Document:

EX-10.16

 [  ] = Certain confidential information contained in this document, marked by brackets, is
filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 
 Exhibit 10.16

 DEVELOPMENT AND MANUFACTURING SERVICES AGREEMENT 

This agreement is made as of July 5, 2016 (“Effective Date”) between CMC ICOS BIOLOGICS, INC., a Washington corporation
(“CMC”), and HARPOON THERAPEUTICS, INC., a Delaware corporation (“Customer”). 
  

	 	•	 	 CMC provides bioprocessing services to pharmaceutical and biotechnology companies; 

 

	 	•	 	 Customer wishes to contract with CMC for the provision of the Services pursuant to one or more Work Statements
that may be entered into from time to time during the Term; and 

  

	 	•	 	 CMC is willing to perform the Services on the terms in this agreement and the Quality Agreement.

 Therefore, the parties agree as follows: 
  

	1.	 DEFINITIONS. Capitalized terms used in the main body of this agreement but not otherwise defined in the
main body are defined in Appendix I. 

  

	2.	 PERFORMANCE OF THE SERVICES 

 

	 	2.1	 Work Statements. The Services will be described in one or more Work Statements. As of the Effective
Date, the parties are entering into Work Statement No. 1 attached as Appendix III. From time to time during the Term, the parties may enter into additional Work Statements for the performance of Services. Each Work Statement will be signed by
each party and will be governed by this agreement. 

  

	 	2.2	 Standards. CMC must use commercially reasonable efforts to perform the Services and meet the Timeline
and, where required by the Work Statement, comply with applicable cGMP standards and the Specification. The parties will [***]. 

  

	 	2.3	 Totality of Services. CMC will not perform any Services other than those described in the Work
Statement. Due to the nature of the Services, however, changes to the Services may be necessary to achieve the Objective. If changes to the Services are necessary, the parties will promptly meet to negotiate and agree on those changes in writing.
Changes to the Services may affect the Price and Timeline. 

  

	 	2.4	 Project Team 

  

	 	2.4.1	 Each party will name and notify the other party of its representatives who will form the project team and who
will be responsible for planning, executing and discussing issues regarding the Services and communicating with the other party (“Project Team”). 

 

	 	2.4.2	 The Project Team will schedule meetings at regular intervals for the purpose of communicating updates on the
performance of the Services and providing an initial forum for discussing and resolving any issues encountered with the Services. These meetings will be conducted by telephone or, if necessary, by face-to-face meetings. Each party is responsible for its own costs in attending these meetings. 

  

					
	CMC CONFIDENTIAL	  	1	  	

	 	2.4.3	 Any decision by the Project Team that amends the Services will not be binding unless it is recorded in writing
and signed by authorized representatives of both parties per Section 15.4. 

  

	3.	 CUSTOMER MATERIALS 

 

	 	3.1	 Transfer. Customer must deliver and successfully transfer to the CMC Facility and CMC’s personnel
the Customer Materials and other information described in the Work Statement by the deadline in the Work Statement. If relevant, that information must include a full description of the Process and all Customer Know -How relevant to the Cell
Line, Customer Materials, Drug Substance and Process. All information must be provided in written form and in English. 

  

	 	3.2	 Customer Assistance. Customer must promptly and, in any event, within [***] after the request, make
available to CMC suitably qualified and skilled employees to assist in the successful transfer of the Customer Know-How, Customer Materials and Process to CMC. 

 

	 	3.3	 MSDS. At least [***] before the delivery of the Customer Materials (including, where applicable, the
Cell Line) Customer must provide to CMC an [***] for the Customer Materials (“Materials and Safety Data Sheet”). 

  

	 	3.4	 Return of Customer Materials. Within [***] after completion of the Services, Customer must notify CMC
whether it wants CMC to return the Customer Materials to Customer or a third party storage facility or if it wants CMC to dispose of the Customer Materials, in each case, at Customer’s expense. If Customer fails to give the notice required by
this Section 3.4 within [***] after the completion of the relevant Services, CMC may, [***] dispose of them at Customer’s expense, or return them to the Customer at Customer’s expense, in its sole discretion and without liability to
Customer. 

  

	4.	 TIMELINE CHANGES, SPECIFICATION AND CGMP CHANGES 

 

	 	4.1	 Timeline Changes 

 

	 	4.1.1	 The parties may revise the Timeline by mutual agreement; provided, that the revised Timeline is in writing and
agreed by the Project Team. 

  

	 	4.1.2	 In addition, [***], using [***]. CMC [***] the Timeline [***]. 

 

	 	4.2	 Specification and Quantities 

 

	 	4.2.1	 CMC must use commercially reasonable efforts to manufacture Product to meet the Specification where required by
the Work Statement. However, CMC is [***] if: 

  

	 	(a)	 the Product [***]; or 

 

	 	(b)	 the Batch is [***] under this agreement. 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	2	  	

	 	4.2.2	 The Specification may be revised by the parties if agreed by the Project Team in writing and signed by both
parties. If the parties cannot agree to a revised Specification, the previous agreed on Specification applies. 

  

	 	4.2.3	 All quantities of Product are estimates only. [***]. 

 

	 	4.3	 Changes in cGMP. If there are any material and unforeseen changes in cGMP or manufacturing regulations
issued under law that impact the Services and 

  

	 	4.3.1	 are specific to the Product and not of general requirement for biologics contract manufacturing services; or

  

	 	4.3.2	 [***] resulting in [***]; 

(i)    then CMC must notify Customer and the parties [***] by, for example, [***]. If the parties do not reach agreement
within [***] after CMC’s notice and CMC has [***], then CMC may terminate this agreement on notice. 
  

	5.	 MANUFACTURING CAPACITY AND CANCELLATION FEES 

 

	 	5.1	 Reservations and Scheduling 

 

	 	5.1.1	 As of the Effective Date, and at the execution of each Work Statement, CMC will reserve Slots in its cGMP
manufacturing suite for those cGMP Batches to be manufactured under the Services according to the then-current Timeline. 

  

	 	5.1.2	 If the Timeline is amended and that amendment affects the scheduled Slot for any Batch, CMC will update its
manufacturing schedule and reserve a new Slot for each affected Batch. CMC will reserve those Slots as near in time to the existing vacated Slots as CMC’s then-current schedule will permit, taking into account reserved slots under CMC’s
existing manufacturing schedule for its whole facility. 

  

	 	5.2	 Cancellation of cGMP Batches 

 

	 	5.2.1	 Customer must pay CMC the cancellation fees stated below if any cGMP Batch or other Batch scheduled for
manufacture in CMC’s cGMP facility (e.g., an engineering batch) is delayed, vacated or cancelled as a result of: 

  

	 	(a)	 Customer terminating the Batch, Slot or this agreement except for termination of this agreement under
Section 12.2 (“Termination for Default”) where CMC is the “Defaulting Party;” 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	3	  	

	 	(b)	 CMC terminating the Batch, Slot or this agreement pursuant to Section 4.3 (“Changes in
cGMP”), 12.2 (“Termination for Default”) where Customer is the “Defaulting Party”, 12.4 (“Termination for Scientific or Technical Delays”) or 12.5 (“Termination for Certain
Unresolved Indemnity Claims”); or 

  

	 	(c)	 a Non-Fault Delay (each, “Cancelled Batch”).

  

	 	5.2.2	 Customer must pay the following amounts to CMC for each Cancelled Batch (“Cancellation Fees”):

  

			
	 Timing of Notice of Cancellation

 
	  	Cancellation Fees
	 [***]

 
	  	[***]
	 [***]

 
	  	[***]
	 [***]

 
	  	[***]
	 [***]

 
	  	[***]

 For Section 5.2.2, the date of service of notice of a Cancelled Batch is the earlier of (a) the date notice to
terminate a Batch, Slot or this agreement is given by the terminating party to the other party; (b) the date that the new Timeline has been agreed by the parties; or (c) CMC has given notice that the Timeline has been updated. 

CMC shall [***] had the Cancelled Batch not occurred. CMC shall [***]. Notwithstanding the foregoing, CMC shall [***] paid by Customer. 

 

	6.	 PACKAGING, DELIVERY, STORAGE, EXAMINATION, DEFECTS AND SAMPLES 

 

	 	6.1	 Packaging. CMC will package all Cell Lines, Product and perishable Deliverables to be Delivered per
CMC’s applicable packaging SOPs and Regulatory Obligations. 

  

	 	6.2	 Delivery 

  

	 	6.2.1	 CMC will provide Customer with advance notice of the anticipated date of Delivery of Product. Notice will
provided at least [***] before CMC is to Deliver that Product. 

  

	 	6.2.2	 Except as stated in Section 6.2.4 or in the Specifications, all Product that CMC manufactures under this
agreement will be released to Customer [***] at 9:00 am local time on the date specified in CMC’s notice to Customer, which date shall be a Business Day. Product will be considered “delivered” [***] (“Delivery” or
“Delivered”). Customer may arrange collection at any time during normal business hours on Business Days or other times as may be agreed by the parties. 

 

	 	6.2.3	 [***]. 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	4	  	

	 	6.2.4	 Data, results, Batch records and Drug History Records will be delivered by mail or electronic mail.

  

	 	6.3	 Release For Further Processing. Subject to, and if permitted by, Regulatory Obligations , Customer may
request that CMC Deliver Product to Customer before CMC issues a Certificate of Analysis (“Release For Further Processing”). Any Product that is the subject of Release For Further Processing must until the applicable Certificate of
Analysis is issued by CMC 

  

	 	6.3.1	 not be administered to any living organism; 

 

	 	6.3.2	 be handled by Customer with the utmost care as if it were an unknown substance; and 

 

	 	6.3.3	 be accepted at Customer’s sole risk and liability. 

CMC is not liable for any loss or damage caused by Product that is the subject of Release For Further Processing. 

 

	 	6.4	 Title and Risk. Title and risk of loss in the Deliverables transfers to Customer on Delivery.

  

	 	6.5	 Storage and Transport. If Customer elects to have a shipping company or other agent (“Shipping
Company”) collect and transport the Product on Delivery, Customer must 

  

	 	6.5.1	 inform CMC of Customer’s designated Shipping Company before the collection of the Product;

  

	 	6.5.2	 coordinate with the Shipping Company for the shipment of the Product; and 

 

	 	6.5.3	 ensure that the Product is stored and transported in accordance with the Shipping Guidelines.

 CMC is not responsible for any shipping costs of the Shipping Company. 

 

	 	6.6	 Storage. If Customer or Customer’s Shipping Company is unable to collect the Product at the time of
Delivery, CMC will store the Product for a period of [***] after Delivery, at Customer ‘s request. Storage of the Product at CMC’s premises after Delivery is at Customer’s sole risk and liability except that CMC will be [***]. If the
Product has not been collected by Customer or Customer’s Shipping Company within [***] after Delivery, CMC will notify Customer. If Customer or Customer’s Shipping Company fails to collect the Product within [***] after the date of that
notice, CMC may, [***]. If CMC elects to continue to store the Product, then CMC [***] if Customer or Customer’s Shipping Company fails to collect the Product within [***] after notice given in accordance with Section 15.9.

  

	 	6.7	 Samples. CMC must store samples of all cGMP Product released by CMC’s quality department with a
Certificate of Analysis for the period required by applicable Regulatory Obligations, which in the absence of a definitive time period is [***] of the applicable Product. After the expiration of the relevant time period, CMC may, [***], and CMC and
Customer then [***]. 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	5	  	

	 	6.8	 Shipping Guidelines. If Customer [***], Customer must ensure that [***]. Failure to [***] (as defined
below) will [***] in those Products. 

  

	 	6.9	 Examination of Products for Defects 

 

	 	6.9.1	 Customer must promptly examine and test the Products for (a) defect and
non-conformity with any applicable cGMP standards that the Products are required to meet under this agreement, and (b) in the case of Product manufactured to Specification and released with a Certificate
of Analysis, the failure of the Product to meet Specification (a “Defect”). Product that is not specified in the Work Statement to meet cGMP cannot be considered Defective Product. 

 

	 	6.9.2	 Where any alleged Defect is identified, Customer must notify CMC in writing (“Defect Notice”)
within [***] after receipt of the Product. To be effective, a Defect Notice must identify 

  

	 	(a)	 the Product; 

  

	 	(b)	 the date of Delivery and collection; 

 

	 	(c)	 reasonable detail of the Defect,[***]; 

 

	 	(d)	 where applicable [***]; 

 

	 	(e)	 [***]; and 

  

	 	(f)	 where the Customer [***]. 

 

	 	6.9.3	 In consultation with CMC, Customer must return samples of the Products that are subject to the Defect Notice in
accordance with the Shipping Guidelines to CMC within [***] after the date of the Defect Notice. 

  

	 	6.9.4	 Following receipt of the Defect Notice, CMC must promptly investigate whether the Defect is due to [***] and
must report to Customer within [***] whether CMC accepts responsibility for the Defect. 

  

	 	6.9.5	 If a Defect in any Product is not notified to CMC in accordance with the provisions and time limits stipulated
in this Section 6.9, the Product will be considered accepted and free of Defects , and [***]. 

  

	 	6.10	 Consequences of Defective Product 

 

	 	6.10.1	 If Customer demonstrates that the Defect is due to CMC’s fault and not as a result of [***], then CMC will
[***]. CMC will undertake those efforts [***]. 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	6	  	

	 	6.10.2	 If there is a dispute regarding a Defect (“Disputed Product”), then [***]. This process may
involve Customer sending a representative and a sample of the Disputed Product to CMC, and the parties conducting [***] on the samples. The parties must use [***] after [***] to resolve whether the Disputed Product is Defective [***].

  

	 	6.10.3	 If the parties cannot resolve their dispute in the manner described above as to whether a Disputed Product
meets the Specification, the parties must require an independent agreed-on laboratory to test the Disputed Product. The [***]; provided, however, that [***]. The decision of the independent laboratory must be
in writing. The decision will be binding on the parties as to whether the Disputed Product meets the Specification unless there has been a manifest error, in which case, the parties will revert to the dispute resolution procedure in Section 15.

  

	 	6.11	 Rejected Product. Customer must segregate and must not use any Product for any human clinical testing or
trials or any other purpose (other than compliance testing pursuant to this Section 6) after it becomes aware of a basis for rejection or a Defect Notice. On a final determination that any Product is Defective, Customer must either
(a) return all remaining Product to CMC, or (b) destroy all remaining Product, in either case, at CMC’s election and as soon as possible after request by CMC. 

 

	 	6.12	 Examination and Correction of Non-Manufacturing Deliverables.
Customer must promptly examine and test the Deliverables (other than Products) for [***] that those Deliverables are required to meet under this agreement. Where any alleged non-conformity is identified,
Customer must notify CMC in writing within [***] after delivery of the Deliverable. To be effective, that notice must identify the Deliverable and provide reasonable detail of the non-conformity. From receipt
of the notice, CMC must promptly investigate whether the non-conformity is due to CMC’s negligence or failure to comply with its obligations under this agreement and must report to Customer within [***]
after receipt of the notice whether it accepts responsibility for the non-conformity. If Customer demonstrates that [***], then CMC will [***]; provided, that Customer has [***] per this Section 6.12.

  

	 	6.13	 Exclusive Remedies. The remedies and obligations under Sections 6.9 and 6.10 are Customer’s sole
remedy for Defective Products. The remedies and obligations under Sections 6.12 are Customer’s sole remedy for defective or non-conforming Deliverables that are not Products. 

 

	7.	 PRICE AND PAYMENT TERMS 

 

	 	7.1	 Amounts. All amounts stated in this agreement are denominate d, and must be paid, in U.S. Dollars. The
Price stated in the Work Statement is exclusive of [***]. Customer must pay these amounts in addition to the Price. Customer must also reimburse CMC for [***] by Customer. 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	7	  	

	 	7.2	 Payment Schedule. Unless a different payment schedule is provided in the Work Statement, CMC will issue
invoices for the Price of Stages as follows: 

  

	 	7.2.1	 For all Stages other than those described in Section 7.2.2: 

 

	 	(a)	 [***] of the Price of each Stage [***]; and 

 

	 	(b)	 [***] of the Price of the Stage [***]; 

 

	 	7.2.2	 For all Stages where the Stage relates to the manufacture of cGMP Product or where the performance of the Stage
takes place in CMC’s GMP facility: 

  

	 	(a)	 [***] of the Price of the Stage as [***]; 

 

	 	(b)	 [***] of the Price of the Stage [***]; 

 

	 	(c)	 [***] of the Price of the Stage [***]; and 

 

	 	(d)	 [***] of the Price of the Stage [***]. 

For clarity, [***] for Stages will be invoiced separately. 
  

	 	7.3	 Incidental Costs 

 

	 	7.3.1	 [***]. 

  

	 	7.3.2	 [***]. 

  

	 	7.3.3	 [***]. 

  

	 	7.3.4	 [***]. 

  

	 	7.4	 Payments. Unless otherwise directed by CMC, all invoices must be paid by wire transfer of immediately
available funds to the following account: 

 [***] 

Unless otherwise stated on an invoice, Customer must pay all [***] after issue by CMC. 

 

	 	7.5	 Late Payments. If any amount is not paid in full when due under this agreement, CMC may

  

	 	7.5.1	 charge Customer interest at [***] on the overdue amount [***] until payment is received, and

  

	 	7.5.2	 [***]. 

  

	 	7.6	 Acceptance of Invoices. All invoices will be considered accepted by Customer unless Customer notifies
CMC to the contrary within [***] after delivery of the applicable invoice. 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	8	  	

	8.	 INTELLECTUAL PROPERTY 

 

	 	8.1	 Pre-Existing Intellectual Property. Each party retains sole
ownership of any Intellectual Property owned or controlled by that party as of the Effective Date or before the commencement of the Services (“Pre-Existing IPR”). Nothing in this agreement
assigns or transfers ownership of Pre-Existing IPR. 

  

	 	8.2	 CHEF1 Technology. Notwithstanding anything to the contrary in this agreement, CMC retains sole ownership
of all right, title and interest in (a) the [***]. Nothing in this agreement grants or obligates CMC to grant any rights in the [***] to Customer or any third party, and nothing in this agreement modifies or amends the [***] Collaboration and
License Agreement entered into between the parties on October 26, 2015. 

  

	 	8.3	 Customer’s Grant of License for the Services. Customer hereby grants to CMC and its
Affiliates for the Term a non-exclusive, royalty-free, sublicensable, license under the Customer Intellectual Property Rights and Customer IPR solely to the extent required for the proper performance of the
Services. This license terminates automatically on the termination of this agreement. 

  

	 	8.4	 Intellectual Property Created in the Course of the Services. Without affecting Section 8.2, all
data, information and Intellectual Property first generated by CMC, its Affiliates and any Testing Laboratories, [***] will be owned by Customer (“Customer IPR”). CMC hereby assigns to Customer all right, title and interest of CMC
in any Customer IPR. 

  

	 	8.5	 CMC IPR. All Intellectual Property first generated by CMC in its performance of the Services other than
Customer IPR will be owned by CMC (“CMC IPR”). 

  

	 	8.6	 License to CMC IPR. Provided that Customer has satisfied its undisputed payment obligations under this
agreement, CMC hereby grants to Customer a non-exclusive, royalty free, sublicensable, worldwide license to use CMC Intellectual Property Rights and CMC IPR [***] owned or controlled by CMC to the extent
necessary to make, use, sell, offer to sell and import the Product and use the Cell Line or Process to manufacture Product; provided, however, that the license [***]. This license automatically terminates if CMC terminates the Term pursuant to
Section 12.2.1, 12.2.2 or 12.4. 

  

	 	8.7	 Right to File for Protection. Each party may file patent protection on any Intellectual Property it owns
in accordance with Section 8.1, 8.2, 8.4 or 8.5, and the other party will promptly on request cooperate at the requesting party’s reasonable expense, with any requests to assist or enable the party’s protection including signing and
delivering documents and other information necessary for the valid application and prosecution of any patent. 

  

	 	8.8	 Party’s Name. Except as otherwise provided in this agreement or required by any applicable law,
regulation or order of an administrative agency or court of competent jurisdiction, neither party shall use the name of the other party or of the other party’s Affiliates, directors, officers or employees in any advertising, news release or
other publication except that CMC may identify Customer by name as a customer of CMC. 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	9	  	

	 	8.9	 No Implied Licenses. Except for the licenses expressly granted in this agreement, no rights or licenses
are granted by implication, estoppel or otherwise. 

  

	9.	 CONFIDENTIAL INFORMATION 

 

	 	9.1	 The Recipient Party must : 

 

	 	9.1.1	 use the Confidential Information of the Disclosing Party only during the Term as reasonably necessary to carry
out this agreement; 

  

	 	9.1.2	 protect the Confidential Information of the Disclosing Party against unauthorized use or disclosure applying
standards of care reasonably expected and no less stringent than the standards applied to protection of Recipient Party’s own confidential information of a similar nature; and 

 

	 	9.1.3	 not disclose any Confidential Information of the Disclosing Party to any person or entity except to its
Permitted Recipients but then only on a need-to-know basis to those Permitted Recipients who are bound by confidentiality restrictions as restrictive as this
Section 9. 

  

	 	9.2	 The obligations in Section 9.1 do not apply to information that: 

 

	 	9.2.1	 at the time of its disclosure by the Disclosing Party, was available to the public and could be obtained
without reference to the Confidential Information by any person with no more than reasonable diligence; 

  

	 	9.2.2	 becomes generally available to the public other than by reason of a breach of this agreement or any breaches of
confidence by the Recipient Party or its Permitted Recipients; 

  

	 	9.2.3	 at the time of disclosure and as evidenced by the Recipient Party’s written records, was lawfully already
within its possession; or 

  

	 	9.2.4	 is independently developed by the Recipient Party without the use of or reference to the Confidential
Information of the Disclosing Party. 

  

	 	9.3	 The Recipient Party may disclose certain Confidential Information of the Disclosing Party, without violating
the obligations of this agreement, to the extent that disclosure is required by and in compliance with a valid order of a court or other governmental body having jurisdiction, provided that the Recipient Party provides the Disclosing Party with
reasonable prior written notice of the disclosure and makes a reasonable effort to obtain, or to assist the Disclosing Party in obtaining, a protective order preventing or limiting the disclosure. 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	10	  	

	 	9.4	 If the Recipient Party or any of its Permitted Recipients becomes aware of any actual or potential unauthorized
use or disclosure of the Confidential Information of the Disclosing Party, the Recipient Party must inform the Disclosing Party as soon as reasonably possible after it becomes aware of that actual or potential unauthorized use or disclosure. The
Recipient Party must cooperate in any action that the Disclosing Party may decide to take. 

  

	 	9.5	 Except as otherwise provided in this agreement or otherwise required by law, neither Customer nor CMC will
disclose any terms of this agreement to any third party without the prior written consent of the other party except to its Permitted Recipients but then only on a
need-to-know basis to those Permitted Recipients who are bound by confidentiality restrictions as restrictive as this Section 9. 

 

	 	9.6	 On the termination of this agreement or at the request of the Disclosing Party, the Recipient Party must
promptly return to the Disclosing Party any Confidential Information of the Disclosing Party then in its possession or control except where that Confidential Information is covered under surviving license rights between the parties. However, each
party may retain in its legal files a single copy of any document that contains the Disclosing Party’s Confidential Information solely for the purpose of determining the scope of the obligations under this agreement. Neither party is obligated
to destroy electronic files securely archived in accordance with its customary data retention policies. 

  

	10.	 LIMITED WARRANTIES 

 

	 	10.1	 Customer Warranties. Customer warrants and represents to CMC that: 

 

	 	10.1.1	 Customer has the right to supply to CMC the Customer Materials (including the Cell Line if provided by
Customer) and the Customer Intellectual Property Rights, and CMC has and will have the right to use those items for the performance of the Services and manufacture of the Product; 

 

	 	10.1.2	 [***]; 

  

	 	10.1.3	 [***]; and 

  

	 	10.1.4	 [***]. 

  

	 	10.2	 CMC Warranties. CMC warrants and represents to Customer that: 

 

	 	10.2.1	 it has the necessary permits, facilities, third party contractors and skilled personnel that [***];

  

	 	10.2.2	 all Deliverables will be Delivered free of financial encumbrances or liens created by CMC [***];

  

	 	10.2.3	 [***]; 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	11	  	

	 	10.2.4	 where Stages are to be performed according to cGMP, CMC will apply the appropriate cGMP standards to the
performance of those Stages; 

  

	 	10.2.5	 where Product is released with a Certificate of Analysis by CMC, the Product at the time of release will comply
with the criteria specified in that Certificate of Analysis; and 

  

	 	10.2.6	 CMC is not debarred and CMC has not and will not use in any capacity the Services of any person debarred under
subsection 306(a) or (b) of the U.S. Generic Drug Enforcement Act of 1992, or other applicable law, nor have debarment proceedings against CMC or any of its employees or permitted subcontractors been commenced. 

 

	 	10.3	 Disclaimer of All Other Warranties. TO THE MAXIMUM EXTENT PERMITTED BY APPLICABLE LAW, EXCEPT FOR THOSE
EXPRESS WARRANTIES IN THIS SECTION 10, NEITHER PARTY MAKES OR GIVES ANY OTHER WARRANTIES, EXPRESS OR IMPLIED (WHETHER BY STATUTE, CUSTOM, COURSE OF DEALING OR OTHERWISE) AND EACH PARTY HEREBY DISCLAIMS ALL OTHER EXPRESS OR IMPLIED WARRANTIES,
INCLUDING IMPLIED WARRANTIES OF MERCHANTABILITY AND FITNESS FORA PARTICULAR PURPOSE OR USE, NON-INFRINGEMENT AND TITLE. 

 

	11.	 INDEMNIFICATION 

 

	 	11.1	 CMC’s Indemnity. Customer must indemnify and defend CMC and its Affiliates and each
of their respective directors and officers and Testing Laboratories (“CMC Parties”) against any and all losses, demands, claims, liabilities, damages, costs and expenses (including court costs and reasonable attorneys’ fees and
expenses) (“Claims”) that the CMC Parties incur as a result of any: 

  

	 	11.1.1	 [***]; 

  

	 	11.1.2	 [***]; 

  

	 	11.1.3	 [***]; 

  

	 	11.1.4	 [***]; and 

  

	 	11.1.5	 [***]. 

The foregoing indemnities shall not apply to the extent the Claims arose directly from CMC’s or any of its representatives or contractors
(including Testing Laboratories) negligence or wilful misconduct. Customer’s indemnity under Clause 11.1 shall be [***]. 
  

	 	11.2	 Customer’s Indemnity. CMC must indemnify and defend Customer and its Affiliates and
each of their respective directors and officers (“Customer Parties”) against any and all Claims that the Customer Parties incur as a result of any: 

 

	 	11.2.1	 [***]; 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	12	  	

	 	11.2.2	 [***]; and 

  

	 	11.2.3	 [***]. 

The foregoing indemnities shall not apply to the extent the Claims arose directly from the Customer or any of the Customer Parties’
negligence or wilful misconduct. CMC’s indemnity under Clause 11.2 shall be [***]. 
  

	 	11.3	 Indemnification Procedure. The party (“Indemnitee”) that claims indemnification under
this Section 11 must: 

  

	 	11.3.1	 promptly, and in any event within [***]of it receiving notice of the Claim, notify the other party
(“Indemnitor”) in writing of the Claim; provided, that failure to give that notice will not relieve the Indemnitor of its indemnification and defense obligations except to the extent the failure materially prejudices the ability of
the Indemnitor to defend against the Claim; 

  

	 	11.3.2	 permit the Indemnitor to control the defense of the Claim; and 

 

	 	11.3.3	 have the right (at the Indemnitee’s expense) to participate in the defense of the Claim.

  

	 	11.4	 Settlement. The Indemnitor must not settle or consent to an adverse judgment in any Claim indemnified by
the Indemnitor that adversely affects the interests of the Indemnitee or imposes additional obligations on the Indemnitee, without the prior written consent of the Indemnitee. 

 

	 	11.5	 IP Claims. Each party must promptly (and within [***] if permissible under applicable law or stock
exchange rules) notify the other party of any third party allegations of infringement or misappropriate of any third party Intellectual Property rights due to [***]. 

 

	12.	 TERM AND TERMINATION 

 

	 	12.1	 Term. The term of this agreement commences on the Effective Date and terminates on the later of
(a) the date that all Stages under all Work Statements have been completed and (b) ten years from the Effective Date, unless sooner terminated in accordance with Section 4.3, 12.2, 12.3, 12.4, 12.5 or 15.1 or extended by mutual
written agreement of the parties (“Term”). 

  

	 	12.2	 Termination for Default. Either party (“Non-Defaulting
Party”) may terminate this agreement on notice to the other party (“Defaulting Party”) if 

  

	 	12.2.1	 the Defaulting Party fails to pay any amount payable under this agreement within [***] after the due date;

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	13	  	

	 	12.2.2	 the Defaulting Party commits a material breach of its obligations under this agreement and fails to remedy it
during a period of 40 Business Days starting on the date of receipt of notice from the Non-Defaulting Party identifying the breach and requiring it to be remedied; 

 

	 	12.2.3	 a petition is filed against the Defaulting Party for an involuntary proceeding under any applicable bankruptcy
or other similar law and that petition has not been dismissed within [***] after filing or a court having jurisdiction has appointed a receiver, liquidator, trustee or similar official of the Defaulting Party for any substantial portion of its
property, or ordered the winding up or liquidation of its affairs; or 

  

	 	12.2.4	 the Defaulting Party commences a voluntary proceeding under applicable bankruptcy or other similar law, or has
made any general assignment for the benefit of creditors. 

  

	 	12.3	 Termination for Convenience 

Customer may terminate this agreement or any Stage of the Services at any time before completion of the Services or Stage by giving no less
than 60 Business Days’ notice in writing to CMC detailing the Stages of the Services that are to be terminated. 
  

	 	12.4	 Termination for Scientific or Technical Difficulties. CMC may terminate this agreement on 60 Business
Days’ notice and any Stage upon 60 Business Day’s notice if CMC reasonably concludes that it cannot technically or scientifically deliver the Services contemplated by this agreement or any Stage despite applying its commercially reasonable
efforts. During the 60-Business Days’ notice period, as applicable, or when CMC notifies Customer that it has become aware that a technical or scientific problem has or may arise, the parties must in good
faith discuss the difficulties and scientific and technical hurdles in an attempt to resolve those problems. If the parties agree during those discussions that the Services can be delivered then the notice to terminate will be withdrawn and this
agreement (or the Stage as the case may be) will continue in effect. If agreement cannot be reached this agreement or Stage, at CMC’s election, will terminate on expiration of the 60-Business Days’
notice period, as applicable. 

  

	 	12.5	 CMC may terminate this agreement after completion of all Stages under all Work Statements [***].

  

	 	12.6	 Effect of Termination 

 

	 	12.6.1	 Upon termination of this agreement for any reason, Customer shall pay to CMC: 

 

	 	(a)	 payments due by Customer to CMC for Services performed up to and including the day of termination for [***];

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	14	  	

	 	(b)	 payments due pursuant to Section 5.2; and 

 

	 	(c)	 payments due at the time of termination pursuant to Section 7 and also in accordance with the payment
terms in the Work Statement. 

  

	 	12.6.2	 Upon termination of this agreement for any reason, provided that Customer has paid all amounts outstanding, CMC
will, within [***] of (a) those payments having been made or (b) the date of termination of this agreement, (whichever is the later) provide the Customer with [***] 

 

	 	12.7	 Survival. Termination will not affect the accrued rights of CMC or Customer arising under this agreement
before the effective date of termination. The provisions of this agreement, which by their terms would continue beyond any termination or expiration of this agreement, including Sections 1, 3.4, 7, 8 (except for Section 8.3), 9, 11, 12.6, 12.7,
13, 14, and 15 shall survive any termination or expiration of this agreement to the degree necessary to permit their complete fulfillment or discharge. 

  

	13.	 TECHNOLOGY TRANSFER 

 

	 	13.1	 Scope. Upon termination or during the notice period for termination of this agreement other than where
Customer is the “Defaulting Party,” Customer may [***] (“Technology Transfer”); provided, that CMC is not obligated to transfer any [***]. Following CMC’s receipt of that request, the parties will establish a
schedule and plan for effecting the transfer and CMC will cooperate with Customer in implementing that plan. As part of the Technology Transfer CMC will make available for collection, subject to any Regulatory Obligations and rights of third parties
and Section 12.6.2, [***] up to the date of termination. 

  

	 	13.2	 Limits. The obligations of CMC under Section 13.1 will only be exercisable by Customer within a
period of [***] after the date of termination and CMC is [***]. Customer must pay [***]. Customer will not, and CMC will not be obliged to, transfer [***] until the contract manufacturer to whom the Process is transferred [***].

  

	14.	 LIMITATIONS OF LIABILITY 

 

	 	14.1	 Limitation of Liability. CMC’s aggregate liability to Customer for any loss or damage suffered by
Customer as a result of [***] is limited, in the aggregate, to the [***]. 

  

	 	14.2	 Disclaimer of Certain Damages. EXCEPT AS PROVIDED IN SECTION 14.3, IN NO EVENT SHALL EITHER PARTY BE
LIABLE TO THE OTHER PARTY FOR ANY INCIDENTAL, INDIRECT, PUNITIVE, CONSEQUENTIAL (INCLUDING LOST PROFITS) OR SPECIAL DAMAGES ARISING OUT OF ITS BREACH OF THIS AGREEMENT OR ANY OTHER LIABILITY (INCLUDING NEGLIGENCE, MISREPRESENTATION OR CLAIMS UNDER
THE INDEMNITIES) ARISING IN CONNECTION WITH THIS AGREEMENT, EVEN IF THOSE DAMAGES WERE FORESEEABLE AND WHETHER THOSE DAMAGES ARISE IN TORT, IN CONTRACT OR OTHERWISE. 

 

	 	14.3	 Exclusions. The limitations in Sections 14.1 and 14.2 do not apply to (a) [***]. 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	15	  	

	15.	 MISCELLANEOUS 

 

	 	15.1	 Excused Performance. CMC will not be liable to Customer nor be considered to have breached this
agreement for failure or delay in performing to the extent, and for so long as, the failure or delay is caused by or results from causes beyond the reasonable control of CMC. CMC must notify Customer of any force majeure event that prevents CMC from
performing the Services. If a force majeure event continues for more than [***] after CMC’s notice, and is adversely affecting the performance of this agreement, each party will have the right terminate this agreement on [***]’ notice. In
that event, Customer will not have a right to reimbursement for any amounts paid under this agreement or any claim for damages as a result of the termination or non-performance of the Services.

  

	 	15.2	 Insurance. During the Term, CMC must maintain a comprehensive general liability insurance against claims
for bodily injury or property damage arising from CMC’s activities in performing the Services, with insurance companies and in amounts as CMC customarily maintains for similar activities. Customer must during the Term and for the longer of (a)
[***], maintain comprehensive general liability insurance and product liability insurance (including clinical trials coverage, if applicable) covering all liability and claims arising or that may arise from the use, supply, licensing or distribution
of the Product with insurance companies and in amounts as customarily maintained. 

  

	 	15.3	 Press Release. The parties may agree on a joint press release to announce the collaboration under this
agreement. The content and timing of such release must be mutually agreed upon by the parties. 

  

	 	15.4	 Amendment. Other than as provided for elsewhere in this agreement, any amendment of this agreement (or
any document entered into pursuant to this agreement) will be valid only if it is in writing and signed by each party. 

  

	 	15.5	 Assignment. Except as provided in this Section 15.5, neither party may without the prior written
consent of the other party assign this agreement or any rights under this agreement or subcontract any or all of its obligations under this agreement. Any purported assignment in breach of this Section 15.5 is void and confers no rights on the
purported assignee. Either party may on giving written notice to the other party assign its rights under this agreement to its Affiliate provided that such party must procure that the assignee must assign those rights to another Affiliate on ceasing
to be an Affiliate of such party. A party may assign this Agreement without the prior written consent of the other party in connection with the sale of all or substantially all assets of such party, whether by a stock acquisition, merger, asset
sale, or otherwise; provided, that the assigning party notifies the other party of that acquisition or merger within five Business Days after the earlier of the public announcement or closing of that transaction. 

 

	 	15.6	 Subcontracting. CMC may subcontract to (a) its Affiliates, any of the Services provided that the
Affiliate may not further subcontract those Services; (b) Testing Laboratories, only those parts of the Services identified in the Work Statement; and 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	16	  	

	 	
(c) any other third party, any of the Services with the prior written consent of Customer (that consent not to be unreasonably withheld, delayed or conditioned). CMC will remain responsible
for the activities of its subcontractors [***]. 

  

	 	15.7	 Waiver. In no event will any delay, failure or omission (in whole or in part) in enforcing, exercising
or pursuing any right, power, privilege, claim or remedy conferred by or arising under this agreement or by law, be deemed to be or construed as a waiver of that or any other right, power, privilege, claim or remedy in respect of the circumstances
in question, or operate so as to bar the enforcement of that, or any other right, power, privilege, claim or remedy, in any other instance at any time or times subsequently. 

 

	 	15.8	 Severability. If any provision of this agreement is found by any court or administrative body of
competent jurisdiction to be invalid or unenforceable, that invalidity or unenforceability will not affect the other provisions of this agreement which shall remain in full force and effect. The parties must, in the circumstances referred to in this
Section 15.8, attempt to substitute for any invalid or unenforceable provision a valid or enforceable provision that achieves to the greatest extent possible the same effect as would have been achieved by the invalid or unenforceable provision.

  

	 	15.9	 Notices. Any notice or other communication given under this agreement (including under Section 3.4
or 6.6) must be in writing and in English and signed by or on behalf of the party giving it and must be given by hand or by delivering it or sending it by prepaid post or overnight delivery service, to the address and for the attention of the
relevant party set out in this Section 15.9 (or as otherwise notified by that party under this Section 15.9). Any notice will be deemed to have been received: 

 

	 	15.9.1	 if hand delivered or sent by prepaid overnight delivery service, at the time of delivery; or

  

	 	15.9.2	 if sent by post, five Business Days from the date of posting. 

The addresses of the parties for the purposes of this Section 15.9 are: 

CMC ICOS Biologics, Inc. 

22021 20th Ave. S.E. 
 Bothell,
Washington U.S.A. 98021 
 For the attention of: Legal Department 

Harpoon Therapeutics, Inc. 

3260 Bayshore Blvd. 
 Brisbane,
CA 94005 
 For the attention of: CEO 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	17	  	

 CMC has no obligation to notify any person or entity other than as provided in
Section 15.9. 
  

	 	15.10	 Applicable Law. This agreement will be interpreted and governed, and all rights and obligations of the
parties determined, in accordance with the laws of the state of New York (regardless of choice of law provisions to the contrary). The parties waive application of the provisions of the 1980 U.N. Convention on Contracts for the International Sale of
Goods, as amended. 

  

	 	15.11	 Dispute Resolution. Before resorting to litigation, unless emergency relief is required by either party
when either party will be free to resort to litigation, the parties must use their reasonable efforts to negotiate in good faith and settle amicably any dispute that may arise out of or relate to this agreement (or its construction, validity or
termination) (a “Dispute”). If a Dispute cannot be settled through negotiations by appropriate representatives of each of the parties, either party may give to the other a notice in writing (a “Dispute Notice”).
Within seven days of the Dispute Notice being given the parties must each refer the Dispute to their respective Chief Executive Officers who shall meet in order to attempt to resolve the dispute. If within [***]of the Dispute Notice (a) the
Dispute is not settled by agreement in writing between the parties or (b) the parties have failed to discuss the Dispute or use good faith negotiations, the Dispute may be submitted to and finally be settled by the state or federal courts
located in the state of New York. 

  

	 	15.12	 Relationship of the Parties. Nothing in this agreement operates to create a partnership or joint venture
between the parties or authorizes either party to act as agent for the other. Neither party has authority to act in the name of or otherwise to bind the other in any way. 

 

	 	15.13	 Entire Agreement. This agreement, and the documents referred to in it, constitutes the entire agreement
and understanding of the parties and supersedes any previous agreement between the parties relating to the subject matter of this agreement. If any term of this agreement conflicts with any term of the Quality Agreement, the conflicting term of this
agreement will prevail. This Agreement is written in English, and the English version of this Agreement will control. 

  

	 	15.14	 Counterparts. This agreement may be executed in any number of counterparts. 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	18	  	

 THIS DEVELOPMENT AND MANUFACTURING SERVICES AGREEMENT has been executed by the parties on the date
first written above. 
  

					
	CMC ICOS Biologics, Inc.	 		 	Harpoon Therapeutics, Inc.
			
	/s/Gustavo Mahler	 		 	/s/Jeanmarie Guenot
	Signature	 		 	Signature
			
	Gustavo Mahler	 		 	Jeanmarie Guenot

	Printed Name	 		 	Printed Name
			
	CEO	 		 	CEO + President
	Position	 		 	Position

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	19	  	

 APPENDIX I 

Definitions 
 “Affiliate”
means, with respect to any entity, any other entity that directly or indirectly controls, is. controlled by or is under common control with that entity. For this definition, “control” means that more than 50% of the controlled
entity’s shares or ownership interests representing the right to make decisions for that entity are owned or controlled, directly or indirectly, by the controlling entity. 

“Batch” means one fermentation run using the Cell Line at a specified fermenter scale and those purification, analytical and further
processing steps applicable to the Drug Substance harvested from that run as described in the Work Statement. 
 “Business Day” means any
day that is not a Saturday, Sunday or U.S. public holiday. 
 “Cell Line” means the cell line described in the Work Statement provided by
Customer or to be developed by CMC using Customer Materials as part of the Services, and any modified strains of that cell line constructed in accordance with the Services and any progeny clone of those cell lines. 

“Certificate of Analysis” means CMC’s standard form certificate of analysis confirming that Product to which the certificate relates
meets the Specification and any other criteria identified on the certificate. 
 “cGMP” means Current Good Manufacturing Practices as
promulgated under each of the following as in effect on the Effective Date and as amended or revised after the Effective Date: (a) the U.S. Food, Drug & Cosmetics Act (21 U.S.C. § 301 et seq.) and related U.S. regulations,
including 21 Code of Federal Regulations (Chapters 210 and 211) and other FDA regulations, policies, or guidelines in effect at a particular time for the manufacture, testing and quality control of investigational drugs; and (b) the ICH guide
Q7a “ICH Good Manufacturing Practice Guide for Active Pharmaceutical Ingredients” as applied to investigational drugs (Section 19). 

“cGMP Batch” means a Batch that is stipulated in the Work Statement to be manufactured according to cGMP. 

“cGMP Product” means Product manufactured under a cGMP Batch. 

[***] 
 “CMC Facility” means CMC’s then
current facility at [***] or any of CMC’s or its Affiliates’ facilities in [***] or as specified in writing in a Work Statement. 
 “CMC
Intellectual Property Rights” means Intellectual Property rights and CMC Know-How [***] owned by CMC and used in the Services. 

“CMC Know-How” means all information, techniques and technical information known to CMC or developed
during the Services (excluding [***]) that are not of general public knowledge. 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
	CMC CONFIDENTIAL	  	20	  	

 “Commencement Date” means, with respect to a cGMP Batch , the date on which an ampoule of
cells is thawed for the fermentation or cell culture for manufacture of Drug Substance. 
 “Confidential Information” means information of
a confidential nature and in any form (oral, written or otherwise) the use of which is governed according to the provisions of Section 9. 

“Customer Intellectual Property Rights” means Intellectual Property rights and Customer Know -How owned by Customer or licensed to
Customer by a third party covering any aspect of the Services or materials, techniques or processes used in the Services. 
 “Customer Know-How” means all information, techniques and technical information known to Customer in connection with [***] which is not known to CMC or of general public knowledge. 

“Customer Materials” means the [***] materials supplied by Customer, its Affiliate or agent to CMC or made available to CMC by Customer
including, without limitation, those described in the Work Statement. 
 “Deliverables” means the data, results and materials generated
from the performance of the Services including Drug History Record and Product. 
 “Drug History Record” means all lot disposition
documentation relevant to a cGMP Batch to be provided to Customer with the Product from that cGMP Batch as described in the Work Statement, including a Certificate of Analysis. 

“Drug Substance” means the biological or chemical entities described or classified in the Work Statement expressed by the Cell Line and
harvested in bulk from a fermentation run pursuant to the applicable Process. 
 “Intellectual Property” means all intellectual property
rights, including patents, supplementary protection certificates, utility models, trademarks, database rights, rights in designs, copyrights (whether or not any of these are registered or capable of being registered) and including all applications
and the right to apply for registered protection of the foregoing and all inventions, trade secrets, know-how, techniques and confidential information, and all rights and forms of protection of a similar
nature or having equivalent or similar effect to any of these which may subsist anywhere in the world, in each case for their full term and together with any renewals or extensions. 

“Non-Fault Delay’’ means a delay in the Services caused by [***]. 

“Objective” means the desired outcome of the Services as described in the Work Statement. 

“Permitted Recipients” means the directors, officers, employees, Testing Laboratories or professional advisers, actual and potential
acquirers and collaborators, who are required, on a need-to-know basis, in the course of their duties to receive and consider the Confidential Information for the
purpose of enabling the relevant party to perform its obligations under this agreement; provided, that those persons are under obligations of confidence no less onerous than those set out in Section 9 imposed on the Recipient Party. 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
		  	21	  	

 “Price” means the price for the Services (or any part or Stage of the Services as context
requires) as defined in the Work Statement and itemized on a Stage by Stage basis. 
 “Process” means the method for manufacture ,
harvesting and purification of the Product. 
 “Product” means the Drug Substance derived from a Batch. 

“Quality Agreement” means the agreement between the parties defining the quality responsibilities, including cGMP standards , regarding the
performance of the Services. 
 “Regulatory Obligations” means those mandatory regulatory requirements applicable in Europe and the U.S. to
the manufacture of cGMP Product for human use. 
 “Services” means any or all parts of the development and manufacturing services to be
conducted by CMC as fully described in the relevant Work Statement 
 “Shipping Guidelines” means the storage and transport guidelines for
the Product that are determined by mutual written agreement of the parties. 
 “Slot” means, with respect to CMC’s cGMP manufacturing
suite, the period of time the suite is reserved in preparation for and the performance of a Batch. 
 “Specification” means the
specification of the Product either as defined in the Work Statement or as otherwise agreed between the parties or modified in accordance with Section 4.2.2. 

“Stage” means a particular activity or series of conjoined activities that constitute a main step in the Services and that is more
specifically identified in the Work Statement by the breakdown of the Services into numbered stages. 
 “Standard Operating Procedures” or
“SOPs” means the standard operating procedures of CMC in place from time to time that define CMC’s methods of performing activities applicable to the Services. 

“Testing Laboratories” means any third party instructed by CMC to carry out tests on the Cell Line, Customer Materials, Drug Substance or
Product pursuant to the performance of the Services. 
 “Timeline” means the non-binding estimated
timeline for the performance of the Services as set out in the Work Statement. 
 “Work Statement” means the work statement attached as
Appendix II and any other work statements that may be agreed on by the parties during the Term, as may be revised by the written agreement of the parties from time to time. To be valid, a Work Statement must be signed by both parties. 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
		  	22	  	

 APPENDIX II 

Incidental Fees 
 [***] 

                          
          : 

  
 [  ] = Certain confidential
information contained in this document, marked by brackets, is filed with the Securities and Exchange Commission pursuant to Rule 406 of the Securities Act of 1933, as amended. 

 

					
		  	23EX-10.18

 Exhibit 10.18 

4000 SHORELINE 

LEASE 
 AP3-SF1 4000 SHORELINE, LLC, 
 a Delaware limited liability company 

as Landlord, 
 and 

TIZONA THERAPEUTICS, INC. 

a Delaware corporation, 
 as
Tenant 

  
 [4000 SHORELINE] 

[Tizona Therapeutics, Inc.] 

 TABLE OF CONTENTS 

 
  

					
	 	  	Page	 
	 ARTICLE 1 PROJECT, BUILDING AND PREMISES; RIGHT OF FIRST OFFER; RELOCATION OPTION
	  	 	1	 
		
	 ARTICLE 2 LEASE TERM
	  	 	3	 
		
	 ARTICLE 3 BASE RENT
	  	 	4	 
		
	 ARTICLE 4 ADDITIONAL RENT
	  	 	4	 
		
	 ARTICLE 5 USE OF PREMISES; HAZARDOUS MATERIALS; ODORS AND EXHAUST
	  	 	9	 
		
	 ARTICLE 6 SERVICES AND UTILITIES
	  	 	12	 
		
	 ARTICLE 7 REPAIRS
	  	 	14	 
		
	 ARTICLE 8 ADDITIONS AND ALTERATIONS
	  	 	14	 
		
	 ARTICLE 9 COVENANT AGAINST LIENS
	  	 	16	 
		
	 ARTICLE 10 INDEMNIFICATION AND INSURANCE
	  	 	16	 
		
	 ARTICLE 11 DAMAGE AND DESTRUCTION
	  	 	18	 
		
	 ARTICLE 12 CONDEMNATION
	  	 	19	 
		
	 ARTICLE 13 COVENANT OF QUIET ENJOYMENT
	  	 	19	 
		
	 ARTICLE 14 ASSIGNMENT AND SUBLETTING
	  	 	19	 
		
	 ARTICLE 15 SURRENDER; OWNERSHIP AND REMOVAL OF PERSONAL PROPERTY
	  	 	22	 
		
	 ARTICLE 16 HOLDING OVER
	  	 	22	 
		
	 ARTICLE 17 ESTOPPEL CERTIFICATES
	  	 	22	 
		
	 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 B	  	Tenant Work Letter
	Exhibit C	  	Confirmation of Lease Terms/Amendment to Lease
	Exhibit D	  	Rules and Regulations
	Rider 1	  	Extension Option Rider

  
 [4000 SHORELINE] 

[Tizona Therapeutics, Inc.] 

 INDEX 

 

					
	 	  	Page(s)	 
	 Accountant
	  	 	8	 
	 Additional Rent
	  	 	4	 
	 Affected Areas
	  	 	10	 
	 Affiliates
	  	 	21	 
	 Alterations
	  	 	14	 
	 Approved Working Drawings
	  	 	Exhibit B	 
	 Architect
	  	 	Exhibit B	 
	 Bankruptcy Code
	  	 	23	 
	 Base Rent
	  	 	4	 
	 Base, Shell and Core
	  	 	Exhibit B	 
	 Broker
	  	 	29	 
	 Building
	  	 	i	 
	 Calendar Year
	  	 	4	 
	 CC&Rs
	  	 	9	 
	 Confirmation/Amendment
	  	 	Exhibit C	 
	 Construction
	  	 	30	 
	 Construction Designs
	  	 	Exhibit B	 
	 Construction Drawings
	  	 	Exhibit B	 
	 Contractor
	  	 	Exhibit B	 
	 Corrective Action
	  	 	10	 
	 Cost Pools
	  	 	5	 
	 Cost Proposal
	  	 	Exhibit B	 
	 Documents
	  	 	9	 
	 Economic Terms
	  	 	3	 
	 Effective Date
	  	 	4	 
	 Eligibility Period
	  	 	13	 
	 Engineers
	  	 	Exhibit B	 
	 Environmental Law
	  	 	9	 
	 Environmental Permits
	  	 	9	 
	 Estimate
	  	 	7	 
	 Estimate Statement
	  	 	7	 
	 Estimated Expenses
	  	 	7	 
	 Excluded Changes
	  	 	26	 
	 Exercise Date
	  	 	Rider 1	 
	 Exercise Notice
	  	 	Rider 1	 
	 Exit Survey
	  	 	22	 
	 Expense Year
	  	 	4	 
	 Extension Option
	  	 	Rider 1	 
	 Extension Rider
	  	 	Rider 1	 
	 Fair Market Rental Rate
	  	 	Rider 1	 
	 FF&E Costs
	  	 	Exhibit B	 
	 Final Space Plan
	  	 	Exhibit B	 
	 Final Working Drawings
	  	 	Exhibit B	 
	 First Offer Notice
	  	 	2	 
	 First Offer Space
	  	 	2	 
	 Force Majeure
	  	 	28	 
	 Hazardous Materials
	  	 	9	 
	 Hazardous Materials List
	  	 	9	 
	 Information
	  	 	Exhibit B	 
	 Interest Notice
	  	 	Rider 1	 
	 Interest Rate
	  	 	8	 
	 Landlord
	  	 	1	 
	 Landlord Parties
	  	 	11	 
	 Landlord Supervision Fee
	  	 	Exhibit B	 
	 Landlord’s Work
	  	 	Exhibit B-1	 
	 Lease
	  	 	1	 
	 Lease Commencement Date
	  	 	3	 
	 Lease Expiration Date
	  	 	3	 
	 Lease Term
	  	 	3	 
	 Lease Year
	  	 	3	 
	 Market Rent
	  	 	3	 
	 Notices
	  	 	28	 
	 OFAC
	  	 	29	 
	 Operating Expenses
	  	 	5	 
	 Option Rent
	  	 	Rider 1	 
	 Option Rent Notice
	  	 	Rider 1	 
	 Option Term
	  	 	Rider 1	 
	 Original Tenant
	  	 	3	 
	 Other Buildings
	  	 	7	 
	 Outside Date
	  	 	4	 
	 Outside Date Termination Notice
	  	 	4	 

  
 [4000 SHORELINE] 

[Tizona Therapeutics, Inc.] 

 INDEX (cont’d) 

 

					
	 	  	Page(s)	 
	 Over-Allowance Amount
	  	 	Exhibit B	 
	 Over-Allowance Cap
	  	 	Exhibit B	 
	 Parking Facility
	  	 	1	 
	 Parking Operator
	  	 	26	 
	 Permits
	  	 	Exhibit B	 
	 Premises
	  	 	1	 
	 Premises Systems
	  	 	14	 
	 Project
	  	 	1	 
	 Proposition 13
	  	 	6	 
	 Release
	  	 	9	 
	 Rent
	  	 	4	 
	 Request Notice
	  	 	3	 
	 Response Notice
	  	 	3	 
	 Revenue Code
	  	 	20	 
	 Review Period
	  	 	8	 
	 ROFO Economic Terms
	  	 	2	 
	 Second Chance Notice
	  	 	2	 
	 Security Deposit
	  	 	25	 
	 Space Plan Design Problem
	  	 	Exhibit B	 
	 Statement
	  	 	7	 
	 Subject Space
	  	 	19	 
	 Subleasing Costs
	  	 	20	 
	 Summary
	  	 	i	 
	 Superior Leases
	  	 	2	 
	 Superior Rights
	  	 	2	 
	 Systems and Equipment
	  	 	6	 
	 Tax Expenses
	  	 	6	 
	 Tenant
	  	 	1	 
	 Tenant Delays
	  	 	Exhibit B	 
	 Tenant Improvement Allowance
	  	 	Exhibit B	 
	 Tenant Improvement Allowance Items
	  	 	Exhibit B	 
	 Tenant Improvements
	  	 	Exhibit B	 
	 Tenant Work Letter
	  	 	Exhibit B	 
	 Tenant’s Parties
	  	 	9	 
	 Tenant’s Share
	  	 	6	 
	 Transfer Notice
	  	 	19	 
	 Transfer Premium
	  	 	20	 
	 Transferee
	  	 	19	 
	 Transfers
	  	 	19	 
	 Utilities Costs
	  	 	6	 
	 Wi-Fi Network
	  	 	15	 
	 Working Drawing Design Problem
	  	 	Exhibit B	 

  
 [4000 SHORELINE] 

[Tizona Therapeutics, Inc.] 

 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:	  	December 21, 2015
			
	2.	  	Landlord:	  	AP3-SF1 4000 SHORELINE, LLC,
a Delaware limited liability company
			
	3.	  	Address of Landlord (Section 24.19):	  	 AP3-SF1 4000 Shoreline, 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, CA 92101
Attention: Martin L. Togni, Esq.
  
 For payment of Rent
only:
  
 AP3-SF1 4000 Shoreline LLC
Dept. LA
24537
Pasadena, CA 91185-4537

			
	4.	  	Tenant:	  	TIZONA THERAPEUTICS, INC.,
a Delaware corporation
			
	5.	  	Address of Tenant (Section 24.19):	  	 Tizona Therapeutics, Inc.
3260 Bayshore Boulevard, 1st Floor
Brisbane, CA 94050
Attention: Jeremy
Bender
(Prior to Lease Commencement Date)
  
 and

 
 4000 Shoreline Court, Suite 200
San Francisco, C 94080
Attention: Jeremy
Bender
(After Lease Commencement Date)

			
	6.	  	Premises (Article 1):	  	
			
		  	6.1 Premises:	  	11,059 rentable square feet of space located on the second (2nd) 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 4000 Shoreline Court, San Francisco, California (the “Building”).
			
	7.	  	Term (Article 2):	  	
			
		  	7.1 Lease Term:	  	Eighty-five (85) months.
			
		  	7.2 Lease Commencement Date:	  	The earlier of (i) the date Tenant commences business operations in the Premises, or (ii) 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 May 1, 2016.
			
		  	7.3 Lease Expiration Date:	  	The last day of the month in which the eighty-fifth (85th) anniversary of the Lease Commencement Date occurs.

  
 [4000 SHORELINE] 

[Tizona Therapeutics, Inc.] 

			
	8.	  	Base Rent (Article 3):

  

													
	 Lease Months
	  	Annual Base Rent	 	  	Monthly Installment
Base Rent	 	  	Monthly Rental Rate
per Rentable Square Foot	 
	 1-12*
	  	$	655,577.52	 	  	$	54,631.46	 	  	$	4.94	 
	 13-24
	  	$	675,244.84	 	  	$	56,270.40	 	  	$	5.09	 
	 25-36
	  	$	695,502.18	 	  	$	57,958.52	 	  	$	5.24	 
	 37-48
	  	$	716,367.24	 	  	$	59,697.27	 	  	$	5.40	 
	 49-60
	  	$	737,858.25	 	  	$	61,488.19	 	  	$	5.56	 
	 61-72
	  	$	759,993.99	 	  	$	63,332.83	 	  	$	5.73	 
	 73-84
	  	$	782,793.80	 	  	$	65,232.82	 	  	$	5.90	 
	 85
	  	$	806,277.61	 	  	$	67,189.80	 	  	$	6.08	 

  

	*	 Subject to abatement as set forth in Section 3.2 below. 

 

					
	9.	  	Tenant’s Share of Operating Expenses,
Tax Expenses and Utilities Costs (Section 4.2.6):	  	15.088% (11,059 rentable square feet within the Premises/73,295 rentable square feet within the Building).
			
	10.	  	Security Deposit (Article 20):	  	$54,631.46.
			
	11.	  	Brokers (Section 24.25):	  	CBRE, Inc. representing Tenant.
			
	12.	  	Parking (Article 23):	  	Thirty-three (33) unreserved parking spaces (2.94 unreserved parking spaces for every 1,000 rentable square feet of the Premises).

  
 [4000 SHORELINE] 

[Tizona 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-SF1 4000
SHORELINE, LLC, a Delaware limited liability company (“Landlord”), and TIZONA THERAPEUTICS, INC., a Delaware corporation (“Tenant”). 

ARTICLE 1 

PROJECT, BUILDING AND PREMISES; 

RIGHT OF FIRST OFFER; RELOCATION OPTION 

1.1 Project, Building and Premises. 

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. Subject to Force Majeure delays and Landlord’s commercially reasonable security requirements, Tenant shall have access to the Premises
twenty-four (24) hours a day, during each day of the Lease Term. 
 1.1.2 Building and Project. The Building consists of four
(4) floors with a total of 73,295 rentable square feet and is part of the commercial project known as “4000 Shoreline”, located on 2.4 acres of land in the City of South San Francisco. The term “Project” as used in
this Lease, shall mean, collectively: (i) the Building; (ii) 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, which are designated from time to time by Landlord as common areas appurtenant to or servicing the Building, and any such other improvements; (iii) any additional buildings, improvements,
facilities and common areas located adjacent to the Project 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 (iv) 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 contains a parking facility
(“Parking Facility”). 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 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 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. 
 1.1.3 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 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 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 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 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 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, 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. 
 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; provided, however, in the event that, as of the date of execution of this Lease, the Building’s “Systems and
Equipment” (as defined in Section 4.2.4 of this Lease), in their condition existing as of such date without regard to any of the Tenant Improvements, alterations or other improvements existing in the Premises as of the date hereof and/or
to be constructed or installed by or on behalf of Tenant in the Premises or 

  

					
		  	- 1 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 
Tenant’s use of the Premises, and based solely on an unoccupied basis, contains latent defects, then Landlord shall be responsible, at its sole cost and expense which shall not be included
in Operating Expenses (except as otherwise permitted in Section 4.2 hereof), for correcting any such latent defects as soon as reasonably possible after receiving notice thereof from Tenant; provided, however, that if Tenant fails to give
Landlord written notice of any such latent defects within twelve (12) months after the Lease Commencement Date, then the correction of any such latent defects shall, subject to Landlord’s repair obligations in Section 7.2 hereof (and
to the extent such correction is a responsibility of Tenant pursuant to Section 7.1 hereof), be Tenant’s responsibility at Tenant’s sole cost and expense. 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 and without any obligation on Landlord’s part to make any alterations, upgrades or improvements thereto. 

1.3 Rentable Square Feet. The parties hereby stipulate that the Premises contain the rentable square feet set forth in Section 6.1
of the Summary, and such square footage amount is not subject to adjustment or remeasurement by Landlord or Tenant. Accordingly, there shall be no adjustment in the Base Rent or other amounts set forth in this Lease which are determined based upon
the rentable square feet of the Premises. 
 1.4 Right of First Offer. Subject to the following terms and conditions, Landlord hereby
grants to Tenant a right of first offer with respect to any space on the third (3rd) floor of the Building (“First Offer Space”). Notwithstanding the foregoing (i) such first
offer right of Tenant shall become effective only following the expiration or earlier termination of (A) any existing lease pertaining to the First Offer Space, and (B) as to any First Offer Space which is not leased as of the date of this
Lease, Tenant’s right of first offer shall become effective only following the first lease pertaining to any portion of such First Offer Space entered into by Landlord after the date of this Lease (collectively, the “Superior
Leases”), including any renewal or extension of such existing or future lease, whether or not such renewal or extension is pursuant to an express written provision in such lease, and regardless of whether any such renewal or extension is
consummated pursuant to a lease amendment or a new lease, and (ii) Tenant’s first offer right shall be subordinate and secondary to all currently existing rights of expansion, first refusal, first offer or similar rights previously granted
to (A) the tenants of the Superior Leases and (B) any other tenant of the Project (the rights described in items (i) and (ii), above to be known collectively as “Superior Rights”). Tenant’s right of first offer
shall be on the terms and conditions set forth in this Section 1.4. 
 1.4.1 Procedure for Offer. Landlord shall notify Tenant
(the “First Offer Notice”) from time to time when Landlord determines that Landlord shall commence the marketing of any First Offer Space because such space shall become available for lease to third parties, where no holder of a
Superior Right desires to lease such space. The First Offer Notice shall describe the space so offered to Tenant and shall set forth Landlord’s proposed material economic terms and conditions applicable to Tenant’s lease of such space
(collectively, the “ROFO Economic Terms”), including the proposed term of lease and the proposed rent payable for the First Offer Space; such ROFO Economic Terms shall be based on Landlord’s good faith determination of the fair
market rental rate for such First Offer Space. Notwithstanding the foregoing, Landlord’s obligation to deliver the First Offer Notice shall not apply during the last nine (9) months of the initial Term unless Tenant has delivered an
Interest Notice to Landlord pursuant to Rider 1 hereto nor shall Landlord be obligated to deliver the First Offer Notice during the last eight (8) months of the initial Term unless Tenant has timely delivered Tenant’s Exercise Notice to
Landlord pursuant to Rider 1 hereto. 
 1.4.2 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 ten (10) days after delivery of the First Offer Notice to Tenant, Tenant shall deliver an unconditional irrevocable 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 the ROFO Economic Terms shall be as set forth in the First Offer Notice. If Tenant does not unconditionally exercise its right of first offer within
the ten (10) day period, 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 and Tenant’s right of first offer shall terminate as to the First
Offer Space described in the First Offer Notice; provided, however, that if Landlord, within thirty (30) days after such ten (10) day period, intends to enter into a lease upon ROFO Economic Terms which are, in the aggregate, materially
more favorable to a prospective tenant than those ROFO Economic Terms proposed by Landlord in the First Offer Notice to Tenant, then Landlord shall first deliver written notice to Tenant (“Second Chance Notice”) providing Tenant
with the opportunity to lease the First Offer Space on such more favorable ROFO Economic Terms; provided, however, that in no event shall Landlord be obligated to provide Tenant a Second Chance Notice if the prospective third party tenant has, in
Landlord’s good faith, business judgment, a credit worthiness and financial stability greater than Tenant. For purposes hereof, ROFO Economic Terms shall be materially more favorable to a third party if such ROFO 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 Refusal Space as those proposed by Landlord
in the First Offer Notice to Tenant. Tenant’s failure to elect to lease the First Offer Space upon such more favorable ROFO Economic Terms by written notice to Landlord within three (3) business days after Tenant’s receipt of such
Second Chance Notice from Landlord shall be deemed to constitute Tenant’s election not to lease such space upon such more favorable ROFO Economic Terms, in which case Landlord shall be entitled to lease such space to any third (3rd) party on any terms Landlord desires and Tenant shall have no further right to lease such First Offer Space set forth in the First Offer Notice. 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 offered by Landlord to Tenant at any particular time, and Tenant may not elect to lease only a portion thereof. 

  

					
		  	- 2 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 1.4.3 Construction of First Offer Space. Tenant shall take the First Offer Space in
its “as-is” condition (subject to the ROFO Economic Terms), and Tenant shall be entitled to construct improvements in the First Offer Space in accordance with the provisions of Article 8 of
this Lease. 
 1.4.4 Lease of First Offer Space. If Tenant timely and properly 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 same non-economic terms and conditions as applicable to the initial Premises, and
the economic terms and conditions as provided in this Section 1.4. Unless otherwise specified in Landlord’s ROFO Economic Terms, Tenant shall commence payment of rent for the First Offer Space and the Term of the First Offer Space shall
commence upon the date of delivery of such space to Tenant. 
 1.4.5 No Defaults. The rights contained in this Section 1.4 shall
be personal to the Tenant originally named in this Lease (the “Original Tenant”) and/or its assignee(s) and/or any Affiliate Assignee, and may only be exercised by the Original Tenant, its assignee(s) or such Affiliate Assignee (but
not any sublessee of the Original Tenant’s interest in this Lease) if the Original Tenant, its assignee(s) or Affiliate Assignee, collectively, occupies the entire Premises as of the date of the First Offer Notice. Tenant shall not have the
right to lease First Offer Space as provided in this Section 1.4 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 monetary or
material non-monetary default under this Lease beyond any applicable notice and cure periods. 
 1.5
Relocation Option. In the event that, at any time during the Term from and after the thirty-sixth (36th) monthly anniversary of the Lease Commencement Date, Tenant would like to relocate
its operations to other general office and research space in another biotechnology project owned by Landlord, Tenant may so notify Landlord (“Request Notice”). Tenant’s Request Notice shall specify the approximate number of
rentable square feet required by Tenant, the project owned by Landlord to which Tenant desires to relocate and the approximate lease term desired by Tenant (which shall be a minimum of eighty-five (85) months). Within thirty (30) days
after Landlord’s receipt of Tenant’s Request Notice, Landlord shall notify Tenant (“Response Notice”) as to whether Landlord owns any property which meets the requirements specified in Tenant’s Request Notice and
which is then available for lease, which availability shall in any event be subject to the approval of Landlord’s lender. If any such space is then available, Landlord’s Response Notice shall also contain Landlord’s proposed economic
terms (which shall be at the prevailing Market Rent, as defined below), including without limitation the proposed base rent, rental concessions (if any), the contribution by Landlord toward improvement of such space (if any) and brokerage
commission, and other terms and conditions applicable to Tenant’s lease of such space including, without limitation, general configuration of such space, and the unamortized balance (as of Tenant’s proposed relocation date) of the
Improvement Allowance and the brokerage commissions paid by Landlord in connection with this Lease (including in connection with any First Offer Space) and therefore payable by Tenant as consideration for such relocation (collectively, the
“Economic Terms”). For purposes hereof, space shall not be considered to be available for lease if, at such time, such space is subject to an existing lease or Landlord is in discussions with a prospective tenant to lease such
space. If Landlord’s Response Notice indicates that space meeting the requirements of Tenant’s Request Notice is then available, Landlord and Tenant shall negotiate, in good faith, to reach agreement on Economic Terms of Tenant’s
lease of such space and the terms of a new lease for such space. If Landlord and Tenant are able to reach agreement and enter into a new lease for such space within thirty (30) days after the Response Notice, this Lease shall terminate as of
the commencement date of such new lease (except for those provisions which expressly survive the expiration of the Lease Term). If, however, despite their good faith efforts, Landlord and Tenant are unable to reach agreement on such new space and
enter into a new lease for such space within said thirty (30) day period, this Lease shall remain in full force and effect and Landlord shall be free to lease the space described in the Response Notice to anyone to whom Landlord desires on any
terms Landlord desires. In order to exercise its relocation option hereunder, Tenant must not be in monetary or material non-monetary default under this Lease after expiration of applicable notice and cure
periods as of the date of the Request Notice and the Response Notice. The right described in this Section 1.5 shall be personal to the Tenant named in this Lease and any Affiliate Assignee and may not be assigned to any other entity. For
purposes of this Section 1.5, the term “Market Rent” shall mean the net effective rent taking into account all relevant factors (including, without limitation, applicable monthly Basic Rental, including all escalations, Direct
Costs, additional rent and other charges, rent abatement, tenant improvement allowance, all other rental concessions and brokerage commissions, applicable to leases, as of the commencement of the relocation term, for
non-sublease, non-encumbered, space comparable in size, location and quality to the new premises for a term comparable to the relocation term which comparable space is
located in other first-class biotechnology buildings comparable to the Project (or the other applicable building owned by Landlord) in South San Francisco, California (or the other applicable area). 

ARTICLE 2 

LEASE TERM 
 The
terms and provisions of this Lease shall be effective as of the date of this Lease except for the provisions of this Lease relating to the payment of Rent. 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. 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), then except as set forth below, Landlord 

  

					
		  	- 3 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 
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 an 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 execute and return such amendment to Landlord within ten (10) business days after Tenant’s receipt thereof. If
Tenant fails to execute and return the amendment 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). In the event that Substantial Completion of the Premises has not occurred by September 1, 2016 (the
“Outside Date”), as such Outside Date may be extended by the number of days of Tenant Delays (as defined in the Tenant Work Letter) and by the number of days of Force Majeure events (as defined in Section 24.17 hereof), then
the sole remedy of Tenant shall be the right to deliver a notice to Landlord (the “Outside Date Termination Notice”) electing to terminate this Lease effective upon receipt of the Outside Date Termination Notice by Landlord (the
“Effective Date”). Except as provided hereinbelow, the Outside Date Termination Notice must be delivered by Tenant to Landlord, if at all, not earlier than the Outside Date and not later than five (5) business days after the
Outside Date. Upon termination of this Lease, the parties shall be relieved of all further obligations under this Lease except for those obligations under this Lease which expressly survive the expiration or sooner termination of this Lease. 

ARTICLE 3 

BASE RENT 
 3.1
Base Rent. Tenant shall pay, without notice or demand, to Landlord at the address set forth in Section 3 of the Summary, or 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. Concurrently with Tenant’s execution of this Lease, Tenant shall deliver to Landlord
an amount equal to $65,690.46, which amount shall be comprised of the following: (i) the Base Rent payable by Tenant for the Premises for the first (1st) full month of the Lease Term
(i.e., $54,631.46); and (ii) the Estimated Expenses (as defined below) payable by Tenant for the Premises for the first (1st) full month of the Lease Term (i.e., $11,059.00). 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. 

3.2 Rent Abatement. Notwithstanding anything to the contrary set forth herein, and provided that Tenant shall faithfully perform all of
the terms and conditions of this Lease, Landlord hereby agrees to abate Tenant’s obligation to pay the Base Rent for the second (2nd) month of the Lease Term. During such abatement period,
Tenant shall continue to be responsible for the payment of all Additional Rent which Tenant is required to pay under this Lease. Following an Event of Default by Tenant under the terms of this Lease which results in early termination of this Lease,
then as a part of the recovery set forth in this Lease, Landlord shall be entitled to the recovery of the Base Rent which was abated under the provisions of this Section and such Base Rent shall not be deemed to have been forgiven or abated, but
shall become immediately due and payable as unpaid rent which had been earned at the time of termination. 
 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 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 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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, 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 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 the cost of any management fee 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 laborsaving 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 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, 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 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 and (y) 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 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/or among different tenants of the Project and/or among the Other Buildings (as defined in Section 4.3.4 below), if any, as and when such Other Buildings
are constructed and added to (and/or excluded from) the Project (the “Cost Pools”). Such Cost Pools may also include an 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 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) management fees in excess of three percent (3%) of gross receipts of the Building. 

  

					
		  	- 5 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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 and any additional buildings added to the Project pursuant to Section 1.1.3
above (but only during the period of time that such additional buildings are included by Landlord within the Project) were fully constructed, and (ii) the Project, the Building 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 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, and (iii) any items paid by Tenant under
Section 4.4 below. 
 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.
Tenant’s Share shall not be adjusted to reflect any redetermination of rentable square feet of the Premises or the Building. 
 4.2.7
“Utilities Costs” shall mean all actual charges for utilities for the Building and the Project (including utilities for the 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, measurement meters and devices 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 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 

  

					
		  	- 6 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 
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 endeavor to 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,
together with reasonable backup. 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, at Landlord’s option, either (i) remit such overpayment
to Tenant within thirty (30) days after such applicable Statement is delivered to Tenant, or (ii) credit such overpayment toward the additional Rent next due and payable to Tenant under this Lease. The failure of Landlord to timely furnish
the Statement for any Expense Year shall not prejudice Landlord from enforcing its rights under this Article 4. Even though the Lease Term has expired and Tenant has vacated the Premises, if the Statement for the 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 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 commercial project consisting of the Building, and such other buildings as Landlord may elect to construct and include as part of the Project from time to time (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 (if any), 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 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 elects to subdivide certain common area portions of the Project such as landscaping,

  

					
		  	- 7 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 
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. 

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 the due date therefor, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of the amount due plus any attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges
when due hereunder. The late charge shall be deemed Additional Rent and the right to require it shall be in addition to all of Landlord’s other rights and remedies hereunder, 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 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 California 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; 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 request, completes such inspection, and demands an audit as set forth below within nine (9) months immediately
following Landlord’s delivery of the particular Statement in question (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. 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 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. In

  

					
		  	- 8 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 
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 (except to the extent disclosure is required in accordance with applicable law), 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 general office and
research purposes consistent with the character of the Project as a first-class biotechnology project, 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 Declaration of Covenants and Reciprocal Easement Agreement for Sierra
Point dated September 18, 2001 and recorded in the Official Records of San Mateo County on September 20, 2001 as Document # 2001-147642 (the existing “CC&Rs”), as the same may be amended, amended and restated,
supplemented or otherwise modified from 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
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, migrating, 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 may be required from time to time under any Environmental Laws applicable to Tenant or 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 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”), 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 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 true and correct copies of the following documents (hereinafter referred to as the “Documents”) relating to the
handling, storage, disposal and 

  

					
		  	- 9 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 
emission of Hazardous Materials prior to the Lease Commencement Date or, if unavailable at that time, concurrently with the receipt from or submission to any Governmental Authority: 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, 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. Notwithstanding the provisions of Article 14, 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). 

5.2.4 Landlord’s Right to Conduct Environmental Assessment. At any time during the Lease Term, Landlord shall have the right, at
Tenant’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 Tenant’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. 
 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 indicates there has been a Release, threatened Release or other conditions with respect to 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 immediately undertake Corrective Action with respect to contamination 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 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). If Tenant undertakes or continues Corrective Action after the expiration or earlier termination of this Lease, Landlord, upon being
given forty-eight (48) hours’ advance notice, may, in Landlord’s sole discretion, elect (without limiting any of the Landlord’s other rights and remedies under this Lease, at law and/or in equity), to provide, at an “access
fee” equal to one hundred fifty percent (150%) of the Monthly Rent in effect for the last month immediately preceding the expiration or earlier termination of this Lease, plus all other sums due under this Lease, access to the Premises, the
Building and the Project as may be requested by Tenant and its consultant to accomplish the Corrective Action. 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. Landlord may, in its sole discretion, provide access until Tenant delivers evidence reasonably satisfactory to
Landlord that Tenant’s Corrective Action activities on the Premises and the Affected Areas satisfy applicable Environmental Laws. 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. Landlord may, in its sole discretion, continue to provide access and Tenant shall continue to pay the access fee until such time as Landlord is able to use the Premises and the
Affected Areas for such purposes as Landlord reasonably desires. 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 continue paying the access fee 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 

  

					
		  	- 10 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 
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 at the expiration or earlier termination of this Lease which is not disclosed by Tenant prior to the
effective date of this Lease shall be presumed to have arisen in connection with Tenant’s environmental activities under the Lease. Notwithstanding anything above to the contrary, if any clean-up or
monitoring procedure is required by any applicable governmental authorities in, on, under or about the Premises and the Affected Areas during the Lease Term as a consequence of any Hazardous Materials contamination and the procedure for clean-up is not completed (to the satisfaction of Landlord and/or the governmental authorities) prior to the expiration or earlier termination of this Lease then, at Landlord’s election, (i) this Lease
shall be deemed renewed for a term commencing on the expiration or earlier termination of this Lease and ending on the date the clean-up procedure is anticipated to be completed; or (ii) Tenant shall be
deemed to have impermissibly held over (and Article 16 of this Lease shall apply with full force and effect) and Landlord shall be entitled to all damages directly or indirectly incurred, including, without limitation, damages occasioned by the
inability to relet the Premises and/or any other portion of the Building or a reduction of the fair market or rental value of the Premises and/or the Building. 

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
caused 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 reasonable steps Landlord deems necessary or appropriate to
remediate such Release and prevent any similar future release to the satisfaction of Landlord and Landlord’s mortgagee(s). Tenant will, upon the request of Landlord at any time during which Landlord has reason to believe 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 an environmental audit of the Premises at
Tenant’s expense by an established environmental consulting firm reasonably acceptable to Landlord. In the event the audit provides that Corrective Action is required 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 and which are caused by Tenant or any of Tenant’s Parties during the Term of this Lease, including arising from or caused in whole or in part, directly or indirectly, by (i) the presence in, on, under or about the Premises and
the Affected Areas, of any Hazardous Materials; (ii) Tenant’s or other user’s actual, proposed or threatened use, treatment, storage, transportation, holding, existence, disposition, manufacturing, control, management, abatement,
removal, handling, transfer, generation or Release (past, present or threatened) of Hazardous Materials to, in, on, under, about or from the Premises and the Affected Areas; (iii) any present or threatened noncompliance or violations of any
Environmental Laws during the Lease Term in connection with Tenant and/or the Premises and/or the Affected Areas; (iv) personal injury claims; (v) the payment of any environmental liens, or the disposition, recording, or filing or
threatened disposition, recording or filing of any environmental lien encumbering or otherwise affecting the Premises and/or the Affected Areas; (vi) diminution in the value of the Premises and/or the Project; (vii) damages for the loss or
restriction of use of the Premises and/or the Project, including prospective rent, lost profits and business opportunities; (viii) sums paid in settlement of claims; (ix) reasonable attorneys’ fees, consulting fees and expert fees;
(x) the cost of any investigation of site conditions; and (xi) the cost of any repair, clean-up or remediation ordered by any governmental or quasi-governmental agency or body or otherwise deemed
necessary in Landlord’s reasonable judgment. 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. For purposes of the indemnity provisions in this
Section 5.2, any acts or omissions of Tenant and/or Tenant’s Parties or others acting for or on behalf of Tenant (whether or not they are negligent, intentional, willful or unlawful) shall be strictly attributable to Tenant. The provisions
of this Section 5.2.7 will survive the expiration or earlier termination of this Lease. 
 5.2.8 Tenant’s Waiver of
Section 1542. Tenant warrants, represents, acknowledges and agrees that Tenant has performed all investigations appropriate under the circumstances to determine whether any violations of Hazardous Materials Laws currently
exist. Tenant shall have no right or remedy against Landlord with respect to any such violation and Tenant hereby releases, waives and forever discharges Landlord and the Landlord Parties from any and all claims, demands and causes of action,
whether known or unknown to Tenant, which Tenant may now or hereafter have arising out of, connected with or incidental to the existence of any Hazardous Material now or hereafter on or about the Premises or the Project. Tenant is aware of the
provisions of Section 1542 of the California Civil Code which provides as follows: 
 “A GENERAL RELEASE DOES NOT EXTEND TO
CLAIMS WHICH THE CREDITOR DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME OF EXECUTING THE RELEASE WHICH IF KNOWN BY HIM OR HER MUST HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR.” 

and, after consultation with counsel concerning the meaning and effect of such waiver, Tenant specifically waives the benefit of the provisions of
Section 1542 of the California Civil Code. 

  

					
		  	- 11 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 5.2.9 Landlord’s Termination Option for Certain Environmental Problems. 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 may, at its option, either (i) remediate such Hazardous
Materials, in which event this Lease shall continue in full force and effect or (ii) if the estimated cost to remediate such Hazardous Materials exceeds One Million Dollars ($1,000,000.00) (the “Threshold Amount”), give written
notice to Tenant, within thirty (30) days after receipt by Landlord of knowledge of the existence of such Hazardous Materials, of Landlord’s desire to terminate this Lease as of the date ninety (90) days following the date of such
notice. In the event Landlord elects to give such a termination notice, Tenant may, within ten (10) days thereafter, give written notice to Landlord of Tenant’s commitment to pay the amount by which the cost of the remediation of such
Hazardous Materials exceeds the Threshold Amount. Tenant shall provide Landlord with such funds or satisfactory assurance thereof within thirty (30) days following such commitment. In such event, this Lease shall continue in full force and
effect, and Landlord shall proceed to make such remediation as soon as reasonably possible after the required funds are available. If Tenant does not give such notice and provide the required funds or assurance thereof within the time provided, this
Lease shall terminate as the date specified in Landlord’s termination notice. 
 5.2.10 Control Areas. Tenant shall be allowed
to utilize up to its pro rata share of the Hazardous Materials inventory within any control area or zone (located within the Premises), as designated by the applicable building code, for chemical use or storage. As used in the preceding sentence,
Tenant’s pro rata share of any control areas or zones located within the Premises shall be determined based on the rentable square footage that Tenant leases within the applicable control area or zone. For purposes of example only, if a control
area or zone contains 10,000 rentable square feet and 2,000 rentable square feet of a tenant’s premises are located within such control area or zone (while such premises as a whole contains 5,000 rentable square feet), the applicable
tenant’s pro rata share of such control area would be 20%. 
 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 requires. The placement and configuration of
all ventilation exhaust pipes, louvers and other equipment shall be subject to Landlord’s approval. 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 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, as part of Operating Expenses and/or Utilities Costs, provide the following services on
all days during the Lease Term, unless otherwise stated below. 
 6.1.1 Subject to reasonable changes implemented by Landlord and to all
governmental rules, regulations and guidelines 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. 

  

					
		  	- 12 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 6.1.4 Landlord shall provide water in the Common Areas and Premises for lavatory, drinking,
laboratory and landscaping purposes. 
 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. Notwithstanding anything in this Lease to the contrary (but subject to Section 6.8 below), 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) business days after billing and as Additional Rent hereunder, the sum of
all costs to Landlord of such additional services plus a five percent (5%) administration fee. 
 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 ten (10) business 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. In the event that 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 by Landlord after the Lease Commencement Date or any failure by Landlord to perform any repair, maintenance or alteration required to be performed by Landlord under this Lease or permitted
pursuant to Section 24.30 below, or (ii) any failure by Landlord to provide to the Premises any of the facilities for essential utilities and services required to be provided in Section 6.1.1 above, or (iii) any failure by
Landlord to provide access to the Premises, then Tenant’s obligation to pay Base Rent and Tenant’s Share of Operating Expenses, Tax Expenses and Utilities Costs shall be abated or reduced, as the case may be, from and after the first (1st)
day following the Eligibility Period and continuing until such time that 

  

					
		  	- 13 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 
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; provided, however, that Tenant shall only be entitled to such abatement of rent if the matter described in clauses (i), (ii) or (iii) of this
sentence is within Landlord’s reasonable control or caused by Landlord’ gross negligence or willful misconduct. To the extent Tenant shall be entitled to abatement of rent because of a damage or destruction pursuant to Article 11 or a
taking pursuant to Article 12, then the Eligibility Period shall not be applicable. 
 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 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 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 not less than ten (10) years of 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, 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 basic plumbing, HVAC and electrical systems serving the Building and not located in 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.
Landlord shall not be liable for any failure to make any such repairs, or to perform any maintenance. 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 affect the structural components of the Building or
the Systems and Equipment or which can be seen from outside the Premises (the “Prohibited Alterations”); provided further that Tenant may, at its sole cost and expense and without Landlord’s written consent, perform interior, non-structural alterations or additions to the Premises provided such alterations or additions do not affect the structural components of the Building or the Systems and Equipment or require any permit or roof
penetrations and the cost of which does not exceed Fifty Thousand Dollars ($50,000.00) in the aggregate over a twelve (12) month period (the “Permitted Alterations”) so long as Tenant notifies Landlord at least fifteen
(15) days prior to commencing any Permitted Alterations so that Landlord may post a Notice of 

  

					
		  	- 14 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 
Non-Responsibility on 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 four percent (4%) of the cost of 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. 
 8.2 Manner of Construction. Landlord may impose, as a condition of its consent to all Alterations or repairs of
the Premises, such requirements as Landlord in its reasonable discretion may deem desirable, including, but not limited to, the requirement that Tenant utilize for such purposes only contractors, materials, mechanics and materialmen approved by
Landlord; provided, however, Landlord may impose such requirements as Landlord may determine, in its sole and absolute discretion, with respect to any work affecting the structural components of the Building or Systems and Equipment (including
designating specific contractors to perform such work). 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 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 approved by Landlord covering the construction of such Alterations, and such other insurance as Landlord may 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. Landlord may, in its discretion, require Tenant to obtain a lien and completion bond or some
alternate form of security satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of such Alterations and naming Landlord as a co-obligee. 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 so long as Landlord notified Tenant in writing at the time Landlord approved such Alterations and Tenant Improvements (or with respect to Alterations not requiring Landlord’s consent, at the time Tenant notified Landlord of such
Alterations) that Landlord will require the removal of any such Alterations and Tenant Improvements but only if Tenant requested (in writing) that Landlord make such removal determination at the time Tenant requested Landlord’s consent to any
such Alterations or Tenant Improvements (or at the time Tenant provided Landlord with written notice of Alterations not requiring Landlord’s consent). If Tenant fails to complete such removal and/or to repair by the end of the Lease Term,
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) business days following such occurrence to correct such interference. If
such interference continues after such three (3) business 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. 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) promptly pay any tax, license or permit
fees charged pursuant to any laws or regulations in connection with the installation, maintenance or use of the Wi-Fi Network and 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 

  

					
		  	- 15 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 
are required by reason of the installation, operation or removal of Tenant’s Wi-Fi Network. Should Landlord be required to retain professionals to
research any interference issues that may arise and confirm Tenant’s compliance with the terms of this Section 8.4, Tenant shall reimburse Landlord for the costs incurred by Landlord in connection with Landlord’s retention of such
professionals, the research of such interference issues and confirmation of Tenant’s compliance with the terms of this Section 8.4 within twenty (20) days after the date Landlord submits to Tenant an invoice for such costs. This
reimbursement obligation is in addition to, and not in lieu of, any rights or remedies Landlord may have in the event of a breach or default by Tenant under this Lease. 

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 or bonded over 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) business 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. 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, the “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), and any 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; 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 and not insured (or required to be insured) by Tenant under this Lease (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). 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. 

  

					
		  	- 16 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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 insurance company requirements pertaining to the use of the Premises. If Tenant’s conduct or use of the Premises causes any increase in the premium for such insurance
policies, then Tenant shall reimburse Landlord for any such increase. Tenant, at Tenant’s expense, shall comply with all rules, orders, regulations or requirements of the American Insurance Association (formerly the National Board of Fire
Underwriters) and with any similar body. 
 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	  	$5,000,000 each occurrence
		 	Property Damage Liability	  	$5,000,000 annual aggregate
		 		  	
		 	Personal Injury Liability	  	$5,000,000 each occurrence
		 		  	$5,000,000 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 Tenant shall carry comprehensive automobile liability insurance having a combined single limit of not
less than Two Million Dollars ($2,000,000.00) per occurrence and insuring Tenant against liability for claims arising out of ownership, maintenance or use of any owned, hired or non-owned automobiles. 

10.3.6 Environmental Liability insurance (in form and substance satisfactory to Landlord) with limits of coverage not less than Ten Million
Dollars ($10,000,000.00) combined per occurrence and in the aggregate insuring against any and all liability with respect to the Premises and all areas appurtenant thereto arising out of any death or injury to any person, damage or destruction of
any property, other loss, cost or expense resulting from any release, spill, leak or other contamination of the Premises, or any other property surrounding the Premises attributable to the presence of Hazardous Materials. Upon Landlord’s
request, Tenant shall also obtain (at Tenant’s sole cost and expense) environmental impairment liability insurance and environmental remediation liability insurance (in form and substance (including limits) acceptable to Landlord). If, at any
time it reasonably appears to Landlord that Tenant is not maintaining sufficient insurance or other means of financial capacity to enable Tenant to fulfill its obligations to Landlord hereunder, whether or not then accrued, liquidated, conditional
or contingent, Tenant shall procure and thereafter maintain in full force and effect such insurance or other form of financial assurance, with or from companies or persons and in form and substance reasonably acceptable to Landlord, as Landlord may
from time to time reasonably request. Without limiting the generality of the foregoing, all such environmental liability insurance shall specifically insure the performance by Tenant of the indemnity provisions set forth in this Lease. 

10.3.7 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; (iii) be issued by an insurance company having a rating of not less than A-X 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 thirty (30) days’ prior written notice shall have been given
to Landlord and any mortgagee or ground or underlying lessor of Landlord; (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 Five Thousand Dollars ($5,000.00). 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) business days after delivery of bills therefor. 

  

					
		  	- 17 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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. 

10.5 Additional Insurance Obligations. Tenant shall carry and maintain during the entire Lease Term, at Tenant’s sole cost and
expense, increased amounts of the insurance required to be carried by Tenant pursuant to this Article 10, and such other reasonable types of insurance coverage and in such reasonable amounts covering the Premises and Tenant’s operations
therein, as may be reasonably requested by Landlord. 
 10.6 Landlord’s Insurance. During the Term, Landlord shall insure the
Building and the Premises (excluding, however, Tenant’s furniture, equipment and other personal property and the Tenant Improvements and any Alterations) against damage by fire and standard extended coverage perils and with vandalism and
malicious mischief endorsements, rental loss coverage, at Landlord’s option, earthquake damage coverage, and such additional coverage as Landlord deems appropriate. Landlord shall also carry commercial general liability insurance, in such
reasonable amounts and with such reasonable deductibles as would be carried by a prudent owner of a similar building in the state in which the Building is located. At Landlord’s option, all such insurance may be carried under any blanket or
umbrella policies which Landlord has in force for other buildings and projects. In addition, at Landlord’s option, Landlord may elect to self-insure all or any part of such required insurance coverage. Landlord may, but shall not be obligated
to, carry any other form or forms of insurance as Landlord or the mortgagees or ground lessors of Landlord may reasonably determine is advisable. The cost of insurance obtained by Landlord pursuant to this Section 10.6 (including self-insured
amounts and deductibles) shall be included in Operating Expenses. 
 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 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 

  

					
		  	- 18 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 
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. 

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, (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 

  

					
		  	- 19 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 
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 Two Thousand Five Hundred Dollars ($2,500.00) 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”). 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; 

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; 
 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, (ii) is negotiating with Landlord to lease space in the Project at such time, or (iii) has negotiated with
Landlord during the twelve (12)-month period immediately preceding the Transfer Notice; provided that space they are seeking is available. 

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 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 seventy-five percent (75%) 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 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 in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to
Transferee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee in connection with such Transfer. 

  

					
		  	- 20 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 14.4 Landlord’s Option as to Subject Space. Notwithstanding anything to the
contrary contained in this Article 14, with respect to assignments or subleases for all of the Premises and/or for the remainder of the Lease Term, Landlord shall have the option, by giving written notice to Tenant within thirty (30) days after
receipt of any Transfer Notice, to recapture the Subject Space. 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. 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. Subject to
Section 14.7 below, 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. In no event shall this Section 14.6 apply to public offerings or equity
issuances or transfers in connection with a financing of Tenant. 
 14.7 Affiliated Companies/Restructuring of Business Organization.
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 or stock 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”) shall not be deemed a Transfer under this Article 14 (and shall not allow Landlord to any Transfer Premium), provided that: 

14.7.1 Any such Affiliate was not formed as a subterfuge to avoid the obligations of this Article 14; 

14.7.2 Tenant gives Landlord prior written notice of any such assignment or sublease to an Affiliate; 

14.7.3 Any such Affiliate has, following the effective date of any such assignment or sublease, 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 or sublease and sufficient (in Landlord’s reasonable good faith opinion) to meet the
obligations of Tenant under this Lease; 
 14.7.4 Any such assignment or sublease, exclusive of such Transfer as may occur pursuant to
Section 14.6, shall be subject to all of the terms and provisions of this Lease, and such assignee or sublessee 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 entire interest in
this Lease may be referred to as an “Affiliate Assignee.” 

  

					
		  	- 21 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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 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. At least ten
(10) days prior to Tenant’s surrender of possession of any part of the Premises, Tenant shall provide Landlord with (a) a facility decommissioning and Hazardous Materials closure plan for the Premises (“Exit Survey”)
prepared by an independent third party reasonably acceptable to Landlord, and (b) written evidence of all appropriate governmental releases obtained by Tenant in accordance with applicable laws, including laws pertaining to the surrender of the
Premises. 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 compliance with any recommendations set forth in the Exit
Survey. Tenant shall, upon the expiration or earlier termination of this Lease, furnish to Landlord evidence that Tenant has closed all governmental permits and licenses, if any, issued in connection with Tenant’s or Tenant’s Parties’
activities at the Premises. If any such governmental permits or licenses have been issued and Tenant fails to provide evidence of such closure on or before the expiration or earlier termination of this Lease, then until Tenant does so, the holdover
provisions of Article 16 of this Lease shall apply. 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 two hundred percent (200%) of the greater of (i) the Base Rent applicable during the
last rental period of the Lease Term under this Lease, and (ii) the fair market rental rate of the Premises as of the commencement of such holdover period. 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 upon the termination or expiration of this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold
Landlord harmless from all loss, costs (including reasonable attorneys’ fees) and liability resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant founded upon such
failure to surrender, and any lost profits to Landlord resulting therefrom. 
 ARTICLE 17 

ESTOPPEL CERTIFICATES 

Within ten (10) business 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 of Tenant to timely execute and deliver such estoppel certificate or other instruments shall constitute an acceptance of the Premises and an acknowledgment by Tenant that statements included in the estoppel certificate are true and correct,
without exception. Failure by Tenant to so deliver such estoppel certificate shall be a material default of the provisions of this Lease. In addition, Tenant shall be liable to Landlord, and shall indemnify Landlord from and against any loss, cost,
damage or expense, 

  

					
		  	- 22 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 
incidental, consequential, or otherwise, including attorneys’ fees, arising or accruing directly or indirectly, from any failure of Tenant to execute or deliver to Landlord any such estoppel
certificate. Upon request from time to time, Tenant agrees to provide to Landlord, within ten (10) business 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
and any party to which Landlord will provide such statements shall have entered into a non-disclosure agreement reasonably acceptable to Tenant. If any guaranty is executed in connection with this Lease,
Tenant also agrees to deliver to Landlord, within ten (10) business days after Landlord’s delivery of written request therefor, current financial statements of the guarantor in a form consistent with the foregoing criteria. 

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 that the holder of such instruments has entered into a reasonably satisfactory non-disturbance agreement. 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 ten (10) business 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 hereby
irrevocably authorizes Landlord to execute and deliver in the name of Tenant any such instrument or instruments if Tenant fails to do so, provided that such authorization shall in no way relieve Tenant from the obligation of executing such
instruments of subordination or superiority. 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. Notwithstanding any of the foregoing provisions of this Article 18, Landlord shall endeavor to obtain for the benefit of Tenant, a subordination, non-disturbance and attornment agreement on commercially reasonable terms (an “SNDA”) from any person or entity holding a security interest in the Building as of the date of this Lease, and shall,
as a condition to Tenant’s obligations hereunder, obtain for the benefit of Tenant, an SNDA from any person or entity that acquires a security interest in the Building after the date of 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. The occurrence of any of the following shall constitute an “Event of Default” of this Lease by Tenant: 

19.1.1 Any failure by Tenant to pay any Rent, Additional Rent or any other charge required to be paid under this Lease, and such failure
continues for more than five (5) business days following Tenant’s receipt of written notice of delinquency; 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 thirty (30) 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 thirty (30)-day period, Tenant shall not be deemed to be in default if it diligently commences such cure within such period and thereafter
diligently proceeds to rectify and cure said default as soon as possible; or 
 19.1.3 Abandonment or vacation of the Premises by Tenant.
Abandonment is herein defined to include, but is not limited to, any absence by Tenant from the Premises for three (3) business days or longer while in default of any provision of this Lease. 

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. 
 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. 

  

					
		  	- 23 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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 19.1.8 A default exists under any other lease by and between
Landlord or an affiliate of Landlord and Tenant, after the expiration of any applicable notice and cure periods. 
 19.1.9 Tenant fails to
deliver an estoppel certificate in accordance with Article 17. 
 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 Event of Default. Upon the occurrence of any such Event of 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 Event of 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) business 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 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. 

  

					
		  	- 24 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 19.4 Sublessees of Tenant. Whether or not Landlord elects to terminate this Lease on
account of any Event of 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, 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 ten (10) 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 shall fully and faithfully perform every provision of this Lease to
be performed by it, 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. 

  

					
		  	- 25 -	  	 [4000 SHORELINE]

[Tizona 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) business 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 (during the last year of the Lease Term), 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. Except as provided in Section 6.8 above and subject to 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. Landlord agrees that at all times that it is in the Premises (other than in the case of emergency) it
will use its commercially reasonable efforts not to unreasonably interfere with the business of Tenant, and that it will be accompanied by a representative of Tenant, if so requested by Tenant and if such representative is available at the time of
Landlord’s intended entry into the Premises. 
 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 Facility servicing the Building as shall be 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 modifications and additions thereto which
are prescribed from time to time for the orderly operation and use of the Parking Facility 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. Landlord specifically reserve the right to change the size, configuration, design, layout, location and all other aspects of the Parking Facility (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 Facility. 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 Landlord, Tenant shall reimburse Landlord for all such taxes and/or charges within ten (10) business 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. 

  

					
		  	- 26 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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 materially and adversely change the rights and obligations of Tenant hereunder, then and in such event, Tenant agrees that this Lease may be so
modified and agrees to execute whatever documents are required therefor and deliver the same to Landlord within ten (10) business 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 and to deliver the same
to Landlord within ten (10) business 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 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. 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, 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. 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, at Landlord’s sole cost and expense. 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, in its reasonable discretion. 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 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. 

  

					
		  	- 27 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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. 
 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 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 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 (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 

  

					
		  	- 28 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 
given on the date it is mailed as provided in this Section 24.19 or upon the date personal delivery is made or rejected. 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. 

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 broker specified in Section 11 of the Summary (the “Broker”), 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 Broker. Landlord shall pay CBRE, Inc. pursuant to a separate agreement. 
 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 and Project and to
install, affix and maintain any and all signs on the exterior and on the interior of the Building and any portion of the Project as Landlord may, in Landlord’s sole discretion, desire. Tenant shall not use the names of the Building or Project
or use pictures or illustrations of the Building 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. 

24.29 Confidentiality. Tenant acknowledges that the content of this Lease and any related documents are confidential information.
Tenant shall keep such confidential information strictly confidential and shall not disclose such confidential information (a) to any person or entity other than Tenant’s financial, legal, and space planning consultants, (b) except as
required by applicable law or judicial action, and (c) except to the extent such information is public or comes to Tenant’s attention other than through a breach of this Section 24.29. 

  

					
		  	- 29 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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 Project, or any part thereof; and (ii) no representations or warranties respecting the
condition of the Premises, the Building 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 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”). In connection with such
Construction, Landlord may, among other things, erect scaffolding or other necessary structures in the Building, limit or eliminate access to portions of the Project, including portions of the common areas, or perform work in the Building and/or the
Project, which work may create noise, dust or leave debris in the Building and/or the Project. 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 shall have no responsibility or for any reason be liable to Tenant for any direct or indirect injury to or interference with Tenant’s business arising from such
Construction, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the whole or any part of the Premises or of Tenant’s personal property or improvements resulting from such Construction or
Landlord’s actions in connection with such Construction, or for any inconvenience or annoyance occasioned by such Construction or Landlord’s actions in connection with such Construction. 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. 
 24.31 Substitution of Other Premises. Landlord shall have the one-time right
to move Tenant to other space in the Building comparable in size to the Premises, and all terms hereof shall apply to the new space with equal force. In such event, Landlord shall give Tenant prior notice of Landlord’s election to so relocate
Tenant, and shall move Tenant’s effects to the new space at Landlord’s sole cost and expense at such time and in such manner as to inconvenience Tenant as little as reasonably practicable. The new space shall be delivered to Tenant with
improvements substantially similar to those improvements existing in the Premises at the time of Landlord’s notification to Tenant of the relocation. Simultaneously with such relocation of the Premises, the parties shall immediately execute an
amendment to this Lease stating the relocation of the Premises. 
 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 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. 

24.33 Consents and Approvals. Except for matters for which there is a standard of consent or approval specifically set forth in this
Lease (other than a reasonableness standard), and except for matters which could affect (i) the systems and equipment of the Project; (ii) structural aspects of the Project or (iii) the exterior appearance of the Project, in which
case Landlord shall have the right to act in its sole and absolute discretion (but at all times in good faith), any time the consent or approval of Landlord or Tenant is required under this Lease, such consent or approval shall not be unreasonably
withheld, conditioned or delayed. 
 [Remainder of Page Intentionally Left Blank; Signatures on Next Page] 

  

					
		  	- 30 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

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

			
	“Landlord”:
	
	 AP3-SF1 4000 SHORELINE, LLC,

a Delaware limited liability company

		
	By:	 	/s/ W. Neil Fox, III
	Name:	 	W. Neil Fox, III
	Its:	 	Chief Executive Officer

  

			
	“Tenant”:
	
	 TIZONA THERAPEUTICS, INC.,
 a
Delaware corporation

		
	By: 	 	/s/ Pablo Cagnoni
		 	Name: Pablo Cagnoni
		 	Its: President & Chief Executive Officer

  

					
		
	By: 	 	 
		 	Name:	 	 
		 	Its:	 	 

  

	***	 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. 

  

					
		  	- 31 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 EXHIBIT A 

OUTLINE OF FLOOR PLAN OF PREMISES 
  

 

  

					
		  	 EXHIBIT A

- 1 -
	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 EXHIBIT A-1 

SITE PLAN OF PROJECT 
  

 

  

					
		  	 EXHIBIT A-1

- 1 -
	  	 [4000 SHORELINE]

[Tizona 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 for the Tenant Improvement Allowance set forth below and the Landlord’s Work (as defined in Exhibit B-1) that shall
be constructed by Landlord as set forth in Exhibit B-1 attached hereto, Landlord shall not be obligated to make or pay for any alterations or improvements to the Premises, the Building or the
Project. 
 SECTION 2 

TENANT IMPROVEMENTS 

2.1 Tenant Improvement Allowance. Tenant shall be entitled to receive from Landlord a one-time
tenant improvement allowance (the “Tenant Improvement Allowance”) in the amount of up to, but not exceeding Two Million One Hundred Seventy-Five Thousand Four Hundred Fifteen and 80/100 Dollars ($) (i.e., One Hundred Ninety-Six and 71/100 Dollars ($196.71) per rentable square foot of the Premises based on 11,059 rentable square feet in the Premises) , to help pay for the costs of the design, permitting and construction of
Tenant’s improvements which are permanently affixed to the Premises (collectively, the “Tenant Improvements”). In no event shall Landlord be obligated to make disbursements pursuant to this Tenant Work Letter in a total amount
which exceeds the Tenant Improvement Allowance. Tenant shall not be entitled to receive any cash payment or credit against Rent or otherwise for any portion of the Tenant Improvement Allowance which is not used to pay for the Tenant Improvement
Allowance Items (as defined below), except that Tenant may use up to the lesser of (i) Ten Dollars ($10.00) per rentable square foot of the Premises (i.e., up to $110,590.00 based on 11,059 rentable square feet in the Premises) and (ii) an
amount equal to fifteen percent (15%) of the total aggregate fair market value of the real and personal property included within the Premises (as determined by Landlord in its sole discretion), to help Tenant pay for the actual and documented costs
incurred by Tenant (collectively, the “FF&E Costs”) for the purchase and installation of furniture, fixtures, equipment and cabling for use in the Premises and as a rent credit (not to exceed the Ten Dollars ($10.00) per
rentable square foot of the Premises when aggregated with the FF&E Costs). Landlord shall disburse from the Tenant Improvement Allowance the portion thereof to help Tenant pay for the FF&E Costs actually incurred by Tenant within thirty
(30) days after Landlord has received Tenant’s written request for disbursement together with copies of invoices from third parties evidencing the amount of such FF&E Costs to be paid by Tenant, but Landlord shall have no obligation to
disburse any portion of the Tenant Improvement Allowance to pay for the FF&E Costs: (A) until after the Commencement Date has occurred and (B) with respect to any disbursement request made by Tenant more than one hundred eighty
(180) days after the Commencement Date. Except with respect to the foregoing FF&E Costs, Tenant shall be solely responsible for the cost and installation of all data telecom wiring, and furniture, fixtures and equipment as may be required
by Tenant and in no event shall the Tenant Improvement Allowance be applied to the cost of any such items. Notwithstanding any provision to the contrary contained herein, to the extent any portion of the Tenant Improvement Allowance is unused by
Tenant as of the date which is one hundred eighty (180) days after the Lease Commencement Date, then the remaining balance thereof shall revert to Landlord, and Tenant shall have no right to use such amount for any remaining improvements or
alterations, nor as a Rent credit or cash allowance. 
 2.2 Disbursement of the Tenant Improvement Allowance. Except as otherwise set
forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which disbursement shall be made pursuant to Landlord’s standard disbursement process), only for the following items and costs
(collectively, the “Tenant Improvement Allowance Items”): 
 2.2.1 Payment of (i) the fees of the Architect and the
Engineers (as such terms are defined below), provided, however, that only an amount not to exceed Ten Dollars ($10.00) per rentable square foot of the Premises (i.e., up to One Hundred Ten Thousand Five Hundred Ninety Dollars ($110,590.00) based on
11,059 rentable square feet of the Premises) may be deducted from the Tenant Improvement Allowance to pay for such fees, and (ii) the fees incurred by, and the cost of documents and materials supplied by, Landlord and Landlord’s
consultants in connection with the preparation and review of the Construction Drawings (as defined below); 
 2.2.2 The payment of
plan check, permit and license fees relating to construction of the Tenant Improvements; 
 2.2.3 The cost of construction of the Tenant
Improvements, including, without limitation, contractors’ fees and general conditions, testing and inspection costs, costs of utilities, trash removal, parking and hoists, and the costs of after-hours freight elevator usage; 

2.2.4 The cost of any changes in the Base, Shell and Core when such changes are required by the Construction Drawings (including if such
changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith; 

  

					
		  	 EXHIBIT B

- 1 -
	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 2.2.5 The cost of any changes to the Construction Drawings or Tenant Improvements required
by Code or any other applicable laws; 
 2.2.6 Sales and use taxes and Title 24 fees; 

2.2.7 The Landlord Supervision Fee (as defined below); and 

2.2.8 all other costs to be expended by Landlord in connection with the design and construction of the Tenant Improvements. 

SECTION 3 

CONSTRUCTION DRAWINGS 

3.1 Selection of Architect/Construction Drawings. Landlord shall retain McFarlane Architects as its architect/space planner (the
“Architect”) to prepare the “Construction Drawings,” as that term is defined in this Section 3.1. Landlord shall retain Landlord’s engineering consultants (the “Engineers”) to prepare all plans
and engineering working drawings relating to the structural, mechanical, electrical, plumbing, HVAC, lifesafety, and sprinkler work in the Premises. The plans and drawings to be prepared by Architect and the Engineers hereunder shall be known
collectively as the “Construction Drawings.” Notwithstanding that any Construction Drawings are reviewed by Landlord or prepared by its Architect, Engineers and consultants, and notwithstanding any advice or assistance which may be
rendered to Tenant by Landlord or Landlord’s Architect, Engineers, and consultants, Landlord shall have no liability whatsoever in connection therewith and shall not be responsible for any omissions or errors contained in the Construction
Drawings, and Tenant’s waiver and indemnity set forth in Article 10 of the Lease shall specifically apply to the Construction Drawings. 

3.2 Final Space Plan. Within three (3) days of the full execution and delivery of the Lease by Landlord and Tenant, Tenant shall
meet with Landlord’s Architect and provide Landlord’s Architect with information regarding the preliminary layout and designation of all proposed offices, rooms and other partitioning, and their intended use and equipment to be contained
therein (the “Information”). Landlord shall cause Architect to, based on such Information (subject to changes reasonably required by Landlord), prepare the final space plan for Tenant Improvements in the Premises (collectively, the
“Final Space Plan”), which Final Space Plan shall include a layout and designation of all offices, rooms and other partitioning, their intended use, and equipment to be contained therein, and to deliver the Final Space Plan to
Tenant for Tenant’s approval. Tenant shall approve or reasonably disapprove the Final Space Plan or any revisions thereto within three (3) business days after Landlord delivers the Final Space Plan or such revisions to Tenant; provided,
however, that Tenant may only disapprove the Final Space Plan to the extent the same is not (subject to changes reasonably required by Landlord) in substantial conformance with the Information provided by Tenant to Architect (“Space Plan
Design Problem”). Tenant’s failure to disapprove the Final Space Plan for any Space Plan Design Problem or any revisions thereto by written notice to Landlord (which notice shall specify in detail the reasonable reasons for
Tenant’s disapproval pertaining to any Space Plan Design Problem) within said three (3) business day period shall be deemed to constitute Tenant’s approval of the Final Space Plan or such revisions. 

3.3 Final Working Drawings. Based on the Final Space Plan, Landlord shall cause the Architect and the Engineers to complete the
architectural and engineering drawings for the Premises, and cause the Architect to compile a fully coordinated set of architectural, structural, mechanical, electrical and plumbing working drawings in a form which is complete to allow
subcontractors to bid on the work and to obtain all applicable permits (collectively, the “Final Working Drawings”) and shall submit the same to Tenant for Tenant’s approval. The Final Working Drawings shall incorporate
modifications to the Final 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 Final Space Plan
for any portion of the Tenant Improvements depicted thereon, the actual specifications and finish work shall be in accordance with the Specifications. Tenant shall approve or reasonably disapprove the Final Working Drawings or any revisions thereto
within three (3) business days after Landlord delivers the Final Working Drawings or any revisions thereto to Tenant; provided, however, that Tenant may only disapprove the Final Working Drawings to the extent the same are not (subject to
changes reasonably required by Landlord) in substantial conformance with the Final Space Plan (“Working Drawing Design Problem”). Tenant’s failure to reasonably disapprove the Final Working Drawings or any revisions thereto by
written notice to Landlord (which notice shall specify in detail the reasonable reasons for Tenant’s disapproval pertaining to any Working Drawing Design Problem) within said three (3) business day period shall be deemed to constitute
Tenant’s approval of the Final Working Drawings or such revisions. 
 3.4 Approved Working Drawings. The Final Working Drawings
shall be approved or deemed approved by Tenant (the “Approved Working Drawings”) prior to the commencement of the construction of the Tenant Improvements. Landlord shall cause the Architect to submit the Approved Working Drawing to
the applicable local governmental agency for all applicable building permits necessary to allow the Contractor (as defined below), to commence and fully complete the construction of the Tenant Improvements (the “Permits”). No
changes, modifications or alterations in the Approved Working Drawings may be made without the prior written consent of Landlord, provided that Landlord may withhold its consent, in its sole discretion, to any change in the Approved Working
Drawings, if such change would directly or indirectly delay the Substantial Completion of the Premises and/or would result in an Over-Allowance Cap (as defined below). 

  

					
		  	 EXHIBIT B

- 2 -
	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 3.5 Time Deadlines. Tenant shall use its best efforts to cooperate with Architect,
the Engineers, and Landlord to complete all phases of the Construction Drawings and the permitting process and to receive the Permits, and with the Contractor, for approval of the Cost Proposal (as defined below) as soon as possible after the
execution of the Lease and, in this regard, to the extent Landlord considers such meeting(s) to be reasonably necessary, Tenant shall meet with Landlord on a weekly basis to discuss Tenant’s progress in connection with the same. 

3.6 Change Orders. In the event that Tenant desires to make any changes to the Approved Working Drawings, any such changes shall be
subject to Landlord’s approval, which approval shall not be unreasonably withheld. Landlord shall, within five (5) business days after Landlord receives Tenant’s request for any such change, either reasonably approve such change or
reasonably disapprove such change, in which case Landlord shall notify Tenant of Landlord’s reason for such disapproval. If Landlord fails to disapprove such change within said five (5) business day period and if such failure continues for
one (1) additional business day after Tenant’s second request for approval, such change shall be deemed to be approved by Landlord. Concurrently with Tenant’s delivery of the change request to Landlord, Tenant shall also deliver such
change request to Contractor. The Contractor shall be requested to provide an estimate of the change in cost associated with such change and an estimate of the impact on the construction schedule resulting from such change. Such information shall be
provided to Tenant and Tenant shall be provided with an opportunity to either proceed with such change based upon such information or to rescind its request for such change; however, whether or not Tenant requests a rescission of such change, to the
extent there is delay in the Substantial Completion of the Tenant Improvements in the Premises as a result of such process, such delay shall be deemed to constitute a Tenant Delay. 

SECTION 4 

CONSTRUCTION OF THE TENANT IMPROVEMENTS 

4.1 Contractor. A contractor, under the supervision of and selected by Landlord, shall construct the Tenant Improvements (the
“Contractor).” 
 4.2 Cost Proposal. After the Approved Working Drawings are signed by Landlord and Tenant, Landlord
shall provide Tenant with a reasonably detailed cost proposal in accordance with the Approved Working Drawings, which cost proposal shall include, as nearly as possible, the total cost of all Tenant Improvement Allowance Items to be incurred by
Tenant in connection with the construction of the Tenant Improvements (the “Cost Proposal”). Tenant shall have the right to meet and confer with Landlord regarding such Cost Proposal. Tenant shall approve and deliver the Cost
Proposal to Landlord within five (5) business days after Tenant’s receipt thereof. The date by which Tenant must approve and deliver the Cost Proposal shall be known hereafter as the “Cost Proposal Delivery Date.”
Notwithstanding anything above to the contrary, if upon Landlord’s delivery of any Partial or final Cost Proposal to Tenant, the Over-Allowance Amount (as defined below) is determined to be greater than an amount equal to twenty-five percent
(25%) of the Tenant Improvement Allowance (the “Over-Allowance Cap”), then Landlord, in Landlord’s sole discretion, shall have the right to revise the Approved Working Drawings and/or any other Construction Drawings (and
resubmit the same to Tenant for Tenant’s approval to be provided pursuant to the approval procedures and standards set forth in Section 3.3 above) to reduce the Over-Allowance Amount to an amount less than the Over-Allowance Cap and
Landlord may refuse to sign any construction contract until such revisions to the Approved Working Drawings and/or any other Construction Drawings are approved by Tenant. 

4.3 Construction of Tenant Improvements by Landlord’s Contractor under the Supervision of Landlord. 

4.3.1 Over-Allowance Amount. On the Cost Proposal Delivery Date, Tenant shall deliver to Landlord cash in an amount (the
“Over-Allowance Amount”) equal to the difference between (i) the amount of the Cost Proposal and (ii) the amount of the Tenant Improvement Allowance (less any portion thereof already disbursed by Landlord, or in the
process of being disbursed by Landlord, on or before the Cost Proposal Delivery Date). The Over-Allowance Amount shall be disbursed by Landlord prior to the disbursement of any then remaining portion of the Tenant Improvement Allowance, and such
disbursement shall be pursuant to the same procedure as the Tenant Improvement Allowance. If, after the Cost Proposal Date, any revisions, changes, or substitutions shall be made 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 to the
extent such additional costs increase any existing Over-Allowance Amount or result in an Over-Allowance Amount. Following completion of the Tenant Improvements, Landlord shall deliver to Tenant a final cost statement which shall indicate the final
costs of the Tenant Improvement Allowance Items, and if such cost statement indicates that Tenant has underpaid or overpaid the Over-Allowance Amount, then within ten (10) business days after Tenant’s receipt of such statement, Tenant
shall deliver to Landlord the amount of such underpayment or Landlord shall return to Tenant the amount of such overpayment, as the case may be. 

4.3.2 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, and Tenant shall pay 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) an amount equal to the Tenant Improvement Allowance plus the Over-Allowance Amount (as such Over-Allowance Amount may increase pursuant to the
terms of this Tenant Work Letter). 
 4.3.3 Contractor’s Warranties and Guarantees. Landlord hereby assigns to Tenant all
warranties and guarantees by Contractor relating to the Tenant Improvements, which assignment shall be on a non-exclusive basis such that the warranties and guarantees may be enforced by Landlord and/or
Tenant, and Tenant hereby waives all claims against Landlord relating to, or arising out of the construction of, the Tenant Improvements. 

  

					
		  	 EXHIBIT B

- 3 -
	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 SECTION 5 

SUBSTANTIAL COMPLETION; LEASE COMMENCEMENT DATE 

5.1 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), the Premises shall be “Ready for Occupancy” upon Substantial Completion of the Premises. For purposes of this Lease, “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 punchlist items and any tenant fixtures, work-stations, built-in
furniture, or equipment to be installed by Tenant or under the supervision of Contractor. 
 5.2 Tenant Delays. If there shall be a
delay or there are delays in the Substantial Completion of the Premises (as a direct, indirect, partial, or total result of any of the following (collectively, “Tenant Delays”): 

5.2.1 Tenant’s failure to timely approve any matter requiring Tenant’s approval, including a Partial Cost Proposal or the Cost
Proposal and/or Tenant’s failure to timely perform any other obligation or act required of Tenant hereunder; 
 5.2.2 a breach by
Tenant of the terms of this Tenant Work Letter or the Lease; 
 5.2.3 Tenant’s request for changes in the Construction Drawings; 

5.2.4 Tenant’s requirement for materials, components, finishes or improvements which are not available in a reasonable time (based upon
the anticipated date of the Lease Commencement Date) or which are different from, or not included in, the Specifications; 
 5.2.5 changes
to the Base, Shell and Core required by the Approved Working Drawings; 
 5.2.6 any changes in the Construction Drawings and/or the Tenant
Improvements required by (i) 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), and/or (ii) Landlord pursuant to
Section 4.2 above; or 
 5.2.7 any other acts or omissions of Tenant, or its agents, or employees; 

then, notwithstanding anything to the contrary set forth in the Lease and regardless of the actual date of the 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 Delay or Delays, as set forth above, had occurred. 

SECTION 6 

MISCELLANEOUS 
 6.1
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, or delay, Contractor’s work in the Project, the Building and the Premises,
at Landlord’s reasonable discretion, Contractor shall allow Tenant access to the Premises no less than fifteen (15) days prior to the Substantial Completion of the Premises for the purpose of Tenant installing equipment and/or fixtures
(including Tenant’s data and telephone equipment) in the Premises. Prior to Tenant’s entry into the Premises as permitted by the terms of this Section 6.1, Tenant shall submit a schedule to Landlord and Contractor, for their approval,
which schedule shall detail the timing and purpose of Tenant’s entry. 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 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 Building or Premises and against injury to any persons caused by Tenant’s actions pursuant to this Section 6.1. 

  

					
		  	 EXHIBIT B

- 4 -
	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 6.2 Tenant’s Representative. Tenant has designated Dan McCauley 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. 

6.3 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. 

6.4 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. In all instances where Tenant is required to approve or deliver an item, if no written notice of approval is given or the item is not delivered within the stated time period, at Landlord’s sole option, at
the end of said period the item shall automatically be deemed approved or delivered by Tenant and the next succeeding time period shall commence. 

6.5 Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in the Lease, if an Event of Default by Tenant
as described in Section 19.1 of the Lease or any default by Tenant under this Tenant Work Letter beyond applicable notice and cure periods has occurred at any time on or before the Substantial Completion of the Premises, 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 withhold payment of all or any portion of the Tenant Improvement Allowance and/or Landlord may cause
Contractor to cease 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 5.2 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). In addition, if the Lease is terminated prior to the Lease Commencement Date, for any reason due to an Event of Default by Tenant as described in Section 19.1 of the
Lease or under this Tenant Work Letter, 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 ten (10) business days after
Tenant’s receipt of a statement therefor, any and all costs incurred by Landlord (including any portion of the Tenant Improvement Allowance disbursed 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 planned, installed and/or constructed as of such date of termination, including, but not limited to, any costs related to the removal of all or any portion of the Tenant
Improvements and restoration costs related thereto. 

  

					
		  	 EXHIBIT B

- 5 -
	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 EXHIBIT B-1 

LANDLORD’S WORK 

In addition to the Tenant Improvements described in the Tenant Work Letter attached to the Lease as
Exhibit B, Landlord, at Landlord’s expense, shall construct the improvements described, below, in the Building (“Landlord’s Work”), which shall be constructed utilizing
Building-standard materials and finishes consistent with the balance of the Project, as determined by Landlord in its sole discretion. Tenant may not change or alter the Landlord’s Work. 

 

	 	•	 	 2,000 AMP PG&E service to building 

 

	 	•	 	 New 300 KW generator and enclosure 

 

	 	•	 	 New mechanical room in garage including installation of new 40,000 CFM AHU, two 20HP air compressors and a duplex
5 HP vacuum pump 

  

	 	•	 	 New 3,500 MBH condensing boiler 

 

	 	•	 	 New 40,000 CFM rooftop exhaust fan to support the lab space 

 

	 	•	 	 New supply and exhaust shafts and vertical ductwork stubbed to tenant space 

 

	 	•	 	 Compressed air, vacuum, heating hot water, chilled water and hot/cold domestic water vertical mains stubbed to
each floor for connection 

  

	 	•	 	 Site, architectural and structural work to support the warm up scope 

 

	 	•	 	 Common area restroom upgrades 

 

	 	•	 	 Building lobby upgrades 

  

					
		  	 EXHIBIT B-1

- 1 -
	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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-SF1 4000 SHORELINE, 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 thesame 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-SF1 4000 SHORELINE, LLC,

a Delaware limited liability company

			
		
	 By:
	 	 
	 Name:
	 	 
	 Its:
	 	 

  

					
	 “Tenant”:

 
							
		
	 	 	,

 
					
	a	 	 
		
	By: 	 	 
		 	Name:	 	 
		 	Its:	 	 

  

					
		
	By: 	 	 
		 	Name:	 	 
		 	Its:	 	 

  

					
		  	 EXHIBIT C

- 1 -
	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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.

 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. Additional keys shall be provided to Tenant by Landlord upon Tenant’s written request of Landlord and at Tenant’s sole cost and expense, which cost shall be added to the next month’s rent statement. 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 connected to the fire life safety system 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, other than normal
business hours — 7:00 a.m. to 6:00 p.m. Monday through Friday, and 9:00 a.m. to 1:00 p.m. on Saturday (excluding local and national holidays), 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 a 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 any and all safes, equipment, and other heavy products or
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 or Project, or the contents, occupants and/or visitors of the Building or Project, 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 two (2) business days’ 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 City of South San Francisco. 

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 -
	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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. 
 9. Tenant shall not disturb (by use of any television, radio,
musical instrument, or office or lab equipment, 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 or Hazardous Material (as defined in Section 5.2.1(c) of the Lease) 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 purposes or
chemicals used for research purposes (any such chemicals being listed on the Hazardous Materials List referenced in Section 5.2.3 of the Lease and to be provided by Tenant to Landlord prior to the Lease Commencement Date, on every anniversary
of the Lease Commencement Date through the Lease Term, and prior to any new Hazardous Materials being brought onto the Premises) 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 or used for testing in laboratories), birds, fish tanks, bicycles 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, an adequate power supply is installed, and does not cause odors
which are objectionable to Landlord and other tenants. 
 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. Landlord maintains the right to require Tenant to use a
Building-approved riser management company. 
 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 -
	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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 and shall meet Landlord’s insurance requirements for work in or around the Building or Project. 

22. Tenant shall not employ any person other than a janitor or janitorial service for the purpose of cleaning the Premises without the 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. Tenant shall provide Landlord with its current emergency response program, including its protocol for the handling of Hazardous Materials, spills or contamination, and
its evacuation of laboratories and office areas. 
 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 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 in the case of emergency road service and 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. Food providers may not transport lighted sterno or other heat
sources through the Building. Use of open flame heating elements will require a permit for open flame. 
 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. 

  

					
		  	 EXHIBIT D

- 3 -
	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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 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. The work of cleaning personnel shall not be hindered by Tenant after 5:30 P.M., and cleaning work may be done at any time
when the offices are vacant. Windows, doors and fixtures may be cleaned at any time, with the exception of laboratory space which access Landlord will coordinate with Tenant. Tenant shall provide adequate waste and rubbish receptacles to prevent
unreasonable hardship to the cleaning service. 
 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 Facility, on a
non-discriminatory basis, from time to time. Tenant shall not store or permit its employees to store any automobiles in the Parking Facility 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 Facility or on the Project. The Parking Facility 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 Facility 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, small trucks, and motorcycles 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 Facility. 
 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; 

(e) loading zones; and 
 (f) fire
lanes. 
 Loading and unloading of vehicles will only be allowed in areas designated by Landlord. 

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 the parking identification device may not be obliterated. Parking
passes and devices are not transferable and any pass or device in the possession of an unauthorized holder will be void. 

  

					
		  	 EXHIBIT D

- 4 -
	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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 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 its owner 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 Facility, resulting from fire, theft, vandalism, accident, conduct of other users
of the Parking Facility and other persons, or any other casualty or cause, except to the extent caused by the gross negligence or willful misconduct of Landlord or Parking Operator. 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 Facility; (ii) Tenant uses the Parking Facility 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 Facility by Tenant and its employees and agents, whether brought by any of such persons or any other person, except to the extent caused by the gross negligence or willful misconduct of Landlord or Parking Operator. 

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 Facility will be in common with other tenants of
the Building and with other parties permitted by Landlord to use the Parking Facility. 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 (except with proper tags), VISITORS ONLY, or LIMITED TIME PARKING (or similar designation). 

17. If the Parking Facility is damaged or destroyed, or if the use of the Parking Facility is limited or prohibited by any governmental
authority, or the use or operation of the Parking Facility is 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 Facility, or any equipment, fixtures, or signs used in connection with the Parking Facility 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. 

  

					
		  	 EXHIBIT D

- 5 -
	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 COMMON AREA AMENITIES 

1. Tenant understands that Landlord may provide certain common area amenities for Tenant’s nonexclusive 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 sets forth in respect to use of the amenities,
which may change from time to time. 
 2. Tenant understands and agrees that: (i) Tenant uses the amenities at its own risk; and
(ii) 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 and its agents and employees harmless from and against any and all claims, demands, and
actions arising out of the use of the amenities by Tenant and its agents, employees and invitees, whether brought by any of such persons or any other person. 

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 limit Tenant’s use of any equipment or amenities 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. If
Tenant has reason to believe that any equipment is malfunctioning, Tenant shall notify Landlord immediately. 
 4. Tenant shall be
responsible for the cost or repairs or replacements of any amenities that are not returned to management after use or 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 fifteen (15) 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, except by prior approval of Landlord. 

7. No alcoholic beverages shall be permitted at the amenities, except with the express consent of Landlord. 

8. Neither Tenant nor its agents, employees or invitees shall smoke or permit smoking in the amenity areas at any time. 

  

					
		  	 EXHIBIT D

- 6 -
	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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: an Event of Default has occurred and is continuing. The Extension Option is personal to the
Original Tenant and any Affiliate Assignee and may only be exercised by the Original Tenant or any Affiliate Assignee (and not any other assignee, sublessee or other transferee of Tenant’s interest in the Lease other than an Affiliate Assignee)
if the Original Tenant or an 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 Fair Market Rental Rate for comparable office/laboratory space in the South San Francisco 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 and in other comparable first-class biotechnology buildings in San Mateo 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 eighteen (18) months nor less than twelve (12) 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 ten
(10) months prior to the expiration of the initial Lease Term 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
nine (9) months prior to the expiration of the initial Lease Term, 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 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 to submit a written determination of the Fair Market Rental Rate within such fifteen
(15) business day period shall conclusively be deemed to be Tenant’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 San Mateo County area. 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. 

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. 

  

					
		  	 RIDER 1

- 1 -
	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 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 Mateo 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. 

  

					
		  	 RIDER 1

- 2 -
	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 FIRST AMENDMENT TO LEASE 

This FIRST AMENDMENT TO LEASE (“First Amendment”) is made and entered into effective as of July 15, 2016, by and between
AP3-SFI 4000 SHORELINE, LLC, a Delaware limited liability company (“Landlord”) and TIZONA 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 December 21, 2015 (the “Original Lease”) pursuant to
which Landlord leased to Tenant and Tenant leased from Landlord certain “Premises”, as described in the Lease, in Suite 200 of that certain building located at 4000 Shoreline Court, South San Francisco, California 94080. The
Original Lease and this First Amendment shall hereinafter be referred to collectively as the “Lease”. 
 B. Except as
otherwise set forth herein, all capitalized terms used in this First 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: 
 A G
R E E M E N T: 
 1. Equipment Moving Costs. The following language is hereby
inserted at the end of Section 6.1 of the Lease as a new Section 6.1.5 and incorporated herein by this reference: 

“6.1.5 Landlord shall provide Tenant with a selection of exclusive vendors which Tenant can employ for the unloading,
lifting and rigging of equipment that will not fit into the Building’s elevators. Such vendors shall be responsible for the removal and reinstallation of commercial grade building windows and the erection (and dismantling) of external lifts.
The amounts charged by such vendors for such services and materials (collectively, the “Equipment Moving Costs”) shall be payable as follows: (i) at Tenant’s request, Landlord shall reimburse Tenant for Equipment Moving
Costs incurred by Tenant two (2) separate times during the Lease Term (at least two (2) years apart and not prior to the first anniversary of the Lease Commencement Date), up to a maximum of Four Thousand Dollars ($4,000) per occurrence;
and (ii) all other Equipment Moving Costs shall be paid by Tenant at its sole cost and expense.” 
 2. 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. 

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

 

			
	“Landlord”:
	
	 AP3-SF1 4000 SHORELINE, LLC,

a Delaware limited liability company

		
	By:	 	/s/ W. Neil Fox III
	Name:	 	W. Neil Fox III
	Its:	 	Chief Executive Officer

  

			
	“Tenant”:
	
	 TIZONA THERAPEUTICS, INC.,
 a
Delaware corporation

		
	By:	 	/s/ Jeremy Bender
	Name:	 	Jeremy Bender
	Its:	 	Chief Operating Officer

  

					
		  	- 1 -	  	 [4000 SHORELINE]

[Tizona Therapeutics, Inc.]

 SECOND AMENDMENT TO LEASE 

(4000 Shoreline) 
 THIS
SECOND AMENDMENT TO LEASE (“Second Amendment”) is made and entered into as of the 2nd day of September, 2016, by and between AP3-SF1 4000 SHORELINE, LLC, a Delaware limited liability
company (“Landlord”) and TIZONA 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
December 21, 2015 (the “Original Lease”), as modified by that certain Confirmation of Lease Terms/Amendment to Lease dated as of April 25, 2016 by and between Landlord and Tenant (the “Confirmation
Agreement”) and that certain First Amendment to Lease dated as of July 15, 2016 by and between Landlord and Tenant (“First Amendment”), whereby Landlord leases to Tenant and Tenant leases from Landlord, certain space
in the building (the “Building”) located at 4000 Shoreline Court, South San Francisco, California 94080. The Original Lease, as modified by the Confirmation Agreement and the First Amendment, may be referred to herein as the
“Lease.” 
 B. By this Second Amendment, Landlord and Tenant desire to expand the Existing Premises and to otherwise modify
the Lease as provided herein. 
 C. Unless otherwise defined herein, capitalized terms as used herein shall have the same meanings as given
thereto in the Lease. 
 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 hereby agree as follows: 

A G R E E M E N T: 

1. Existing Premises. Landlord and Tenant hereby agree that pursuant to the Lease, Landlord currently leases to Tenant and Tenant
currently leases from Landlord that certain space in the Building containing 11,059 rentable square feet square feet of space on the second (2nd) floor of the Building and commonly known as Suite 200 (the “Existing Premises”), as
more particularly described in the Lease. 
 2. Expansion of the Existing Premises. That certain space commonly known as Suite 250
and comprised of 13,522 rentable square feet located on the second (2nd) floor of the Building, as outlined on the plan attached to Exhibit “A” and made a part hereof, may be
referred to herein as the “Expansion Space.” Effective as of the later of (i) March 1, 2017 or (ii) the date of Substantial Completion of the Expansion Space pursuant to Exhibit “A” attached hereto
(“Expansion Commencement Date”), Tenant shall lease from Landlord and Landlord shall lease to Tenant the Expansion Space. Accordingly, effective upon the Expansion Commencement Date, the Existing Premises shall be increased to
include the Expansion Space. Landlord and Tenant hereby agree that such addition of the Expansion Space to the Existing Premises shall, effective as of the Expansion Commencement Date, increase the number of rentable square feet leased by Tenant in
the Building to a total of 24,581 rentable square feet. Effective as of the Expansion Commencement Date, all references to the “Premises” shall mean and refer to the Existing Premises as expanded by the Expansion Space. 

  

					
		  		  	 4000 SHORELINE

Tizona Therapeutics, Inc.

 3. Expansion Space Term. The term of Tenant’s lease of the Expansion Space shall
commence on the Expansion Commencement Date and shall expire conterminously with Tenant’s leasing of the Existing Premises on May 31, 2023 (“Termination Date”), subject to Tenant’s extension rights in the Lease, which
extension rights shall apply to the Existing Premises and the Expansion Space. Landlord may deliver to Tenant an amendment or confirmation memorandum in the form of Exhibit “C” of the Original Lease (confirming the Expansion
Commencement Date and other matters), which amendment or confirmation memorandum Tenant shall execute and return to Landlord within five (5) days of receipt thereof. 

4. Base Rent. Notwithstanding anything to the contrary in the Lease, commencing on the Expansion Commencement Date, Tenant shall pay,
in accordance with the provisions of this Section 4 but subject to abatement as provided below, Base Rent for the Expansion Space as follows: 
  

													
	 Period
	  	Expansion Space
Annual Base Rent	 	  	Expansion Space
Monthly Installment
of Base Rent	 	  	Expansion Space
Monthly Rental
Rate per Rentable
Square Foot	 
	 *03/01/17 – 02/28/18
	  	$	778,867.20	 	  	$	64,905.60	 	  	$	4.80	 
	 03/01/18 – 02/28/19
	  	$	801,584.16	 	  	$	66,798.68	 	  	$	4.94	 
	 03/01/19 – 02/29/20
	  	$	825,923.76	 	  	$	68,826.98	 	  	$	5.09	 
	 03/01/20 – 02/28/21
	  	$	850,263.36	 	  	$	70,855.28	 	  	$	5.24	 
	 03/01/21 – 02/28/22
	  	$	876,225.60	 	  	$	73,018.80	 	  	$	5.40	 
	 03/01/22 – 02/28/23
	  	$	902,187.84	 	  	$	75,182.32	 	  	$	5.56	 
	 03/01/23 – 05/31/23
	  	$	929,772.72	 	  	$	77,481.06	 	  	$	5.73	 

  

	*	 Subject to abatement as provided below. 

5. Monthly Base Rent Abatement. Notwithstanding anything to the contrary contained in the Lease or in this Second Amendment, and
provided that Tenant has not breached the terms and conditions of the Lease (as modified by this Second Amendment) beyond any applicable cure period, Landlord hereby agrees to abate Tenant’s obligation to pay Tenant’s Monthly Base Rent for
the Expansion Space for the months of March, April and May, 2017 (collectively, the “Abated Rent”). During such abatement periods, Tenant shall still be responsible for the payment of all of its other monetary obligations under the
Lease, as amended by this Second Amendment. In the event of a default by Tenant under the terms of the Lease, as amended by this Second Amendment, that results in early termination pursuant to the provisions of Article 19 of the Original Lease, then
as part of the recovery set forth in Article 19 of the Original Lease, Landlord shall be entitled to the recovery of the Abated Rent that was abated under the provisions of this Section 5. 

  

					
		  	- 2 -	  	 4000 SHORELINE

Tizona Therapeutics, Inc.

 6. Condition of Premises and Landlord’s Work. 

6.1 Condition of Premises. Tenant hereby agrees to accept the Premises (including the Existing Premises and the Expansion Space) in its
“as-is” condition and Tenant hereby acknowledges that Landlord, except as otherwise provided below and in the Lease, shall not be obligated to provide or pay for any improvement work or
services related to the improvement of the Premises. Tenant also acknowledges that Landlord has made no representation or warranty regarding the condition of the Premises except as set forth in the Lease. Notwithstanding anything above to the
contrary, in the event that, as of the date of execution of this Second Amendment, the Building’s “Systems and Equipment” (as defined in Section 4.2.4 of the Original Lease), in their condition existing as of such date
without regard to any of the Tenant Improvements, alterations or other improvements existing in the Expansion Space as of the date hereof and/or to be constructed or installed by or on behalf of Tenant in the Expansion Space or Tenant’s use of
the Expansion Space, and based solely on an unoccupied basis, contains latent defects, then Landlord shall be responsible, at its sole cost and expense which shall not be included in Operating Expenses (except as otherwise permitted in
Section 4.2 of the Original Lease), for correcting any such latent defects as soon as reasonably possible after receiving notice thereof from Tenant; provided, however, that if Tenant fails to give Landlord written notice of any such latent
defects within twelve (12) months after the Expansion Commencement Date, then the correction of any such latent defects shall, subject to Landlord’s repair obligations in Section 7.2 of the Original Lease (and to the extent such
correction is a responsibility of Tenant pursuant to Section 7.1 of the Original Lease), be Tenant’s responsibility at Tenant’s sole cost and expense. Pursuant to Civil Code Section 1938, Landlord states that, as of the date
hereof, the Expansion Space has not undergone inspection by a Certified Access Specialist (“CASp”) to determine whether the Expansion Space meet all applicable construction-related accessibility standards under California Civil Code
Section 55.53. 
 6.2 Landlord’s Work. Landlord shall, as soon as reasonably possible following the full execution and
delivery of this Second Amendment, construct in Landlord’s Building-standard manner and using Building-standard materials, the Tenant Improvements in the Expansion Space pursuant to (and subject to) Exhibit “A” attached hereto.
Tenant acknowledges and agrees that Landlord’s performance of Landlord’s work shall not be deemed a constructive eviction nor entitle Tenant to any abatement of rent with respect to the Existing Premises. Tenant shall use its best efforts
to cooperate with Landlord in Landlord’s performance of Landlord’s work. 
 7. Parking. Commencing as of the Expansion
Commencement Date, Tenant shall be entitled to forty (40) additional unreserved parking spaces. Tenant’s use of the same shall be subject to the terms and conditions of the Lease. 

8. Tenant’s Share of Operating Expenses, Tax Expenses and Utilities Costs. Notwithstanding anything to the contrary in the Lease,
commencing as of the Expansion Commencement Date, Tenant’s Share of Operating Expenses, Tax Expenses and Utilities Costs shall be increased to 33.53%. 

  

					
		  	- 3 -	  	 4000 SHORELINE

Tizona Therapeutics, Inc.

 9. Brokers. Each party represents and warrants to the other that, except for CBRE,
Inc. (“Broker”), no broker, agent or finder negotiated or was instrumental in negotiating or consummating this Second Amendment. Each party further agrees to defend, indemnify and hold harmless the other party from and against any
claim for commission or finder’s fee by any person or entity (other than Broker) who claims or alleges that they were retained or engaged by the first party or at the request of such party in connection with this Second Amendment. 

10. Right of First Offer. Effective as of the date hereof, Section 1.4 of the Original Lease is hereby deemed modified to provide
that Tenant’s right of first offer also applies to available space on the fourth (4th) floor of the Building (such space, together with available space on the third (3rd) floor of the Building is collectively referred to as the “First
Offer Space”). 
 11. Signing Authority. Each individual executing this Second Amendment on behalf of Tenant hereby
represents and warrants that Tenant is a duly formed and existing entity qualified to do business in the State of California and that Tenant has full right and authority to execute and deliver this Second Amendment and that each person signing on
behalf of Tenant is authorized to do so. 
 12. Defaults. Tenant hereby represents and warrants to Landlord that, as of the date of
this Second Amendment, Tenant, to its actual knowledge, is in full compliance with all terms, covenants and conditions of the Lease and that there are no breaches or defaults under the Lease by Landlord or Tenant, and that Tenant knows of no events
or circumstances which, given the passage of time, would constitute a default under the Lease by either Landlord or Tenant. 
 13. No
Further Modification. Except as set forth in this Second 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] 

  

					
		  	- 4 -	  	 4000 SHORELINE

Tizona Therapeutics, Inc.

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

							
	“LANDLORD”	 		 	 AP3-SFI 4000 SHORELINE, LLC,

a Delaware limited liability company

				
		 		 	By:	 	/s/ W. Neil Fox III
		 		 	Name:	 	W. Neil Fox III
		 		 	Its:	 	Chief Executive Officer

  

							
	“TENANT”	 		 	 TIZONA THERAPEUTICS, INC.,
 a
Delaware corporation

				
		 		 	By:	 	/s/ Pablo J. Cagnoni
		 		 	Name:	 	Pablo J. Cagnoni, M.D.
		 		 	Its:	 	President & Chief Financial Officer

  

					
		  	- 5 -	  	 4000 SHORELINE

Tizona Therapeutics, Inc.

 EXHIBIT A 

WORK LETTER AGREEMENT 

Tenant acknowledges and agrees that the Expansion Space have previously been constructed including interior tenant improvements therein, and
is satisfactory and shall be accepted by Tenant in its “AS IS” condition as of the date of execution of this Second Amendment; provided, however, that Landlord shall construct certain modifications to the interior of the Expansion Space
pursuant to the Final Space Plan and/or Approved Working Drawings (if any) in accordance with the following provisions of this Work Letter Agreement. 

SECTION 1 

BASE, SHELL AND CORE 

Landlord has constructed, through its contractor, the base, shell and core of the Expansion Space and of the Building (collectively, the
“Base, Shell and Core”), and Tenant shall, subject to the terms and conditions of this Second Amendment, accept the Base, Shell and Core in its current “As-Is” condition existing as
of the date of this Second Amendment and the Expansion Commencement Date. Landlord shall install in the Expansion Space certain “Tenant Improvements” (as defined below) pursuant to the provisions of this Work Letter Agreement. Except for
the Tenant Improvement work described in this Work Letter Agreement, Landlord shall not be obligated to make or pay for any alterations or improvements to the Expansion Space or the Building. 

SECTION 2 

CONSTRUCTION DRAWINGS FOR THE EXPANSION SPACE 

Prior to the execution of this Second Amendment, Landlord and Tenant have approved a space plan for the construction of certain improvements
in the Expansion Space (the “Final Space Plan”), which Final Space Plan is attached hereto as Schedule “1 “. Based upon and in conformity with the Final Space Plan, Landlord shall, if Landlord determines the same to be
reasonably necessary, 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 Final Space Plan (the
“Working Drawings”). The Working Drawings (if any) shall incorporate modifications to the Final 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 Final 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 improvement package items, as determined by Landlord. Within five (5) business days after Tenant’s receipt of the Working Drawings (if any), 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 Final Space Plan and only if Tenant delivers to Landlord, within such five (5) business
days period, specific changes proposed by Tenant which are consistent with the Final Space Plan and do not constitute changes which would result in any 

  

					
		  	 EXHIBIT A

- 1 -
	  	 4000 SHORELINE

Tizona Therapeutics, Inc.

 
of the circumstances described in items (i) through (iv) below. 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 (if any), the same shall be known as the “Approved Working Drawings”. Once the Approved Working Drawings (if any)
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 sole discretion if such change or
modification would: (i) directly or indirectly delay the Substantial Completion of the Expansion Space; (ii) increase the cost of designing or constructing the Tenant Improvements above the cost of the tenant improvements depicted in the
Final Space Plan; (iii) be of a quality lower than the quality of the standard improvement package items for the Building; and/or (iv) require any changes to the Base, Shell and Core work or structural improvements or systems of the
Building. The Final Space Plan, and, if any, the Working Drawings and Approved Working Drawings, shall be collectively referred to herein as, the “Construction Drawings”. The tenant improvements shown on the Final Space Plan and Approved
Working Drawings (if any) shall be referred to herein as the “Tenant Improvements”. 
 SECTION 3 

CONSTRUCTION AND PAYMENT FOR COSTS OF TENANT IMPROVEMENTS 

Landlord and Tenant hereby agree that Landlord shall, at Landlord’s expense (except as provided in this Section 3) cause a general
contractor designated by Landlord (the “Contractor”) to construct the Tenant Improvements as depicted on the Final Space Plan and/or Approved Working Drawings (if any), in compliance with all applicable laws in effect at the time of
construction, and in good workmanlike manner; provided, however, if (A) the Approved Working Drawings differ with respect to the quality and quantity of those tenant improvements depicted on the Final Space Plan, and/or (B) Tenant shall
request any changes or substitutions to any of the Construction Drawings, and such differences, changes and/or substitutions result in increased costs of the design, permitting and construction of the Tenant Improvements in excess of the costs of
the design, permitting and construction of those tenant improvements depicted on the Final Space Plan, then Tenant shall pay such excess costs (which shall include a Landlord’s supervision fee of four percent (4%) of such costs) (and
Landlord’s cost to construct such Tenant Improvements shall include such supervision fee) to Landlord within five (5) days after Landlord’s request therefor. Notwithstanding the foregoing to the contrary, in no event shall Landlord be
obligated to pay for the costs of any of Tenant’s furniture, computer systems, telephone systems, equipment or other personal property which may be depicted on the Construction Drawings; the costs of such items shall be paid for by Tenant from
Tenant’s own funds. 

  

					
		  	 EXHIBIT A

- 2 -
	  	 4000 SHORELINE

Tizona Therapeutics, Inc.

 SECTION 4 

SUBSTANTIAL COMPLETION 

4.1 Substantial Completion. For purposes of the Second Amendment, including for purposes of determining the Expansion Commencement Date
(as set forth in Section 2 of the Second Amendment), the Expansion Space shall be “Ready for Occupancy” upon Substantial Completion of the Expansion Space. For purposes of the Second Amendment, “Substantial
Completion” of the Expansion Space shall occur upon the completion of construction of the Tenant Improvements in the Expansion Space pursuant to the Final Space Plan, with the exception of any punch list items that do not materially and
adversely affect Tenant’s use and occupancy of the Expansion Space and any tenant fixtures, work-stations, built-in furniture, or equipment to be installed by Tenant or under the supervision of
Contractor. 
 4.2 Delay of the Substantial Completion of the Expansion Space. If there shall be a delay or there are delays in the
Substantial Completion of the Expansion Space as a direct, indirect, partial, or total result of any of the following (collectively, “Tenant Delays”): 

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

4.2.2 a breach by Tenant of the terms of this Work Letter Agreement or the Lease (as modified by the Second Amendment); 

4.2.3 Tenant’s request for changes in any of the Construction Drawings; 

4.2.4 Tenant’s requirement for materials, components, finishes or improvements which are not available in a commercially reasonable time
given Landlord’s anticipated date of Substantial Completion of the Expansion Space, 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 Final
Space Plan and/or 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 Expansion Space 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; 

then, notwithstanding anything to the contrary set forth in the Second Amendment and regardless of the actual date of Substantial Completion, the Expansion
Commencement Date (as set forth in Section 2 of the Second Amendment) shall be deemed to be the date the Expansion Commencement Date would have occurred if no Tenant Delays, as set forth above, had occurred. 

  

					
		  	 EXHIBIT A

- 3 -
	  	 4000 SHORELINE

Tizona Therapeutics, Inc.

 SECTION 5 

MISCELLANEOUS 
 5.1
Tenant’s Entry Into the Expansion Space Prior to Substantial Completion. Subject to the terms hereof and provided that Tenant and its agents do not materially interfere with, or delay, Contractor’s work in the Project, the Building
and the Expansion Space, at Landlord’s reasonable discretion, Contractor shall allow Tenant access to the Expansion Space no less than fifteen (15) days prior to the anticipated Substantial Completion of the Expansion Space for the purpose
of Tenant installing equipment and/or fixtures (including Tenant’s data and telephone equipment) in the Expansion Space. Prior to Tenant’s entry into the Expansion Space as permitted by the terms of this Section 5. 1, Tenant shall
submit a schedule to Landlord and Contractor, for their approval, which schedule shall detail the timing and purpose of Tenant’s entry. 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 materially interfere with Landlord or Landlord’s Contractor, agents or representatives in performing work in the Project, the
Building and the Expansion Space, 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 material 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 Expansion Space 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 (as modified by the Second Amendment), excluding only the covenant to pay Rent or other amounts due with respect to the Expansion Space
(until the occurrence of the Expansion Commencement Date). Such requirements shall include, without limitation, that Tenant and any other parties allowed access to the Expansion Space shall provide Landlord with evidence of insurance as required by
Landlord pursuant to the Lease. 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 Expansion Space in connection with such entry
or to any property placed therein prior to the Expansion 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 Expansion Space, 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 Building or Expansion Space and against injury to any persons caused by Tenant’s actions pursuant to this Section 5.1.

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

  

					
		  	 EXHIBIT A

- 4 -
	  	 4000 SHORELINE

Tizona Therapeutics, Inc.

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

5.4 Time of the Essence in This Work Letter Agreement. Unless otherwise indicated, all references herein to a “number of
days” shall mean and refer to calendar days. If any item requiring approval is timely disapproved by Landlord, the procedure for preparation of the document and approval thereof shall be repeated until the document is approved by Landlord. 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. 

5.5 Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in the Lease, if an event of default by Tenant
as described in Article 19 of the Original Lease or any default by Tenant under this Work Letter Agreement has occurred at any time on or before the Substantial Completion of the Expansion Space 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 Contractor to suspend the construction of the Expansion Space (in
which case, Tenant shall be responsible for any delay in the Substantial Completion of the Expansion Space caused by such work stoppage as set forth in Section 4.2 of this Work Letter Agreement), and (ii) all other obligations of Landlord
under the terms of this Work Letter Agreement 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 Expansion
Space caused by such inaction by Landlord). In addition, if the Lease is terminated prior to the Expansion Commencement Date, for any reason due to a default by Tenant as described in Article 19 of the Original Lease or under this Work Letter
Agreement, 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) days of receipt of a statement therefor, any and all
costs 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 planned, installed and/or constructed as of such date of termination, including,
but not limited to, any costs related to the removal of all or any portion of the Tenant Improvements and restoration costs related thereto. 

  

					
		  	 EXHIBIT A

- 5 -
	  	 4000 SHORELINE

Tizona Therapeutics, Inc.

 SCHEDULE 1 

FINAL SPACE PLAN 
  

 

  

					
		  	 EXHIBIT A

- 6 -
	  	 4000 SHORELINE

Tizona Therapeutics, Inc.

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00290-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00290-of-00352.parquet"}]]