenant notifies Landlord that Tenant elects not to lease the Available ROFR Premises on the terms and conditions set
forth in the Notice of Offer, or if Tenant fails to notify Landlord of Tenant’s election within the seven (7) business day period described above, then Landlord shall have the right to consummate the lease of the Available ROFR Premises on
the same terms as set forth in the Notice of Offer following Tenant’s election (or deemed election) not to lease the Available ROFR Premises. If Landlord does not lease the Available ROFR Premises within twelve (12) months after
Tenant’s election (or deemed election) not to lease the Available ROFR Premises, then the ROFR shall be fully reinstated, and Landlord shall not thereafter lease the Available ROFR Premises without first complying with the procedures set forth
in this Article. 
 43.4. Notwithstanding anything in this Article to the contrary, Tenant shall not exercise the ROFR during
such period of time that Tenant is in monetary or material non-monetary default under any provision of this Lease. Any attempted exercise of the ROFR during a period of time in which Tenant is so in default
shall be void and of no effect. In addition, Tenant shall not be entitled to exercise the ROFR if Landlord has given Tenant two (2) or more notices of default with respect to Tenant’s failure to perform any of its monetary or material, non-monetary 

  
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 obligations under this Lease, whether or not the defaults are cured, during the twelve
(12) month period prior to the date on which Tenant seeks to exercise the ROFR. 
 43.5. Notwithstanding anything in
this Lease to the contrary, Tenant shall not assign or transfer the ROFR, either separately or in conjunction with an assignment or transfer of Tenant’s interest in the Lease (other than to Tenant’s Affiliate pursuant to an Exempt
Transfer), without Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute discretion. 

43.6. If Tenant exercises the ROFR, Landlord does not guarantee that the Available ROFR Premises will be available on the
anticipated commencement date for the Lease as to such Premises due to a holdover by the then-existing occupants of the Available ROFR Premises or for any other reason beyond Landlord’s reasonable control. 

43.7. In the event that (a) a Notice of Offer specifies a lease term for the Available ROFR Premises that will extend past
the expiration of the Term of this Lease and (b) Tenant timely elects to lease the Available ROFR Premises pursuant to the terms and conditions otherwise set forth in the Notice of Offer, then concurrently with the lease of the Available ROFR
Premises, the Term of this Lease shall be extended to be coterminous with the term of the lease for the Available ROFR Premises as set forth in the Notice of Offer, provided that (i) Base Rent for the Premises at the commencement of such
extended period (the “Extended Term”) shall be equal to the then-current FMV as determined in accordance with the provisions of Section 42.1 and shall be further increased on each annual anniversary of the commencement
date of the Extended Term by three percent (3%), and (ii) the Base Rent for the Available ROFR Premises shall be consistent with the terms and conditions set forth in the Notice of Offer. After the final determination of the Base Rent payable
for the Extended Term, the parties shall promptly execute a written amendment to this Lease specifying the amount of Base Rent to be paid during the Extended Term. Any failure of the parties to execute such amendment shall not affect the validity of
the Extended Term or the determination of Base Rent for the Extended Term pursuant to this Section. 
 44. 4575 Building Lease
Option. Pursuant to and in accordance with the terms and conditions set forth in the Option Agreement, Tenant has the right, for a period of six (6) months following the Execution Date of this Lease (the “4575 Option
Period”), to elect to lease the entire 4575 Building (the “4575 Option”) by providing written notice (the “4575 Option Notice”) to 4575 Owner prior to the expiration of the 4575 Option Period. In the event
Tenant exercises the 4575 Option in accordance with the terms and conditions of the Option Agreement, Tenant shall deliver a copy of the 4575 Option Notice to Landlord concurrently with its delivery of the 4575 Option Notice to 4575 Owner. Subject
to the terms and conditions of the Option Agreement, in the event that Tenant exercises the 4575 Option after August 1, 2018, then, Tenant shall elect either (a) to pay Landlord an amount equal to Landlord’s and/or its affiliates
design costs relating to the Amenities Facilities that were contemplated to be constructed in the 4575 Building, but no more than One Hundred Twenty-Five Thousand Dollars ($125,000) (“Option A”) or (b) to 

  
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 increase Base Rent for the Premises by One and 50/100 Cents ($0.015) per square foot of
Rentable Area of the Premises per month (“Option B”). Tenant must elect either Option A or Option B, but Tenant’s selection of either Option A or Option B shall be in Tenant’s sole and absolute discretion. Tenant will
notify Landlord in writing of Tenant’s election of Option A or Option B (the “Election Notice”) concurrently with Tenant’s delivery of the 4575 Option Notice. If Tenant does not provide the Election Notice concurrently
with the 4575 Option Notice, Tenant shall be deemed to have elected Option A. In the event Tenant elects (or is deemed to elect) Option A, Tenant shall pay Landlord the applicable amount (as Additional Rent) within thirty (30) days after
Landlord delivers an invoice to Tenant therefore. In the event that Tenant elects Option B, (y) Base Rent under this Lease shall increase accordingly, and such increase shall be effective as of the date of the 4575 Option Notice and
(z) Tenant shall, within five (5) business days of Landlord’s request, enter into an amendment to this Lease to reflect such increase to Base Rent for the Premises; provided, however, that any failure of the parties to execute
such an amendment shall not affect the validity of the increase in Base Rent for the Premises pursuant to this Section. 
 45. Landlord
Improvements. Tenant acknowledges that Landlord is in the process of redeveloping or causing the redevelopment of the Project and Landlord shall be responsible, at Landlord’s sole cost and expense, for causing the work described on
Exhibit J attached hereto to be completed in connection therewith (the “Landlord Improvements”). As a component of the Landlord Improvements, Landlord shall construct or cause certain Amenities Facilities (as defined on
Exhibit J attached hereto) to be constructed. The Landlord Improvements shall be constructed at Landlord’s sole cost and expense, except that to the extent that any requirements under Applicable Laws are triggered by, or necessitated as
a result of, the Tenant Improvements and/or any Alterations performed by or on behalf of Tenant (excluding any improvements required to areas outside of the Premises to comply with Applicable Laws to the extent such improvements were triggered by
the initial Tenant Improvements, but not excluding any improvements required within the Premises to comply with Applicable Laws triggered by, or arising from, the initial Tenant Improvements), any costs to comply with such requirements shall be
Tenant’s sole responsibility and Tenant shall reimburse Landlord (as Additional Rent) for such costs within thirty (30) days of Landlord’s delivery of an invoice therefor, provided that Tenant shall be entitled to utilize the
TI Allowance to pay for such costs (subject to the limitations of Section 4.4 and all other provisions of this Lease and the Work Letter). Tenant acknowledges that the Term Commencement Date shall not be contingent upon, nor delayed by,
the completion of the Landlord Improvements. Tenant acknowledges that Landlord or an affiliate of Landlord may be completing certain Landlord Improvements in or about the Project, Building and/or the Premises after the Term Commencement Date and
during Tenant’s occupancy of the Premises for the Permitted Use. Tenant shall permit Landlord or any affiliate of Landlord completing the construction of the Landlord Improvements to enter the Premises at all times (including during business
hours) as may be reasonably necessary to complete the Landlord Improvements, and Tenant shall otherwise reasonably cooperate to enable Landlord and/or Landlord’s affiliate to complete the Landlord Improvements in a timely and efficient manner.
Without limiting Section 16.2, in no event shall the completion of the Landlord 

  
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 Improvements (a) cause Rent (as defined below) to abate under this Lease, (b) give
rise to any claim by Tenant for damages or (c) constitute a forcible or unlawful entry, a detainer or an eviction of Tenant. Upon the Amenities Facilities Opening Date (as defined below), the Rentable Area of the Premises under this Lease (for
all purposes including, without limitation, the calculation of Base Rent) shall be increased by the sum of (m) an amount equal to Tenant’s Revised Pro Rata Share of Project (as defined below) multiplied by the aggregate square footage of
(i) the Amenities Facilities and (ii) any other new Project Common Area ((i) and (ii) collectively, the “New Project Common Area”), and (n) an amount equal to Tenant’s Revised Pro Rata Share of Building (as
defined below) multiplied by the square footage of any new Building Common Area (the “New Building Common Area”). For purposes of the immediately preceding sentence, (x) the “Tenant’s Revised Pro Rata Share of
Project” shall be equal to (i) the Rentable Area of the Premises, divided by (ii) the positive difference between (A) the Rentable Area of the Project and (B) the square footage of the New Project Common Area, and
(y) the “Tenant’s Revised Pro Rata Share of Building” shall be equal to (i) the Rentable Area of the Premises, divided by (ii) the positive difference between (A) the Rentable Area of the Building and
(B) the square footage of the New Building Common Area. Tenant shall, within five (5) business days after Landlord’s request, enter into an amendment to this Lease to reflect the resulting increase in Tenant’s Pro Rata Shares,
the Rentable Area of the Premises and Base Rent under this Lease. Any failure of the parties to execute such an amendment shall not affect the validity of the increase in Tenant’s Pro Rata Shares, the Rentable Area of the Premises and/or Base
Rent under this Lease pursuant to this Section. Notwithstanding anything to the contrary in this Lease, Tenant shall not be entitled to (and Landlord shall not be obligated to provide) any increased TI Allowance as a result of the aforementioned
increase in Rentable Area of the Premises. 
 46. Amenities Facilities. As of the date (such date, the “Amenities Facilities
Opening Date”) the Amenities Facilities initially opens for use by Tenant and its employees (in such capacity, the “Amenities Facilities Users”) the Amenities Facilities (and any service corridors, stairways, elevators,
public restrooms and public lobbies allocated thereto (such allocation to be determined by Landlord in its sole and absolute discretion)) shall be included as part of the Project Common Area. To the extent the Amenities Facilities is open for use by
the Amenities Facilities Users, the Amenities Facilities Users may use the Amenities Facilities during the Term on a non-exclusive basis with any other individuals approved by Landlord, the 4575 Owner or any
other affiliate of Landlord; provided that, all Amenities Facilities Users execute Landlord’s standard commercially reasonable waiver of liability and release form and otherwise satisfy the conditions identified below. Landlord shall
have the right at any time to require that a new standard commercially reasonable waiver of liability and release form be signed by any of the Amenities Facilities Users as a condition to any further use of the Amenities Facilities by any of the
Amenities Facilities Users. The use of the Amenities Facilities shall be subject to any non-discriminatory commercially reasonable rules and regulations applicable to the Amenities Facilities and any
supplements thereto and Tenant shall (and shall cause all Amenities Facilities Users to) observe and comply with any such rules and regulations. Landlord and Tenant acknowledge that the use of the Amenities Facilities by the Amenities Facilities
Users shall be at the Amenities Facilities Users’ own risk and that the terms and provisions of Article 23 shall 

  
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apply to the use of the Amenities Facilities by the Amenities Facilities Users, or the use of any equipment located therein by the Amenities Facilities Users (whether or not authorized), whether
or not such persons have properly executed Landlord’s standard form waiver of liability and release form. Tenant shall be solely responsible for the proper use of the Amenities Facilities and the equipment located therein by the Amenities
Facilities Users. Tenant acknowledges and agrees that Landlord shall not be obligated to provide supervision of use of the Amenities Facilities made by the Amenities Facilities Users or others. Landlord shall have the right (but not the obligation),
in Landlord’s sole and absolute discretion, to expand, or cause the expansion of, the Amenities Facilities. Landlord shall also have the right (in Landlord’s sole and absolute discretion) to close (or cause the closure of) the Amenities
Facilities. Any and all fees, costs and expenses arising from, relating to and/or in connection with operating, managing, owning, maintaining, repairing and replacing the Amenities Facilities, including any costs of operating, managing, maintaining
and repairing the building in which the Amenities Facilities are located, shall be included as part of Operating Expenses (the “Amenities Facilities Operating Expenses”). No expansion or closure of the Amenities Facilities shall
entitle Tenant to an abatement or reduction in Rent, constitute a constructive eviction, or result in a default by Landlord under this Lease; provided that, if the Amenities Facilities are permanently closed and are not converted into other
Common Area facilities, then (a) the Rentable Area of the Premises under this Lease shall be reduced in accordance with the methodology used to increase the Rentable Area as set forth in Section 45, and (b) Base Rent and
Tenant’s Pro Rata Shares of the Project and Building shall be adjusted accordingly. Notwithstanding anything to the contrary in this Lease, except to the extent caused by the gross negligence or willful misconduct of Landlord or its employees
(but without limiting the provisions of Sections 23.6, 28.2 and 31.12), neither Landlord nor the 4575 Owner nor any other Landlord Indemnitee shall have responsibility or any other liability to Tenant or any other Amenities
Facilities User for (and Tenant, on behalf of itself and any and all Amenities Facilities Users hereby waives and releases Landlord, the 4575 Owner and all other Landlord Indemnitees from and expressly assumes the risk of) any Claims, accidents,
liens or injuries of any nature, kind or description arising from (y) Tenant’s or any other Amenities Facilities User’s use of the Amenities Facilities and/or (z) Landlord’s, the 4575 Owner’s or any other Landlord
Indemnitee’s operation and maintenance of the Amenities Facilities. 
 47. Expansion Space. In the event that (a) Tenant
requires additional space for its operations in the Premises, (b) Landlord and Tenant are unable to negotiate mutually acceptable terms for such expansion at the Project and (c) Landlord and Tenant or an affiliate of Landlord and Tenant
are able to negotiate mutually acceptable terms for the lease of such additional space at another property owned by Landlord or an affiliate of Landlord (the “Expansion Space”), then upon the full execution of a lease for the
Expansion Space (the “Expansion Lease”), Tenant shall have the unilateral right to terminate the Lease without penalty or a termination fee pursuant to this Section (the “Termination Option”); provided that,
(y) the term of the Expansion Lease shall be no less than ten (10) years and (z) the size of the Expansion Space shall be no less than (i) seventy-five thousand (75,000) square feet of Rentable Area, if Tenant elects not to
exercise the 4575 Option or (ii) ninety-five thousand (95,000) square feet of Rentable Area, if Tenant elects to exercise the 4575 Option. In the event Tenant elects to exercise the Termination Option, Tenant shall send written notice (the
“Termination Notice”) to Landlord of Tenant’s election to 

  
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terminate the Lease pursuant to this Section no later than thirty (30) days following the full execution and delivery of the Expansion Lease (the “Termination Option
Deadline”). The Termination Notice shall specify the effective date of such termination, which date shall be no less than ninety (90) days after Landlord’s receipt of the Termination Notice. Time shall be of the essence as to
Tenant’s exercise of the Termination Option set forth in this Section. Tenant assumes full responsibility for maintaining a record of the Termination Option Deadline and acknowledges that it would be inequitable to require Landlord to accept
any exercise of the Termination Option set forth in this Section after the Termination Option Deadline. Notwithstanding anything to the contrary set forth in this Section, neither party (nor any affiliate of Landlord) shall have any obligation to
enter into or negotiate for the Expansion Lease. The Termination Option shall be personal to the original Tenant and shall only apply to the extent that the original Tenant (and not any assignee, or any sublessee or other transferee of the original
Tenant’s interest in this Lease, other than Tenant’s Affiliate pursuant to an Exempt Transfer) is the Tenant under this Lease. 

48. Hazardous Materials Shed. Subject to the terms, conditions and provisions set forth in Exhibit L attached hereto,
Tenant shall have the right to use and maintain the Hazardous Materials Shed in the Hazardous Materials Shed License Area (as such terms are defined in Exhibit L) for the purposes set forth in Exhibit L. Landlord and Tenant agree that
(a) the Hazardous Materials Shed License Area occupies three (3) parking spaces within the parking facilities serving the Building, and (b) Tenant’s use of the Hazardous Materials Shed License Area shall count toward and reduce
the number of Tenant’s Allotted Parking Spaces (such that the total number of Tenant’s Allotted Parking Spaces under the Lease shall be reduced by three (3) parking spaces). 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

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

BMR-9360-9390 TOWNE CENTRE LP, 

a Delaware limited partnership 
  

			
	 By:
	 	 /s/ Kevin M. Simonsen

	 Name:
	 	 Kevin M. Simonsen

	 Title:
	 	 Sr. Vice President, Sr. Counsel

 TENANT: 

POSEIDA THERAPEUTICS, INC., 
 a Delaware
corporation 
  

			
	 By:
	 	 /s/ Mark Gergen

	 Name:
	 	 Mark Gergen

	 Title:
	 	 CBO & CFO

 EXHIBIT A 

PREMISES 
  

 
 9390 Towne Centre Drive – 2nd 

Floor 
  
 

 
 9390 Towne Centre Drive – 3rd 

Floor 
  
 

 

  
 A-1 

 EXHIBIT B 

WORK LETTER 

This Work Letter (this “Work Letter”) is made and entered into as of the 1st day of October, 2018, by and
between BMR-9360-9390 TOWNE CENTRE LP, a Delaware limited partnership (“Landlord”), and POSEIDA THERAPEUTICS, INC., a Delaware corporation (“Tenant”), and is attached to and
made a part of that certain Lease dated as of October 1, 2018 (as the same may be amended, amended and restated, supplemented or otherwise modified from time to time, the “Lease”), by and between Landlord and Tenant for the
Premises located at 9390 Towne Center Drive, San Diego, California. All capitalized terms used but not otherwise defined herein shall have the meanings given them in the Lease. 

1. General Requirements. 

1.1. Authorized Representatives. 

(a) Landlord designates, as Landlord’s authorized representative (“Landlord’s Authorized
Representative”), (i) Federico Mina as the person authorized to initial plans, drawings, approvals and to sign change orders pursuant to this Work Letter and (ii) an officer of Landlord as the person authorized to sign any amendments
to this Work Letter or the Lease. Tenant shall not be obligated to respond to or act upon any such item until such item has been initialed or signed (as applicable) by the appropriate Landlord’s Authorized Representative. Landlord may change
either Landlord’s Authorized Representative upon one (1) business day’s prior written notice to Tenant. 
 (b)
Tenant designates Mark Gergen as the person authorized to initial and sign all plans, drawings, change orders and approvals pursuant to this Work Letter (“Tenant’s Authorized Representative”). Landlord shall not be obligated to
respond to or act upon any such item until such item has been initialed or signed (as applicable) by Tenant’s Authorized Representative. Tenant may change Tenant’s Authorized Representative upon one (1) business day’s prior
written notice to Landlord. 
 1.2. Schedule. The schedule for design and development of the Tenant Improvements,
including the time periods for preparation and review of construction documents, approvals and performance, shall be in accordance with a schedule to be prepared by Landlord (the “Schedule”), which as of the Execution Date provides
for Substantial Completion of the Tenant Improvements by March 15, 2019. The Schedule shall be subject to adjustment as mutually agreed upon in writing by the parties, or as otherwise provided in this Work Letter. 

1.3. Landlord’s Architects, Contractors and Consultants. Landlord has agreed to initially use McFarlane Architects,
Inc. (“McFarlane”) as the architect for the Tenant Improvements and, as of the Execution Date, intends to initially use Rudolph and Sletten, Inc. (“R&S”) for the general contractor work relating to the Tenant
Improvements; provided that, Landlord shall have the right, in its sole and absolute discretion, to (a) remove and replace 

  
 B-1 

 
McFarlane with an architect selected by Landlord and (b) to select and/or remove and replace the general contractor for the Tenant Improvements; provided that, in each case (but
without limiting Landlord’s sole and absolute discretion in the final decision), prior to selecting a replacement architect or general contractor (as applicable), Landlord shall provide Tenant with notification (which may be provided via email
to Tenant’s Authorized Representative) that such architect or general contractor (as applicable) is being replaced and allow Tenant two (2) days to provide input to Landlord on Tenant’s preferred replacement. Except as provided in the
foregoing sentence, the engineering consultants, design team, contractors and subcontractors responsible for the construction of the Tenant Improvements shall be selected by Landlord (in Landlord’s sole and absolute discretion). Without
limiting the foregoing, Landlord agrees to cause the general contractor responsible for the construction of the Tenant Improvements to request multiple bids for each trade within the Tenant Improvement work that such general contractor plans to have
performed by a subcontractor (individually, a “Trade” and collectively, the “Trades”); provided, however, that Tenant acknowledges that there is no assurance that such general contractor will actually receive
(and Tenant shall have no recourse or remedy if such general contractor does not receive) multiple bids for any Trade. 
 2. Tenant
Improvements. All Tenant Improvements shall be performed by Landlord’s contractor, at Tenant’s sole cost and expense (subject to Landlord’s obligations with respect to any portion of the Base TI Allowance and, if properly
requested by Tenant pursuant to the terms of the Lease, the Additional TI Allowance used by Landlord in completing the Tenant Improvements) and in substantial accordance with the Approved Plans (as defined below), the Lease and this Work Letter. To
the extent that the total projected cost of the Tenant Improvements (as projected by Landlord) exceeds the TI Allowance (such excess, the “Excess TI Costs”), Tenant shall advance to Landlord any Excess TI Costs within ten
(10) days after receipt of an invoice therefor, but in any case before Landlord commences the Tenant Improvements (provided that, Landlord will not submit any invoice to Tenant for Excess TI Costs until there is an Approved Budget (as
defined below)). If Landlord is delayed in commencing or constructing the Tenant Improvements due to Tenant’s failure to timely pay the Excess TI Costs to Landlord, Landlord shall be entitled to a day-for-day extension to achieve Substantial Completion of the Tenant Improvements for the period of such delay (for the avoidance of doubt, any resulting delay shall be deemed to be a delay (on a day-for-day basis) caused by or arising from Tenant (including for purposes of determining the Outside Date)). If the actual Excess TI Costs are less than the Excess TI Costs
paid by Tenant to Landlord, Landlord shall return such overage paid by Tenant pursuant to Section 4.1. If the cost of the Tenant Improvements (as projected by Landlord) increases over Landlord’s initial projection,
then Landlord may notify Tenant and Tenant shall deposit any additional Excess TI Costs with Landlord in the same way that Tenant deposited the initial Excess TI Costs. If Tenant fails to pay, or is late in paying, any sum due to Landlord under this
Work Letter, then Landlord shall have all of the rights and remedies set forth in the Lease for nonpayment of Rent (including the right to interest and the right to assess a late charge), and for purposes of any litigation instituted with regard to
such amounts the same shall be considered Rent. All material and equipment furnished by Landlord or its contractors as the Tenant Improvements shall be new or “like new,” and the Tenant Improvements shall be performed in a first-class,
workmanlike manner. 

  
 B-2 

 
Following Substantial Completion of the Tenant Improvements and upon written request from Tenant, to the extent assignable, Landlord will assign to Tenant all warranties for the Tenant
Improvements actually obtained by Landlord (and Landlord agrees that its contract with the general contractor for the Tenant Improvements will include an industry standard one (1) year warranty); provided, however, that, notwithstanding
any such assignment, Landlord shall also retain the right to enforce such warranties against the applicable contractor, at Landlord’s sole option. 

2.1. Work Plans. Landlord and Tenant have approved the schematics covering the Tenant Improvements, which are attached
hereto as Exhibit B-2 and incorporated herein by reference (the “Approved Schematic Plans).” 

2.2. Construction Plans. Landlord shall prepare final plans and specifications for the Tenant Improvements that
(a) are consistent with and are logical evolutions of the Approved Schematic Plans and (b) incorporate any other Tenant-requested (and Landlord-approved) Changes (as defined below). As soon as such final plans and specifications
(“Construction Plans”) are completed, Landlord shall deliver the same to Tenant for Tenant’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Such Construction Plans shall be approved or
disapproved by Tenant within five (5) days after delivery to Tenant, unless the same are of the nature that more time for review is reasonably required. If Tenant fails to respond within such five (5) day period, then Landlord shall
provide an additional written notice to Tenant (which may be by email to Tenant’s Authorized Representative) and if Tenant fails to approve or disapprove such Construction Plans within two (2) business days after such additional written
notice from Landlord, then such Construction Plans shall be deemed approved by Tenant. If the Construction Plans are disapproved by Tenant, then Tenant shall notify Landlord in writing of its reasonable objections to such Construction Plans, and the
parties shall confer and negotiate in good faith to reach agreement on the Construction Plans. Promptly after the Construction Plans are approved by Landlord and Tenant, two (2) copies of such Construction Plans shall be initialed and dated by
Landlord and Tenant, and Landlord shall promptly submit such Construction Plans to all appropriate Governmental Authorities for approval. The Construction Plans so approved, and all change orders specifically permitted by this Work Letter, are
referred to herein as the “Approved Plans.” In the event that Construction Plans are not approved by Tenant in accordance with this Section by October 19, 2018, then, notwithstanding anything in the Lease or this Work Letter to
the contrary, the period of time between October 19, 2018 and the business day immediately after the day the Construction Plans are approved by Tenant in accordance with this Section shall be deemed to be a delay (on a day-for-day basis) caused by or arising from Tenant (including for purposes of determining the Outside Date). 

2.3. Changes to the Tenant Improvements. Any changes to the Approved Plans (each, a “Change”) shall be
requested and instituted in accordance with the provisions of this Article 2 and shall be subject to the written approval of the non-requesting party in accordance with this Work Letter. 

  
 B-3 

 (a) Change Request. Either Landlord or Tenant may request Changes
after Tenant approves the Approved Plans by notifying the other party thereof 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 requested Changes, including (a) the Change, (b) the party required to perform the Change and (c) any modification of the Approved Plans and the Schedule, as applicable, necessitated by the Change. If the nature of a
Change requires revisions to the Approved Plans, then the requesting party shall be solely responsible for the cost and expense of such revisions and any increases in the cost of the Tenant Improvements as a result of such Change. Change Requests
shall be signed by the requesting party’s Authorized Representative. 
 (b) Approval of Changes. All Change
Requests shall be subject to the other party’s prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. The non-requesting party shall have five (5) days
after receipt of a Change Request to notify the requesting party in writing of the non-requesting party’s decision either to approve or object to the Change Request. If the
non-requesting party fails to respond within such five (5) day period, then the requesting party shall provide an additional written notice to the non-requesting
party and if the non-requesting party fails to respond within two (2) business days after such additional written notice from the requesting party, then the
non-requesting party shall be deemed to have approved such request. Notwithstanding the foregoing, in the event Tenant fails to respond to any request for Tenant’s approval within the initial five
(5) day period, such failure (no matter the cause) shall be deemed to be a delay (on a day-for-day basis) caused by or arising from Tenant (including for purposes
of determining the Outside Date). 
 3. Requests for Consent. Except as otherwise provided in this Work Letter, Tenant shall respond
to all requests for consents, approvals or directions made by Landlord pursuant to this Work Letter within five (5) days following Tenant’s receipt of such request. If Tenant fails to respond within such five (5) day period, then
Landlord shall provide an additional written notice to Tenant and if Tenant fails to respond within two (2) business days after such additional written notice from Landlord, then Tenant shall be deemed to have approved such request.
Notwithstanding the foregoing, in the event Tenant fails to respond to any request for Tenant’s consents, approvals or directions made by Landlord pursuant to this Work Letter within the initial five (5) day period, such failure (no matter
the cause) shall be deemed to be a delay (on a day-for-day basis) caused by or arising from Tenant (including for purposes of determining the Outside Date). 

4. TI Allowance. 

4.1. Application of TI Allowance. Landlord shall contribute, in the following order, the Base TI Allowance and, if
properly requested by Tenant pursuant to the terms of the Lease, the Additional TI Allowance and any Excess TI Costs advanced by Tenant to Landlord toward the costs and expenses incurred in connection with the performance of the Tenant Improvements,
in accordance with Article 4 of the Lease. If the entire TI Allowance is not applied toward or reserved for the costs of the Tenant Improvements (or the other costs for which the Lease expressly permits use of the TI Allowance), then Tenant
shall not be entitled to a credit of such 

  
 B-4 

 
unused portion of the TI Allowance. If the entire Excess TI Costs advanced by Tenant to Landlord are not applied toward the costs of the Tenant Improvements, then Landlord shall return such
excess to Tenant no later than sixty (60) days after completion of and the final accounting for the Tenant Improvements. Tenant may apply the Base TI Allowance and, if properly requested by Tenant pursuant to the terms of the Lease, the
Additional TI Allowance for the payment of construction and other costs in accordance with the terms and provisions of the Lease. 

4.2. Approval of Budget for the Tenant Improvements. Landlord shall prepare an estimated budget for the Tenant
Improvements based on the Construction Plans that are approved by Landlord and Tenant (the “Estimated Budget”). Notwithstanding anything to the contrary set forth elsewhere in this Work Letter or the Lease (but subject to the
proviso set forth below in this sentence), Landlord shall not have any obligation to expend any portion of the TI Allowance until Landlord and Tenant shall have approved in writing the Estimated Budget for the Tenant Improvements (the Estimated
Budget, as so approved, the “Approved Budget”); provided, however, that prior to the Approved Budget, Landlord will expend a portion of the TI Allowance on certain design costs incurred by McFarlane (that Landlord is
obligated to pay to McFarlane in accordance with Landlord’s agreement with McFarlane) in an effort to move the Tenant Improvements towards the Approved Plans stage. During any time period prior to Landlord’s approval of the Approved Budget
(but subject to the proviso in the immediately preceding sentence), Tenant shall pay all of the costs and expenses incurred in connection with the Tenant Improvements as they become due. In the event there is not an Approved Budget (in accordance
with the provisions of this Section) prior to the date that is the later of (a) the day that is two (2) business days after Landlord delivers the Estimated Budget to Tenant (which delivery may be made by email to Tenant’s Authorized
Representative) and (b) November 12, 2018 (the later of (a) and (b), the “Budget Deadline”), then, notwithstanding anything in the Lease or this Work Letter to the contrary, the period of time between the Budget
Deadline and the business day immediately after the day an Approved Budget is created (in accordance with the provisions of this Section) shall be deemed to be a delay (on a
day-for-day basis) caused by or arising from Tenant (including for purposes of determining the Outside Date). Tenant shall promptly reimburse Landlord for costs and
expenses relating to the Tenant Improvements that exceed the amount of the TI Allowance in accordance with the terms and conditions of this Work Letter. 

4.3. Fund Requests. Upon submission by Tenant to Landlord as of or prior to the TI Deadline of (a) a statement (a
“Fund Request”) setting forth the total amount of the TI Allowance requested, (b) a summary of the Tenant Improvements performed (or other work performed for which the TI Allowance may be used in accordance with the Lease and
this Work Letter) using AIA standard form Application for Payment (G 702) executed by the person performing such services, (c) invoices from the contractors, material suppliers and other parties requesting payment with respect to the amount of
the TI Allowance then being requested, (d) unconditional lien releases from the applicable contractor and each subcontractor and material supplier with respect to previous payments made by either Landlord or Tenant for the Tenant Improvements
in a form acceptable to Landlord and complying with Applicable Laws and © conditional lien releases from the applicable contractor and each subcontractor and material

  
 B-5 

 
supplier with respect to the Tenant Improvements performed (or other work performed for which the TI Allowance may be used in accordance with the Lease and this Work Letter) that correspond to
the Fund Request each in a form acceptable to Landlord and complying with Applicable Laws, then Landlord shall, within thirty (30) days following receipt by Landlord of a Fund Request and the accompanying materials required by this Section, pay
to (as elected by Landlord) the applicable contractors, subcontractors and material suppliers or Tenant (for reimbursement for payments made by Tenant to such contractors, subcontractors or material suppliers either prior to Landlord’s approval
of the Approved Budget or as a result of Tenant’s decision to pay for the Tenant Improvements itself and later seek reimbursement from Landlord in the form of one lump sum payment in accordance with the Lease and this Work Letter), the amount
of Tenant Improvement costs set forth in such Fund Request; provided, however, that Landlord shall not be obligated to make any payments under this Section until the budget for the Tenant Improvements is approved in accordance with
Section 4.2, and any Fund Request under this Section shall be submitted as of or prior to the TI Deadline and shall be subject to the payment limits set forth in Section 4.2 above and Article
4 of the Lease. Notwithstanding anything in this Section to the contrary, Tenant shall not submit a Fund Request after the TI Deadline or more often than every thirty (30) days. Any additional Fund Requests submitted by Tenant after the TI
Deadline or more often than every thirty (30) days shall be void and of no force or effect. 
 5. Miscellaneous. 

5.1. Incorporation of Lease Provisions. Sections 40.6 through 40.19 of the Lease are incorporated into
this Work Letter by reference, and shall apply to this Work Letter in the same way that they apply to the Lease. 
 5.2.
General. Except as otherwise set forth in the Lease or this Work Letter, this Work Letter shall not apply to improvements performed in any additional premises added to the Premises at any time or from time to time, whether by any options
under the Lease or otherwise; or to any portion of the Premises or any additions to the Premises in the event of a renewal or extension of the original Term, whether by any options under the Lease or otherwise, unless the Lease or any amendment or
supplement to the Lease expressly provides that such additional premises are to be delivered to Tenant in the same condition as the initial Premises. 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 B-6 

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

BMR-9360-9390 TOWNE CENTRE LP, 

a Delaware limited partnership 
  

			
	 By:
	 	 /s/ Kevin M. Simonsen

	 Name:
	 	 Kevin M. Simonsen

	 Title:
	 	 Sr. Vice President, Sr. Counsel

 TENANT: 

POSEIDA THERAPEUTICS, INC., 
 a Delaware
corporation 
  

			
	 By:
	 	 /s/ Mark Gergen

	 Name:
	 	 Mark Gergen

	 Title:
	 	 CBO & CFO

  
 B-7 

 EXHIBIT B-1 

TENANT WORK INSURANCE SCHEDULE 

Tenant shall be responsible for requiring all of Tenant contractors doing construction or renovation work to purchase and maintain such
insurance as shall protect it from the claims set forth below which may arise out of or result from any Tenant Work whether such Tenant Work is completed by Tenant or by any Tenant contractors or by any person directly or indirectly employed by
Tenant or any Tenant contractors, or by any person for whose acts Tenant or any Tenant contractors may be liable: 
 1. Claims under
workers’ compensation, disability benefit and other similar employee benefit acts which are applicable to the Tenant Work to be performed. 

2. Claims for damages because of bodily injury, occupational sickness or disease, or death of employees under any applicable employer’s
liability law. 
 3. Claims for damages because of bodily injury, or death of any person other than Tenant’s or any Tenant
contractors’ employees. 
 4. Claims for damages insured by usual personal injury liability coverage which are sustained (a) by any
person as a result of an offense directly or indirectly related to the employment of such person by Tenant or any Tenant contractors or (b) by any other person. 

5. Claims for damages, other than to the Tenant Work itself, because of injury to or destruction of tangible property, including loss of use
therefrom. 
 6. Claims for damages because of bodily injury or death of any person or property damage arising from the ownership,
maintenance or use of any motor vehicle. 
 Tenant contractors’ Commercial General Liability Insurance shall include
premises/operations (including explosion, collapse and underground coverage if such Tenant Work involves any underground work), elevators, independent contractors, products and completed operations, and blanket contractual liability on all written
contracts, all including broad form property damage coverage. 
 Tenant contractors’ Commercial General, Automobile, Employers and
Umbrella Liability Insurance shall be written for not less than limits of liability as follows: 

  
 B-1-1 

			
	 a.   Commercial General Liability:

 
 Bodily Injury and Property
Damage
	  	 Not less than (a) for the general contractor , $2,000,000 per occurrence and $5,000,000 general aggregate, with
$5,000,000 products and completed operations aggregate, and (b) for all other contractors and subcontractors, $1,000,000 per occurrence and $2,000,000 general aggregate, with $2,000,000 products and completed operations aggregate

		
	 b.  Commercial Automobile Liability:

 
 Bodily Injury and Property
Damage
	  	 Coverage for liability arising from the use or operation of any auto on behalf of Tenant or invited by Tenant (including
those owned, hired, rented, leased, borrowed, scheduled or non-owned). Coverage shall be on a broad-based occurrence form in an amount not less than $2,000,000 combined single limit per accident. Such coverage
shall apply to all vehicles and persons, whether accessing the property with active or passive consent

		
	 c.   Employer’s Liability:

 
 Each Accident

 
 Disease – Policy Limit

 
 Disease – Each Employee
	  	 $1,000,000
  

$1,000,000
  

$1,000,000

		
	 d.  Umbrella Liability:

 
 Bodily Injury and Property
Damage
	  	 (Excess of coverages a, b and c above) of not less than $5,000,000 per occurrence / aggregate

		
	 e.   Workers’ Compensation:
	  	 As required by Applicable Laws

 All subcontractors for Tenant contractors shall carry the same coverages and limits as specified above, unless
different limits are reasonably approved by Landlord. The foregoing policies shall contain a provision that coverages afforded under the policies shall not be canceled or not renewed until at least thirty (30) days’ prior written notice
has been given to the Landlord. 

  
 B-1-2 

 Certificates of insurance including required endorsements showing such coverages to be in
force shall be filed with Landlord prior to the commencement of any Tenant Work and prior to each renewal. Coverage for completed operations must be maintained for the lesser of ten (10) years and the applicable statue of repose following
completion of the Tenant Work, and certificates evidencing this coverage must be provided to Landlord. The minimum A.M. Best’s rating of each insurer shall be A- VII. Landlord, 4575 Owner, BioMed Realty
LLC, BioMed Realty, L.P., BRE Edison L.P., BRE Edison LLC, BRE Edison Holdings L.P., BRE Edison Holdings LLC, BRE Edison Parent L.P. and their respective officers, employees, agents, general partners, members, subsidiaries, affiliates and Lenders
shall be named as an additional insureds under Tenant contractors’ Commercial General Liability, Commercial Automobile Liability, Umbrella Liability and, to the extent required by the Lease, the Work Letter or this Exhibit, Pollution Legal
Liability Insurance policies as respects liability arising from work or operations performed, or ownership, maintenance or use of any autos, by or on behalf of such contractors. Each contractor and its insurers shall provide waivers of subrogation
with respect to all insurance required by the Lease, the Work Letter or this Exhibit. 
 If any contractor’s work involves the handling
or removal of asbestos, lead or other Hazardous Materials (as determined by Landlord in its sole and absolute discretion), such contractor shall also carry Pollution Legal Liability insurance. Such coverage shall include bodily injury, sickness,
disease, death or mental anguish or shock sustained by any person; property damage, including physical injury to or destruction of tangible property (including the resulting loss of use thereof), clean-up
costs and the loss of use of tangible property that has not been physically injured or destroyed; and defense costs, charges and expenses incurred in the investigation, adjustment or defense of claims for such damages. Coverage shall apply to both
sudden and non-sudden pollution conditions including the discharge, dispersal, release or escape of smoke, vapors, soot, fumes, acids, alkalis, toxic chemicals, liquids or gases, waste materials or other
irritants, contaminants or pollutants into or upon land, the atmosphere or any watercourse or body of water. Claims-made coverage is permitted, provided the policy retroactive date is continuously maintained prior to the Term Commencement
Date, and coverage is continuously maintained during all periods in which Tenant occupies the Premises. Coverage shall be maintained with limits of not less than $2,000,000 per incident with a $4,000,000 policy aggregate. 

  
 B-1-3 

 EXHIBIT B-2 

APPROVED SCHEMATIC PLANS 
  

 

  
 B-2-1 

 

 

  
 B-1-2 

 EXHIBIT C 

ACKNOWLEDGEMENT OF TERM COMMENCEMENT DATE 

AND TERM EXPIRATION DATE 

THIS ACKNOWLEDGEMENT OF TERM COMMENCEMENT DATE AND TERM EXPIRATION DATE is entered into as of
[            ], 20[    ], with reference to that certain Lease (the “Lease”) dated as of
[            ], 2018, by POSEIDA THERAPEUTICS, INC., a Delaware corporation (“Tenant”), in favor of BMR-9360-9390 TOWNE CENTRE LP, a
Delaware limited partnership (“Landlord”). All capitalized terms used herein without definition shall have the meanings ascribed to them in the Lease. 

Tenant hereby confirms the following: 

1. Tenant accepted possession of the Premises for use in accordance with the Permitted Use on
[            ], 20[    ]. Tenant first occupied the Premises for the Permitted Use on [            ],
20[    ]. 
 2. In accordance with the provisions of Article 4 of the Lease, the Term Commencement Date is
[            ], 20[    ], and, unless the Lease is terminated prior to the Term Expiration Date pursuant to its terms, the Term Expiration Date shall be
[            ], 20[    ]. 
 3. The obligation to pay Rent
is presently in effect and all Rent obligations on the part of Tenant under the Lease commenced to accrue on [            ], 20[    ], with Base Rent payable on the
dates and amounts set forth in the chart below, subject to adjustment under the Lease (including the Base Rent Abatement as provided in Section 7.1 of the Lease, the annual Base Rent adjustments provided in Article 8
of the Lease and adjustments to Base Rent pursuant to Sections 44 and 45 of the Lease): 
  

																	
	 Dates
	  	Square Feet
of Rentable
Area*	 	  	Base Rent per Square
Foot of Rentable Area	 	  	Monthly Base
Rent*	 	  	Annual Base
Rent*	 
	 Term Commencement Date – Month 12
	  	 	53,110	 	  	$	3.90 monthly	 	  	$	207,129.00	 	  	$	2,485,548.00	 

  

	* Note: 	 Subject to adjustment as provided in this Lease. 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 C-1 

 IN WITNESS WHEREOF, Tenant has executed this Acknowledgment of Term
Commencement Date and Term Expiration Date as of the date first written above. 
 TENANT: 

POSEIDA THERAPEUTICS, INC., 
 a Delaware
corporation 
  

	
	 By:
                                         
                

	 Name:
                                         
           

	 Title:
                                         
             ]

  
 C-2 

 EXHIBIT D 

FORM OF ADDITIONAL TI ALLOWANCE ACCEPTANCE LETTER 

[TENANT LETTERHEAD] 
 BMR-9360-9390 Towne Centre LP 
 17190 Bernardo Center Drive 

San Diego, California 92128 
 Attn: Legal Department 

[Date] 
 Re:
    [Additional TI Allowance] 
 To Whom It May Concern: 

This letter concerns that certain Lease dated as of
[                ], 20[    ] (the “Lease”), between BMR-9360-9390 Towne Centre LP
(“Landlord”) and Poseida Therapeutics, Inc. (“Tenant”). Capitalized terms not otherwise defined herein shall have the meanings given them in the Lease. 

Tenant hereby notifies Landlord that it wishes to exercise its right to utilize
[$                ] of the Additional TI Allowance pursuant to Article 4 of the Lease. 

If you have any questions, please do not hesitate to call
[            ] at ([      ]) [      ]-[      ]. 

 

	
	 Sincerely,

	
	 [Name]

	 [Title of Authorized Signatory]

  

	cc:	 Karen Sztraicher 

Jon Bergschneider 

Kevin Simonsen 

  
 D-1 

 EXHIBIT E 

FORM OF LETTER OF CREDIT 

[On letterhead or L/C letterhead of Issuer] 

LETTER OF CREDIT 
 Date:
            , 20     
 (the “Beneficiary”)

  
 Attention: _________________

 L/C. No.: __________________ 

Loan No. : _________________ 

Ladies and Gentlemen: 

We establish in favor of Beneficiary our irrevocable and unconditional Letter of Credit numbered as identified above (the
“L/C”) for an aggregate amount of $            , expiring at     :00 p.m. on             
or, if such day is not a Banking Day, then the next succeeding Banking Day (such date, as extended from time to time, the “Expiry Date”). “Banking Day” means a weekday except a weekday when commercial banks in
                     are authorized or required to close. 

We authorize Beneficiary to draw on us (the “Issuer”) for the account of
             (the “Account Party”), under the terms and conditions of this L/C. 

Funds under this L/C are available by presenting the following documentation (the “Drawing Documentation”):
(a) the original L/C and (b) a sight draft substantially in the form of Attachment 1, with blanks filled in and bracketed items provided as appropriate. No other evidence of authority, certificate, or documentation is required. 

Drawing Documentation must be presented at Issuer’s office at
                     on or before the Expiry Date by personal presentation, courier or messenger service, or fax. Presentation by fax shall be
effective upon electronic confirmation of transmission as evidenced by a printed report from the sender’s fax machine. After any fax presentation, but not as a condition to its effectiveness, Beneficiary shall with reasonable promptness deliver
the original Drawing Documentation by any other means. Issuer will on request issue a receipt for Drawing Documentation. 

We agree, irrevocably, and irrespective of any claim by any other person, to honor drafts drawn under and in conformity with
this L/C, within the maximum amount of this L/C, presented 

  
 E-1 

 to us on or before the Expiry Date, provided we also receive (on or before the Expiry
Date) any other Drawing Documentation this L/C requires. 
 We shall pay this L/C only from our own funds by check or wire
transfer, in compliance with the Drawing Documentation. 
 If Beneficiary presents proper Drawing Documentation to us on or
before the Expiry Date, then we shall pay under this L/C at or before the following time (the “Payment Deadline”): (a) if presentment is made at or before noon of any Banking Day, then the close of such Banking Day; and
(b) otherwise, the close of the next Banking Day. We waive any right to delay payment beyond the Payment Deadline. If we determine that Drawing Documentation is not proper, then we shall so advise Beneficiary in writing, specifying all grounds
for our determination, within one Banking Day after the Payment Deadline. 
 Partial drawings are permitted. This L/C shall,
except to the extent reduced thereby, survive any partial drawings. 
 We shall have no duty or right to inquire into the
validity of or basis for any draw under this L/C or any Drawing Documentation. We waive any defense based on fraud or any claim of fraud. 

The Expiry Date shall automatically be extended by one year (but never beyond         
(the “Outside Date”)) unless, on or before the date 90 days before any Expiry Date, we have given Beneficiary notice that the Expiry Date shall not be so extended (a “Nonrenewal Notice”). We shall promptly upon
request confirm any extension of the Expiry Date under the preceding sentence by issuing an amendment to this L/C, but such an amendment is not required for the extension to be effective. We need not give any notice of the Outside Date. 

Beneficiary may from time to time without charge transfer this L/C, in whole but not in part, to any transferee (the
“Transferee”). Issuer shall look solely to Account Party for payment of any fee for any transfer of this L/C. Such payment is not a condition to any such transfer. Beneficiary or Transferee shall consummate such transfer by
delivering to Issuer the original of this L/C and a Transfer Notice substantially in the form of Attachment 2, purportedly signed by Beneficiary, and designating Transferee. Issuer shall promptly reissue or amend this L/C in favor of
Transferee as Beneficiary. Upon any transfer, all references to Beneficiary shall automatically refer to Transferee, who may then exercise all rights of Beneficiary. Issuer expressly consents to any transfers made from time to time in compliance
with this paragraph. 
 Any notice to Beneficiary shall be in writing and delivered by hand with receipt acknowledged or by
overnight delivery service such as FedEx (with proof of delivery) at the above address, or such other address as Beneficiary may specify by written notice to Issuer. A copy of any such notice shall also be delivered, as a condition to the
effectiveness of such notice, to:                  (or such replacement as Beneficiary designates from time to time by written notice). 

  
 E-2 

 No amendment that adversely affects Beneficiary shall be effective without
Beneficiary’s written consent. 
 This L/C is subject to and incorporates by reference: (a) the International
Standby Practices 98 (“ISP 98”); and (b) to the extent not inconsistent with ISP 98, Article 5 of the Uniform Commercial Code of the State of New York. 

 

	
	 Very truly yours,

	
	 [Issuer Signature]

  
 E-3 

 ATTACHMENT 1 TO EXHIBIT E 

FORM OF SIGHT DRAFT 

[BENEFICIARY LETTERHEAD] 

TO: 
 [Name and Address of
Issuer] 
 SIGHT DRAFT 

AT SIGHT, pay to the Order of
                    , the sum of
                     United States Dollars
($                    ). Drawn under [Issuer] Letter of Credit No.
                             dated
                    . 
 [Issuer is
hereby directed to pay the proceeds of this Sight Draft solely to the following account:
                                .] 

[Name and signature block, with signature or purported signature of Beneficiary] 

Date: ________________ 

  
 E-1-1 

 ATTACHMENT 2 TO EXHIBIT E 

FORM OF TRANSFER NOTICE 

[BENEFICIARY LETTERHEAD] 

TO: 
 [Name and Address of
Issuer] (the “Issuer”) 
 TRANSFER NOTICE 

By signing below, the undersigned, Beneficiary (the “Beneficiary”) under Issuer’s Letter of Credit No.
                     dated                     
(the “L/C”), transfers the L/C to the following transferee (the “Transferee”): 
 [Transferee Name and
Address] 
 The original L/C is enclosed. Beneficiary directs Issuer to reissue or amend the L/C in favor of Transferee as Beneficiary.
Beneficiary represents and warrants that Beneficiary has not transferred, assigned, or encumbered the L/C or any interest in the L/C, which transfer, assignment, or encumbrance remains in effect. 

[Name and signature block, with signature or purported signature of Beneficiary] 

Date: ________________] 

 EXHIBIT F 

RULES AND REGULATIONS 

NOTHING IN THESE RULES AND REGULATIONS (“RULES AND REGULATIONS”) SHALL SUPPLANT ANY PROVISION OF THE LEASE.
IN THE EVENT OF A CONFLICT OR INCONSISTENCY BETWEEN THESE RULES AND REGULATIONS AND THE LEASE, THE LEASE SHALL PREVAIL. 
 1. No Tenant Party
shall encumber or obstruct the common entrances, lobbies, elevators, sidewalks and stairways of the Building(s) or the Project or use them for any purposes other than ingress or egress to and from the Building(s) or the Project. 

2. Except as specifically provided in the Lease, no sign, placard, picture, advertisement, name or notice shall be installed or displayed on
any part of the outside of the Premises or the Building(s) without Landlord’s prior written consent. Landlord shall have the right to remove, at Tenant’s sole cost and expense and without notice, any sign installed or displayed in
violation of this rule. 
 3. If Landlord objects in writing to any curtains, blinds, shades, screens, 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, and (a) such window, door or windowsill is visible from the exterior of the Premises and (b) such curtain, blind, shade, screen,
hanging plant or other object is not included in plans approved by Landlord, then Tenant shall promptly remove such curtains, blinds, shades, screens, hanging plants or other similar objects at its sole cost and expense. 

4. No deliveries shall be made that impede or interfere with other tenants in or the operation of the Project. Movement of furniture, office
equipment or any other large or bulky material(s) through the Common Area shall be restricted to such hours as Landlord may designate and shall be subject to reasonable restrictions that Landlord may impose. 

5. Tenant shall not place a load upon any floor of the Premises that exceeds the load per square foot that (a) such floor was designed to
carry or (b) is allowed by Applicable Laws. Fixtures and equipment that cause noises or vibrations that may be transmitted to the structure of the Building(s) to such a degree as to be objectionable to other tenants shall be placed and
maintained by Tenant, at Tenant’s sole cost and expense, on vibration eliminators or other devices sufficient to eliminate such noises and vibrations to levels reasonably acceptable to Landlord and the affected tenants of the Project. 

6. Tenant shall not use any method of HVAC other than that present at the Project and serving the Premises as of the Execution Date or as
otherwise approved in writing by Landlord. 
 7. Tenant shall not install any radio, television or other antennae; cell or other
communications equipment; or other devices on the roof or exterior walls of the Premises except in accordance with the Lease. Tenant shall not interfere with radio, television or other digital or electronic communications at the Project or
elsewhere. 

  
 F-1 

 8. Canvassing, peddling, soliciting and distributing handbills or any other written material
within, on or around the Project (other than within the Premises) are prohibited. Tenant shall cooperate with Landlord to prevent such activities by any Tenant Party. 

9. Tenant shall store all of its trash, garbage and Hazardous Materials in receptacles within its Premises or in receptacles designated by
Landlord outside of the Premises. Tenant shall not place in any such receptacle any material that cannot be disposed of in the ordinary and customary manner of trash, garbage and Hazardous Materials disposal. Any Hazardous Materials transported
through Common Area shall be held in secondary containment devices. Tenant shall be responsible, at its sole cost and expense, for Tenant’s removal of its trash, garbage and Hazardous Materials. Tenant is encouraged to participate in the waste
removal and recycling program in place at the Project. 
 10. The Premises shall not be used for lodging or for any improper, immoral or
objectionable purpose. No cooking shall be done or permitted in the Premises; provided, however, that Tenant may use (a) equipment approved in accordance with the requirements of insurance policies that Landlord or Tenant is required to
purchase and maintain pursuant to the Lease for brewing coffee, tea, hot chocolate and similar beverages, (b) microwave ovens for employees’ use and (c) equipment shown on Tenant Improvement plans approved by Landlord;
provided, further, that any such equipment and microwave ovens are used in accordance with Applicable Laws. 
 11. Tenant shall not,
without Landlord’s prior written consent, use the name of the Project, if any, in connection with or in promoting or advertising Tenant’s business except as Tenant’s address. 

12. Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any Governmental
Authority. 
 13. Tenant assumes any and all responsibility for protecting the Premises from theft, robbery and pilferage, which
responsibility includes keeping doors locked and other means of entry to the Premises closed. 
 14. Tenant shall not modify any locks to the
Premises without Landlord’s prior written consent, which consent Landlord shall not unreasonably withhold, condition or delay. Tenant shall furnish Landlord with copies of keys, pass cards or similar devices for locks to the Premises. 

15. Tenant shall cooperate and participate in all reasonable security programs affecting the Premises. 

  
 F-2 

 16. Tenant shall not permit any animals in the Project, other than for service animals or
for use in laboratory experiments. 
 17. Bicycles shall not be taken into the Building(s) (including the elevators and stairways of the
Building) except into areas designated by Landlord. 
 18. The water and wash closets and other plumbing fixtures shall not be used for any
purposes other than those for which they were constructed, and no sweepings, rubbish, rags or other substances shall be deposited therein. 

19. Discharge of industrial sewage shall only be permitted if Tenant, at its sole expense, first obtains all necessary permits and licenses
therefor from all applicable Governmental Authorities. 
 20. Smoking and vaping are prohibited inside the Building, except in designated
outdoor areas of the Project (if any). 
 21. The Project’s hours of operation are currently 24 hours a day, seven days a week. 

22. Tenant shall not permit any fire-arms in the Project. 

23. Tenant shall comply with all orders, requirements and conditions now or hereafter imposed by Applicable Laws or Landlord (“Waste
Regulations”) regarding the collection, sorting, separation and recycling of waste products, garbage, refuse and trash generated by Tenant (collectively, “Waste Products”), including (without limitation) the separation of
Waste Products into receptacles reasonably approved by Landlord and the removal of such receptacles in accordance with any collection schedules prescribed by Waste Regulations. 

24. Tenant, at Tenant’s sole cost and expense, shall cause the Premises to be exterminated on a monthly basis to Landlord’s
reasonable satisfaction and shall cause all portions of the Premises used for the storage, preparation, service or consumption of food or beverages to be cleaned daily in a manner reasonably satisfactory to Landlord, and to be treated against
infestation by insects, rodents and other vermin and pests whenever there is evidence of any infestation. Tenant shall not permit any person to enter the Premises or the Project for the purpose of providing such extermination services, unless such
persons have been approved by Landlord. If requested by Landlord, Tenant shall, at Tenant’s sole cost and expense, store any refuse generated in the Premises by the consumption of food or beverages in a cold box or similar facility. 

25. If Tenant desires to use any portion of the Common Area for a Tenant-related event, Tenant must notify Landlord in writing at least thirty
(30) days prior to such event on the form attached as Attachment 1 to this Exhibit, which use shall be subject to Landlord’s prior written consent, not to be unreasonably withheld, conditioned or delayed. Notwithstanding anything in
this Lease or the completed and executed Attachment to the contrary, Tenant shall be solely responsible for setting up and taking down any equipment or other materials required for the event, and shall promptly pick up any litter and report any
property damage to Landlord related 

  
 F-3 

 
to the event. Any use of the Common Area pursuant to this Section shall be subject to the provisions of Article 28 of the Lease. 

26. Landlord or its designee will establish rules and regulations applicable to use of the Amenities Facilities and will have the right to
revoke or refuse access to the Amenities Facilities to any user who violates such rules and regulations or behaves in a manner which causes a disturbance or interference with other users of the Amenities Facilities. 

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 Project,
including Tenant. Any consent, approval or waiver required of Landlord under these Rules and Regulations shall not be unreasonably withheld. 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. Landlord reserves the right to make such other and reasonable, non-discriminatory additional rules and regulations as, in its
judgment, may from time to time be needed for safety and security, the care and cleanliness of the Project, or the preservation of good order therein; provided, however, that Tenant shall not be obligated to adhere to such additional rules or
regulations until Landlord has provided Tenant with written notice thereof. Tenant agrees to abide by these Rules and Regulations and any such additional rules and regulations issued or adopted by Landlord. Tenant shall be responsible for the
observance of these Rules and Regulations by all Tenant Parties. 

  
 F-4 

 ATTACHMENT 1 TO EXHIBIT F 

REQUEST FOR USE OF COMMON AREA 

REQUEST FOR USE OF COMMON AREA 
  

			
	 Date of Request:
	 	
                  
                   

		
	 Landlord/Owner:
	 	
                  
       

		
	 Tenant/Requestor:
	 	              

		
	 Property Location:
	 	
                 

		
	 Event Description:
	 	
                  
           

	
	  

	
	  

			
	
	 Proposed Plan for Security &
Cleaning:

  

			
	Date of Event:	 	  

 

			
	Hours of Event: (to include set-up and take down):	 	  

 

			
	 Location at Property (see attached map):
	 	  

 

			
	 Number of Attendees:
	 	  

 

			
	Open to the Public? [___] YES [___] NO
	
	 Food and/or Beverages? [___] YES [___]
NO

  

			
	
	 If YES:

	
	 •  Will food be prepared on site? [___] YES [___]
NO

			
	
	
•  Please describe:            
                                         
                                         
                                         
                                         
                     

	
	 •  Will alcohol be served? [___] YES 
[___] NO

	
	
•  Please describe:            
                                         
                                         
                                         
                                         
                 

	
	 •  Will attendees be charged for alcohol? [___] YES
[___] NO

  
 F-1-1 

	 	•	 	 Is alcohol license or permit required? [___] YES [___] NO 

 

	 	•	 	 Does caterer have alcohol license or permit: [___] YES [___] NO [___] N/A  

Other Amenities (tent, booths, band, food trucks, bounce house,
etc.):                                       
                                         
                                        

 
  
  

 
 Other Event Details or Special
Circumstances:                                     
                                         
                                         
                                 

 
  
  

 
  

 
  

 
 The undersigned certifies that the
foregoing is true, accurate and complete and he/she is duly authorized to sign and submit this request on behalf of the Tenant/Requestor named above. 

[INSERT NAME OF TENANT/REQUESTOR] 
  

			
	 By:
	 	
                  
                                         
  

	 Name:
	 	  

	 Title:
	 	  

	 Date:
	 	  

  
 F-1-2 

 EXHIBIT G 

LOCATION OF VISITOR PARKING SPACES 

[See attached] 

  
 G-1 

 

 

 EXHIBIT H 

TENANT’S PROPERTY 

None. 

  
 H-1 

 EXHIBIT I 

FORM OF ESTOPPEL CERTIFICATE 
  

	To:	 BMR-9360-9390 Towne Center LP 

17190 Bernardo Center Drive 

San Diego, California 92128 

Attention: Legal Department 

BioMed Realty, L.P. 

17190 Bernardo Center Drive 

San Diego, California 92128 
  

	Re:	 [PREMISES ADDRESS] (the “Premises”) at [STREET ADDRESS], [CITY AND STATE] (the
“Property”) 

 The undersigned tenant (“Tenant”) hereby certifies to you as follows:

 1. Tenant is a tenant at the Property under a lease (the “Lease”) for the Premises dated as of
[            ], 20[        ]. The Lease has not been cancelled, modified, assigned, extended or amended [except as follows:
[            ]], and there are no other agreements, written or oral, affecting or relating to Tenant’s lease of the Premises or any other space at the Property. The lease term expires
on [            ], 20[        ]. 
 2.
Tenant took possession of the Premises, currently consisting of [            ] square feet, on [            ],
20[        ], and commenced to pay rent on [            ], 20[        ]. Tenant has full possession of the
Premises, has not assigned the Lease or sublet any part of the Premises, and does not hold the Premises under an assignment or sublease[, except as follows: [            ]]. 

3. All base rent, rent escalations and additional rent under the Lease have been paid through
[            ], 20[        ]. There is no prepaid rent[, except $[            ]][, and
the amount of security deposit is $[            ] [in cash][OR][in the form of a letter of credit]]. Tenant currently has no right to any future rent abatement under the Lease[, except as
follows: [            ]]. 
 4. Base rent is currently payable in the amount of
$[            ] per month. 
 5. Tenant is currently paying estimated payments
of additional rent of $[            ] per month on account of real estate taxes, insurance, management fees and Common Area maintenance expenses. 

6. All work to be performed for Tenant under the Lease has been performed as required under the Lease and has been accepted by Tenant[, except
[            ]], and all allowances to be paid to Tenant, including allowances for tenant improvements, moving expenses or other items, have been paid. 

  
 I-1 

 7. The Lease is in full force and effect, and, to the best of Tenant’s knowledge,
(a) is free from default and free from any event that could become a default under the Lease, and (b) Tenant has no claims against the landlord or offsets or defenses against rent, and (c) there are no disputes with the landlord.
Tenant has received no notice of prior sale, transfer, assignment, hypothecation or pledge of the Lease or of the rents payable thereunder[, except [            ]]. 

8. [Tenant has the following expansion rights or options for leasing additional space at the Property:
[            ].][OR][Tenant has no rights or options to purchase the Property.] 

9. To Tenant’s knowledge, no hazardous wastes have been generated, treated, stored or disposed of by or on behalf of Tenant in, on or
around the Premises or the Project in violation of any environmental laws. 
 10. The undersigned has executed this Estoppel Certificate
with the knowledge and understanding that [INSERT NAME OF LANDLORD, PURCHASER OR LENDER, AS APPROPRIATE] or its assignee is [acquiring the Property/making a loan secured by the Property] in reliance on this certificate and that the undersigned shall
be bound by this certificate. The statements contained herein may be relied upon by [INSERT NAME OF PURCHASER OR LENDER, AS APPROPRIATE], [LANDLORD], BioMed Realty, L.P., BRE Edison L.P., and any [other] mortgagee of the Property and their
respective successors and assigns. 
 Any capitalized terms not defined herein shall have the respective meanings given in the Lease. 

Dated this [      ] day of [            ],
20[        ]. 
 [            ], 

a [            ] 

 

			
	 By:
	 	  

	 Name:
	 	  

	 Title:
	 	  

  
 I-2 

 EXHIBIT J 

DESCRIPTION OF LANDLORD IMPROVEMENTS 
  

	 	•	 	 Relocation of the stairway that is currently on the East side of the Building to the East exterior wall.

  

	 	•	 	 Submetering for electricity serving the Premises. 

 

	 	•	 	 Landscaping and hardscaping in the courtyard between Building and the building located at 9360 Towne Centre
Drive, San Diego, California, as generally shown on the site plan attached as Exhibit K (the “Landlord Improvements Site Plan”). 

 

	 	•	 	 Modification to the existing restrooms on each floor of the Building to bring such restrooms into compliance
with the ADA (in effect and as interpreted as of the Execution Date). 

  

	 	•	 	 Creation of a Building common lobby. 

 

	 	•	 	 Certain amenities for the Project selected by Landlord, which, at a minimum, will include a café and
fitness center, but shall otherwise be determined by Landlord in Landlord’s sole and absolute discretion (the “Amenities Facilities”). Any such amenities shall be referred to as the “Amenities Facilities
Services”). Tenant acknowledges that Landlord is currently planning to construct (or cause the 4575 Owner to construct) the Amenities Facilities in the 4575 Building; provided, however, in the event that Tenant exercises the 4575
Option, the Amenities Facilities will be constructed in one or more different buildings at the Project.  

  

	 	•	 	 The Landlord Improvements Site Plan shall be subject to modification as may be required to comply with
Applicable Laws or as otherwise reasonably determined by Landlord to be necessary or appropriate for the overall benefit of the Project. 

  
 J-1 

 EXHIBIT K 

LANDLORD IMPROVEMENTS SITE PLAN 

[See attached] 
  

 

  
 K-1 

 EXHIBIT L 

HAZARDOUS MATERIALS SHED 

1. License. Landlord hereby grants to Tenant a temporary, non-exclusive and
revocable (at will, with or without cause) license (the “Hazardous Materials Shed License”) to use (during the License Term (as defined below)) that certain hazardous materials shed (the “Hazardous Materials Shed”)
located in the surface parking lot serving the Building (the “Hazardous Materials Shed License Area”), each as depicted in Schedule 1 attached hereto for the sole purpose of storing Tenant’s Hazardous Materials in
accordance with Applicable Laws and all of the terms, conditions and provisions of this Exhibit L and the Lease. The Hazardous Materials Shed License may not be Transferred (separately or in conjunction with the Lease) to any other person or
entity without Landlord’s prior written consent in its sole and absolute discretion, and any such purported Transfer of the Hazardous Materials Shed License shall be null and void and shall, at the option of Landlord, terminate the Hazardous
Materials Shed License. During the License Term, Landlord shall not grant any other tenant or third party a right or license to use the Hazardous Materials Shed nor shall Landlord use the Hazardous Materials Shed, except in connection with the
exercise of any of Landlord’s rights pursuant to this Exhibit L and the Lease. Landlord shall be deemed to represent as of the Term Commencement Date that Landlord has not granted to any other party a right or license to use the
Hazardous Materials Shed that remains in effect. 
 2. Term. The actual term of the Hazardous Materials Shed License
(as the same may be earlier terminated or revoked in accordance this Exhibit L, the “License Term”) shall commence on the Term Commencement Date and, if not revoked earlier by Landlord, end upon the the expiration (or earlier
termination) of the Term of the Lease, subject to earlier termination of the Hazardous Materials Shed License as provided herein. 

2.1. Provided Tenant is not in default of its obligations pursuant to this Exhibit L, Tenant may terminate the Hazardous
Materials Shed License at any time (for any reason or no reason) by providing Landlord written notice thereof (a “Tenant License Termination Notice”), which Tenant License Termination Notice shall specify the date of such
termination (which date shall be no sooner than thirty (30) days after Tenant’s delivery (or deemed delivery) of such Tenant License Termination Notice to Landlord). In the event Tenant delivers a Tenant License Termination Notice, then
provided that Tenant is not in default of its obligations pursuant to this Exhibit L, the Hazardous Materials Shed License and the License Term shall terminate on the date specified in the Tenant License Termination Notice and the Hazardous
Materials Shed License shall be of no further force or effect as of such date, except with respect to those provisions that expressly survive the expiration or earlier termination thereof. Notwithstanding anything to the contrary, Landlord may
terminate the Hazardous Materials Shed License at any time (for any reason or no reason) by providing Tenant written notice thereof (a “Landlord License Termination Notice”), which Landlord License Termination Notice shall specify
the date 

  
 L-1 

 
of such termination (which date shall be no sooner than thirty (30) days after Landlord’s delivery (or deemed delivery) of such Landlord License Termination Notice to Tenant). In the
event Landlord delivers a Landlord License Termination Notice, then the Hazardous Materials Shed License and the License Term shall terminate on the date specified in the Landlord License Termination Notice and the Hazardous Materials Shed License
shall be of no further force or effect as of such date, except with respect to those provisions that expressly survive the expiration or earlier termination thereof. 

3. Use and Surrender. The use of the Hazardous Materials Shed License Area shall be limited to only the storage of
Tenant’s Hazardous Materials within the Hazardous Materials Shed (during the License Term only); provided, however, that Tenant shall (at Tenant’s sole cost and expense), during the License Term, (a) procure and maintain all
required permits and approvals under Applicable Laws for the use of the Hazardous Materials Shed and the storage of Tenant’s Hazardous Materials therein in accordance with the terms of this Exhibit L and the Lease, (b) store such
Hazardous Materials in compliance with all such permits and approvals, Applicable Laws and the terms and provisions of this Exhibit L and the Lease, (c) not do or permit anything to be done in or about the Hazardous Materials Shed and/or
the Hazardous Materials Shed License Area that shall in any way obstruct or interfere with the rights of other tenants or occupants of the Project, or injure or annoy them, (d) not use the Hazardous Materials Shed and/or the Hazardous Materials
Shed License Area, or allow the Hazardous Materials Shed and/or the Hazardous Materials Shed License Area to be used, for unlawful purposes and (e) ensure that there is not any nuisance or waste caused, maintained or permitted in the Hazardous
Materials Shed and/or the Hazardous Materials Shed License Area. Tenant’s use and surrender of the Hazardous Materials Shed and the Hazardous Materials Shed License Area shall be subject to all of the same rights of Landlord and all of the
duties, obligations, covenants and liabilities of Tenant set forth in the Lease with respect to Tenant’s use, occupancy and surrender of the Premises (including, without limitation, Article 21 and Section 26.1
of the Lease), and any violation or breach by Tenant of such duties, obligations, covenants and liabilities with respect to the Hazardous Materials Shed and/or the Hazardous Materials Shed License Area shall be a Default under the Lease to the same
extent that a violation by Tenant of such duties, obligations, covenants and liabilities with respect to the Premises would be a Default under the Lease. Without limiting anything in this Section, upon the expiration or earlier termination of the
Hazardous Materials Shed License, Tenant shall (y) promptly remove all Hazardous Materials from and properly decommission and decontaminate the Hazardous Materials Shed and the Hazardous Materials Shed License Area, and (z) restore and
thereafter surrender the Hazardous Materials Shed and the Hazardous Materials Shed License Area to the same condition each was in on the commencement date of the License Term, ordinary wear and tear excepted. The provisions of this Section shall
survive the expiration or earlier termination of the Hazardous Materials Shed License. 
 4. Maintenance; No
Improvements. During the License Term, Tenant shall (a) maintain and keep the Hazardous Materials Shed and the Hazardous Materials Shed License 

  
 L-2 

 
Area in good condition and repair and (b) replace the Hazardous Materials Shed as needed, in each case at Tenant’s sole cost and expense. Tenant shall be solely responsible (and
Landlord shall not be liable) for keeping the Hazardous Materials Shed and the Hazardous Materials Shed License Area in compliance with all Applicable Laws, including making any Alterations that may be required for compliance with Applicable Laws,
subject to the terms and conditions of this Exhibit L and the Lease. Notwithstanding anything in the Lease to the contrary, Tenant shall not make any improvements, alterations or changes of any kind to the Hazardous Materials Shed or the
Hazardous Materials Shed License Area without Landlord’s prior written approval (which approval may be withheld by Landlord in Landlord’s sole and absolute discretion). 

5. Landlord Exculpation. Landlord shall not be liable to Tenant for, and Tenant assumes all risk of, damage to the
Hazardous Materials Shed (and/or damage to any item or property stored within the Hazardous Materials Shed) including, without limitation, (a) damage or losses caused by fire, electrical malfunction, gas explosion or water damage of any type
(including, without limitation, broken water lines, malfunctioning fire sprinkler systems, roof leaks or stoppages of lines) and (b) damage to personal property or scientific research, including loss of records kept by Tenant within the
Hazardous Materials Shed and/or the Hazardous Materials Shed License Area (in each case, regardless of whether such damages are foreseeable). Tenant further waives any claim for injury to Tenant’s business or loss of income relating to any such
damage or destruction as described in this Section. The provisions of this Section shall survive any expiration or earlier termination of the Hazardous Materials Shed License. 

6. Insurance; Indemnification. Tenant shall cause all insurance policies required to be maintained by Tenant pursuant to
the Lease to cover (a) the presence, use, operation, maintenance, repair and replacement of the Hazardous Materials Shed, and (b) any Hazardous Materials or other property stored within the Hazardous Materials Shed. Without limiting the
provisions of Section 28.1 of the Lease, Tenant hereby agrees to Indemnify the Landlord Indemnitees from any Claims in connection with or arising from (y) the presence, use, operation, maintenance, repair or
replacement of the Hazardous Materials Shed, and/or (b) any Hazardous Materials or other property stored within the Hazardous Materials Shed and/or the Hazardous Materials Shed License Area. The provisions of this Section shall survive any
expiration or earlier termination of the Hazardous Materials Shed License. 
 7. Condition of Hazardous Materials Shed
License Area. Tenant acknowledges and agrees that (a) Tenant has had sufficient opportunity to inspect the Hazardous Materials Shed and Hazardous Materials Shed License Area and is fully familiar with the condition of the Hazardous
Materials Shed and Hazardous Materials Shed License Area, and, notwithstanding anything contained in the Lease to the contrary, Tenant agrees to take the Hazardous Materials Shed and Hazardous Materials Shed License Area in its condition “as
is” as of the Term Commencement Date (as defined in the Lease), (b) Landlord has not made and does not make any representation or warranty of any kind, express or implied, with respect to the Hazardous Materials Shed and/or the Hazardous
Materials Shed License Area, including but not limited to any representation or 

  
 L-3 

 
warranty that the Hazardous Materials Shed and/or the Hazardous Materials Shed License Area is suitable for the use set forth in Section 3, and (c) Landlord shall
have no obligation to alter, repair or otherwise prepare the Hazardous Materials Shed and/or the Hazardous Materials Shed License Area for Tenant’s use of the Hazardous Materials Shed and/or the Hazardous Materials Shed License Area or to pay
for any improvements to or alterations of Hazardous Materials Shed and/or the Hazardous Materials Shed License Area. 

  
 L-4 

 

 

  
 L-5

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