Document:

EX-10.16

 Exhibit 10.16 

SUBLEASE AGREEMENT 

THIS SUBLEASE AGREEMENT (this “Sublease”) is made and entered into as of August 5, 2009 (the “Effective
Date”), by and between ALTHEA TECHNOLOGIES, INC., a Delaware corporation (the “Sublessor”) and ALTHEADX, INC., a Delaware corporation (the “Sublessee”). 

R E C I T A L S 
 A.
Sublessor is the Tenant under that certain Standard Industrial/Commercial Multi-Tenant Lease - Net, dated as of September 9, 2002, as amended by that certain First Amendment to Sublease, dated as of December 8, 2005, as further amended by
that certain Second Amendment to Sublease, dated as of October 18, 2006 (as amended, the “Lease”), by and between Sublessor and General Atomics, a California corporation (“Landlord”), whereby Sublessor
currently leases from Landlord approximately 79,066 square feet of space, 29,895 square feet of which is located at 11040 Roselle Street, San Diego, California 92121 (“Building 1”), 20,817 square feet of which is located at 3550
Dunhill Street, San Diego, California 92121 (“Building 2”), and the remaining 28,354 square feet of which is located at 11030 Roselle Street, San Diego, California 92121 (“Building 3”) (Building 1, 2 and 3
collectively, the “Premises”). Capitalized terms used herein without definition shall have the meanings given such terms in the Lease. 

B. Sublessee currently occupies approximately 8,916 square feet of the Premises located in Building 2 as outlined on the floor plan
attached hereto as Exhibit “B” (the “Subleased Premises”). 
 C. Sublessor desires to
sublease to Sublessee, and Sublessee desires to sublease from Sublessor, the Subleased Premises on the terms and conditions set forth herein. 

NOW THEREFORE, in consideration of the covenants and provisions contained herein, and for other good and valuable consideration, the
receipt and sufficiency of which is hereby acknowledged, Sublessee and Sublessor hereby agree as follows: 
 1.
Subleased Premises. Sublessor hereby subleases to Sublessee the Subleased Premises upon all the terms and conditions contained in this Sublease. 

2. Sublease Term. The term of the Sublease shall commence on the Effective Date and shall terminate on March 31,
2011 (the “Term”) or upon any earlier termination of the Lease. 
 3. Possession. Sublessee
acknowledges that Sublessee is already in possession of the Subleased Premises, and Sublessee agrees it is accepting the Subleased Premises in its present “as is” condition, and acknowledges that Sublessor and Landlord
have made no representation or warranty of any kind, express or implied, with respect to the Subleased Premises or the condition thereof. Any improvements or decorations that Sublessee wishes to be installed in the Subleased Premises shall be the
responsibility of Sublessee and shall be subject to the approval of Landlord and Sublessor and shall be constructed in accordance with the terms of 

 
the Lease and applicable laws, ordinances, rules and regulations, of any government body having jurisdiction over the Subleased Premises. At the expiration of the Term, Sublessee shall (if
required by Landlord at any time in accordance with the Lease or by Sublessor at the time of Sublessor’s approval of such improvements) remove from the Subleased Premises all such improvements and Sublessee’s personal property and shall
repair any damage and perform any restoration work caused by such removal in accordance with the Lease requirements for restoration of the Subleased Premises. 

4. Shared Space. Sublessor and Sublessee acknowledge and agree that the Subleased Premises and the Premises both utilize
certain shared areas, including conference rooms, restroom facilities, hallways and a cafeteria, containing approximately 6,101 square feet total (“Shared Space”). The Shared Space is designated on Exhibit “B” attached
hereto. The Shared Space breaks down into two (2) subsections, one portion of which is for the shared use of the occupants of Building 2 only, which section comprises 4,334 square feet of the Shared Space (“Building 2 Shared
Space”) and the other portion of which is for the shared use of the occupants of Buildings 1, 2 and 3, which comprises 1,767 square feet of the Shared Space (the “Project Shared Space”). Subject to all of the terms and
conditions of the Lease and this Sublease, Sublessee shall have the right to reasonable use of the Shared Space, subject to reasonable prior scheduling with Sublessor for use of the conference rooms; provided, however, that Sublessee shall be
entitled to an amount of time during normal business hours to such conference rooms in proportion to its obligations for the costs of such conference rooms (i.e., 12%) to the extent Sublessee shall have need for such use. 

5. Use. The Premises shall be used only for the uses permitted by Section 1.8 of the Lease and for no other uses
whatsoever. In addition, Sublessee shall abide by all of Sublessor’s safety and security procedures, rules and regulations, as updated from time to time. 

6. Rent. Beginning on the Effective Date and throughout the Term, Sublessee covenants and agrees to pay to Sublessor
monthly rent (“Monthly Rent”) for the Subleased Premises in accordance with the schedule below. It is the intent of the parties that this Sublease will result in a triple net sublease and Sublessee will reimburse Sublessor for any
and all costs relating to Sublessee’s use and occupancy of the Subleased Premises and use of the Shared Space such that there will be no cost to Sublessor as a result of this Sublease. Monthly Rent shall be pro-rated for any partial months at
the beginning or end of the Term. 
  

					
	 Period of Term
	  	Monthly Rent	 
		
	 Effective Date - 3/31/2010
	  	$	43,320.00	  
		
	 4/1/2010 - 3/31/2011
	  	$	43,887,00	  

 7. Rent Defined. Monthly Rent includes the following items: (i) Monthly Rent payable
for the Subleased Premises and 42% of the Building 2 Shared Space and 12% of the Project Shared Space at the same rates charged under the Lease (currently $1.29 per square foot); (ii) Common Area Operating Expenses at the same rates per square
foot charged under the Lease  

  
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(currently estimated to be $0.275 per square foot); (iii) Sublessee’s share, calculated based upon the number of square feet in the Subleased Premises and 42% of the square footage of
the Building 2 Shared Space and 12% of the square footage of the Project Shared Space, of all charges incurred by Sublessor for janitorial, utility services provided by Sublessor (including water, waste disposal, electric and gas), security
services, telephone and internet services and IT and Facilities support services and personnel; and (iv) Sublessee’s share, calculated based upon the number of square feet in the Subleased Premises and 42% of the square footage of the
Building 2 Shared Space and 12% of the square footage of the Project Shared Space, of all repair and maintenance charges, supplies, maintenance contracts, costs of calibration of equipment and similar charges incurred by Sublessor under the Lease or
as a result of the operations being conducted in the Premises (e.g., equipment maintenance and repair and depreciation costs for any shared equipment will be equitably apportioned between Sublessor and Sublessee based on Sublessor’s reasonable
estimate of each party’s use); provided, however, in no event shall Sublessee be responsible for any of the foregoing costs in (iii) and (iv) that are not supplied to the Subleased Premises or the Shared Space and any cost items which
are attributable solely to the Sublessor and not provided to the Sublessee will not be included in the Monthly Rent calculation (e.g., repair, maintenance and calibration costs for equipment which Sublessee is not permitted to use pursuant to this
Sublease would not be includible in Monthly Rent). In addition, Sublessor agrees and covenants that any services provided by Sublessor, or for which Sublessor is the party directly engaging a provider (and is not required to use a specified provider
pursuant to the Lease), shall be provided at rates consistent with market rates for such services. Sublessor shall provide an annual reconciliation of the charges set forth above against the Monthly Rent paid by Sublessee. In the event the actual
amount of any of the above charges is larger than the amount included in Monthly Rent above, then Sublessor shall submit an invoice to Sublessee for any excess amounts, together with reasonable invoices showing the overages, and Sublessee shall
reimburse any overage to Sublessor within thirty (30) days after invoicing. In the event the actual amount of the above charges is less than the amount identified in Monthly Rent above, then Sublessor shall reimburse such excess amount within
thirty (30) days after the date of delivery of the reconciliation. Notwithstanding the foregoing, in any instance wherein Sublessor, in Sublessor’s reasonable discretion, determined that Sublessee’s use of any of the above items is
greater than the use of such item in the remainder of the Premises (e.g., if there was excess HVAC or electrical use in one area of the Subleased Premises that was not present in the remainder of the Premises), Sublessor shall have the right to
allocate the applicable costs in an equitable manner based upon Sublessor’s reasonable allocation of each party’s relative use or benefit. In addition, Sublessee shall pay to Sublessor any and all sums which Sublessor may be required to
pay Landlord arising out of a request by Sublessee for additional services of any kind, and which Landlord bills to Sublessor in accordance with the terms of the Lease (e.g., charges associated with after-hours HVAC usage). 

8. Time and Place of Payment. All payments of Rent shall be made, in advance, on the 1st day of each month during the Term, and shall be made payable to Sublessor at 11040 Roselle Street, San Diego, California 92121, or to such other person or at such other place as Sublessor may from
time to time designate in writing. 
 9. Incorporation by Reference; Sublease Subject to Lease. The Lease, a
copy of which is attached hereto as Exhibit A, is incorporated herein by reference as terms and conditions of this Sublease; provided that each reference therein to “Tenant” shall be a reference

  
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to Sublessee, each reference therein to “Lease” shall be a reference to this Sublease, and each reference to “Premises” shall be a reference to the Subleased Premises. Where
applicable, each reference to “Landlord” shall refer to Sublessor provided that under no circumstance shall Sublessor be responsible or liable in any way for the failure of Landlord to perform any acts required under the Lease or to supply
any item, including, but not limited to, any utility or service, to the Subleased Premises and no such failure will in any way excuse Sublessee’s performance under this Sublease or entitle Sublessee to any abatement of rent or other charge,
except as may be expressly permitted by the terms of the Lease. In all provisions of the Lease requiring the approval or consent of Landlord, Sublessee shall be required to obtain the approval or consent of both Sublessor and Landlord.
Sublessee’s interest in the Subleased Premises and rights under this Sublease are derivative of the Sublessor’s rights under the Lease and Sublessee acknowledges and agrees that, notwithstanding anything to the contrary in this Sublease,
Sublessee’s rights hereunder and with respect to the Subleased Premises shall be no greater than those of Sublessor pursuant to the Lease. Each party agrees that it will not, by its act or omission to act, cause a default under the Lease;
provided however, Sublessor shall not be responsible and shall have no liability to Sublessee if the Sublease is terminated due to the termination of the Lease for any reason whatsoever, unless due to Sublessor’s gross negligence or willful
misconduct. 
 10. Miscellaneous. 

a. Provided Sublessee shall timely pay all Rent and all other charges under this Sublease when due, Sublessor shall pay, when due, all base
rent and other charges payable by Sublessor to Landlord under the Lease. 
 b. Sublessor shall at all times keep in full force and effect
all insurance required of Sublessor under the Lease, unless that requirement is waived in writing by Landlord. Sublessee will be required to obtain all of the types and levels of insurance required pursuant to Section 8 of the Lease applicable
to the Subleased Premises and to provide Sublessor and Landlord proof of such insurance prior to occupancy of the Subleased Premises, and the waiver of subrogation contained in Section 8.6 of the Lease shall apply in favor of both Sublessor and
Landlord. 
 c. Sublessor covenants that it will not suffer to be done or omit to do any act which it is obligated to perform which may
result in a violation of or a default under its obligations under the Lease. Sublessor further covenants and agrees to indemnify Sublessee against and hold Sublessee harmless from any claim, demand, action, proceeding, suit, liability, loss,
judgment, expense (including reasonable attorneys’ fees) and damages of any kind or nature whatsoever arising out of, by reason of, or resulting from, Sublessor’s breach of the foregoing sentence. Except as otherwise expressly provided in
this Sublease, Sublessee shall perform all affirmative covenants and shall refrain from performing any act that is prohibited by the negative covenants of the Lease, where the obligation to perform or refrain from performing is by its nature imposed
upon the party in possession of the Subleased Premises. Sublessee covenants that it will occupy the Subleased Premises in accordance with the terms of the Lease as incorporated herein and will not suffer to be done or omit to do any act which may
result in a violation of or a default under any of the terms and conditions of the Lease, or render Sublessor liable for any damage, charge or expense thereunder. Sublessee further covenants and agrees to indemnify

  
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Sublessor against and hold Sublessor harmless from any claim, demand, action, proceeding, suit, liability, loss, judgment, expense (including reasonable attorneys’ fees) and damages of any
kind or nature whatsoever arising out of, by reason of, or resulting from, Sublessee’s failure to perform or observe any of the terms and conditions of the Lease or this Sublease. 

d. Sublessor shall have no duty to perform any obligations of Landlord under the Lease and Sublessee acknowledges and agrees that Sublessee
will look solely to Landlord for performance of such obligations. Sublessor shall have no responsibility for or be liable to Sublessee for any default, failure, or delay on the part of Landlord in the performance or observance by Landlord of any of
its obligations under the Lease, nor shall any default by Landlord affect this Sublease or waive or defer the performance of any of Sublessee’s obligations under this Sublease except as may be expressly permitted by the terms of the Lease.
Notwithstanding the foregoing, the parties contemplate that Landlord will perform its obligations under the Lease and in the event of any default or failure of performance by. Landlord, Sublessor agrees that it will, upon notice from Sublessee,
request Landlord to perform its obligations under the Lease and use commercially reasonable efforts to ensure that Landlord performs such obligations. 

11. Lease in Effect. Sublessor warrants that, (i) Sublessor has delivered to Sublessee a complete copy of the Lease
and all amendments between Landlord and Sublessor relating to the leasing, use or occupancy of the Subleased Premises, (ii) to Sublessor’s knowledge, the Lease is, as of the date of this Sublease, in full force and effect, and
(iii) to Sublessor’s knowledge, no event of default has occurred under the Lease and no event has occurred and is continuing that would constitute an event of default by Sublessor, but for the requirement of the giving of notice and the
expiration of the period of time to cure. 
 12. Subletting or Assignment. Sublessee shall not assign, mortgage,
encumber or otherwise transfer its interest in this Sublease, in whole or in part, or permit the subletting of the Subleased Premises or any part thereof without the prior written consent of Landlord and Sublessor. In all instances, Sublessee’s
right to assign, sublet, mortgage, encumber or otherwise transfer its interest in the Sublease shall be subject to the terms and conditions of the Lease including without limitation Section 12 thereof. 

13. Option to Sublease Additional Space. Sublessee shall have the option to lease additional space in the Premises to the
extent Sublessor reasonably determines that it has such additional space available for sublease, by providing written notice to Sublessor which notice shall provide (i) the amount of additional space Sublessee desires to sublease and
(ii) the date upon which Sublessee desires to take possession of such additional space, which date shall be no less than thirty (30) days following the date of such notice. Sublessor shall respond to such notice within ten
(10) business days following receipt thereof indicating whether (a) Sublessor is able to deliver possession of the requested amount of space, the exact location of such available space and the date upon which such space could be delivered
or (b) the additional space requested is not available. In the event such additional space is available and delivered to Sublessee, such space shall be included in the Subleased Premises and Sublessee shall sublease such additional space on the
same terms and conditions as set forth herein for the remainder of the Term, provided that Monthly Rent and Sublessee’s Share shall be adjusted to reflect the additional space being subleased. The foregoing option will terminate if at any time
during the  

  
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Term of this Sublease Sublessee is or has been in default of any term or condition of this Sublease after any applicable notice and cure period. 

14. New Lease. If Sublessor does not elect to enter into a new lease or extension of the Lease (whether by the exercise of any
existing option rights or otherwise) with Landlord with respect to the Subleased Premises (and only in such instance), then Sublessor acknowledges and agrees that Sublessee shall have the right to negotiate with Landlord to enter into a new lease
for Building 2 upon the expiration of the Lease, upon such terms and conditions as Sublessee and Landlord may agree. Nothing herein shall be construed as permitting Sublessee to exercise any extension or renewal rights pursuant to the Lease with
respect to the Subleased Premises, if any such rights exist, and in no event shall Sublessor be obligated to extend the term of the Lease for any reason, Sublessor makes no representation or warranty that Landlord will negotiate with Sublessee for
any future lease rights. 
 15. Hazardous Substance. Sublessee shall not use or allow the use of any Hazardous Substance,
unless the same is permitted under the Lease. Sublessee’s use of any Hazardous Substance shall be subject to all of the terms and conditions of the Lease. In addition to Sublessee’s indemnification obligations under Section 6.2(d) of
the Lease, Sublessee shall be liable for, and shall indemnify, defend, protect and hold Landlord and Sublessor harmless from and against, any and all claims, damages, judgments, suits, causes of action, losses, liabilities and expenses, including
testing, remediation and consultant and reasonable attorneys’ fees and court costs, arising or resulting from (a) Hazardous Substances on or about the Subleased Premises that did not exist on or about the Subleased Premises prior to
Sublessee’s occupancy thereof (which occupancy commenced prior to the Term of this Sublease), (b) Hazardous Substances brought onto the Premises by or for Sublessee; or (c) any breach of Sublessee’s obligations under the Lease or
this Section 15. The foregoing indemnity shall not apply to the extent of any Hazardous Substances brought onto the Subleased Premises by Sublessor or Landlord which were not exacerbated by Sublessee. 

16. Indemnity. 

a. In addition to any indemnity obligations set forth in the Lease and incorporated by reference herein and not in limitation thereof,
Sublessee shall indemnify, protect, defend and hold harmless the Premises, Landlord and Sublessor and their agents, partners and lenders, from and against any and all claims, loss of rents and/or damages, liens, judgments, penalties, attorneys’
and consultants’ fees, expenses and/or liabilities arising out of, involving, or in connection with, the use and/or occupancy of the Subleased Premises by Sublessee. If any action or proceeding is brought against Landlord or Sublessor by reason
of any of the foregoing matters, Sublessee shall upon notice defend the same at Sublessee’s expense by counsel reasonably satisfactory to Landlord and Sublessor, and Sublessor shall cooperate with Sublessee in such defense. 

b. In addition to any indemnity obligations set forth in the Lease and incorporated by reference herein and not in limitation thereof,
Sublessor shall indemnify, protect, defend and hold harmless Sublessee and its agents, partners and lenders, from and against any and all claims, loss of rents and/or damages, liens, judgments, penalties, attorneys’ and consultants’ fees,
expenses and/or liabilities arising out of, involving, or in connection with, the 

  
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breach of this Sublease by Sublessor. If any action or proceeding is brought against Sublessee by reason of any of the foregoing matters, Sublessor shall upon notice defend the same at
Sublessor’s expense by counsel reasonably satisfactory to Sublessee, and Sublessee shall cooperate with Sublessor in such defense. Nothing in this Section shall be deemed to affect Sublessor’s right to indemnification for liability or
liabilities arising prior to termination of this Sublease for personal injury or property damage under any other indemnification or other provision of this Sublease. 

17. Sublessee Default. The occurrence of any of the following events (each, an “Event of Default”) shall
constitute a material default and breach of this Sublease by Sublessee: (a) a default beyond any applicable notice and cure periods under the Lease or this Sublease due to Sublessee’s acts or omissions (with the parties agreeing that
Sublessee’s obligations under this Sublease shall have the same notice and cure periods set forth in the Lease); (b) the breach of any of the provisions of Section 13.1 of the Lease. Upon any Event of Default, Sublessor shall have all
of the remedies available to Landlord under the Lease. All rights and remedies of Sublessor herein enumerated or incorporated by reference above shall be cumulative, and none shall exclude any other right or remedy allowed by law or in equity, and
may be exercised with or without legal process as then may be provided or permitted by the laws of the State of California. 

18. Notices. All notices shall be hand delivered or given by registered or certified mail, return receipt requested, and
shall be deemed given when received. In all provisions of the Lease requiring that the tenant thereunder deliver notice to Landlord, Sublessee shall be required to deliver notice concurrently to Sublessor and Landlord. Upon Sublessee’s receipt
of any notice from Landlord with respect to the Premises, Sublessee shall immediately deliver to Sublessor a copy of such notice. 
 Notice to the
Sublessor shall be addressed to: 
 11040 Roselle Street 

San Diego, California 92121 

Attention: William G. Kachioff, Chief Financial Officer 

Notice to Sublessee shall be addressed to: 
  

			
	 3550 Dunhill St.
	  	
	 San Diego CA 92121
	  	
	 Attn: CEO
	  	

 19. Surrender of Possession. Upon the expiration or earlier termination of this Sublease,
Sublessee shall surrender the Subleased Premises to Sublessor in the condition required by the Lease and in good order, repair and condition, broom clean, ordinary wear and tear excepted and, if required by Landlord at any time in accordance with
the Lease or by Sublessor at the time of Sublessor’s approval of such alterations or improvements, with any alterations or improvements installed by or at the request of Sublessee removed and any damage caused by such removal repaired.

  
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 20. Holdover. Notwithstanding any provision to the contrary contained in the
Lease or this Sublease, (a) Sublessor expressly reserves the right to require Sublessee to surrender possession of the Subleased Premises upon the expiration of the Term or upon the earlier termination hereof and the right to assert any remedy
at law or in equity to evict Sublessee and/or collect damages in connection with any such holding over, and (b) Sublessee shall indemnify, defend and hold Sublessor harmless from and against any and all claims, demands, actions, losses,
damages, obligations, costs and expenses, including, without limitation, reasonable attorneys’ fees incurred or suffered by Sublessor by reason of Sublessee’s failure to surrender the Subleased Premises on the expiration or earlier
termination of this Sublease in accordance with the provisions of this Sublease, including the payment of all holdover rent or other damages chargeable pursuant to the Lease. 

21. Quiet Enjoyment. Sublessor represents that it has full power and authority to enter into this Sublease, subject to
the consent of Landlord. So long as no Event of Default on the part of Sublessee has occurred, Sublessee’s quiet and peaceable enjoyment of the Subleased Premises shall not be disturbed by Sublessor or by anyone claiming through Sublessor.

 22. Governing Law. This Sublease shall be governed by and construed in accordance with the laws of the State of
California, without regard to conflict of law principles thereof. 
 23. Successors and Assigns. This Sublease
shall be binding upon the successors and permitted assigns of Sublessee and Sublessor. 
 24. Conflict. In the
event of any conflict between the terms of the Lease and the terms of this Sublease, as between Sublessor and Sublessee, the terms of this Sublease shall control. 

25. Amendment. Any subsequent changes or modifications shall become effective only by a written instrument duly executed
by Sublessee and Sublessor. 
 26. Brokerage. Each party warrants to the other that it has had no dealings with
any broker in connection with this Sublease. Each party agrees to indemnify the other party from and as to any liability for any compensation claimed by any broker or agent with respect to this Sublease or its negotiation on behalf of the party
through whom the claim is made. 
 27. Force Majeure. Neither party shall be deemed in default with respect to
any of its obligations under this Sublease if that party’s failure to perform timely is due in whole or in part to any strike, lockout, labor trouble (whether legal or illegal), civil disorder, failure of power, restrictive governmental laws
and regulations, riots, insurrections, war, shortages, accidents, casualties, acts of God, acts caused directly by the other party or its agents, employees, and invitees, or any other cause beyond that party’s reasonable control. This Section
shall not be applicable, however, if either party’s failure to perform timely creates a default under the Lease. 

28. Severability. If any term or provision of this Sublease, the deletion of which would not adversely affect the receipt
of any material benefit by either party hereunder, shall be held invalid or unenforceable to any extent, the remaining terms, conditions and covenants of 

  
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this Sublease shall not be affected thereby and each of said terms, covenants and conditions shall be valid and enforceable to the fullest extent permitted by applicable laws. 

29. No Partnership or Joint Venture. Nothing in this Sublease shall be construed as creating a partnership or joint
venture between Sublessor, Sublessee or any other party, or cause Sublessor or Sublessee to be responsible for the debts of the other or of any third party.  

30. Landlord’s Consent. This Sublease is subject to and contingent upon Landlord’s execution of a Consent to
Sublease in a form reasonably acceptable to the parties hereto within thirty (30) days of the date hereof. In the event Landlord does not so execute such Consent to Sublease within such tune, either party may terminate this Sublease upon
written notice to the other party until such time as Landlord’s consent is obtained. 
 31. Counterparts.
This Sublease may be executed in two or more counterparts, and, when so executed, will have the same force and effect as though all signatures appeared on a single document. 

[Remainder of page intentionally left blank.] 

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

			
	SUBLESSOR:
	
	 ALTHEA TECHNOLOGIES, INC.,
 a
Delaware corporation

		
	By:	 	 /s/ Shabbir T. Anik

	Name:	 	 Shabbir T. Anik

	Title:	 	 CFO

	
	SUBLESSEE:
	
	 ALTHEADX, INC.,
 a Delaware
corporation

		
	By:	 	 /s/ Francois Ferré

	Name:	 	 Francois Ferré

	Title:	 	 Co-CEO

 EXHIBIT A 

[see attached] 
  

 

 STANDARD INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE - NET 

AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION 
 1.
Basic Provisions (“Basic Provisions”) 
 1.1 Parties: This Lease (“Lease”), dated for reference
purposes only September 9, 2002, is made by and between General Atomics, a California corporation (“Lessor”) and Althea Technologies, Inc., a Delaware corporation (“Lessee”),
(collectively the “Parties,” or individually a “Party”). 
 Refer to Addendum Paragraph 50 

1.2(a) Premises: That certain portion of the Project (as defined below), including all improvements therein or to be provided by Lessor
under the terms of this Lease, commonly known by the street address of 11040 Roselle, St. (commonly known as Building 65), located in the City of San Diego, County of San Diego, State of California, with zip code
92121, as outlined on Exhibit A&B attached hereto (“Premises”) 
 and generally described as (describe briefly the nature
of the Premises): Building 65 in the “Sorrento West Industrial Center” consisting of approximately 29, 895sf., See Exhibit E, Paragraph 17. 

In addition to Lessee’s rights to use and occupy the Premises as hereinafter specified, Lessee shall have non-exclusive rights to the Common Areas
(as defined in Paragraph 2.7 below) as hereinafter specified, but shall not have any rights to the roof, exterior walls or utility raceways of the building containing the Premises (“Building”) or to any other buildings in the
Project. The Premises, the Building, the Common Areas, the land upon which they are located, along with all other buildings and improvements thereon, are herein collectively referred to as the “Project.” (See also Paragraph 2)

 1.2(b) Parking: Eighty four (84) unreserved vehicle parking spaces (“Unreserved Parking Spaces”); and
Six (6) reserved vehicle parking spaces (“Reserved Parking Spaces”). (See also Paragraph 2.6) 
 1.3 Term:
Five (5) years and Three (3) months (“Original Term”) commencing November 1, 2002, (“Commencement Date”) and ending January 31, 2008 (“Expiration Date”). (See
also Paragraph 3) Refer to Addendum Paragraph 51 
 1.4 Early Possession:
                     (“Early Possession Date”). (See also Paragraphs 3.2 and 3.3) 

1.5 Base Rent: $ Refer to Ex. C per month (“Base Rent”), payable on the First day of each month
commencing February 1, 2003. (See also Paragraph 4) 
  

	x	If this box is checked, there are provisions in this Lease for the Base Rent to be adjusted. 

1.6 Lessee’s Share of Common Area Operating Expenses: Refer to Exhibit C percent
(    %) (“Lessee’s Share”). 

1.7 Base Rent and Other Monies Paid Upon Execution:  

(a) Base Rent: $ Refer to Ex. C for the period
                    . 
 (b)
Common Area Operating Expenses: $ Refer to Ex. C for the period
                    . 

(c) Security Deposit: $ Refer to Ex C (“Security Deposit”). (See also Paragraph 5) 

(d) Other: $         for
                    .  

(e) Total Due Upon Execution of this Lease: $0.00 Refer to Ex C. 

1.8 Agreed Use: Administrative, and Light Manufacturing and Testing of
other Biomedical uses, or permitted uses by Landlord in the Complex. (See also Paragraph 6) 
 1.9 Insuring Party: Lessor is
the “Insuring Party”. (See also Paragraph 8) 
 1.10 Real Estate
Brokers: (See also Paragraph 15) 
 (a)
Representation: The following real estate brokers (the “Brokers”) and brokerage relationships exist in this transaction (check applicable boxes): 

 

	 ̈	                     represents Lessor
exclusively (“Lessor’s Broker”); 

  

	 ̈	                     represents Lessee
exclusively (“Lessee’s Broker”); or 

  

	 ̈	                     represents both
Lessor and Lessee (“Dual Agency”). 

 (b) Payment to Brokers: Upon execution and
delivery of this Lease by both Parties, Lessor shall pay to the Brokers the brokerage fee agreed to in a separate written agreement (or if there is no such agreement, the sum of
         or     % of the total Base Rent for
the brokerage services rendered by said Brokers). 
 1.11 Guarantor. The obligations of the Lessee under this Lease
are to be guaranteed by                      (“Guarantor”).
(See also Paragraph 37) 
 1.12 Addenda and Exhibits. Attached hereto is an Addendum or Addenda consisting of
Paragraphs 50 through 56 and Exhibits A through F, all of which constitute a part of this Lease. 
 2. Premises.

 2.1 Letting. Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for the term, at the rental, and
upon all of the terms, covenants and conditions set forth in this Lease. Unless otherwise provided herein, any statement of size set forth in this Lease, or that may have been used in calculating Rent, is an approximation which the Parties agree is
reasonable and any payments based thereon are not subject to revision whether or not the actual size is more or less. 
 2.2
Condition. Lessor shall deliver that portion of the Premises contained within the Building (“Unit”) to Lessee broom clean and free of debris on the Commencement Date or the Early Possession Date, whichever first occurs
(“Start Date”), and, so long as the required service contracts described in Paragraph 7.1 (b) below are obtained by Lessee and in effect within thirty days following the Start Date, warrants that the existing electrical,
plumbing, fire sprinkler, lighting, heating, ventilating and air conditioning systems (“HVAC”), loading doors, if any, and all other such elements in the Unit, other than those constructed by Lessee, shall be in good operating
condition on said date and that the structural elements of the roof, bearing walls and foundation of the Unit shall be free of material defects. If a non-compliance with such warranty exists as of the Start Date, or if one of such systems or
elements should malfunction or fail within the appropriate warranty period, Lessor shall, as Lessor’s sole obligation with respect to such matter, except as otherwise provided in this Lease, promptly after receipt of written notice from Lessee
setting forth with specificity the nature and extent of such non-compliance, malfunction or failure, rectify same at Lessor’s expense. The warranty periods shall be as follows: (i) 6 months as to the HVAC systems,

 
and (ii) 30 days 6 months as to the remaining systems and other elements of the Unit. If Lessee does not give Lessor the required notice within the appropriate warranty period,
correction of any such non-compliance, malfunction or failure shall be the obligation of Lessee at Lessee’s sole cost and expense (except for the repairs to the fire sprinkler systems, roof, foundations, and/or bearing walls - see Paragraph 7).

 2.3 Compliance. Lessor warrants that the improvements on the Premises and the Common Areas comply with the building codes that
were in effect at the time that each such improvement, or portion thereof, was constructed, and also with all applicable laws, covenants or restrictions of record, regulations, and ordinances in effect on the Start Date (“Applicable
Requirements”). Said warranty does not apply to the use to which Lessee will put the Premises or to any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made or to be made by Lessee. NOTE: Lessee is
responsible for determining whether or not the Applicable Requirements, and especially the zoning, are appropriate for Lessee’s intended use, and acknowledges that past uses of the Premises may no longer be allowed. If the Premises do not
comply with said warranty, Lessor shall, except as otherwise provided, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify the same at Lessor’s expense. If
Lessee does not give Lessor written notice of a non-compliance with this warranty within 6 months following the Start Date, correction of that non-compliance shall be the obligation of Lessee at Lessee’s sole cost and expense. If the Applicable
Requirements are hereafter changed so as to require during the term of this Lease the construction of an addition to or an alteration of the Unit, Premises and/or Building, the remediation of any Hazardous Substance, or the reinforcement or other
physical modification of the Unit, Premises and/or Building (“Capital Expenditure”), Lessor and Lessee shall allocate the cost of such work as follows: 

(a) Subject to Paragraph 2.3(c) below, if such Capital Expenditures are required as a result of the specific and unique use of the Premises by
Lessee as compared with uses by tenants in general Lessee shall be fully responsible for the cost thereof, provided, however that if such Capital Expenditure is required during the last 2 years of this Lease and the cost thereof exceeds 6
months’ Base Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee, in writing, within 10 days after receipt of Lessee’s termination notice that Lessor has elected to pay the difference between the actual cost thereof
and the amount equal to 6 months’ Base Rent. If Lessee elects termination, Lessee shall immediately cease the use of the Premises which requires such Capital Expenditure and deliver to Lessor written notice specifying a termination date at
least 90 days thereafter. Such termination date shall, however, in no event be earlier than the last day that Lessee could legally utilize the Premises without commencing such Capital Expenditure. 

(b) If such Capital Expenditure is not the result of the specific and unique use of the Premises by Lessee (such as, governmentally mandated
seismic modifications), then Lessor and Lessee shall allocate the obligation to pay for the portion of such costs reasonably attributable to the Premises pursuant to the formula set out in Paragraph 7.1 (d); provided, however, that if such Capital
Expenditure is required during the last 2 years of this Lease or if Lessor reasonably determines that it is not economically feasible to pay its share thereof, Lessor shall have the option to terminate this Lease upon 90 days prior written notice to
Lessee unless Lessee notifies Lessor, in writing, within 10 days after receipt of Lessor’s termination notice that Lessee will pay for such Capital Expenditure. If Lessor does not elect to terminate, and fails to tender its share of any such
Capital Expenditure, Lessee may advance such funds and deduct same, with Interest, from Rent until Lessor’s share of such costs have been fully paid. If Lessee is unable to finance Lessor’s share, or if the balance of the Rent due and
payable for the remainder of this Lease is not sufficient to fully reimburse Lessee on an offset basis, Lessee shall have the right to terminate this Lease upon 30 days written notice to Lessor. 

(c) Notwithstanding the above, the provisions concerning Capital Expenditures are intended to apply only to non-voluntary, unexpected, and new
Applicable Requirements. If the Capital Expenditures are instead triggered by Lessee as a result of an actual or proposed change in use, change in intensity of use, or modification to the Premises then, and in that event, Lessee shall be fully
responsible for the cost thereof, and Lessee shall not have any right to terminate this Lease. 
 2.4 Acknowledgements.
Acknowledgements. Lessee acknowledges that: (a) it has been advised by Lessor and/or Brokers to satisfy itself with respect to the condition of the Premises (including but not limited to the electrical, HVAC and fire sprinkler systems,
security, environmental aspects, and compliance with Applicable Requirements and the Americans with Disabilities Act), and their suitability for Lessee’s intended use, (b) Lessee has made such investigation as it deems necessary with
reference to such matters and assumes all responsibility therefor as the same relate to its occupancy of the Premises, and (c) neither Lessor, Lessor’s agents, nor Brokers have made any oral or written representations or warranties with
respect to said matters other than as set forth in this Lease. In addition, Lessor acknowledges that: (i) Brokers have made no representations, promises or warranties concerning Lessee’s ability to honor the Lease or suitability to occupy
the Premises, and (ii) it is Lessor’s sole responsibility to investigate the financial capability and/or suitability of all proposed tenants. 

2.5 Lessee as Prior Owner/Occupant. Lessee as Prior Owner/Occupant. The warranties made by Lessor in Paragraph 2 shall be of no
force or effect if immediately prior to the Start Date Lessee was the owner or occupant of the Premises. In such event, Lessee shall be responsible for any necessary corrective work. 

2.6 Vehicle Parking. Lessee shall be entitled to use the number of Unreserved Parking Spaces and Reserved Parking Spaces specified in
Paragraph 1.2(b) on those portions of the Common Areas designated from time to time by Lessor for parking. Lessee shall not use more parking spaces than said number. Said parking spaces shall be used for parking by vehicles no larger than full-size
passenger automobiles or pick-up trucks, herein called “Permitted Size Vehicles.” Lessor may regulate the loading and unloading of vehicles by adopting Rules and Regulations as provided in Paragraph 2.9. No vehicles other than
Permitted Size Vehicles may be parked in the Common Area without the prior written permission of Lessor. 
 (a) Lessee shall not permit or
allow any vehicles that belong to or are controlled by Lessee or Lessee’s employees, suppliers, shippers, customers, contractors or invitees to be loaded, unloaded, or parked in areas other than those designated by Lessor for such activities.

 (b) Lessee shall not service or store any vehicles in the Common Areas. 

(c) If Lessee permits or allows any of the prohibited activities described in this Paragraph 2.6, then Lessor shall have the right, without
notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Lessee, which cost shall be immediately payable upon demand by Lessor. 

2.7 Common Areas - Definition. The term “Common Areas” is defined as all areas and facilities outside the Premises and
within the exterior boundary line of the Project and interior utility raceways and installations within the Unit that are provided and designated by the Lessor from time to time for the general non-exclusive use of Lessor, Lessee and other tenants
of the Project and their respective employees, suppliers, shippers, customers, contractors and invitees, including parking areas, loading and unloading areas, trash areas, roadways, walkways, driveways and landscaped areas. 

2.8 Common Areas - Lessee’s Rights. Lessor grants to Lessee, for the benefit of Lessee and its employees, suppliers, shippers,
contractors, customers and invitees, during the term of this Lease, the non-exclusive right to use, in common with others entitled to such use, the Common Areas as they exist from time to time, subject to any rights, powers, and privileges reserved
by Lessor under the terms hereof or under the terms of any rules and regulations or restrictions governing the use of the Project. Under no circumstances shall the right herein granted to use the Common Areas be deemed to include the right to store
any property, temporarily or permanently, in the Common Areas. Any such storage shall be permitted only by the prior written consent of Lessor or Lessor’s designated agent, which consent may be revoked at any time. In the event that any
unauthorized storage shall occur then Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to Lessee, which cost shall be immediately payable upon
demand by Lessor. 
 2.9 Common Areas - Rules and Regulations. Lessor or such other person(s) as Lessor may appoint shall have the
exclusive control and management of the Common Areas and shall have the right, from time to time, to establish, modify, amend and enforce reasonable rules and regulations (“Rules and Regulations”) for the management, safety, care,
and cleanliness of the grounds, the parking and unloading of vehicles and the preservation of good order, as well as for the convenience of other occupants or tenants of the Building and the Project and their invitees. Lessee agrees to abide by and
conform to all such Rules and Regulations, and to cause its employees, suppliers, shippers, customers, contractors and invitees to so abide and conform. Lessor shall not be responsible to Lessee for the non-compliance with said Rules and Regulations
by other tenants of the Project. Refer to Exhibit E 
 2.10 Common Areas - Changes. Lessor shall have the right, in
Lessor’s sole discretion, from time to time: 
 (a) To make changes to the Common Areas, including, without limitation, changes in the
location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas, walkways and utility raceways; 

(b) To close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available; 

(c) To designate other land outside the boundaries of the Project to be a part of the Common Areas; 

(d) To add additional buildings and improvements to the Common Areas; 

(e) To use the Common Areas while engaged in making additional improvements, repairs or alterations to the Project, or any portion thereof;
and 
 (f) To do and perform such other acts and make such other changes in, to or with respect to the Common Areas and Project as Lessor
may, in the exercise of sound business judgment, deem to be appropriate. 
 3. Term. 

3.1 Term. The Commencement Date, Expiration Date and Original Term of this Lease are as specified in Paragraph 1.3. 

3.2 Early Possession. If Lessee totally or partially occupies the Premises prior to the Commencement Date, the obligation to
pay Base Rent shall be abated for the period of such early possession. All other terms of this Lease (including but not limited to the obligations to pay Lessee’s Share of Common Area Operating Expenses, Real Property Taxes and insurance
premiums and to maintain the Premises) shall, however, be in effect during such period. Any such early possession shall not affect the Expiration Date. 

3.3 Delay In Possession. Lessor agrees to use its best commercially reasonable efforts to deliver possession of the Premises to
Lessee by the Commencement Date. If, despite said efforts, Lessor is unable to deliver possession as agreed, Lessor shall not be subject to any liability therefor, nor 

 
shall such failure affect the validity of this Lease. Lessee shall not, however, be obligated to pay Rent or perform its other obligations until it receives possession of the Premises. If
possession is not delivered within 60 days after the Commencement Date, Lessee may, at its option, by notice in writing within 10 days after the end of such 60 day period, cancel this Lease, in which event the Parties shall be discharged from all
obligations hereunder. If such written notice is not received by Lessor within said 10 day period, Lessee’s right to cancel shall terminate. Except as otherwise provided, if possession is not tendered to Lessee by the Start Date and Lessee does
not terminate this Lease, as aforesaid, any period of rent abatement that Lessee would otherwise have enjoyed shall run from the date of delivery of possession and continue for a period equal to what Lessee would otherwise have enjoyed under the
terms hereof, but minus any days of delay caused by the acts or omissions of Lessee. If possession of the Premises is not delivered within 4 months after the Commencement Date, this Lease shall terminate unless other agreements are reached between
Lessor and Lessee, in writing. 
 3.4 Lessee Compliance. Lessor shall not be required to tender possession of the Premises
to Lessee until Lessee complies with its obligation to provide evidence of insurance (Paragraph 8.5). Pending delivery of such evidence, Lessee shall be required to perform all of its obligations under this Lease from and after the Start Date,
including the payment of Rent, notwithstanding Lessor’s election to withhold possession pending receipt of such evidence of insurance. Further, if Lessee is required to perform any other conditions prior to or concurrent with the Start Date,
the Start Date shall occur but Lessor may elect to withhold possession until such conditions are satisfied. 
 4. Rent. 

4.1 Rent Defined. All monetary obligations of Lessee to Lessor under the terms of this Lease (except for the Security Deposit) are
deemed to be rent (“Rent”). 
 4.2 Common Area Operating Expenses. Lessee shall pay to Lessor during the term
hereof, in addition to the Base Rent, Lessee’s Share (as specified in Paragraph 1.6) of all Common Area Operating Expenses, as hereinafter defined, during each calendar year of the term of this Lease, in accordance with the following
provisions: 
 (a) “Common Area Operating Expenses” are defined, for purposes of this Lease, as all costs incurred by
Lessor relating to the ownership and operation of the Project, including, but not limited to, the following: 
  

	 	(i)	The operation, repair and maintenance, in neat, clean, good order and condition of the following: 

  

	 	(aa)	The Common Areas and Common Area improvements, including parking areas, loading and unloading areas, trash areas, roadways, parkways, walkways, driveways, landscaped areas, bumpers, irrigation systems, Common Area
lighting facilities, fences and gates, elevators, roofs, and roof drainage systems. 

  

	 	(bb)	Exterior signs and any tenant directories. 

  

	 	(cc)	Any fire detection and/or sprinkler systems. 

  

	 	(ii)	The cost of water, gas, electricity and telephone to service the Common Areas and any utilities not separately metered. 

  

	 	(iii)	Trash disposal, pest control services, property management, security services, and the costs of any environmental inspections. 

  

	 	(iv)	Reserves set aside for maintenance and repair of Common Areas. 

  

	 	(v)	Real Property Taxes (as defined in Paragraph 10). 

  

	 	(vi)	The cost of the premiums for the insurance maintained by Lessor pursuant to Paragraph 8. 

  

	 	(vii)	Any deductible portion of an insured loss concerning the Building or the Common Areas. 

  

	 	(viii)	The cost of any Capital Expenditure to the Building or the Project not covered under the provisions of Paragraph 2.3 provided; however, that Lessor shall allocate the cost of any such Capital Expenditure over a 12 year
period and Lessee shall not be required to pay more than Lessee’s Share of 1/144th of the cost of such Capital Expenditure in any given month. 

  

	 	(ix)	Any other services to be provided by Lessor that are stated elsewhere in this Lease to be a Common Area Operating Expense. 

(b) Any Common Area Operating Expenses and Real Property Taxes that are specifically attributable to the Unit, the Building or to any other
building in the Project or to the operation, repair and maintenance thereof, shall be allocated entirely to such Unit, Building, or other building. However, any Common Area Operating Expenses and Real Property Taxes that are not specifically
attributable to the Building or to any other building or to the operation, repair and maintenance thereof, shall be equitably allocated by Lessor to all buildings in the Project. 

(c) The inclusion of the improvements, facilities and services set forth in Subparagraph 4.2(a) shall not be deemed to impose an obligation
upon Lessor to either have said improvements or facilities or to provide those services unless the Project already has the same, Lessor already provides the services, or Lessor has agreed elsewhere in this Lease to provide the same or some of them.

 (d) Lessee’s Share of Common Area Operating Expenses shall be payable by Lessee within 10 days after a reasonably detailed statement
of actual expenses is presented to Lessee. At Lessor’s option, however, an amount may be estimated by Lessor from time to time of Lessee’s Share of annual Common Area Operating Expenses and the same shall be payable monthly or
quarterly, as Lessor shall designate, during each 12 month period of the Lease term, on the same day as the Base Rent is due hereunder. Lessor shall deliver to Lessee within 60 days after the expiration of each calendar year a reasonably detailed
statement showing Lessee’s Share of the actual Common Area Operating Expenses incurred during the preceding year. If Lessee’s payments under this Paragraph 4.2(d) during the preceding year exceed Lessee’s Share as indicated on such
statement, Lessor shall credit the amount of such over-payment against Lessee’s Share of Common Area Operating Expenses next becoming due. If Lessee’s payments under this Paragraph 4.2(d) during the preceding year were less than
Lessee’s Share as indicated on such statement, Lessee shall pay to Lessor the amount of the deficiency within 10 days after delivery by Lessor to Lessee of the statement. Refer to Exhibit C 

4.3 Payment. Lessee shall cause payment of Rent to be received by Lessor in lawful money of the United States, without offset or
deduction (except as specifically permitted in this Lease), on or before the day on which it is due. Rent for any period during the term hereof which is for less than one full calendar month shall be prorated based upon the actual number of days of
said month. Payment of Rent shall be made to Lessor at its address stated herein or to such other persons or place as Lessor may from time to time designate in writing. Acceptance of a payment which is less than the amount then due shall not be a
waiver of Lessor’s rights to the balance of such Rent, regardless of Lessor’s endorsement of any check so stating. In the event that any check, draft, or other instrument of payment given by Lessee to Lessor is dishonored for any reason,
Lessee agrees to pay to Lessor the sum of $25 in addition to any late charges which may be due. 
 5. Security Deposit. Lessee shall deposit with
Lessor upon execution hereof the Security Deposit as security for Lessee’s faithful performance of its obligations under this Lease. If Lessee fails to pay Rent, or otherwise Defaults under this Lease, Lessor may use, apply or retain all or any
portion of said Security Deposit for the payment of any amount due Lessor or to reimburse or compensate Lessor for any liability, expense, loss or damage which Lessor may suffer or incur by reason thereof. If Lessor uses or applies all or any
portion of the Security Deposit, Lessee shall within 10 days after written request therefor deposit monies with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease. If the Base Rent increases during the term
of this Lease, Lessee shall, upon written request from Lessor, deposit additional monies with Lessor so that the total amount of the Security Deposit shall at all times bear the same proportion to the increased Base Rent as the initial Security
Deposit bore to the initial Base Rent. Should the Agreed Use be amended to accommodate a material change in the business of Lessee or to accommodate a sublessee or assignee, Lessor shall have the right to increase the Security Deposit to the extent
necessary, in Lessor’s reasonable judgment, to account for any increased wear and tear that the Premises may suffer as a result thereof. If a change in control of Lessee occurs during this Lease and following such change the financial condition
of Lessee is, in Lessor’s reasonable judgment, significantly reduced, Lessee shall deposit such additional monies with Lessor as shall be sufficient to cause the Security Deposit to be at a commercially reasonable level based on such change in
financial condition. Lessor shall not be required to keep the Security Deposit separate from its general accounts. Within 14 days after the expiration or termination of this Lease, if Lessor elects to apply the Security Deposit only to unpaid Rent,
and otherwise within 30 days after the Premises have been vacated pursuant to Paragraph 7.4(c) below, Lessor shall return that portion of the Security Deposit not used or applied by Lessor. No part of the Security Deposit shall be considered to be
held in trust, to bear interest or to be prepayment for any monies to be paid by Lessee under this Lease. Refer to Exhibit C 
 6. Use. 

6.1 Use. Lessee shall use and occupy the Premises only for the Agreed Use, or any other legal use which is reasonably comparable
thereto, and for no other purpose. Lessee shall not use or permit the use of the Premises in a manner that is unlawful, creates damage, waste or a nuisance, or that disturbs occupants of or causes damage to neighboring premises or properties. Lessor
shall not unreasonably withhold or delay its consent to any written request for a modification of the Agreed Use, so long as the same will not impair the structural integrity of the improvements on the Premises or the mechanical or electrical
systems therein, and/or is not significantly more burdensome to the Premises. If Lessor elects to withhold consent, Lessor shall within 7 days after such request give written notification of same, which notice shall include an explanation of
Lessor’s objections to the change in the Agreed Use. 
 6.2 Hazardous Substances. 

                (a) Reportable Uses Require Consent. The term
“Hazardous Substance” as used in this Lease shall mean any product, substance, or waste whose presence, use, manufacture, disposal, transportation, or release, either by itself or in combination with other materials expected to be
on the Premises, is either: (i) potentially injurious to the public health, safety or welfare, the environment or the Premises, (ii) regulated or monitored by any governmental authority, or (iii) a basis for potential liability of
Lessor to any governmental agency or third party under any applicable statute or common law theory. Hazardous Substances shall include, but not be limited to, hydrocarbons, petroleum, gasoline, and/or crude oil or any products, by-products or
fractions thereof. Lessee shall not engage in any activity in or on the Premises which constitutes a Reportable Use of Hazardous Substances without the express prior written consent of Lessor and timely compliance (at Lessee’s expense) with all
Applicable Requirements. “Reportable Use” shall mean (i) the installation or use of any above or below ground storage tank, (ii) the generation, possession, storage, use, transportation, or disposal of a Hazardous Substance
that requires a permit from, or with respect to which a report, notice, registration or business plan is required to be filed with, any governmental authority, and/or (iii) the presence at the Premises of a Hazardous Substance with respect to
which any Applicable Requirements requires that a notice be given to persons entering or occupying the Premises or neighboring properties. Notwithstanding the foregoing, Lessee may use any ordinary and customary materials reasonably required to be
used in the normal course of the Agreed Use, so long as such use is in compliance with all Applicable Requirements, is not a Reportable Use, and does not expose the Premises or neighboring property to any meaningful risk of contamination or damage
or expose Lessor to any liability therefor. In addition, Lessor may condition its consent to any Reportable Use upon receiving such additional assurances as Lessor reasonably deems necessary to protect itself, the public, the Premises and/or the
environment against damage, contamination, injury and/or liability, including, but not limited to, the installation (and removal on or before Lease expiration or termination) of protective modifications (such as concrete encasements) and/or
increasing the Security Deposit. Refer to Addendum Paragraph 52 

 (b) Duty to Inform Lessor. If Lessee knows, or has reasonable cause to believe, that a
Hazardous Substance has come to be located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of such fact to Lessor, and provide Lessor with a copy of any report,
notice, claim or other documentation which it has concerning the presence of such Hazardous Substance. 
 (c) Lessee Remediation.
Lessee shall not cause or permit any Hazardous Substance to be spilled or released in, on, under, or about the Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Lessee’s expense, take all investigatory
and/or remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of the Premises or neighboring properties, that was caused or
materially contributed to by Lessee, or pertaining to or involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee, or any third party. 

(d) Lessee Indemnification. Lessee shall indemnify, defend and hold Lessor, its agents, employees, lenders and ground lessor, if any,
harmless from and against any and all loss of rents and/or damages, liabilities, judgments, claims, expenses, penalties, and attorneys’ and consultants’ fees arising out of or involving any Hazardous Substance brought onto the Premises by
or for Lessee, or any third party (provided, however, that Lessee shall have no liability under this Lease with respect to underground migration of any Hazardous Substance under the Premises from areas outside of the Project). Lessee’s
obligations shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Lessee, and the cost of investigation, removal, remediation, restoration and/or abatement, and
shall survive the expiration or termination of this Lease. No termination, cancellation or release agreement entered into by Lessor and Lessee shall release Lessee from its obligations under this Lease with respect to Hazardous Substances, unless
specifically so agreed by Lessor in writing at the time of such agreement. 
 (e) Lessor Indemnification. Lessor and its successors
and assigns shall indemnify, defend, reimburse and hold Lessee, its employees and lenders, harmless from and against any and all environmental damages, including the cost of remediation, which existed as a result of Hazardous Substances on the
Premises prior to the Start Date or which are caused by the gross negligence or willful misconduct of Lessor, its agents or employees. Lessor’s obligations, as and when required by the Applicable Requirements, shall include, but not be limited
to, the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease. 

(f) Investigations and Remediations. Lessor shall retain the responsibility and pay for any investigations or remediation measures
required by governmental entities having jurisdiction with respect to the existence of Hazardous Substances on the Premises prior to the Start Date, unless such remediation measure is required as a result of Lessee’s use (including
“Alterations”, as defined in paragraph 7.3(a) below) of the Premises, in which event Lessee shall be responsible for such payment. Lessee shall cooperate fully in any such activities at the request of Lessor, including allowing Lessor and
Lessor’s agents to have reasonable access to the Premises at reasonable times in order to carry out Lessor’s investigative and remedial responsibilities. 

(g) Lessor Termination Option. If a Hazardous Substance Condition (see Paragraph 9.1(e)) occurs during the term of this Lease, unless
Lessee is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by the Applicable Requirements and this Lease shall continue in full force and effect, but subject to Lessor’s rights
under Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor’s option, either (i) investigate and remediate such Hazardous Substance Condition, if required, as soon as reasonably possible at Lessor’s expense, in which event this
Lease shall continue in full force and effect, or (ii) if the estimated cost to remediate such condition exceeds 12 times the then monthly Base Rent or $100,000, whichever is greater, give written notice to Lessee, within 30 days after receipt
by Lessor of knowledge of the occurrence of such Hazardous Substance Condition, of Lessor’s desire to terminate this Lease as of the date 60 days following the date of such notice. In the event Lessor elects to give a termination notice, Lessee
may, within 10 days thereafter, give written notice to Lessor of Lessee’s commitment to pay the amount by which the cost of the remediation of such Hazardous Substance Condition exceeds an amount equal to 12 times the then monthly Base Rent or
$100,000, whichever is greater. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days following such commitment. In such event, this Lease shall continue in full force and effect, and Lessor shall proceed to
make such remediation as soon as reasonably possible after the required funds are available. If Lessee does not give such notice and provide the required funds or assurance thereof within the time provided, this Lease shall terminate as of the date
specified in Lessor’s notice of termination. 
 6.3 Lessee’s Compliance with Applicable Requirements. Except as otherwise
provided in this Lease, Lessee shall, at Lessee’s sole expense, fully, diligently and in a timely manner, materially comply with all Applicable Requirements, the requirements of any applicable fire insurance underwriter or rating bureau, and
the recommendations of Lessor’s engineers and/or consultants which relate in any manner to the Premises, without regard to whether said requirements are now in effect or become effective after the Start Date. Lessee shall, within 10 days after
receipt of Lessor’s written request, provide Lessor with copies of all permits and other documents, and other information evidencing Lessee’s compliance with any Applicable Requirements specified by Lessor, and shall immediately upon
receipt, notify Lessor in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving the failure of Lessee or the Premises to comply with any
Applicable Requirements. 
 6.4 Inspection; Compliance. Lessor and Lessor’s “Lender” (as defined in Paragraph
30) and consultants shall have the right to enter into Premises at any time, with prior reasonable notice, except in the case of an emergency, when the time for giving notice would pose a risk off loss. Lessor shall give Lessee at least 24
hours’ notice prior to entering the Premises. and otherwise at reasonable times, for the purpose of inspecting the condition of the Premises and for verifying compliance by Lessee with this Lease. The cost of
any such inspections shall be paid by Lessor, unless a violation of Applicable Requirements, or a contamination is found to exist or be imminent, or the inspection is requested or ordered by a governmental authority. In such case, Lessee shall upon
request reimburse Lessor for the cost of such inspection, so long as such inspection is reasonably related to the violation or contamination. 
 7.
Maintenance; Repairs, Utility Installations; Trade Fixtures and Alterations. 
 7.1 Lessee’s Obligations. 

(a) In General. Subject to the provisions of Paragraph 2.2 (Condition), 2.3 (Compliance), 6.3 (Lessee’s Compliance with Applicable
Requirements), 7.2 (Lessor’s Obligations), 9 (Damage or Destruction), and 14 (Condemnation), Lessee shall, at Lessee’s sole expense, keep the Premises, Utility Installations (intended for Lessee’s exclusive use, no matter where
located), and Alterations in good order, condition and repair (whether or not the portion of the Premises requiring repairs, or the means of repairing the same, are reasonably or readily accessible to Lessee, and whether or not the need for such
repairs occurs as a result of Lessee’s use, any prior use, the elements or the age of such portion of the Premises), including, but not limited to, all equipment or facilities, such as plumbing, HVAC equipment, electrical, lighting facilities,
boilers, pressure vessels, fixtures, interior walls, interior surfaces of exterior walls, ceilings, floors, windows, doors, plate glass, and skylights but excluding any items which are the responsibility of Lessor pursuant to Paragraph 7.2. Lessee,
in keeping the Premises in good order, condition and repair, shall exercise and perform good maintenance practices, specifically including the procurement and maintenance of the service contracts required by Paragraph 7.1 (b) below.
Lessee’s obligations shall include restorations, replacements or renewals when necessary to keep the Premises and all improvements thereon or a part thereof in good order, condition and state of repair. 

(b) Service Contracts. Lessee shall, at Lessee’s sole expense, procure and maintain contracts, with copies to Lessor, in customary
form and substance for, and with contractors specializing and experienced in the maintenance of the following equipment and improvements, if any, if and when installed on the Premises: (i) HVAC equipment, (ii) boiler and pressure vessels,
(iii) clarifiers, and (iv) any other equipment, if reasonably required by Lessor. However, Lessor reserves the right, upon notice to Lessee, to procure and maintain any or all of such service contracts, and if Lessor so elects, Lessee
shall reimburse Lessor, upon demand, for the cost thereof. 
 (c) Failure to Perform. If Lessee fails to perform Lessee’s
obligations under this Paragraph 7.1, Lessor may enter upon the Premises after 10 days’ prior written notice to Lessee (except in the case of an emergency, in which case no notice shall be required), perform such obligations on Lessee’s
behalf, and put the Premises in good order, condition and repair, and Lessee shall promptly reimburse Lessor for the cost thereof. 
 (d)
Replacement. Subject to Lessee’s indemnification of Lessor as set forth in Paragraph 8.7 below, and without relieving Lessee of liability resulting from Lessee’s failure to exercise and perform good maintenance practices, if an item
described in Paragraph 7.1 (b) cannot be repaired other than at a cost which is in excess of 50% of the cost of replacing such item, then such item shall be replaced by Lessor, and the cost thereof shall be prorated between the Parties and
Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease, on the date on which Base Rent is due, an amount equal to the product of multiplying the cost of such replacement by a fraction, the numerator of which
is one, and the denominator of which is 144 (ie. 1/144th of the cost per month). Lessee shall pay interest on the unamortized balance at a rate that is commercially reasonable in the judgment of Lessor’s accountants. Lessee may, however, prepay
its obligation at any time. 
 7.2 Lessor’s Obligations. Subject to the provisions of Paragraphs 2.2 (Condition), 2.3
(Compliance), 4.2 (Common Area Operating Expenses), 6 (Use), 7.1 (Lessee’s Obligations), 9 (Damage or Destruction) and 14 (Condemnation), Lessor, subject to reimbursement pursuant to Paragraph 4.2, shall keep in good order, condition and repair
the foundations, exterior walls, structural condition of interior bearing walls, exterior roof, fire sprinkler system, Common Area fire alarm and/or smoke detection systems, fire hydrants, parking lots, walkways, parkways, driveways, landscaping,
fences, signs and utility systems serving the Common Areas and all parts thereof, as well as providing the services for which there is a Common Area Operating Expense pursuant to Paragraph 4.2. Lessor shall not be obligated to paint the exterior or
interior surfaces of exterior walls nor shall Lessor be obligated to maintain, repair or replace windows, doors or plate glass of the Premises. Lessee expressly waives the benefit of any statute now or hereafter in effect to the extent it is
inconsistent with the terms of this Lease. 

 7.3 Utility Installations; Trade Fixtures; Alterations. 

(a) Definitions. The term “Utility Installations” refers to all floor and window coverings, air lines, power panels,
electrical distribution, security and fire protection systems, communication systems, lighting fixtures, HVAC equipment, plumbing, and fencing in or on the Premises. The term “Trade Fixtures” shall mean Lessee’s machinery and
equipment that can be removed without doing material damage to the Premises. The term “Alterations” shall mean any modification of the improvements, other than Utility Installations or Trade Fixtures, whether by addition or
deletion. “Lessee Owned Alterations and/or Utility Installations” are defined as Alterations and/or Utility Installations made by Lessee that are not yet owned by Lessor pursuant to Paragraph 7.4(a). Refer to Addendum Paragraph
53 
 (b) Consent. Lessee shall not make any Alterations or Utility Installations to the Premises without Lessor’s prior
written consent. Lessee may, however, make non-structural Utility Installations to the interior of the Premises (excluding the roof) without such consent but upon notice to Lessor, as long as they are not visible from the outside, do not involve
puncturing, relocating or removing the roof or any existing walls, and the cumulative cost thereof during this Lease as extended does not exceed a sum equal to 3 month’s Base Rent in the aggregate or a sum equal to one month’s Base Rent in
any one year. Notwithstanding the foregoing, Lessee shall not make or permit any roof penetrations and/or install anything on the roof without the prior written approval of Lessor. Lessor may, as a precondition to granting such approval, require
Lessee to utilize a contractor chosen and/or approved by Lessor. Any Alterations or Utility Installations that Lessee shall desire to make and which require the consent of the Lessor shall be presented to Lessor in written form with detailed plans.
Consent shall be deemed conditioned upon Lessee’s: (i) acquiring all applicable governmental permits, (ii) furnishing Lessor with copies of both the permits and the plans and specifications prior to commencement of the work, and
(iii) compliance with all conditions of said permits and other Applicable Requirements in a prompt and expeditious manner. Any Alterations or Utility Installations shall be performed in a workmanlike manner with good and sufficient materials.
Lessee shall promptly upon completion furnish Lessor with as-built plans and specifications. For work which costs an amount in excess of one month’s Base Rent, Lessor may condition its consent upon Lessee providing a lien and completion bond in
an amount equal to 150% of the estimated cost of such Alteration or Utility Installation and/or upon Lessee’s posting an additional Security Deposit with Lessor. 

(c) Indemnification. Lessee shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or
for Lessee at or for use on the Premises, which claims are or may be secured by any mechanic’s or materialman’s lien against the Premises or any interest therein. Lessee shall give Lessor not less than 10 days notice prior to the
commencement of any work in, on or about the Premises, and Lessor shall have the right to post notices of non-responsibility. If Lessee shall contest the validity of any such lien, claim or demand, then Lessee shall, at its sole expense defend and
protect itself, Lessor and the Premises against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof. If Lessor shall require, Lessee shall furnish a surety bond in an amount equal
to 150% of the amount of such contested lien, claim or demand, indemnifying Lessor against liability for the same. If Lessor elects to participate in any such action, Lessee shall pay Lessor’s attorneys’ fees and costs. 

7.4 Ownership; Removal; Surrender; and Restoration. 

(a) Ownership. Subject to Lessor’s right to require removal or elect ownership as hereinafter provided, all Alterations and
Utility Installations made by Lessee shall be the property of Lessee, but considered a part of the Premises. Lessor may, at any time, elect in writing to be the owner of all or any specified part of the Lessee Owned Alterations and Utility
Installations. Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned Alterations and Utility Installations shall, at the expiration or termination of this Lease, become the property of Lessor and be surrendered by Lessee with the
Premises. 
 (b) Removal. By delivery to Lessee of written notice from Lessor not earlier than 90 and not later than 30 days prior to
the end of the term of this Lease, Lessor may require that any or all Lessee Owned Alterations or Utility Installations be removed by the expiration or termination of this Lease. Lessor may require the removal at any time of all or any part of any
Lessee Owned Alterations or Utility Installations made without the required consent. 
 (c) Surrender; Restoration. Lessee shall
surrender the Premises by the Expiration Date or any earlier termination date, with all of the improvements, parts and surfaces thereof broom clean and free of debris, and in good operating order, condition and state of repair, ordinary wear and
tear excepted. “Ordinary wear and tear” shall not include any damage or deterioration that would have been prevented by good maintenance practice. Notwithstanding the foregoing, if this Lease is for 12 months or less, then Lessee shall
surrender the Premises in the same condition as delivered to Lessee on the Start Date with NO allowance for ordinary wear and tear. Lessee shall repair any damage occasioned by the installation, maintenance or removal of Trade Fixtures, Lessee owned
Alterations and/or Utility Installations, furnishings, and equipment as well as the removal of any storage tank installed by or for Lessee. Lessee shall also completely remove from the Premises any and all Hazardous Substances brought onto the
Premises by or for Lessee, or any third party (except Hazardous Substances which were deposited via underground migration from areas outside of the Project) even if such removal would require Lessee to perform or pay for work that exceeds statutory
requirements. Trade Fixtures shall remain the property of Lessee and shall be removed by Lessee. The failure by Lessee to timely vacate the Premises pursuant to this Paragraph 7.4(c) without the express written consent of Lessor shall constitute a
holdover under the provisions of Paragraph 26 below. 
 8. Insurance; Indemnity. 

8.1 Payment of Premiums. The cost of the premiums for the insurance policies required to be carried by Lessor, pursuant to Paragraphs
8.2(b), 8.3(a) and 8.3(b), shall be a Common Area Operating Expense. Premiums for policy periods commencing prior to, or extending beyond, the term of this Lease shall be prorated to coincide with the corresponding Start Date or Expiration Date.

 8.2 Liability Insurance. 

(a) Carried by Lessee. Lessee shall obtain and keep in force a Commercial General Liability policy of insurance protecting Lessee and
Lessor as an additional insured against claims for bodily injury, personal injury and property damage based upon or arising out of the ownership, use, occupancy or maintenance of the Premises and all areas appurtenant thereto. Such insurance shall
be on an occurrence basis providing single limit coverage in an amount not less than $1,000,000 per occurrence with an annual aggregate of not less than $2,000,000, an “Additional Insured-Managers or Lessors of Premises Endorsement” and
contain the “Amendment of the Pollution Exclusion Endorsement” for damage caused by heat, smoke or fumes from a hostile fire. The policy shall not contain any intra-insured exclusions as between insured persons or organizations, but shall
include coverage for liability assumed under this Lease as an “insured contract” for the performance of Lessee’s indemnity obligations under this Lease. The limits of said insurance shall not, however, limit the liability of
Lessee nor relieve Lessee of any obligation hereunder. All insurance carried by Lessee shall be primary to and not contributory with any similar insurance carried by Lessor, whose insurance shall be considered excess insurance only. 

(b) Carried by Lessor. Lessor shall maintain liability insurance as described in Paragraph 8.2(a), in addition to, and not in lieu of,
the insurance required to be maintained by Lessee. Lessee shall not be named as an additional insured therein. 
 8.3 Property Insurance
- Building, Improvements and Rental Value. 
 (a) Building and Improvements. Lessor shall obtain and keep in force a policy or
policies of insurance in the name of Lessor, with loss payable to Lessor, any ground-lessor, and to any Lender insuring loss or damage to the Premises. The amount of such insurance shall be equal to the full replacement cost of the Premises, as the
same shall exist from time to time, or the amount required by any Lender, but in no event more than the commercially reasonable and available insurable value thereof. Lessee Owned Alterations and Utility Installations, Trade Fixtures, and
Lessee’s personal property shall be insured by Lessee under Paragraph 8.4. If the coverage is available and commercially appropriate, such policy or policies shall insure against all risks of direct physical loss or damage (except the perils of
flood and/or earthquake unless required by a Lender), including coverage for debris removal and the enforcement of any Applicable Requirements requiring the upgrading, demolition, reconstruction or replacement of any portion of the Premises as the
result of a covered loss. Said policy or policies shall also contain an agreed valuation provision in lieu of any coinsurance clause, waiver of subrogation, and inflation guard protection causing an increase in the annual property insurance coverage
amount by a factor of not less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are located. If such insurance coverage has a deductible clause, the deductible amount
shall not exceed $1,000 per occurrence. 
 (b) Rental Value. Lessor shall also obtain and keep in force a policy or policies in the
name of Lessor with loss payable to Lessor and any Lender, insuring the loss of the full Rent for one year with an extended period of indemnity for an additional 180 days (“Rental Value insurance”). Said insurance shall contain an
agreed valuation provision in lieu of any coinsurance clause, and the amount of coverage shall be adjusted annually to reflect the projected Rent otherwise payable by Lessee, for the next 12 month period. 

(c) Adjacent Premises. Lessee shall pay for any increase in the premiums for the property insurance of the Building and for the Common
Areas or other buildings in the Project if said increase is caused by Lessee’s acts, omissions, use or occupancy of the Premises. 

(d) Lessee’s Improvements. Since Lessor is the Insuring Party, Lessor shall not be required to insure Lessee Owned Alterations and
Utility Installations unless the item in question has become the property of Lessor under the terms of this Lease. 
 8.4 Lessee’s
Property; Business Interruption Insurance. 
 (a) Property Damage. Lessee shall obtain and maintain insurance coverage on all of
Lessee’s personal property, Trade Fixtures, and Lessee Owned Alterations and Utility Installations. Such insurance shall be full replacement cost coverage with a deductible of not to exceed $1,000 per occurrence. The proceeds from any such
insurance shall be used by Lessee for the replacement of personal property, Trade Fixtures and Lessee Owned Alterations and Utility Installations. Lessee shall provide Lessor with written evidence that such insurance is in force. 

(b) Business Interruption. Lessee shall obtain and maintain loss of income and extra expense insurance in amounts as will

 
reimburse Lessee for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent lessees in the business of Lessee or attributable to prevention of access
to the Premises as a result of such perils. 
 (c) No Representation of Adequate Coverage. Lessor makes no representation that the
limits or forms of coverage of insurance specified herein are adequate to cover Lessee’s property, business operations or obligations under this Lease. 

8.5 Insurance Policies. Insurance required herein shall be by companies duly licensed or admitted to transact business in the state
where the Premises are located, and maintaining during the policy term a “General Policyholders Rating” of at least B+, V, as set forth in the most current issue of “Best’s Insurance Guide”, or such other rating as may be
required by a Lender. Lessee shall not do or permit to be done anything which invalidates the required insurance policies. Lessee shall, prior to the Start Date, deliver to Lessor certified copies of policies of such insurance or certificates
evidencing the existence and amounts of the required insurance. No such policy shall be cancelable or subject to modification except after 30 days prior written notice to Lessor. Lessee shall, at least 30 days prior to the expiration of such
policies, furnish Lessor with evidence of renewals or “insurance binders” evidencing renewal thereof, or Lessor may order such insurance and charge the cost thereof to Lessee, which amount shall be payable by Lessee to Lessor upon demand.
Such policies shall be for a term of at least one year, or the length of the remaining term of this Lease, whichever is less. If either Party shall fail to procure and maintain the insurance required to be carried by it, the other Party may, but
shall not be required to, procure and maintain the same. 
 8.6 Waiver of Subrogation. Without affecting any other rights or
remedies, Lessee and Lessor each hereby release and relieve the other, and waive their entire right to recover damages against the other, for loss of or damage to its property arising out of or incident to the perils required to be insured against
herein. The effect of such releases and waivers is not limited by the amount of insurance carried or required, or by any deductibles applicable hereto. The Parties agree to have their respective property damage insurance carriers waive any right to
subrogation that such companies may have against Lessor or Lessee, as the case may be, so long as the insurance is not invalidated thereby. 

8.7 Indemnity. Except for Lessor’s gross negligence or willful misconduct, Lessee shall indemnify, protect, defend and hold
harmless the Premises, Lessor and its agents, Lessor’s master or ground lessor, partners and Lenders, from and against any and all claims, loss of rents and/or damages, liens, judgments, penalties, attorneys’ and consultants’ fees,
expenses and/or liabilities arising out of, involving, or in connection with, the use and/or occupancy of the Premises by Lessee. If any action or proceeding is brought against Lessor by reason of any of the foregoing matters, Lessee shall upon
notice defend the same at Lessee’s expense by counsel reasonably satisfactory to Lessor and Lessor shall cooperate with Lessee in such defense. Lessor need not have first paid any such claim in order to be defended or indemnified. Refer to
Addendum Paragraph 54 
 8.8 Exemption of Lessor from Liability. Lessor shall not be liable for injury or damage to the
person or goods, wares, merchandise or other property of Lessee, Lessee’s employees, contractors, invitees, customers, or any other person in or about the Premises, whether such damage or injury is caused by or results from fire, steam,
electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether the said injury or damage results from
conditions arising upon the Premises or upon other portions of the Building, or from other sources or places. Lessor shall not be liable for any damages arising from any act or neglect of any other tenant of Lessor nor from the failure of Lessor to
enforce the provisions of any other lease in the Project. Notwithstanding Lessor’s negligence or breach of this Lease, Lessor shall under no circumstances be liable for injury to Lessee’s business or for any loss of income or profit
therefrom. 
 9. Damage or Destruction. 

9.1 Definitions. 
 (a)
“Premises Partial Damage” shall mean damage or destruction to the improvements on the Premises, other than Lessee Owned Alterations and Utility Installations, which can reasonably be repaired in 3 months or less from the date of the
damage or destruction, and the cost thereof does not exceed a sum equal to 6 month’s Base Rent. Lessor shall notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total.

 (b) “Premises Total Destruction” shall mean damage or destruction to the improvements on the Premises, other than Lessee
Owned Alterations and Utility Installations and Trade Fixtures, which cannot reasonably be repaired in 3 months or less from the date of the damage or destruction and/or the cost thereof exceeds a sum equal to 6 month’s Base Rent. Lessor shall
notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total. 

(c) “Insured Loss” shall mean damage or destruction to improvements on the Premises, other than Lessee Owned Alterations and
Utility Installations and Trade Fixtures, which was caused by an event required to be covered by the insurance described in Paragraph 8.3(a), irrespective of any deductible amounts or coverage limits involved. 

(d) “Replacement Cost” shall mean the cost to repair or rebuild the improvements owned by Lessor at the time of the
occurrence to their condition existing immediately prior thereto, including demolition, debris removal and upgrading required by the operation of Applicable Requirements, and without deduction for depreciation. 

(e) “Hazardous Substance Condition” shall mean the occurrence or discovery of a condition involving the presence of, or a
contamination by, a Hazardous Substance as defined in Paragraph 6.2(a), in, on, or under the Premises. 
 9.2 Partial Damage - Insured
Loss. If a Premises Partial Damage that is an Insured Loss occurs, then Lessor shall, at Lessor’s expense, repair such damage (but not Lessee’s Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably
possible and this Lease shall continue in full force and effect; provided, however, that Lessee shall, at Lessor’s election, make the repair of any damage or destruction the total cost to repair of which is $5,000 or less, and, in such event,
Lessor shall make any applicable insurance proceeds available to Lessee on a reasonable basis for that purpose. Notwithstanding the foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such
repair, the Insuring Party shall promptly contribute the shortage in proceeds as and when required to complete said repairs. In the event, however, such shortage was due to the fact that, by reason of the unique nature of the improvements, full
replacement cost insurance coverage was not commercially reasonable and available, Lessor shall have no obligation to pay for the shortage in insurance proceeds or to fully restore the unique aspects of the Premises unless Lessee provides Lessor
with the funds to cover same, or adequate assurance thereof, within 10 days following receipt of written notice of such shortage and request therefor. If Lessor receives said funds or adequate assurance thereof within said 10 day period, the party
responsible for making the repairs shall complete them as soon as reasonably possible and this Lease shall remain in full force and effect. If such funds or assurance are not received, Lessor may nevertheless elect by written notice to Lessee within
10 days thereafter to: (i) make such restoration and repair as is commercially reasonable with Lessor paying any shortage in proceeds, in which case this Lease shall remain in full force and effect, or (ii) have this Lease terminate 30
days thereafter. Lessee shall not be entitled to reimbursement of any funds contributed by Lessee to repair any such damage or destruction. Premises Partial Damage due to flood or earthquake shall be subject to Paragraph 9.3, notwithstanding that
there may be some insurance coverage, but the net proceeds of any such insurance shall be made available for the repairs if made by either Party. 

9.3 Partial Damage - Uninsured Loss. If a Premises Partial Damage that is not an Insured Loss occurs, unless caused by a negligent or
willful act of Lessee (in which event Lessee shall make the repairs at Lessee’s expense), Lessor may either: (i) repair such damage as soon as reasonably possible at Lessor’s expense, in which event this Lease shall continue in full
force and effect, or (ii) terminate this Lease by giving written notice to Lessee within 30 days after receipt by Lessor of knowledge of the occurrence of such damage. Such termination shall be effective 60 days following the date of such
notice. In the event Lessor elects to terminate this Lease, Lessee shall have the right within 10 days after receipt of the termination notice to give written notice to Lessor of Lessee’s commitment to pay for the repair of such damage without
reimbursement from Lessor. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days after making such commitment. In such event this Lease shall continue in full force and effect, and Lessor shall proceed to make
such repairs as soon as reasonably possible after the required funds are available. If Lessee does not make the required commitment, this Lease shall terminate as of the date specified in the termination notice. 

9.4 Total Destruction. Notwithstanding any other provision hereof, if a Premises Total Destruction occurs, this Lease shall terminate
60 days following such Destruction. If the damage or destruction was caused by the gross negligence or willful misconduct of Lessee, Lessor shall have the right to recover Lessor’s damages from Lessee, except as provided in Paragraph 8.6. 

9.5 Damage Near End of Term. If at any time during the last 6 months of this Lease there is damage for which the cost to repair exceeds
one month’s Base Rent, whether or not an Insured Loss, Lessor may terminate this Lease effective 60 days following the date of occurrence of such damage by giving a written termination notice to Lessee within 30 days after the date of
occurrence of such damage. Notwithstanding the foregoing, if Lessee at that time has an exercisable option to extend this Lease or to purchase the Premises, then Lessee may preserve this Lease by, (a) exercising such option and
(b) providing Lessor with any shortage in insurance proceeds (or adequate assurance thereof) needed to make the repairs on or before the earlier of (i) the date which is 10 days after Lessee’s receipt of Lessor’s written notice
purporting to terminate this Lease, or (ii) the day prior to the date upon which such option expires. If Lessee duly exercises such option during such period and provides Lessor with funds (or adequate assurance thereof) to cover any shortage
in insurance proceeds, Lessor shall, at Lessor’s commercially reasonable expense, repair such damage as soon as reasonably possible and this Lease shall continue in full force and effect. If Lessee fails to exercise such option and provide such
funds or assurance during such period, then this Lease shall terminate on the date specified in the termination notice and Lessee’s option shall be extinguished. 

9.6 Abatement of Rent; Lessee’s Remedies. 

(a) Abatement. In the event of Premises Partial Damage or Premises Total Destruction or a Hazardous Substance Condition for which
Lessee is not responsible under this Lease, the Rent payable by Lessee for the period required for the repair, remediation or restoration of such damage shall be abated in proportion to the degree to which Lessee’s use of the Premises is
impaired, but not to exceed the proceeds received from the Rental Value insurance. All other obligations of Lessee hereunder shall be performed by Lessee, and Lessor shall have no liability for any such damage, destruction, remediation, repair or
restoration except as provided herein. 
 (b) Remedies. If Lessor shall be obligated to repair or restore the Premises and does not
commence, in a substantial and meaningful way, such repair or restoration within 90 days after such obligation shall accrue, Lessee may, at any time prior to the commencement of such repair or restoration, give written notice to Lessor and to any
Lenders of which Lessee has actual notice, of Lessee’s election to terminate this Lease on a date not less than 60 days following the giving of such notice. If Lessee gives such notice and such repair or restoration is not commenced within 30
days 

 
thereafter, this Lease shall terminate as of the date specified in said notice. If the repair or restoration is commenced within such 30 days, this Lease shall continue in full force and effect.
“Commence” shall mean either the unconditional authorization of the preparation of the required plans, or the beginning of the actual work on the Premises, whichever first occurs. 

9.7 Termination; Advance Payments. Upon termination of this Lease pursuant to Paragraph 6.2(g) or Paragraph 9, an equitable adjustment
shall be made concerning advance Base Rent and any other advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee’s Security Deposit as has not been, or is not then required to be, used by Lessor.

 9.8 Waive Statutes. Lessor and Lessee agree that the terms of this Lease shall govern the effect of any damage to or destruction
of the Premises with respect to the termination of this Lease and hereby waive the provisions of any present or future statute to the extent inconsistent herewith. 

10. Real Property Taxes. 
 10.1
Definition. As used herein, the term “Real Property Taxes” shall include any form of assessment; real estate, general, special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or
estate taxes); improvement bond; and/or license fee imposed upon or levied against any legal or equitable interest of Lessor in the Project, Lessor’s right to other income therefrom, and/or Lessor’s business of leasing, by any authority
having the direct or indirect power to tax and where the funds are generated with reference to the Project address and where the proceeds so generated are to be applied by the city, county or other local taxing authority of a jurisdiction within
which the Project is located. The term “Real Property Taxes” shall also include any tax, fee, levy, assessment or charge, or any increase therein, imposed by reason of events occurring during the term of this Lease, including but not
limited to, a change in the ownership of the Project or any portion thereof or a change in the improvements thereon. In calculating Real Property Taxes for any calendar year, the Real Property Taxes for any real estate tax year shall be included in
the calculation of Real Property Taxes for such calendar year based upon the number of days which such calendar year and tax year have in common. 

10.2 Payment of Taxes. Lessor shall pay the Real Property Taxes applicable to the Project, and except as otherwise provided in
Paragraph 10.3, any such amounts shall be included in the calculation of Common Area Operating Expenses in accordance with the provisions of Paragraph 4.2. 

10.3 Additional Improvements. Common Area Operating Expenses shall not include Real Property Taxes specified in the tax assessor’s
records and work sheets as being caused by additional improvements placed upon the Project by other lessees or by Lessor for the exclusive enjoyment of such other lessees. Notwithstanding Paragraph 10.2 hereof, Lessee shall, however, pay to Lessor
at the time Common Area Operating Expenses are payable under Paragraph 4.2, the entirety of any increase in Real Property Taxes if assessed solely by reason of Alterations, Trade Fixtures or Utility Installations placed upon the Premises by Lessee
or at Lessee’s request. 
 10.4 Joint Assessment. If the Building is not separately assessed, Real Property Taxes allocated to
the Building shall be an equitable proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be determined by Lessor from the respective valuations assigned in the
assessor’s work sheets or such other information as may be reasonably available. Lessor’s reasonable determination thereof, in good faith, shall be conclusive. 

10.5 Personal Property Taxes. Lessee shall pay prior to delinquency all taxes assessed against and levied upon Lessee Owned Alterations
and Utility Installations, Trade Fixtures, furnishings, equipment and all personal property of Lessee contained in the Premises. When possible, Lessee shall cause its Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings,
equipment and all other personal property to be assessed and billed separately from the real property of Lessor. If any of Lessee’s said property shall be assessed with Lessor’s real property, Lessee shall pay Lessor the taxes attributable
to Lessee’s property within 10 days after receipt of a written statement setting forth the taxes applicable to Lessee’s property. 
 11.
Utilities. Lessee shall pay for all water, gas, heat, light, power, telephone, trash disposal and other utilities and services supplied to the Premises, together with any taxes thereon. Notwithstanding the provisions of Paragraph 4.2, if at
any time in Lessor’s sole judgment, Lessor determines that Lessee is using a disproportionate amount of water, electricity or other commonly metered utilities, or that Lessee is generating such a large volume of trash as to require an increase
in the size of the dumpster and/or an increase in the number of times per month that the dumpster is emptied, then Lessor may increase Lessee’s Base Rent by an amount equal to such increased costs. 

12. Assignment and Subletting. 
 12.1
Lessor’s Consent Required. 
 (a) Lessee shall not voluntarily or by operation of law assign, transfer, mortgage or encumber
(collectively, “assign or assignment”) or sublet all or any part of Lessee’s interest in this Lease or in the Premises without Lessor’s prior written consent. 

(b) A change in the control of Lessee shall constitute an assignment requiring consent. The transfer, on a cumulative basis, of 25% or
more of the voting control of Lessee shall constitute a change in control for this purpose. 
 (c) The involvement of Lessee or its
assets in any transaction, or series of transactions (by way of merger, sale, acquisition, financing, transfer, leveraged buy-out or otherwise), whether or not a formal assignment or hypothecation of this Lease or Lessee’s assets occurs, which
results or will result in a reduction of the Net Worth of Lessee by an amount greater than 25% of such Net Worth as it was represented at the time of the execution of this Lease or at the time of the most recent assignment to which Lessor has
consented, or as it exists immediately prior to said transaction or transactions constituting such reduction, whichever was or is greater, shall be considered an assignment of this Lease to which Lessor may withhold its consent. “Net Worth
of Lessee” shall mean the net worth of Lessee (excluding any guarantors) established under generally accepted accounting principles. 

(d) An assignment or subletting without consent shall, at Lessor’s option, be a Default curable after notice per Paragraph 13.1(c),
or a noncurable Breach without the necessity of any notice and grace period. If Lessor elects to treat such unapproved assignment or subletting as a noncurable Breach, Lessor may either: (i) terminate this Lease, or (ii) upon 30 days
written notice, increase the monthly Base Rent to 110% of the Base Rent then in effect. Further, in the event of such Breach and rental adjustment, (i) the purchase price of any option to purchase the Premises held by Lessee shall be subject to
similar adjustment to 110% of the price previously in effect, and (ii) all fixed and non-fixed rental adjustments scheduled during the remainder of the Lease term shall be increased to 110% of the scheduled adjusted rent. 

(e) Lessee’s remedy for any breach of Paragraph 12.1 by Lessor shall be limited to compensatory damages and/or injunctive relief. 

12.2 Terms and Conditions Applicable to Assignment and Subletting. 

(a) Regardless of Lessor’s consent, no assignment or subletting shall: (i) be effective without the express written assumption by
such assignee or sublessee of the obligations of Lessee under this Lease, (ii) release Lessee of any obligations hereunder, or (iii) alter the-primary liability of Lessee for the payment of Rent or for the performance of any other
obligations to be performed by Lessee. 
 (b) Lessor may accept Rent or performance of Lessee’s obligations from any person other than
Lessee pending approval or disapproval of an assignment. Neither a delay in the approval or disapproval of such assignment nor the acceptance of Rent or performance shall constitute a waiver or estoppel of Lessor’s right to exercise its
remedies for Lessee’s Default or Breach. 
 (c) Lessor’s consent to any assignment or subletting shall not constitute a consent to
any subsequent assignment or subletting. 
 (d) In the event of any Default or Breach by Lessee, Lessor may proceed directly against Lessee,
any Guarantors or anyone else responsible for the performance of Lessee’s obligations under this Lease, including any assignee or sublessee, without first exhausting Lessor’s remedies against any other person or entity responsible
therefore to Lessor, or any security held by Lessor. 
 (e) Each request for consent to an assignment or subletting shall be in writing,
accompanied by information relevant to Lessor’s determination as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited to the intended use and/or required
modification of the Premises, if any, together with a fee of $1,000 or 10% of the current monthly Base Rent applicable to the portion of the Premises which is the subject of the proposed assignment or sublease, whichever is greater,
as consideration for Lessor’s considering and processing said request. Lessee agrees to provide Lessor with such other or additional information and/or documentation as may be reasonably requested. 

(f) Any assignee of, or sublessee under, this Lease shall, by reason of accepting such assignment or entering into such sublease, be deemed to
have assumed and agreed to conform and comply with each and every term, covenant, condition and obligation herein to be observed or performed by Lessee during the term of said assignment or sublease, other than such obligations as are contrary to or
inconsistent with provisions of an assignment or sublease to which Lessor has specifically consented to in writing. 
 (g) Lessor’s
consent to any assignment or subletting shall not transfer to the assignee or sublessee any Option granted to the original Lessee by this Lease unless such transfer is specifically consented to by Lessor in writing. (See Paragraph 39.2) 

12.3 Additional Terms and Conditions Applicable to Subletting. The following terms and conditions shall apply to any subletting by
Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein: 

(a) Lessee hereby assigns and transfers to Lessor all of Lessee’s interest in all Rent payable on any sublease, and Lessor may collect
such Rent and apply same toward Lessee’s obligations under this Lease; provided, however, that until a Breach shall occur in the performance of Lessee’s obligations, Lessee may collect said Rent. Lessor shall not, by reason of the
foregoing or any assignment of such sublease, nor by reason of the collection of Rent, be deemed liable to the sublessee for any failure of Lessee to perform and comply with any of Lessee’s obligations to such sublessee. Lessee hereby
irrevocably authorizes and directs any such sublessee, upon receipt of a written notice from Lessor stating that a Breach exists in the performance of Lessee’s obligations under this Lease, to pay to Lessor all Rent due and to become due under
the sublease. Sublessee shall rely upon any such notice from Lessor and shall pay all Rents to Lessor without any obligation or right to inquire as to whether such Breach exists, notwithstanding any claim from Lessee to the contrary. 

(b) In the event of a Breach by Lessee, Lessor may, at its option, require sublessee to attorn to Lessor, in which event Lessor shall
undertake the obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration of such sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such
sublessee to such sublessor or for any prior Defaults or Breaches of such sublessor. 
 (c) Any matter requiring the consent of the
sublessor under a sublease shall also require the consent of Lessor. 
 (d) (No sublessee shall further assign or sublet all or any part of
the Premises without Lessor’s prior written consent. 
 (e) Lessor shall deliver a copy of any notice of Default or Breach by Lessee to
the sublessee, who shall have the right to cure the Default of Lessee within the grace period, if any, specified in such notice. The sublessee shall have a right of reimbursement and offset from and against Lessee for any such Defaults cured by the
sublessee. 

 13. Default; Breach; Remedies. 

13.1 Default; Breach. A “Default” is defined as a failure by the Lessee to comply with or perform any of the terms,
covenants, conditions or Rules and Regulations under this Lease. A “Breach” is defined as the occurrence of one or more of the following Defaults, and the failure of Lessee to cure such Default within any applicable grace period:

 (a) The abandonment of the Premises; or the vacating of the Premises without providing a commercially reasonable level of security, or
where the coverage of the property insurance described in Paragraph 8.3 is jeopardized as a result thereof, or without providing reasonable assurances to minimize potential vandalism. 

(b) The failure of Lessee to make any payment of Rent or any Security Deposit required to be made by Lessee hereunder, whether to Lessor or to
a third party, when due, to provide reasonable evidence of insurance or surety bond, or to fulfill any obligation under this Lease which endangers or threatens life or property, where such failure continues for a period of 3 business days following
written notice to Lessee. 
 (c) The failure by Lessee to provide (i) reasonable written evidence of compliance with Applicable
Requirements, (ii) the service contracts, (iii) the rescission of an unauthorized assignment or subletting, (iv) an Estoppel Certificate, (v) a requested subordination, (vi) evidence concerning any guaranty and/or Guarantor,
(vii) any document requested under Paragraph 41 (easements), or (viii) any other documentation or information which Lessor may reasonably require of Lessee under the terms of this Lease, where any such failure continues for a period of 10
days following written notice to Lessee. 
 (d) A Default by Lessee as to the terms, covenants, conditions or provisions of this Lease, or
of the rules adopted under Paragraph 2.9 hereof, other than those described in subparagraphs 13.1 (a), (b) or (c), above, where such Default continues for a period of 30 days after written notice; provided, however, that if the nature of
Lessee’s Default is such that more than 30 days are reasonably required for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said 30 day period and thereafter diligently prosecutes such cure to
completion. 
 (e) The occurrence of any of the following events: (i) the making of any general arrangement or assignment for the
benefit of creditors; (ii) becoming a “debtor” as defined in 11 U.S.C. § 101 or any successor statute thereto (unless, in the case of a petition filed against Lessee, the same is dismissed within 60 days); (iii) the
appointment of a trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where possession is not restored to Lessee within 30 days; or (iv) the
attachment, execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure is not discharged within 30 days; provided, however, in the event
that any provision of this subparagraph (e) is contrary to any applicable law, such provision shall be of no force or effect, and not affect the validity of the remaining provisions. 

(f) The discovery that any financial statement of Lessee or of any Guarantor given to Lessor was materially false. 

(g) If the performance of Lessee’s obligations under this Lease is guaranteed: (i) the death of a Guarantor, (ii) the
termination of a Guarantor’s liability with respect to this Lease other than in accordance with the terms of such guaranty, (iii) a Guarantor’s becoming insolvent or the subject of a bankruptcy filing, (iv) a Guarantor’s
refusal to honor the guaranty, or (v) a Guarantor’s breach of its guaranty obligation on an anticipatory basis, and Lessee’s failure, within 60 days following written notice of any such event, to provide written alternative assurance
or security, which, when coupled with the then existing resources of Lessee, equals or exceeds the combined financial resources of Lessee and the Guarantors that existed at the time of execution of this Lease. 

13.2 Remedies. If Lessee fails to perform any of its affirmative duties or obligations, within 10 days after written notice (or in case
of an emergency, without notice), Lessor may, at its option, perform such duty or obligation on Lessee’s behalf, including but not limited to the obtaining of reasonably required bonds, insurance policies, or governmental licenses, permits or
approvals. The costs and expenses of any such performance by Lessor shall be due and payable by Lessee upon receipt of invoice therefor. If any check given to Lessor by Lessee shall not be honored by the bank upon which it is drawn, Lessor, at its
option, may require all future payments to be made by Lessee to be by cashier’s check. In the event of a Breach, Lessor may, with or without further notice or demand, and without limiting Lessor in the exercise of any right or remedy which
Lessor may have by reason of such Breach: 
                 (a) Terminate
Lessee’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Lessee shall immediately surrender possession to Lessor. In such event Lessor shall be entitled to recover from Lessee: (i) the
unpaid Rent which had been earned at the time of termination; (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 the Lessee proves could have been reasonably avoided; (iii) the worth at the time of award of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the
Lessee proves could be reasonably avoided; and (iv) any other amount necessary to compensate Lessor for all the detriment proximately caused by the Lessee’s failure to perform its obligations under this Lease or which in the ordinary
course of things would be likely to result therefrom, including but not limited to the cost of recovering possession of the Premises, expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorneys’
fees, and that portion of any leasing commission paid by Lessor in connection with this Lease applicable to the unexpired term of this Lease. The worth at the time of award of the amount referred to in provision (iii) of the immediately
preceding sentence shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of the District within which the Premises are located at the time of award plus one percent. Efforts by Lessor to mitigate damages
caused by Lessee’s Breach of this Lease shall not waive Lessor’s right to recover damages under Paragraph 12. If termination of this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to
recover in such proceeding any unpaid Rent and damages as are recoverable therein, or Lessor may reserve the right to recover all or any part thereof in a separate suit. If a notice and grace period required under Paragraph 13.1 was not previously
given, a notice to pay rent or quit, or to perform or quit given to Lessee under the unlawful detainer statute shall also constitute the notice required by Paragraph 13.1. In such case, the applicable grace period required by Paragraph 13.1 and the
unlawful detainer statute shall run concurrently, and the failure of Lessee to cure the Default within the greater of the two such grace periods shall constitute both an unlawful detainer and a Breach of this Lease entitling Lessor to the remedies
provided for in this Lease and/or by said statute. 
 (b) Continue the Lease and Lessee’s right to possession and recover the Rent as
it becomes due, in which event Lessee may sublet or assign, subject only to reasonable limitations. Acts of maintenance, efforts to relet, and/or the appointment of a receiver to protect the Lessor’s interests, shall not constitute a
termination of the Lessee’s right to possession. 
 (c) Pursue any other remedy now or hereafter available under the laws or judicial
decisions of the state wherein the Premises are located. The expiration or termination of this Lease and/or the termination of Lessee’s right to possession shall not relieve Lessee from liability under any indemnity provisions of this Lease as
to matters occurring or accruing during the term hereof or by reason of Lessee’s occupancy of the Premises. 
 13.3 Inducement
Recapture. Any agreement for free or abated rent or other charges, or for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement or consideration for Lessee’s entering into this Lease, all of which
concessions are hereinafter referred to as “Inducement Provisions”, shall be deemed conditioned upon Lessee’s full and faithful performance of all of the terms, covenants and conditions of this Lease. Upon Breach of this Lease
by Lessee, any such Inducement Provision shall automatically be deemed deleted from this Lease and of no further force or effect, and any rent, other charge, bonus, inducement or consideration theretofore abated, given or paid by Lessor under such
an Inducement Provision shall be immediately due and payable by Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee. The acceptance by Lessor of rent or the cure of the Breach which initiated the operation of this
paragraph shall not be deemed a waiver by Lessor of the provisions of this paragraph unless specifically so stated in writing by Lessor at the time of such acceptance. 

13.4 Late Charges. Lessee hereby acknowledges that late payment by Lessee of Rent will cause Lessor to incur costs not contemplated by
this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges, and late charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent
shall not be received by Lessor within 5 days after such amount shall be due, then, without any requirement for notice to Lessee, Lessee shall pay to Lessor a one-time late charge equal to 10% of each such overdue amount or $100, whichever is
greater. The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of such late payment. Acceptance of such late charge by Lessor shall in no event constitute a waiver of
Lessee’s Default or Breach with respect to such overdue amount, nor prevent the exercise of any of the other rights and remedies granted hereunder. In the event that a late charge is payable hereunder, whether or not collected, for 3
consecutive installments of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent shall, at Lessor’s option, become due and payable quarterly in advance. 

13.5 Interest. Any monetary payment due Lessor hereunder, other than late charges, not received by Lessor, when due as to scheduled
payments (such as Base Rent) or within 30 days following the date on which it was due for non-scheduled payment, shall bear interest from the date when due, as to scheduled payments, or the 31st day after it was due as to non-scheduled payments. The
interest (“Interest”) charged shall be equal to the prime rate reported in the Wall Street Journal as published closest prior to the date when due plus 4%, but shall not exceed the maximum rate allowed by law. Interest is payable in
addition to the potential late charge provided for in Paragraph 13.4. 
 13.6 Breach by Lessor. 

(a) Notice of Breach. Lessor shall not be deemed in breach of this Lease unless Lessor fails within a reasonable time to perform an
obligation required to be performed by Lessor. For purposes of this Paragraph, a reasonable time shall in no event be less than 30 days after receipt by Lessor, and any Lender whose name and address shall have been furnished Lessee in writing for
such purpose, of written notice specifying wherein such obligation of Lessor has not been performed; provided, however, that if the nature of Lessor’s obligation is such that more than 30 days are reasonably required for its performance, then
Lessor shall not be in breach if performance is commenced within such 30 day period and thereafter diligently pursued to completion. 
 (b)
Performance by Lessee on Behalf of Lessor. In the event that neither Lessor nor Lender cures said breach within 30 days after receipt of said notice, or if having commenced said cure they do not diligently pursue it to completion, then Lessee
may elect to cure said breach at Lessee’s expense and offset from Rent an amount equal to the greater of one month’s Base Rent or the Security Deposit, and to pay an excess of such 

 
expense under protest, reserving Lessee’s right to reimbursement from Lessor. Lessee shall document the cost of said cure and supply said documentation to Lessor. 

14. Condemnation. If the Premises or any portion thereof are taken under the power of eminent domain or sold under the threat of the exercise of said
power (collectively “Condemnation”), this Lease shall terminate as to the part taken as of the date the condemning authority takes title or possession, whichever first occurs. If more than 10% of the floor area of the Unit, or more
than 25% of Lessee’s Reserved Parking Spaces, is taken by Condemnation, Lessee may, at Lessee’s option, to be exercised in writing within 10 days after Lessor shall have given Lessee written notice of such taking (or in the absence of such
notice, within 10 days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning authority takes such possession. If Lessee does not terminate this Lease in accordance with the foregoing, this
Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in proportion to the reduction in utility of the Premises caused by such Condemnation. Condemnation awards and/or
payments shall be the property of Lessor, whether such award shall be made as compensation for diminution in value of the leasehold, the value of the part taken, or for severance damages; provided, however, that Lessee shall be entitled to any
compensation for Lessee’s relocation expenses, loss of business goodwill and/or Trade Fixtures, without regard to whether or not this Lease is terminated pursuant to the provisions of this Paragraph. All Alterations and Utility Installations
made to the Premises by Lessee, for purposes of Condemnation only, shall be considered the property of the Lessee and Lessee shall be entitled to any and all compensation which is payable therefor. In the event that this Lease is not terminated by
reason of the Condemnation, Lessor shall repair any damage to the Premises caused by such Condemnation. 
 15. Brokerage Fees. 

15.1 Additional Commission. In addition to the payments owed pursuant to Paragraph 1.10 above, and unless Lessor and the
Brokers otherwise agree in writing, Lessor agrees that: (a) if Lessee exercises any Option, (b) if Lessee acquires from Lessor any rights to the Premises or other premises owned by Lessor and located within the Project, (c) if Lessee
remains in possession of the Premises, with the consent of Lessor, after the expiration of this Lease, or (d) if Base Rent is increased, whether by agreement or operation of an escalation clause herein, then, Lessor shall pay Brokers a fee in
accordance with the schedule of the Brokers in effect at the time of the execution of this Lease. 
 15.2 Assumption of
Obligations. Any buyer or transferee of Lessor’s interest in this Lease shall be deemed to have assumed Lessor’s obligation hereunder. Brokers shall be third party beneficiaries of the provisions of Paragraphs 1.10, 15, 22 and 31. If
Lessor fails to pay to Brokers any amounts due as and for brokerage fees pertaining to this Lease when due, then such amounts shall accrue Interest. In addition, if Lessor fails to pay any amounts to Lessee’s Broker when due, Lessee’s
Broker may send written notice to Lessor and Lessee of such failure and if Lessor fails to pay such amounts within 10 days after said notice, Lessee shall pay said monies to its Broker and offset such amounts against Rent. In addition, Lessee’s
Broker shall be deemed to be a third party beneficiary of any commission agreement entered into by and/or between Lessor and Lessor’s Broker for the limited purpose of collecting any brokerage fee owed. 

15.3 Representations and Indemnities of Broker Relationships. Lessee and Lessor each represent and warrant to the other that it
has had no dealings with any person, firm, broker or finder (other than the Brokers, if any) in connection with this Lease, and that no one other than said named Brokers is entitled to any commission or finder’s fee in connection herewith.
Lessee and Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from and against liability for compensation or charges which may be claimed by any such unnamed broker, finder or other similar party by reason of any
dealings or actions of the indemnifying Party, including any costs, expenses, attorneys’ fees reasonably incurred with respect thereto.  

16. Estoppel Certificates. 
 (a) Each
Party (as “Responding Party”) shall within 10 days after written notice from the other Party (the “Requesting Party”) execute, acknowledge and deliver to the Requesting Party a statement in writing in form similar
to the then most current “Estoppel Certificate” form published by the American Industrial Real Estate Association, plus such additional information, confirmation and/or statements as may be reasonably requested by the Requesting
Party. 
 (b) If the Responding Party shall fail to execute or deliver the Estoppel Certificate within such 10 day period, the Requesting
Party may execute an Estoppel Certificate stating that: (i) the Lease is in full force and effect without modification except as may be represented by the Requesting Party, (ii) there are no uncured defaults in the Requesting Party’s
performance, and (iii) if Lessor is the Requesting Party, not more than one month’s rent has been paid in advance. Prospective purchasers and encumbrances may rely upon the Requesting Party’s Estoppel Certificate, and the Responding
Party shall be estopped from denying the truth of the facts contained in said Certificate. 
 

(c) If Lessor desires to finance, refinance, or sell the Premises, or any part thereof, Lessee and all Guarantors shall deliver to any
potential lender or purchaser designated by Lessor such financial statements as may be reasonably required by such lender or purchaser, including but not limited to Lessee’s financial statements for the past 3 years. All such financial
statements shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth. 
 17.
Definition of Lessor. The term “Lessor” as used herein shall mean the owner or owners at the time in question of the fee title to the Premises, or, if this is a sublease, of the Lessee’s interest in the prior lease. In
the event of a transfer of Lessor’s title or interest in the Premises or this Lease, Lessor shall deliver to the transferee or assignee (in cash or by credit) any unused Security Deposit held by Lessor. Except as provided in Paragraph 15, upon
such transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior Lessor shall be relieved of all liability with respect to the obligations and/or covenants under this Lease thereafter to be performed by the Lessor. Subject
to the foregoing, the obligations and/or covenants in this Lease to be performed by the Lessor shall be binding only upon the Lessor as hereinabove defined. Notwithstanding the above, and subject to the provisions of Paragraph 20 below, the original
Lessor under this Lease, and all subsequent holders of the Lessor’s interest in this Lease shall remain liable and responsible with regard to the potential duties and liabilities of Lessor pertaining to Hazardous Substances as outlined in
Paragraph 6.2 above. 
 18. Severability. The invalidity of any provision of this Lease, as determined by a court of competent jurisdiction, shall in
no way affect the validity of any other provision hereof. 
 19. Days. Unless otherwise specifically indicated to the contrary, the word
“days” as used in this Lease shall mean and refer to calendar days. 
 20. Limitation on Liability. Subject to the provisions of
Paragraph 17 above, the obligations of Lessor under this Lease shall not constitute personal obligations of Lessor, the individual partners of Lessor or its or their individual partners, directors, officers or shareholders, and Lessee shall look to
the Premises, and to no other assets of Lessor, for the satisfaction of any liability of Lessor with respect to this Lease, and shall not seek recourse against the individual partners of Lessor, or its or their individual partners, directors,
officers or shareholders, or any of their personal assets for such satisfaction. 
 21. Time of Essence. Time is of the essence with respect to the
performance of all obligations to be performed or observed by the Parties under this Lease. 
 22. No Prior or Other Agreements; Broker Disclaimer.
This Lease contains all agreements between the Parties with respect to any matter mentioned herein, and no other prior or contemporaneous agreement or understanding shall be effective. Lessor and Lessee each represents and warrants to the Brokers
that it has made, and is relying solely upon, its own investigation as to the nature, quality, character and financial responsibility of the other Party to this Lease and as to the use, nature, quality and character of the Premises. Brokers have no
responsibility with respect thereto or with respect to any default or breach hereof by either Party. The liability (including court costs and attorneys’ fees), of any Broker with respect to negotiation, execution, delivery or performance by
either Lessor or Lessee under this Lease or any amendment or modification hereto shall be limited to an amount up to the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each Broker’s
liability shall not be applicable to any gross negligence or willful misconduct of such Broker. 
 23. Notices. 

23.1 Notice Requirements. All notices required or permitted by this Lease or applicable law shall be in writing and may be delivered in
person (by hand or by courier) or may be sent by regular, certified or registered mail or U.S. Postal Service Express Mail, with postage prepaid, or by facsimile transmission, and shall be deemed sufficiently given if served in a manner specified in
this Paragraph 23. The addresses noted adjacent to a Party’s signature on this Lease shall be that Party’s address for delivery or mailing of notices. Either Party may by written notice to the other specify a different address for notice,
except that upon Lessee’s taking possession of the Premises, the Premises shall constitute Lessee’s address for notice. A copy of all notices to Lessor shall be concurrently transmitted to such party or parties at such addresses as Lessor
may from time to time hereafter designate in writing. 
 23.2 Date of Notice. Any notice sent by registered or certified mail, return
receipt requested, shall be deemed given on the date of delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon. If sent by regular mail the notice shall be deemed given 48 hours after the same is addressed as
required herein and mailed with postage prepaid. Notices delivered by United States Express Mail or overnight courier that guarantee next day delivery shall be deemed given 24 hours after delivery of the same to the Postal Service or courier.
Notices transmitted by facsimile transmission or similar means shall be deemed delivered upon telephone confirmation of receipt (confirmation report from fax machine is sufficient), provided a copy is also delivered via delivery or mail. If notice
is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business day. 
 24. Waivers. No waiver by Lessor of the
Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed a waiver of any other term, covenant or condition hereof, or of any subsequent Default or Breach by Lessee of the same or of any other term, covenant or condition
hereof. Lessor’s consent to, or approval of, any act shall not be deemed to render unnecessary the obtaining of Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to
enforce the provision or provisions of this Lease requiring such consent. The acceptance of Rent by Lessor shall not be a waiver of any Default or Breach by Lessee. Any payment by Lessee may be accepted by Lessor on account of moneys or damages due
Lessor, notwithstanding any qualifying statements or conditions made by Lessee in connection therewith, which such statements and/or conditions shall be of no force or effect whatsoever unless specifically agreed to in writing by Lessor at or before
the time of deposit of such payment. 
 25. Disclosures Regarding The Nature of a Real Estate Agency Relationship. 

(a) When entering into a discussion with a real estate agent regarding a real estate transaction, a Lessor or Lessee should from the outset
understand what type of agency relationship or representation it has with the agent or agents in the transaction. Lessor and Lessee acknowledge being advised by the Brokers in this transaction, as follows: 

 (i) Lessor’s Agent. A Lessor’s agent under a listing agreement with the Lessor
acts as the agent for the Lessor only. A Lessor’s agent or subagent has the following affirmative obligations: To the Lessor: A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Lessor. To the Lessee
and the Lessor: (a) Diligent exercise of reasonable skills and care in performance of the agent’s duties. (b) A duty of honest and fair dealing and good faith. (c) A duty to disclose all facts known to the agent materially affecting the
value or desirability of the property that are not known to, or within the diligent attention and observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does
not involve the affirmative duties set forth above. 
 (ii) Lessee’s Agent. An agent can agree to act as agent for the Lessee
only. In these situations, the agent is not the Lessor’s agent, even if by agreement the agent may receive compensation for services rendered, either in full or in part from the Lessor. An agent acting only for a Lessee has the following
affirmative obligations. To the Lessee: A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Lessee. To the Lessee and the Lessor: (a) Diligent exercise of reasonable skills and care in performance
of the agent’s duties. (b) A duty of honest and fair dealing and good faith. (c) A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or within the
diligent attention and observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does not involve the affirmative duties set forth above. 

(iii) Agent Representing Both Lessor and Lessee. A real estate agent, either acting directly or through one or more associate
licenses, can legally be the agent of both the Lessor and the Lessee in a transaction, but only with the knowledge and consent of both the Lessor and the Lessee. In a dual agency situation, the agent has the following affirmative obligations to both
the Lessor and the Lessee: (a) A fiduciary duty of utmost care, integrity, honesty and loyalty in the dealings with either Lessor or the Lessee. (b) Other duties to the Lessor and the Lessee as stated above in subparagraphs (i) or
(ii). In representing both Lessor and Lessee, the agent may not without the express permission of the respective Party, disclose to the other Party that the Lessor will accept rent in an amount less than that indicated in the listing or that the
Lessee is willing to pay a higher rent than that offered. The above duties of the agent in a real estate transaction do not relieve a Lessor or Lessee from the responsibility to protect their own interests. Lessor and Lessee should carefully read
all agreements to assure that they adequately express their understanding of the transaction. A real estate agent is a person qualified to advise about real estate. If legal or tax advice is desired, consult a competent professional. 

(b) Brokers have no responsibility with respect to any default or breach hereof by either Party. The liability (including court costs
and attorneys’ fees), of any Broker with respect to any breach of duty, error or omission relating to this Lease shall not exceed the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each
Broker’s liability shall not be applicable to any gross negligence or willful misconduct of such Broker. 
 (c) Buyer
and Seller agree to identify to Brokers as “Confidential” any communication or information given Brokers that is considered by such Party to be confidential. 

26. No Right To Holdover. Lessee has no right to retain possession of the Premises or any part thereof beyond the expiration or termination of this
Lease. In the event that Lessee holds over, then the Base Rent shall be increased to 150% of the Base Rent applicable immediately preceding the expiration or termination. Nothing contained herein shall be construed as consent by Lessor to any
holding over by Lessee. 
 27. Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be
cumulative with all other remedies at law or in equity. 
 28. Covenants and Conditions; Construction of Agreement. All provisions of this Lease to
be observed or performed by Lessee are both covenants and conditions. In construing this Lease, all headings and titles are for the convenience of the Parties only and shall not be considered a part of this Lease. Whenever required by the context,
the singular shall include the plural and vice versa. This Lease shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it. 

29. Binding Effect; Choice of Law. This Lease shall be binding upon the parties, their personal representatives, successors and assigns and be governed
by the laws of the State in which the Premises are located. Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are located. 

 30. Subordination; Attornment; Non-Disturbance. 

30.1 Subordination. This Lease and any Option granted hereby shall be subject and subordinate to any ground lease, mortgage, deed of
trust, or other hypothecation or security device (collectively, “Security Device”), now or hereafter placed upon the Premises, to any and all advances made on the security thereof, and to all renewals, modifications, and extensions
thereof. Lessee agrees that the holders of any such Security Devices (in this Lease together referred to as “Lender”) shall have no liability or obligation to perform any of the obligations of Lessor under this Lease. Any Lender may
elect to have this Lease and/or any Option granted hereby superior to the lien of its Security Device by giving written notice thereof to Lessee, whereupon this Lease and such Options shall be deemed prior to such Security Device, notwithstanding
the relative dates of the documentation or recordation thereof. 
 30.2 Attornment. In the event that Lessor transfers title to the
Premises, or the Premises are acquired by another upon the foreclosure or termination of a Security Device to which this Lease is subordinated (i) Lessee shall, subject to the non-disturbance provisions of Paragraph 30.3, attorn to such new
owner, and upon request, enter into a new lease, containing all of the terms and provisions of this Lease, with such new owner for the remainder of the term hereof, or, at the election of such new owner, this Lease shall automatically become a new
Lease between Lessee and such new owner, upon all of the terms and conditions hereof, for the remainder of the term hereof, and (ii) Lessor shall thereafter be relieved of any further obligations hereunder and such new owner shall assume all of
Lessor’s obligations hereunder, except that such new owner shall not: (a) be liable for any act or omission of any prior lessor or with respect to events occurring prior to acquisition of ownership; (b) be subject to any offsets or
defenses which Lessee might have against any prior lessor, (c) be bound by prepayment of more than one month’s rent, or (d) be liable for the return of any security deposit paid to any prior lessor. 

30.3 Non-Disturbance. With respect to Security Devices entered into by Lessor after the execution of this Lease, Lessee’s
subordination of this Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a “Non-Disturbance Agreement”) from the Lender which Non-Disturbance Agreement provides that Lessee’s possession of
the Premises, and this Lease, including any options to extend the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and attorns to the record owner of the Premises. Further, within 60 days after the execution of this
Lease, Lessor shall use its commercially reasonable efforts to obtain a Non-Disturbance Agreement from the holder of any pre-existing Security Device which is secured by the Premises. In the event that Lessor is unable to provide the Non-Disturbance
Agreement within said 60 days, then Lessee may, at Lessee’s option, directly contact Lender and attempt to negotiate for the execution and delivery of a Non-Disturbance Agreement. 

30.4 Self-Executing. The agreements contained in this Paragraph 30 shall be effective without the execution of any further documents;
provided, however, that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of the Premises, Lessee and Lessor shall execute such further writings as may be reasonably required to separately document any
subordination, attornment and/or Non-Disturbance Agreement provided for herein. 
 31. Attorneys’ Fees. If any Party or Broker brings an action
or proceeding involving the Premises whether founded in tort, contract or equity, or to declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action, or appeal thereon, shall be entitled to reasonable
attorneys’ fees. Such fees may be awarded in the same suit or recovered in a separate suit, whether or not such action or proceeding is pursued to decision or judgment. The term, “Prevailing Party” shall include, without
limitation, a Party or Broker who substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment, or the abandonment by the other Party or Broker of its claim or defense. The attorneys’ fees
award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred. In addition, Lessor shall be entitled to attorneys’ fees, costs and expenses incurred
in the preparation and service of notices of Default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default or resulting Breach ($200 is a reasonable minimum per occurrence
for such services and consultation). 
 32. Lessor’s Access; Showing Premises; Repairs. Lessor and Lessor’s agents shall have the right to
enter the Premises at any time, in the case of an emergency, and otherwise at reasonable times will provide a 24-hour notice for the purpose of showing the same to prospective purchasers, lenders, or tenants, and making such
alterations, repairs, improvements or additions to the Premises as Lessor may deem necessary. All such activities shall be without abatement of rent or liability to Lessee. Lessor may at any time place on the Premises any ordinary “For
Sale” signs and Lessor may during the last 6 months of the term hereof place on the Premises any ordinary “For Lease” signs. Lessee may at any time place on the Premises any ordinary “For Sublease”
sign. 
 33. Auctions. Lessee shall not conduct, nor permit to be conducted, any auction upon the Premises without Lessor’s
prior written consent. Lessor shall not be obligated to exercise any standard of reasonableness in determining whether to permit an auction.  

34. Signs. Except for ordinary “For Sublease” signs which may be placed only on the Premises, Lessee shall not place any
sign upon the Project without Lessor’s prior written consent. All signs must comply with all Applicable Requirements. Refer to Addendum Paragraph 55 

35. Termination; Merger. Unless specifically stated otherwise in writing by Lessor, the voluntary or other surrender of this Lease by Lessee, the
mutual termination or cancellation hereof, or a termination hereof by Lessor for Breach by Lessee, shall automatically terminate any sublease or lesser estate in the Premises; provided, however, that Lessor may elect to continue any one or all
existing subtenancies. Lessor’s failure within 10 days following any such event to elect to the contrary by written notice to the holder of any such lesser interest, shall constitute Lessor’s election to have such event constitute the
termination of such interest. 
 36. Consents. Except as otherwise provided herein, wherever in this Lease the consent of a Party is required to an
act by or for the other Party, such consent shall not be unreasonably withheld or delayed. Lessor’s actual reasonable costs and expenses (including but not limited to architects’, attorneys’, engineers’ and other
consultants’ fees) incurred in the consideration of, or response to, a request by Lessee for any Lessor consent, including but not limited to consents to an assignment, a subletting or the presence or use of a Hazardous Substance, shall be paid
by Lessee upon receipt of an invoice and supporting documentation therefor. Lessor’s consent to any act, assignment or subletting shall not constitute an acknowledgment that no Default or Breach by Lessee of this Lease exists, nor shall such
consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise specifically stated in writing by Lessor at the time of such consent. The failure to specify herein any particular condition to Lessor’s consent shall
not preclude the imposition by Lessor at the time of consent of such further or other conditions as are then reasonable with reference to the particular matter for which consent is being given. In the event that either Party disagrees with any
determination made by the other hereunder and reasonably requests the reasons for such determination, the determining party shall furnish its reasons in writing and in reasonable detail within 10 business days following such request. 

 37. Guarantor. 

37.1 Execution. The Guarantors, if any, shall each execute a guaranty in the form most recently published by the American Industrial
Real Estate Association, and each such Guarantor shall have the same obligations as Lessee under this Lease. 
 37.2 Default. It
shall constitute a Default of the Lessee if any Guarantor fails or refuses, upon request to provide: (a) evidence of the execution of the guaranty, including the authority of the party signing on Guarantor’s behalf to obligate Guarantor,
and in the case of a corporate Guarantor, a certified copy of a resolution of its board of directors authorizing the making of such guaranty, (b) current financial statements, (c) an Estoppel Certificate, or (d) written confirmation
that the guaranty is still in effect. 
 38. Quiet Possession. Subject to payment by Lessee of the Rent and performance of all of the covenants,
conditions and provisions on Lessee’s part to be observed and performed under this Lease, Lessee shall have quiet possession and quiet enjoyment of the Premises during the term hereof. 

39. Options. If Lessee is granted an option, as defined below, then the following provisions shall apply. Refer to Addendum Paragraph 56 

39.1 Definition. “Option” shall mean: (a) the right to extend the term of or renew this Lease or to
extend or renew any lease that Lessee has on other property of Lessor; (b) the right of first refusal or first offer to lease either the Premises or other property of Lessor; (c) the right to purchase or the right of first refusal to
purchase the Premises or other property of Lessor. 
 39.2 Options Personal To Original Lessee. Any Option granted to Lessee
in this Lease is personal to the original Lessee, and cannot be assigned or exercised by anyone other than said original Lessee and only while the original Lessee is in full possession of the Premises and, if requested by Lessor, with Lessee
certifying that Lessee has no intention of thereafter assigning or subletting. 
 39.3 Multiple Options. In the event that Lessee has
any multiple Options to extend or renew this Lease, a later Option cannot be exercised unless the prior Options have been validly exercised. 

39.4 Effect of Default on Options. 

(a) Lessee shall have no right to exercise an Option: (i) during the period commencing with the giving of any notice of Default and
continuing until said Default is cured, (ii) during the period of time any Rent is unpaid (without regard to whether notice thereof is given Lessee), (iii) during the time Lessee is in Breach of this Lease, or (iv) in the event that
Lessee has been given 3 or more notices of separate Default, whether or not the Defaults are cured, during the 12 month period immediately preceding the exercise of the Option. 

(b) The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee’s inability to
exercise an Option because of the provisions of Paragraph 39.4(a). 
 (c) An Option shall terminate and be of no further force or effect,
notwithstanding Lessee’s due and timely exercise of the Option, if, after such exercise and prior to the commencement of the extended term, (i) Lessee fails to pay Rent for a period of 30 days after such Rent becomes due (without any
necessity of Lessor to give notice thereof), (ii) Lessor gives to Lessee 3 or more notices of separate Default during any 12 month period, whether or not the Defaults are cured, or (iii) if Lessee commits a Breach of this Lease. 

40. Security Measures. Lessee hereby acknowledges that the Rent payable to Lessor hereunder does not include the cost of guard service or other
security measures, and that Lessor shall have no obligation whatsoever to provide same. Lessee assumes all responsibility for the protection of the Premises, Lessee, its agents and invitees and their property from the acts of third parties. 

41. Reservations. Lessor reserves the right: (i) to grant, without the consent or joinder of Lessee, such easements, rights and dedications that
Lessor deems necessary, (ii) to cause the recordation of parcel maps and restrictions, and (iii) to create and/or install new utility raceways, so long as such easements, rights, dedications, maps, restrictions, and utility raceways do not
unreasonably interfere with the use of the Premises by Lessee. Lessee agrees to sign any documents reasonably requested by Lessor to effectuate such rights. 

42. Performance Under Protest. If at any time a dispute shall arise as to any amount or sum of money to be paid by one Party to the other under the
provisions hereof, the Party against whom the obligation to pay the money is asserted shall have the right to make payment “under protest” and such payment shall not be regarded as a voluntary payment and there shall survive the right on
the part of said Party to institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on the part of said Party to pay such sum or any part thereof, said Party shall be entitled to recover such sum or so much
thereof as it was not legally required to pay. 
 43. Authority. If either Party hereto is a corporation, trust, limited liability company,
partnership, or similar entity, each individual executing this Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver this Lease on its behalf. Each party shall, within 30 days after request,
deliver to the other party satisfactory evidence of such authority. 
 44. Conflict. Any conflict between the printed provisions of this Lease and
the typewritten or handwritten provisions shall be controlled by the typewritten or handwritten provisions. 
 45. Offer. Preparation of this Lease
by either party or their agent and submission of same to the other Party shall not be deemed an offer to lease to the other Party. This Lease is not intended to be binding until executed and delivered by all Parties hereto. 

46. Amendments. This Lease may be modified only in writing, signed by the Parties in interest at the time of the modification. As long as they do not
materially change Lessee’s obligations hereunder, Lessee agrees to make such reasonable non-monetary modifications to this Lease as may be reasonably required by a Lender in connection with the obtaining of normal financing or refinancing of
the Premises. 
 47. Multiple Parties. If more than one person or entity is named herein as either Lessor or Lessee, such multiple Parties shall have
joint and several responsibility to comply with the terms of this Lease. 
 48. Waiver of Jury Trial. The Parties hereby waive their respective
rights to trial by jury in any action or proceeding involving the Property or arising out of this Agreement. 
 49. Mediation and Arbitration of
Disputes. An Addendum requiring the Mediation and/or the Arbitration of all disputes between the Parties and/or Brokers arising out of this Lease  ̈ is
x is not attached to this Lease. 
 50. Add to Paragraph 1.1 - Parties 

51. Add to Paragraph 1.3 – Term 
 52. Add to
Paragraph 6.2(a) – Hazardous Substances Reportable Uses Require Consent 
 53. Add to Paragraph 7.3(a) – Definitions under Utility
Installations Trade Fixtures; Alterations 
 54. Add to Paragraph 8.7 – Indemnity 

55. Add to Paragraph 34- Signs 
 56. Add to Paragraph
39-Options 
 Exhibit A – Site Plan 

Exhibit B – Floor Plan 
 Exhibit C – Rent
Security Deposit, and Common Are Operating Expenses 
 Exhibit D – Responsibility for Leasehold Improvements 

Exhibit E – General Atomic Rules & Regulations 

Exhibit F – Draft of Recognition of Attornment Agreement 

LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR
INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES.
ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE
PARTIES ARE URGED TO: 
 1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. 

2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE
POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF THE PREMISES FOR
LESSEE’S INTENDED USE. 
 WARNING: IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE
REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES ARE LOCATED. 
 The parties hereto have executed this Lease at the place and on the
dates specified above their respective signatures. 

 

			
	Executed at:	 	 San Diego, California

 

			
	on:	 	  

by LESSOR: 
  

			
	 General Atomics

	
	  

		
	By:	 	 /s/ Anthony Navarra

 

			
	Name Printed:	 	 Anthony Navarra

 

			
	Title:	 	 Treasurer

 

			
	By:	 	  

 

			
	Name Printed:	 	  

 

			
	Title:	 	  

 

			
	Address:	 	 3550 General Atomics Court

	
	                San
Diego, California 92121

  

			
	Telephone:	 	 (858) 455-4408

 

			
	Facsimile:	 	 (858) 455-4145

 

			
	Federal ID No.	 	  

 

			
	Executed at:	 	 San Diego, California

 

			
	on:	 	  

by LESSEE: 
  

			
	 Althea Technologies, Inc.

	
	  

		
	By:	 	 /s/ Francois Ferre, Ph.D.

 

			
	Name Printed:	 	 Francois Ferre, Ph.D.

 

			
	Title:	 	 Chief Executive Officer

 

			
	By:	 	  

 

			
	Name Printed:	 	  

 

			
	Title:	 	  

 

			
	Address:	 	 3550 General Atomics Court

	
	                San
Diego, California 92121

  

			
	Telephone:	 	 (858) 455-2183

 

			
	Facsimile:	 	 (858) 455-2188

 

			
	Federal ID No.	 	  

 
 

 EXHIBIT “B” 

SUBLEASED PREMISES AND SHARED SPACE 
  

 

 

 

 CONSENT TO SUBLEASE 

This Consent to Sublease (this “Consent”) dated as of September 14, 2009, is executed by, between and among GENERAL ATOMICS, a
California corporation (“Landlord”), ALTHEA TECHNOLOGIES, INC., a Delaware corporation (“Tenant”), and ALTHEADX, INC., a Delaware corporation (“Subtenant”), in connection with a proposed Sublease Agreement dated as of
September 14, 2009 (“Sublease”). A copy of the Sublease is attached hereto as Exhibit “A” and incorporated by this reference into this Consent. Initially capitalized terms used but not otherwise defined herein shall
have the meanings given to them in the Sublease. 
 RECITALS 

A. Pursuant to that certain Standard Industrial/Commercial Multi-Tenant Lease - Net dated as of September 9, 2002 by and between
Landlord, as “Lessor,” and Tenant, as “Lessee,” as amended by that certain First Amendment to Sublease between General Atomics and Althea Technologies, Inc. dated as of December 8, 2005, and that certain Second Amendment to
Sublease between General Atomics and Althea Technologies, Inc., dated as of October 18, 2006 (collectively, as so amended, and as may be further amended from time to time, the “Lease”), Landlord leases to Tenant certain premises
located at 3550 Dunhill Street, San Diego, California, and 11030 and 11040 Roselle Street, San Diego, California (collectively, the “Master Premises”), as more particularly described in the Lease, upon the terms and conditions contained
therein. 
 B. Tenant desires to sublease to Subtenant a portion of the Master Premises consisting of approximately 8,916 square feet of
space located at 3550 Dunhill Street, San Diego, California (“Subleased Premises”), which are more particularly described in the Sublease. Initially capitalized terms used but not otherwise defined herein shall have the meanings given to
them in the Sublease. 
 C. Tenant and Subtenant desire to obtain Landlord’s consent to the Sublease. 

NOW, THEREFORE, in consideration of the foregoing and the agreements contained herein, and for other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, Landlord hereby consents to the sublease of the Subleased Premises to Subtenant, subject to the terms and conditions of the Lease, and further subject to and upon the following terms and
conditions to which Tenant and Subtenant hereby agree: 
 1. Consent. Landlord hereby consents to the Sublease subject to the terms
and provisions of this Consent. The Sublease is subordinate to the Lease and is subject to all of its terms, covenants, conditions, provisions and agreements. 

2. Limitations. Neither the Sublease nor this Consent shall: 

(i) Release or discharge Tenant from any primary liability or obligation under the Lease, whether past, present or future,
monetary or non-monetary; 

  
 - 1 - 

 (ii) Operate as Landlord’s agreement to be bound by any of the terms,
covenants, conditions, provisions or agreements of the Sublease; 
 (iii) Be construed to: (i) modify, waive, release or
otherwise affect any of the terms, covenants, conditions, provisions or agreements of the Lease; (ii) waive any present or future breach of the Lease; (iii) waive any of Landlord’s rights under the Lease; (iv) enlarge or increase
Landlord’s obligations under the Lease; or (v) enlarge or increase Subtenant’s rights and benefits in excess of the rights and benefits applicable to Tenant under the Lease; or 

(iv) Be construed as a consent by Landlord to: (i) any further subletting either by Tenant or by Subtenant; or
(ii) any assignment by Tenant of the Lease or assignment by Subtenant of the Sublease, whether or not the Sublease purports to permit the same. 

3. Subtenant Obligations. Subtenant shall perform faithfully and be bound by all of the terms, covenants, conditions, provisions and
agreements of the Lease applicable to the Subleased Premises for the period of the Sublease. 
 4. Insurance. Subtenant shall comply
with the insurance provisions of Article 8 of the Lease as if Subtenant were the Tenant under the Lease complying with such provisions for Landlord’s benefit with respect to the Subleased Premises. 

5. No Release of Tenant or Obligation to Subtenant. Any payment of rent or other sums due under the Lease paid by Subtenant directly to
Landlord, regardless of the circumstances or reasons therefor, shall in no manner whatsoever be deemed an attornment by Subtenant to Landlord or serve to release Tenant from any liability under the Lease. In addition, in no event shall Landlord
(i) have any obligation to accept any payment of rent or other sums due under the Lease from Subtenant or to give to or accept from Subtenant any notice regarding the Lease, the Sublease, or the Subleased Premises, or (ii) owe any
obligation or duty to Subtenant under the Lease or otherwise, any duties of Landlord under the Lease being in favor of, for the benefit of and enforceable solely by Tenant. In no event shall this Consent be deemed to extend any covenant of quiet
enjoyment by Landlord to Subtenant. Tenant and Subtenant acknowledge and agree that in no event shall the terms of that certain Recognition and Attornment Agreement dated as of October 22, 2002 between Sorrento West Properties, Inc., Landlord
and Tenant be deemed to extend to Subtenant. 
 6. Termination. The term of the Sublease shall expire on the earlier of (i) its
expiration date or any premature termination date of the Sublease, or (ii) concurrently with any premature termination of the Lease (whether by consent or other right, now or hereafter agreed to by Landlord or Tenant, or by operation of law or
at Landlord’s option in the event of Tenant’s default under the Lease). 
 7. Joint and Several Liability. Both Tenant and
Subtenant shall be, and continue to be, jointly and severally liable for the payment of all bills rendered by Landlord for charges incurred by Subtenant for services and materials supplied to the Subleased Premises and payable by Tenant under the
Lease. 

  
 - 2 - 

 8. No Assignment. This Consent is not assignable, nor shall this Consent be deemed a
consent to any amendment, modification, extension or renewal of the Sublease without Landlord’s prior express written consent, which Landlord may withhold in its sole discretion. 

9. Brokers. Tenant and Subtenant covenant and agree that under no circumstances shall Landlord be liable for any brokerage commission
or other charge or expense in connection with the Sublease, and Tenant and Subtenant agree to indemnify Landlord against same and against any cost or expense (including, but not limited to, attorneys’ fees) incurred by Landlord in resisting any
claim for any such brokerage commission. 
 10. Alterations. Tenant and Subtenant agree that this Consent is not a consent to or
approval of any improvement or alteration to or in the Subleased Premises or to the installation of any signage in the Premises (as defined in the Lease), and prior to the undertaking by Tenant or Subtenant of any improvement or alteration to or in
the Subleased Premises, Tenant shall obtain Landlord’s prior written consent as provided for under the Lease. Tenant shall not permit any mechanics’, materialmens’ or other liens to be filed against the Building (as defined in the
Lease) or against Tenant’s leasehold interest in the Premises. Landlord shall have the right at all reasonable times to post and keep posted on the Premises any notices which it deems necessary for protection from such liens. If any such liens
are filed, Landlord may, without waiving its rights and remedies based on such breach of Tenant and without releasing Tenant from any of its obligations, cause such liens to be released by any means it shall deem proper, including payments in
satisfaction of the claim giving rise to such lien subject to the provisions of Section 7.3(c) of the Lease. Tenant shall indemnify, defend, protect, and hold Landlord harmless against any loss, claim, liability, or cause of action
arising out of any such liens. 
 11. Notices. Subtenant and Tenant shall send Landlord a copy of any notice which either of them
gives to the other in connection with the Sublease or the Subleased Premises. Any such notice shall be sent to Landlord at the same time and in the same manner as it is sent to the party to which it is addressed and shall be sent to Landlord at 3550
General Atomics Court, San Diego, CA 92121 (Attn: Anthony Navarra), or at such other address as Landlord may designate. 
 12.
Effectiveness; Counterparts. This Consent shall be effective unless and until executed by all of the parties, and when fully executed shall bind and inure to the benefit of all permitted successors and assigns of each party. This Consent may
be executed in counterparts, which, when taken together, shall constitute one and the same instrument. 
 13. Conflicts. In the event
of any conflict between the Sublease and the Lease, the Lease shall prevail. In the event of any conflict between the Lease and this Consent or the Sublease and this Consent, this Consent shall prevail. 

[Signature pages to follow.] 

  
 - 3 - 

 IN WITNESS WHEREOF, this Consent has been executed as of the date first above written. 

 

									
	LANDLORD:	 		 	TENANT:
			
	GENERAL ATOMICS,	 		 	ALTHEA TECHNOLOGIES, INC.,
	a California corporation	 		 	a Delaware corporation
					
	By:	 	 /s/ Anthony Navarra
	 		 	By:	 	 /s/ William Kachioff

	Name:	 	Anthony Navarra	 		 	Name:	 	 William Kachioff

	Title:	 	Treasurer	 		 	Title:	 	 CFO

				
		 		 		 	SUBTENANT:
				
		 		 		 	ALTHEADX, INC.,
		 		 		 	a Delaware corporation
					
		 		 		 	By:	 	 /s/ Magda Marquet

		 		 		 	Name:	 	 Magda Marquet

		 		 		 	Title:	 	 Co-CEO

  
 - 4 - 

 EXHIBIT A 

[see attached] 
  

 

 STANDARD INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE - NET 

AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION 
 1.
Basic Provisions (“Basic Provisions”) 
 1.1 Parties: This Lease (“Lease”), dated for reference
purposes only September 9, 2002, is made by and between General Atomics, a California corporation (“Lessor”) and Althea Technologies, Inc., a Delaware corporation (“Lessee”),
(collectively the “Parties,” or individually a “Party”). 
 Refer to Addendum Paragraph 50 

1.2(a) Premises: That certain portion of the Project (as defined below), including all improvements therein or to be provided by Lessor
under the terms of this Lease, commonly known by the street address of 11040 Roselle, St. (commonly known as Building 65), located in the City of San Diego, County of San Diego, State of California, with zip code
92121, as outlined on Exhibit A&B attached hereto (“Premises”) 
 and generally described as (describe briefly the nature
of the Premises): Building 65 in the “Sorrento West Industrial Center” consisting of approximately 29, 895sf., See Exhibit E, Paragraph 17. 

In addition to Lessee’s rights to use and occupy the Premises as hereinafter specified, Lessee shall have non-exclusive rights to the Common Areas
(as defined in Paragraph 2.7 below) as hereinafter specified, but shall not have any rights to the roof, exterior walls or utility raceways of the building containing the Premises (“Building”) or to any other buildings in the
Project. The Premises, the Building, the Common Areas, the land upon which they are located, along with all other buildings and improvements thereon, are herein collectively referred to as the “Project.” (See also Paragraph 2)

 1.2(b) Parking: Eighty four (84) unreserved vehicle parking spaces (“Unreserved Parking Spaces”); and
Six (6) reserved vehicle parking spaces (“Reserved Parking Spaces”). (See also Paragraph 2.6) 
 1.3 Term:
Five (5) years and Three (3) months (“Original Term”) commencing November 1, 2002, (“Commencement Date”) and ending January 31, 2008 (“Expiration Date”). (See
also Paragraph 3) Refer to Addendum Paragraph 51 
 1.4 Early Possession:
                     (“Early Possession Date”). (See also Paragraphs 3.2 and 3.3) 

1.5 Base Rent: $ Refer to Ex. C per month (“Base Rent”), payable on the First day of each month
commencing February 1, 2003. (See also Paragraph 4) 
  

	x	If this box is checked, there are provisions in this Lease for the Base Rent to be adjusted. 

1.6 Lessee’s Share of Common Area Operating Expenses: Refer to Exhibit C percent
(    %) (“Lessee’s Share”). 

1.7 Base Rent and Other Monies Paid Upon Execution:  

(a) Base Rent: $ Refer to Ex. C for the period
                    . 
 (b)
Common Area Operating Expenses: $ Refer to Ex. C for the period
                    . 

(c) Security Deposit: $ Refer to Ex C (“Security Deposit”). (See also Paragraph 5) 

(d) Other: $         for
                    .  

(e) Total Due Upon Execution of this Lease: $0.00 Refer to Ex C. 

1.8 Agreed Use: Administrative, and Light Manufacturing and Testing of
other Biomedical uses, or permitted uses by Landlord in the Complex. (See also Paragraph 6) 
 1.9 Insuring Party: Lessor is
the “Insuring Party”. (See also Paragraph 8) 
 1.10 Real Estate
Brokers: (See also Paragraph 15) 
 (a)
Representation: The following real estate brokers (the “Brokers”) and brokerage relationships exist in this transaction (check applicable boxes): 

 

	 ̈	                     represents Lessor
exclusively (“Lessor’s Broker”); 

  

	 ̈	                     represents Lessee
exclusively (“Lessee’s Broker”); or 

  

	 ̈	                     represents both
Lessor and Lessee (“Dual Agency”). 

 (b) Payment to Brokers: Upon execution and
delivery of this Lease by both Parties, Lessor shall pay to the Brokers the brokerage fee agreed to in a separate written agreement (or if there is no such agreement, the sum of
         or     % of the total Base Rent for
the brokerage services rendered by said Brokers). 
 1.11 Guarantor. The obligations of the Lessee under this Lease
are to be guaranteed by                      (“Guarantor”).
(See also Paragraph 37) 
 1.12 Addenda and Exhibits. Attached hereto is an Addendum or Addenda consisting of
Paragraphs 50 through 56 and Exhibits A through F, all of which constitute a part of this Lease. 
 2. Premises.

 2.1 Letting. Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for the term, at the rental, and
upon all of the terms, covenants and conditions set forth in this Lease. Unless otherwise provided herein, any statement of size set forth in this Lease, or that may have been used in calculating Rent, is an approximation which the Parties agree is
reasonable and any payments based thereon are not subject to revision whether or not the actual size is more or less. 
 2.2
Condition. Lessor shall deliver that portion of the Premises contained within the Building (“Unit”) to Lessee broom clean and free of debris on the Commencement Date or the Early Possession Date, whichever first occurs
(“Start Date”), and, so long as the required service contracts described in Paragraph 7.1 (b) below are obtained by Lessee and in effect within thirty days following the Start Date, warrants that the existing electrical,
plumbing, fire sprinkler, lighting, heating, ventilating and air conditioning systems (“HVAC”), loading doors, if any, and all other such elements in the Unit, other than those constructed by Lessee, shall be in good operating
condition on said date and that the structural elements of the roof, bearing walls and foundation of the Unit shall be free of material defects. If a non-compliance with such warranty exists as of the Start Date, or if one of such systems or
elements should malfunction or fail within the appropriate warranty period, Lessor shall, as Lessor’s sole obligation with respect to such matter, except as otherwise provided in this Lease, promptly after receipt of written notice from Lessee
setting forth with specificity the nature and extent of such non-compliance, malfunction or failure, rectify same at Lessor’s expense. The warranty periods shall be as follows: (i) 6 months as to the HVAC systems,

 
and (ii) 30 days 6 months as to the remaining systems and other elements of the Unit. If Lessee does not give Lessor the required notice within the appropriate warranty period,
correction of any such non-compliance, malfunction or failure shall be the obligation of Lessee at Lessee’s sole cost and expense (except for the repairs to the fire sprinkler systems, roof, foundations, and/or bearing walls - see Paragraph 7).

 2.3 Compliance. Lessor warrants that the improvements on the Premises and the Common Areas comply with the building codes that
were in effect at the time that each such improvement, or portion thereof, was constructed, and also with all applicable laws, covenants or restrictions of record, regulations, and ordinances in effect on the Start Date (“Applicable
Requirements”). Said warranty does not apply to the use to which Lessee will put the Premises or to any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made or to be made by Lessee. NOTE: Lessee is
responsible for determining whether or not the Applicable Requirements, and especially the zoning, are appropriate for Lessee’s intended use, and acknowledges that past uses of the Premises may no longer be allowed. If the Premises do not
comply with said warranty, Lessor shall, except as otherwise provided, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify the same at Lessor’s expense. If
Lessee does not give Lessor written notice of a non-compliance with this warranty within 6 months following the Start Date, correction of that non-compliance shall be the obligation of Lessee at Lessee’s sole cost and expense. If the Applicable
Requirements are hereafter changed so as to require during the term of this Lease the construction of an addition to or an alteration of the Unit, Premises and/or Building, the remediation of any Hazardous Substance, or the reinforcement or other
physical modification of the Unit, Premises and/or Building (“Capital Expenditure”), Lessor and Lessee shall allocate the cost of such work as follows: 

(a) Subject to Paragraph 2.3(c) below, if such Capital Expenditures are required as a result of the specific and unique use of the Premises by
Lessee as compared with uses by tenants in general Lessee shall be fully responsible for the cost thereof, provided, however that if such Capital Expenditure is required during the last 2 years of this Lease and the cost thereof exceeds 6
months’ Base Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee, in writing, within 10 days after receipt of Lessee’s termination notice that Lessor has elected to pay the difference between the actual cost thereof
and the amount equal to 6 months’ Base Rent. If Lessee elects termination, Lessee shall immediately cease the use of the Premises which requires such Capital Expenditure and deliver to Lessor written notice specifying a termination date at
least 90 days thereafter. Such termination date shall, however, in no event be earlier than the last day that Lessee could legally utilize the Premises without commencing such Capital Expenditure. 

(b) If such Capital Expenditure is not the result of the specific and unique use of the Premises by Lessee (such as, governmentally mandated
seismic modifications), then Lessor and Lessee shall allocate the obligation to pay for the portion of such costs reasonably attributable to the Premises pursuant to the formula set out in Paragraph 7.1 (d); provided, however, that if such Capital
Expenditure is required during the last 2 years of this Lease or if Lessor reasonably determines that it is not economically feasible to pay its share thereof, Lessor shall have the option to terminate this Lease upon 90 days prior written notice to
Lessee unless Lessee notifies Lessor, in writing, within 10 days after receipt of Lessor’s termination notice that Lessee will pay for such Capital Expenditure. If Lessor does not elect to terminate, and fails to tender its share of any such
Capital Expenditure, Lessee may advance such funds and deduct same, with Interest, from Rent until Lessor’s share of such costs have been fully paid. If Lessee is unable to finance Lessor’s share, or if the balance of the Rent due and
payable for the remainder of this Lease is not sufficient to fully reimburse Lessee on an offset basis, Lessee shall have the right to terminate this Lease upon 30 days written notice to Lessor. 

(c) Notwithstanding the above, the provisions concerning Capital Expenditures are intended to apply only to non-voluntary, unexpected, and new
Applicable Requirements. If the Capital Expenditures are instead triggered by Lessee as a result of an actual or proposed change in use, change in intensity of use, or modification to the Premises then, and in that event, Lessee shall be fully
responsible for the cost thereof, and Lessee shall not have any right to terminate this Lease. 
 2.4 Acknowledgements.
Acknowledgements. Lessee acknowledges that: (a) it has been advised by Lessor and/or Brokers to satisfy itself with respect to the condition of the Premises (including but not limited to the electrical, HVAC and fire sprinkler systems,
security, environmental aspects, and compliance with Applicable Requirements and the Americans with Disabilities Act), and their suitability for Lessee’s intended use, (b) Lessee has made such investigation as it deems necessary with
reference to such matters and assumes all responsibility therefor as the same relate to its occupancy of the Premises, and (c) neither Lessor, Lessor’s agents, nor Brokers have made any oral or written representations or warranties with
respect to said matters other than as set forth in this Lease. In addition, Lessor acknowledges that: (i) Brokers have made no representations, promises or warranties concerning Lessee’s ability to honor the Lease or suitability to occupy
the Premises, and (ii) it is Lessor’s sole responsibility to investigate the financial capability and/or suitability of all proposed tenants. 

2.5 Lessee as Prior Owner/Occupant. Lessee as Prior Owner/Occupant. The warranties made by Lessor in Paragraph 2 shall be of no
force or effect if immediately prior to the Start Date Lessee was the owner or occupant of the Premises. In such event, Lessee shall be responsible for any necessary corrective work. 

2.6 Vehicle Parking. Lessee shall be entitled to use the number of Unreserved Parking Spaces and Reserved Parking Spaces specified in
Paragraph 1.2(b) on those portions of the Common Areas designated from time to time by Lessor for parking. Lessee shall not use more parking spaces than said number. Said parking spaces shall be used for parking by vehicles no larger than full-size
passenger automobiles or pick-up trucks, herein called “Permitted Size Vehicles.” Lessor may regulate the loading and unloading of vehicles by adopting Rules and Regulations as provided in Paragraph 2.9. No vehicles other than
Permitted Size Vehicles may be parked in the Common Area without the prior written permission of Lessor. 
 (a) Lessee shall not permit or
allow any vehicles that belong to or are controlled by Lessee or Lessee’s employees, suppliers, shippers, customers, contractors or invitees to be loaded, unloaded, or parked in areas other than those designated by Lessor for such activities.

 (b) Lessee shall not service or store any vehicles in the Common Areas. 

(c) If Lessee permits or allows any of the prohibited activities described in this Paragraph 2.6, then Lessor shall have the right, without
notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Lessee, which cost shall be immediately payable upon demand by Lessor. 

2.7 Common Areas - Definition. The term “Common Areas” is defined as all areas and facilities outside the Premises and
within the exterior boundary line of the Project and interior utility raceways and installations within the Unit that are provided and designated by the Lessor from time to time for the general non-exclusive use of Lessor, Lessee and other tenants
of the Project and their respective employees, suppliers, shippers, customers, contractors and invitees, including parking areas, loading and unloading areas, trash areas, roadways, walkways, driveways and landscaped areas. 

2.8 Common Areas - Lessee’s Rights. Lessor grants to Lessee, for the benefit of Lessee and its employees, suppliers, shippers,
contractors, customers and invitees, during the term of this Lease, the non-exclusive right to use, in common with others entitled to such use, the Common Areas as they exist from time to time, subject to any rights, powers, and privileges reserved
by Lessor under the terms hereof or under the terms of any rules and regulations or restrictions governing the use of the Project. Under no circumstances shall the right herein granted to use the Common Areas be deemed to include the right to store
any property, temporarily or permanently, in the Common Areas. Any such storage shall be permitted only by the prior written consent of Lessor or Lessor’s designated agent, which consent may be revoked at any time. In the event that any
unauthorized storage shall occur then Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to Lessee, which cost shall be immediately payable upon
demand by Lessor. 
 2.9 Common Areas - Rules and Regulations. Lessor or such other person(s) as Lessor may appoint shall have the
exclusive control and management of the Common Areas and shall have the right, from time to time, to establish, modify, amend and enforce reasonable rules and regulations (“Rules and Regulations”) for the management, safety, care,
and cleanliness of the grounds, the parking and unloading of vehicles and the preservation of good order, as well as for the convenience of other occupants or tenants of the Building and the Project and their invitees. Lessee agrees to abide by and
conform to all such Rules and Regulations, and to cause its employees, suppliers, shippers, customers, contractors and invitees to so abide and conform. Lessor shall not be responsible to Lessee for the non-compliance with said Rules and Regulations
by other tenants of the Project. Refer to Exhibit E 
 2.10 Common Areas - Changes. Lessor shall have the right, in
Lessor’s sole discretion, from time to time: 
 (a) To make changes to the Common Areas, including, without limitation, changes in the
location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas, walkways and utility raceways; 

(b) To close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available; 

(c) To designate other land outside the boundaries of the Project to be a part of the Common Areas; 

(d) To add additional buildings and improvements to the Common Areas; 

(e) To use the Common Areas while engaged in making additional improvements, repairs or alterations to the Project, or any portion thereof;
and 
 (f) To do and perform such other acts and make such other changes in, to or with respect to the Common Areas and Project as Lessor
may, in the exercise of sound business judgment, deem to be appropriate. 
 3. Term. 

3.1 Term. The Commencement Date, Expiration Date and Original Term of this Lease are as specified in Paragraph 1.3. 

3.2 Early Possession. If Lessee totally or partially occupies the Premises prior to the Commencement Date, the obligation to
pay Base Rent shall be abated for the period of such early possession. All other terms of this Lease (including but not limited to the obligations to pay Lessee’s Share of Common Area Operating Expenses, Real Property Taxes and insurance
premiums and to maintain the Premises) shall, however, be in effect during such period. Any such early possession shall not affect the Expiration Date. 

3.3 Delay In Possession. Lessor agrees to use its best commercially reasonable efforts to deliver possession of the Premises to
Lessee by the Commencement Date. If, despite said efforts, Lessor is unable to deliver possession as agreed, Lessor shall not be subject to any liability therefor, nor 

 
shall such failure affect the validity of this Lease. Lessee shall not, however, be obligated to pay Rent or perform its other obligations until it receives possession of the Premises. If
possession is not delivered within 60 days after the Commencement Date, Lessee may, at its option, by notice in writing within 10 days after the end of such 60 day period, cancel this Lease, in which event the Parties shall be discharged from all
obligations hereunder. If such written notice is not received by Lessor within said 10 day period, Lessee’s right to cancel shall terminate. Except as otherwise provided, if possession is not tendered to Lessee by the Start Date and Lessee does
not terminate this Lease, as aforesaid, any period of rent abatement that Lessee would otherwise have enjoyed shall run from the date of delivery of possession and continue for a period equal to what Lessee would otherwise have enjoyed under the
terms hereof, but minus any days of delay caused by the acts or omissions of Lessee. If possession of the Premises is not delivered within 4 months after the Commencement Date, this Lease shall terminate unless other agreements are reached between
Lessor and Lessee, in writing. 
 3.4 Lessee Compliance. Lessor shall not be required to tender possession of the Premises
to Lessee until Lessee complies with its obligation to provide evidence of insurance (Paragraph 8.5). Pending delivery of such evidence, Lessee shall be required to perform all of its obligations under this Lease from and after the Start Date,
including the payment of Rent, notwithstanding Lessor’s election to withhold possession pending receipt of such evidence of insurance. Further, if Lessee is required to perform any other conditions prior to or concurrent with the Start Date,
the Start Date shall occur but Lessor may elect to withhold possession until such conditions are satisfied. 
 4. Rent. 

4.1 Rent Defined. All monetary obligations of Lessee to Lessor under the terms of this Lease (except for the Security Deposit) are
deemed to be rent (“Rent”). 
 4.2 Common Area Operating Expenses. Lessee shall pay to Lessor during the term
hereof, in addition to the Base Rent, Lessee’s Share (as specified in Paragraph 1.6) of all Common Area Operating Expenses, as hereinafter defined, during each calendar year of the term of this Lease, in accordance with the following
provisions: 
 (a) “Common Area Operating Expenses” are defined, for purposes of this Lease, as all costs incurred by
Lessor relating to the ownership and operation of the Project, including, but not limited to, the following: 
  

	 	(i)	The operation, repair and maintenance, in neat, clean, good order and condition of the following: 

  

	 	(aa)	The Common Areas and Common Area improvements, including parking areas, loading and unloading areas, trash areas, roadways, parkways, walkways, driveways, landscaped areas, bumpers, irrigation systems, Common Area
lighting facilities, fences and gates, elevators, roofs, and roof drainage systems. 

  

	 	(bb)	Exterior signs and any tenant directories. 

  

	 	(cc)	Any fire detection and/or sprinkler systems. 

  

	 	(ii)	The cost of water, gas, electricity and telephone to service the Common Areas and any utilities not separately metered. 

  

	 	(iii)	Trash disposal, pest control services, property management, security services, and the costs of any environmental inspections. 

  

	 	(iv)	Reserves set aside for maintenance and repair of Common Areas. 

  

	 	(v)	Real Property Taxes (as defined in Paragraph 10). 

  

	 	(vi)	The cost of the premiums for the insurance maintained by Lessor pursuant to Paragraph 8. 

  

	 	(vii)	Any deductible portion of an insured loss concerning the Building or the Common Areas. 

  

	 	(viii)	The cost of any Capital Expenditure to the Building or the Project not covered under the provisions of Paragraph 2.3 provided; however, that Lessor shall allocate the cost of any such Capital Expenditure over a 12 year
period and Lessee shall not be required to pay more than Lessee’s Share of 1/144th of the cost of such Capital Expenditure in any given month. 

  

	 	(ix)	Any other services to be provided by Lessor that are stated elsewhere in this Lease to be a Common Area Operating Expense. 

(b) Any Common Area Operating Expenses and Real Property Taxes that are specifically attributable to the Unit, the Building or to any other
building in the Project or to the operation, repair and maintenance thereof, shall be allocated entirely to such Unit, Building, or other building. However, any Common Area Operating Expenses and Real Property Taxes that are not specifically
attributable to the Building or to any other building or to the operation, repair and maintenance thereof, shall be equitably allocated by Lessor to all buildings in the Project. 

(c) The inclusion of the improvements, facilities and services set forth in Subparagraph 4.2(a) shall not be deemed to impose an obligation
upon Lessor to either have said improvements or facilities or to provide those services unless the Project already has the same, Lessor already provides the services, or Lessor has agreed elsewhere in this Lease to provide the same or some of them.

 (d) Lessee’s Share of Common Area Operating Expenses shall be payable by Lessee within 10 days after a reasonably detailed statement
of actual expenses is presented to Lessee. At Lessor’s option, however, an amount may be estimated by Lessor from time to time of Lessee’s Share of annual Common Area Operating Expenses and the same shall be payable monthly or
quarterly, as Lessor shall designate, during each 12 month period of the Lease term, on the same day as the Base Rent is due hereunder. Lessor shall deliver to Lessee within 60 days after the expiration of each calendar year a reasonably detailed
statement showing Lessee’s Share of the actual Common Area Operating Expenses incurred during the preceding year. If Lessee’s payments under this Paragraph 4.2(d) during the preceding year exceed Lessee’s Share as indicated on such
statement, Lessor shall credit the amount of such over-payment against Lessee’s Share of Common Area Operating Expenses next becoming due. If Lessee’s payments under this Paragraph 4.2(d) during the preceding year were less than
Lessee’s Share as indicated on such statement, Lessee shall pay to Lessor the amount of the deficiency within 10 days after delivery by Lessor to Lessee of the statement. Refer to Exhibit C 

4.3 Payment. Lessee shall cause payment of Rent to be received by Lessor in lawful money of the United States, without offset or
deduction (except as specifically permitted in this Lease), on or before the day on which it is due. Rent for any period during the term hereof which is for less than one full calendar month shall be prorated based upon the actual number of days of
said month. Payment of Rent shall be made to Lessor at its address stated herein or to such other persons or place as Lessor may from time to time designate in writing. Acceptance of a payment which is less than the amount then due shall not be a
waiver of Lessor’s rights to the balance of such Rent, regardless of Lessor’s endorsement of any check so stating. In the event that any check, draft, or other instrument of payment given by Lessee to Lessor is dishonored for any reason,
Lessee agrees to pay to Lessor the sum of $25 in addition to any late charges which may be due. 
 5. Security Deposit. Lessee shall deposit with
Lessor upon execution hereof the Security Deposit as security for Lessee’s faithful performance of its obligations under this Lease. If Lessee fails to pay Rent, or otherwise Defaults under this Lease, Lessor may use, apply or retain all or any
portion of said Security Deposit for the payment of any amount due Lessor or to reimburse or compensate Lessor for any liability, expense, loss or damage which Lessor may suffer or incur by reason thereof. If Lessor uses or applies all or any
portion of the Security Deposit, Lessee shall within 10 days after written request therefor deposit monies with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease. If the Base Rent increases during the term
of this Lease, Lessee shall, upon written request from Lessor, deposit additional monies with Lessor so that the total amount of the Security Deposit shall at all times bear the same proportion to the increased Base Rent as the initial Security
Deposit bore to the initial Base Rent. Should the Agreed Use be amended to accommodate a material change in the business of Lessee or to accommodate a sublessee or assignee, Lessor shall have the right to increase the Security Deposit to the extent
necessary, in Lessor’s reasonable judgment, to account for any increased wear and tear that the Premises may suffer as a result thereof. If a change in control of Lessee occurs during this Lease and following such change the financial condition
of Lessee is, in Lessor’s reasonable judgment, significantly reduced, Lessee shall deposit such additional monies with Lessor as shall be sufficient to cause the Security Deposit to be at a commercially reasonable level based on such change in
financial condition. Lessor shall not be required to keep the Security Deposit separate from its general accounts. Within 14 days after the expiration or termination of this Lease, if Lessor elects to apply the Security Deposit only to unpaid Rent,
and otherwise within 30 days after the Premises have been vacated pursuant to Paragraph 7.4(c) below, Lessor shall return that portion of the Security Deposit not used or applied by Lessor. No part of the Security Deposit shall be considered to be
held in trust, to bear interest or to be prepayment for any monies to be paid by Lessee under this Lease. Refer to Exhibit C 
 6. Use. 

6.1 Use. Lessee shall use and occupy the Premises only for the Agreed Use, or any other legal use which is reasonably comparable
thereto, and for no other purpose. Lessee shall not use or permit the use of the Premises in a manner that is unlawful, creates damage, waste or a nuisance, or that disturbs occupants of or causes damage to neighboring premises or properties. Lessor
shall not unreasonably withhold or delay its consent to any written request for a modification of the Agreed Use, so long as the same will not impair the structural integrity of the improvements on the Premises or the mechanical or electrical
systems therein, and/or is not significantly more burdensome to the Premises. If Lessor elects to withhold consent, Lessor shall within 7 days after such request give written notification of same, which notice shall include an explanation of
Lessor’s objections to the change in the Agreed Use. 
 6.2 Hazardous Substances. 

                (a) Reportable Uses Require Consent. The term
“Hazardous Substance” as used in this Lease shall mean any product, substance, or waste whose presence, use, manufacture, disposal, transportation, or release, either by itself or in combination with other materials expected to be
on the Premises, is either: (i) potentially injurious to the public health, safety or welfare, the environment or the Premises, (ii) regulated or monitored by any governmental authority, or (iii) a basis for potential liability of
Lessor to any governmental agency or third party under any applicable statute or common law theory. Hazardous Substances shall include, but not be limited to, hydrocarbons, petroleum, gasoline, and/or crude oil or any products, by-products or
fractions thereof. Lessee shall not engage in any activity in or on the Premises which constitutes a Reportable Use of Hazardous Substances without the express prior written consent of Lessor and timely compliance (at Lessee’s expense) with all
Applicable Requirements. “Reportable Use” shall mean (i) the installation or use of any above or below ground storage tank, (ii) the generation, possession, storage, use, transportation, or disposal of a Hazardous Substance
that requires a permit from, or with respect to which a report, notice, registration or business plan is required to be filed with, any governmental authority, and/or (iii) the presence at the Premises of a Hazardous Substance with respect to
which any Applicable Requirements requires that a notice be given to persons entering or occupying the Premises or neighboring properties. Notwithstanding the foregoing, Lessee may use any ordinary and customary materials reasonably required to be
used in the normal course of the Agreed Use, so long as such use is in compliance with all Applicable Requirements, is not a Reportable Use, and does not expose the Premises or neighboring property to any meaningful risk of contamination or damage
or expose Lessor to any liability therefor. In addition, Lessor may condition its consent to any Reportable Use upon receiving such additional assurances as Lessor reasonably deems necessary to protect itself, the public, the Premises and/or the
environment against damage, contamination, injury and/or liability, including, but not limited to, the installation (and removal on or before Lease expiration or termination) of protective modifications (such as concrete encasements) and/or
increasing the Security Deposit. Refer to Addendum Paragraph 52 

 (b) Duty to Inform Lessor. If Lessee knows, or has reasonable cause to believe, that a
Hazardous Substance has come to be located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of such fact to Lessor, and provide Lessor with a copy of any report,
notice, claim or other documentation which it has concerning the presence of such Hazardous Substance. 
 (c) Lessee Remediation.
Lessee shall not cause or permit any Hazardous Substance to be spilled or released in, on, under, or about the Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Lessee’s expense, take all investigatory
and/or remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of the Premises or neighboring properties, that was caused or
materially contributed to by Lessee, or pertaining to or involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee, or any third party. 

(d) Lessee Indemnification. Lessee shall indemnify, defend and hold Lessor, its agents, employees, lenders and ground lessor, if any,
harmless from and against any and all loss of rents and/or damages, liabilities, judgments, claims, expenses, penalties, and attorneys’ and consultants’ fees arising out of or involving any Hazardous Substance brought onto the Premises by
or for Lessee, or any third party (provided, however, that Lessee shall have no liability under this Lease with respect to underground migration of any Hazardous Substance under the Premises from areas outside of the Project). Lessee’s
obligations shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Lessee, and the cost of investigation, removal, remediation, restoration and/or abatement, and
shall survive the expiration or termination of this Lease. No termination, cancellation or release agreement entered into by Lessor and Lessee shall release Lessee from its obligations under this Lease with respect to Hazardous Substances, unless
specifically so agreed by Lessor in writing at the time of such agreement. 
 (e) Lessor Indemnification. Lessor and its successors
and assigns shall indemnify, defend, reimburse and hold Lessee, its employees and lenders, harmless from and against any and all environmental damages, including the cost of remediation, which existed as a result of Hazardous Substances on the
Premises prior to the Start Date or which are caused by the gross negligence or willful misconduct of Lessor, its agents or employees. Lessor’s obligations, as and when required by the Applicable Requirements, shall include, but not be limited
to, the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease. 

(f) Investigations and Remediations. Lessor shall retain the responsibility and pay for any investigations or remediation measures
required by governmental entities having jurisdiction with respect to the existence of Hazardous Substances on the Premises prior to the Start Date, unless such remediation measure is required as a result of Lessee’s use (including
“Alterations”, as defined in paragraph 7.3(a) below) of the Premises, in which event Lessee shall be responsible for such payment. Lessee shall cooperate fully in any such activities at the request of Lessor, including allowing Lessor and
Lessor’s agents to have reasonable access to the Premises at reasonable times in order to carry out Lessor’s investigative and remedial responsibilities. 

(g) Lessor Termination Option. If a Hazardous Substance Condition (see Paragraph 9.1(e)) occurs during the term of this Lease, unless
Lessee is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by the Applicable Requirements and this Lease shall continue in full force and effect, but subject to Lessor’s rights
under Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor’s option, either (i) investigate and remediate such Hazardous Substance Condition, if required, as soon as reasonably possible at Lessor’s expense, in which event this
Lease shall continue in full force and effect, or (ii) if the estimated cost to remediate such condition exceeds 12 times the then monthly Base Rent or $100,000, whichever is greater, give written notice to Lessee, within 30 days after receipt
by Lessor of knowledge of the occurrence of such Hazardous Substance Condition, of Lessor’s desire to terminate this Lease as of the date 60 days following the date of such notice. In the event Lessor elects to give a termination notice, Lessee
may, within 10 days thereafter, give written notice to Lessor of Lessee’s commitment to pay the amount by which the cost of the remediation of such Hazardous Substance Condition exceeds an amount equal to 12 times the then monthly Base Rent or
$100,000, whichever is greater. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days following such commitment. In such event, this Lease shall continue in full force and effect, and Lessor shall proceed to
make such remediation as soon as reasonably possible after the required funds are available. If Lessee does not give such notice and provide the required funds or assurance thereof within the time provided, this Lease shall terminate as of the date
specified in Lessor’s notice of termination. 
 6.3 Lessee’s Compliance with Applicable Requirements. Except as otherwise
provided in this Lease, Lessee shall, at Lessee’s sole expense, fully, diligently and in a timely manner, materially comply with all Applicable Requirements, the requirements of any applicable fire insurance underwriter or rating bureau, and
the recommendations of Lessor’s engineers and/or consultants which relate in any manner to the Premises, without regard to whether said requirements are now in effect or become effective after the Start Date. Lessee shall, within 10 days after
receipt of Lessor’s written request, provide Lessor with copies of all permits and other documents, and other information evidencing Lessee’s compliance with any Applicable Requirements specified by Lessor, and shall immediately upon
receipt, notify Lessor in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving the failure of Lessee or the Premises to comply with any
Applicable Requirements. 
 6.4 Inspection; Compliance. Lessor and Lessor’s “Lender” (as defined in Paragraph
30) and consultants shall have the right to enter into Premises at any time, with prior reasonable notice, except in the case of an emergency, when the time for giving notice would pose a risk off loss. Lessor shall give Lessee at least 24
hours’ notice prior to entering the Premises. and otherwise at reasonable times, for the purpose of inspecting the condition of the Premises and for verifying compliance by Lessee with this Lease. The cost of
any such inspections shall be paid by Lessor, unless a violation of Applicable Requirements, or a contamination is found to exist or be imminent, or the inspection is requested or ordered by a governmental authority. In such case, Lessee shall upon
request reimburse Lessor for the cost of such inspection, so long as such inspection is reasonably related to the violation or contamination. 
 7.
Maintenance; Repairs, Utility Installations; Trade Fixtures and Alterations. 
 7.1 Lessee’s Obligations. 

(a) In General. Subject to the provisions of Paragraph 2.2 (Condition), 2.3 (Compliance), 6.3 (Lessee’s Compliance with Applicable
Requirements), 7.2 (Lessor’s Obligations), 9 (Damage or Destruction), and 14 (Condemnation), Lessee shall, at Lessee’s sole expense, keep the Premises, Utility Installations (intended for Lessee’s exclusive use, no matter where
located), and Alterations in good order, condition and repair (whether or not the portion of the Premises requiring repairs, or the means of repairing the same, are reasonably or readily accessible to Lessee, and whether or not the need for such
repairs occurs as a result of Lessee’s use, any prior use, the elements or the age of such portion of the Premises), including, but not limited to, all equipment or facilities, such as plumbing, HVAC equipment, electrical, lighting facilities,
boilers, pressure vessels, fixtures, interior walls, interior surfaces of exterior walls, ceilings, floors, windows, doors, plate glass, and skylights but excluding any items which are the responsibility of Lessor pursuant to Paragraph 7.2. Lessee,
in keeping the Premises in good order, condition and repair, shall exercise and perform good maintenance practices, specifically including the procurement and maintenance of the service contracts required by Paragraph 7.1 (b) below.
Lessee’s obligations shall include restorations, replacements or renewals when necessary to keep the Premises and all improvements thereon or a part thereof in good order, condition and state of repair. 

(b) Service Contracts. Lessee shall, at Lessee’s sole expense, procure and maintain contracts, with copies to Lessor, in customary
form and substance for, and with contractors specializing and experienced in the maintenance of the following equipment and improvements, if any, if and when installed on the Premises: (i) HVAC equipment, (ii) boiler and pressure vessels,
(iii) clarifiers, and (iv) any other equipment, if reasonably required by Lessor. However, Lessor reserves the right, upon notice to Lessee, to procure and maintain any or all of such service contracts, and if Lessor so elects, Lessee
shall reimburse Lessor, upon demand, for the cost thereof. 
 (c) Failure to Perform. If Lessee fails to perform Lessee’s
obligations under this Paragraph 7.1, Lessor may enter upon the Premises after 10 days’ prior written notice to Lessee (except in the case of an emergency, in which case no notice shall be required), perform such obligations on Lessee’s
behalf, and put the Premises in good order, condition and repair, and Lessee shall promptly reimburse Lessor for the cost thereof. 
 (d)
Replacement. Subject to Lessee’s indemnification of Lessor as set forth in Paragraph 8.7 below, and without relieving Lessee of liability resulting from Lessee’s failure to exercise and perform good maintenance practices, if an item
described in Paragraph 7.1 (b) cannot be repaired other than at a cost which is in excess of 50% of the cost of replacing such item, then such item shall be replaced by Lessor, and the cost thereof shall be prorated between the Parties and
Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease, on the date on which Base Rent is due, an amount equal to the product of multiplying the cost of such replacement by a fraction, the numerator of which
is one, and the denominator of which is 144 (ie. 1/144th of the cost per month). Lessee shall pay interest on the unamortized balance at a rate that is commercially reasonable in the judgment of Lessor’s accountants. Lessee may, however, prepay
its obligation at any time. 
 7.2 Lessor’s Obligations. Subject to the provisions of Paragraphs 2.2 (Condition), 2.3
(Compliance), 4.2 (Common Area Operating Expenses), 6 (Use), 7.1 (Lessee’s Obligations), 9 (Damage or Destruction) and 14 (Condemnation), Lessor, subject to reimbursement pursuant to Paragraph 4.2, shall keep in good order, condition and repair
the foundations, exterior walls, structural condition of interior bearing walls, exterior roof, fire sprinkler system, Common Area fire alarm and/or smoke detection systems, fire hydrants, parking lots, walkways, parkways, driveways, landscaping,
fences, signs and utility systems serving the Common Areas and all parts thereof, as well as providing the services for which there is a Common Area Operating Expense pursuant to Paragraph 4.2. Lessor shall not be obligated to paint the exterior or
interior surfaces of exterior walls nor shall Lessor be obligated to maintain, repair or replace windows, doors or plate glass of the Premises. Lessee expressly waives the benefit of any statute now or hereafter in effect to the extent it is
inconsistent with the terms of this Lease. 

 7.3 Utility Installations; Trade Fixtures; Alterations. 

(a) Definitions. The term “Utility Installations” refers to all floor and window coverings, air lines, power panels,
electrical distribution, security and fire protection systems, communication systems, lighting fixtures, HVAC equipment, plumbing, and fencing in or on the Premises. The term “Trade Fixtures” shall mean Lessee’s machinery and
equipment that can be removed without doing material damage to the Premises. The term “Alterations” shall mean any modification of the improvements, other than Utility Installations or Trade Fixtures, whether by addition or
deletion. “Lessee Owned Alterations and/or Utility Installations” are defined as Alterations and/or Utility Installations made by Lessee that are not yet owned by Lessor pursuant to Paragraph 7.4(a). Refer to Addendum Paragraph
53 
 (b) Consent. Lessee shall not make any Alterations or Utility Installations to the Premises without Lessor’s prior
written consent. Lessee may, however, make non-structural Utility Installations to the interior of the Premises (excluding the roof) without such consent but upon notice to Lessor, as long as they are not visible from the outside, do not involve
puncturing, relocating or removing the roof or any existing walls, and the cumulative cost thereof during this Lease as extended does not exceed a sum equal to 3 month’s Base Rent in the aggregate or a sum equal to one month’s Base Rent in
any one year. Notwithstanding the foregoing, Lessee shall not make or permit any roof penetrations and/or install anything on the roof without the prior written approval of Lessor. Lessor may, as a precondition to granting such approval, require
Lessee to utilize a contractor chosen and/or approved by Lessor. Any Alterations or Utility Installations that Lessee shall desire to make and which require the consent of the Lessor shall be presented to Lessor in written form with detailed plans.
Consent shall be deemed conditioned upon Lessee’s: (i) acquiring all applicable governmental permits, (ii) furnishing Lessor with copies of both the permits and the plans and specifications prior to commencement of the work, and
(iii) compliance with all conditions of said permits and other Applicable Requirements in a prompt and expeditious manner. Any Alterations or Utility Installations shall be performed in a workmanlike manner with good and sufficient materials.
Lessee shall promptly upon completion furnish Lessor with as-built plans and specifications. For work which costs an amount in excess of one month’s Base Rent, Lessor may condition its consent upon Lessee providing a lien and completion bond in
an amount equal to 150% of the estimated cost of such Alteration or Utility Installation and/or upon Lessee’s posting an additional Security Deposit with Lessor. 

(c) Indemnification. Lessee shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or
for Lessee at or for use on the Premises, which claims are or may be secured by any mechanic’s or materialman’s lien against the Premises or any interest therein. Lessee shall give Lessor not less than 10 days notice prior to the
commencement of any work in, on or about the Premises, and Lessor shall have the right to post notices of non-responsibility. If Lessee shall contest the validity of any such lien, claim or demand, then Lessee shall, at its sole expense defend and
protect itself, Lessor and the Premises against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof. If Lessor shall require, Lessee shall furnish a surety bond in an amount equal
to 150% of the amount of such contested lien, claim or demand, indemnifying Lessor against liability for the same. If Lessor elects to participate in any such action, Lessee shall pay Lessor’s attorneys’ fees and costs. 

7.4 Ownership; Removal; Surrender; and Restoration. 

(a) Ownership. Subject to Lessor’s right to require removal or elect ownership as hereinafter provided, all Alterations and
Utility Installations made by Lessee shall be the property of Lessee, but considered a part of the Premises. Lessor may, at any time, elect in writing to be the owner of all or any specified part of the Lessee Owned Alterations and Utility
Installations. Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned Alterations and Utility Installations shall, at the expiration or termination of this Lease, become the property of Lessor and be surrendered by Lessee with the
Premises. 
 (b) Removal. By delivery to Lessee of written notice from Lessor not earlier than 90 and not later than 30 days prior to
the end of the term of this Lease, Lessor may require that any or all Lessee Owned Alterations or Utility Installations be removed by the expiration or termination of this Lease. Lessor may require the removal at any time of all or any part of any
Lessee Owned Alterations or Utility Installations made without the required consent. 
 (c) Surrender; Restoration. Lessee shall
surrender the Premises by the Expiration Date or any earlier termination date, with all of the improvements, parts and surfaces thereof broom clean and free of debris, and in good operating order, condition and state of repair, ordinary wear and
tear excepted. “Ordinary wear and tear” shall not include any damage or deterioration that would have been prevented by good maintenance practice. Notwithstanding the foregoing, if this Lease is for 12 months or less, then Lessee shall
surrender the Premises in the same condition as delivered to Lessee on the Start Date with NO allowance for ordinary wear and tear. Lessee shall repair any damage occasioned by the installation, maintenance or removal of Trade Fixtures, Lessee owned
Alterations and/or Utility Installations, furnishings, and equipment as well as the removal of any storage tank installed by or for Lessee. Lessee shall also completely remove from the Premises any and all Hazardous Substances brought onto the
Premises by or for Lessee, or any third party (except Hazardous Substances which were deposited via underground migration from areas outside of the Project) even if such removal would require Lessee to perform or pay for work that exceeds statutory
requirements. Trade Fixtures shall remain the property of Lessee and shall be removed by Lessee. The failure by Lessee to timely vacate the Premises pursuant to this Paragraph 7.4(c) without the express written consent of Lessor shall constitute a
holdover under the provisions of Paragraph 26 below. 
 8. Insurance; Indemnity. 

8.1 Payment of Premiums. The cost of the premiums for the insurance policies required to be carried by Lessor, pursuant to Paragraphs
8.2(b), 8.3(a) and 8.3(b), shall be a Common Area Operating Expense. Premiums for policy periods commencing prior to, or extending beyond, the term of this Lease shall be prorated to coincide with the corresponding Start Date or Expiration Date.

 8.2 Liability Insurance. 

(a) Carried by Lessee. Lessee shall obtain and keep in force a Commercial General Liability policy of insurance protecting Lessee and
Lessor as an additional insured against claims for bodily injury, personal injury and property damage based upon or arising out of the ownership, use, occupancy or maintenance of the Premises and all areas appurtenant thereto. Such insurance shall
be on an occurrence basis providing single limit coverage in an amount not less than $1,000,000 per occurrence with an annual aggregate of not less than $2,000,000, an “Additional Insured-Managers or Lessors of Premises Endorsement” and
contain the “Amendment of the Pollution Exclusion Endorsement” for damage caused by heat, smoke or fumes from a hostile fire. The policy shall not contain any intra-insured exclusions as between insured persons or organizations, but shall
include coverage for liability assumed under this Lease as an “insured contract” for the performance of Lessee’s indemnity obligations under this Lease. The limits of said insurance shall not, however, limit the liability of
Lessee nor relieve Lessee of any obligation hereunder. All insurance carried by Lessee shall be primary to and not contributory with any similar insurance carried by Lessor, whose insurance shall be considered excess insurance only. 

(b) Carried by Lessor. Lessor shall maintain liability insurance as described in Paragraph 8.2(a), in addition to, and not in lieu of,
the insurance required to be maintained by Lessee. Lessee shall not be named as an additional insured therein. 
 8.3 Property Insurance
- Building, Improvements and Rental Value. 
 (a) Building and Improvements. Lessor shall obtain and keep in force a policy or
policies of insurance in the name of Lessor, with loss payable to Lessor, any ground-lessor, and to any Lender insuring loss or damage to the Premises. The amount of such insurance shall be equal to the full replacement cost of the Premises, as the
same shall exist from time to time, or the amount required by any Lender, but in no event more than the commercially reasonable and available insurable value thereof. Lessee Owned Alterations and Utility Installations, Trade Fixtures, and
Lessee’s personal property shall be insured by Lessee under Paragraph 8.4. If the coverage is available and commercially appropriate, such policy or policies shall insure against all risks of direct physical loss or damage (except the perils of
flood and/or earthquake unless required by a Lender), including coverage for debris removal and the enforcement of any Applicable Requirements requiring the upgrading, demolition, reconstruction or replacement of any portion of the Premises as the
result of a covered loss. Said policy or policies shall also contain an agreed valuation provision in lieu of any coinsurance clause, waiver of subrogation, and inflation guard protection causing an increase in the annual property insurance coverage
amount by a factor of not less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are located. If such insurance coverage has a deductible clause, the deductible amount
shall not exceed $1,000 per occurrence. 
 (b) Rental Value. Lessor shall also obtain and keep in force a policy or policies in the
name of Lessor with loss payable to Lessor and any Lender, insuring the loss of the full Rent for one year with an extended period of indemnity for an additional 180 days (“Rental Value insurance”). Said insurance shall contain an
agreed valuation provision in lieu of any coinsurance clause, and the amount of coverage shall be adjusted annually to reflect the projected Rent otherwise payable by Lessee, for the next 12 month period. 

(c) Adjacent Premises. Lessee shall pay for any increase in the premiums for the property insurance of the Building and for the Common
Areas or other buildings in the Project if said increase is caused by Lessee’s acts, omissions, use or occupancy of the Premises. 

(d) Lessee’s Improvements. Since Lessor is the Insuring Party, Lessor shall not be required to insure Lessee Owned Alterations and
Utility Installations unless the item in question has become the property of Lessor under the terms of this Lease. 
 8.4 Lessee’s
Property; Business Interruption Insurance. 
 (a) Property Damage. Lessee shall obtain and maintain insurance coverage on all of
Lessee’s personal property, Trade Fixtures, and Lessee Owned Alterations and Utility Installations. Such insurance shall be full replacement cost coverage with a deductible of not to exceed $1,000 per occurrence. The proceeds from any such
insurance shall be used by Lessee for the replacement of personal property, Trade Fixtures and Lessee Owned Alterations and Utility Installations. Lessee shall provide Lessor with written evidence that such insurance is in force. 

(b) Business Interruption. Lessee shall obtain and maintain loss of income and extra expense insurance in amounts as will

 
reimburse Lessee for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent lessees in the business of Lessee or attributable to prevention of access
to the Premises as a result of such perils. 
 (c) No Representation of Adequate Coverage. Lessor makes no representation that the
limits or forms of coverage of insurance specified herein are adequate to cover Lessee’s property, business operations or obligations under this Lease. 

8.5 Insurance Policies. Insurance required herein shall be by companies duly licensed or admitted to transact business in the state
where the Premises are located, and maintaining during the policy term a “General Policyholders Rating” of at least B+, V, as set forth in the most current issue of “Best’s Insurance Guide”, or such other rating as may be
required by a Lender. Lessee shall not do or permit to be done anything which invalidates the required insurance policies. Lessee shall, prior to the Start Date, deliver to Lessor certified copies of policies of such insurance or certificates
evidencing the existence and amounts of the required insurance. No such policy shall be cancelable or subject to modification except after 30 days prior written notice to Lessor. Lessee shall, at least 30 days prior to the expiration of such
policies, furnish Lessor with evidence of renewals or “insurance binders” evidencing renewal thereof, or Lessor may order such insurance and charge the cost thereof to Lessee, which amount shall be payable by Lessee to Lessor upon demand.
Such policies shall be for a term of at least one year, or the length of the remaining term of this Lease, whichever is less. If either Party shall fail to procure and maintain the insurance required to be carried by it, the other Party may, but
shall not be required to, procure and maintain the same. 
 8.6 Waiver of Subrogation. Without affecting any other rights or
remedies, Lessee and Lessor each hereby release and relieve the other, and waive their entire right to recover damages against the other, for loss of or damage to its property arising out of or incident to the perils required to be insured against
herein. The effect of such releases and waivers is not limited by the amount of insurance carried or required, or by any deductibles applicable hereto. The Parties agree to have their respective property damage insurance carriers waive any right to
subrogation that such companies may have against Lessor or Lessee, as the case may be, so long as the insurance is not invalidated thereby. 

8.7 Indemnity. Except for Lessor’s gross negligence or willful misconduct, Lessee shall indemnify, protect, defend and hold
harmless the Premises, Lessor and its agents, Lessor’s master or ground lessor, partners and Lenders, from and against any and all claims, loss of rents and/or damages, liens, judgments, penalties, attorneys’ and consultants’ fees,
expenses and/or liabilities arising out of, involving, or in connection with, the use and/or occupancy of the Premises by Lessee. If any action or proceeding is brought against Lessor by reason of any of the foregoing matters, Lessee shall upon
notice defend the same at Lessee’s expense by counsel reasonably satisfactory to Lessor and Lessor shall cooperate with Lessee in such defense. Lessor need not have first paid any such claim in order to be defended or indemnified. Refer to
Addendum Paragraph 54 
 8.8 Exemption of Lessor from Liability. Lessor shall not be liable for injury or damage to the
person or goods, wares, merchandise or other property of Lessee, Lessee’s employees, contractors, invitees, customers, or any other person in or about the Premises, whether such damage or injury is caused by or results from fire, steam,
electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether the said injury or damage results from
conditions arising upon the Premises or upon other portions of the Building, or from other sources or places. Lessor shall not be liable for any damages arising from any act or neglect of any other tenant of Lessor nor from the failure of Lessor to
enforce the provisions of any other lease in the Project. Notwithstanding Lessor’s negligence or breach of this Lease, Lessor shall under no circumstances be liable for injury to Lessee’s business or for any loss of income or profit
therefrom. 
 9. Damage or Destruction. 

9.1 Definitions. 
 (a)
“Premises Partial Damage” shall mean damage or destruction to the improvements on the Premises, other than Lessee Owned Alterations and Utility Installations, which can reasonably be repaired in 3 months or less from the date of the
damage or destruction, and the cost thereof does not exceed a sum equal to 6 month’s Base Rent. Lessor shall notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total.

 (b) “Premises Total Destruction” shall mean damage or destruction to the improvements on the Premises, other than Lessee
Owned Alterations and Utility Installations and Trade Fixtures, which cannot reasonably be repaired in 3 months or less from the date of the damage or destruction and/or the cost thereof exceeds a sum equal to 6 month’s Base Rent. Lessor shall
notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total. 

(c) “Insured Loss” shall mean damage or destruction to improvements on the Premises, other than Lessee Owned Alterations and
Utility Installations and Trade Fixtures, which was caused by an event required to be covered by the insurance described in Paragraph 8.3(a), irrespective of any deductible amounts or coverage limits involved. 

(d) “Replacement Cost” shall mean the cost to repair or rebuild the improvements owned by Lessor at the time of the
occurrence to their condition existing immediately prior thereto, including demolition, debris removal and upgrading required by the operation of Applicable Requirements, and without deduction for depreciation. 

(e) “Hazardous Substance Condition” shall mean the occurrence or discovery of a condition involving the presence of, or a
contamination by, a Hazardous Substance as defined in Paragraph 6.2(a), in, on, or under the Premises. 
 9.2 Partial Damage - Insured
Loss. If a Premises Partial Damage that is an Insured Loss occurs, then Lessor shall, at Lessor’s expense, repair such damage (but not Lessee’s Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably
possible and this Lease shall continue in full force and effect; provided, however, that Lessee shall, at Lessor’s election, make the repair of any damage or destruction the total cost to repair of which is $5,000 or less, and, in such event,
Lessor shall make any applicable insurance proceeds available to Lessee on a reasonable basis for that purpose. Notwithstanding the foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such
repair, the Insuring Party shall promptly contribute the shortage in proceeds as and when required to complete said repairs. In the event, however, such shortage was due to the fact that, by reason of the unique nature of the improvements, full
replacement cost insurance coverage was not commercially reasonable and available, Lessor shall have no obligation to pay for the shortage in insurance proceeds or to fully restore the unique aspects of the Premises unless Lessee provides Lessor
with the funds to cover same, or adequate assurance thereof, within 10 days following receipt of written notice of such shortage and request therefor. If Lessor receives said funds or adequate assurance thereof within said 10 day period, the party
responsible for making the repairs shall complete them as soon as reasonably possible and this Lease shall remain in full force and effect. If such funds or assurance are not received, Lessor may nevertheless elect by written notice to Lessee within
10 days thereafter to: (i) make such restoration and repair as is commercially reasonable with Lessor paying any shortage in proceeds, in which case this Lease shall remain in full force and effect, or (ii) have this Lease terminate 30
days thereafter. Lessee shall not be entitled to reimbursement of any funds contributed by Lessee to repair any such damage or destruction. Premises Partial Damage due to flood or earthquake shall be subject to Paragraph 9.3, notwithstanding that
there may be some insurance coverage, but the net proceeds of any such insurance shall be made available for the repairs if made by either Party. 

9.3 Partial Damage - Uninsured Loss. If a Premises Partial Damage that is not an Insured Loss occurs, unless caused by a negligent or
willful act of Lessee (in which event Lessee shall make the repairs at Lessee’s expense), Lessor may either: (i) repair such damage as soon as reasonably possible at Lessor’s expense, in which event this Lease shall continue in full
force and effect, or (ii) terminate this Lease by giving written notice to Lessee within 30 days after receipt by Lessor of knowledge of the occurrence of such damage. Such termination shall be effective 60 days following the date of such
notice. In the event Lessor elects to terminate this Lease, Lessee shall have the right within 10 days after receipt of the termination notice to give written notice to Lessor of Lessee’s commitment to pay for the repair of such damage without
reimbursement from Lessor. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days after making such commitment. In such event this Lease shall continue in full force and effect, and Lessor shall proceed to make
such repairs as soon as reasonably possible after the required funds are available. If Lessee does not make the required commitment, this Lease shall terminate as of the date specified in the termination notice. 

9.4 Total Destruction. Notwithstanding any other provision hereof, if a Premises Total Destruction occurs, this Lease shall terminate
60 days following such Destruction. If the damage or destruction was caused by the gross negligence or willful misconduct of Lessee, Lessor shall have the right to recover Lessor’s damages from Lessee, except as provided in Paragraph 8.6. 

9.5 Damage Near End of Term. If at any time during the last 6 months of this Lease there is damage for which the cost to repair exceeds
one month’s Base Rent, whether or not an Insured Loss, Lessor may terminate this Lease effective 60 days following the date of occurrence of such damage by giving a written termination notice to Lessee within 30 days after the date of
occurrence of such damage. Notwithstanding the foregoing, if Lessee at that time has an exercisable option to extend this Lease or to purchase the Premises, then Lessee may preserve this Lease by, (a) exercising such option and
(b) providing Lessor with any shortage in insurance proceeds (or adequate assurance thereof) needed to make the repairs on or before the earlier of (i) the date which is 10 days after Lessee’s receipt of Lessor’s written notice
purporting to terminate this Lease, or (ii) the day prior to the date upon which such option expires. If Lessee duly exercises such option during such period and provides Lessor with funds (or adequate assurance thereof) to cover any shortage
in insurance proceeds, Lessor shall, at Lessor’s commercially reasonable expense, repair such damage as soon as reasonably possible and this Lease shall continue in full force and effect. If Lessee fails to exercise such option and provide such
funds or assurance during such period, then this Lease shall terminate on the date specified in the termination notice and Lessee’s option shall be extinguished. 

9.6 Abatement of Rent; Lessee’s Remedies. 

(a) Abatement. In the event of Premises Partial Damage or Premises Total Destruction or a Hazardous Substance Condition for which
Lessee is not responsible under this Lease, the Rent payable by Lessee for the period required for the repair, remediation or restoration of such damage shall be abated in proportion to the degree to which Lessee’s use of the Premises is
impaired, but not to exceed the proceeds received from the Rental Value insurance. All other obligations of Lessee hereunder shall be performed by Lessee, and Lessor shall have no liability for any such damage, destruction, remediation, repair or
restoration except as provided herein. 
 (b) Remedies. If Lessor shall be obligated to repair or restore the Premises and does not
commence, in a substantial and meaningful way, such repair or restoration within 90 days after such obligation shall accrue, Lessee may, at any time prior to the commencement of such repair or restoration, give written notice to Lessor and to any
Lenders of which Lessee has actual notice, of Lessee’s election to terminate this Lease on a date not less than 60 days following the giving of such notice. If Lessee gives such notice and such repair or restoration is not commenced within 30
days 

 
thereafter, this Lease shall terminate as of the date specified in said notice. If the repair or restoration is commenced within such 30 days, this Lease shall continue in full force and effect.
“Commence” shall mean either the unconditional authorization of the preparation of the required plans, or the beginning of the actual work on the Premises, whichever first occurs. 

9.7 Termination; Advance Payments. Upon termination of this Lease pursuant to Paragraph 6.2(g) or Paragraph 9, an equitable adjustment
shall be made concerning advance Base Rent and any other advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee’s Security Deposit as has not been, or is not then required to be, used by Lessor.

 9.8 Waive Statutes. Lessor and Lessee agree that the terms of this Lease shall govern the effect of any damage to or destruction
of the Premises with respect to the termination of this Lease and hereby waive the provisions of any present or future statute to the extent inconsistent herewith. 

10. Real Property Taxes. 
 10.1
Definition. As used herein, the term “Real Property Taxes” shall include any form of assessment; real estate, general, special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or
estate taxes); improvement bond; and/or license fee imposed upon or levied against any legal or equitable interest of Lessor in the Project, Lessor’s right to other income therefrom, and/or Lessor’s business of leasing, by any authority
having the direct or indirect power to tax and where the funds are generated with reference to the Project address and where the proceeds so generated are to be applied by the city, county or other local taxing authority of a jurisdiction within
which the Project is located. The term “Real Property Taxes” shall also include any tax, fee, levy, assessment or charge, or any increase therein, imposed by reason of events occurring during the term of this Lease, including but not
limited to, a change in the ownership of the Project or any portion thereof or a change in the improvements thereon. In calculating Real Property Taxes for any calendar year, the Real Property Taxes for any real estate tax year shall be included in
the calculation of Real Property Taxes for such calendar year based upon the number of days which such calendar year and tax year have in common. 

10.2 Payment of Taxes. Lessor shall pay the Real Property Taxes applicable to the Project, and except as otherwise provided in
Paragraph 10.3, any such amounts shall be included in the calculation of Common Area Operating Expenses in accordance with the provisions of Paragraph 4.2. 

10.3 Additional Improvements. Common Area Operating Expenses shall not include Real Property Taxes specified in the tax assessor’s
records and work sheets as being caused by additional improvements placed upon the Project by other lessees or by Lessor for the exclusive enjoyment of such other lessees. Notwithstanding Paragraph 10.2 hereof, Lessee shall, however, pay to Lessor
at the time Common Area Operating Expenses are payable under Paragraph 4.2, the entirety of any increase in Real Property Taxes if assessed solely by reason of Alterations, Trade Fixtures or Utility Installations placed upon the Premises by Lessee
or at Lessee’s request. 
 10.4 Joint Assessment. If the Building is not separately assessed, Real Property Taxes allocated to
the Building shall be an equitable proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be determined by Lessor from the respective valuations assigned in the
assessor’s work sheets or such other information as may be reasonably available. Lessor’s reasonable determination thereof, in good faith, shall be conclusive. 

10.5 Personal Property Taxes. Lessee shall pay prior to delinquency all taxes assessed against and levied upon Lessee Owned Alterations
and Utility Installations, Trade Fixtures, furnishings, equipment and all personal property of Lessee contained in the Premises. When possible, Lessee shall cause its Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings,
equipment and all other personal property to be assessed and billed separately from the real property of Lessor. If any of Lessee’s said property shall be assessed with Lessor’s real property, Lessee shall pay Lessor the taxes attributable
to Lessee’s property within 10 days after receipt of a written statement setting forth the taxes applicable to Lessee’s property. 
 11.
Utilities. Lessee shall pay for all water, gas, heat, light, power, telephone, trash disposal and other utilities and services supplied to the Premises, together with any taxes thereon. Notwithstanding the provisions of Paragraph 4.2, if at
any time in Lessor’s sole judgment, Lessor determines that Lessee is using a disproportionate amount of water, electricity or other commonly metered utilities, or that Lessee is generating such a large volume of trash as to require an increase
in the size of the dumpster and/or an increase in the number of times per month that the dumpster is emptied, then Lessor may increase Lessee’s Base Rent by an amount equal to such increased costs. 

12. Assignment and Subletting. 
 12.1
Lessor’s Consent Required. 
 (a) Lessee shall not voluntarily or by operation of law assign, transfer, mortgage or encumber
(collectively, “assign or assignment”) or sublet all or any part of Lessee’s interest in this Lease or in the Premises without Lessor’s prior written consent. 

(b) A change in the control of Lessee shall constitute an assignment requiring consent. The transfer, on a cumulative basis, of 25% or
more of the voting control of Lessee shall constitute a change in control for this purpose. 
 (c) The involvement of Lessee or its
assets in any transaction, or series of transactions (by way of merger, sale, acquisition, financing, transfer, leveraged buy-out or otherwise), whether or not a formal assignment or hypothecation of this Lease or Lessee’s assets occurs, which
results or will result in a reduction of the Net Worth of Lessee by an amount greater than 25% of such Net Worth as it was represented at the time of the execution of this Lease or at the time of the most recent assignment to which Lessor has
consented, or as it exists immediately prior to said transaction or transactions constituting such reduction, whichever was or is greater, shall be considered an assignment of this Lease to which Lessor may withhold its consent. “Net Worth
of Lessee” shall mean the net worth of Lessee (excluding any guarantors) established under generally accepted accounting principles. 

(d) An assignment or subletting without consent shall, at Lessor’s option, be a Default curable after notice per Paragraph 13.1(c),
or a noncurable Breach without the necessity of any notice and grace period. If Lessor elects to treat such unapproved assignment or subletting as a noncurable Breach, Lessor may either: (i) terminate this Lease, or (ii) upon 30 days
written notice, increase the monthly Base Rent to 110% of the Base Rent then in effect. Further, in the event of such Breach and rental adjustment, (i) the purchase price of any option to purchase the Premises held by Lessee shall be subject to
similar adjustment to 110% of the price previously in effect, and (ii) all fixed and non-fixed rental adjustments scheduled during the remainder of the Lease term shall be increased to 110% of the scheduled adjusted rent. 

(e) Lessee’s remedy for any breach of Paragraph 12.1 by Lessor shall be limited to compensatory damages and/or injunctive relief. 

12.2 Terms and Conditions Applicable to Assignment and Subletting. 

(a) Regardless of Lessor’s consent, no assignment or subletting shall: (i) be effective without the express written assumption by
such assignee or sublessee of the obligations of Lessee under this Lease, (ii) release Lessee of any obligations hereunder, or (iii) alter the-primary liability of Lessee for the payment of Rent or for the performance of any other
obligations to be performed by Lessee. 
 (b) Lessor may accept Rent or performance of Lessee’s obligations from any person other than
Lessee pending approval or disapproval of an assignment. Neither a delay in the approval or disapproval of such assignment nor the acceptance of Rent or performance shall constitute a waiver or estoppel of Lessor’s right to exercise its
remedies for Lessee’s Default or Breach. 
 (c) Lessor’s consent to any assignment or subletting shall not constitute a consent to
any subsequent assignment or subletting. 
 (d) In the event of any Default or Breach by Lessee, Lessor may proceed directly against Lessee,
any Guarantors or anyone else responsible for the performance of Lessee’s obligations under this Lease, including any assignee or sublessee, without first exhausting Lessor’s remedies against any other person or entity responsible
therefore to Lessor, or any security held by Lessor. 
 (e) Each request for consent to an assignment or subletting shall be in writing,
accompanied by information relevant to Lessor’s determination as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited to the intended use and/or required
modification of the Premises, if any, together with a fee of $1,000 or 10% of the current monthly Base Rent applicable to the portion of the Premises which is the subject of the proposed assignment or sublease, whichever is greater,
as consideration for Lessor’s considering and processing said request. Lessee agrees to provide Lessor with such other or additional information and/or documentation as may be reasonably requested. 

(f) Any assignee of, or sublessee under, this Lease shall, by reason of accepting such assignment or entering into such sublease, be deemed to
have assumed and agreed to conform and comply with each and every term, covenant, condition and obligation herein to be observed or performed by Lessee during the term of said assignment or sublease, other than such obligations as are contrary to or
inconsistent with provisions of an assignment or sublease to which Lessor has specifically consented to in writing. 
 (g) Lessor’s
consent to any assignment or subletting shall not transfer to the assignee or sublessee any Option granted to the original Lessee by this Lease unless such transfer is specifically consented to by Lessor in writing. (See Paragraph 39.2) 

12.3 Additional Terms and Conditions Applicable to Subletting. The following terms and conditions shall apply to any subletting by
Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein: 

(a) Lessee hereby assigns and transfers to Lessor all of Lessee’s interest in all Rent payable on any sublease, and Lessor may collect
such Rent and apply same toward Lessee’s obligations under this Lease; provided, however, that until a Breach shall occur in the performance of Lessee’s obligations, Lessee may collect said Rent. Lessor shall not, by reason of the
foregoing or any assignment of such sublease, nor by reason of the collection of Rent, be deemed liable to the sublessee for any failure of Lessee to perform and comply with any of Lessee’s obligations to such sublessee. Lessee hereby
irrevocably authorizes and directs any such sublessee, upon receipt of a written notice from Lessor stating that a Breach exists in the performance of Lessee’s obligations under this Lease, to pay to Lessor all Rent due and to become due under
the sublease. Sublessee shall rely upon any such notice from Lessor and shall pay all Rents to Lessor without any obligation or right to inquire as to whether such Breach exists, notwithstanding any claim from Lessee to the contrary. 

(b) In the event of a Breach by Lessee, Lessor may, at its option, require sublessee to attorn to Lessor, in which event Lessor shall
undertake the obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration of such sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such
sublessee to such sublessor or for any prior Defaults or Breaches of such sublessor. 
 (c) Any matter requiring the consent of the
sublessor under a sublease shall also require the consent of Lessor. 
 (d) (No sublessee shall further assign or sublet all or any part of
the Premises without Lessor’s prior written consent. 
 (e) Lessor shall deliver a copy of any notice of Default or Breach by Lessee to
the sublessee, who shall have the right to cure the Default of Lessee within the grace period, if any, specified in such notice. The sublessee shall have a right of reimbursement and offset from and against Lessee for any such Defaults cured by the
sublessee. 

 13. Default; Breach; Remedies. 

13.1 Default; Breach. A “Default” is defined as a failure by the Lessee to comply with or perform any of the terms,
covenants, conditions or Rules and Regulations under this Lease. A “Breach” is defined as the occurrence of one or more of the following Defaults, and the failure of Lessee to cure such Default within any applicable grace period:

 (a) The abandonment of the Premises; or the vacating of the Premises without providing a commercially reasonable level of security, or
where the coverage of the property insurance described in Paragraph 8.3 is jeopardized as a result thereof, or without providing reasonable assurances to minimize potential vandalism. 

(b) The failure of Lessee to make any payment of Rent or any Security Deposit required to be made by Lessee hereunder, whether to Lessor or to
a third party, when due, to provide reasonable evidence of insurance or surety bond, or to fulfill any obligation under this Lease which endangers or threatens life or property, where such failure continues for a period of 3 business days following
written notice to Lessee. 
 (c) The failure by Lessee to provide (i) reasonable written evidence of compliance with Applicable
Requirements, (ii) the service contracts, (iii) the rescission of an unauthorized assignment or subletting, (iv) an Estoppel Certificate, (v) a requested subordination, (vi) evidence concerning any guaranty and/or Guarantor,
(vii) any document requested under Paragraph 41 (easements), or (viii) any other documentation or information which Lessor may reasonably require of Lessee under the terms of this Lease, where any such failure continues for a period of 10
days following written notice to Lessee. 
 (d) A Default by Lessee as to the terms, covenants, conditions or provisions of this Lease, or
of the rules adopted under Paragraph 2.9 hereof, other than those described in subparagraphs 13.1 (a), (b) or (c), above, where such Default continues for a period of 30 days after written notice; provided, however, that if the nature of
Lessee’s Default is such that more than 30 days are reasonably required for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said 30 day period and thereafter diligently prosecutes such cure to
completion. 
 (e) The occurrence of any of the following events: (i) the making of any general arrangement or assignment for the
benefit of creditors; (ii) becoming a “debtor” as defined in 11 U.S.C. § 101 or any successor statute thereto (unless, in the case of a petition filed against Lessee, the same is dismissed within 60 days); (iii) the
appointment of a trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where possession is not restored to Lessee within 30 days; or (iv) the
attachment, execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure is not discharged within 30 days; provided, however, in the event
that any provision of this subparagraph (e) is contrary to any applicable law, such provision shall be of no force or effect, and not affect the validity of the remaining provisions. 

(f) The discovery that any financial statement of Lessee or of any Guarantor given to Lessor was materially false. 

(g) If the performance of Lessee’s obligations under this Lease is guaranteed: (i) the death of a Guarantor, (ii) the
termination of a Guarantor’s liability with respect to this Lease other than in accordance with the terms of such guaranty, (iii) a Guarantor’s becoming insolvent or the subject of a bankruptcy filing, (iv) a Guarantor’s
refusal to honor the guaranty, or (v) a Guarantor’s breach of its guaranty obligation on an anticipatory basis, and Lessee’s failure, within 60 days following written notice of any such event, to provide written alternative assurance
or security, which, when coupled with the then existing resources of Lessee, equals or exceeds the combined financial resources of Lessee and the Guarantors that existed at the time of execution of this Lease. 

13.2 Remedies. If Lessee fails to perform any of its affirmative duties or obligations, within 10 days after written notice (or in case
of an emergency, without notice), Lessor may, at its option, perform such duty or obligation on Lessee’s behalf, including but not limited to the obtaining of reasonably required bonds, insurance policies, or governmental licenses, permits or
approvals. The costs and expenses of any such performance by Lessor shall be due and payable by Lessee upon receipt of invoice therefor. If any check given to Lessor by Lessee shall not be honored by the bank upon which it is drawn, Lessor, at its
option, may require all future payments to be made by Lessee to be by cashier’s check. In the event of a Breach, Lessor may, with or without further notice or demand, and without limiting Lessor in the exercise of any right or remedy which
Lessor may have by reason of such Breach: 
                 (a) Terminate
Lessee’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Lessee shall immediately surrender possession to Lessor. In such event Lessor shall be entitled to recover from Lessee: (i) the
unpaid Rent which had been earned at the time of termination; (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 the Lessee proves could have been reasonably avoided; (iii) the worth at the time of award of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the
Lessee proves could be reasonably avoided; and (iv) any other amount necessary to compensate Lessor for all the detriment proximately caused by the Lessee’s failure to perform its obligations under this Lease or which in the ordinary
course of things would be likely to result therefrom, including but not limited to the cost of recovering possession of the Premises, expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorneys’
fees, and that portion of any leasing commission paid by Lessor in connection with this Lease applicable to the unexpired term of this Lease. The worth at the time of award of the amount referred to in provision (iii) of the immediately
preceding sentence shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of the District within which the Premises are located at the time of award plus one percent. Efforts by Lessor to mitigate damages
caused by Lessee’s Breach of this Lease shall not waive Lessor’s right to recover damages under Paragraph 12. If termination of this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to
recover in such proceeding any unpaid Rent and damages as are recoverable therein, or Lessor may reserve the right to recover all or any part thereof in a separate suit. If a notice and grace period required under Paragraph 13.1 was not previously
given, a notice to pay rent or quit, or to perform or quit given to Lessee under the unlawful detainer statute shall also constitute the notice required by Paragraph 13.1. In such case, the applicable grace period required by Paragraph 13.1 and the
unlawful detainer statute shall run concurrently, and the failure of Lessee to cure the Default within the greater of the two such grace periods shall constitute both an unlawful detainer and a Breach of this Lease entitling Lessor to the remedies
provided for in this Lease and/or by said statute. 
 (b) Continue the Lease and Lessee’s right to possession and recover the Rent as
it becomes due, in which event Lessee may sublet or assign, subject only to reasonable limitations. Acts of maintenance, efforts to relet, and/or the appointment of a receiver to protect the Lessor’s interests, shall not constitute a
termination of the Lessee’s right to possession. 
 (c) Pursue any other remedy now or hereafter available under the laws or judicial
decisions of the state wherein the Premises are located. The expiration or termination of this Lease and/or the termination of Lessee’s right to possession shall not relieve Lessee from liability under any indemnity provisions of this Lease as
to matters occurring or accruing during the term hereof or by reason of Lessee’s occupancy of the Premises. 
 13.3 Inducement
Recapture. Any agreement for free or abated rent or other charges, or for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement or consideration for Lessee’s entering into this Lease, all of which
concessions are hereinafter referred to as “Inducement Provisions”, shall be deemed conditioned upon Lessee’s full and faithful performance of all of the terms, covenants and conditions of this Lease. Upon Breach of this Lease
by Lessee, any such Inducement Provision shall automatically be deemed deleted from this Lease and of no further force or effect, and any rent, other charge, bonus, inducement or consideration theretofore abated, given or paid by Lessor under such
an Inducement Provision shall be immediately due and payable by Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee. The acceptance by Lessor of rent or the cure of the Breach which initiated the operation of this
paragraph shall not be deemed a waiver by Lessor of the provisions of this paragraph unless specifically so stated in writing by Lessor at the time of such acceptance. 

13.4 Late Charges. Lessee hereby acknowledges that late payment by Lessee of Rent will cause Lessor to incur costs not contemplated by
this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges, and late charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent
shall not be received by Lessor within 5 days after such amount shall be due, then, without any requirement for notice to Lessee, Lessee shall pay to Lessor a one-time late charge equal to 10% of each such overdue amount or $100, whichever is
greater. The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of such late payment. Acceptance of such late charge by Lessor shall in no event constitute a waiver of
Lessee’s Default or Breach with respect to such overdue amount, nor prevent the exercise of any of the other rights and remedies granted hereunder. In the event that a late charge is payable hereunder, whether or not collected, for 3
consecutive installments of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent shall, at Lessor’s option, become due and payable quarterly in advance. 

13.5 Interest. Any monetary payment due Lessor hereunder, other than late charges, not received by Lessor, when due as to scheduled
payments (such as Base Rent) or within 30 days following the date on which it was due for non-scheduled payment, shall bear interest from the date when due, as to scheduled payments, or the 31st day after it was due as to non-scheduled payments. The
interest (“Interest”) charged shall be equal to the prime rate reported in the Wall Street Journal as published closest prior to the date when due plus 4%, but shall not exceed the maximum rate allowed by law. Interest is payable in
addition to the potential late charge provided for in Paragraph 13.4. 
 13.6 Breach by Lessor. 

(a) Notice of Breach. Lessor shall not be deemed in breach of this Lease unless Lessor fails within a reasonable time to perform an
obligation required to be performed by Lessor. For purposes of this Paragraph, a reasonable time shall in no event be less than 30 days after receipt by Lessor, and any Lender whose name and address shall have been furnished Lessee in writing for
such purpose, of written notice specifying wherein such obligation of Lessor has not been performed; provided, however, that if the nature of Lessor’s obligation is such that more than 30 days are reasonably required for its performance, then
Lessor shall not be in breach if performance is commenced within such 30 day period and thereafter diligently pursued to completion. 
 (b)
Performance by Lessee on Behalf of Lessor. In the event that neither Lessor nor Lender cures said breach within 30 days after receipt of said notice, or if having commenced said cure they do not diligently pursue it to completion, then Lessee
may elect to cure said breach at Lessee’s expense and offset from Rent an amount equal to the greater of one month’s Base Rent or the Security Deposit, and to pay an excess of such 

 
expense under protest, reserving Lessee’s right to reimbursement from Lessor. Lessee shall document the cost of said cure and supply said documentation to Lessor. 

14. Condemnation. If the Premises or any portion thereof are taken under the power of eminent domain or sold under the threat of the exercise of said
power (collectively “Condemnation”), this Lease shall terminate as to the part taken as of the date the condemning authority takes title or possession, whichever first occurs. If more than 10% of the floor area of the Unit, or more
than 25% of Lessee’s Reserved Parking Spaces, is taken by Condemnation, Lessee may, at Lessee’s option, to be exercised in writing within 10 days after Lessor shall have given Lessee written notice of such taking (or in the absence of such
notice, within 10 days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning authority takes such possession. If Lessee does not terminate this Lease in accordance with the foregoing, this
Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in proportion to the reduction in utility of the Premises caused by such Condemnation. Condemnation awards and/or
payments shall be the property of Lessor, whether such award shall be made as compensation for diminution in value of the leasehold, the value of the part taken, or for severance damages; provided, however, that Lessee shall be entitled to any
compensation for Lessee’s relocation expenses, loss of business goodwill and/or Trade Fixtures, without regard to whether or not this Lease is terminated pursuant to the provisions of this Paragraph. All Alterations and Utility Installations
made to the Premises by Lessee, for purposes of Condemnation only, shall be considered the property of the Lessee and Lessee shall be entitled to any and all compensation which is payable therefor. In the event that this Lease is not terminated by
reason of the Condemnation, Lessor shall repair any damage to the Premises caused by such Condemnation. 
 15. Brokerage Fees. 

15.1 Additional Commission. In addition to the payments owed pursuant to Paragraph 1.10 above, and unless Lessor and the
Brokers otherwise agree in writing, Lessor agrees that: (a) if Lessee exercises any Option, (b) if Lessee acquires from Lessor any rights to the Premises or other premises owned by Lessor and located within the Project, (c) if Lessee
remains in possession of the Premises, with the consent of Lessor, after the expiration of this Lease, or (d) if Base Rent is increased, whether by agreement or operation of an escalation clause herein, then, Lessor shall pay Brokers a fee in
accordance with the schedule of the Brokers in effect at the time of the execution of this Lease. 
 15.2 Assumption of
Obligations. Any buyer or transferee of Lessor’s interest in this Lease shall be deemed to have assumed Lessor’s obligation hereunder. Brokers shall be third party beneficiaries of the provisions of Paragraphs 1.10, 15, 22 and 31. If
Lessor fails to pay to Brokers any amounts due as and for brokerage fees pertaining to this Lease when due, then such amounts shall accrue Interest. In addition, if Lessor fails to pay any amounts to Lessee’s Broker when due, Lessee’s
Broker may send written notice to Lessor and Lessee of such failure and if Lessor fails to pay such amounts within 10 days after said notice, Lessee shall pay said monies to its Broker and offset such amounts against Rent. In addition, Lessee’s
Broker shall be deemed to be a third party beneficiary of any commission agreement entered into by and/or between Lessor and Lessor’s Broker for the limited purpose of collecting any brokerage fee owed. 

15.3 Representations and Indemnities of Broker Relationships. Lessee and Lessor each represent and warrant to the other that it
has had no dealings with any person, firm, broker or finder (other than the Brokers, if any) in connection with this Lease, and that no one other than said named Brokers is entitled to any commission or finder’s fee in connection herewith.
Lessee and Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from and against liability for compensation or charges which may be claimed by any such unnamed broker, finder or other similar party by reason of any
dealings or actions of the indemnifying Party, including any costs, expenses, attorneys’ fees reasonably incurred with respect thereto.  

16. Estoppel Certificates. 
 (a) Each
Party (as “Responding Party”) shall within 10 days after written notice from the other Party (the “Requesting Party”) execute, acknowledge and deliver to the Requesting Party a statement in writing in form similar
to the then most current “Estoppel Certificate” form published by the American Industrial Real Estate Association, plus such additional information, confirmation and/or statements as may be reasonably requested by the Requesting
Party. 
 (b) If the Responding Party shall fail to execute or deliver the Estoppel Certificate within such 10 day period, the Requesting
Party may execute an Estoppel Certificate stating that: (i) the Lease is in full force and effect without modification except as may be represented by the Requesting Party, (ii) there are no uncured defaults in the Requesting Party’s
performance, and (iii) if Lessor is the Requesting Party, not more than one month’s rent has been paid in advance. Prospective purchasers and encumbrances may rely upon the Requesting Party’s Estoppel Certificate, and the Responding
Party shall be estopped from denying the truth of the facts contained in said Certificate. 
 

(c) If Lessor desires to finance, refinance, or sell the Premises, or any part thereof, Lessee and all Guarantors shall deliver to any
potential lender or purchaser designated by Lessor such financial statements as may be reasonably required by such lender or purchaser, including but not limited to Lessee’s financial statements for the past 3 years. All such financial
statements shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth. 
 17.
Definition of Lessor. The term “Lessor” as used herein shall mean the owner or owners at the time in question of the fee title to the Premises, or, if this is a sublease, of the Lessee’s interest in the prior lease. In
the event of a transfer of Lessor’s title or interest in the Premises or this Lease, Lessor shall deliver to the transferee or assignee (in cash or by credit) any unused Security Deposit held by Lessor. Except as provided in Paragraph 15, upon
such transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior Lessor shall be relieved of all liability with respect to the obligations and/or covenants under this Lease thereafter to be performed by the Lessor. Subject
to the foregoing, the obligations and/or covenants in this Lease to be performed by the Lessor shall be binding only upon the Lessor as hereinabove defined. Notwithstanding the above, and subject to the provisions of Paragraph 20 below, the original
Lessor under this Lease, and all subsequent holders of the Lessor’s interest in this Lease shall remain liable and responsible with regard to the potential duties and liabilities of Lessor pertaining to Hazardous Substances as outlined in
Paragraph 6.2 above. 
 18. Severability. The invalidity of any provision of this Lease, as determined by a court of competent jurisdiction, shall in
no way affect the validity of any other provision hereof. 
 19. Days. Unless otherwise specifically indicated to the contrary, the word
“days” as used in this Lease shall mean and refer to calendar days. 
 20. Limitation on Liability. Subject to the provisions of
Paragraph 17 above, the obligations of Lessor under this Lease shall not constitute personal obligations of Lessor, the individual partners of Lessor or its or their individual partners, directors, officers or shareholders, and Lessee shall look to
the Premises, and to no other assets of Lessor, for the satisfaction of any liability of Lessor with respect to this Lease, and shall not seek recourse against the individual partners of Lessor, or its or their individual partners, directors,
officers or shareholders, or any of their personal assets for such satisfaction. 
 21. Time of Essence. Time is of the essence with respect to the
performance of all obligations to be performed or observed by the Parties under this Lease. 
 22. No Prior or Other Agreements; Broker Disclaimer.
This Lease contains all agreements between the Parties with respect to any matter mentioned herein, and no other prior or contemporaneous agreement or understanding shall be effective. Lessor and Lessee each represents and warrants to the Brokers
that it has made, and is relying solely upon, its own investigation as to the nature, quality, character and financial responsibility of the other Party to this Lease and as to the use, nature, quality and character of the Premises. Brokers have no
responsibility with respect thereto or with respect to any default or breach hereof by either Party. The liability (including court costs and attorneys’ fees), of any Broker with respect to negotiation, execution, delivery or performance by
either Lessor or Lessee under this Lease or any amendment or modification hereto shall be limited to an amount up to the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each Broker’s
liability shall not be applicable to any gross negligence or willful misconduct of such Broker. 
 23. Notices. 

23.1 Notice Requirements. All notices required or permitted by this Lease or applicable law shall be in writing and may be delivered in
person (by hand or by courier) or may be sent by regular, certified or registered mail or U.S. Postal Service Express Mail, with postage prepaid, or by facsimile transmission, and shall be deemed sufficiently given if served in a manner specified in
this Paragraph 23. The addresses noted adjacent to a Party’s signature on this Lease shall be that Party’s address for delivery or mailing of notices. Either Party may by written notice to the other specify a different address for notice,
except that upon Lessee’s taking possession of the Premises, the Premises shall constitute Lessee’s address for notice. A copy of all notices to Lessor shall be concurrently transmitted to such party or parties at such addresses as Lessor
may from time to time hereafter designate in writing. 
 23.2 Date of Notice. Any notice sent by registered or certified mail, return
receipt requested, shall be deemed given on the date of delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon. If sent by regular mail the notice shall be deemed given 48 hours after the same is addressed as
required herein and mailed with postage prepaid. Notices delivered by United States Express Mail or overnight courier that guarantee next day delivery shall be deemed given 24 hours after delivery of the same to the Postal Service or courier.
Notices transmitted by facsimile transmission or similar means shall be deemed delivered upon telephone confirmation of receipt (confirmation report from fax machine is sufficient), provided a copy is also delivered via delivery or mail. If notice
is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business day. 
 24. Waivers. No waiver by Lessor of the
Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed a waiver of any other term, covenant or condition hereof, or of any subsequent Default or Breach by Lessee of the same or of any other term, covenant or condition
hereof. Lessor’s consent to, or approval of, any act shall not be deemed to render unnecessary the obtaining of Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to
enforce the provision or provisions of this Lease requiring such consent. The acceptance of Rent by Lessor shall not be a waiver of any Default or Breach by Lessee. Any payment by Lessee may be accepted by Lessor on account of moneys or damages due
Lessor, notwithstanding any qualifying statements or conditions made by Lessee in connection therewith, which such statements and/or conditions shall be of no force or effect whatsoever unless specifically agreed to in writing by Lessor at or before
the time of deposit of such payment. 
 25. Disclosures Regarding The Nature of a Real Estate Agency Relationship. 

(a) When entering into a discussion with a real estate agent regarding a real estate transaction, a Lessor or Lessee should from the outset
understand what type of agency relationship or representation it has with the agent or agents in the transaction. Lessor and Lessee acknowledge being advised by the Brokers in this transaction, as follows: 

 (i) Lessor’s Agent. A Lessor’s agent under a listing agreement with the Lessor
acts as the agent for the Lessor only. A Lessor’s agent or subagent has the following affirmative obligations: To the Lessor: A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Lessor. To the Lessee
and the Lessor: (a) Diligent exercise of reasonable skills and care in performance of the agent’s duties. (b) A duty of honest and fair dealing and good faith. (c) A duty to disclose all facts known to the agent materially affecting the
value or desirability of the property that are not known to, or within the diligent attention and observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does
not involve the affirmative duties set forth above. 
 (ii) Lessee’s Agent. An agent can agree to act as agent for the Lessee
only. In these situations, the agent is not the Lessor’s agent, even if by agreement the agent may receive compensation for services rendered, either in full or in part from the Lessor. An agent acting only for a Lessee has the following
affirmative obligations. To the Lessee: A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Lessee. To the Lessee and the Lessor: (a) Diligent exercise of reasonable skills and care in performance
of the agent’s duties. (b) A duty of honest and fair dealing and good faith. (c) A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or within the
diligent attention and observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does not involve the affirmative duties set forth above. 

(iii) Agent Representing Both Lessor and Lessee. A real estate agent, either acting directly or through one or more associate
licenses, can legally be the agent of both the Lessor and the Lessee in a transaction, but only with the knowledge and consent of both the Lessor and the Lessee. In a dual agency situation, the agent has the following affirmative obligations to both
the Lessor and the Lessee: (a) A fiduciary duty of utmost care, integrity, honesty and loyalty in the dealings with either Lessor or the Lessee. (b) Other duties to the Lessor and the Lessee as stated above in subparagraphs (i) or
(ii). In representing both Lessor and Lessee, the agent may not without the express permission of the respective Party, disclose to the other Party that the Lessor will accept rent in an amount less than that indicated in the listing or that the
Lessee is willing to pay a higher rent than that offered. The above duties of the agent in a real estate transaction do not relieve a Lessor or Lessee from the responsibility to protect their own interests. Lessor and Lessee should carefully read
all agreements to assure that they adequately express their understanding of the transaction. A real estate agent is a person qualified to advise about real estate. If legal or tax advice is desired, consult a competent professional. 

(b) Brokers have no responsibility with respect to any default or breach hereof by either Party. The liability (including court costs
and attorneys’ fees), of any Broker with respect to any breach of duty, error or omission relating to this Lease shall not exceed the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each
Broker’s liability shall not be applicable to any gross negligence or willful misconduct of such Broker. 
 (c) Buyer
and Seller agree to identify to Brokers as “Confidential” any communication or information given Brokers that is considered by such Party to be confidential. 

26. No Right To Holdover. Lessee has no right to retain possession of the Premises or any part thereof beyond the expiration or termination of this
Lease. In the event that Lessee holds over, then the Base Rent shall be increased to 150% of the Base Rent applicable immediately preceding the expiration or termination. Nothing contained herein shall be construed as consent by Lessor to any
holding over by Lessee. 
 27. Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be
cumulative with all other remedies at law or in equity. 
 28. Covenants and Conditions; Construction of Agreement. All provisions of this Lease to
be observed or performed by Lessee are both covenants and conditions. In construing this Lease, all headings and titles are for the convenience of the Parties only and shall not be considered a part of this Lease. Whenever required by the context,
the singular shall include the plural and vice versa. This Lease shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it. 

29. Binding Effect; Choice of Law. This Lease shall be binding upon the parties, their personal representatives, successors and assigns and be governed
by the laws of the State in which the Premises are located. Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are located. 

 30. Subordination; Attornment; Non-Disturbance. 

30.1 Subordination. This Lease and any Option granted hereby shall be subject and subordinate to any ground lease, mortgage, deed of
trust, or other hypothecation or security device (collectively, “Security Device”), now or hereafter placed upon the Premises, to any and all advances made on the security thereof, and to all renewals, modifications, and extensions
thereof. Lessee agrees that the holders of any such Security Devices (in this Lease together referred to as “Lender”) shall have no liability or obligation to perform any of the obligations of Lessor under this Lease. Any Lender may
elect to have this Lease and/or any Option granted hereby superior to the lien of its Security Device by giving written notice thereof to Lessee, whereupon this Lease and such Options shall be deemed prior to such Security Device, notwithstanding
the relative dates of the documentation or recordation thereof. 
 30.2 Attornment. In the event that Lessor transfers title to the
Premises, or the Premises are acquired by another upon the foreclosure or termination of a Security Device to which this Lease is subordinated (i) Lessee shall, subject to the non-disturbance provisions of Paragraph 30.3, attorn to such new
owner, and upon request, enter into a new lease, containing all of the terms and provisions of this Lease, with such new owner for the remainder of the term hereof, or, at the election of such new owner, this Lease shall automatically become a new
Lease between Lessee and such new owner, upon all of the terms and conditions hereof, for the remainder of the term hereof, and (ii) Lessor shall thereafter be relieved of any further obligations hereunder and such new owner shall assume all of
Lessor’s obligations hereunder, except that such new owner shall not: (a) be liable for any act or omission of any prior lessor or with respect to events occurring prior to acquisition of ownership; (b) be subject to any offsets or
defenses which Lessee might have against any prior lessor, (c) be bound by prepayment of more than one month’s rent, or (d) be liable for the return of any security deposit paid to any prior lessor. 

30.3 Non-Disturbance. With respect to Security Devices entered into by Lessor after the execution of this Lease, Lessee’s
subordination of this Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a “Non-Disturbance Agreement”) from the Lender which Non-Disturbance Agreement provides that Lessee’s possession of
the Premises, and this Lease, including any options to extend the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and attorns to the record owner of the Premises. Further, within 60 days after the execution of this
Lease, Lessor shall use its commercially reasonable efforts to obtain a Non-Disturbance Agreement from the holder of any pre-existing Security Device which is secured by the Premises. In the event that Lessor is unable to provide the Non-Disturbance
Agreement within said 60 days, then Lessee may, at Lessee’s option, directly contact Lender and attempt to negotiate for the execution and delivery of a Non-Disturbance Agreement. 

30.4 Self-Executing. The agreements contained in this Paragraph 30 shall be effective without the execution of any further documents;
provided, however, that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of the Premises, Lessee and Lessor shall execute such further writings as may be reasonably required to separately document any
subordination, attornment and/or Non-Disturbance Agreement provided for herein. 
 31. Attorneys’ Fees. If any Party or Broker brings an action
or proceeding involving the Premises whether founded in tort, contract or equity, or to declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action, or appeal thereon, shall be entitled to reasonable
attorneys’ fees. Such fees may be awarded in the same suit or recovered in a separate suit, whether or not such action or proceeding is pursued to decision or judgment. The term, “Prevailing Party” shall include, without
limitation, a Party or Broker who substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment, or the abandonment by the other Party or Broker of its claim or defense. The attorneys’ fees
award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred. In addition, Lessor shall be entitled to attorneys’ fees, costs and expenses incurred
in the preparation and service of notices of Default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default or resulting Breach ($200 is a reasonable minimum per occurrence
for such services and consultation). 
 32. Lessor’s Access; Showing Premises; Repairs. Lessor and Lessor’s agents shall have the right to
enter the Premises at any time, in the case of an emergency, and otherwise at reasonable times will provide a 24-hour notice for the purpose of showing the same to prospective purchasers, lenders, or tenants, and making such
alterations, repairs, improvements or additions to the Premises as Lessor may deem necessary. All such activities shall be without abatement of rent or liability to Lessee. Lessor may at any time place on the Premises any ordinary “For
Sale” signs and Lessor may during the last 6 months of the term hereof place on the Premises any ordinary “For Lease” signs. Lessee may at any time place on the Premises any ordinary “For Sublease”
sign. 
 33. Auctions. Lessee shall not conduct, nor permit to be conducted, any auction upon the Premises without Lessor’s
prior written consent. Lessor shall not be obligated to exercise any standard of reasonableness in determining whether to permit an auction.  

34. Signs. Except for ordinary “For Sublease” signs which may be placed only on the Premises, Lessee shall not place any
sign upon the Project without Lessor’s prior written consent. All signs must comply with all Applicable Requirements. Refer to Addendum Paragraph 55 

35. Termination; Merger. Unless specifically stated otherwise in writing by Lessor, the voluntary or other surrender of this Lease by Lessee, the
mutual termination or cancellation hereof, or a termination hereof by Lessor for Breach by Lessee, shall automatically terminate any sublease or lesser estate in the Premises; provided, however, that Lessor may elect to continue any one or all
existing subtenancies. Lessor’s failure within 10 days following any such event to elect to the contrary by written notice to the holder of any such lesser interest, shall constitute Lessor’s election to have such event constitute the
termination of such interest. 
 36. Consents. Except as otherwise provided herein, wherever in this Lease the consent of a Party is required to an
act by or for the other Party, such consent shall not be unreasonably withheld or delayed. Lessor’s actual reasonable costs and expenses (including but not limited to architects’, attorneys’, engineers’ and other
consultants’ fees) incurred in the consideration of, or response to, a request by Lessee for any Lessor consent, including but not limited to consents to an assignment, a subletting or the presence or use of a Hazardous Substance, shall be paid
by Lessee upon receipt of an invoice and supporting documentation therefor. Lessor’s consent to any act, assignment or subletting shall not constitute an acknowledgment that no Default or Breach by Lessee of this Lease exists, nor shall such
consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise specifically stated in writing by Lessor at the time of such consent. The failure to specify herein any particular condition to Lessor’s consent shall
not preclude the imposition by Lessor at the time of consent of such further or other conditions as are then reasonable with reference to the particular matter for which consent is being given. In the event that either Party disagrees with any
determination made by the other hereunder and reasonably requests the reasons for such determination, the determining party shall furnish its reasons in writing and in reasonable detail within 10 business days following such request. 

 37. Guarantor. 

37.1 Execution. The Guarantors, if any, shall each execute a guaranty in the form most recently published by the American Industrial
Real Estate Association, and each such Guarantor shall have the same obligations as Lessee under this Lease. 
 37.2 Default. It
shall constitute a Default of the Lessee if any Guarantor fails or refuses, upon request to provide: (a) evidence of the execution of the guaranty, including the authority of the party signing on Guarantor’s behalf to obligate Guarantor,
and in the case of a corporate Guarantor, a certified copy of a resolution of its board of directors authorizing the making of such guaranty, (b) current financial statements, (c) an Estoppel Certificate, or (d) written confirmation
that the guaranty is still in effect. 
 38. Quiet Possession. Subject to payment by Lessee of the Rent and performance of all of the covenants,
conditions and provisions on Lessee’s part to be observed and performed under this Lease, Lessee shall have quiet possession and quiet enjoyment of the Premises during the term hereof. 

39. Options. If Lessee is granted an option, as defined below, then the following provisions shall apply. Refer to Addendum Paragraph 56 

39.1 Definition. “Option” shall mean: (a) the right to extend the term of or renew this Lease or to
extend or renew any lease that Lessee has on other property of Lessor; (b) the right of first refusal or first offer to lease either the Premises or other property of Lessor; (c) the right to purchase or the right of first refusal to
purchase the Premises or other property of Lessor. 
 39.2 Options Personal To Original Lessee. Any Option granted to Lessee
in this Lease is personal to the original Lessee, and cannot be assigned or exercised by anyone other than said original Lessee and only while the original Lessee is in full possession of the Premises and, if requested by Lessor, with Lessee
certifying that Lessee has no intention of thereafter assigning or subletting. 
 39.3 Multiple Options. In the event that Lessee has
any multiple Options to extend or renew this Lease, a later Option cannot be exercised unless the prior Options have been validly exercised. 

39.4 Effect of Default on Options. 

(a) Lessee shall have no right to exercise an Option: (i) during the period commencing with the giving of any notice of Default and
continuing until said Default is cured, (ii) during the period of time any Rent is unpaid (without regard to whether notice thereof is given Lessee), (iii) during the time Lessee is in Breach of this Lease, or (iv) in the event that
Lessee has been given 3 or more notices of separate Default, whether or not the Defaults are cured, during the 12 month period immediately preceding the exercise of the Option. 

(b) The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee’s inability to
exercise an Option because of the provisions of Paragraph 39.4(a). 
 (c) An Option shall terminate and be of no further force or effect,
notwithstanding Lessee’s due and timely exercise of the Option, if, after such exercise and prior to the commencement of the extended term, (i) Lessee fails to pay Rent for a period of 30 days after such Rent becomes due (without any
necessity of Lessor to give notice thereof), (ii) Lessor gives to Lessee 3 or more notices of separate Default during any 12 month period, whether or not the Defaults are cured, or (iii) if Lessee commits a Breach of this Lease. 

40. Security Measures. Lessee hereby acknowledges that the Rent payable to Lessor hereunder does not include the cost of guard service or other
security measures, and that Lessor shall have no obligation whatsoever to provide same. Lessee assumes all responsibility for the protection of the Premises, Lessee, its agents and invitees and their property from the acts of third parties. 

41. Reservations. Lessor reserves the right: (i) to grant, without the consent or joinder of Lessee, such easements, rights and dedications that
Lessor deems necessary, (ii) to cause the recordation of parcel maps and restrictions, and (iii) to create and/or install new utility raceways, so long as such easements, rights, dedications, maps, restrictions, and utility raceways do not
unreasonably interfere with the use of the Premises by Lessee. Lessee agrees to sign any documents reasonably requested by Lessor to effectuate such rights. 

42. Performance Under Protest. If at any time a dispute shall arise as to any amount or sum of money to be paid by one Party to the other under the
provisions hereof, the Party against whom the obligation to pay the money is asserted shall have the right to make payment “under protest” and such payment shall not be regarded as a voluntary payment and there shall survive the right on
the part of said Party to institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on the part of said Party to pay such sum or any part thereof, said Party shall be entitled to recover such sum or so much
thereof as it was not legally required to pay. 
 43. Authority. If either Party hereto is a corporation, trust, limited liability company,
partnership, or similar entity, each individual executing this Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver this Lease on its behalf. Each party shall, within 30 days after request,
deliver to the other party satisfactory evidence of such authority. 
 44. Conflict. Any conflict between the printed provisions of this Lease and
the typewritten or handwritten provisions shall be controlled by the typewritten or handwritten provisions. 
 45. Offer. Preparation of this Lease
by either party or their agent and submission of same to the other Party shall not be deemed an offer to lease to the other Party. This Lease is not intended to be binding until executed and delivered by all Parties hereto. 

46. Amendments. This Lease may be modified only in writing, signed by the Parties in interest at the time of the modification. As long as they do not
materially change Lessee’s obligations hereunder, Lessee agrees to make such reasonable non-monetary modifications to this Lease as may be reasonably required by a Lender in connection with the obtaining of normal financing or refinancing of
the Premises. 
 47. Multiple Parties. If more than one person or entity is named herein as either Lessor or Lessee, such multiple Parties shall have
joint and several responsibility to comply with the terms of this Lease. 
 48. Waiver of Jury Trial. The Parties hereby waive their respective
rights to trial by jury in any action or proceeding involving the Property or arising out of this Agreement. 
 49. Mediation and Arbitration of
Disputes. An Addendum requiring the Mediation and/or the Arbitration of all disputes between the Parties and/or Brokers arising out of this Lease  ̈ is
x is not attached to this Lease. 
 50. Add to Paragraph 1.1 - Parties 

51. Add to Paragraph 1.3 – Term 
 52. Add to
Paragraph 6.2(a) – Hazardous Substances Reportable Uses Require Consent 
 53. Add to Paragraph 7.3(a) – Definitions under Utility
Installations Trade Fixtures; Alterations 
 54. Add to Paragraph 8.7 – Indemnity 

55. Add to Paragraph 34- Signs 
 56. Add to Paragraph
39-Options 
 Exhibit A – Site Plan 

Exhibit B – Floor Plan 
 Exhibit C – Rent
Security Deposit, and Common Are Operating Expenses 
 Exhibit D – Responsibility for Leasehold Improvements 

Exhibit E – General Atomic Rules & Regulations 

Exhibit F – Draft of Recognition of Attornment Agreement 

LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR
INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES.
ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE
PARTIES ARE URGED TO: 
 1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. 

2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE
POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF THE PREMISES FOR
LESSEE’S INTENDED USE. 
 WARNING: IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE
REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES ARE LOCATED. 
 The parties hereto have executed this Lease at the place and on the
dates specified above their respective signatures. 

 

			
	Executed at:	 	 San Diego, California

 

			
	on:	 	  

by LESSOR: 
  

			
	 General Atomics

	
	  

		
	By:	 	 /s/ Anthony Navarra

 

			
	Name Printed:	 	 Anthony Navarra

 

			
	Title:	 	 Treasurer

 

			
	By:	 	  

 

			
	Name Printed:	 	  

 

			
	Title:	 	  

 

			
	Address:	 	 3550 General Atomics Court

	
	                San
Diego, California 92121

  

			
	Telephone:	 	 (858) 455-4408

 

			
	Facsimile:	 	 (858) 455-4145

 

			
	Federal ID No.	 	  

 

			
	Executed at:	 	 San Diego, California

 

			
	on:	 	  

by LESSEE: 
  

			
	 Althea Technologies, Inc.

	
	  

		
	By:	 	 /s/ Francois Ferre, Ph.D.

 

			
	Name Printed:	 	 Francois Ferre, Ph.D.

 

			
	Title:	 	 Chief Executive Officer

 

			
	By:	 	  

 

			
	Name Printed:	 	  

 

			
	Title:	 	  

 

			
	Address:	 	 3550 General Atomics Court

	
	                San
Diego, California 92121

  

			
	Telephone:	 	 (858) 455-2183

 

			
	Facsimile:	 	 (858) 455-2188

 

			
	Federal ID No.	 	  

 
 

 ADDENDUM TO SUBLEASE 

 

	50.	Insert at the end of Paragraph 1.1- Parties: Lessor is the tenant of the Industrial Center under a certain lease (the “Master Lease”) with Sorrento West Properties Inc. (the “Owner”). Lessor
covenants, represents, and warrants that Lessor is not in default under the Master Lease, has not received any notice of termination by Master Lessor, of the Master Lease, that the execution and performance by Lessor of the terms and conditions of
this Sublease will not violate any of the terms of the Master Lease, and that Lessor not willfully commit any act or omission which would violate any term or condition of the Master Lease or cause the termination of the Master Lease during the term
of this Lease. 

 As used herein, “Lease” means “Sublease,” “Lessor” means “Sublessor,”
and “Lessee means “Sublessee.” 
  

	51.	Insert at the end of Paragraph 1.3–Term. The term of this Sublease shall be for a period of five (5) years, and three (3) months, with the first three (3) months (November, December 2002 and
January 2003) free. The Lessor shall provide Lessee access to Building 65 by November 1, 2002 to begin its Leasehold Improvements with possession by February 1, 2003. Lessor and Lessee agree this is sufficient time preparation of the
Premises and delays caused by Lessee to perform its Leasehold Improvements beyond February 1, 2003 shall not be used as a reason for Lessor to abate rent or operating expenses. 

 

	52.	Insert at the end of Paragraph 6.2(a) - Hazardous Substances Reportable Uses Require Consent. Lessee warrants that use of Hazardous Substances are incidental to its operation on the Premises and is not the
primary or substantial purpose of its Tenancy. 

  

	 	A.	Lessee shall coordinate any permit application for use, storage, handling, and disposal of Hazardous Substances with the Lessor and shall submit updated copies of such permits, applications and licenses to Lessor for
Lessor’s files. At the request of the Lessor, Lessee shall submit a material sheet for all Hazardous Substances maintained in the Premises. 

  

	 	B.	Lessor, the Owner, and their respective agents and Lenders shall have the right to enter the Premises at reasonable times, and upon reasonable notice, for the purpose of inspecting the “Hazardous Substances”
as defined in any Federal, State, or local law or regulation, showing prospective purchasers, lenders, or lessees, and making such alterations, repairs, improvements or additions to the Premises as Lessor or Owner may deem necessary or desirable.

  

	 	C.	Hazardous Substances used, produced, stored, processed, treated, refined, generated, and disposed of by Lessee shall be the responsibility of Lessee, and Lessee shall undertake and perform all such activities in
accordance with all applicable laws and regulations and in accordance with standard practices and in a safe and reasonable manner, during the term of the Lease, when appropriate, but in no event later than the date that the Lease is terminated.

  

	53.	Insert at the end of Paragraph 7.3(a) Definitions under Utility Installations; Trade Fixtures; Alterations. Alterations improvements, additions or Utility Installations by the Lessee will be performed by licensed
and insured construction or service companies having qualified craft workers possessing the proper qualifications and training for performing the work. These alterations, improvements, additions, or Utility Installations will be performed by
contractors for which Lessor has given Lessee its consent. 

 Lessee shall make best effort to prepare the design, and have
Leasehold Improvements installed in Building 65 for possession by February 1, 2003. 
 Lessor shall provide to Lessee a Tenant
Improvements Allowance up to $300,000. Tenant Improvements greater than $300,000 shall be the responsibility of Lessee. 
  

	54.	Insert at the end of Paragraph 8.7 - Indemnity. Except for Lessee’s negligence and/or breach of expressed warranties, Lessor shall Indemnify and hold harmless Lessee from and against any and all claims
arising from any work or things done, permitted or suffered by Lessor in or about the Premises arising from any act or omission of Lessor or any of Lessor’s agents, contractors, or employees, and from and against all costs, attorneys’
fees, expenses, liabilities incurred in the defense of any such claim or any action or proceeding brought thereon. 

 Lessor
shall indemnify and hold Lessee Harmless from and against all claims arising during and after the term of the Sublease from or in connection with the presence of Hazardous Substances in, or about the Premises as a result of previous uses or prior
existence of Hazardous Substances. Lessee shall indemnify harmless Lessor from and against all claims arising during and after the Sublease term from or in connection with the contamination through Lessee’s use of the premises. This section
shall specifically cover cost incurred in connection with any investigation of site conditions or any cleanup, remediation, removal or restoration work required by any federal, state or local governmental agency or political subdivision because of
the presence of Hazardous Substances in the soil, groundwater, or soil vapor on or under the subleased Premises caused by Lessee’s discharge, dumping, spilling (accidental or otherwise Hazardous Substances) onto the leased Premises. 

  

	55.	Insert at the end of Paragraph 34 - Signs. The Lessee agrees that any Lessee corporate signage mounted external to the building shall be placed in the Landscaping area near the main entrance to the
building, and the design and appearance shall be consistent with Lessor’s other Tenants in the Sorrento West “Industrial Center” and pre-approved by General Atomics Facilities Department 

 

	56.	Insert at the end of the First Sentence of Paragraph 39-Options. The Lessor will provide Lessee the Option to extend the term for five (5) years starting when the Original Term expires January 31, 2008.
Monthly Rent will be adjusted by a 4% increase per annum beginning at the expiration of the Original Term. The Lessee must provide Lessor a minimum of six months written advance notice of its intent to exercise the Option. If notice is not so given
and received, this Option shall automatically expire. 

 

 

  
 Exhibit A 

 

 

  
 Exhibit B 

 RENT, SECURITY DEPOSIT, and COMMON AREA OPERATING EXPENSES 

Base Rent 
 The Base Rental Rate and Monthly Rent
shall be In accordance with the following fixed rental schedule: 
  

							
	 Year
	  	 Months
	  	Monthly Rent	 
	 Nov. 1, 2002 thru Jan. 1, 2003
	  	First 3mos.	  	$	0.00	  
	 Feb. 1, 2003 thru Oct. 31, 2003
	  		  	$	40,358.25	  
			
	 Nov, 1, 2003 thru Oct. 31, 2004
	  	All	  	$	41,972.58	  
	 Nov. 1, 2004 thru Oct. 31, 2005
	  	All	  	$	43,651.48	  
	 Nov. 1, 2005 thru Oct. 31, 2006
	  	All	  	$	45,397.54	  
	 Nov. 1, 2006 thru Oct. 31, 2007
	  	All	  	$	47,213.44	  
	 Nov. 1, 2007 thru Jan. 31, 2008
	  	3mos.	  	$	49,101.98	  

 The Base Rental Rate shall start at $1.35/sf, triple net and shall be adjusted by a 4% increase per annum. 

Security Deposit 
 Lessee will have on record with
Lessor a Security Deposit needed to secure payment of Rent, and Operating Expenses in amount equivalent to one month’s Rent and two months’ average Operating Expenses. Lessee currently has on record with Lessor a good faith Security
Deposit of $62,685. Therefore, no added security deposit is due upon execution of this Sublease. See the breakdown below: 
  

					
	 One Month’s Rent (29,895sf x $1.35/sf)
	  	$	40,358.25	  
	 Two Months’ OE (29,895sf x $0.17 x 2mo)
	  	$	10,164.30	  
	 Total Security Deposit Required
	  	$	50,522.55	  
	 Less Prepaid Security Deposit
	  	$	62,685.00	  
		  	  
	  
	 
	 On Record Security Deposit Balance:
	  	$	12,162.45	  

 Concurrent with the annual increase in Monthly Rent, and without prior notice, the Security Deposit shall be adjusted in
direct relation to the Monthly Rent and Operating Expenses and shall be paid by Lessee upon receipt of an invoice from Lessor. 
 Common Area
Operating Expenses 
 Lessee will pay all Operating Expenses for Building 65. The “Industrial Center” is made up of five separate
buildings, with a total of 118,632 gross square feet. Each building has separate service for gas/electric, telephones, water and sanitary sewer. Upon Substantial Completion of leasehold improvements, Lessee should have the building gas/electric, and
water/sewer accounts transferred to the Lessee for direct payment to the appropriate companies. 
 Lessee shall make its own arrangements and pay for
telephone line connection service and security monitoring service for Building 65 with a service company of its choice. 
 Lessee shall make its own
arrangements with outside service companies of its choice, to clean building interior, maintenance and repair to roof, maintenance and repair to roof mounted heating, ventilation and air conditioning system equipment, and maintenance and repair of
building interior building elements. 
 Lessor shall provide for normal “Industrial Center” services such as trash collection, parking lot
maintenance and cleaning, landscape maintenance, common area lighting; Lessor pays real estate taxes and insurance and maintains the exterior of the Building and its common area. Costs for these assessments and services shall be passed through to
the Lessee on a prorated basis either monthly, bimonthly, semiannually or annually, a schedule specifically consistent with Lessor’s obligation for payment of these various services or assessments. 

  
 Exhibit C 

 LEASEHOLD IMPROVEMENTS 

The Lessor agrees to sublease to the Lessee, Building 65, located in the Sorrento West “Industrial Center,” in “as-is” condition. 

The Parties agree to the following general guidelines in discharging the respective obligations for improving the Premises for the Lessee’s use. The
Lessee shall be responsible for the design and construction of the Leasehold Improvements to alter the Premises for the Lessee’s specific use. 

The Lessee will be responsible for the following: 
  

	 	A.	Lessor will provide Tenant Improvements at Lessor expense up to $300,000 to improve the premises once the current tenant vacates the Premises. Lessee shall provide Lessor’s Facilities Department sufficient backup
information showing verified payment with supporting information. Supporting information included a summary of the cost to complete and verification of payment by the Lessee accompanied by conditional or unconditional mechanics lien releases
executed by the performing contractor(s). All improvements over $300,000 will be the responsibility of the Lessee. 

  

	 	B.	Costs expended in preparing Leasehold Improvement estimates, preparation of working drawings and specifications, cost for reproducing design documents, permit processing and cost of permits and fees needed to construct
the Leasehold Improvements. 

  

	 	C.	After obtaining design approval from the City, Lessee shall be permitted to select a licensed and insured contractor or service companies who have been pre-approved by General Atomics Facilities Department.

  

	 	D.	Installation of structures, walls, insulation, ceilings, doorways, and those features needed to provide access control to serve the manufacturing, warehousing and administrative space. 

 

	 	E.	Installation of mechanical and plumbing equipment and services to support manufacturing, warehousing and administrative areas. This includes heating, conditioning, exhaust systems; distribution of compressed air,
deionized water, specialty gases, potable water, standard fire protection water, sewer and natural gas. In those cases where services interfaces with Lessee’s fixtures or equipment, Leasehold Improvements will be installed at a convenient point
of connection above ceilings or at rough-in locations, as designated on the working drawings and specifications. 

  

	 	F.	Installation of electrical equipment and services to distribute commercial and standby power for manufacturing and laboratory equipment, lighting, standard communications, special data communications, standard life
safety, fire protection, and process or security alarms. In those cases where services interface directly with Lessee’s fixtures or equipment, the Leasehold Improvements will be installed to a convenient point of connection such as above the
ceiling or to a junction box, or to a disconnect device, such as a fused switch as designated on the working drawings and specifications. 

  

	 	G.	Installation of interior windows, window treatment, doors, door hardware, suspended ceiling, electrical trim, mechanical trim, floor covering and paint. 

The Lessor will be responsible for the following: 
  

	 	A.	At its own discretion, Lessor will file a “Notice of Non-Responsibility” giving notice to all material suppliers and contractors that the Lessor is not responsible for payment contracted services.

  

	 	B.	Lessor’s Facilities Department will assist the design team with definition of building interfaces and pre-existing site conditions. 

 

	 	C.	Lessor’s Facilities Department will review construction documents to ascertain that the design for the Leasehold Improvements are consistent with this Agreement. 

 

	 	C.	Lessor Facilities Department shall perform routine inspections of the construction site to confirm that the installations are in accordance with the plans, and adequate construction quality standards are being
maintained. 

  
 Exhibit D 

 TENANT FIXTURES AND EQUIPMENT INSTALLATION 

Lessee shall be responsible for the specification, design, purchase, installation, or relocation of its hardware, and all personal property needed to
complement or complete the Building for Lessee’s operations. Said equipment will remain under Lessee’s ownership, and its installation will be the responsibility of Lessee. 

Lessee’s responsibilities are as follows: 
  

	 	A.	Prepare the necessary design documents and obtain the needed permits for the installation of manufacturing and laboratory equipment, permits for the storage, dispensing and use of hazardous materials and any services
required for Lessee’s operations including telecommunications, security monitoring and the like. 

  

	 	B.	Purchase or relocate equipment and put in place manufacturing equipment, laboratory benches and equipment, hoods, cold rooms, hazardous material storage features and other similar fixtures and equipment in a fashion
that same can be removed upon Lessee’s vacating the Premises without causing excess damage to Leasehold Improvements. 

  

	 	C.	Connect to its fixtures and equipment, ducting, piping, electrical, and other needed services from a convenient point of connection provided as part of leasehold improvements. 

 

	 	D.	Supply and install specialty systems and equipments such as packaging equipment, autoclaves, deionized water production units, product storage tanks, process piping, standby power generator, and other specialty
equipment and systems, all unique to the Lessee’s operations. 

  

	 	E.	Supply and install enclosures for quarantine areas, special cooling and air filtration for process equipment and fixtures. 

  

	 	F.	Supply and install special monitoring systems as required to satisfy local, state, and federal regulations. 

  

	 	G.	Supply and install data and telecommunications system terminal equipment, special life safety systems, special fire suppression, security features (alarms, door locks, access controls, remote monitoring), and signage,
all unique to Lessee’s operation and administrative use. 

  

	 	H.	Supply and install office furniture, conference room furniture, lobby furniture, and common area amenities. 

  
 Exhibit D 

 GENERAL ATOMICS RULES & REGULATIONS 

 

	1.	Lessor agrees that Lessee is entitled to and shall have the quiet enjoyment of the Premises described in the Sublease. 

  

	2.	During the term of the Sublease, Lessee will provide Lessor the names and home telephone numbers of two Lessee employees who can be contacted by the Lessor in case of emergencies during Lessee’s non-business hours.

  

	3.	Lessor shall provide Lessee a minimum 24-hour advance notice of any inspection by the Lessor, Owner, Lender, insurance carriers and respective agents. 

 

	4.	During the warranty period, Lessee shall give Lessor prompt notice of any accidents to or defects in the water pipes, gas pipes, electric system, lights and fixtures, heating and cooling apparatus or any other service
equipment. 

  

	5.	Any service piping, ducts, electric conduits, telephone wiring and antennas exterior to the building, or boring, cutting of exterior walls, floor or roof shall not be permitted, except with the written consent of
Lessor. 

  

	6.	Lessee’s identification sign(s) shall be subject to prior approval by Lessor. A guideline for building exterior signage is available from the Lessor upon request. 

 

	7.	Lessee shall not install blinds, shades, awnings or other form of inside or outside window covering, or window ventilators or similar devices without the prior written consent of Lessor. 

 

	8.	Lessee shall maintain Premises in a clean and safe condition. Trash will be placed in appropriate disposal containers at locations designated by Lessor for pick-up and disposal. 

 

	9.	Lessee and Lessee’s employees shall not obstruct the sidewalks, driveways, or other common areas and shall use the same only as a means of passage, access and parking; all materials, fixtures, furnishings and
equipment shall be stored inside the building. Outside storage at the Premises is prohibited. 

  

	10.	The water closets, urinals and other plumbing shall be used for the purpose for which they were constructed and no rubbish, newspapers or other substances of any kind shall be thrown into them. Lessee shall not mark,
install screws or drill into, or in any way deface the exterior walls, stone, metal work, doors and windows of the building. 

  

	11.	Lessee and Lessee’s agents and employees shall not play any musical instrument, including radio and television, in a loud or objectionable manner, or make or permit any improper noises in the building, or interfere
in any way with other Industrial Center Lessees or those having business with them in the sole opinion of Lessor. 

  

	12.	Lessee shall not conduct any auction, or sell goods, wares or merchandise on the Premises. 

  

	13.	Lessor shall not be responsible for loss of or damage to any fixtures, furnishings or personal property from any cause. 

  

	14.	Although, Lessor may have given Lessee approval to use the name of the Industrial Center in connection with any business on the property. Lessor will have the right to prohibit any advertising by any agent which in
Lessor’s opinion, tends to impair the reputation of the building or its desirability as a building for offices and laboratories, and upon written notice from Lessor, Lessee will refrain from or discontinue such advertising. 

 

	15.	No cooking shall be done or permitted by Lessee on the Premises, except in areas specifically designed for the purpose, without the consent of Lessor, nor shall the Premises be used for the storage of merchandise, for
washing clothes, for keeping of pets, for lodging or for any improper, objectionable or immoral purposes. 

  

	16.	Lessee shall not disturb, solicit or canvass any occupant of the Industrial Center and will cooperate to prevent same. 

  

	17.	Lessor grants Lessee permission to access the Lessor’s Torrey Pines Industrial Center for use of the central cafeteria, fitness center (members only) and outside recreation complex all in accordance with
Lessor’s site access and use regulations. Lessor also grants Lessee access to its private road (Tower Road) for use of access between Torrey Pines and Sorrento West Industrial Center. Lessor, at its sole option, reserves the right to change or
discontinue part or all of Lessee’s privileges based on reasons such as, but not limited to, governmental regulations, liability exposure, economics, or uncured defaults related to Lessee’s violation of Lessor’s Rules and Regulations
upon a 30 day notice to Lessee. 

  

	18.	Lessors reserves the right to make changes to this list as it sees fit, without prior notice to the Industrial Center Tenants. 

  
 Exhibit E 

 RECORDING REQUESTED BY 

AND WHEN RECORDED MAIL TO: 
  

 
 RECOGNITION AND ATTORNMENT
AGREEMENT 
 RECOGNITION AND ATTORNMENT AGREEMENT (herein referred to as the “Agreement”) is made as of this
            , 2002, by and among SORRENTO WEST PROPERTIES, INC., a Delaware corporation (“Owner”), GENERAL ATOMICS, a California corporation (“Tenant”), and ALTHEA
TECHNOLOGIES, INC., a California corporation (“Subtenant”). 
 W I T N E S S E T H: 

WHEREAS, pursuant to an Amended and Restated Net Lease dated as of March 1, 1991 between Owner and Tenant (the “Master Lease”),
Owner leases to Tenant the premises commonly known as Building 65, located at 11040 Roselle Street, San Diego, California (the “Premises”); and 

WHEREAS, Tenant and Subtenant entered into a sublease of the Premises dated September 9, 2002 (the “Sublease”); and 

WHEREAS, Paragraph 55 of the Sublease provides an option for Sublessee to extend the term of the Sublease for five years starting when the
term of the Sublease expires on January 31, 2008; and 
 WHEREAS, the current Master Lease expires on December 16, 2009; and 

WHEREAS, Owner, Tenant and Subtenant desire to confirm their understanding with respect to the Master Lease and the Sublease. 

NOW, THEREFORE, in consideration of the mutual covenants and agreements herein contained, the parties hereby agree and covenant as follows:

 1. If the option in Paragraph 55 of the Sublease is exercised by Subtenant (or its permitted assignee, sublessee, or subtenant) under the
applicable provisions of the Sublease and if the Master Lease between Owner and Tenant is not renewed or extended or if the Master Lease is terminated for any other reason; and so long as Subtenant (or its permitted assignee, sublessee or subtenant)
is not in default, has not received written notice of default or if Subtenant (or its permitted assignee, sublessee or subtenant) has 

  
 Exhibit F 

Page 1 of 4 

 received written notice of default and has cured such default within the time so provided in the Sublease: 

(a) Owner agrees to protect the rights of Subtenant (or its permitted assignee, sublessee or subtenant) in the Sublease and
look to Subtenant (or its permitted assignee, sublessee or subtenant) as the Tenant during the period of the Sublease including any extension of the term of the Sublease; 

(b) the Sublease shall continue in full force and effect upon, and shall continue to be subject to all of the terms, covenants
and conditions of the Sublease for the balance of the remaining term of the option or for any renewal(s) or extension(s) of the term; 

(c) the possession of the improvements by Subtenant (or its permitted assignee, sublessee or subtenant) and the other rights
and privileges of Subtenant (or its permitted assignee, sublessee or subtenant) provided under the Sublease, and any renewal of the term of the Sublease, are recognized by Owner and shall not be diminished or interfered with by Owner; and Owner
agrees not to, and shall not, join Subtenant (or its permitted assignee, sublessee or subtenant) as a party defendant in any action or proceeding for the purpose of terminating the leasehold estate created under the Sublease because of any default
under the Master Lease. 
 In any such events, Subtenant (or its permitted assignee, sublessee or subtenant) does hereby and shall attorn to
Owner, or any successor of Owner as such owner of the premises as Subtenant’s Landlord under the Sublease. This attornment shall be effective and self-operative upon receipt of written notice of Owner to Subtenant without the execution of any
further instruments. Subtenant (and its permitted assignee, subtenant and/or sublessee) shall, from and after Owner’s or any other party’s succession to the interest of Tenant under the Sublease, have the same remedies for the breach of
Tenant’s covenants to the Subtenant contained in the Sublease as Subtenant (and its permitted assignee, sublessee and/or subtenant) might have had under the Sublease against Tenant; provided, however, that Owner or its successor shall not be:

 (a) liable for an act or omission of any prior landlord (including Tenant); 

(b) subject to any offsets or defenses which Subtenant (or its permitted assignee, sublessee or subtenant) might have against
any prior landlord (including Tenant); 
 (c) bound by any prepayment of any rent or additional rent which Subtenant (or its
permitted assignee, subtenant or subtenant) might have paid for more than the current month to any prior landlord (including Tenant); and/or 

  
 Exhibit F 

Page 2 of 4 

 (d) bound by any amendment or modification of the Sublease, or by any waiver or
forbearance on the part of any prior landlord (including Tenant), made or given without the written consent of Owner or any subsequent beneficiary under the Master Lease. 

4. All notices and demands which any party hereto may desire or may be required to give or make to any other party through deposit in the
United States mail, postage prepaid, or by facsimile addressed to: 
  

					
	If to Owner:	    	 Sorrento West Properties, Inc.
 3550 General
Atomics Court
 San Diego, CA 92121-1122
 Attention: John E.
Jones, Vice President
 cc: Corporate Secretary
	  	
			
	If to Tenant:	    	 General Atomics
 3550 General Atomics
Court
 San Diego, CA 92121-1122
 Attention: Max D. Kemp, Sr.
Vice President
 cc: Randy Walti, Vice President and General Counsel
	  	
			
	If to Subtenant:	    	Althea Technologies, Inc.	  	
		    	  
	  	
		    	  
	  	
		    	Attention:	  	

 or to such other address as may be specified from time to time in writing by any party to the others. 

5. In the event of any action in relation to this Agreement or any instrument or agreement executed with respect hereto, the prevailing party,
in addition to other sums to which it may be entitled, shall be entitled to reasonable attorneys’ fees. 
 6. This Agreement shall not
be modified orally and shall only be modified by an agreement in writing signed by the parties hereto and/or their respective successors in interest. This Agreement shall inure to the benefit of and be binding upon the parties hereto, their
successors and assigns. 

  
 Exhibit F 

Page 3 of 4 

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

									
	OWNER:	 		 	TENANT:
			
	SORRENTO WEST PROPERTIES INC.	 		 	GENERAL ATOMICS
					
	By:	 	  
	 		 	By:	 	  

		 	John E. Jones	 		 		 	Max D. Kemp
		 	Vice President	 		 		 	Senior Vice President
				
		 		 		 	SUBTENANT:
				
		 		 		 	ALTHEA TECHNOLOGIES, INC.
					
		 		 		 	By:	 	  

		 		 		 	Name:	 	  

		 		 		 	Title:	 	  

  
 Exhibit F 

Page 4 of 4 

 FIRST AMENDMENT TO SUBLEASE BETWEEN 

GENERAL ATOMICS AND ALTHEA TECHNOLOGIES, INC. 

This FIRST AMENDMENT. dated for reference purposes only as December 8, 2005, is made by and between General Atomics (the “Lessor”) and Althea
Technologies, Inc. (the “Lessee). This Amendment applies to the Sublease Agreement (the “Agreement”) dated September 9, 2002. 

WHEREAS, The Lessor and Lessee (the Parties) wish to amend certain terms of the Sublease for Building 65 including, but not limited to, occupying
Lessor’s Building 63 Premises located at 3550 Dunhill Street. 
 NOW, THEREFORE, the Parties mutually agree as follows: 

Add to Paragraph 1.2(a), Premises: Effective April 1, 2006, Lessee will add approximately 20,817 square feet of office space (Building 63) to its
current 29,895 square feet of occupied space (Building 65) for a total of 50,712 square feet. 
 Add to Paragraph 1.3, Term: Parties agree the
Sublease Term for Lessee’s added square footage (Building 63 only) will be for a period of five (5) years commencing April 1, 2006 through March 31, 2011. Sublease Term for previously occupied Building 65 will remain unchanged,
terminating January 31, 2008, with a five (5) year option to extend. 
 Add to Paragraph 1.5, Base Rent: The Lessee’s Monthly
Rent in Building 63 will be $1.15/square foot per month NNN commencing April 1, 2006 with an increase of 4% annually each April 1st. Lessee may occupy space upon execution of this
Sublease Amendment for Leasehold Improvements. 
 Building 63 (20,817 square feet x $1.15/square foot) = $23,939.55 

Add to Paragraph 1.7(c), Security Deposit: Security Deposit required on record with the Lessor is that amount equivalent to one month’s Rent and
two months’ Operating Expenses as summarized below: 
  

					
	 One Month’s Rent (Buildings 63 & 65)
	  	$	69,337.09	  
	 Two Months’ Operating Expenses (50,712 sf x $0.40/sf x 2 mos.)
	  	 	40,569.60	  
		  	  
	  
	 
	 Adjusted Security Deposit
	  	$	109,906.69	  
	 Less Security Deposit on Record
	  	 	(53,815.78	) 
		  	  
	  
	 
	 Security Deposit Due:
	  	$	56,090.91	  

 Add to Exhibit C, New Paragraph at end of Common Area Operating Expenses: Lessee will pay all Operating Expenses for
Building 63 the same as it does for its current Building 65 premises. The Lessee’s Building 63 employees will have access to Lessor’s Torrey Pines Industrial Center for use of the central cafeteria, fitness center (members only) and all
outside recreation complex as well as access to Lessor’s private road (Tower Road) for use of access between Torrey Pines and Sorrento West Complex. 

Add to Exhibit D, Leasehold Improvements, Lessor Responsibilities: The Lessor will provide Lessee fifteen dollars ($15.00) per square foot, or
$312,255, for Leasehold Improvements. 
 Except as hereby amended, all other terms and conditions of said Sublease Agreement will remain unchanged
and in full force and effect. 
 This First Amendment is executed by the authorized officers of the parties as set forth below by their respective
signatures. 
  

									
	LESSOR:	 		 	LESSEE:
			
	GENERAL ATOMICS	 		 	ALTHEA TECHNOLOGIES, INC.
					
	By:	 	 /s/ Mary K Scanlan
	 		 	By:	 	 /s/ Magda Marquet, Ph.D.

		 	Mary K. Scanlan	 		 		 	Magda Marquet, Ph.D.
		 	Director of Facilities	 		 		 	Co-President and Co-Chief Executive Officer
					
	Date:	 	 12/8/05
	 		 	Date:	 	 12/8/05

 SECOND AMENDMENT TO SUBLEASE BETWEEN 

GENERAL ATOMICS AND ALTHEA TECHNOLOGIES, INC. 

This SECOND AMENDMENT, dated, for reference purposes only, as of October 18, 2006, is made by and between General Atomics (the “Lessor”) and
Althea Technologies, Inc. (the “Lessee”). This Amendment applies to the Sublease Agreement (the “Agreement”) dated September 9, 2002 (Building 65, 11040 Roselle Street) and First Amendment to Sublease Agreement dated
December 8, 2005 (Building 63, 3550 Dunhill Street). 
 WHEREAS, The Lessor and Lessee (the Parties) wish to amend certain terms of the Sublease,
including, but not limited to, addition of Lessor’s Building 64 located at 11030 Roselle Street in 3 phases, adding two (2) options for Lessor’s Building 63 Premises and adding one (1) option for Lessor’s Building 65
Premises. 
 NOW, THEREFORE, the Parties mutually agree as follows: 

Add to Paragraph 1.2(a), Premises: Effective September 19, 2006, Lessee will add approximately 8,806 square feet of office space (Building 64
Suites F and G). Effective May 1, 2007, Lessee will add approximately 9,777 square feet of office space (Building 64 Suites D and E). Effective November 1, 2007, Lessee will add approximately 9,771 square feet of office space (Building 64
Suites A, B & C) for a total of 28,354 square feet for Building 64 and a total of 79,066 square feet for all occupied buildings effective November 1, 2007. 

Add to Paragraph 1.3, Term: Parties agree the Sublease Term for Lessee’s added square footage (Building 64 only) will commence September 19,
2006 (“Commencement Date”) and terminate January 31, 2013 (“Building 64 Termination Date”). Termination Date for Building 65 shall remain unchanged, terminating January 31,2008 (“Building 65 Termination
Date”). Termination Date for Building 63 shall remain unchanged, terminating March 31, 2011 (“Building 63 Termination Date”). 

Add to Paragraph 1.5, Base Rent: The Lessee’s Monthly Rent in Building 64 will be $1.40 per square foot per month NNN commencing December 1,
2006 (“Rent Commencement Date”) with an annual increase of 4% each December 1st. Lessee may occupy space upon execution of this Sublease Amendment for Leasehold Improvements. Rents for Building 64 shall commence upon occupancy of each
suite or no later than the dates in Paragraph 1.2(a) above. Base Rent for Building 65 shall remain unchanged, but subject to the annual rate increase of 4% each November lst. Base Rent for Building 63 shall remain unchanged, but subject to the
annual rate increase of 4% each April 1st. 
 Building 65 - Althea’s Building 1 

 

																			
	Lease Year	 	Square	 	 	Rental	 	 	 Annual

Rate
	 	 	Monthly	 
	 Start Date
	 	 End Date
	 	Feet	 	 	Rate/SF	 	 	Increase	 	 	Rent	 
	11/01/02	 	01/31/03	 	 	29,895	  	 	$	0.00	  	 	 	0.00	% 	 	$	0.00	  
	02/01/03	 	10/31/03	 	 	29,895	  	 	$	1.35	  	 	 	0.00	% 	 	$	40,358.25	  
	11/01/03	 	10/31/04	 	 	29,895	  	 	$	1.40	  	 	 	4.00	% 	 	$	41,972.58	  
	11/01/04	 	10/31/05	 	 	29,895	  	 	$	1.46	  	 	 	4.00	% 	 	$	43,651.48	  
	11/01/05	 	10/31/06	 	 	29,895	  	 	$	1.52	  	 	 	4.00	% 	 	$	45,397.54	  
	11/01/06	 	10/31/07	 	 	29,895	  	 	$	1.58	  	 	 	4.00	% 	 	$	47,213.44	  
	11/01/07	 	01/31/08	 	 	29,895	  	 	$	1.64	  	 	 	4.00	% 	 	$	49,101.98	  
					
	 Option 1 - 5-Year
	 				 				 				 			
	02/01/08	 	01/31/13	 				 				 				 			
					
	 Option 2 - 5-Year
	 				 				 				 			
	02/01/13	 	01/31/18	 				 				 				 			
			
	Building 63- Althea’s Building 2  
	    
	 				 			
	Lease Year	 	Square	 	 	Rental	 	 	 Annual

Rate
	 	 	Monthly	 
	 Start Date
	 	 End Date
	 	Feet	 	 	Rate/SF	 	 	Increase	 	 	Rent	 
	04/01/06	 	03/31/07	 	 	20,817	  	 	$	1.15	  	 	 	0.00	% 	 	$	23,939.55	  
	04/01/07	 	03/31/08	 	 	20,817	  	 	$	1.20	  	 	 	4.00	% 	 	$	24,897.13	  
	04/01/08	 	03/31/09	 	 	20,817	  	 	$	1.24	  	 	 	4.00	% 	 	$	25,893.02	  
	04/01/09	 	03/31/10	 	 	20,817	  	 	$	1.29	  	 	 	4.00	% 	 	$	26,928.74	  
	04/01/10	 	03/31/11	 	 	20,817	  	 	$	1.35	  	 	 	4.00	% 	 	$	28,005.89	  
					
	 Option 1 - 1-Year, 10-Month
	 				 				 				 			
	04/01/11	 	01/31/13	 				 				 				 			
					
	 Option 2 - 5-Year
	 				 				 				 			
	02/01/13	 	01/31/18	 				 				 				 			
				
	Building 64 - Althea’s Building 3  
	    
	 				 				 			
	Lease Year	 	Square	 	 	Rental	 	 	 Annual

Rate
	 	 	Monthly	 
	 Start Date
	 	 End Date
	 	Feet	 	 	Rate/SF	 	 	Increase	 	 	Rent	 
	09/19/06	 	11/30/06	 	 	8,806	  	 	$	0.00	  	 	 	0.00	% 	 	$	0.00	  
	12/01/06	 	04/30/07	 	 	8,806	  	 	$	1.40	  	 	 	0.00	% 	 	$	12,328.40	  
	05/01/07	 	10/31/07	 	 	18,583	  	 	$	1.40	  	 	 	4.00	% 	 	$	26,016,20	  
	11/01/07	 	11/30/07	 	 	28,354	  	 	$	1.40	  	 	 	4.00	% 	 	$	39,695.60	  
	12/01/07	 	11/30/08	 	 	28,354	  	 	$	1.46	  	 	 	4.00	% 	 	$	41,283.42	  
	12/01/08	 	11/30/09	 	 	28,354	  	 	$	1.51	  	 	 	4.00	% 	 	$	42,934.76	  
	12/01/09	 	11/30/10	 	 	28,354	  	 	$	1.57	  	 	 	4.00	% 	 	$	44,652.15	  
	12/01/10	 	11/30/11	 	 	28,354	  	 	$	1.64	  	 	 	4.00	% 	 	$	46,438.24	  
	12/01/11	 	11/30/12	 	 	28,354	  	 	$	1.70	  	 	 	4.00	% 	 	$	48,295.77	  
	12/01/12	 	01/31/13	 	 	28,354	  	 	$	1.77	  	 	 	4.00	% 	 	$	50,227.60	  
					
	 Option 1 - 5-Year
	 				 				 				 			
	02/01/13	 	01/31/18	 				 				 				 			

 Add to Paragraph 1.7(c), Security Deposit: Security Deposit required on record with the Lessor is that
amount equivalent to one month’s Rent and two months’ Operating Expenses as summarized below: 
  

					
	 One Month’s Rent (Buildings 65, 63, and 64 Suites F & G)
	  	$	81,665.49	  
	 Two Months’ Operating Expenses (59,518 sf x $0.17/sf x 2 mos.)
	  	 	20,236.12	  
		  	  
	  
	 
	 Adjusted Security Deposit
	  	$	101,901.61	  
	 Less Security Deposit on Record
	  	 	(86,579.17	) 
		  	  
	  
	 
	 Security Deposit Due:
	  	$	15,322.44	  

 Concurrent with the annual increases in Base Rent, and/or additions of square footage, and without prior notice, the Security
Deposit shall be adjusted in direct relation to the Monthly Rent and Operating Expenses and shall be paid by Lessee upon receipt of an invoice from Lessor. 

Add to Paragraph 2.2, Condition: The Lessor agrees to sublease to the Lessee Building 64 in “as-is” condition. 

Replace Paragraph 56 of the Addendum to the Sublease Agreement, Options: With the following terms and conditions: (1) The provision of Paragraph
39, including the provision relating to default of the Lessee, set forth in Paragraph 39.4, applies; (2) Lessee gives Lessor written notice of the exercise of this Option to Extend the Term a minimum of three months prior to end of the Option
Year Term for each building, and (3) All Terms and Conditions of the Agreement, including the 4% annual rent increase, except where specifically modified by this Option, apply; Lessee grants Options to extend the Terms of the Sublease Agreement
for each building as follows: 
 Building 65: The Lessee currently has one (1) 5-year Option to extend the Term of the
Sublease Agreement for Building 65 to expire on January 31, 2013, The Lessor grants to the Lessee one (1) additional 5-year Option to extend the Term of the Sublease Agreement for Building 65 starting when the first Option expires on
January 31, 2013 to terminate on January 31, 2018. 
 Building 63: The Lessee currently has no Options to extend the Term of
the Sublease Agreement for Building 63. The Lessor grants to the Lessee one (1) 1-year and 10-month Option to extend the Term of the Sublease Agreement for Building 63 to expire on January 31, 2013 and one (1) 5-year Option to extend
the Term of the Sublease Agreement for Building 63 starting when the first Option expires on January 31, 2013 to terminate on January 31, 2018. 

Building 64: The Lessor grants to the Lessee the Option to extend the Term of the Sublease Agreement for Building 64 one (1) 5-year
period starting when the Sublease for Building 64 expires on January 31, 2013 to terminate on January 31, 2018. 
 Add to Exhibit C, New
Paragraph at end of Common Area Operating Expenses: Lessee will pay all Operating Expenses for Building 64, on the same per square footage basis as it does for its current Buildings 63 and 65 premises. The Lessee’s Building 64 employees
will have access to Lessor’s Torrey Pines Industrial Center for use of the central cafeteria, fitness center (members only) and all outside recreation complex as well as access to Lessor’s private road (Tower Road) for use of access
between Torrey Pines and Sorrento West Complex. 
 Add to Exhibit D, Leasehold Improvements, Lessee Responsibilities: Under the terms of an
escrow agreement dated September 21, 2006 among Bank of the West, General Atomics, and Althea Technologies, Inc. $850,000 will be deposited to the escrow solely for the purpose of making improvements to Building 64 at 11030 Roselle Street, San
Diego, CA 92121. Such amounts will be paid based upon invoices and other supporting information evidencing improvements made at Building 64, together with a Certificate of Instructions signed by Althea Technologies, Inc. In addition to the $850,000
available through the escrow, General Atomics will provide an additional $350,000 for improvements for an actual total of $1,200,000 to improve the premises up to $400,000 maximum for each of three (3) expansion phases, cumulative. Should
Lessee not expend the maximum allocation for either of the first two phases, Lessee may utilize such funds in the next phase. Lessee shall provide Lessor’s Facilities Department sufficient backup information showing verification of payment with
supporting information. Supporting information includes a summary of the cost to complete and verification of payment by the Lessee accompanied by unconditional mechanics lien releases executed by the performing contractor(s), subcontractor(s), and
material vendors. All improvements over $1,200,000 will be the responsibility of the Lessee. 
 Except as hereby amended, all other terms and
conditions of said Sublease Agreement will remain unchanged and in full force and effect. 
 This Second Amendment is executed by the authorized officers of
the parties as set forth below by their respective signatures. 
 
  

									
	LESSOR:	 	LESSEE:
		
	GENERAL ATOMICS	 	ALTHEA TECHNOLOGIES, INC.
					
	By:	 	 /s/ Mary K. Scanlan
	 		 	By:	 	 /s/ Gary Gilmore

		 	Mary K. Scanlan	 		 		 	R. Gary Gilmore
		 	Vice President, Facilities	 		 		 	Chief Financial Officer
					
	Date:	 	 10/19/06
	 		 	Date:	 	 10/17/06

 

 

 THIRD AMENDMENT TO SUBLEASE 

This THIRD AMENDMENT TO SUBLEASE (this “Amendment”),
dated, for reference purposes only, as of August 26, 2010, is made by and between GENERAL ATOMICS (“Lessor”) and ALTHEA TECHNOLOGIES,
INC. (“Lessee”). This Amendment applies to the Standard Industrial/Commercial Multi-Tenant Lease — Net dated September 9, 2002 (Building 65, 11040 Roselle Street), First Amendment to
Sublease between General Atomics and Althea Technologies, Inc. dated December 8, 2005 (Building 63, 3550 Dunhill Street), and Second Amendment to Sublease between General Atomics and Althea Technologies, Inc. dated October 18, 2006
(Building 64, 11030 Roselle Street) (as so amended, the “Sublease”). 
 WHEREAS, Lessor and Lessee (the
“Parties”) wish to amend certain terms of the Sublease, including, but not limited to, the addition of Lessor’s Building 66 located at 3520 Dunhill Street, the extension of the Term and modification of the monthly Base Rent for
all buildings. Capitalized terms used in this Amendment and not otherwise defined herein shall have the meanings ascribed to them in the Sublease unless the context indicates otherwise. 

NOW, THEREFORE, the Parties mutually agree as follows: 

Amendment to Paragraph 1.2(a), Premises: Effective as of September 1, 2010, (i) the Premises is hereby expanded to include, and is hereby
increased by, approximately 24,113 square feet of space as depicted in Exhibit A hereto (comprised of the entire rentable square footage of Building 66) (the “Expansion Space”), and (ii) Lessee shall occupy, and the total
Premises shall consist of, a total of 103,179 square feet for all occupied buildings. 
 Amendment to Paragraph 1.3, Term: Effective as of
September 1, 2010 (which shall be the “Commencement Date” for the Expansion Space under the Sublease), the Parties agree the Term is hereby extended for the entirety of the Premises, including the Expansion Space (Building 66) added
by this Amendment, until August 31, 2017, which date is hereby amended to be the “Expiration Date” as to the entirety of the Premises under the Sublease. 

Amendment to Paragraph 1.5, Base Rent: Commencing September 1, 2010, monthly Base Rent will be as amended below, and Paragraph 1.5 shall be
amended and restated as set out below. For the Expansion Space portions of the Premises (Building 66 only), starting September 1, 2010, Monthly Base Rent for Months 1-5 will be free, Monthly Base Rent for Months 6-11 will be fifty percent
(50%) Monthly Base Rent, and Monthly Base Rent for Months 12-84 will be at one hundred percent (100%) Monthly Base Rent. 
 Building 65
- Althea’s Building 1 (11040 Roselle Street) 
  

																									
	Lease Year	 	  	 	 	  	Rental	 	  	Annual Rate	 	 	Monthly	 	  	 	 
	 Start Date
	  	End Date	 	  	Square Feet	 	  	Rate/SF	 	  	Increase	 	 	Rent	 	  	Annual Rent	 
	 09/01/10
	  	 	08/31/11	  	  	 	29,895	  	  	$	1.30	  	  	 	3.00	% 	 	$	38,863.50	  	  	$	466,362.00	  
	 09/01/11
	  	 	08/31/12	  	  	 	29,895	  	  	$	1.55	  	  	 	3.00	% 	 	$	46,337.25	  	  	$	556,047.00	  
	 09/01/12
	  	 	08/31/13	  	  	 	29,895	  	  	$	1.60	  	  	 	3.00	% 	 	$	47,727.37	  	  	$	572,728.41	  
	 09/01/13
	  	 	08/31/14	  	  	 	29,895	  	  	$	1.64	  	  	 	3.00	% 	 	$	49,159.19	  	  	$	589,910.26	  
	 09/01/14
	  	 	08/31/15	  	  	 	29,895	  	  	$	1.69	  	  	 	3.00	% 	 	$	50,633.96	  	  	$	607,607.57	  
	 09/01/15
	  	 	08/31/16	  	  	 	29,895	  	  	$	1.74	  	  	 	3.00	% 	 	$	52,152.98	  	  	$	625,835.80	  
	 09/01/16
	  	 	08/31/17	  	  	 	29,895	  	  	$	1.80	  	  	 	3.00	% 	 	$	53,717.57	  	  	$	644,610.87	  
		  				  				  				  				 				  	$	4,063,101.91	  

 Building 63 - Althea’s Building 2 (3550 Dunhill Street) 

 

																									
	Lease Year	 	  	 	 	  	Rental	 	  	Annual Rate	 	 	Monthly	 	  	 	 
	 Start Date
	  	End Date	 	  	Square Feet	 	  	Rate/SF	 	  	Increase	 	 	Rent	 	  	Annual Rent	 
	 09/01/10
	  	 	08/31/11	  	  	 	20,817	  	  	$	0.85	  	  	 	3.00	% 	 	$	17,694.45	  	  	$	212,333.40	  
	 09/01/11
	  	 	08/31/12	  	  	 	20,817	  	  	$	1.16	  	  	 	3.00	% 	 	$	24,147.72	  	  	$	289,772.64	  
	 09/01/12
	  	 	08/31/13	  	  	 	20,817	  	  	$	1.19	  	  	 	3.00	% 	 	$	24,872.15	  	  	$	298,465.82	  
	 09/01/13
	  	 	08/31/14	  	  	 	20,817	  	  	$	1.23	  	  	 	3.00	% 	 	$	25,618.32	  	  	$	307,419.79	  
	 09/01/14
	  	 	08/31/15	  	  	 	20,817	  	  	$	1.27	  	  	 	3.00	% 	 	$	26,386.87	  	  	$	316,642.39	  
	 09/01/15
	  	 	08/31/16	  	  	 	20,817	  	  	$	1.31	  	  	 	3.00	% 	 	$	27,178.47	  	  	$	326,141.66	  
	 09/01/16
	  	 	08/31/17	  	  	 	20,817	  	  	$	1.34	  	  	 	3.00	% 	 	$	27,993.83	  	  	$	335,925.91	  
		  				  				  				  				 				  	$	2,086,701.61	  

  
 1. 

 Building 64 Althea’s Building 3 (11030 Roselle Street) 

 

																									
	Lease Year	 	  	 	 	  	Rental	 	  	Annual Rate	 	 	Monthly	 	  	 	 
	 Start Date
	  	End Date	 	  	Square Feet	 	  	Rate/SF	 	  	Increase	 	 	Rent	 	  	Annual Rent	 
	 09/01/10
	  	 	08/31/11	  	  	 	28,354	  	  	$	1.40	  	  	 	3.00	% 	 	$	39,695.60	  	  	$	476,347.20	  
	 09/01/11
	  	 	08/31/12	  	  	 	28,354	  	  	$	1.44	  	  	 	3.00	% 	 	$	40,829.76	  	  	$	489,957.12	  
	 09/01/12
	  	 	08/31/13	  	  	 	28,354	  	  	$	1.48	  	  	 	3.00	% 	 	$	42,054.65	  	  	$	504,655.83	  
	 09/01/13
	  	 	08/31/14	  	  	 	28,354	  	  	$	1.53	  	  	 	3.00	% 	 	$	43,316.29	  	  	$	519,795.51	  
	 09/01/14
	  	 	08/31/15	  	  	 	28,354	  	  	$	1.57	  	  	 	3.00	% 	 	$	44,615.78	  	  	$	535,389.37	  
	 09/01/15
	  	 	08/31/16	  	  	 	28,354	  	  	$	1.62	  	  	 	3.00	% 	 	$	45,954.25	  	  	$	551,451.06	  
	 09/01/16
	  	 	08/31/17	  	  	 	28,354	  	  	$	1.67	  	  	 	3.00	% 	 	$	47,332.88	  	  	$	567,994.59	  
		  				  				  				  				 				  	$	3,645,590.68	  

 Building 66 - Althea’s Building 4 (3520 Dunhill Street) 

 

																									
	Lease Year	 	  	 	 	  	Rental	 	  	Annual Rate	 	 	Monthly	 	  	 	 
	 Start Date
	  	End Date	 	  	Square Feet	 	  	Rate/SF	 	  	Increase	 	 	Rent	 	  	Annual Rent	 
	 09/01/10
	  	 	01/31/11	  	  	 	24,113	  	  	$	1.25	  	  	 	3.00	% 	 	 	Free Rent	  	  	$	0.00	  
	 02/01/11
	  	 	07/31/11	  	  	 	24,113	  	  	$	1.25	  	  	 	3.00	% 	 	 	1/2 Rent	  	  	$	90,423.75	  
	 08/01/11
	  	 	08/31/11	  	  	 	24,113	  	  	$	1.25	  	  	 	3.00	% 	 	$	30,141,25	  	  	$	30,141.25	  
	 09/01/11
	  	 	08/31/12	  	  	 	24,113	  	  	$	1.29	  	  	 	3.00	% 	 	$	31,045.49	  	  	$	372,545.85	  
	 09/01/12
	  	 	08/31/13	  	  	 	24,113	  	  	$	1.33	  	  	 	3.00	% 	 	$	31,976.85	  	  	$	383,722.23	  
	 09/01/13
	  	 	08/31/14	  	  	 	24,113	  	  	$	1.37	  	  	 	3.00	% 	 	$	32,936.16	  	  	$	395,233.89	  
	 09/01/14
	  	 	08/31/15	  	  	 	24,113	  	  	$	1.41	  	  	 	3.00	% 	 	$	33,924.24	  	  	$	407,090.91	  
	 09/01/15
	  	 	08/31/16	  	  	 	24,113	  	  	$	1.45	  	  	 	3.00	% 	 	$	34,941.97	  	  	$	419,303.64	  
	 09/01/16
	  	 	08/31/17	  	  	 	24,113	  	  	$	1.49	  	  	 	3.00	% 	 	$	35,990.23	  	  	$	431,882.75	  
		  				  				  				  				 				  	$	2,530,344.26	  

 Amendment to Paragraph 1.7(c), Security Deposit: Security Deposit required on record with Lessor is that amount
equivalent to one month’s Rent and two months’ Estimated Operating Expenses, as summarized below: 
  

					
	 One Month’s Rent (Buildings 65, 63, 64, and 66)
	  	$	126,394.80	  
	 Two Months’ Operating Expenses (103,179 sf x $0.17/sf x 2 mos.)
	  	$	35,080.86	  
		  	  
	  
	 
	 Required Security Deposit
	  	$	161,475.66	  
	 Less Security Deposit on Record
	  	($	156,559.62	) 
		  	  
	  
	 
	 Security Deposit Due:
	  	$	4,916.04	  

 Concurrent with the annual increases in Base Rent, and/or additions of square footage, and without prior notice, the Security
Deposit shall be adjusted in direct relation to the Monthly Rent and Operating Expenses and shall be paid by Lessee upon receipt of an invoice from Lessor. 

Condition of the Expansion Space. Subject to the provisions of Paragraphs 2.2 and 2.3 of the Sublease, each of which shall apply to the Expansion
Space: (1) Lessee shall accept the Expansion Space in its condition as of the Term Commencement Date, subject to all Applicable Requirements; (2) Lessor shall have no obligation for any defects in the Expansion Space; and
(3) Lessee’s taking possession of the Expansion Space shall be conclusive evidence that Lessee accepts the Expansion Space and that the Expansion Space was in good condition at the time possession was taken. Except as expressly provided
herein, Lessee acknowledges that neither Lessor nor any agent of Lessor has made any representation or warranty with respect to the condition of the Expansion Space or any other portion of the Premises, or with respect to the suitability of the
Expansion Space or the other portions of the Premises for the conduct of Lessee’s business. Except for Lessor’s obligations under Paragraph 2.3 of the Sublease with respect to compliance of the Expansion Space with Applicable Requirement
on the Commencement Date (which provision expressly excludes any such obligation of the part of Lessor with respect to Lessee’s use of the Expansion Space or as to any Alterations, including tenant improvements, made by or for Lessee), Lessee
shall be responsible for the Expansion Space’s compliance with Applicable Requirements, including, without limitation, compliance with ,the Americans With Disabilities Act, 42 U.S.C. § 12101, et seq. (together with the regulations
promulgated pursuant thereto. Notwithstanding the foregoing, Lessor shall correct and/or repair the matters affecting the Expansion Space identified on the attached Exhibit B within six (6) months of the Commencement Date at Lessor’s sole
cost and expense (not to be included in Common Area Operating Expenses or allocated towards the Tenant Improvement Allowance), subject to a maximum expenditure on Landlord’s part of $35,000 for such matters. 

  
 2. 

 Add to Paragraph 7.4(b) of Sublease - Alterations: Paragraph 7.4(b) of the Sublease is hereby amended to
add the following at the end of said Paragraph: “Notwithstanding the foregoing, for any Alterations made to the Premises and paid for by Lessee after the Commencement Date of Lessee’s sublease of Building 66 as part of the Premises, Lessee
may request as part of Lessee’s written request to Lessor for Lessor’s consent to any such Alteration, that Lessor acknowledge in writing whether Lessee shall be required to remove such Alteration upon the expiration or earlier termination
of the Sublease Term. If Lessor fails to respond to such request within ten (10) business days, upon Lessee’s giving of an additional ten (10) business days written notice to Lessor without response from Lessor, Lessor shall be deemed to have
elected that Lessee shall have no obligation to remove such Alteration. In the event Lessor specifies that Lessee is required to remove any such Alteration, Lessee shall be required to restore the Premises to its condition prior to the Alteration,
reasonable wear and tear and casualty excepted, including, when removing any of Lessee’s property which was plumbed, wired or otherwise connected to any of the Building systems, capping off all such connections behind the walls of the Premises
and repairing any holes. During any such restoration period, Lessee shall pay Rent to Lessor as provided herein as if said space were otherwise occupied by Lessee. The provisions of this Section shall survive the expiration or earlier termination of
the Sublease.” 
 Replace Paragraph 56 of the Addendum to Sublease - Options: Paragraph 56 of the Sublease is hereby amended and restated
as follows: “Lessor hereby grants to Lessee two (2) successive 5-year options to extend the Term through August 31, 2022 and August 31, 2027, respectively, as to the entirety of the Premises (and not less than the entirety) in
all Buildings (63, 64, 65, and 66), subject to the following terms and conditions: (1) the terms and provisions of Paragraph 39, including the provision relating to default of Lessee, set forth in Paragraph 39.4, applies to such options
(provided that, for purposes of the requirement under Paragraph 39.2 that Lessee be in full possession of the Premises, such possession shall be deemed satisfied if Lessee, together with its Affiliates [as defined below], occupies the entire
Premises); (2) Lessee shall give Lessor written notice of its exercise of these Options to Extend the Term (“Exercise Notice”) at least six (6) months prior to, but no earlier than nine (9) months prior to, the end of
the then current Term, and if notice is not so given and received, the subject option to extend (and any succeeding option) shall automatically expire, and (3) all terms and conditions of the Sublease shall apply except that Base Rent during
any such extension term shall be determined in accordance with the provisions of this Section 56, as follows: The Base Rent during any extension term shall be the lesser of (i) the fair market value (determined in accordance with this
Section 56) or (ii) the Base Rent in effect at the expiration of the applicable Term, providing for 3.0% annual increases during the extension term. The “fair market value” shall be the rental rate at which tenants, as of the
commencement of the applicable extension term, are leasing non-sublease, non-encumbered space comparable in size, location and quality to the Premises for a term of five (5) years, which comparable space is located in other first-class office
buildings in the Sorrento Valley/Torrey Pines area of San Diego, California. Upon receipt of Lessee’s Exercise Notice, Lessor and Lessee shall attempt to agree in good faith upon the fair market value. If Lessor and Lessee fail to reach
agreement within twenty (20) days following Lessor’s receipt of the Exercise Notice (the “Outside Agreement Date”), then each party shall make a separate determination of the fair market value and, within five
(5) business days thereafter, concurrently exchange such determinations and such determinations shall be submitted to arbitration in accordance with this Section 56. Lessor and Lessee shall each appoint one arbitrator who shall by
profession be a real estate broker who shall have been active over the five (5) year period ending on the date of such appointment in the leasing of comparable office properties in San Diego, California. The determination of the arbitrators
shall be limited solely to the issue of whether Lessor’s or Lessee’s submitted determination of fair market value is the closest to the actual fair market value, as determined by the arbitrators. Each such arbitrator shall be appointed
within fifteen (15) business days after the applicable Outside Agreement Date. The two (2) arbitrators so appointed shall within five (5) 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. The three (3) arbitrators shall within five (5) days of the appointment of the third
arbitrator reach a decision as to whether the parties shall use Lessor’s or Lessee’s submitted determination of fair market value and shall notify Lessor and Lessee thereof. The decision of the majority of the three (3) arbitrators
shall be binding upon Lessor and Lessee. If either Lessor or Lessee fails to appoint an arbitrator within fifteen (15) business days after the applicable Outside Agreement Date, the arbitrator appointed by one of them shall reach a decision,
notify Lessor and Lessee thereof, and such arbitrator’s decision shall be binding upon Lessor and Lessee. If the two (2) arbitrators fail to agree upon and appoint a third arbitrator, or both parties fail to appoint an arbitrator, then the
appointment of the third arbitrator or any arbitrator shall be dismissed and the determination of fair market value to be decided shall be forthwith submitted to arbitration under the provisions of the American Arbitration Association. The cost of
arbitration shall be paid by Lessor and Lessee equally.” 

  
 3. 

 Add Paragraph 57 to the Addendum to Sublease - Nondisclosure of Lease Terms: A new paragraph 57 is hereby
added to the Sublease, as follows: “Lessee acknowledges and agrees that the terms of this Sublease are confidential and constitute proprietary information of Lessor. Disclosure of the terms could adversely affect the ability of Lessor to
negotiate other leases and impair Lessor’s relationship with other tenants. Accordingly, Lessee agrees that it, and its partners, officers, directors, employees and agents, shall not disclose the terms and conditions of this Sublease to any
newspaper or other publication, to any other tenant or apparent prospective tenant of the Building or other portion of the Premises, any real estate agent or any other party, either directly or indirectly, without the prior written consent of
Lessor; provided, however, Lessee may disclose the terms to its attorneys, accountants, employees, and prospective subtenants or assignees under this Lease on a “need to know” basis, and all such parties shall be required to keep the terms
of this Sublease confidential, and Lessee may also disclose the terms of this Sublease to the extent Lessee is legally obligated to do so.” 

Common Area Operating Expenses: Lessee will pay all Operating Expenses for Building 66, on the same per square footage basis as it does for its current
Buildings 63, 64 and 65 premises. Lessee’s Building 66 employees will have access to Lessor’s Torrey Pines Industrial Center for use of the central cafeteria, fitness center (members only) and all outside recreation complex as well as
access to Lessor’s private road (Tower Road) for use of access between the Torrey Pines and Sorrento Valley West Complex, provided that such use shall be subject to Lessor’s rules and regulations at all times. 

Tenant Improvement Allowance: Provided that Lessee is not in default of its obligations under the Sublease (and no event exists which with the giving
of notice or passage of time would constitute a default by Lessee under the Sublease), Lessor will provide Lessee with a tenant improvement allowance (“Tenant Improvement Allowance”) of (i) up to Two Hundred Thirty-Seven
Thousand One Hundred Ninety-Eight dollars ($237,198) for Buildings 63, 64, 65 ($3.00 per rentable square foot), and (ii) up to One Hundred Twenty Thousand Five Hundred Sixty-five dollars ($120,565) for Building 66 ($5.00 per rentable square
foot). During the period beginning on September 1, 2010 and ending on August 31, 2013, Lessee may elect, in its sole discretion, to allocate the combined Tenant Improvement Allowance, up to Three Hundred Fifty-Seven Thousand Seven Hundred
Sixty-Three Dollars ($357,763) in the aggregate, as needed between Buildings 63, 64, 65, and 66, for any Utility Installations or Alterations Lessee deems appropriate, subject to the provisions of Article 7 of the Sublease (“Allowance
Improvements”). Lessee will provide Lessor’s Facilities Department sufficient backup information showing verification of payment of costs for design and construction of the Allowance Improvements, including supporting information
consisting of a line item summary of the cost to complete the Allowance Improvements and verification of payment of the costs thereof by Lessee, accompanied by statutorily sufficient conditional (i.e. conditioned only upon receipt of payment) or
unconditional mechanics lien releases (such lien waivers and releases to be submitted for any progress payments and for final payment) executed by the performing contractor(s), supplier(s) and materialmen. In the event that the costs of the
Allowance Improvements exceed the Tenant Improvement Allowance, all such costs shall be borne solely by Lessee, however, such excess costs may be paid out of TI Advances (as defined below), subject to all the provisions applicable to such TI
Advances set forth below. The terms and provisions of Article 7 of the Sublease, as amended by this Amendment, shall be applicable to the Allowance Improvements and to any other Alterations made by Lessee, which terms and provisions provide that,
among other things, (i) Lessee shall be required to obtain the consent or approval of Lessor to the Allowance Improvements and to any other Alterations made by Lessee, and (ii) Lessor may, as a condition of or to its consent, require that
Lessee remove any or all of such Allowance Improvements and/or other Alterations made by Lessee, at the expiration or earlier termination of the Sublease. 

In the event that Lessee requires additional Alterations to modify the Premises in excess of the Allowance Improvements or the cost of the Allowance
Improvements exceeds the Tenant Improvement Allowance above, provided that: (1) Lessee is not in default of its obligations under the Sublease (and no event exists which with the giving of notice or passage of time would constitute a default by
Lessee under the Sublease), and (2) not less than thirty-six (36) months remain of the Sublease Term, then, upon Lessee’s request therefor in writing to Lessor from time to time, Lessor shall provide advances to Lessee (the
“TI Advances”), in amounts of not less than Fifty Thousand ($50,000) each and not to exceed Seven Hundred Thousand Dollars ($700,000) in the aggregate, for purposes of financing the costs of such Alterations, which TI Advances shall
be amortized at eight percent (8.0%) per annum (subject to the maximum rate permitted by law) in equal monthly installments over a thirty-six (36) month period from the date of the first TI Advance, when such TI Advances shall be due and
payable in full. Lessee shall execute Lessor’s commercially reasonable form of promissory note and any other commercially reasonable documents requested by Lessor, provided that Lessee shall provide Lessor with current financial statements and
any other documents requested by Lessor which shall be acceptable to Lessor in its reasonable discretion as a condition to availability of the TI Advances. 

  
 4. 

 Right of First Offer. Lessor hereby grants to Lessee, a right of first offer with respect to any space
that Lessor determines to offer for lease in the “General Atomics Roselle Properties,” defined as properties as to which Lessor has unfettered lease or sublease rights and which are located in the area bordered by Roselle, Flintkote,
Dunhill and Estuary Streets (including without limitation the building located at 3510 Dunhill Street [Building 67]), as further outlined on Exhibit C attached hereto and made a part hereof (collectively, the “First Offer Space”).
Lessor shall notify Lessee in writing (the “First Offer Notice”) from time to time when Lessor proposes to offer any First Offer Space for lease. The First Offer Notice shall describe the First Offer Space which is the subject of
the proposal (“Proposal Space”) and shall set forth the terms and conditions (including the proposed lease term) set forth in the proposal (collectively, the “Terms”). If Lessee wishes to exercise Lessee’s
right of first offer with respect to the subject Proposal Space described in the First Offer Notice, then within five (5) business days after receipt of the First Offer Notice by Lessee (the “Election Date”), Lessee shall deliver
written notice to Lessor (“Lessee’s Election Notice”) pursuant to which Lessee shall elect either to (i) lease all of the Proposal Space described in the First Offer Notice upon the Terms set forth in the First Offer Notice, or
(ii) refuse to lease such space identified in the First Offer Notice. If Lessor does not receive a response from Lessee in writing to Lessor’s First Offer Notice by the Election Date, Lessee shall be deemed to have elected not to lease the
Proposal Space pursuant to the Terms (“Declined Proposal Space”). If Lessee elects (or is deemed to have elected) not to lease the Proposal Space pursuant to the First Offer Notice, then Lessor shall be free to lease the Declined
Proposal Space that was the subject of the First Offer Notice to any person or entity on economic terms which may be less favorable than, or the same as, the Terms offered to Lessee, but shall not be more economically favorable by more than five
percent (5%) than the Terms offered to Lessee in the First Offer Notice (“Allowed Non-Lessee Terms”) for a period of up to twelve (12) months; provided, however, if Lessor fails to enter into a lease for the Declined Proposal Space
on the terms that are within the Allowed Non-Lessee Terms within the next twelve (12) months, or desires to lease such space on terms other than tile Allowed Non-Lessee Terms, then Lessor shall be obligated to again deliver a First Offer Notice to
Lessee prior to leasing such space to a third party on the terms upon which Lessor then desires to offer the Proposal Space. If Lessee properly exercises Lessee’s right to lease the First Offer Space as set forth herein including by delivery of
Lessee’s Election Notice not later than the Election Date, then Lessor and Lessee shall execute an amendment to the Sublease incorporating into the Sublease the Proposal Space and the Terms applicable to such Proposal Space. Lessee’s right
of first offer is personal to the originally named Lessee under the Sublease and may only be exercised if Lessee occupies not less than seventy-five percent (75%) of the Premises then under the Sublease. Lessee’s right of first offer hereunder
shall automatically terminate and have no further effectiveness if Lessee is at any time in default of the Sublease (subject to applicable notice and cure periods, if any) more than twice in any twelve (12) month period during the Term. 

Affiliate Transfers. Notwithstanding anything to the contrary in the Sublease (as amended by this Amendment) including without limitation Article 12
thereof, a subletting by Lessee of all or a portion of the Premises to an Affiliate (as defined below) of Lessee shall not require Lessor’s consent, provided that (i) Lessee notifies Lessor of any such subletting prior to the effective
date thereof and promptly supplies Lessor with any documents or information reasonably requested by Lessor regarding such subletting, and (ii) the net worth of such Affiliate is not less than reasonably required to fulfill the terms of the
sublease. Any assignment of the Sublease to an Affiliate of Lessee shall be subject to all the terms and provisions of Article 12 of the Sublease (as amended by this Amendment) and shall be for not less than the entirety of the Premises under the
Sublease; provided, however, Lessor’s consent to an assignment of the Sublease to an Affiliate of Lessee shall not be unreasonably withheld. The term “Affiliate” shall mean (a) any entity that is controlled by,
controls or is under common control with, Lessee, (b) any entity that merges with, is acquired by, or acquires Lessee through the purchase of stock, membership or partnership interests or assets, or (c) any entity that becomes a parent,
successor or Affiliate of Lessee, or is a successor of Lessee by reason of merger, consolidation, public offering, reorganization, dissolution, or sale of stock, membership or partnership interests or assets, 

Parking. Effective as of September 1, 2010 and continuing throughout the remainder of the Term, Lessee shall have the use of 228 unreserved
parking spaces. 
 Except as hereby amended, all other terms and conditions of the Sublease will remain unchanged and in full force and effect. 

[Signatures contained on next pages] 

  
 5. 

 IN WITNESS WHEREOF, this Third
Amendment to Sublease is hereby executed by the Parties as of the date first written above. 
  

									
	LESSOR:	 		 	LESSEE:
			
	GENERAL ATOMICS	 		 	ALTHEA TECHNOLOGIES, INC.
					
	By:	 	 /s/ Mary K. Scanlan
	 		 	By:	 	 /s/ William G. Kachioff

		 	Mary K. Scanlan	 		 		 	William G. Kachioff
		 	Vice President, Facilities	 		 		 	Chief Financial Officer
					
	Date:	 	 8/30/10
	 		 	Date:	 	 8/30/10

  
 6. 

 EXHIBIT A 

EXPANSION SPACE 
  

 

 EXHIBIT B 

ITEMS REQUIRING REPAIR 
  

	•	 	Bench Water Damage 

  

	•	 	Door Weather Seal 

  

	•	 	Drain Water Damage 

  

	•	 	Exterior Wall Cracks 

  

	•	 	Failed Curb 

  

	•	 	Failing HVAC Unit 

  

	•	 	Floor Tile Damage 

  

	•	 	Rotted Window Frame 

  
 8. 

 EXHIBIT C 

FIRST REFUSAL SPACE 
 [To
be attached] 

  
 9. 

 

 

 AMENDED & RESTATED SUBLEASE AGREEMENT 

THIS AMENDED & RESTATED SUBLEASE AGREEMENT (this “Sublease”) is made and entered into as of April 1,
2011 (the “Effective Date”), by and between ALTHEA TECHNOLOGIES, INC., a Delaware corporation (the “Sublessor”) and ALTHEADX, INC., a Delaware corporation (the “Sublessee”). 

RECITALS 
 A. Sublessor is the
Tenant under that certain Standard Industrial/Commercial Multi- Tenant Lease - Net, dated as of September 9, 2002, as amended by that certain First Amendment to Sublease, dated as of December 8, 2005, as further amended by that certain
Second Amendment to Sublease, dated as of October 18, 2006 and that certain Third Amendment to Sublease dated August 26, 2010 (as amended, the “Lease”), by and between Sublessor and General Atomics, a California
corporation (“Landlord”), whereby Sublessor currently leases from Landlord approximately 79,066 square feet of space, 29,895 square feet of which is located at 11040 Roselle Street, San Diego, California 92121 (“Building
1”), 20,817 square feet of which is located at 3550 Dunhill Street, San Diego, California 92121 (“Building 2”), and the remaining 28,354 square feet of which is located at 11030 Roselle Street, San Diego, California 92121
(“Building 3”) (Building 1, 2 and 3 collectively, the “Premises”). Capitalized terms used herein without definition shall have the meanings given such terms in the Lease. 

B. Sublessee currently occupies approximately 18,524 square feet of the Premises located in Building 2 as outlined in
Exhibit “B” (the “Subleased Premises”). 
 C. Sublessor and Sublessee are parties to an existing
sublease agreement dated as of August 20, 2009 which expired on March 31, 2011 and now desire to continue the prior agreement on the amended and restated terms and conditions set forth herein, as of the Effective Date. 

NOW THEREFORE, in consideration of the covenants and provisions contained herein, and for other good and valuable consideration, the
receipt and sufficiency of which is hereby acknowledged, Sublessee and Sublessor hereby agree as follows: 
 1. Subleased
Premises. Sublessor hereby subleases to Sublessee the Subleased Premises upon all the terms and conditions contained in this Sublease. 

2. Sublease Term. The term of the Sublease shall commence on the Effective Date and shall terminate on August 31, 2017 (the
“Term”) or upon any earlier termination of the Lease. 
 3. Possession. Sublessee acknowledges that Sublessee
is already in possession of the Subleased Premises, and Sublessee agrees it is accepting the Subleased Premises in its present “as is” condition, and acknowledges that Sublessor have made no representation or warranty of any kind, express
or implied, with respect to the Subleased Premises or the condition thereof. Any improvements or decorations that Sublessee wishes to be installed in the Subleased Premises shall be the responsibility of Sublessee and shall be subject to the
approval of Landlord 

  
 1 

 
and Sublessor and shall be constructed in accordance with the terms of the Lease and applicable laws, ordinances, rules and regulations, of any government body having jurisdiction over the
Subleased Premises. At the expiration of the Term, Sublessee shall (if required by Landlord at any time in accordance with the Lease or by Sublessor at the time of Sublessor’s approval of such improvements) remove from the Subleased Premises
all such improvements and Sublessee’s personal property and shall repair any damage and perform any restoration work caused by such removal in accordance with the Lease requirements for restoration of the 

4. Use. The Premises shall be used only for the uses permitted by Section 1.8 of the Lease and for no other uses
whatsoever. In addition, Sublessee shall abide by all of Sublessor’s safety and security procedures, rules and regulations, as updated from time to time. 

5. Rent. Beginning on the Effective Date and throughout the Term, Sublessee covenants and agrees to pay to Sublessor monthly
rent for the Subleased Premises of 89% of the actual rent for Building 2 actually paid by Sublessor under the Lease (currently $0.85 per square foot and increasing annually) (“Monthly Rent”). It is the intent of the parties that this
Sublease will result in a triple net sublease and Sublessee will reimburse Sublessor for any and all costs relating to Sublessee’s use and occupancy of the Subleased Premises such that there will be no cost to Sublessor as a result of this
Sublease. Monthly Rent shall be pro-rated for any partial months at the beginning or end of the Term. 
 6. Common Area Operating
Expenses. Sublessee covenants and agrees to reimburse to Sublessor 89% of the Common Area Operating Expenses actually paid by Sublessor for Building 2 under the Lease. In addition, Sublessee shall pay to Sublessor any and all sums which
Sublessor may be required to pay arising out of a request by Sublessee for additional services of any kind. 
 For clarity, Monthly Rent
excludes, and Sublessee is solely responsible for its own physical plant services, e.g. janitorial, utilities, repair and maintenance, to the extent not included in Common Area Operating Expenses. 

7. Time and Place of Payment. All payments of Rent shall be made, in advance, on the 1st day of each month during the Term, and shall be made payable to Sublessor at 11040 Roselle Street, San Diego, California 92121, or to such other person or at such other place as Sublessor may from
time to time designate in writing. 
 8. Incorporation by Reference; Sublease Subject to Lease. The Lease, a copy of which is
attached hereto as Exhibit A, is incorporated herein by reference as terms and conditions of this Sublease; provided that each reference therein to “Tenant” shall be a reference to Sublessee, each reference therein to
“Lease” shall be a reference to this Sublease, and each reference to “Premises” shall be a reference to the Subleased Premises. Where applicable, each reference to “Landlord” shall refer to Sublessor provided that under
no circumstance shall Sublessor be responsible or liable in any way for the failure of Landlord to perform any acts required under the Lease or to supply any item, including, but not limited to, any utility or service, to the Subleased Premises and
no such failure will in any way excuse Sublessee’s performance under this Sublease or entitle Sublessee to any abatement of rent or other charge, except as may be expressly permitted by the terms of the Lease. In all provisions of the Lease

  
 2 

 
requiring the approval or consent of Landlord, Sublessee shall be required to obtain the approval or consent of both Sublessor and Landlord. Sublessee’s interest in the Subleased Premises
and rights under this Sublease are derivative of the Sublessor’s rights under the Lease and Sublessee acknowledges and agrees that, notwithstanding anything to the contrary in this Sublease, Sublessee’s rights hereunder and with respect to
the Subleased Premises shall be no greater than those of Sublessor pursuant to the Lease. Each party agrees that it will not, by its act or omission to act, cause a default under the Lease; provided however, Sublessor shall not be responsible and
shall have no liability to Sublessee if the Sublease is terminated due to the termination of the Lease for any reason whatsoever, unless due to Sublessor’s gross negligence or willful misconduct. 

9. Miscellaneous. 

a. Provided Sublessee shall timely pay all Rent and all other charges under this Sublease when due, Sublessor shall pay, when due, all base
rent and other charges payable by Sublessor to Landlord under the Lease. 
 b. Sublessor shall at all times keep in full force and effect
all insurance required of Sublessor under the Lease, unless that requirement is waived in writing by Landlord. Sublessee will be required to obtain all of the types and levels of insurance required pursuant to Section 8 of the Lease applicable
to the Subleased Premises and to provide Sublessor and Landlord proof of such insurance prior to occupancy of the Subleased Premises, and the waiver of subrogation contained in Section 8.6 of the Lease shall apply in favor of both Sublessor and
Landlord. 
 c. Sublessor covenants that it will not suffer to be done or omit to do any act which it is obligated to perform which may
result in a violation of or a default under its obligations under the Lease. Sublessor further covenants and agrees to indemnify Sublessee against and hold Sublessee harmless from any claim, demand, action, proceeding, suit, liability, loss,
judgment, expense (including reasonable attorneys’ fees) and damages of any kind or nature whatsoever arising out of, by reason of, or resulting from, Sublessor’s breach of the foregoing sentence. Except as otherwise expressly provided in
this Sublease, Sublessee shall perform all affirmative covenants and shall refrain from performing any act that is prohibited by the negative covenants of the Lease, where the obligation to perform or refrain from performing is by its nature imposed
upon the party in possession of the Subleased Premises. Sublessee covenants that it will occupy the Subleased Premises in accordance with the terms of the Lease as incorporated herein and will not suffer to be done or omit to do any act which may
result in a violation of or a default under any of the terms and conditions of the Lease, or render Sublessor liable for any damage, charge or expense thereunder. Sublessee further covenants and agrees to indemnify Sublessor against and hold
Sublessor harmless from any claim, demand, action, proceeding, suit, liability, loss, judgment, expense (including reasonable attorneys’ fees) and damages of any kind or nature whatsoever arising out of, by reason of, or resulting from,
Sublessee’s failure to perform or observe any of the terms and conditions of the Lease or this Sublease. 
 d. Sublessor shall have no
duty to perform any obligations of Landlord under the Lease and Sublessee acknowledges and agrees that Sublessee will look solely to Landlord for performance of such obligations. Sublessor shall have no responsibility for or be liable to

  
 3 

 
Sublessee for any default, failure, or delay on the part of Landlord in the performance or observance by Landlord of any of its obligations under the Lease, nor shall any default by Landlord
affect this Sublease or waive or defer the performance of any of Sublessee’s obligations under this Sublease except as may be expressly permitted by the terms of the Lease. Notwithstanding the foregoing, the parties contemplate that Landlord
will perform its obligations under the Lease and in the event of any default or failure of performance by Landlord, Sublessor agrees that it will, upon notice from Sublessee, request Landlord to perform its obligations under the Lease and use
commercially reasonable efforts to ensure that Landlord performs such obligations. 
 10. Lease in Effect. Sublessor warrants
that, (i) Sublessor has delivered to Sublessee a complete copy of the Lease and all amendments between Landlord and Sublessor relating to the leasing, use or occupancy of the Subleased Premises, (ii) to Sublessor’s knowledge, the
Lease is, as of the date of this Sublease, in full force and effect, and (iii) to Sublessor’s knowledge, no event of default has occurred under the Lease and no event has occurred and is continuing that would constitute an event of default
by Sublessor, but for the requirement of the giving of notice and the expiration of the period of time to cure. 
 11. Subletting or
Assignment. Sublessee shall not assign, mortgage, encumber or otherwise transfer its interest in this Sublease, in whole or in part, or permit the subletting of the Subleased Premises or any part thereof without the prior written consent of
Landlord and Sublessor. In all instances, Sublessee’s right to assign, sublet, mortgage, encumber or otherwise transfer its interest in the Sublease shall be subject to the terms and conditions of the Lease including without limitation
Section 12 thereof. 
 12. Option to Sublease Additional Space. Sublessee shall have the option to lease additional space
in the Premises to the extent Sublessor reasonably determines that it has such additional space available for sublease, by providing written notice to Sublessor which notice shall provide (i) the amount of additional space Sublessee desires to
sublease and (ii) the date upon which Sublessee desires to take possession of such additional space, which date shall be no less than thirty (30) days following the date of such notice. Sublessor shall respond to such notice within ten
(10) business days following receipt thereof indicating whether (a) Sublessor is able to deliver possession of the requested amount of space, the exact location of such available space and the date upon which such space could be delivered
or (b) the additional space requested is not available. In the event such additional space is available and delivered to Sublessee, such space shall be included in the Subleased Premises and Sublessee shall sublease such additional space on the
same terms and conditions as set forth herein for the remainder of the Term, provided that Monthly Rent and Sublessee’s Share shall be adjusted to reflect the additional space being subleased. The foregoing option will terminate if at any time
during the Term of this Sublease Sublessee is or has been in default of any term or condition of this Sublease after any applicable notice and cure period. 

13. New Lease. If Sublessor does not elect to enter into a new lease or extension of the Lease (whether by the exercise of any
existing option rights or otherwise) with Landlord with respect to the Subleased Premises (and only in such instance), then Sublessor acknowledges and agrees that Sublessee shall have the right to negotiate with Landlord to enter into a new lease
for Building 2 upon the expiration of the Lease, upon such terms and conditions as Sublessee and 

  
 4 

 
Landlord may agree. Nothing herein shall be construed as permitting Sublessee to exercise any extension or renewal rights pursuant to the Lease with respect to the Subleased Premises, if any such
rights exist, and in no event shall Sublessor be obligated to extend the term of the Lease for any reason. Sublessor makes no representation or warranty that Landlord will negotiate with Sublessee for any future lease rights. 

14. Hazardous Substance. Sublessee shall not use or allow the use of any Hazardous Substance, unless the same is permitted under
the Lease. Sublessee’s use of any Hazardous Substance shall be subject to all of the terms and conditions of the Lease. In addition to Sublessee’s indemnification obligations under Section 6.2(d) of the Lease, Sublessee shall be
liable for, and shall indemnity, defend, protect and hold Landlord and Sublessor harmless from and against, any and all claims, damages, judgments, suits, causes of action, losses, liabilities and expenses, including testing, remediation and
consultant and reasonable attorneys’ fees and court costs, arising or resulting from (a) Hazardous Substances on or about the Subleased Premises that did not exist on or about the Subleased Premises prior to Sublessee’s occupancy
thereof (which occupancy commenced prior to the Term of this Sublease), (b) Hazardous Substances brought onto the Premises by or for Sublessee; or (c) any breach of Sublessee’s obligations under the Lease or this Section 15. The
foregoing indemnity shall not apply to the extent of any Hazardous Substances brought onto the Subleased Premises by Sublessor or Landlord which were not exacerbated by Sublessee. 

15. Indemnity. 

a. In addition to any indemnity obligations set forth in the Lease and incorporated by reference herein and not in limitation thereof,
Sublessee shall indemnify, protect, defend and hold harmless the Premises, Landlord and Sublessor and their agents, partners and lenders, from and against any and all claims, loss of rents and/or damages, liens, judgments, penalties, attorneys’
and consultants’ fees, expenses and/or liabilities arising out of, involving, or in connection with, the use and/or occupancy of the Subleased Premises by Sublessee. If any action or proceeding is brought against Landlord or Sublessor by reason
of any of the foregoing matters, Sublessee shall upon notice defend the same at Sublessee’s expense by counsel reasonably satisfactory to Landlord and Sublessor, and Sublessor shall cooperate with Sublessee in such defense. 

b. In addition to any indemnity obligations set forth in the Lease and incorporated by reference herein and not in limitation thereof,
Sublessor shall indemnify, protect, defend and hold harmless Sublessee and its agents, partners and lenders, from and against any and all claims, loss of rents and/or damages, liens, judgments, penalties, attorneys’ and consultants’ fees,
expenses and/or liabilities arising out of, involving, or in connection with, the breach of this Sublease by Sublessor. If any action or proceeding is brought against Sublessee by reason of any of the foregoing matters, Sublessor shall upon notice
defend the same at Sublessor’s expense by counsel reasonably satisfactory to Sublessee, and Sublessee shall cooperate with Sublessor in such defense. Nothing in this Section shall be deemed to affect Sublessor’s right to indemnification
for liability or liabilities arising prior to termination of this Sublease for personal injury or property damage under any other indemnification or other provision of this Sublease. 

  
 5 

 16. Sublessee Default. The occurrence of any of the following events (each, an
“Event of Default”) shall constitute a material default and breach of this Sublease by Sublessee: (a) a default beyond any applicable notice and cure periods under the Lease or this Sublease due to Sublessee’s acts or
omissions (with the parties agreeing that Sublessee’s obligations under this Sublease shall have the same notice and cure periods set forth in the Lease); (b) the breach of any of the provisions of Section 13.1 of the Lease. Upon any
Event of Default, Sublessor shall have all of the remedies available to Landlord under the Lease. All rights and remedies of Sublessor herein enumerated or incorporated by reference above shall be cumulative, and none shall exclude any other right
or remedy allowed by law or in equity, and may be exercised with or without legal process as then may be provided or permitted by the laws of the State of California. 

17. Notices. All notices shall be hand delivered or given by registered or certified mail, return receipt requested, and shall
be deemed given when received. In all provisions of the Lease requiring that the tenant thereunder deliver notice to Landlord, Sublessee shall be required to deliver notice concurrently to Sublessor and Landlord. Upon Sublessee’s receipt of any
notice from Landlord with respect to the Premises, Sublessee shall immediately deliver to Sublessor a copy of such notice. 
 Notice to the Sublessor shall
be addressed to: 
 11040 Roselle Street 

San Diego, California 92121 

Attention: William G. Kachioff, Chief Financial Officer 

Notice to Sublessee shall be addressed to: 
 3550
Dunhill St. 
 San Diego, CA 92121 

ATTN: Legal Affairs 
 18.
Surrender of Possession. Upon the expiration or earlier termination of this Sublease, Sublessee shall surrender the Subleased Premises to Sublessor in the condition required by the Lease and in good order, repair and condition, broom
clean, ordinary wear and tear excepted and, if required by Landlord at any time in accordance with the Lease or by Sublessor at the time of Sublessor’s approval of such alterations or improvements, with any alterations or improvements installed
by or at the request of Sublessee removed and any damage caused by such removal repaired. 
 19. Holdover. Notwithstanding any
provision to the contrary contained in the Lease or this Sublease, (a) Sublessor expressly reserves the right to require Sublessee to surrender possession of the Subleased Premises upon the expiration of the Term or upon the earlier termination
hereof and the right to assert any remedy at law or in equity to evict Sublessee and/or collect damages in connection with any such holding over, and (b) Sublessee shall indemnify, defend and hold Sublessor harmless from and against any and all
claims, demands, actions, losses, damages, obligations, costs and expenses, including, without limitation, reasonable attorneys’ fees incurred or suffered by Sublessor by reason of Sublessee’s failure to surrender the Subleased Premises on
the expiration or earlier termination of this Sublease in accordance with 

  
 6 

 
the provisions of this Sublease, including the payment of all holdover rent or other damages chargeable pursuant to the Lease. 

20. Quiet Enjoyment. Sublessor represents that it has full power and authority to enter into this Sublease, subject to the
consent of Landlord. So long as no Event of Default on the part of Sublessee has occurred, Sublessee’s quiet and peaceable enjoyment of the Subleased Premises shall not be disturbed by Sublessor or by anyone claiming through Sublessor. 

21. Governing Law. This Sublease shall be governed by and construed in accordance with the laws of the State of California,
without regard to conflict of law principles thereof. 
 22. Successors and Assigns. This Sublease shall be binding upon the
successors and permitted assigns of Sublessee and Sublessor. 
 23. Conflict. In the event of any conflict between the terms
of the Lease and the terms of this Sublease, as between Sublessor and Sublessee, the terms of this Sublease shall control. 
 24.
Amendment. Any subsequent changes or modifications shall become effective only by a written instrument duly executed by Sublessee and Sublessor. 

25. Brokerage. Each party warrants to the other that it has had no dealings with any broker in connection with this Sublease.
Each party agrees to indemnify the other party from and as to any liability for any compensation claimed by any broker or agent with respect to this Sublease or its negotiation on behalf of the party through whom the claim is made. 

26. Force Majeure. Neither party shall be deemed in default with respect to any of its obligations under this Sublease if that
party’s failure to perform timely is due in whole or in part to any strike, lockout, labor trouble (whether legal or illegal), civil disorder, failure of power, restrictive governmental laws and regulations, riots, insurrections, war,
shortages, accidents, casualties, acts of God, acts caused directly by the other party or its agents, employees, and invitees, or any other cause beyond that party’s reasonable control. This Section shall not be applicable, however, if either
party’s failure to perform timely creates a default under the Lease. 
 27. Severability. If any term or provision of
this Sublease, the deletion of which would not adversely affect the receipt of any material benefit by either party hereunder, shall be held invalid or unenforceable to any extent, the remaining terms, conditions and covenants of this Sublease shall
not be affected thereby and each of said terms, covenants and conditions shall be valid and enforceable to the fullest extent permitted by applicable laws. 

28. No Partnership or Joint Venture. Nothing in this Sublease shall be construed as creating a partnership or joint venture
between Sublessor, Sublessee or any other party, or cause Sublessor or Sublessee to be responsible for the debts of the other or of any third party. 

29. Landlord’s Consent. This Sublease is subject to and contingent upon Landlord’s execution of a Consent to Sublease
in a form reasonably acceptable to the parties hereto within thirty (30) days of the date hereof. In the event Landlord does not so execute such Consent to 

  
 7 

 
Sublease within such time, either party may terminate this Sublease upon written notice to the other party until such time as Landlord’s consent is obtained. 

30. Counterparts. This Sublease may be executed in two or more counterparts, and, when so executed, will have the same force and
effect as though all signatures appeared on a single document. 
 IN WITNESS WHEREOF, the parties hereto have executed this Sublease as of
the day and year first written above. 
  

			
	SUBLESSOR:
	
	 ALTHEA TECHNOLOGIES, INC.,
 a
Delaware corporation

		
	By:	 	 /s/ William Kachioff

	Name:	 	 William Kachioff

	Title:	 	 Vice President, Finance & CFO

	
	SUBLESSEE:
	
	 ALTHEADX, INC.,
 a Delaware
corporation

		
	By:	 	 /s/ Carin Sandvik

	Name:	 	 Carin Sandvik

	Title:	 	 CFO

  
 8 

 EXHIBIT A 

MASTER LEASE 
 [see
attached] 

 STANDARD INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE - NET 

AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION 
 1.
Basic Provisions (“Basic Provisions”) 
 1.1 Parties: This Lease (“Lease”), dated for reference
purposes only September 9, 2002, is made by and between General Atomics, a California corporation (“Lessor”) and Althea Technologies, Inc., a Delaware corporation (“Lessee”),
(collectively the “Parties,” or individually a “Party”). 
 Refer to Addendum Paragraph 50 

1.2(a) Premises: That certain portion of the Project (as defined below), including all improvements therein or to be provided by Lessor
under the terms of this Lease, commonly known by the street address of 11040 Roselle, St. (commonly known as Building 65), located in the City of San Diego, County of San Diego, State of California, with zip code
92121, as outlined on Exhibit A&B attached hereto (“Premises”) 
 and generally described as (describe briefly the nature
of the Premises): Building 65 in the “Sorrento West Industrial Center” consisting of approximately 29, 895sf., See Exhibit E, Paragraph 17. 

In addition to Lessee’s rights to use and occupy the Premises as hereinafter specified, Lessee shall have non-exclusive rights to the Common Areas
(as defined in Paragraph 2.7 below) as hereinafter specified, but shall not have any rights to the roof, exterior walls or utility raceways of the building containing the Premises (“Building”) or to any other buildings in the
Project. The Premises, the Building, the Common Areas, the land upon which they are located, along with all other buildings and improvements thereon, are herein collectively referred to as the “Project.” (See also Paragraph 2)

 1.2(b) Parking: Eighty four (84) unreserved vehicle parking spaces (“Unreserved Parking Spaces”); and
Six (6) reserved vehicle parking spaces (“Reserved Parking Spaces”). (See also Paragraph 2.6) 
 1.3 Term:
Five (5) years and Three (3) months (“Original Term”) commencing November 1, 2002, (“Commencement Date”) and ending January 31, 2008 (“Expiration Date”). (See
also Paragraph 3) Refer to Addendum Paragraph 51 
 1.4 Early Possession:
                     (“Early Possession Date”). (See also Paragraphs 3.2 and 3.3) 

1.5 Base Rent: $ Refer to Ex. C per month (“Base Rent”), payable on the First day of each month
commencing February 1, 2003. (See also Paragraph 4) 
  

	x	If this box is checked, there are provisions in this Lease for the Base Rent to be adjusted. 

1.6 Lessee’s Share of Common Area Operating Expenses: Refer to Exhibit C percent
(    %) (“Lessee’s Share”). 

1.7 Base Rent and Other Monies Paid Upon Execution:  

(a) Base Rent: $ Refer to Ex. C for the period
                    . 
 (b)
Common Area Operating Expenses: $ Refer to Ex. C for the period
                    . 

(c) Security Deposit: $ Refer to Ex C (“Security Deposit”). (See also Paragraph 5) 

(d) Other: $         for
                    .  

(e) Total Due Upon Execution of this Lease: $0.00 Refer to Ex C. 

1.8 Agreed Use: Administrative, and Light Manufacturing and Testing of
other Biomedical uses, or permitted uses by Landlord in the Complex. (See also Paragraph 6) 
 1.9 Insuring Party: Lessor is
the “Insuring Party”. (See also Paragraph 8) 
 1.10 Real Estate
Brokers: (See also Paragraph 15) 
 (a)
Representation: The following real estate brokers (the “Brokers”) and brokerage relationships exist in this transaction (check applicable boxes): 

 

	 ̈	                     represents Lessor
exclusively (“Lessor’s Broker”); 

  

	 ̈	                     represents Lessee
exclusively (“Lessee’s Broker”); or 

  

	 ̈	                     represents both
Lessor and Lessee (“Dual Agency”). 

 (b) Payment to Brokers: Upon execution and
delivery of this Lease by both Parties, Lessor shall pay to the Brokers the brokerage fee agreed to in a separate written agreement (or if there is no such agreement, the sum of
         or     % of the total Base Rent for
the brokerage services rendered by said Brokers). 
 1.11 Guarantor. The obligations of the Lessee under this Lease
are to be guaranteed by                      (“Guarantor”).
(See also Paragraph 37) 
 1.12 Addenda and Exhibits. Attached hereto is an Addendum or Addenda consisting of
Paragraphs 50 through 56 and Exhibits A through F, all of which constitute a part of this Lease. 
 2. Premises.

 2.1 Letting. Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for the term, at the rental, and
upon all of the terms, covenants and conditions set forth in this Lease. Unless otherwise provided herein, any statement of size set forth in this Lease, or that may have been used in calculating Rent, is an approximation which the Parties agree is
reasonable and any payments based thereon are not subject to revision whether or not the actual size is more or less. 
 2.2
Condition. Lessor shall deliver that portion of the Premises contained within the Building (“Unit”) to Lessee broom clean and free of debris on the Commencement Date or the Early Possession Date, whichever first occurs
(“Start Date”), and, so long as the required service contracts described in Paragraph 7.1 (b) below are obtained by Lessee and in effect within thirty days following the Start Date, warrants that the existing electrical,
plumbing, fire sprinkler, lighting, heating, ventilating and air conditioning systems (“HVAC”), loading doors, if any, and all other such elements in the Unit, other than those constructed by Lessee, shall be in good operating
condition on said date and that the structural elements of the roof, bearing walls and foundation of the Unit shall be free of material defects. If a non-compliance with such warranty exists as of the Start Date, or if one of such systems or
elements should malfunction or fail within the appropriate warranty period, Lessor shall, as Lessor’s sole obligation with respect to such matter, except as otherwise provided in this Lease, promptly after receipt of written notice from Lessee
setting forth with specificity the nature and extent of such non-compliance, malfunction or failure, rectify same at Lessor’s expense. The warranty periods shall be as follows: (i) 6 months as to the HVAC systems,

 
and (ii) 30 days 6 months as to the remaining systems and other elements of the Unit. If Lessee does not give Lessor the required notice within the appropriate warranty period,
correction of any such non-compliance, malfunction or failure shall be the obligation of Lessee at Lessee’s sole cost and expense (except for the repairs to the fire sprinkler systems, roof, foundations, and/or bearing walls - see Paragraph 7).

 2.3 Compliance. Lessor warrants that the improvements on the Premises and the Common Areas comply with the building codes that
were in effect at the time that each such improvement, or portion thereof, was constructed, and also with all applicable laws, covenants or restrictions of record, regulations, and ordinances in effect on the Start Date (“Applicable
Requirements”). Said warranty does not apply to the use to which Lessee will put the Premises or to any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made or to be made by Lessee. NOTE: Lessee is
responsible for determining whether or not the Applicable Requirements, and especially the zoning, are appropriate for Lessee’s intended use, and acknowledges that past uses of the Premises may no longer be allowed. If the Premises do not
comply with said warranty, Lessor shall, except as otherwise provided, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify the same at Lessor’s expense. If
Lessee does not give Lessor written notice of a non-compliance with this warranty within 6 months following the Start Date, correction of that non-compliance shall be the obligation of Lessee at Lessee’s sole cost and expense. If the Applicable
Requirements are hereafter changed so as to require during the term of this Lease the construction of an addition to or an alteration of the Unit, Premises and/or Building, the remediation of any Hazardous Substance, or the reinforcement or other
physical modification of the Unit, Premises and/or Building (“Capital Expenditure”), Lessor and Lessee shall allocate the cost of such work as follows: 

(a) Subject to Paragraph 2.3(c) below, if such Capital Expenditures are required as a result of the specific and unique use of the Premises by
Lessee as compared with uses by tenants in general Lessee shall be fully responsible for the cost thereof, provided, however that if such Capital Expenditure is required during the last 2 years of this Lease and the cost thereof exceeds 6
months’ Base Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee, in writing, within 10 days after receipt of Lessee’s termination notice that Lessor has elected to pay the difference between the actual cost thereof
and the amount equal to 6 months’ Base Rent. If Lessee elects termination, Lessee shall immediately cease the use of the Premises which requires such Capital Expenditure and deliver to Lessor written notice specifying a termination date at
least 90 days thereafter. Such termination date shall, however, in no event be earlier than the last day that Lessee could legally utilize the Premises without commencing such Capital Expenditure. 

(b) If such Capital Expenditure is not the result of the specific and unique use of the Premises by Lessee (such as, governmentally mandated
seismic modifications), then Lessor and Lessee shall allocate the obligation to pay for the portion of such costs reasonably attributable to the Premises pursuant to the formula set out in Paragraph 7.1 (d); provided, however, that if such Capital
Expenditure is required during the last 2 years of this Lease or if Lessor reasonably determines that it is not economically feasible to pay its share thereof, Lessor shall have the option to terminate this Lease upon 90 days prior written notice to
Lessee unless Lessee notifies Lessor, in writing, within 10 days after receipt of Lessor’s termination notice that Lessee will pay for such Capital Expenditure. If Lessor does not elect to terminate, and fails to tender its share of any such
Capital Expenditure, Lessee may advance such funds and deduct same, with Interest, from Rent until Lessor’s share of such costs have been fully paid. If Lessee is unable to finance Lessor’s share, or if the balance of the Rent due and
payable for the remainder of this Lease is not sufficient to fully reimburse Lessee on an offset basis, Lessee shall have the right to terminate this Lease upon 30 days written notice to Lessor. 

(c) Notwithstanding the above, the provisions concerning Capital Expenditures are intended to apply only to non-voluntary, unexpected, and new
Applicable Requirements. If the Capital Expenditures are instead triggered by Lessee as a result of an actual or proposed change in use, change in intensity of use, or modification to the Premises then, and in that event, Lessee shall be fully
responsible for the cost thereof, and Lessee shall not have any right to terminate this Lease. 
 2.4 Acknowledgements.
Acknowledgements. Lessee acknowledges that: (a) it has been advised by Lessor and/or Brokers to satisfy itself with respect to the condition of the Premises (including but not limited to the electrical, HVAC and fire sprinkler systems,
security, environmental aspects, and compliance with Applicable Requirements and the Americans with Disabilities Act), and their suitability for Lessee’s intended use, (b) Lessee has made such investigation as it deems necessary with
reference to such matters and assumes all responsibility therefor as the same relate to its occupancy of the Premises, and (c) neither Lessor, Lessor’s agents, nor Brokers have made any oral or written representations or warranties with
respect to said matters other than as set forth in this Lease. In addition, Lessor acknowledges that: (i) Brokers have made no representations, promises or warranties concerning Lessee’s ability to honor the Lease or suitability to occupy
the Premises, and (ii) it is Lessor’s sole responsibility to investigate the financial capability and/or suitability of all proposed tenants. 

2.5 Lessee as Prior Owner/Occupant. Lessee as Prior Owner/Occupant. The warranties made by Lessor in Paragraph 2 shall be of no
force or effect if immediately prior to the Start Date Lessee was the owner or occupant of the Premises. In such event, Lessee shall be responsible for any necessary corrective work. 

2.6 Vehicle Parking. Lessee shall be entitled to use the number of Unreserved Parking Spaces and Reserved Parking Spaces specified in
Paragraph 1.2(b) on those portions of the Common Areas designated from time to time by Lessor for parking. Lessee shall not use more parking spaces than said number. Said parking spaces shall be used for parking by vehicles no larger than full-size
passenger automobiles or pick-up trucks, herein called “Permitted Size Vehicles.” Lessor may regulate the loading and unloading of vehicles by adopting Rules and Regulations as provided in Paragraph 2.9. No vehicles other than
Permitted Size Vehicles may be parked in the Common Area without the prior written permission of Lessor. 
 (a) Lessee shall not permit or
allow any vehicles that belong to or are controlled by Lessee or Lessee’s employees, suppliers, shippers, customers, contractors or invitees to be loaded, unloaded, or parked in areas other than those designated by Lessor for such activities.

 (b) Lessee shall not service or store any vehicles in the Common Areas. 

(c) If Lessee permits or allows any of the prohibited activities described in this Paragraph 2.6, then Lessor shall have the right, without
notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Lessee, which cost shall be immediately payable upon demand by Lessor. 

2.7 Common Areas - Definition. The term “Common Areas” is defined as all areas and facilities outside the Premises and
within the exterior boundary line of the Project and interior utility raceways and installations within the Unit that are provided and designated by the Lessor from time to time for the general non-exclusive use of Lessor, Lessee and other tenants
of the Project and their respective employees, suppliers, shippers, customers, contractors and invitees, including parking areas, loading and unloading areas, trash areas, roadways, walkways, driveways and landscaped areas. 

2.8 Common Areas - Lessee’s Rights. Lessor grants to Lessee, for the benefit of Lessee and its employees, suppliers, shippers,
contractors, customers and invitees, during the term of this Lease, the non-exclusive right to use, in common with others entitled to such use, the Common Areas as they exist from time to time, subject to any rights, powers, and privileges reserved
by Lessor under the terms hereof or under the terms of any rules and regulations or restrictions governing the use of the Project. Under no circumstances shall the right herein granted to use the Common Areas be deemed to include the right to store
any property, temporarily or permanently, in the Common Areas. Any such storage shall be permitted only by the prior written consent of Lessor or Lessor’s designated agent, which consent may be revoked at any time. In the event that any
unauthorized storage shall occur then Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to Lessee, which cost shall be immediately payable upon
demand by Lessor. 
 2.9 Common Areas - Rules and Regulations. Lessor or such other person(s) as Lessor may appoint shall have the
exclusive control and management of the Common Areas and shall have the right, from time to time, to establish, modify, amend and enforce reasonable rules and regulations (“Rules and Regulations”) for the management, safety, care,
and cleanliness of the grounds, the parking and unloading of vehicles and the preservation of good order, as well as for the convenience of other occupants or tenants of the Building and the Project and their invitees. Lessee agrees to abide by and
conform to all such Rules and Regulations, and to cause its employees, suppliers, shippers, customers, contractors and invitees to so abide and conform. Lessor shall not be responsible to Lessee for the non-compliance with said Rules and Regulations
by other tenants of the Project. Refer to Exhibit E 
 2.10 Common Areas - Changes. Lessor shall have the right, in
Lessor’s sole discretion, from time to time: 
 (a) To make changes to the Common Areas, including, without limitation, changes in the
location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas, walkways and utility raceways; 

(b) To close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available; 

(c) To designate other land outside the boundaries of the Project to be a part of the Common Areas; 

(d) To add additional buildings and improvements to the Common Areas; 

(e) To use the Common Areas while engaged in making additional improvements, repairs or alterations to the Project, or any portion thereof;
and 
 (f) To do and perform such other acts and make such other changes in, to or with respect to the Common Areas and Project as Lessor
may, in the exercise of sound business judgment, deem to be appropriate. 
 3. Term. 

3.1 Term. The Commencement Date, Expiration Date and Original Term of this Lease are as specified in Paragraph 1.3. 

3.2 Early Possession. If Lessee totally or partially occupies the Premises prior to the Commencement Date, the obligation to
pay Base Rent shall be abated for the period of such early possession. All other terms of this Lease (including but not limited to the obligations to pay Lessee’s Share of Common Area Operating Expenses, Real Property Taxes and insurance
premiums and to maintain the Premises) shall, however, be in effect during such period. Any such early possession shall not affect the Expiration Date. 

3.3 Delay In Possession. Lessor agrees to use its best commercially reasonable efforts to deliver possession of the Premises to
Lessee by the Commencement Date. If, despite said efforts, Lessor is unable to deliver possession as agreed, Lessor shall not be subject to any liability therefor, nor 

 
shall such failure affect the validity of this Lease. Lessee shall not, however, be obligated to pay Rent or perform its other obligations until it receives possession of the Premises. If
possession is not delivered within 60 days after the Commencement Date, Lessee may, at its option, by notice in writing within 10 days after the end of such 60 day period, cancel this Lease, in which event the Parties shall be discharged from all
obligations hereunder. If such written notice is not received by Lessor within said 10 day period, Lessee’s right to cancel shall terminate. Except as otherwise provided, if possession is not tendered to Lessee by the Start Date and Lessee does
not terminate this Lease, as aforesaid, any period of rent abatement that Lessee would otherwise have enjoyed shall run from the date of delivery of possession and continue for a period equal to what Lessee would otherwise have enjoyed under the
terms hereof, but minus any days of delay caused by the acts or omissions of Lessee. If possession of the Premises is not delivered within 4 months after the Commencement Date, this Lease shall terminate unless other agreements are reached between
Lessor and Lessee, in writing. 
 3.4 Lessee Compliance. Lessor shall not be required to tender possession of the Premises
to Lessee until Lessee complies with its obligation to provide evidence of insurance (Paragraph 8.5). Pending delivery of such evidence, Lessee shall be required to perform all of its obligations under this Lease from and after the Start Date,
including the payment of Rent, notwithstanding Lessor’s election to withhold possession pending receipt of such evidence of insurance. Further, if Lessee is required to perform any other conditions prior to or concurrent with the Start Date,
the Start Date shall occur but Lessor may elect to withhold possession until such conditions are satisfied. 
 4. Rent. 

4.1 Rent Defined. All monetary obligations of Lessee to Lessor under the terms of this Lease (except for the Security Deposit) are
deemed to be rent (“Rent”). 
 4.2 Common Area Operating Expenses. Lessee shall pay to Lessor during the term
hereof, in addition to the Base Rent, Lessee’s Share (as specified in Paragraph 1.6) of all Common Area Operating Expenses, as hereinafter defined, during each calendar year of the term of this Lease, in accordance with the following
provisions: 
 (a) “Common Area Operating Expenses” are defined, for purposes of this Lease, as all costs incurred by
Lessor relating to the ownership and operation of the Project, including, but not limited to, the following: 
  

	 	(i)	The operation, repair and maintenance, in neat, clean, good order and condition of the following: 

  

	 	(aa)	The Common Areas and Common Area improvements, including parking areas, loading and unloading areas, trash areas, roadways, parkways, walkways, driveways, landscaped areas, bumpers, irrigation systems, Common Area
lighting facilities, fences and gates, elevators, roofs, and roof drainage systems. 

  

	 	(bb)	Exterior signs and any tenant directories. 

  

	 	(cc)	Any fire detection and/or sprinkler systems. 

  

	 	(ii)	The cost of water, gas, electricity and telephone to service the Common Areas and any utilities not separately metered. 

  

	 	(iii)	Trash disposal, pest control services, property management, security services, and the costs of any environmental inspections. 

  

	 	(iv)	Reserves set aside for maintenance and repair of Common Areas. 

  

	 	(v)	Real Property Taxes (as defined in Paragraph 10). 

  

	 	(vi)	The cost of the premiums for the insurance maintained by Lessor pursuant to Paragraph 8. 

  

	 	(vii)	Any deductible portion of an insured loss concerning the Building or the Common Areas. 

  

	 	(viii)	The cost of any Capital Expenditure to the Building or the Project not covered under the provisions of Paragraph 2.3 provided; however, that Lessor shall allocate the cost of any such Capital Expenditure over a 12 year
period and Lessee shall not be required to pay more than Lessee’s Share of 1/144th of the cost of such Capital Expenditure in any given month. 

  

	 	(ix)	Any other services to be provided by Lessor that are stated elsewhere in this Lease to be a Common Area Operating Expense. 

(b) Any Common Area Operating Expenses and Real Property Taxes that are specifically attributable to the Unit, the Building or to any other
building in the Project or to the operation, repair and maintenance thereof, shall be allocated entirely to such Unit, Building, or other building. However, any Common Area Operating Expenses and Real Property Taxes that are not specifically
attributable to the Building or to any other building or to the operation, repair and maintenance thereof, shall be equitably allocated by Lessor to all buildings in the Project. 

(c) The inclusion of the improvements, facilities and services set forth in Subparagraph 4.2(a) shall not be deemed to impose an obligation
upon Lessor to either have said improvements or facilities or to provide those services unless the Project already has the same, Lessor already provides the services, or Lessor has agreed elsewhere in this Lease to provide the same or some of them.

 (d) Lessee’s Share of Common Area Operating Expenses shall be payable by Lessee within 10 days after a reasonably detailed statement
of actual expenses is presented to Lessee. At Lessor’s option, however, an amount may be estimated by Lessor from time to time of Lessee’s Share of annual Common Area Operating Expenses and the same shall be payable monthly or
quarterly, as Lessor shall designate, during each 12 month period of the Lease term, on the same day as the Base Rent is due hereunder. Lessor shall deliver to Lessee within 60 days after the expiration of each calendar year a reasonably detailed
statement showing Lessee’s Share of the actual Common Area Operating Expenses incurred during the preceding year. If Lessee’s payments under this Paragraph 4.2(d) during the preceding year exceed Lessee’s Share as indicated on such
statement, Lessor shall credit the amount of such over-payment against Lessee’s Share of Common Area Operating Expenses next becoming due. If Lessee’s payments under this Paragraph 4.2(d) during the preceding year were less than
Lessee’s Share as indicated on such statement, Lessee shall pay to Lessor the amount of the deficiency within 10 days after delivery by Lessor to Lessee of the statement. Refer to Exhibit C 

4.3 Payment. Lessee shall cause payment of Rent to be received by Lessor in lawful money of the United States, without offset or
deduction (except as specifically permitted in this Lease), on or before the day on which it is due. Rent for any period during the term hereof which is for less than one full calendar month shall be prorated based upon the actual number of days of
said month. Payment of Rent shall be made to Lessor at its address stated herein or to such other persons or place as Lessor may from time to time designate in writing. Acceptance of a payment which is less than the amount then due shall not be a
waiver of Lessor’s rights to the balance of such Rent, regardless of Lessor’s endorsement of any check so stating. In the event that any check, draft, or other instrument of payment given by Lessee to Lessor is dishonored for any reason,
Lessee agrees to pay to Lessor the sum of $25 in addition to any late charges which may be due. 
 5. Security Deposit. Lessee shall deposit with
Lessor upon execution hereof the Security Deposit as security for Lessee’s faithful performance of its obligations under this Lease. If Lessee fails to pay Rent, or otherwise Defaults under this Lease, Lessor may use, apply or retain all or any
portion of said Security Deposit for the payment of any amount due Lessor or to reimburse or compensate Lessor for any liability, expense, loss or damage which Lessor may suffer or incur by reason thereof. If Lessor uses or applies all or any
portion of the Security Deposit, Lessee shall within 10 days after written request therefor deposit monies with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease. If the Base Rent increases during the term
of this Lease, Lessee shall, upon written request from Lessor, deposit additional monies with Lessor so that the total amount of the Security Deposit shall at all times bear the same proportion to the increased Base Rent as the initial Security
Deposit bore to the initial Base Rent. Should the Agreed Use be amended to accommodate a material change in the business of Lessee or to accommodate a sublessee or assignee, Lessor shall have the right to increase the Security Deposit to the extent
necessary, in Lessor’s reasonable judgment, to account for any increased wear and tear that the Premises may suffer as a result thereof. If a change in control of Lessee occurs during this Lease and following such change the financial condition
of Lessee is, in Lessor’s reasonable judgment, significantly reduced, Lessee shall deposit such additional monies with Lessor as shall be sufficient to cause the Security Deposit to be at a commercially reasonable level based on such change in
financial condition. Lessor shall not be required to keep the Security Deposit separate from its general accounts. Within 14 days after the expiration or termination of this Lease, if Lessor elects to apply the Security Deposit only to unpaid Rent,
and otherwise within 30 days after the Premises have been vacated pursuant to Paragraph 7.4(c) below, Lessor shall return that portion of the Security Deposit not used or applied by Lessor. No part of the Security Deposit shall be considered to be
held in trust, to bear interest or to be prepayment for any monies to be paid by Lessee under this Lease. Refer to Exhibit C 
 6. Use. 

6.1 Use. Lessee shall use and occupy the Premises only for the Agreed Use, or any other legal use which is reasonably comparable
thereto, and for no other purpose. Lessee shall not use or permit the use of the Premises in a manner that is unlawful, creates damage, waste or a nuisance, or that disturbs occupants of or causes damage to neighboring premises or properties. Lessor
shall not unreasonably withhold or delay its consent to any written request for a modification of the Agreed Use, so long as the same will not impair the structural integrity of the improvements on the Premises or the mechanical or electrical
systems therein, and/or is not significantly more burdensome to the Premises. If Lessor elects to withhold consent, Lessor shall within 7 days after such request give written notification of same, which notice shall include an explanation of
Lessor’s objections to the change in the Agreed Use. 
 6.2 Hazardous Substances. 

                (a) Reportable Uses Require Consent. The term
“Hazardous Substance” as used in this Lease shall mean any product, substance, or waste whose presence, use, manufacture, disposal, transportation, or release, either by itself or in combination with other materials expected to be
on the Premises, is either: (i) potentially injurious to the public health, safety or welfare, the environment or the Premises, (ii) regulated or monitored by any governmental authority, or (iii) a basis for potential liability of
Lessor to any governmental agency or third party under any applicable statute or common law theory. Hazardous Substances shall include, but not be limited to, hydrocarbons, petroleum, gasoline, and/or crude oil or any products, by-products or
fractions thereof. Lessee shall not engage in any activity in or on the Premises which constitutes a Reportable Use of Hazardous Substances without the express prior written consent of Lessor and timely compliance (at Lessee’s expense) with all
Applicable Requirements. “Reportable Use” shall mean (i) the installation or use of any above or below ground storage tank, (ii) the generation, possession, storage, use, transportation, or disposal of a Hazardous Substance
that requires a permit from, or with respect to which a report, notice, registration or business plan is required to be filed with, any governmental authority, and/or (iii) the presence at the Premises of a Hazardous Substance with respect to
which any Applicable Requirements requires that a notice be given to persons entering or occupying the Premises or neighboring properties. Notwithstanding the foregoing, Lessee may use any ordinary and customary materials reasonably required to be
used in the normal course of the Agreed Use, so long as such use is in compliance with all Applicable Requirements, is not a Reportable Use, and does not expose the Premises or neighboring property to any meaningful risk of contamination or damage
or expose Lessor to any liability therefor. In addition, Lessor may condition its consent to any Reportable Use upon receiving such additional assurances as Lessor reasonably deems necessary to protect itself, the public, the Premises and/or the
environment against damage, contamination, injury and/or liability, including, but not limited to, the installation (and removal on or before Lease expiration or termination) of protective modifications (such as concrete encasements) and/or
increasing the Security Deposit. Refer to Addendum Paragraph 52 

 (b) Duty to Inform Lessor. If Lessee knows, or has reasonable cause to believe, that a
Hazardous Substance has come to be located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of such fact to Lessor, and provide Lessor with a copy of any report,
notice, claim or other documentation which it has concerning the presence of such Hazardous Substance. 
 (c) Lessee Remediation.
Lessee shall not cause or permit any Hazardous Substance to be spilled or released in, on, under, or about the Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Lessee’s expense, take all investigatory
and/or remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of the Premises or neighboring properties, that was caused or
materially contributed to by Lessee, or pertaining to or involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee, or any third party. 

(d) Lessee Indemnification. Lessee shall indemnify, defend and hold Lessor, its agents, employees, lenders and ground lessor, if any,
harmless from and against any and all loss of rents and/or damages, liabilities, judgments, claims, expenses, penalties, and attorneys’ and consultants’ fees arising out of or involving any Hazardous Substance brought onto the Premises by
or for Lessee, or any third party (provided, however, that Lessee shall have no liability under this Lease with respect to underground migration of any Hazardous Substance under the Premises from areas outside of the Project). Lessee’s
obligations shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Lessee, and the cost of investigation, removal, remediation, restoration and/or abatement, and
shall survive the expiration or termination of this Lease. No termination, cancellation or release agreement entered into by Lessor and Lessee shall release Lessee from its obligations under this Lease with respect to Hazardous Substances, unless
specifically so agreed by Lessor in writing at the time of such agreement. 
 (e) Lessor Indemnification. Lessor and its successors
and assigns shall indemnify, defend, reimburse and hold Lessee, its employees and lenders, harmless from and against any and all environmental damages, including the cost of remediation, which existed as a result of Hazardous Substances on the
Premises prior to the Start Date or which are caused by the gross negligence or willful misconduct of Lessor, its agents or employees. Lessor’s obligations, as and when required by the Applicable Requirements, shall include, but not be limited
to, the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease. 

(f) Investigations and Remediations. Lessor shall retain the responsibility and pay for any investigations or remediation measures
required by governmental entities having jurisdiction with respect to the existence of Hazardous Substances on the Premises prior to the Start Date, unless such remediation measure is required as a result of Lessee’s use (including
“Alterations”, as defined in paragraph 7.3(a) below) of the Premises, in which event Lessee shall be responsible for such payment. Lessee shall cooperate fully in any such activities at the request of Lessor, including allowing Lessor and
Lessor’s agents to have reasonable access to the Premises at reasonable times in order to carry out Lessor’s investigative and remedial responsibilities. 

(g) Lessor Termination Option. If a Hazardous Substance Condition (see Paragraph 9.1(e)) occurs during the term of this Lease, unless
Lessee is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by the Applicable Requirements and this Lease shall continue in full force and effect, but subject to Lessor’s rights
under Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor’s option, either (i) investigate and remediate such Hazardous Substance Condition, if required, as soon as reasonably possible at Lessor’s expense, in which event this
Lease shall continue in full force and effect, or (ii) if the estimated cost to remediate such condition exceeds 12 times the then monthly Base Rent or $100,000, whichever is greater, give written notice to Lessee, within 30 days after receipt
by Lessor of knowledge of the occurrence of such Hazardous Substance Condition, of Lessor’s desire to terminate this Lease as of the date 60 days following the date of such notice. In the event Lessor elects to give a termination notice, Lessee
may, within 10 days thereafter, give written notice to Lessor of Lessee’s commitment to pay the amount by which the cost of the remediation of such Hazardous Substance Condition exceeds an amount equal to 12 times the then monthly Base Rent or
$100,000, whichever is greater. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days following such commitment. In such event, this Lease shall continue in full force and effect, and Lessor shall proceed to
make such remediation as soon as reasonably possible after the required funds are available. If Lessee does not give such notice and provide the required funds or assurance thereof within the time provided, this Lease shall terminate as of the date
specified in Lessor’s notice of termination. 
 6.3 Lessee’s Compliance with Applicable Requirements. Except as otherwise
provided in this Lease, Lessee shall, at Lessee’s sole expense, fully, diligently and in a timely manner, materially comply with all Applicable Requirements, the requirements of any applicable fire insurance underwriter or rating bureau, and
the recommendations of Lessor’s engineers and/or consultants which relate in any manner to the Premises, without regard to whether said requirements are now in effect or become effective after the Start Date. Lessee shall, within 10 days after
receipt of Lessor’s written request, provide Lessor with copies of all permits and other documents, and other information evidencing Lessee’s compliance with any Applicable Requirements specified by Lessor, and shall immediately upon
receipt, notify Lessor in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving the failure of Lessee or the Premises to comply with any
Applicable Requirements. 
 6.4 Inspection; Compliance. Lessor and Lessor’s “Lender” (as defined in Paragraph
30) and consultants shall have the right to enter into Premises at any time, with prior reasonable notice, except in the case of an emergency, when the time for giving notice would pose a risk off loss. Lessor shall give Lessee at least 24
hours’ notice prior to entering the Premises. and otherwise at reasonable times, for the purpose of inspecting the condition of the Premises and for verifying compliance by Lessee with this Lease. The cost of
any such inspections shall be paid by Lessor, unless a violation of Applicable Requirements, or a contamination is found to exist or be imminent, or the inspection is requested or ordered by a governmental authority. In such case, Lessee shall upon
request reimburse Lessor for the cost of such inspection, so long as such inspection is reasonably related to the violation or contamination. 
 7.
Maintenance; Repairs, Utility Installations; Trade Fixtures and Alterations. 
 7.1 Lessee’s Obligations. 

(a) In General. Subject to the provisions of Paragraph 2.2 (Condition), 2.3 (Compliance), 6.3 (Lessee’s Compliance with Applicable
Requirements), 7.2 (Lessor’s Obligations), 9 (Damage or Destruction), and 14 (Condemnation), Lessee shall, at Lessee’s sole expense, keep the Premises, Utility Installations (intended for Lessee’s exclusive use, no matter where
located), and Alterations in good order, condition and repair (whether or not the portion of the Premises requiring repairs, or the means of repairing the same, are reasonably or readily accessible to Lessee, and whether or not the need for such
repairs occurs as a result of Lessee’s use, any prior use, the elements or the age of such portion of the Premises), including, but not limited to, all equipment or facilities, such as plumbing, HVAC equipment, electrical, lighting facilities,
boilers, pressure vessels, fixtures, interior walls, interior surfaces of exterior walls, ceilings, floors, windows, doors, plate glass, and skylights but excluding any items which are the responsibility of Lessor pursuant to Paragraph 7.2. Lessee,
in keeping the Premises in good order, condition and repair, shall exercise and perform good maintenance practices, specifically including the procurement and maintenance of the service contracts required by Paragraph 7.1 (b) below.
Lessee’s obligations shall include restorations, replacements or renewals when necessary to keep the Premises and all improvements thereon or a part thereof in good order, condition and state of repair. 

(b) Service Contracts. Lessee shall, at Lessee’s sole expense, procure and maintain contracts, with copies to Lessor, in customary
form and substance for, and with contractors specializing and experienced in the maintenance of the following equipment and improvements, if any, if and when installed on the Premises: (i) HVAC equipment, (ii) boiler and pressure vessels,
(iii) clarifiers, and (iv) any other equipment, if reasonably required by Lessor. However, Lessor reserves the right, upon notice to Lessee, to procure and maintain any or all of such service contracts, and if Lessor so elects, Lessee
shall reimburse Lessor, upon demand, for the cost thereof. 
 (c) Failure to Perform. If Lessee fails to perform Lessee’s
obligations under this Paragraph 7.1, Lessor may enter upon the Premises after 10 days’ prior written notice to Lessee (except in the case of an emergency, in which case no notice shall be required), perform such obligations on Lessee’s
behalf, and put the Premises in good order, condition and repair, and Lessee shall promptly reimburse Lessor for the cost thereof. 
 (d)
Replacement. Subject to Lessee’s indemnification of Lessor as set forth in Paragraph 8.7 below, and without relieving Lessee of liability resulting from Lessee’s failure to exercise and perform good maintenance practices, if an item
described in Paragraph 7.1 (b) cannot be repaired other than at a cost which is in excess of 50% of the cost of replacing such item, then such item shall be replaced by Lessor, and the cost thereof shall be prorated between the Parties and
Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease, on the date on which Base Rent is due, an amount equal to the product of multiplying the cost of such replacement by a fraction, the numerator of which
is one, and the denominator of which is 144 (ie. 1/144th of the cost per month). Lessee shall pay interest on the unamortized balance at a rate that is commercially reasonable in the judgment of Lessor’s accountants. Lessee may, however, prepay
its obligation at any time. 
 7.2 Lessor’s Obligations. Subject to the provisions of Paragraphs 2.2 (Condition), 2.3
(Compliance), 4.2 (Common Area Operating Expenses), 6 (Use), 7.1 (Lessee’s Obligations), 9 (Damage or Destruction) and 14 (Condemnation), Lessor, subject to reimbursement pursuant to Paragraph 4.2, shall keep in good order, condition and repair
the foundations, exterior walls, structural condition of interior bearing walls, exterior roof, fire sprinkler system, Common Area fire alarm and/or smoke detection systems, fire hydrants, parking lots, walkways, parkways, driveways, landscaping,
fences, signs and utility systems serving the Common Areas and all parts thereof, as well as providing the services for which there is a Common Area Operating Expense pursuant to Paragraph 4.2. Lessor shall not be obligated to paint the exterior or
interior surfaces of exterior walls nor shall Lessor be obligated to maintain, repair or replace windows, doors or plate glass of the Premises. Lessee expressly waives the benefit of any statute now or hereafter in effect to the extent it is
inconsistent with the terms of this Lease. 

 7.3 Utility Installations; Trade Fixtures; Alterations. 

(a) Definitions. The term “Utility Installations” refers to all floor and window coverings, air lines, power panels,
electrical distribution, security and fire protection systems, communication systems, lighting fixtures, HVAC equipment, plumbing, and fencing in or on the Premises. The term “Trade Fixtures” shall mean Lessee’s machinery and
equipment that can be removed without doing material damage to the Premises. The term “Alterations” shall mean any modification of the improvements, other than Utility Installations or Trade Fixtures, whether by addition or
deletion. “Lessee Owned Alterations and/or Utility Installations” are defined as Alterations and/or Utility Installations made by Lessee that are not yet owned by Lessor pursuant to Paragraph 7.4(a). Refer to Addendum Paragraph
53 
 (b) Consent. Lessee shall not make any Alterations or Utility Installations to the Premises without Lessor’s prior
written consent. Lessee may, however, make non-structural Utility Installations to the interior of the Premises (excluding the roof) without such consent but upon notice to Lessor, as long as they are not visible from the outside, do not involve
puncturing, relocating or removing the roof or any existing walls, and the cumulative cost thereof during this Lease as extended does not exceed a sum equal to 3 month’s Base Rent in the aggregate or a sum equal to one month’s Base Rent in
any one year. Notwithstanding the foregoing, Lessee shall not make or permit any roof penetrations and/or install anything on the roof without the prior written approval of Lessor. Lessor may, as a precondition to granting such approval, require
Lessee to utilize a contractor chosen and/or approved by Lessor. Any Alterations or Utility Installations that Lessee shall desire to make and which require the consent of the Lessor shall be presented to Lessor in written form with detailed plans.
Consent shall be deemed conditioned upon Lessee’s: (i) acquiring all applicable governmental permits, (ii) furnishing Lessor with copies of both the permits and the plans and specifications prior to commencement of the work, and
(iii) compliance with all conditions of said permits and other Applicable Requirements in a prompt and expeditious manner. Any Alterations or Utility Installations shall be performed in a workmanlike manner with good and sufficient materials.
Lessee shall promptly upon completion furnish Lessor with as-built plans and specifications. For work which costs an amount in excess of one month’s Base Rent, Lessor may condition its consent upon Lessee providing a lien and completion bond in
an amount equal to 150% of the estimated cost of such Alteration or Utility Installation and/or upon Lessee’s posting an additional Security Deposit with Lessor. 

(c) Indemnification. Lessee shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or
for Lessee at or for use on the Premises, which claims are or may be secured by any mechanic’s or materialman’s lien against the Premises or any interest therein. Lessee shall give Lessor not less than 10 days notice prior to the
commencement of any work in, on or about the Premises, and Lessor shall have the right to post notices of non-responsibility. If Lessee shall contest the validity of any such lien, claim or demand, then Lessee shall, at its sole expense defend and
protect itself, Lessor and the Premises against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof. If Lessor shall require, Lessee shall furnish a surety bond in an amount equal
to 150% of the amount of such contested lien, claim or demand, indemnifying Lessor against liability for the same. If Lessor elects to participate in any such action, Lessee shall pay Lessor’s attorneys’ fees and costs. 

7.4 Ownership; Removal; Surrender; and Restoration. 

(a) Ownership. Subject to Lessor’s right to require removal or elect ownership as hereinafter provided, all Alterations and
Utility Installations made by Lessee shall be the property of Lessee, but considered a part of the Premises. Lessor may, at any time, elect in writing to be the owner of all or any specified part of the Lessee Owned Alterations and Utility
Installations. Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned Alterations and Utility Installations shall, at the expiration or termination of this Lease, become the property of Lessor and be surrendered by Lessee with the
Premises. 
 (b) Removal. By delivery to Lessee of written notice from Lessor not earlier than 90 and not later than 30 days prior to
the end of the term of this Lease, Lessor may require that any or all Lessee Owned Alterations or Utility Installations be removed by the expiration or termination of this Lease. Lessor may require the removal at any time of all or any part of any
Lessee Owned Alterations or Utility Installations made without the required consent. 
 (c) Surrender; Restoration. Lessee shall
surrender the Premises by the Expiration Date or any earlier termination date, with all of the improvements, parts and surfaces thereof broom clean and free of debris, and in good operating order, condition and state of repair, ordinary wear and
tear excepted. “Ordinary wear and tear” shall not include any damage or deterioration that would have been prevented by good maintenance practice. Notwithstanding the foregoing, if this Lease is for 12 months or less, then Lessee shall
surrender the Premises in the same condition as delivered to Lessee on the Start Date with NO allowance for ordinary wear and tear. Lessee shall repair any damage occasioned by the installation, maintenance or removal of Trade Fixtures, Lessee owned
Alterations and/or Utility Installations, furnishings, and equipment as well as the removal of any storage tank installed by or for Lessee. Lessee shall also completely remove from the Premises any and all Hazardous Substances brought onto the
Premises by or for Lessee, or any third party (except Hazardous Substances which were deposited via underground migration from areas outside of the Project) even if such removal would require Lessee to perform or pay for work that exceeds statutory
requirements. Trade Fixtures shall remain the property of Lessee and shall be removed by Lessee. The failure by Lessee to timely vacate the Premises pursuant to this Paragraph 7.4(c) without the express written consent of Lessor shall constitute a
holdover under the provisions of Paragraph 26 below. 
 8. Insurance; Indemnity. 

8.1 Payment of Premiums. The cost of the premiums for the insurance policies required to be carried by Lessor, pursuant to Paragraphs
8.2(b), 8.3(a) and 8.3(b), shall be a Common Area Operating Expense. Premiums for policy periods commencing prior to, or extending beyond, the term of this Lease shall be prorated to coincide with the corresponding Start Date or Expiration Date.

 8.2 Liability Insurance. 

(a) Carried by Lessee. Lessee shall obtain and keep in force a Commercial General Liability policy of insurance protecting Lessee and
Lessor as an additional insured against claims for bodily injury, personal injury and property damage based upon or arising out of the ownership, use, occupancy or maintenance of the Premises and all areas appurtenant thereto. Such insurance shall
be on an occurrence basis providing single limit coverage in an amount not less than $1,000,000 per occurrence with an annual aggregate of not less than $2,000,000, an “Additional Insured-Managers or Lessors of Premises Endorsement” and
contain the “Amendment of the Pollution Exclusion Endorsement” for damage caused by heat, smoke or fumes from a hostile fire. The policy shall not contain any intra-insured exclusions as between insured persons or organizations, but shall
include coverage for liability assumed under this Lease as an “insured contract” for the performance of Lessee’s indemnity obligations under this Lease. The limits of said insurance shall not, however, limit the liability of
Lessee nor relieve Lessee of any obligation hereunder. All insurance carried by Lessee shall be primary to and not contributory with any similar insurance carried by Lessor, whose insurance shall be considered excess insurance only. 

(b) Carried by Lessor. Lessor shall maintain liability insurance as described in Paragraph 8.2(a), in addition to, and not in lieu of,
the insurance required to be maintained by Lessee. Lessee shall not be named as an additional insured therein. 
 8.3 Property Insurance
- Building, Improvements and Rental Value. 
 (a) Building and Improvements. Lessor shall obtain and keep in force a policy or
policies of insurance in the name of Lessor, with loss payable to Lessor, any ground-lessor, and to any Lender insuring loss or damage to the Premises. The amount of such insurance shall be equal to the full replacement cost of the Premises, as the
same shall exist from time to time, or the amount required by any Lender, but in no event more than the commercially reasonable and available insurable value thereof. Lessee Owned Alterations and Utility Installations, Trade Fixtures, and
Lessee’s personal property shall be insured by Lessee under Paragraph 8.4. If the coverage is available and commercially appropriate, such policy or policies shall insure against all risks of direct physical loss or damage (except the perils of
flood and/or earthquake unless required by a Lender), including coverage for debris removal and the enforcement of any Applicable Requirements requiring the upgrading, demolition, reconstruction or replacement of any portion of the Premises as the
result of a covered loss. Said policy or policies shall also contain an agreed valuation provision in lieu of any coinsurance clause, waiver of subrogation, and inflation guard protection causing an increase in the annual property insurance coverage
amount by a factor of not less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are located. If such insurance coverage has a deductible clause, the deductible amount
shall not exceed $1,000 per occurrence. 
 (b) Rental Value. Lessor shall also obtain and keep in force a policy or policies in the
name of Lessor with loss payable to Lessor and any Lender, insuring the loss of the full Rent for one year with an extended period of indemnity for an additional 180 days (“Rental Value insurance”). Said insurance shall contain an
agreed valuation provision in lieu of any coinsurance clause, and the amount of coverage shall be adjusted annually to reflect the projected Rent otherwise payable by Lessee, for the next 12 month period. 

(c) Adjacent Premises. Lessee shall pay for any increase in the premiums for the property insurance of the Building and for the Common
Areas or other buildings in the Project if said increase is caused by Lessee’s acts, omissions, use or occupancy of the Premises. 

(d) Lessee’s Improvements. Since Lessor is the Insuring Party, Lessor shall not be required to insure Lessee Owned Alterations and
Utility Installations unless the item in question has become the property of Lessor under the terms of this Lease. 
 8.4 Lessee’s
Property; Business Interruption Insurance. 
 (a) Property Damage. Lessee shall obtain and maintain insurance coverage on all of
Lessee’s personal property, Trade Fixtures, and Lessee Owned Alterations and Utility Installations. Such insurance shall be full replacement cost coverage with a deductible of not to exceed $1,000 per occurrence. The proceeds from any such
insurance shall be used by Lessee for the replacement of personal property, Trade Fixtures and Lessee Owned Alterations and Utility Installations. Lessee shall provide Lessor with written evidence that such insurance is in force. 

(b) Business Interruption. Lessee shall obtain and maintain loss of income and extra expense insurance in amounts as will

 
reimburse Lessee for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent lessees in the business of Lessee or attributable to prevention of access
to the Premises as a result of such perils. 
 (c) No Representation of Adequate Coverage. Lessor makes no representation that the
limits or forms of coverage of insurance specified herein are adequate to cover Lessee’s property, business operations or obligations under this Lease. 

8.5 Insurance Policies. Insurance required herein shall be by companies duly licensed or admitted to transact business in the state
where the Premises are located, and maintaining during the policy term a “General Policyholders Rating” of at least B+, V, as set forth in the most current issue of “Best’s Insurance Guide”, or such other rating as may be
required by a Lender. Lessee shall not do or permit to be done anything which invalidates the required insurance policies. Lessee shall, prior to the Start Date, deliver to Lessor certified copies of policies of such insurance or certificates
evidencing the existence and amounts of the required insurance. No such policy shall be cancelable or subject to modification except after 30 days prior written notice to Lessor. Lessee shall, at least 30 days prior to the expiration of such
policies, furnish Lessor with evidence of renewals or “insurance binders” evidencing renewal thereof, or Lessor may order such insurance and charge the cost thereof to Lessee, which amount shall be payable by Lessee to Lessor upon demand.
Such policies shall be for a term of at least one year, or the length of the remaining term of this Lease, whichever is less. If either Party shall fail to procure and maintain the insurance required to be carried by it, the other Party may, but
shall not be required to, procure and maintain the same. 
 8.6 Waiver of Subrogation. Without affecting any other rights or
remedies, Lessee and Lessor each hereby release and relieve the other, and waive their entire right to recover damages against the other, for loss of or damage to its property arising out of or incident to the perils required to be insured against
herein. The effect of such releases and waivers is not limited by the amount of insurance carried or required, or by any deductibles applicable hereto. The Parties agree to have their respective property damage insurance carriers waive any right to
subrogation that such companies may have against Lessor or Lessee, as the case may be, so long as the insurance is not invalidated thereby. 

8.7 Indemnity. Except for Lessor’s gross negligence or willful misconduct, Lessee shall indemnify, protect, defend and hold
harmless the Premises, Lessor and its agents, Lessor’s master or ground lessor, partners and Lenders, from and against any and all claims, loss of rents and/or damages, liens, judgments, penalties, attorneys’ and consultants’ fees,
expenses and/or liabilities arising out of, involving, or in connection with, the use and/or occupancy of the Premises by Lessee. If any action or proceeding is brought against Lessor by reason of any of the foregoing matters, Lessee shall upon
notice defend the same at Lessee’s expense by counsel reasonably satisfactory to Lessor and Lessor shall cooperate with Lessee in such defense. Lessor need not have first paid any such claim in order to be defended or indemnified. Refer to
Addendum Paragraph 54 
 8.8 Exemption of Lessor from Liability. Lessor shall not be liable for injury or damage to the
person or goods, wares, merchandise or other property of Lessee, Lessee’s employees, contractors, invitees, customers, or any other person in or about the Premises, whether such damage or injury is caused by or results from fire, steam,
electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether the said injury or damage results from
conditions arising upon the Premises or upon other portions of the Building, or from other sources or places. Lessor shall not be liable for any damages arising from any act or neglect of any other tenant of Lessor nor from the failure of Lessor to
enforce the provisions of any other lease in the Project. Notwithstanding Lessor’s negligence or breach of this Lease, Lessor shall under no circumstances be liable for injury to Lessee’s business or for any loss of income or profit
therefrom. 
 9. Damage or Destruction. 

9.1 Definitions. 
 (a)
“Premises Partial Damage” shall mean damage or destruction to the improvements on the Premises, other than Lessee Owned Alterations and Utility Installations, which can reasonably be repaired in 3 months or less from the date of the
damage or destruction, and the cost thereof does not exceed a sum equal to 6 month’s Base Rent. Lessor shall notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total.

 (b) “Premises Total Destruction” shall mean damage or destruction to the improvements on the Premises, other than Lessee
Owned Alterations and Utility Installations and Trade Fixtures, which cannot reasonably be repaired in 3 months or less from the date of the damage or destruction and/or the cost thereof exceeds a sum equal to 6 month’s Base Rent. Lessor shall
notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total. 

(c) “Insured Loss” shall mean damage or destruction to improvements on the Premises, other than Lessee Owned Alterations and
Utility Installations and Trade Fixtures, which was caused by an event required to be covered by the insurance described in Paragraph 8.3(a), irrespective of any deductible amounts or coverage limits involved. 

(d) “Replacement Cost” shall mean the cost to repair or rebuild the improvements owned by Lessor at the time of the
occurrence to their condition existing immediately prior thereto, including demolition, debris removal and upgrading required by the operation of Applicable Requirements, and without deduction for depreciation. 

(e) “Hazardous Substance Condition” shall mean the occurrence or discovery of a condition involving the presence of, or a
contamination by, a Hazardous Substance as defined in Paragraph 6.2(a), in, on, or under the Premises. 
 9.2 Partial Damage - Insured
Loss. If a Premises Partial Damage that is an Insured Loss occurs, then Lessor shall, at Lessor’s expense, repair such damage (but not Lessee’s Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably
possible and this Lease shall continue in full force and effect; provided, however, that Lessee shall, at Lessor’s election, make the repair of any damage or destruction the total cost to repair of which is $5,000 or less, and, in such event,
Lessor shall make any applicable insurance proceeds available to Lessee on a reasonable basis for that purpose. Notwithstanding the foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such
repair, the Insuring Party shall promptly contribute the shortage in proceeds as and when required to complete said repairs. In the event, however, such shortage was due to the fact that, by reason of the unique nature of the improvements, full
replacement cost insurance coverage was not commercially reasonable and available, Lessor shall have no obligation to pay for the shortage in insurance proceeds or to fully restore the unique aspects of the Premises unless Lessee provides Lessor
with the funds to cover same, or adequate assurance thereof, within 10 days following receipt of written notice of such shortage and request therefor. If Lessor receives said funds or adequate assurance thereof within said 10 day period, the party
responsible for making the repairs shall complete them as soon as reasonably possible and this Lease shall remain in full force and effect. If such funds or assurance are not received, Lessor may nevertheless elect by written notice to Lessee within
10 days thereafter to: (i) make such restoration and repair as is commercially reasonable with Lessor paying any shortage in proceeds, in which case this Lease shall remain in full force and effect, or (ii) have this Lease terminate 30
days thereafter. Lessee shall not be entitled to reimbursement of any funds contributed by Lessee to repair any such damage or destruction. Premises Partial Damage due to flood or earthquake shall be subject to Paragraph 9.3, notwithstanding that
there may be some insurance coverage, but the net proceeds of any such insurance shall be made available for the repairs if made by either Party. 

9.3 Partial Damage - Uninsured Loss. If a Premises Partial Damage that is not an Insured Loss occurs, unless caused by a negligent or
willful act of Lessee (in which event Lessee shall make the repairs at Lessee’s expense), Lessor may either: (i) repair such damage as soon as reasonably possible at Lessor’s expense, in which event this Lease shall continue in full
force and effect, or (ii) terminate this Lease by giving written notice to Lessee within 30 days after receipt by Lessor of knowledge of the occurrence of such damage. Such termination shall be effective 60 days following the date of such
notice. In the event Lessor elects to terminate this Lease, Lessee shall have the right within 10 days after receipt of the termination notice to give written notice to Lessor of Lessee’s commitment to pay for the repair of such damage without
reimbursement from Lessor. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days after making such commitment. In such event this Lease shall continue in full force and effect, and Lessor shall proceed to make
such repairs as soon as reasonably possible after the required funds are available. If Lessee does not make the required commitment, this Lease shall terminate as of the date specified in the termination notice. 

9.4 Total Destruction. Notwithstanding any other provision hereof, if a Premises Total Destruction occurs, this Lease shall terminate
60 days following such Destruction. If the damage or destruction was caused by the gross negligence or willful misconduct of Lessee, Lessor shall have the right to recover Lessor’s damages from Lessee, except as provided in Paragraph 8.6. 

9.5 Damage Near End of Term. If at any time during the last 6 months of this Lease there is damage for which the cost to repair exceeds
one month’s Base Rent, whether or not an Insured Loss, Lessor may terminate this Lease effective 60 days following the date of occurrence of such damage by giving a written termination notice to Lessee within 30 days after the date of
occurrence of such damage. Notwithstanding the foregoing, if Lessee at that time has an exercisable option to extend this Lease or to purchase the Premises, then Lessee may preserve this Lease by, (a) exercising such option and
(b) providing Lessor with any shortage in insurance proceeds (or adequate assurance thereof) needed to make the repairs on or before the earlier of (i) the date which is 10 days after Lessee’s receipt of Lessor’s written notice
purporting to terminate this Lease, or (ii) the day prior to the date upon which such option expires. If Lessee duly exercises such option during such period and provides Lessor with funds (or adequate assurance thereof) to cover any shortage
in insurance proceeds, Lessor shall, at Lessor’s commercially reasonable expense, repair such damage as soon as reasonably possible and this Lease shall continue in full force and effect. If Lessee fails to exercise such option and provide such
funds or assurance during such period, then this Lease shall terminate on the date specified in the termination notice and Lessee’s option shall be extinguished. 

9.6 Abatement of Rent; Lessee’s Remedies. 

(a) Abatement. In the event of Premises Partial Damage or Premises Total Destruction or a Hazardous Substance Condition for which
Lessee is not responsible under this Lease, the Rent payable by Lessee for the period required for the repair, remediation or restoration of such damage shall be abated in proportion to the degree to which Lessee’s use of the Premises is
impaired, but not to exceed the proceeds received from the Rental Value insurance. All other obligations of Lessee hereunder shall be performed by Lessee, and Lessor shall have no liability for any such damage, destruction, remediation, repair or
restoration except as provided herein. 
 (b) Remedies. If Lessor shall be obligated to repair or restore the Premises and does not
commence, in a substantial and meaningful way, such repair or restoration within 90 days after such obligation shall accrue, Lessee may, at any time prior to the commencement of such repair or restoration, give written notice to Lessor and to any
Lenders of which Lessee has actual notice, of Lessee’s election to terminate this Lease on a date not less than 60 days following the giving of such notice. If Lessee gives such notice and such repair or restoration is not commenced within 30
days 

 
thereafter, this Lease shall terminate as of the date specified in said notice. If the repair or restoration is commenced within such 30 days, this Lease shall continue in full force and effect.
“Commence” shall mean either the unconditional authorization of the preparation of the required plans, or the beginning of the actual work on the Premises, whichever first occurs. 

9.7 Termination; Advance Payments. Upon termination of this Lease pursuant to Paragraph 6.2(g) or Paragraph 9, an equitable adjustment
shall be made concerning advance Base Rent and any other advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee’s Security Deposit as has not been, or is not then required to be, used by Lessor.

 9.8 Waive Statutes. Lessor and Lessee agree that the terms of this Lease shall govern the effect of any damage to or destruction
of the Premises with respect to the termination of this Lease and hereby waive the provisions of any present or future statute to the extent inconsistent herewith. 

10. Real Property Taxes. 
 10.1
Definition. As used herein, the term “Real Property Taxes” shall include any form of assessment; real estate, general, special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or
estate taxes); improvement bond; and/or license fee imposed upon or levied against any legal or equitable interest of Lessor in the Project, Lessor’s right to other income therefrom, and/or Lessor’s business of leasing, by any authority
having the direct or indirect power to tax and where the funds are generated with reference to the Project address and where the proceeds so generated are to be applied by the city, county or other local taxing authority of a jurisdiction within
which the Project is located. The term “Real Property Taxes” shall also include any tax, fee, levy, assessment or charge, or any increase therein, imposed by reason of events occurring during the term of this Lease, including but not
limited to, a change in the ownership of the Project or any portion thereof or a change in the improvements thereon. In calculating Real Property Taxes for any calendar year, the Real Property Taxes for any real estate tax year shall be included in
the calculation of Real Property Taxes for such calendar year based upon the number of days which such calendar year and tax year have in common. 

10.2 Payment of Taxes. Lessor shall pay the Real Property Taxes applicable to the Project, and except as otherwise provided in
Paragraph 10.3, any such amounts shall be included in the calculation of Common Area Operating Expenses in accordance with the provisions of Paragraph 4.2. 

10.3 Additional Improvements. Common Area Operating Expenses shall not include Real Property Taxes specified in the tax assessor’s
records and work sheets as being caused by additional improvements placed upon the Project by other lessees or by Lessor for the exclusive enjoyment of such other lessees. Notwithstanding Paragraph 10.2 hereof, Lessee shall, however, pay to Lessor
at the time Common Area Operating Expenses are payable under Paragraph 4.2, the entirety of any increase in Real Property Taxes if assessed solely by reason of Alterations, Trade Fixtures or Utility Installations placed upon the Premises by Lessee
or at Lessee’s request. 
 10.4 Joint Assessment. If the Building is not separately assessed, Real Property Taxes allocated to
the Building shall be an equitable proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be determined by Lessor from the respective valuations assigned in the
assessor’s work sheets or such other information as may be reasonably available. Lessor’s reasonable determination thereof, in good faith, shall be conclusive. 

10.5 Personal Property Taxes. Lessee shall pay prior to delinquency all taxes assessed against and levied upon Lessee Owned Alterations
and Utility Installations, Trade Fixtures, furnishings, equipment and all personal property of Lessee contained in the Premises. When possible, Lessee shall cause its Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings,
equipment and all other personal property to be assessed and billed separately from the real property of Lessor. If any of Lessee’s said property shall be assessed with Lessor’s real property, Lessee shall pay Lessor the taxes attributable
to Lessee’s property within 10 days after receipt of a written statement setting forth the taxes applicable to Lessee’s property. 
 11.
Utilities. Lessee shall pay for all water, gas, heat, light, power, telephone, trash disposal and other utilities and services supplied to the Premises, together with any taxes thereon. Notwithstanding the provisions of Paragraph 4.2, if at
any time in Lessor’s sole judgment, Lessor determines that Lessee is using a disproportionate amount of water, electricity or other commonly metered utilities, or that Lessee is generating such a large volume of trash as to require an increase
in the size of the dumpster and/or an increase in the number of times per month that the dumpster is emptied, then Lessor may increase Lessee’s Base Rent by an amount equal to such increased costs. 

12. Assignment and Subletting. 
 12.1
Lessor’s Consent Required. 
 (a) Lessee shall not voluntarily or by operation of law assign, transfer, mortgage or encumber
(collectively, “assign or assignment”) or sublet all or any part of Lessee’s interest in this Lease or in the Premises without Lessor’s prior written consent. 

(b) A change in the control of Lessee shall constitute an assignment requiring consent. The transfer, on a cumulative basis, of 25% or
more of the voting control of Lessee shall constitute a change in control for this purpose. 
 (c) The involvement of Lessee or its
assets in any transaction, or series of transactions (by way of merger, sale, acquisition, financing, transfer, leveraged buy-out or otherwise), whether or not a formal assignment or hypothecation of this Lease or Lessee’s assets occurs, which
results or will result in a reduction of the Net Worth of Lessee by an amount greater than 25% of such Net Worth as it was represented at the time of the execution of this Lease or at the time of the most recent assignment to which Lessor has
consented, or as it exists immediately prior to said transaction or transactions constituting such reduction, whichever was or is greater, shall be considered an assignment of this Lease to which Lessor may withhold its consent. “Net Worth
of Lessee” shall mean the net worth of Lessee (excluding any guarantors) established under generally accepted accounting principles. 

(d) An assignment or subletting without consent shall, at Lessor’s option, be a Default curable after notice per Paragraph 13.1(c),
or a noncurable Breach without the necessity of any notice and grace period. If Lessor elects to treat such unapproved assignment or subletting as a noncurable Breach, Lessor may either: (i) terminate this Lease, or (ii) upon 30 days
written notice, increase the monthly Base Rent to 110% of the Base Rent then in effect. Further, in the event of such Breach and rental adjustment, (i) the purchase price of any option to purchase the Premises held by Lessee shall be subject to
similar adjustment to 110% of the price previously in effect, and (ii) all fixed and non-fixed rental adjustments scheduled during the remainder of the Lease term shall be increased to 110% of the scheduled adjusted rent. 

(e) Lessee’s remedy for any breach of Paragraph 12.1 by Lessor shall be limited to compensatory damages and/or injunctive relief. 

12.2 Terms and Conditions Applicable to Assignment and Subletting. 

(a) Regardless of Lessor’s consent, no assignment or subletting shall: (i) be effective without the express written assumption by
such assignee or sublessee of the obligations of Lessee under this Lease, (ii) release Lessee of any obligations hereunder, or (iii) alter the-primary liability of Lessee for the payment of Rent or for the performance of any other
obligations to be performed by Lessee. 
 (b) Lessor may accept Rent or performance of Lessee’s obligations from any person other than
Lessee pending approval or disapproval of an assignment. Neither a delay in the approval or disapproval of such assignment nor the acceptance of Rent or performance shall constitute a waiver or estoppel of Lessor’s right to exercise its
remedies for Lessee’s Default or Breach. 
 (c) Lessor’s consent to any assignment or subletting shall not constitute a consent to
any subsequent assignment or subletting. 
 (d) In the event of any Default or Breach by Lessee, Lessor may proceed directly against Lessee,
any Guarantors or anyone else responsible for the performance of Lessee’s obligations under this Lease, including any assignee or sublessee, without first exhausting Lessor’s remedies against any other person or entity responsible
therefore to Lessor, or any security held by Lessor. 
 (e) Each request for consent to an assignment or subletting shall be in writing,
accompanied by information relevant to Lessor’s determination as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited to the intended use and/or required
modification of the Premises, if any, together with a fee of $1,000 or 10% of the current monthly Base Rent applicable to the portion of the Premises which is the subject of the proposed assignment or sublease, whichever is greater,
as consideration for Lessor’s considering and processing said request. Lessee agrees to provide Lessor with such other or additional information and/or documentation as may be reasonably requested. 

(f) Any assignee of, or sublessee under, this Lease shall, by reason of accepting such assignment or entering into such sublease, be deemed to
have assumed and agreed to conform and comply with each and every term, covenant, condition and obligation herein to be observed or performed by Lessee during the term of said assignment or sublease, other than such obligations as are contrary to or
inconsistent with provisions of an assignment or sublease to which Lessor has specifically consented to in writing. 
 (g) Lessor’s
consent to any assignment or subletting shall not transfer to the assignee or sublessee any Option granted to the original Lessee by this Lease unless such transfer is specifically consented to by Lessor in writing. (See Paragraph 39.2) 

12.3 Additional Terms and Conditions Applicable to Subletting. The following terms and conditions shall apply to any subletting by
Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein: 

(a) Lessee hereby assigns and transfers to Lessor all of Lessee’s interest in all Rent payable on any sublease, and Lessor may collect
such Rent and apply same toward Lessee’s obligations under this Lease; provided, however, that until a Breach shall occur in the performance of Lessee’s obligations, Lessee may collect said Rent. Lessor shall not, by reason of the
foregoing or any assignment of such sublease, nor by reason of the collection of Rent, be deemed liable to the sublessee for any failure of Lessee to perform and comply with any of Lessee’s obligations to such sublessee. Lessee hereby
irrevocably authorizes and directs any such sublessee, upon receipt of a written notice from Lessor stating that a Breach exists in the performance of Lessee’s obligations under this Lease, to pay to Lessor all Rent due and to become due under
the sublease. Sublessee shall rely upon any such notice from Lessor and shall pay all Rents to Lessor without any obligation or right to inquire as to whether such Breach exists, notwithstanding any claim from Lessee to the contrary. 

(b) In the event of a Breach by Lessee, Lessor may, at its option, require sublessee to attorn to Lessor, in which event Lessor shall
undertake the obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration of such sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such
sublessee to such sublessor or for any prior Defaults or Breaches of such sublessor. 
 (c) Any matter requiring the consent of the
sublessor under a sublease shall also require the consent of Lessor. 
 (d) (No sublessee shall further assign or sublet all or any part of
the Premises without Lessor’s prior written consent. 
 (e) Lessor shall deliver a copy of any notice of Default or Breach by Lessee to
the sublessee, who shall have the right to cure the Default of Lessee within the grace period, if any, specified in such notice. The sublessee shall have a right of reimbursement and offset from and against Lessee for any such Defaults cured by the
sublessee. 

 13. Default; Breach; Remedies. 

13.1 Default; Breach. A “Default” is defined as a failure by the Lessee to comply with or perform any of the terms,
covenants, conditions or Rules and Regulations under this Lease. A “Breach” is defined as the occurrence of one or more of the following Defaults, and the failure of Lessee to cure such Default within any applicable grace period:

 (a) The abandonment of the Premises; or the vacating of the Premises without providing a commercially reasonable level of security, or
where the coverage of the property insurance described in Paragraph 8.3 is jeopardized as a result thereof, or without providing reasonable assurances to minimize potential vandalism. 

(b) The failure of Lessee to make any payment of Rent or any Security Deposit required to be made by Lessee hereunder, whether to Lessor or to
a third party, when due, to provide reasonable evidence of insurance or surety bond, or to fulfill any obligation under this Lease which endangers or threatens life or property, where such failure continues for a period of 3 business days following
written notice to Lessee. 
 (c) The failure by Lessee to provide (i) reasonable written evidence of compliance with Applicable
Requirements, (ii) the service contracts, (iii) the rescission of an unauthorized assignment or subletting, (iv) an Estoppel Certificate, (v) a requested subordination, (vi) evidence concerning any guaranty and/or Guarantor,
(vii) any document requested under Paragraph 41 (easements), or (viii) any other documentation or information which Lessor may reasonably require of Lessee under the terms of this Lease, where any such failure continues for a period of 10
days following written notice to Lessee. 
 (d) A Default by Lessee as to the terms, covenants, conditions or provisions of this Lease, or
of the rules adopted under Paragraph 2.9 hereof, other than those described in subparagraphs 13.1 (a), (b) or (c), above, where such Default continues for a period of 30 days after written notice; provided, however, that if the nature of
Lessee’s Default is such that more than 30 days are reasonably required for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said 30 day period and thereafter diligently prosecutes such cure to
completion. 
 (e) The occurrence of any of the following events: (i) the making of any general arrangement or assignment for the
benefit of creditors; (ii) becoming a “debtor” as defined in 11 U.S.C. § 101 or any successor statute thereto (unless, in the case of a petition filed against Lessee, the same is dismissed within 60 days); (iii) the
appointment of a trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where possession is not restored to Lessee within 30 days; or (iv) the
attachment, execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure is not discharged within 30 days; provided, however, in the event
that any provision of this subparagraph (e) is contrary to any applicable law, such provision shall be of no force or effect, and not affect the validity of the remaining provisions. 

(f) The discovery that any financial statement of Lessee or of any Guarantor given to Lessor was materially false. 

(g) If the performance of Lessee’s obligations under this Lease is guaranteed: (i) the death of a Guarantor, (ii) the
termination of a Guarantor’s liability with respect to this Lease other than in accordance with the terms of such guaranty, (iii) a Guarantor’s becoming insolvent or the subject of a bankruptcy filing, (iv) a Guarantor’s
refusal to honor the guaranty, or (v) a Guarantor’s breach of its guaranty obligation on an anticipatory basis, and Lessee’s failure, within 60 days following written notice of any such event, to provide written alternative assurance
or security, which, when coupled with the then existing resources of Lessee, equals or exceeds the combined financial resources of Lessee and the Guarantors that existed at the time of execution of this Lease. 

13.2 Remedies. If Lessee fails to perform any of its affirmative duties or obligations, within 10 days after written notice (or in case
of an emergency, without notice), Lessor may, at its option, perform such duty or obligation on Lessee’s behalf, including but not limited to the obtaining of reasonably required bonds, insurance policies, or governmental licenses, permits or
approvals. The costs and expenses of any such performance by Lessor shall be due and payable by Lessee upon receipt of invoice therefor. If any check given to Lessor by Lessee shall not be honored by the bank upon which it is drawn, Lessor, at its
option, may require all future payments to be made by Lessee to be by cashier’s check. In the event of a Breach, Lessor may, with or without further notice or demand, and without limiting Lessor in the exercise of any right or remedy which
Lessor may have by reason of such Breach: 
                 (a) Terminate
Lessee’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Lessee shall immediately surrender possession to Lessor. In such event Lessor shall be entitled to recover from Lessee: (i) the
unpaid Rent which had been earned at the time of termination; (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 the Lessee proves could have been reasonably avoided; (iii) the worth at the time of award of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the
Lessee proves could be reasonably avoided; and (iv) any other amount necessary to compensate Lessor for all the detriment proximately caused by the Lessee’s failure to perform its obligations under this Lease or which in the ordinary
course of things would be likely to result therefrom, including but not limited to the cost of recovering possession of the Premises, expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorneys’
fees, and that portion of any leasing commission paid by Lessor in connection with this Lease applicable to the unexpired term of this Lease. The worth at the time of award of the amount referred to in provision (iii) of the immediately
preceding sentence shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of the District within which the Premises are located at the time of award plus one percent. Efforts by Lessor to mitigate damages
caused by Lessee’s Breach of this Lease shall not waive Lessor’s right to recover damages under Paragraph 12. If termination of this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to
recover in such proceeding any unpaid Rent and damages as are recoverable therein, or Lessor may reserve the right to recover all or any part thereof in a separate suit. If a notice and grace period required under Paragraph 13.1 was not previously
given, a notice to pay rent or quit, or to perform or quit given to Lessee under the unlawful detainer statute shall also constitute the notice required by Paragraph 13.1. In such case, the applicable grace period required by Paragraph 13.1 and the
unlawful detainer statute shall run concurrently, and the failure of Lessee to cure the Default within the greater of the two such grace periods shall constitute both an unlawful detainer and a Breach of this Lease entitling Lessor to the remedies
provided for in this Lease and/or by said statute. 
 (b) Continue the Lease and Lessee’s right to possession and recover the Rent as
it becomes due, in which event Lessee may sublet or assign, subject only to reasonable limitations. Acts of maintenance, efforts to relet, and/or the appointment of a receiver to protect the Lessor’s interests, shall not constitute a
termination of the Lessee’s right to possession. 
 (c) Pursue any other remedy now or hereafter available under the laws or judicial
decisions of the state wherein the Premises are located. The expiration or termination of this Lease and/or the termination of Lessee’s right to possession shall not relieve Lessee from liability under any indemnity provisions of this Lease as
to matters occurring or accruing during the term hereof or by reason of Lessee’s occupancy of the Premises. 
 13.3 Inducement
Recapture. Any agreement for free or abated rent or other charges, or for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement or consideration for Lessee’s entering into this Lease, all of which
concessions are hereinafter referred to as “Inducement Provisions”, shall be deemed conditioned upon Lessee’s full and faithful performance of all of the terms, covenants and conditions of this Lease. Upon Breach of this Lease
by Lessee, any such Inducement Provision shall automatically be deemed deleted from this Lease and of no further force or effect, and any rent, other charge, bonus, inducement or consideration theretofore abated, given or paid by Lessor under such
an Inducement Provision shall be immediately due and payable by Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee. The acceptance by Lessor of rent or the cure of the Breach which initiated the operation of this
paragraph shall not be deemed a waiver by Lessor of the provisions of this paragraph unless specifically so stated in writing by Lessor at the time of such acceptance. 

13.4 Late Charges. Lessee hereby acknowledges that late payment by Lessee of Rent will cause Lessor to incur costs not contemplated by
this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges, and late charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent
shall not be received by Lessor within 5 days after such amount shall be due, then, without any requirement for notice to Lessee, Lessee shall pay to Lessor a one-time late charge equal to 10% of each such overdue amount or $100, whichever is
greater. The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of such late payment. Acceptance of such late charge by Lessor shall in no event constitute a waiver of
Lessee’s Default or Breach with respect to such overdue amount, nor prevent the exercise of any of the other rights and remedies granted hereunder. In the event that a late charge is payable hereunder, whether or not collected, for 3
consecutive installments of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent shall, at Lessor’s option, become due and payable quarterly in advance. 

13.5 Interest. Any monetary payment due Lessor hereunder, other than late charges, not received by Lessor, when due as to scheduled
payments (such as Base Rent) or within 30 days following the date on which it was due for non-scheduled payment, shall bear interest from the date when due, as to scheduled payments, or the 31st day after it was due as to non-scheduled payments. The
interest (“Interest”) charged shall be equal to the prime rate reported in the Wall Street Journal as published closest prior to the date when due plus 4%, but shall not exceed the maximum rate allowed by law. Interest is payable in
addition to the potential late charge provided for in Paragraph 13.4. 
 13.6 Breach by Lessor. 

(a) Notice of Breach. Lessor shall not be deemed in breach of this Lease unless Lessor fails within a reasonable time to perform an
obligation required to be performed by Lessor. For purposes of this Paragraph, a reasonable time shall in no event be less than 30 days after receipt by Lessor, and any Lender whose name and address shall have been furnished Lessee in writing for
such purpose, of written notice specifying wherein such obligation of Lessor has not been performed; provided, however, that if the nature of Lessor’s obligation is such that more than 30 days are reasonably required for its performance, then
Lessor shall not be in breach if performance is commenced within such 30 day period and thereafter diligently pursued to completion. 
 (b)
Performance by Lessee on Behalf of Lessor. In the event that neither Lessor nor Lender cures said breach within 30 days after receipt of said notice, or if having commenced said cure they do not diligently pursue it to completion, then Lessee
may elect to cure said breach at Lessee’s expense and offset from Rent an amount equal to the greater of one month’s Base Rent or the Security Deposit, and to pay an excess of such 

 
expense under protest, reserving Lessee’s right to reimbursement from Lessor. Lessee shall document the cost of said cure and supply said documentation to Lessor. 

14. Condemnation. If the Premises or any portion thereof are taken under the power of eminent domain or sold under the threat of the exercise of said
power (collectively “Condemnation”), this Lease shall terminate as to the part taken as of the date the condemning authority takes title or possession, whichever first occurs. If more than 10% of the floor area of the Unit, or more
than 25% of Lessee’s Reserved Parking Spaces, is taken by Condemnation, Lessee may, at Lessee’s option, to be exercised in writing within 10 days after Lessor shall have given Lessee written notice of such taking (or in the absence of such
notice, within 10 days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning authority takes such possession. If Lessee does not terminate this Lease in accordance with the foregoing, this
Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in proportion to the reduction in utility of the Premises caused by such Condemnation. Condemnation awards and/or
payments shall be the property of Lessor, whether such award shall be made as compensation for diminution in value of the leasehold, the value of the part taken, or for severance damages; provided, however, that Lessee shall be entitled to any
compensation for Lessee’s relocation expenses, loss of business goodwill and/or Trade Fixtures, without regard to whether or not this Lease is terminated pursuant to the provisions of this Paragraph. All Alterations and Utility Installations
made to the Premises by Lessee, for purposes of Condemnation only, shall be considered the property of the Lessee and Lessee shall be entitled to any and all compensation which is payable therefor. In the event that this Lease is not terminated by
reason of the Condemnation, Lessor shall repair any damage to the Premises caused by such Condemnation. 
 15. Brokerage Fees. 

15.1 Additional Commission. In addition to the payments owed pursuant to Paragraph 1.10 above, and unless Lessor and the
Brokers otherwise agree in writing, Lessor agrees that: (a) if Lessee exercises any Option, (b) if Lessee acquires from Lessor any rights to the Premises or other premises owned by Lessor and located within the Project, (c) if Lessee
remains in possession of the Premises, with the consent of Lessor, after the expiration of this Lease, or (d) if Base Rent is increased, whether by agreement or operation of an escalation clause herein, then, Lessor shall pay Brokers a fee in
accordance with the schedule of the Brokers in effect at the time of the execution of this Lease. 
 15.2 Assumption of
Obligations. Any buyer or transferee of Lessor’s interest in this Lease shall be deemed to have assumed Lessor’s obligation hereunder. Brokers shall be third party beneficiaries of the provisions of Paragraphs 1.10, 15, 22 and 31. If
Lessor fails to pay to Brokers any amounts due as and for brokerage fees pertaining to this Lease when due, then such amounts shall accrue Interest. In addition, if Lessor fails to pay any amounts to Lessee’s Broker when due, Lessee’s
Broker may send written notice to Lessor and Lessee of such failure and if Lessor fails to pay such amounts within 10 days after said notice, Lessee shall pay said monies to its Broker and offset such amounts against Rent. In addition, Lessee’s
Broker shall be deemed to be a third party beneficiary of any commission agreement entered into by and/or between Lessor and Lessor’s Broker for the limited purpose of collecting any brokerage fee owed. 

15.3 Representations and Indemnities of Broker Relationships. Lessee and Lessor each represent and warrant to the other that it
has had no dealings with any person, firm, broker or finder (other than the Brokers, if any) in connection with this Lease, and that no one other than said named Brokers is entitled to any commission or finder’s fee in connection herewith.
Lessee and Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from and against liability for compensation or charges which may be claimed by any such unnamed broker, finder or other similar party by reason of any
dealings or actions of the indemnifying Party, including any costs, expenses, attorneys’ fees reasonably incurred with respect thereto.  

16. Estoppel Certificates. 
 (a) Each
Party (as “Responding Party”) shall within 10 days after written notice from the other Party (the “Requesting Party”) execute, acknowledge and deliver to the Requesting Party a statement in writing in form similar
to the then most current “Estoppel Certificate” form published by the American Industrial Real Estate Association, plus such additional information, confirmation and/or statements as may be reasonably requested by the Requesting
Party. 
 (b) If the Responding Party shall fail to execute or deliver the Estoppel Certificate within such 10 day period, the Requesting
Party may execute an Estoppel Certificate stating that: (i) the Lease is in full force and effect without modification except as may be represented by the Requesting Party, (ii) there are no uncured defaults in the Requesting Party’s
performance, and (iii) if Lessor is the Requesting Party, not more than one month’s rent has been paid in advance. Prospective purchasers and encumbrances may rely upon the Requesting Party’s Estoppel Certificate, and the Responding
Party shall be estopped from denying the truth of the facts contained in said Certificate. 
 

(c) If Lessor desires to finance, refinance, or sell the Premises, or any part thereof, Lessee and all Guarantors shall deliver to any
potential lender or purchaser designated by Lessor such financial statements as may be reasonably required by such lender or purchaser, including but not limited to Lessee’s financial statements for the past 3 years. All such financial
statements shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth. 
 17.
Definition of Lessor. The term “Lessor” as used herein shall mean the owner or owners at the time in question of the fee title to the Premises, or, if this is a sublease, of the Lessee’s interest in the prior lease. In
the event of a transfer of Lessor’s title or interest in the Premises or this Lease, Lessor shall deliver to the transferee or assignee (in cash or by credit) any unused Security Deposit held by Lessor. Except as provided in Paragraph 15, upon
such transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior Lessor shall be relieved of all liability with respect to the obligations and/or covenants under this Lease thereafter to be performed by the Lessor. Subject
to the foregoing, the obligations and/or covenants in this Lease to be performed by the Lessor shall be binding only upon the Lessor as hereinabove defined. Notwithstanding the above, and subject to the provisions of Paragraph 20 below, the original
Lessor under this Lease, and all subsequent holders of the Lessor’s interest in this Lease shall remain liable and responsible with regard to the potential duties and liabilities of Lessor pertaining to Hazardous Substances as outlined in
Paragraph 6.2 above. 
 18. Severability. The invalidity of any provision of this Lease, as determined by a court of competent jurisdiction, shall in
no way affect the validity of any other provision hereof. 
 19. Days. Unless otherwise specifically indicated to the contrary, the word
“days” as used in this Lease shall mean and refer to calendar days. 
 20. Limitation on Liability. Subject to the provisions of
Paragraph 17 above, the obligations of Lessor under this Lease shall not constitute personal obligations of Lessor, the individual partners of Lessor or its or their individual partners, directors, officers or shareholders, and Lessee shall look to
the Premises, and to no other assets of Lessor, for the satisfaction of any liability of Lessor with respect to this Lease, and shall not seek recourse against the individual partners of Lessor, or its or their individual partners, directors,
officers or shareholders, or any of their personal assets for such satisfaction. 
 21. Time of Essence. Time is of the essence with respect to the
performance of all obligations to be performed or observed by the Parties under this Lease. 
 22. No Prior or Other Agreements; Broker Disclaimer.
This Lease contains all agreements between the Parties with respect to any matter mentioned herein, and no other prior or contemporaneous agreement or understanding shall be effective. Lessor and Lessee each represents and warrants to the Brokers
that it has made, and is relying solely upon, its own investigation as to the nature, quality, character and financial responsibility of the other Party to this Lease and as to the use, nature, quality and character of the Premises. Brokers have no
responsibility with respect thereto or with respect to any default or breach hereof by either Party. The liability (including court costs and attorneys’ fees), of any Broker with respect to negotiation, execution, delivery or performance by
either Lessor or Lessee under this Lease or any amendment or modification hereto shall be limited to an amount up to the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each Broker’s
liability shall not be applicable to any gross negligence or willful misconduct of such Broker. 
 23. Notices. 

23.1 Notice Requirements. All notices required or permitted by this Lease or applicable law shall be in writing and may be delivered in
person (by hand or by courier) or may be sent by regular, certified or registered mail or U.S. Postal Service Express Mail, with postage prepaid, or by facsimile transmission, and shall be deemed sufficiently given if served in a manner specified in
this Paragraph 23. The addresses noted adjacent to a Party’s signature on this Lease shall be that Party’s address for delivery or mailing of notices. Either Party may by written notice to the other specify a different address for notice,
except that upon Lessee’s taking possession of the Premises, the Premises shall constitute Lessee’s address for notice. A copy of all notices to Lessor shall be concurrently transmitted to such party or parties at such addresses as Lessor
may from time to time hereafter designate in writing. 
 23.2 Date of Notice. Any notice sent by registered or certified mail, return
receipt requested, shall be deemed given on the date of delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon. If sent by regular mail the notice shall be deemed given 48 hours after the same is addressed as
required herein and mailed with postage prepaid. Notices delivered by United States Express Mail or overnight courier that guarantee next day delivery shall be deemed given 24 hours after delivery of the same to the Postal Service or courier.
Notices transmitted by facsimile transmission or similar means shall be deemed delivered upon telephone confirmation of receipt (confirmation report from fax machine is sufficient), provided a copy is also delivered via delivery or mail. If notice
is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business day. 
 24. Waivers. No waiver by Lessor of the
Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed a waiver of any other term, covenant or condition hereof, or of any subsequent Default or Breach by Lessee of the same or of any other term, covenant or condition
hereof. Lessor’s consent to, or approval of, any act shall not be deemed to render unnecessary the obtaining of Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to
enforce the provision or provisions of this Lease requiring such consent. The acceptance of Rent by Lessor shall not be a waiver of any Default or Breach by Lessee. Any payment by Lessee may be accepted by Lessor on account of moneys or damages due
Lessor, notwithstanding any qualifying statements or conditions made by Lessee in connection therewith, which such statements and/or conditions shall be of no force or effect whatsoever unless specifically agreed to in writing by Lessor at or before
the time of deposit of such payment. 
 25. Disclosures Regarding The Nature of a Real Estate Agency Relationship. 

(a) When entering into a discussion with a real estate agent regarding a real estate transaction, a Lessor or Lessee should from the outset
understand what type of agency relationship or representation it has with the agent or agents in the transaction. Lessor and Lessee acknowledge being advised by the Brokers in this transaction, as follows: 

 (i) Lessor’s Agent. A Lessor’s agent under a listing agreement with the Lessor
acts as the agent for the Lessor only. A Lessor’s agent or subagent has the following affirmative obligations: To the Lessor: A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Lessor. To the Lessee
and the Lessor: (a) Diligent exercise of reasonable skills and care in performance of the agent’s duties. (b) A duty of honest and fair dealing and good faith. (c) A duty to disclose all facts known to the agent materially affecting the
value or desirability of the property that are not known to, or within the diligent attention and observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does
not involve the affirmative duties set forth above. 
 (ii) Lessee’s Agent. An agent can agree to act as agent for the Lessee
only. In these situations, the agent is not the Lessor’s agent, even if by agreement the agent may receive compensation for services rendered, either in full or in part from the Lessor. An agent acting only for a Lessee has the following
affirmative obligations. To the Lessee: A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Lessee. To the Lessee and the Lessor: (a) Diligent exercise of reasonable skills and care in performance
of the agent’s duties. (b) A duty of honest and fair dealing and good faith. (c) A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or within the
diligent attention and observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does not involve the affirmative duties set forth above. 

(iii) Agent Representing Both Lessor and Lessee. A real estate agent, either acting directly or through one or more associate
licenses, can legally be the agent of both the Lessor and the Lessee in a transaction, but only with the knowledge and consent of both the Lessor and the Lessee. In a dual agency situation, the agent has the following affirmative obligations to both
the Lessor and the Lessee: (a) A fiduciary duty of utmost care, integrity, honesty and loyalty in the dealings with either Lessor or the Lessee. (b) Other duties to the Lessor and the Lessee as stated above in subparagraphs (i) or
(ii). In representing both Lessor and Lessee, the agent may not without the express permission of the respective Party, disclose to the other Party that the Lessor will accept rent in an amount less than that indicated in the listing or that the
Lessee is willing to pay a higher rent than that offered. The above duties of the agent in a real estate transaction do not relieve a Lessor or Lessee from the responsibility to protect their own interests. Lessor and Lessee should carefully read
all agreements to assure that they adequately express their understanding of the transaction. A real estate agent is a person qualified to advise about real estate. If legal or tax advice is desired, consult a competent professional. 

(b) Brokers have no responsibility with respect to any default or breach hereof by either Party. The liability (including court costs
and attorneys’ fees), of any Broker with respect to any breach of duty, error or omission relating to this Lease shall not exceed the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each
Broker’s liability shall not be applicable to any gross negligence or willful misconduct of such Broker. 
 (c) Buyer
and Seller agree to identify to Brokers as “Confidential” any communication or information given Brokers that is considered by such Party to be confidential. 

26. No Right To Holdover. Lessee has no right to retain possession of the Premises or any part thereof beyond the expiration or termination of this
Lease. In the event that Lessee holds over, then the Base Rent shall be increased to 150% of the Base Rent applicable immediately preceding the expiration or termination. Nothing contained herein shall be construed as consent by Lessor to any
holding over by Lessee. 
 27. Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be
cumulative with all other remedies at law or in equity. 
 28. Covenants and Conditions; Construction of Agreement. All provisions of this Lease to
be observed or performed by Lessee are both covenants and conditions. In construing this Lease, all headings and titles are for the convenience of the Parties only and shall not be considered a part of this Lease. Whenever required by the context,
the singular shall include the plural and vice versa. This Lease shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it. 

29. Binding Effect; Choice of Law. This Lease shall be binding upon the parties, their personal representatives, successors and assigns and be governed
by the laws of the State in which the Premises are located. Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are located. 

 30. Subordination; Attornment; Non-Disturbance. 

30.1 Subordination. This Lease and any Option granted hereby shall be subject and subordinate to any ground lease, mortgage, deed of
trust, or other hypothecation or security device (collectively, “Security Device”), now or hereafter placed upon the Premises, to any and all advances made on the security thereof, and to all renewals, modifications, and extensions
thereof. Lessee agrees that the holders of any such Security Devices (in this Lease together referred to as “Lender”) shall have no liability or obligation to perform any of the obligations of Lessor under this Lease. Any Lender may
elect to have this Lease and/or any Option granted hereby superior to the lien of its Security Device by giving written notice thereof to Lessee, whereupon this Lease and such Options shall be deemed prior to such Security Device, notwithstanding
the relative dates of the documentation or recordation thereof. 
 30.2 Attornment. In the event that Lessor transfers title to the
Premises, or the Premises are acquired by another upon the foreclosure or termination of a Security Device to which this Lease is subordinated (i) Lessee shall, subject to the non-disturbance provisions of Paragraph 30.3, attorn to such new
owner, and upon request, enter into a new lease, containing all of the terms and provisions of this Lease, with such new owner for the remainder of the term hereof, or, at the election of such new owner, this Lease shall automatically become a new
Lease between Lessee and such new owner, upon all of the terms and conditions hereof, for the remainder of the term hereof, and (ii) Lessor shall thereafter be relieved of any further obligations hereunder and such new owner shall assume all of
Lessor’s obligations hereunder, except that such new owner shall not: (a) be liable for any act or omission of any prior lessor or with respect to events occurring prior to acquisition of ownership; (b) be subject to any offsets or
defenses which Lessee might have against any prior lessor, (c) be bound by prepayment of more than one month’s rent, or (d) be liable for the return of any security deposit paid to any prior lessor. 

30.3 Non-Disturbance. With respect to Security Devices entered into by Lessor after the execution of this Lease, Lessee’s
subordination of this Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a “Non-Disturbance Agreement”) from the Lender which Non-Disturbance Agreement provides that Lessee’s possession of
the Premises, and this Lease, including any options to extend the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and attorns to the record owner of the Premises. Further, within 60 days after the execution of this
Lease, Lessor shall use its commercially reasonable efforts to obtain a Non-Disturbance Agreement from the holder of any pre-existing Security Device which is secured by the Premises. In the event that Lessor is unable to provide the Non-Disturbance
Agreement within said 60 days, then Lessee may, at Lessee’s option, directly contact Lender and attempt to negotiate for the execution and delivery of a Non-Disturbance Agreement. 

30.4 Self-Executing. The agreements contained in this Paragraph 30 shall be effective without the execution of any further documents;
provided, however, that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of the Premises, Lessee and Lessor shall execute such further writings as may be reasonably required to separately document any
subordination, attornment and/or Non-Disturbance Agreement provided for herein. 
 31. Attorneys’ Fees. If any Party or Broker brings an action
or proceeding involving the Premises whether founded in tort, contract or equity, or to declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action, or appeal thereon, shall be entitled to reasonable
attorneys’ fees. Such fees may be awarded in the same suit or recovered in a separate suit, whether or not such action or proceeding is pursued to decision or judgment. The term, “Prevailing Party” shall include, without
limitation, a Party or Broker who substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment, or the abandonment by the other Party or Broker of its claim or defense. The attorneys’ fees
award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred. In addition, Lessor shall be entitled to attorneys’ fees, costs and expenses incurred
in the preparation and service of notices of Default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default or resulting Breach ($200 is a reasonable minimum per occurrence
for such services and consultation). 
 32. Lessor’s Access; Showing Premises; Repairs. Lessor and Lessor’s agents shall have the right to
enter the Premises at any time, in the case of an emergency, and otherwise at reasonable times will provide a 24-hour notice for the purpose of showing the same to prospective purchasers, lenders, or tenants, and making such
alterations, repairs, improvements or additions to the Premises as Lessor may deem necessary. All such activities shall be without abatement of rent or liability to Lessee. Lessor may at any time place on the Premises any ordinary “For
Sale” signs and Lessor may during the last 6 months of the term hereof place on the Premises any ordinary “For Lease” signs. Lessee may at any time place on the Premises any ordinary “For Sublease”
sign. 
 33. Auctions. Lessee shall not conduct, nor permit to be conducted, any auction upon the Premises without Lessor’s
prior written consent. Lessor shall not be obligated to exercise any standard of reasonableness in determining whether to permit an auction.  

34. Signs. Except for ordinary “For Sublease” signs which may be placed only on the Premises, Lessee shall not place any
sign upon the Project without Lessor’s prior written consent. All signs must comply with all Applicable Requirements. Refer to Addendum Paragraph 55 

35. Termination; Merger. Unless specifically stated otherwise in writing by Lessor, the voluntary or other surrender of this Lease by Lessee, the
mutual termination or cancellation hereof, or a termination hereof by Lessor for Breach by Lessee, shall automatically terminate any sublease or lesser estate in the Premises; provided, however, that Lessor may elect to continue any one or all
existing subtenancies. Lessor’s failure within 10 days following any such event to elect to the contrary by written notice to the holder of any such lesser interest, shall constitute Lessor’s election to have such event constitute the
termination of such interest. 
 36. Consents. Except as otherwise provided herein, wherever in this Lease the consent of a Party is required to an
act by or for the other Party, such consent shall not be unreasonably withheld or delayed. Lessor’s actual reasonable costs and expenses (including but not limited to architects’, attorneys’, engineers’ and other
consultants’ fees) incurred in the consideration of, or response to, a request by Lessee for any Lessor consent, including but not limited to consents to an assignment, a subletting or the presence or use of a Hazardous Substance, shall be paid
by Lessee upon receipt of an invoice and supporting documentation therefor. Lessor’s consent to any act, assignment or subletting shall not constitute an acknowledgment that no Default or Breach by Lessee of this Lease exists, nor shall such
consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise specifically stated in writing by Lessor at the time of such consent. The failure to specify herein any particular condition to Lessor’s consent shall
not preclude the imposition by Lessor at the time of consent of such further or other conditions as are then reasonable with reference to the particular matter for which consent is being given. In the event that either Party disagrees with any
determination made by the other hereunder and reasonably requests the reasons for such determination, the determining party shall furnish its reasons in writing and in reasonable detail within 10 business days following such request. 

 37. Guarantor. 

37.1 Execution. The Guarantors, if any, shall each execute a guaranty in the form most recently published by the American Industrial
Real Estate Association, and each such Guarantor shall have the same obligations as Lessee under this Lease. 
 37.2 Default. It
shall constitute a Default of the Lessee if any Guarantor fails or refuses, upon request to provide: (a) evidence of the execution of the guaranty, including the authority of the party signing on Guarantor’s behalf to obligate Guarantor,
and in the case of a corporate Guarantor, a certified copy of a resolution of its board of directors authorizing the making of such guaranty, (b) current financial statements, (c) an Estoppel Certificate, or (d) written confirmation
that the guaranty is still in effect. 
 38. Quiet Possession. Subject to payment by Lessee of the Rent and performance of all of the covenants,
conditions and provisions on Lessee’s part to be observed and performed under this Lease, Lessee shall have quiet possession and quiet enjoyment of the Premises during the term hereof. 

39. Options. If Lessee is granted an option, as defined below, then the following provisions shall apply. Refer to Addendum Paragraph 56 

39.1 Definition. “Option” shall mean: (a) the right to extend the term of or renew this Lease or to
extend or renew any lease that Lessee has on other property of Lessor; (b) the right of first refusal or first offer to lease either the Premises or other property of Lessor; (c) the right to purchase or the right of first refusal to
purchase the Premises or other property of Lessor. 
 39.2 Options Personal To Original Lessee. Any Option granted to Lessee
in this Lease is personal to the original Lessee, and cannot be assigned or exercised by anyone other than said original Lessee and only while the original Lessee is in full possession of the Premises and, if requested by Lessor, with Lessee
certifying that Lessee has no intention of thereafter assigning or subletting. 
 39.3 Multiple Options. In the event that Lessee has
any multiple Options to extend or renew this Lease, a later Option cannot be exercised unless the prior Options have been validly exercised. 

39.4 Effect of Default on Options. 

(a) Lessee shall have no right to exercise an Option: (i) during the period commencing with the giving of any notice of Default and
continuing until said Default is cured, (ii) during the period of time any Rent is unpaid (without regard to whether notice thereof is given Lessee), (iii) during the time Lessee is in Breach of this Lease, or (iv) in the event that
Lessee has been given 3 or more notices of separate Default, whether or not the Defaults are cured, during the 12 month period immediately preceding the exercise of the Option. 

(b) The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee’s inability to
exercise an Option because of the provisions of Paragraph 39.4(a). 
 (c) An Option shall terminate and be of no further force or effect,
notwithstanding Lessee’s due and timely exercise of the Option, if, after such exercise and prior to the commencement of the extended term, (i) Lessee fails to pay Rent for a period of 30 days after such Rent becomes due (without any
necessity of Lessor to give notice thereof), (ii) Lessor gives to Lessee 3 or more notices of separate Default during any 12 month period, whether or not the Defaults are cured, or (iii) if Lessee commits a Breach of this Lease. 

40. Security Measures. Lessee hereby acknowledges that the Rent payable to Lessor hereunder does not include the cost of guard service or other
security measures, and that Lessor shall have no obligation whatsoever to provide same. Lessee assumes all responsibility for the protection of the Premises, Lessee, its agents and invitees and their property from the acts of third parties. 

41. Reservations. Lessor reserves the right: (i) to grant, without the consent or joinder of Lessee, such easements, rights and dedications that
Lessor deems necessary, (ii) to cause the recordation of parcel maps and restrictions, and (iii) to create and/or install new utility raceways, so long as such easements, rights, dedications, maps, restrictions, and utility raceways do not
unreasonably interfere with the use of the Premises by Lessee. Lessee agrees to sign any documents reasonably requested by Lessor to effectuate such rights. 

42. Performance Under Protest. If at any time a dispute shall arise as to any amount or sum of money to be paid by one Party to the other under the
provisions hereof, the Party against whom the obligation to pay the money is asserted shall have the right to make payment “under protest” and such payment shall not be regarded as a voluntary payment and there shall survive the right on
the part of said Party to institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on the part of said Party to pay such sum or any part thereof, said Party shall be entitled to recover such sum or so much
thereof as it was not legally required to pay. 
 43. Authority. If either Party hereto is a corporation, trust, limited liability company,
partnership, or similar entity, each individual executing this Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver this Lease on its behalf. Each party shall, within 30 days after request,
deliver to the other party satisfactory evidence of such authority. 
 44. Conflict. Any conflict between the printed provisions of this Lease and
the typewritten or handwritten provisions shall be controlled by the typewritten or handwritten provisions. 
 45. Offer. Preparation of this Lease
by either party or their agent and submission of same to the other Party shall not be deemed an offer to lease to the other Party. This Lease is not intended to be binding until executed and delivered by all Parties hereto. 

46. Amendments. This Lease may be modified only in writing, signed by the Parties in interest at the time of the modification. As long as they do not
materially change Lessee’s obligations hereunder, Lessee agrees to make such reasonable non-monetary modifications to this Lease as may be reasonably required by a Lender in connection with the obtaining of normal financing or refinancing of
the Premises. 
 47. Multiple Parties. If more than one person or entity is named herein as either Lessor or Lessee, such multiple Parties shall have
joint and several responsibility to comply with the terms of this Lease. 
 48. Waiver of Jury Trial. The Parties hereby waive their respective
rights to trial by jury in any action or proceeding involving the Property or arising out of this Agreement. 
 49. Mediation and Arbitration of
Disputes. An Addendum requiring the Mediation and/or the Arbitration of all disputes between the Parties and/or Brokers arising out of this Lease  ̈ is
x is not attached to this Lease. 
 50. Add to Paragraph 1.1 - Parties 

51. Add to Paragraph 1.3 – Term 
 52. Add to
Paragraph 6.2(a) – Hazardous Substances Reportable Uses Require Consent 
 53. Add to Paragraph 7.3(a) – Definitions under Utility
Installations Trade Fixtures; Alterations 
 54. Add to Paragraph 8.7 – Indemnity 

55. Add to Paragraph 34- Signs 
 56. Add to Paragraph
39-Options 
 Exhibit A – Site Plan 

Exhibit B – Floor Plan 
 Exhibit C – Rent
Security Deposit, and Common Are Operating Expenses 
 Exhibit D – Responsibility for Leasehold Improvements 

Exhibit E – General Atomic Rules & Regulations 

Exhibit F – Draft of Recognition of Attornment Agreement 

LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR
INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES.
ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE
PARTIES ARE URGED TO: 
 1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. 

2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE
POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF THE PREMISES FOR
LESSEE’S INTENDED USE. 
 WARNING: IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE
REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES ARE LOCATED. 
 The parties hereto have executed this Lease at the place and on the
dates specified above their respective signatures. 

 

			
	Executed at:	 	 San Diego, California

 

			
	on:	 	  

by LESSOR: 
  

			
	 General Atomics

	
	  

		
	By:	 	 /s/ Anthony Navarra

 

			
	Name Printed:	 	 Anthony Navarra

 

			
	Title:	 	 Treasurer

 

			
	By:	 	  

 

			
	Name Printed:	 	  

 

			
	Title:	 	  

 

			
	Address:	 	 3550 General Atomics Court

	
	                San
Diego, California 92121

  

			
	Telephone:	 	 (858) 455-4408

 

			
	Facsimile:	 	 (858) 455-4145

 

			
	Federal ID No.	 	  

 

			
	Executed at:	 	 San Diego, California

 

			
	on:	 	  

by LESSEE: 
  

			
	 Althea Technologies, Inc.

	
	  

		
	By:	 	 /s/ Francois Ferre, Ph.D.

 

			
	Name Printed:	 	 Francois Ferre, Ph.D.

 

			
	Title:	 	 Chief Executive Officer

 

			
	By:	 	  

 

			
	Name Printed:	 	  

 

			
	Title:	 	  

 

			
	Address:	 	 3550 General Atomics Court

	
	                San
Diego, California 92121

  

			
	Telephone:	 	 (858) 455-2183

 

			
	Facsimile:	 	 (858) 455-2188

 

			
	Federal ID No.	 	  

 
 

 ADDENDUM TO SUBLEASE 

 

	50.	Insert at the end of Paragraph 1.1- Parties: Lessor is the tenant of the Industrial Center under a certain lease (the “Master Lease”) with Sorrento West Properties Inc. (the “Owner”). Lessor
covenants, represents, and warrants that Lessor is not in default under the Master Lease, has not received any notice of termination by Master Lessor, of the Master Lease, that the execution and performance by Lessor of the terms and conditions of
this Sublease will not violate any of the terms of the Master Lease, and that Lessor not willfully commit any act or omission which would violate any term or condition of the Master Lease or cause the termination of the Master Lease during the term
of this Lease. 

 As used herein, “Lease” means “Sublease,” “Lessor” means “Sublessor,”
and “Lessee means “Sublessee.” 
  

	51.	Insert at the end of Paragraph 1.3–Term. The term of this Sublease shall be for a period of five (5) years, and three (3) months, with the first three (3) months (November, December 2002 and
January 2003) free. The Lessor shall provide Lessee access to Building 65 by November 1, 2002 to begin its Leasehold Improvements with possession by February 1, 2003. Lessor and Lessee agree this is sufficient time preparation of the
Premises and delays caused by Lessee to perform its Leasehold Improvements beyond February 1, 2003 shall not be used as a reason for Lessor to abate rent or operating expenses. 

 

	52.	Insert at the end of Paragraph 6.2(a) - Hazardous Substances Reportable Uses Require Consent. Lessee warrants that use of Hazardous Substances are incidental to its operation on the Premises and is not the
primary or substantial purpose of its Tenancy. 

  

	 	A.	Lessee shall coordinate any permit application for use, storage, handling, and disposal of Hazardous Substances with the Lessor and shall submit updated copies of such permits, applications and licenses to Lessor for
Lessor’s files. At the request of the Lessor, Lessee shall submit a material sheet for all Hazardous Substances maintained in the Premises. 

  

	 	B.	Lessor, the Owner, and their respective agents and Lenders shall have the right to enter the Premises at reasonable times, and upon reasonable notice, for the purpose of inspecting the “Hazardous Substances”
as defined in any Federal, State, or local law or regulation, showing prospective purchasers, lenders, or lessees, and making such alterations, repairs, improvements or additions to the Premises as Lessor or Owner may deem necessary or desirable.

  

	 	C.	Hazardous Substances used, produced, stored, processed, treated, refined, generated, and disposed of by Lessee shall be the responsibility of Lessee, and Lessee shall undertake and perform all such activities in
accordance with all applicable laws and regulations and in accordance with standard practices and in a safe and reasonable manner, during the term of the Lease, when appropriate, but in no event later than the date that the Lease is terminated.

  

	53.	Insert at the end of Paragraph 7.3(a) Definitions under Utility Installations; Trade Fixtures; Alterations. Alterations improvements, additions or Utility Installations by the Lessee will be performed by licensed
and insured construction or service companies having qualified craft workers possessing the proper qualifications and training for performing the work. These alterations, improvements, additions, or Utility Installations will be performed by
contractors for which Lessor has given Lessee its consent. 

 Lessee shall make best effort to prepare the design, and have
Leasehold Improvements installed in Building 65 for possession by February 1, 2003. 
 Lessor shall provide to Lessee a Tenant
Improvements Allowance up to $300,000. Tenant Improvements greater than $300,000 shall be the responsibility of Lessee. 
  

	54.	Insert at the end of Paragraph 8.7 - Indemnity. Except for Lessee’s negligence and/or breach of expressed warranties, Lessor shall Indemnify and hold harmless Lessee from and against any and all claims
arising from any work or things done, permitted or suffered by Lessor in or about the Premises arising from any act or omission of Lessor or any of Lessor’s agents, contractors, or employees, and from and against all costs, attorneys’
fees, expenses, liabilities incurred in the defense of any such claim or any action or proceeding brought thereon. 

 Lessor
shall indemnify and hold Lessee Harmless from and against all claims arising during and after the term of the Sublease from or in connection with the presence of Hazardous Substances in, or about the Premises as a result of previous uses or prior
existence of Hazardous Substances. Lessee shall indemnify harmless Lessor from and against all claims arising during and after the Sublease term from or in connection with the contamination through Lessee’s use of the premises. This section
shall specifically cover cost incurred in connection with any investigation of site conditions or any cleanup, remediation, removal or restoration work required by any federal, state or local governmental agency or political subdivision because of
the presence of Hazardous Substances in the soil, groundwater, or soil vapor on or under the subleased Premises caused by Lessee’s discharge, dumping, spilling (accidental or otherwise Hazardous Substances) onto the leased Premises. 

  

	55.	Insert at the end of Paragraph 34 - Signs. The Lessee agrees that any Lessee corporate signage mounted external to the building shall be placed in the Landscaping area near the main entrance to the
building, and the design and appearance shall be consistent with Lessor’s other Tenants in the Sorrento West “Industrial Center” and pre-approved by General Atomics Facilities Department 

 

	56.	Insert at the end of the First Sentence of Paragraph 39-Options. The Lessor will provide Lessee the Option to extend the term for five (5) years starting when the Original Term expires January 31, 2008.
Monthly Rent will be adjusted by a 4% increase per annum beginning at the expiration of the Original Term. The Lessee must provide Lessor a minimum of six months written advance notice of its intent to exercise the Option. If notice is not so given
and received, this Option shall automatically expire. 

 

 

  
 Exhibit A 

 

 

  
 Exhibit B 

 RENT, SECURITY DEPOSIT, and COMMON AREA OPERATING EXPENSES 

Base Rent 
 The Base Rental Rate and Monthly Rent
shall be In accordance with the following fixed rental schedule: 
  

							
	 Year
	  	 Months
	  	Monthly Rent	 
	 Nov. 1, 2002 thru Jan. 1, 2003
	  	First 3mos.	  	$	0.00	  
	 Feb. 1, 2003 thru Oct. 31, 2003
	  		  	$	40,358.25	  
			
	 Nov, 1, 2003 thru Oct. 31, 2004
	  	All	  	$	41,972.58	  
	 Nov. 1, 2004 thru Oct. 31, 2005
	  	All	  	$	43,651.48	  
	 Nov. 1, 2005 thru Oct. 31, 2006
	  	All	  	$	45,397.54	  
	 Nov. 1, 2006 thru Oct. 31, 2007
	  	All	  	$	47,213.44	  
	 Nov. 1, 2007 thru Jan. 31, 2008
	  	3mos.	  	$	49,101.98	  

 The Base Rental Rate shall start at $1.35/sf, triple net and shall be adjusted by a 4% increase per annum. 

Security Deposit 
 Lessee will have on record with
Lessor a Security Deposit needed to secure payment of Rent, and Operating Expenses in amount equivalent to one month’s Rent and two months’ average Operating Expenses. Lessee currently has on record with Lessor a good faith Security
Deposit of $62,685. Therefore, no added security deposit is due upon execution of this Sublease. See the breakdown below: 
  

					
	 One Month’s Rent (29,895sf x $1.35/sf)
	  	$	40,358.25	  
	 Two Months’ OE (29,895sf x $0.17 x 2mo)
	  	$	10,164.30	  
	 Total Security Deposit Required
	  	$	50,522.55	  
	 Less Prepaid Security Deposit
	  	$	62,685.00	  
		  	  
	  
	 
	 On Record Security Deposit Balance:
	  	$	12,162.45	  

 Concurrent with the annual increase in Monthly Rent, and without prior notice, the Security Deposit shall be adjusted in
direct relation to the Monthly Rent and Operating Expenses and shall be paid by Lessee upon receipt of an invoice from Lessor. 
 Common Area
Operating Expenses 
 Lessee will pay all Operating Expenses for Building 65. The “Industrial Center” is made up of five separate
buildings, with a total of 118,632 gross square feet. Each building has separate service for gas/electric, telephones, water and sanitary sewer. Upon Substantial Completion of leasehold improvements, Lessee should have the building gas/electric, and
water/sewer accounts transferred to the Lessee for direct payment to the appropriate companies. 
 Lessee shall make its own arrangements and pay for
telephone line connection service and security monitoring service for Building 65 with a service company of its choice. 
 Lessee shall make its own
arrangements with outside service companies of its choice, to clean building interior, maintenance and repair to roof, maintenance and repair to roof mounted heating, ventilation and air conditioning system equipment, and maintenance and repair of
building interior building elements. 
 Lessor shall provide for normal “Industrial Center” services such as trash collection, parking lot
maintenance and cleaning, landscape maintenance, common area lighting; Lessor pays real estate taxes and insurance and maintains the exterior of the Building and its common area. Costs for these assessments and services shall be passed through to
the Lessee on a prorated basis either monthly, bimonthly, semiannually or annually, a schedule specifically consistent with Lessor’s obligation for payment of these various services or assessments. 

  
 Exhibit C 

 LEASEHOLD IMPROVEMENTS 

The Lessor agrees to sublease to the Lessee, Building 65, located in the Sorrento West “Industrial Center,” in “as-is” condition. 

The Parties agree to the following general guidelines in discharging the respective obligations for improving the Premises for the Lessee’s use. The
Lessee shall be responsible for the design and construction of the Leasehold Improvements to alter the Premises for the Lessee’s specific use. 

The Lessee will be responsible for the following: 
  

	 	A.	Lessor will provide Tenant Improvements at Lessor expense up to $300,000 to improve the premises once the current tenant vacates the Premises. Lessee shall provide Lessor’s Facilities Department sufficient backup
information showing verified payment with supporting information. Supporting information included a summary of the cost to complete and verification of payment by the Lessee accompanied by conditional or unconditional mechanics lien releases
executed by the performing contractor(s). All improvements over $300,000 will be the responsibility of the Lessee. 

  

	 	B.	Costs expended in preparing Leasehold Improvement estimates, preparation of working drawings and specifications, cost for reproducing design documents, permit processing and cost of permits and fees needed to construct
the Leasehold Improvements. 

  

	 	C.	After obtaining design approval from the City, Lessee shall be permitted to select a licensed and insured contractor or service companies who have been pre-approved by General Atomics Facilities Department.

  

	 	D.	Installation of structures, walls, insulation, ceilings, doorways, and those features needed to provide access control to serve the manufacturing, warehousing and administrative space. 

 

	 	E.	Installation of mechanical and plumbing equipment and services to support manufacturing, warehousing and administrative areas. This includes heating, conditioning, exhaust systems; distribution of compressed air,
deionized water, specialty gases, potable water, standard fire protection water, sewer and natural gas. In those cases where services interfaces with Lessee’s fixtures or equipment, Leasehold Improvements will be installed at a convenient point
of connection above ceilings or at rough-in locations, as designated on the working drawings and specifications. 

  

	 	F.	Installation of electrical equipment and services to distribute commercial and standby power for manufacturing and laboratory equipment, lighting, standard communications, special data communications, standard life
safety, fire protection, and process or security alarms. In those cases where services interface directly with Lessee’s fixtures or equipment, the Leasehold Improvements will be installed to a convenient point of connection such as above the
ceiling or to a junction box, or to a disconnect device, such as a fused switch as designated on the working drawings and specifications. 

  

	 	G.	Installation of interior windows, window treatment, doors, door hardware, suspended ceiling, electrical trim, mechanical trim, floor covering and paint. 

The Lessor will be responsible for the following: 
  

	 	A.	At its own discretion, Lessor will file a “Notice of Non-Responsibility” giving notice to all material suppliers and contractors that the Lessor is not responsible for payment contracted services.

  

	 	B.	Lessor’s Facilities Department will assist the design team with definition of building interfaces and pre-existing site conditions. 

 

	 	C.	Lessor’s Facilities Department will review construction documents to ascertain that the design for the Leasehold Improvements are consistent with this Agreement. 

 

	 	C.	Lessor Facilities Department shall perform routine inspections of the construction site to confirm that the installations are in accordance with the plans, and adequate construction quality standards are being
maintained. 

  
 Exhibit D 

 TENANT FIXTURES AND EQUIPMENT INSTALLATION 

Lessee shall be responsible for the specification, design, purchase, installation, or relocation of its hardware, and all personal property needed to
complement or complete the Building for Lessee’s operations. Said equipment will remain under Lessee’s ownership, and its installation will be the responsibility of Lessee. 

Lessee’s responsibilities are as follows: 
  

	 	A.	Prepare the necessary design documents and obtain the needed permits for the installation of manufacturing and laboratory equipment, permits for the storage, dispensing and use of hazardous materials and any services
required for Lessee’s operations including telecommunications, security monitoring and the like. 

  

	 	B.	Purchase or relocate equipment and put in place manufacturing equipment, laboratory benches and equipment, hoods, cold rooms, hazardous material storage features and other similar fixtures and equipment in a fashion
that same can be removed upon Lessee’s vacating the Premises without causing excess damage to Leasehold Improvements. 

  

	 	C.	Connect to its fixtures and equipment, ducting, piping, electrical, and other needed services from a convenient point of connection provided as part of leasehold improvements. 

 

	 	D.	Supply and install specialty systems and equipments such as packaging equipment, autoclaves, deionized water production units, product storage tanks, process piping, standby power generator, and other specialty
equipment and systems, all unique to the Lessee’s operations. 

  

	 	E.	Supply and install enclosures for quarantine areas, special cooling and air filtration for process equipment and fixtures. 

  

	 	F.	Supply and install special monitoring systems as required to satisfy local, state, and federal regulations. 

  

	 	G.	Supply and install data and telecommunications system terminal equipment, special life safety systems, special fire suppression, security features (alarms, door locks, access controls, remote monitoring), and signage,
all unique to Lessee’s operation and administrative use. 

  

	 	H.	Supply and install office furniture, conference room furniture, lobby furniture, and common area amenities. 

  
 Exhibit D 

 GENERAL ATOMICS RULES & REGULATIONS 

 

	1.	Lessor agrees that Lessee is entitled to and shall have the quiet enjoyment of the Premises described in the Sublease. 

  

	2.	During the term of the Sublease, Lessee will provide Lessor the names and home telephone numbers of two Lessee employees who can be contacted by the Lessor in case of emergencies during Lessee’s non-business hours.

  

	3.	Lessor shall provide Lessee a minimum 24-hour advance notice of any inspection by the Lessor, Owner, Lender, insurance carriers and respective agents. 

 

	4.	During the warranty period, Lessee shall give Lessor prompt notice of any accidents to or defects in the water pipes, gas pipes, electric system, lights and fixtures, heating and cooling apparatus or any other service
equipment. 

  

	5.	Any service piping, ducts, electric conduits, telephone wiring and antennas exterior to the building, or boring, cutting of exterior walls, floor or roof shall not be permitted, except with the written consent of
Lessor. 

  

	6.	Lessee’s identification sign(s) shall be subject to prior approval by Lessor. A guideline for building exterior signage is available from the Lessor upon request. 

 

	7.	Lessee shall not install blinds, shades, awnings or other form of inside or outside window covering, or window ventilators or similar devices without the prior written consent of Lessor. 

 

	8.	Lessee shall maintain Premises in a clean and safe condition. Trash will be placed in appropriate disposal containers at locations designated by Lessor for pick-up and disposal. 

 

	9.	Lessee and Lessee’s employees shall not obstruct the sidewalks, driveways, or other common areas and shall use the same only as a means of passage, access and parking; all materials, fixtures, furnishings and
equipment shall be stored inside the building. Outside storage at the Premises is prohibited. 

  

	10.	The water closets, urinals and other plumbing shall be used for the purpose for which they were constructed and no rubbish, newspapers or other substances of any kind shall be thrown into them. Lessee shall not mark,
install screws or drill into, or in any way deface the exterior walls, stone, metal work, doors and windows of the building. 

  

	11.	Lessee and Lessee’s agents and employees shall not play any musical instrument, including radio and television, in a loud or objectionable manner, or make or permit any improper noises in the building, or interfere
in any way with other Industrial Center Lessees or those having business with them in the sole opinion of Lessor. 

  

	12.	Lessee shall not conduct any auction, or sell goods, wares or merchandise on the Premises. 

  

	13.	Lessor shall not be responsible for loss of or damage to any fixtures, furnishings or personal property from any cause. 

  

	14.	Although, Lessor may have given Lessee approval to use the name of the Industrial Center in connection with any business on the property. Lessor will have the right to prohibit any advertising by any agent which in
Lessor’s opinion, tends to impair the reputation of the building or its desirability as a building for offices and laboratories, and upon written notice from Lessor, Lessee will refrain from or discontinue such advertising. 

 

	15.	No cooking shall be done or permitted by Lessee on the Premises, except in areas specifically designed for the purpose, without the consent of Lessor, nor shall the Premises be used for the storage of merchandise, for
washing clothes, for keeping of pets, for lodging or for any improper, objectionable or immoral purposes. 

  

	16.	Lessee shall not disturb, solicit or canvass any occupant of the Industrial Center and will cooperate to prevent same. 

  

	17.	Lessor grants Lessee permission to access the Lessor’s Torrey Pines Industrial Center for use of the central cafeteria, fitness center (members only) and outside recreation complex all in accordance with
Lessor’s site access and use regulations. Lessor also grants Lessee access to its private road (Tower Road) for use of access between Torrey Pines and Sorrento West Industrial Center. Lessor, at its sole option, reserves the right to change or
discontinue part or all of Lessee’s privileges based on reasons such as, but not limited to, governmental regulations, liability exposure, economics, or uncured defaults related to Lessee’s violation of Lessor’s Rules and Regulations
upon a 30 day notice to Lessee. 

  

	18.	Lessors reserves the right to make changes to this list as it sees fit, without prior notice to the Industrial Center Tenants. 

  
 Exhibit E 

 RECORDING REQUESTED BY 

AND WHEN RECORDED MAIL TO: 
  

 
 RECOGNITION AND ATTORNMENT
AGREEMENT 
 RECOGNITION AND ATTORNMENT AGREEMENT (herein referred to as the “Agreement”) is made as of this
            , 2002, by and among SORRENTO WEST PROPERTIES, INC., a Delaware corporation (“Owner”), GENERAL ATOMICS, a California corporation (“Tenant”), and ALTHEA
TECHNOLOGIES, INC., a California corporation (“Subtenant”). 
 W I T N E S S E T H: 

WHEREAS, pursuant to an Amended and Restated Net Lease dated as of March 1, 1991 between Owner and Tenant (the “Master Lease”),
Owner leases to Tenant the premises commonly known as Building 65, located at 11040 Roselle Street, San Diego, California (the “Premises”); and 

WHEREAS, Tenant and Subtenant entered into a sublease of the Premises dated September 9, 2002 (the “Sublease”); and 

WHEREAS, Paragraph 55 of the Sublease provides an option for Sublessee to extend the term of the Sublease for five years starting when the
term of the Sublease expires on January 31, 2008; and 
 WHEREAS, the current Master Lease expires on December 16, 2009; and 

WHEREAS, Owner, Tenant and Subtenant desire to confirm their understanding with respect to the Master Lease and the Sublease. 

NOW, THEREFORE, in consideration of the mutual covenants and agreements herein contained, the parties hereby agree and covenant as follows:

 1. If the option in Paragraph 55 of the Sublease is exercised by Subtenant (or its permitted assignee, sublessee, or subtenant) under the
applicable provisions of the Sublease and if the Master Lease between Owner and Tenant is not renewed or extended or if the Master Lease is terminated for any other reason; and so long as Subtenant (or its permitted assignee, sublessee or subtenant)
is not in default, has not received written notice of default or if Subtenant (or its permitted assignee, sublessee or subtenant) has 

  
 Exhibit F 

Page 1 of 4 

 received written notice of default and has cured such default within the time so provided in the Sublease: 

(a) Owner agrees to protect the rights of Subtenant (or its permitted assignee, sublessee or subtenant) in the Sublease and
look to Subtenant (or its permitted assignee, sublessee or subtenant) as the Tenant during the period of the Sublease including any extension of the term of the Sublease; 

(b) the Sublease shall continue in full force and effect upon, and shall continue to be subject to all of the terms, covenants
and conditions of the Sublease for the balance of the remaining term of the option or for any renewal(s) or extension(s) of the term; 

(c) the possession of the improvements by Subtenant (or its permitted assignee, sublessee or subtenant) and the other rights
and privileges of Subtenant (or its permitted assignee, sublessee or subtenant) provided under the Sublease, and any renewal of the term of the Sublease, are recognized by Owner and shall not be diminished or interfered with by Owner; and Owner
agrees not to, and shall not, join Subtenant (or its permitted assignee, sublessee or subtenant) as a party defendant in any action or proceeding for the purpose of terminating the leasehold estate created under the Sublease because of any default
under the Master Lease. 
 In any such events, Subtenant (or its permitted assignee, sublessee or subtenant) does hereby and shall attorn to
Owner, or any successor of Owner as such owner of the premises as Subtenant’s Landlord under the Sublease. This attornment shall be effective and self-operative upon receipt of written notice of Owner to Subtenant without the execution of any
further instruments. Subtenant (and its permitted assignee, subtenant and/or sublessee) shall, from and after Owner’s or any other party’s succession to the interest of Tenant under the Sublease, have the same remedies for the breach of
Tenant’s covenants to the Subtenant contained in the Sublease as Subtenant (and its permitted assignee, sublessee and/or subtenant) might have had under the Sublease against Tenant; provided, however, that Owner or its successor shall not be:

 (a) liable for an act or omission of any prior landlord (including Tenant); 

(b) subject to any offsets or defenses which Subtenant (or its permitted assignee, sublessee or subtenant) might have against
any prior landlord (including Tenant); 
 (c) bound by any prepayment of any rent or additional rent which Subtenant (or its
permitted assignee, subtenant or subtenant) might have paid for more than the current month to any prior landlord (including Tenant); and/or 

  
 Exhibit F 

Page 2 of 4 

 (d) bound by any amendment or modification of the Sublease, or by any waiver or
forbearance on the part of any prior landlord (including Tenant), made or given without the written consent of Owner or any subsequent beneficiary under the Master Lease. 

4. All notices and demands which any party hereto may desire or may be required to give or make to any other party through deposit in the
United States mail, postage prepaid, or by facsimile addressed to: 
  

					
	If to Owner:	    	 Sorrento West Properties, Inc.
 3550 General
Atomics Court
 San Diego, CA 92121-1122
 Attention: John E.
Jones, Vice President
 cc: Corporate Secretary
	  	
			
	If to Tenant:	    	 General Atomics
 3550 General Atomics
Court
 San Diego, CA 92121-1122
 Attention: Max D. Kemp, Sr.
Vice President
 cc: Randy Walti, Vice President and General Counsel
	  	
			
	If to Subtenant:	    	Althea Technologies, Inc.	  	
		    	  
	  	
		    	  
	  	
		    	Attention:	  	

 or to such other address as may be specified from time to time in writing by any party to the others. 

5. In the event of any action in relation to this Agreement or any instrument or agreement executed with respect hereto, the prevailing party,
in addition to other sums to which it may be entitled, shall be entitled to reasonable attorneys’ fees. 
 6. This Agreement shall not
be modified orally and shall only be modified by an agreement in writing signed by the parties hereto and/or their respective successors in interest. This Agreement shall inure to the benefit of and be binding upon the parties hereto, their
successors and assigns. 

  
 Exhibit F 

Page 3 of 4 

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

									
	OWNER:	 		 	TENANT:
			
	SORRENTO WEST PROPERTIES INC.	 		 	GENERAL ATOMICS
					
	By:	 	  
	 		 	By:	 	  

		 	John E. Jones	 		 		 	Max D. Kemp
		 	Vice President	 		 		 	Senior Vice President
				
		 		 		 	SUBTENANT:
				
		 		 		 	ALTHEA TECHNOLOGIES, INC.
					
		 		 		 	By:	 	  

		 		 		 	Name:	 	  

		 		 		 	Title:	 	  

  
 Exhibit F 

Page 4 of 4 

 FIRST AMENDMENT TO SUBLEASE BETWEEN 

GENERAL ATOMICS AND ALTHEA TECHNOLOGIES, INC. 

This FIRST AMENDMENT. dated for reference purposes only as December 8, 2005, is made by and between General Atomics (the “Lessor”) and Althea
Technologies, Inc. (the “Lessee). This Amendment applies to the Sublease Agreement (the “Agreement”) dated September 9, 2002. 

WHEREAS, The Lessor and Lessee (the Parties) wish to amend certain terms of the Sublease for Building 65 including, but not limited to, occupying
Lessor’s Building 63 Premises located at 3550 Dunhill Street. 
 NOW, THEREFORE, the Parties mutually agree as follows: 

Add to Paragraph 1.2(a), Premises: Effective April 1, 2006, Lessee will add approximately 20,817 square feet of office space (Building 63) to its
current 29,895 square feet of occupied space (Building 65) for a total of 50,712 square feet. 
 Add to Paragraph 1.3, Term: Parties agree the
Sublease Term for Lessee’s added square footage (Building 63 only) will be for a period of five (5) years commencing April 1, 2006 through March 31, 2011. Sublease Term for previously occupied Building 65 will remain unchanged,
terminating January 31, 2008, with a five (5) year option to extend. 
 Add to Paragraph 1.5, Base Rent: The Lessee’s Monthly
Rent in Building 63 will be $1.15/square foot per month NNN commencing April 1, 2006 with an increase of 4% annually each April 1st. Lessee may occupy space upon execution of this
Sublease Amendment for Leasehold Improvements. 
 Building 63 (20,817 square feet x $1.15/square foot) = $23,939.55 

Add to Paragraph 1.7(c), Security Deposit: Security Deposit required on record with the Lessor is that amount equivalent to one month’s Rent and
two months’ Operating Expenses as summarized below: 
  

					
	 One Month’s Rent (Buildings 63 & 65)
	  	$	69,337.09	  
	 Two Months’ Operating Expenses (50,712 sf x $0.40/sf x 2 mos.)
	  	 	40,569.60	  
		  	  
	  
	 
	 Adjusted Security Deposit
	  	$	109,906.69	  
	 Less Security Deposit on Record
	  	 	(53,815.78	) 
		  	  
	  
	 
	 Security Deposit Due:
	  	$	56,090.91	  

 Add to Exhibit C, New Paragraph at end of Common Area Operating Expenses: Lessee will pay all Operating Expenses for
Building 63 the same as it does for its current Building 65 premises. The Lessee’s Building 63 employees will have access to Lessor’s Torrey Pines Industrial Center for use of the central cafeteria, fitness center (members only) and all
outside recreation complex as well as access to Lessor’s private road (Tower Road) for use of access between Torrey Pines and Sorrento West Complex. 

Add to Exhibit D, Leasehold Improvements, Lessor Responsibilities: The Lessor will provide Lessee fifteen dollars ($15.00) per square foot, or
$312,255, for Leasehold Improvements. 
 Except as hereby amended, all other terms and conditions of said Sublease Agreement will remain unchanged
and in full force and effect. 
 This First Amendment is executed by the authorized officers of the parties as set forth below by their respective
signatures. 
  

									
	LESSOR:	 		 	LESSEE:
			
	GENERAL ATOMICS	 		 	ALTHEA TECHNOLOGIES, INC.
					
	By:	 	 /s/ Mary K Scanlan
	 		 	By:	 	 /s/ Magda Marquet, Ph.D.

		 	Mary K. Scanlan	 		 		 	Magda Marquet, Ph.D.
		 	Director of Facilities	 		 		 	Co-President and Co-Chief Executive Officer
					
	Date:	 	 12/8/05
	 		 	Date:	 	 12/8/05

 SECOND AMENDMENT TO SUBLEASE BETWEEN 

GENERAL ATOMICS AND ALTHEA TECHNOLOGIES, INC. 

This SECOND AMENDMENT, dated, for reference purposes only, as of October 18, 2006, is made by and between General Atomics (the “Lessor”) and
Althea Technologies, Inc. (the “Lessee”). This Amendment applies to the Sublease Agreement (the “Agreement”) dated September 9, 2002 (Building 65, 11040 Roselle Street) and First Amendment to Sublease Agreement dated
December 8, 2005 (Building 63, 3550 Dunhill Street). 
 WHEREAS, The Lessor and Lessee (the Parties) wish to amend certain terms of the Sublease,
including, but not limited to, addition of Lessor’s Building 64 located at 11030 Roselle Street in 3 phases, adding two (2) options for Lessor’s Building 63 Premises and adding one (1) option for Lessor’s Building 65
Premises. 
 NOW, THEREFORE, the Parties mutually agree as follows: 

Add to Paragraph 1.2(a), Premises: Effective September 19, 2006, Lessee will add approximately 8,806 square feet of office space (Building 64
Suites F and G). Effective May 1, 2007, Lessee will add approximately 9,777 square feet of office space (Building 64 Suites D and E). Effective November 1, 2007, Lessee will add approximately 9,771 square feet of office space (Building 64
Suites A, B & C) for a total of 28,354 square feet for Building 64 and a total of 79,066 square feet for all occupied buildings effective November 1, 2007. 

Add to Paragraph 1.3, Term: Parties agree the Sublease Term for Lessee’s added square footage (Building 64 only) will commence September 19,
2006 (“Commencement Date”) and terminate January 31, 2013 (“Building 64 Termination Date”). Termination Date for Building 65 shall remain unchanged, terminating January 31,2008 (“Building 65 Termination
Date”). Termination Date for Building 63 shall remain unchanged, terminating March 31, 2011 (“Building 63 Termination Date”). 

Add to Paragraph 1.5, Base Rent: The Lessee’s Monthly Rent in Building 64 will be $1.40 per square foot per month NNN commencing December 1,
2006 (“Rent Commencement Date”) with an annual increase of 4% each December 1st. Lessee may occupy space upon execution of this Sublease Amendment for Leasehold Improvements. Rents for Building 64 shall commence upon occupancy of each
suite or no later than the dates in Paragraph 1.2(a) above. Base Rent for Building 65 shall remain unchanged, but subject to the annual rate increase of 4% each November lst. Base Rent for Building 63 shall remain unchanged, but subject to the
annual rate increase of 4% each April 1st. 
 Building 65 - Althea’s Building 1 

 

																			
	Lease Year	 	Square	 	 	Rental	 	 	 Annual

Rate
	 	 	Monthly	 
	 Start Date
	 	 End Date
	 	Feet	 	 	Rate/SF	 	 	Increase	 	 	Rent	 
	11/01/02	 	01/31/03	 	 	29,895	  	 	$	0.00	  	 	 	0.00	% 	 	$	0.00	  
	02/01/03	 	10/31/03	 	 	29,895	  	 	$	1.35	  	 	 	0.00	% 	 	$	40,358.25	  
	11/01/03	 	10/31/04	 	 	29,895	  	 	$	1.40	  	 	 	4.00	% 	 	$	41,972.58	  
	11/01/04	 	10/31/05	 	 	29,895	  	 	$	1.46	  	 	 	4.00	% 	 	$	43,651.48	  
	11/01/05	 	10/31/06	 	 	29,895	  	 	$	1.52	  	 	 	4.00	% 	 	$	45,397.54	  
	11/01/06	 	10/31/07	 	 	29,895	  	 	$	1.58	  	 	 	4.00	% 	 	$	47,213.44	  
	11/01/07	 	01/31/08	 	 	29,895	  	 	$	1.64	  	 	 	4.00	% 	 	$	49,101.98	  
					
	 Option 1 - 5-Year
	 				 				 				 			
	02/01/08	 	01/31/13	 				 				 				 			
					
	 Option 2 - 5-Year
	 				 				 				 			
	02/01/13	 	01/31/18	 				 				 				 			
			
	Building 63- Althea’s Building 2  
	    
	 				 			
	Lease Year	 	Square	 	 	Rental	 	 	 Annual

Rate
	 	 	Monthly	 
	 Start Date
	 	 End Date
	 	Feet	 	 	Rate/SF	 	 	Increase	 	 	Rent	 
	04/01/06	 	03/31/07	 	 	20,817	  	 	$	1.15	  	 	 	0.00	% 	 	$	23,939.55	  
	04/01/07	 	03/31/08	 	 	20,817	  	 	$	1.20	  	 	 	4.00	% 	 	$	24,897.13	  
	04/01/08	 	03/31/09	 	 	20,817	  	 	$	1.24	  	 	 	4.00	% 	 	$	25,893.02	  
	04/01/09	 	03/31/10	 	 	20,817	  	 	$	1.29	  	 	 	4.00	% 	 	$	26,928.74	  
	04/01/10	 	03/31/11	 	 	20,817	  	 	$	1.35	  	 	 	4.00	% 	 	$	28,005.89	  
					
	 Option 1 - 1-Year, 10-Month
	 				 				 				 			
	04/01/11	 	01/31/13	 				 				 				 			
					
	 Option 2 - 5-Year
	 				 				 				 			
	02/01/13	 	01/31/18	 				 				 				 			
				
	Building 64 - Althea’s Building 3  
	    
	 				 				 			
	Lease Year	 	Square	 	 	Rental	 	 	 Annual

Rate
	 	 	Monthly	 
	 Start Date
	 	 End Date
	 	Feet	 	 	Rate/SF	 	 	Increase	 	 	Rent	 
	09/19/06	 	11/30/06	 	 	8,806	  	 	$	0.00	  	 	 	0.00	% 	 	$	0.00	  
	12/01/06	 	04/30/07	 	 	8,806	  	 	$	1.40	  	 	 	0.00	% 	 	$	12,328.40	  
	05/01/07	 	10/31/07	 	 	18,583	  	 	$	1.40	  	 	 	4.00	% 	 	$	26,016,20	  
	11/01/07	 	11/30/07	 	 	28,354	  	 	$	1.40	  	 	 	4.00	% 	 	$	39,695.60	  
	12/01/07	 	11/30/08	 	 	28,354	  	 	$	1.46	  	 	 	4.00	% 	 	$	41,283.42	  
	12/01/08	 	11/30/09	 	 	28,354	  	 	$	1.51	  	 	 	4.00	% 	 	$	42,934.76	  
	12/01/09	 	11/30/10	 	 	28,354	  	 	$	1.57	  	 	 	4.00	% 	 	$	44,652.15	  
	12/01/10	 	11/30/11	 	 	28,354	  	 	$	1.64	  	 	 	4.00	% 	 	$	46,438.24	  
	12/01/11	 	11/30/12	 	 	28,354	  	 	$	1.70	  	 	 	4.00	% 	 	$	48,295.77	  
	12/01/12	 	01/31/13	 	 	28,354	  	 	$	1.77	  	 	 	4.00	% 	 	$	50,227.60	  
					
	 Option 1 - 5-Year
	 				 				 				 			
	02/01/13	 	01/31/18	 				 				 				 			

 Add to Paragraph 1.7(c), Security Deposit: Security Deposit required on record with the Lessor is that
amount equivalent to one month’s Rent and two months’ Operating Expenses as summarized below: 
  

					
	 One Month’s Rent (Buildings 65, 63, and 64 Suites F & G)
	  	$	81,665.49	  
	 Two Months’ Operating Expenses (59,518 sf x $0.17/sf x 2 mos.)
	  	 	20,236.12	  
		  	  
	  
	 
	 Adjusted Security Deposit
	  	$	101,901.61	  
	 Less Security Deposit on Record
	  	 	(86,579.17	) 
		  	  
	  
	 
	 Security Deposit Due:
	  	$	15,322.44	  

 Concurrent with the annual increases in Base Rent, and/or additions of square footage, and without prior notice, the Security
Deposit shall be adjusted in direct relation to the Monthly Rent and Operating Expenses and shall be paid by Lessee upon receipt of an invoice from Lessor. 

Add to Paragraph 2.2, Condition: The Lessor agrees to sublease to the Lessee Building 64 in “as-is” condition. 

Replace Paragraph 56 of the Addendum to the Sublease Agreement, Options: With the following terms and conditions: (1) The provision of Paragraph
39, including the provision relating to default of the Lessee, set forth in Paragraph 39.4, applies; (2) Lessee gives Lessor written notice of the exercise of this Option to Extend the Term a minimum of three months prior to end of the Option
Year Term for each building, and (3) All Terms and Conditions of the Agreement, including the 4% annual rent increase, except where specifically modified by this Option, apply; Lessee grants Options to extend the Terms of the Sublease Agreement
for each building as follows: 
 Building 65: The Lessee currently has one (1) 5-year Option to extend the Term of the
Sublease Agreement for Building 65 to expire on January 31, 2013, The Lessor grants to the Lessee one (1) additional 5-year Option to extend the Term of the Sublease Agreement for Building 65 starting when the first Option expires on
January 31, 2013 to terminate on January 31, 2018. 
 Building 63: The Lessee currently has no Options to extend the Term of
the Sublease Agreement for Building 63. The Lessor grants to the Lessee one (1) 1-year and 10-month Option to extend the Term of the Sublease Agreement for Building 63 to expire on January 31, 2013 and one (1) 5-year Option to extend
the Term of the Sublease Agreement for Building 63 starting when the first Option expires on January 31, 2013 to terminate on January 31, 2018. 

Building 64: The Lessor grants to the Lessee the Option to extend the Term of the Sublease Agreement for Building 64 one (1) 5-year
period starting when the Sublease for Building 64 expires on January 31, 2013 to terminate on January 31, 2018. 
 Add to Exhibit C, New
Paragraph at end of Common Area Operating Expenses: Lessee will pay all Operating Expenses for Building 64, on the same per square footage basis as it does for its current Buildings 63 and 65 premises. The Lessee’s Building 64 employees
will have access to Lessor’s Torrey Pines Industrial Center for use of the central cafeteria, fitness center (members only) and all outside recreation complex as well as access to Lessor’s private road (Tower Road) for use of access
between Torrey Pines and Sorrento West Complex. 
 Add to Exhibit D, Leasehold Improvements, Lessee Responsibilities: Under the terms of an
escrow agreement dated September 21, 2006 among Bank of the West, General Atomics, and Althea Technologies, Inc. $850,000 will be deposited to the escrow solely for the purpose of making improvements to Building 64 at 11030 Roselle Street, San
Diego, CA 92121. Such amounts will be paid based upon invoices and other supporting information evidencing improvements made at Building 64, together with a Certificate of Instructions signed by Althea Technologies, Inc. In addition to the $850,000
available through the escrow, General Atomics will provide an additional $350,000 for improvements for an actual total of $1,200,000 to improve the premises up to $400,000 maximum for each of three (3) expansion phases, cumulative. Should
Lessee not expend the maximum allocation for either of the first two phases, Lessee may utilize such funds in the next phase. Lessee shall provide Lessor’s Facilities Department sufficient backup information showing verification of payment with
supporting information. Supporting information includes a summary of the cost to complete and verification of payment by the Lessee accompanied by unconditional mechanics lien releases executed by the performing contractor(s), subcontractor(s), and
material vendors. All improvements over $1,200,000 will be the responsibility of the Lessee. 
 Except as hereby amended, all other terms and
conditions of said Sublease Agreement will remain unchanged and in full force and effect. 
 This Second Amendment is executed by the authorized officers of
the parties as set forth below by their respective signatures. 
 
  

									
	LESSOR:	 	LESSEE:
		
	GENERAL ATOMICS	 	ALTHEA TECHNOLOGIES, INC.
					
	By:	 	 /s/ Mary K. Scanlan
	 		 	By:	 	 /s/ Gary Gilmore

		 	Mary K. Scanlan	 		 		 	R. Gary Gilmore
		 	Vice President, Facilities	 		 		 	Chief Financial Officer
					
	Date:	 	 10/19/06
	 		 	Date:	 	 10/17/06

 

 

 THIRD AMENDMENT TO SUBLEASE 

This THIRD AMENDMENT TO SUBLEASE (this “Amendment”),
dated, for reference purposes only, as of August 26, 2010, is made by and between GENERAL ATOMICS (“Lessor”) and ALTHEA TECHNOLOGIES,
INC. (“Lessee”). This Amendment applies to the Standard Industrial/Commercial Multi-Tenant Lease — Net dated September 9, 2002 (Building 65, 11040 Roselle Street), First Amendment to
Sublease between General Atomics and Althea Technologies, Inc. dated December 8, 2005 (Building 63, 3550 Dunhill Street), and Second Amendment to Sublease between General Atomics and Althea Technologies, Inc. dated October 18, 2006
(Building 64, 11030 Roselle Street) (as so amended, the “Sublease”). 
 WHEREAS, Lessor and Lessee (the
“Parties”) wish to amend certain terms of the Sublease, including, but not limited to, the addition of Lessor’s Building 66 located at 3520 Dunhill Street, the extension of the Term and modification of the monthly Base Rent for
all buildings. Capitalized terms used in this Amendment and not otherwise defined herein shall have the meanings ascribed to them in the Sublease unless the context indicates otherwise. 

NOW, THEREFORE, the Parties mutually agree as follows: 

Amendment to Paragraph 1.2(a), Premises: Effective as of September 1, 2010, (i) the Premises is hereby expanded to include, and is hereby
increased by, approximately 24,113 square feet of space as depicted in Exhibit A hereto (comprised of the entire rentable square footage of Building 66) (the “Expansion Space”), and (ii) Lessee shall occupy, and the total
Premises shall consist of, a total of 103,179 square feet for all occupied buildings. 
 Amendment to Paragraph 1.3, Term: Effective as of
September 1, 2010 (which shall be the “Commencement Date” for the Expansion Space under the Sublease), the Parties agree the Term is hereby extended for the entirety of the Premises, including the Expansion Space (Building 66) added
by this Amendment, until August 31, 2017, which date is hereby amended to be the “Expiration Date” as to the entirety of the Premises under the Sublease. 

Amendment to Paragraph 1.5, Base Rent: Commencing September 1, 2010, monthly Base Rent will be as amended below, and Paragraph 1.5 shall be
amended and restated as set out below. For the Expansion Space portions of the Premises (Building 66 only), starting September 1, 2010, Monthly Base Rent for Months 1-5 will be free, Monthly Base Rent for Months 6-11 will be fifty percent
(50%) Monthly Base Rent, and Monthly Base Rent for Months 12-84 will be at one hundred percent (100%) Monthly Base Rent. 
 Building 65
- Althea’s Building 1 (11040 Roselle Street) 
  

																									
	Lease Year	 	  	 	 	  	Rental	 	  	Annual Rate	 	 	Monthly	 	  	 	 
	 Start Date
	  	End Date	 	  	Square Feet	 	  	Rate/SF	 	  	Increase	 	 	Rent	 	  	Annual Rent	 
	 09/01/10
	  	 	08/31/11	  	  	 	29,895	  	  	$	1.30	  	  	 	3.00	% 	 	$	38,863.50	  	  	$	466,362.00	  
	 09/01/11
	  	 	08/31/12	  	  	 	29,895	  	  	$	1.55	  	  	 	3.00	% 	 	$	46,337.25	  	  	$	556,047.00	  
	 09/01/12
	  	 	08/31/13	  	  	 	29,895	  	  	$	1.60	  	  	 	3.00	% 	 	$	47,727.37	  	  	$	572,728.41	  
	 09/01/13
	  	 	08/31/14	  	  	 	29,895	  	  	$	1.64	  	  	 	3.00	% 	 	$	49,159.19	  	  	$	589,910.26	  
	 09/01/14
	  	 	08/31/15	  	  	 	29,895	  	  	$	1.69	  	  	 	3.00	% 	 	$	50,633.96	  	  	$	607,607.57	  
	 09/01/15
	  	 	08/31/16	  	  	 	29,895	  	  	$	1.74	  	  	 	3.00	% 	 	$	52,152.98	  	  	$	625,835.80	  
	 09/01/16
	  	 	08/31/17	  	  	 	29,895	  	  	$	1.80	  	  	 	3.00	% 	 	$	53,717.57	  	  	$	644,610.87	  
		  				  				  				  				 				  	$	4,063,101.91	  

 Building 63 - Althea’s Building 2 (3550 Dunhill Street) 

 

																									
	Lease Year	 	  	 	 	  	Rental	 	  	Annual Rate	 	 	Monthly	 	  	 	 
	 Start Date
	  	End Date	 	  	Square Feet	 	  	Rate/SF	 	  	Increase	 	 	Rent	 	  	Annual Rent	 
	 09/01/10
	  	 	08/31/11	  	  	 	20,817	  	  	$	0.85	  	  	 	3.00	% 	 	$	17,694.45	  	  	$	212,333.40	  
	 09/01/11
	  	 	08/31/12	  	  	 	20,817	  	  	$	1.16	  	  	 	3.00	% 	 	$	24,147.72	  	  	$	289,772.64	  
	 09/01/12
	  	 	08/31/13	  	  	 	20,817	  	  	$	1.19	  	  	 	3.00	% 	 	$	24,872.15	  	  	$	298,465.82	  
	 09/01/13
	  	 	08/31/14	  	  	 	20,817	  	  	$	1.23	  	  	 	3.00	% 	 	$	25,618.32	  	  	$	307,419.79	  
	 09/01/14
	  	 	08/31/15	  	  	 	20,817	  	  	$	1.27	  	  	 	3.00	% 	 	$	26,386.87	  	  	$	316,642.39	  
	 09/01/15
	  	 	08/31/16	  	  	 	20,817	  	  	$	1.31	  	  	 	3.00	% 	 	$	27,178.47	  	  	$	326,141.66	  
	 09/01/16
	  	 	08/31/17	  	  	 	20,817	  	  	$	1.34	  	  	 	3.00	% 	 	$	27,993.83	  	  	$	335,925.91	  
		  				  				  				  				 				  	$	2,086,701.61	  

  
 1. 

 Building 64 Althea’s Building 3 (11030 Roselle Street) 

 

																									
	Lease Year	 	  	 	 	  	Rental	 	  	Annual Rate	 	 	Monthly	 	  	 	 
	 Start Date
	  	End Date	 	  	Square Feet	 	  	Rate/SF	 	  	Increase	 	 	Rent	 	  	Annual Rent	 
	 09/01/10
	  	 	08/31/11	  	  	 	28,354	  	  	$	1.40	  	  	 	3.00	% 	 	$	39,695.60	  	  	$	476,347.20	  
	 09/01/11
	  	 	08/31/12	  	  	 	28,354	  	  	$	1.44	  	  	 	3.00	% 	 	$	40,829.76	  	  	$	489,957.12	  
	 09/01/12
	  	 	08/31/13	  	  	 	28,354	  	  	$	1.48	  	  	 	3.00	% 	 	$	42,054.65	  	  	$	504,655.83	  
	 09/01/13
	  	 	08/31/14	  	  	 	28,354	  	  	$	1.53	  	  	 	3.00	% 	 	$	43,316.29	  	  	$	519,795.51	  
	 09/01/14
	  	 	08/31/15	  	  	 	28,354	  	  	$	1.57	  	  	 	3.00	% 	 	$	44,615.78	  	  	$	535,389.37	  
	 09/01/15
	  	 	08/31/16	  	  	 	28,354	  	  	$	1.62	  	  	 	3.00	% 	 	$	45,954.25	  	  	$	551,451.06	  
	 09/01/16
	  	 	08/31/17	  	  	 	28,354	  	  	$	1.67	  	  	 	3.00	% 	 	$	47,332.88	  	  	$	567,994.59	  
		  				  				  				  				 				  	$	3,645,590.68	  

 Building 66 - Althea’s Building 4 (3520 Dunhill Street) 

 

																									
	Lease Year	 	  	 	 	  	Rental	 	  	Annual Rate	 	 	Monthly	 	  	 	 
	 Start Date
	  	End Date	 	  	Square Feet	 	  	Rate/SF	 	  	Increase	 	 	Rent	 	  	Annual Rent	 
	 09/01/10
	  	 	01/31/11	  	  	 	24,113	  	  	$	1.25	  	  	 	3.00	% 	 	 	Free Rent	  	  	$	0.00	  
	 02/01/11
	  	 	07/31/11	  	  	 	24,113	  	  	$	1.25	  	  	 	3.00	% 	 	 	1/2 Rent	  	  	$	90,423.75	  
	 08/01/11
	  	 	08/31/11	  	  	 	24,113	  	  	$	1.25	  	  	 	3.00	% 	 	$	30,141,25	  	  	$	30,141.25	  
	 09/01/11
	  	 	08/31/12	  	  	 	24,113	  	  	$	1.29	  	  	 	3.00	% 	 	$	31,045.49	  	  	$	372,545.85	  
	 09/01/12
	  	 	08/31/13	  	  	 	24,113	  	  	$	1.33	  	  	 	3.00	% 	 	$	31,976.85	  	  	$	383,722.23	  
	 09/01/13
	  	 	08/31/14	  	  	 	24,113	  	  	$	1.37	  	  	 	3.00	% 	 	$	32,936.16	  	  	$	395,233.89	  
	 09/01/14
	  	 	08/31/15	  	  	 	24,113	  	  	$	1.41	  	  	 	3.00	% 	 	$	33,924.24	  	  	$	407,090.91	  
	 09/01/15
	  	 	08/31/16	  	  	 	24,113	  	  	$	1.45	  	  	 	3.00	% 	 	$	34,941.97	  	  	$	419,303.64	  
	 09/01/16
	  	 	08/31/17	  	  	 	24,113	  	  	$	1.49	  	  	 	3.00	% 	 	$	35,990.23	  	  	$	431,882.75	  
		  				  				  				  				 				  	$	2,530,344.26	  

 Amendment to Paragraph 1.7(c), Security Deposit: Security Deposit required on record with Lessor is that amount
equivalent to one month’s Rent and two months’ Estimated Operating Expenses, as summarized below: 
  

					
	 One Month’s Rent (Buildings 65, 63, 64, and 66)
	  	$	126,394.80	  
	 Two Months’ Operating Expenses (103,179 sf x $0.17/sf x 2 mos.)
	  	$	35,080.86	  
		  	  
	  
	 
	 Required Security Deposit
	  	$	161,475.66	  
	 Less Security Deposit on Record
	  	($	156,559.62	) 
		  	  
	  
	 
	 Security Deposit Due:
	  	$	4,916.04	  

 Concurrent with the annual increases in Base Rent, and/or additions of square footage, and without prior notice, the Security
Deposit shall be adjusted in direct relation to the Monthly Rent and Operating Expenses and shall be paid by Lessee upon receipt of an invoice from Lessor. 

Condition of the Expansion Space. Subject to the provisions of Paragraphs 2.2 and 2.3 of the Sublease, each of which shall apply to the Expansion
Space: (1) Lessee shall accept the Expansion Space in its condition as of the Term Commencement Date, subject to all Applicable Requirements; (2) Lessor shall have no obligation for any defects in the Expansion Space; and
(3) Lessee’s taking possession of the Expansion Space shall be conclusive evidence that Lessee accepts the Expansion Space and that the Expansion Space was in good condition at the time possession was taken. Except as expressly provided
herein, Lessee acknowledges that neither Lessor nor any agent of Lessor has made any representation or warranty with respect to the condition of the Expansion Space or any other portion of the Premises, or with respect to the suitability of the
Expansion Space or the other portions of the Premises for the conduct of Lessee’s business. Except for Lessor’s obligations under Paragraph 2.3 of the Sublease with respect to compliance of the Expansion Space with Applicable Requirement
on the Commencement Date (which provision expressly excludes any such obligation of the part of Lessor with respect to Lessee’s use of the Expansion Space or as to any Alterations, including tenant improvements, made by or for Lessee), Lessee
shall be responsible for the Expansion Space’s compliance with Applicable Requirements, including, without limitation, compliance with ,the Americans With Disabilities Act, 42 U.S.C. § 12101, et seq. (together with the regulations
promulgated pursuant thereto. Notwithstanding the foregoing, Lessor shall correct and/or repair the matters affecting the Expansion Space identified on the attached Exhibit B within six (6) months of the Commencement Date at Lessor’s sole
cost and expense (not to be included in Common Area Operating Expenses or allocated towards the Tenant Improvement Allowance), subject to a maximum expenditure on Landlord’s part of $35,000 for such matters. 

  
 2. 

 Add to Paragraph 7.4(b) of Sublease - Alterations: Paragraph 7.4(b) of the Sublease is hereby amended to
add the following at the end of said Paragraph: “Notwithstanding the foregoing, for any Alterations made to the Premises and paid for by Lessee after the Commencement Date of Lessee’s sublease of Building 66 as part of the Premises, Lessee
may request as part of Lessee’s written request to Lessor for Lessor’s consent to any such Alteration, that Lessor acknowledge in writing whether Lessee shall be required to remove such Alteration upon the expiration or earlier termination
of the Sublease Term. If Lessor fails to respond to such request within ten (10) business days, upon Lessee’s giving of an additional ten (10) business days written notice to Lessor without response from Lessor, Lessor shall be deemed to have
elected that Lessee shall have no obligation to remove such Alteration. In the event Lessor specifies that Lessee is required to remove any such Alteration, Lessee shall be required to restore the Premises to its condition prior to the Alteration,
reasonable wear and tear and casualty excepted, including, when removing any of Lessee’s property which was plumbed, wired or otherwise connected to any of the Building systems, capping off all such connections behind the walls of the Premises
and repairing any holes. During any such restoration period, Lessee shall pay Rent to Lessor as provided herein as if said space were otherwise occupied by Lessee. The provisions of this Section shall survive the expiration or earlier termination of
the Sublease.” 
 Replace Paragraph 56 of the Addendum to Sublease - Options: Paragraph 56 of the Sublease is hereby amended and restated
as follows: “Lessor hereby grants to Lessee two (2) successive 5-year options to extend the Term through August 31, 2022 and August 31, 2027, respectively, as to the entirety of the Premises (and not less than the entirety) in
all Buildings (63, 64, 65, and 66), subject to the following terms and conditions: (1) the terms and provisions of Paragraph 39, including the provision relating to default of Lessee, set forth in Paragraph 39.4, applies to such options
(provided that, for purposes of the requirement under Paragraph 39.2 that Lessee be in full possession of the Premises, such possession shall be deemed satisfied if Lessee, together with its Affiliates [as defined below], occupies the entire
Premises); (2) Lessee shall give Lessor written notice of its exercise of these Options to Extend the Term (“Exercise Notice”) at least six (6) months prior to, but no earlier than nine (9) months prior to, the end of
the then current Term, and if notice is not so given and received, the subject option to extend (and any succeeding option) shall automatically expire, and (3) all terms and conditions of the Sublease shall apply except that Base Rent during
any such extension term shall be determined in accordance with the provisions of this Section 56, as follows: The Base Rent during any extension term shall be the lesser of (i) the fair market value (determined in accordance with this
Section 56) or (ii) the Base Rent in effect at the expiration of the applicable Term, providing for 3.0% annual increases during the extension term. The “fair market value” shall be the rental rate at which tenants, as of the
commencement of the applicable extension term, are leasing non-sublease, non-encumbered space comparable in size, location and quality to the Premises for a term of five (5) years, which comparable space is located in other first-class office
buildings in the Sorrento Valley/Torrey Pines area of San Diego, California. Upon receipt of Lessee’s Exercise Notice, Lessor and Lessee shall attempt to agree in good faith upon the fair market value. If Lessor and Lessee fail to reach
agreement within twenty (20) days following Lessor’s receipt of the Exercise Notice (the “Outside Agreement Date”), then each party shall make a separate determination of the fair market value and, within five
(5) business days thereafter, concurrently exchange such determinations and such determinations shall be submitted to arbitration in accordance with this Section 56. Lessor and Lessee shall each appoint one arbitrator who shall by
profession be a real estate broker who shall have been active over the five (5) year period ending on the date of such appointment in the leasing of comparable office properties in San Diego, California. The determination of the arbitrators
shall be limited solely to the issue of whether Lessor’s or Lessee’s submitted determination of fair market value is the closest to the actual fair market value, as determined by the arbitrators. Each such arbitrator shall be appointed
within fifteen (15) business days after the applicable Outside Agreement Date. The two (2) arbitrators so appointed shall within five (5) 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. The three (3) arbitrators shall within five (5) days of the appointment of the third
arbitrator reach a decision as to whether the parties shall use Lessor’s or Lessee’s submitted determination of fair market value and shall notify Lessor and Lessee thereof. The decision of the majority of the three (3) arbitrators
shall be binding upon Lessor and Lessee. If either Lessor or Lessee fails to appoint an arbitrator within fifteen (15) business days after the applicable Outside Agreement Date, the arbitrator appointed by one of them shall reach a decision,
notify Lessor and Lessee thereof, and such arbitrator’s decision shall be binding upon Lessor and Lessee. If the two (2) arbitrators fail to agree upon and appoint a third arbitrator, or both parties fail to appoint an arbitrator, then the
appointment of the third arbitrator or any arbitrator shall be dismissed and the determination of fair market value to be decided shall be forthwith submitted to arbitration under the provisions of the American Arbitration Association. The cost of
arbitration shall be paid by Lessor and Lessee equally.” 

  
 3. 

 Add Paragraph 57 to the Addendum to Sublease - Nondisclosure of Lease Terms: A new paragraph 57 is hereby
added to the Sublease, as follows: “Lessee acknowledges and agrees that the terms of this Sublease are confidential and constitute proprietary information of Lessor. Disclosure of the terms could adversely affect the ability of Lessor to
negotiate other leases and impair Lessor’s relationship with other tenants. Accordingly, Lessee agrees that it, and its partners, officers, directors, employees and agents, shall not disclose the terms and conditions of this Sublease to any
newspaper or other publication, to any other tenant or apparent prospective tenant of the Building or other portion of the Premises, any real estate agent or any other party, either directly or indirectly, without the prior written consent of
Lessor; provided, however, Lessee may disclose the terms to its attorneys, accountants, employees, and prospective subtenants or assignees under this Lease on a “need to know” basis, and all such parties shall be required to keep the terms
of this Sublease confidential, and Lessee may also disclose the terms of this Sublease to the extent Lessee is legally obligated to do so.” 

Common Area Operating Expenses: Lessee will pay all Operating Expenses for Building 66, on the same per square footage basis as it does for its current
Buildings 63, 64 and 65 premises. Lessee’s Building 66 employees will have access to Lessor’s Torrey Pines Industrial Center for use of the central cafeteria, fitness center (members only) and all outside recreation complex as well as
access to Lessor’s private road (Tower Road) for use of access between the Torrey Pines and Sorrento Valley West Complex, provided that such use shall be subject to Lessor’s rules and regulations at all times. 

Tenant Improvement Allowance: Provided that Lessee is not in default of its obligations under the Sublease (and no event exists which with the giving
of notice or passage of time would constitute a default by Lessee under the Sublease), Lessor will provide Lessee with a tenant improvement allowance (“Tenant Improvement Allowance”) of (i) up to Two Hundred Thirty-Seven
Thousand One Hundred Ninety-Eight dollars ($237,198) for Buildings 63, 64, 65 ($3.00 per rentable square foot), and (ii) up to One Hundred Twenty Thousand Five Hundred Sixty-five dollars ($120,565) for Building 66 ($5.00 per rentable square
foot). During the period beginning on September 1, 2010 and ending on August 31, 2013, Lessee may elect, in its sole discretion, to allocate the combined Tenant Improvement Allowance, up to Three Hundred Fifty-Seven Thousand Seven Hundred
Sixty-Three Dollars ($357,763) in the aggregate, as needed between Buildings 63, 64, 65, and 66, for any Utility Installations or Alterations Lessee deems appropriate, subject to the provisions of Article 7 of the Sublease (“Allowance
Improvements”). Lessee will provide Lessor’s Facilities Department sufficient backup information showing verification of payment of costs for design and construction of the Allowance Improvements, including supporting information
consisting of a line item summary of the cost to complete the Allowance Improvements and verification of payment of the costs thereof by Lessee, accompanied by statutorily sufficient conditional (i.e. conditioned only upon receipt of payment) or
unconditional mechanics lien releases (such lien waivers and releases to be submitted for any progress payments and for final payment) executed by the performing contractor(s), supplier(s) and materialmen. In the event that the costs of the
Allowance Improvements exceed the Tenant Improvement Allowance, all such costs shall be borne solely by Lessee, however, such excess costs may be paid out of TI Advances (as defined below), subject to all the provisions applicable to such TI
Advances set forth below. The terms and provisions of Article 7 of the Sublease, as amended by this Amendment, shall be applicable to the Allowance Improvements and to any other Alterations made by Lessee, which terms and provisions provide that,
among other things, (i) Lessee shall be required to obtain the consent or approval of Lessor to the Allowance Improvements and to any other Alterations made by Lessee, and (ii) Lessor may, as a condition of or to its consent, require that
Lessee remove any or all of such Allowance Improvements and/or other Alterations made by Lessee, at the expiration or earlier termination of the Sublease. 

In the event that Lessee requires additional Alterations to modify the Premises in excess of the Allowance Improvements or the cost of the Allowance
Improvements exceeds the Tenant Improvement Allowance above, provided that: (1) Lessee is not in default of its obligations under the Sublease (and no event exists which with the giving of notice or passage of time would constitute a default by
Lessee under the Sublease), and (2) not less than thirty-six (36) months remain of the Sublease Term, then, upon Lessee’s request therefor in writing to Lessor from time to time, Lessor shall provide advances to Lessee (the
“TI Advances”), in amounts of not less than Fifty Thousand ($50,000) each and not to exceed Seven Hundred Thousand Dollars ($700,000) in the aggregate, for purposes of financing the costs of such Alterations, which TI Advances shall
be amortized at eight percent (8.0%) per annum (subject to the maximum rate permitted by law) in equal monthly installments over a thirty-six (36) month period from the date of the first TI Advance, when such TI Advances shall be due and
payable in full. Lessee shall execute Lessor’s commercially reasonable form of promissory note and any other commercially reasonable documents requested by Lessor, provided that Lessee shall provide Lessor with current financial statements and
any other documents requested by Lessor which shall be acceptable to Lessor in its reasonable discretion as a condition to availability of the TI Advances. 

  
 4. 

 Right of First Offer. Lessor hereby grants to Lessee, a right of first offer with respect to any space
that Lessor determines to offer for lease in the “General Atomics Roselle Properties,” defined as properties as to which Lessor has unfettered lease or sublease rights and which are located in the area bordered by Roselle, Flintkote,
Dunhill and Estuary Streets (including without limitation the building located at 3510 Dunhill Street [Building 67]), as further outlined on Exhibit C attached hereto and made a part hereof (collectively, the “First Offer Space”).
Lessor shall notify Lessee in writing (the “First Offer Notice”) from time to time when Lessor proposes to offer any First Offer Space for lease. The First Offer Notice shall describe the First Offer Space which is the subject of
the proposal (“Proposal Space”) and shall set forth the terms and conditions (including the proposed lease term) set forth in the proposal (collectively, the “Terms”). If Lessee wishes to exercise Lessee’s
right of first offer with respect to the subject Proposal Space described in the First Offer Notice, then within five (5) business days after receipt of the First Offer Notice by Lessee (the “Election Date”), Lessee shall deliver
written notice to Lessor (“Lessee’s Election Notice”) pursuant to which Lessee shall elect either to (i) lease all of the Proposal Space described in the First Offer Notice upon the Terms set forth in the First Offer Notice, or
(ii) refuse to lease such space identified in the First Offer Notice. If Lessor does not receive a response from Lessee in writing to Lessor’s First Offer Notice by the Election Date, Lessee shall be deemed to have elected not to lease the
Proposal Space pursuant to the Terms (“Declined Proposal Space”). If Lessee elects (or is deemed to have elected) not to lease the Proposal Space pursuant to the First Offer Notice, then Lessor shall be free to lease the Declined
Proposal Space that was the subject of the First Offer Notice to any person or entity on economic terms which may be less favorable than, or the same as, the Terms offered to Lessee, but shall not be more economically favorable by more than five
percent (5%) than the Terms offered to Lessee in the First Offer Notice (“Allowed Non-Lessee Terms”) for a period of up to twelve (12) months; provided, however, if Lessor fails to enter into a lease for the Declined Proposal Space
on the terms that are within the Allowed Non-Lessee Terms within the next twelve (12) months, or desires to lease such space on terms other than tile Allowed Non-Lessee Terms, then Lessor shall be obligated to again deliver a First Offer Notice to
Lessee prior to leasing such space to a third party on the terms upon which Lessor then desires to offer the Proposal Space. If Lessee properly exercises Lessee’s right to lease the First Offer Space as set forth herein including by delivery of
Lessee’s Election Notice not later than the Election Date, then Lessor and Lessee shall execute an amendment to the Sublease incorporating into the Sublease the Proposal Space and the Terms applicable to such Proposal Space. Lessee’s right
of first offer is personal to the originally named Lessee under the Sublease and may only be exercised if Lessee occupies not less than seventy-five percent (75%) of the Premises then under the Sublease. Lessee’s right of first offer hereunder
shall automatically terminate and have no further effectiveness if Lessee is at any time in default of the Sublease (subject to applicable notice and cure periods, if any) more than twice in any twelve (12) month period during the Term. 

Affiliate Transfers. Notwithstanding anything to the contrary in the Sublease (as amended by this Amendment) including without limitation Article 12
thereof, a subletting by Lessee of all or a portion of the Premises to an Affiliate (as defined below) of Lessee shall not require Lessor’s consent, provided that (i) Lessee notifies Lessor of any such subletting prior to the effective
date thereof and promptly supplies Lessor with any documents or information reasonably requested by Lessor regarding such subletting, and (ii) the net worth of such Affiliate is not less than reasonably required to fulfill the terms of the
sublease. Any assignment of the Sublease to an Affiliate of Lessee shall be subject to all the terms and provisions of Article 12 of the Sublease (as amended by this Amendment) and shall be for not less than the entirety of the Premises under the
Sublease; provided, however, Lessor’s consent to an assignment of the Sublease to an Affiliate of Lessee shall not be unreasonably withheld. The term “Affiliate” shall mean (a) any entity that is controlled by,
controls or is under common control with, Lessee, (b) any entity that merges with, is acquired by, or acquires Lessee through the purchase of stock, membership or partnership interests or assets, or (c) any entity that becomes a parent,
successor or Affiliate of Lessee, or is a successor of Lessee by reason of merger, consolidation, public offering, reorganization, dissolution, or sale of stock, membership or partnership interests or assets, 

Parking. Effective as of September 1, 2010 and continuing throughout the remainder of the Term, Lessee shall have the use of 228 unreserved
parking spaces. 
 Except as hereby amended, all other terms and conditions of the Sublease will remain unchanged and in full force and effect. 

[Signatures contained on next pages] 

  
 5. 

 IN WITNESS WHEREOF, this Third
Amendment to Sublease is hereby executed by the Parties as of the date first written above. 
  

									
	LESSOR:	 		 	LESSEE:
			
	GENERAL ATOMICS	 		 	ALTHEA TECHNOLOGIES, INC.
					
	By:	 	 /s/ Mary K. Scanlan
	 		 	By:	 	 /s/ William G. Kachioff

		 	Mary K. Scanlan	 		 		 	William G. Kachioff
		 	Vice President, Facilities	 		 		 	Chief Financial Officer
					
	Date:	 	 8/30/10
	 		 	Date:	 	 8/30/10

  
 6. 

 EXHIBIT A 

EXPANSION SPACE 
  

 

 EXHIBIT B 

ITEMS REQUIRING REPAIR 
  

	•	 	Bench Water Damage 

  

	•	 	Door Weather Seal 

  

	•	 	Drain Water Damage 

  

	•	 	Exterior Wall Cracks 

  

	•	 	Failed Curb 

  

	•	 	Failing HVAC Unit 

  

	•	 	Floor Tile Damage 

  

	•	 	Rotted Window Frame 

  
 8. 

 EXHIBIT C 

FIRST REFUSAL SPACE 
 [To
be attached] 

  
 9. 

 

 

 EXHIBIT B 

SUBLEASED PREMISES AND SHARED SPACE 

BUILDING 2 
  

																	
	 Room #
	 	  	 Room Description
	  	Althea SQ Ft	 	 	Dx Sq Ft	 	 	Total Sq Ft	 
	 	99	  	  	 Doc control & related storage
	  	 	1,988	  	 	 	—  	  	 	 	1,988	  
	 	165	  	  	 Blue conference room
	  	 	305	  	 	 	—  	  	 	 	305	  
				  	 all other
	  				 	 	18,524	  	 	 	18,524	  
				  		  	  
	  
	 	 	  
	  
	 	 	  
	  
	 
				  		  	 	2,293	  	 	 	18,524	  	 	 	20,817	  
				  		  	  
	  
	 	 	  
	  
	 	 	  
	  
	 
				  	 % of total
	  	 	11	% 	 	 	89	% 	 	 	100	% 

 Agreement to Terminate Amended and Restated Sublease Agreement 

This agreement refers to the Amended and Restated Sublease Agreement dated April 1, 2011 (the “Sublease”) by and between Althea Technologies,
Inc. (now Ajinomoto Althea Inc.) (“Althea”) as Sublessor and AltheaDx, Inc. (“AltheaDx”) as Sublessee under which AltheaDx, Inc. subleased approximately 18,524 square feet of premises known as Building 2 (“Premises”).

 Whereas AltheaDx, Inc. will be moving it operations to another facility and will no longer require the use of these Premises; and 

Whereas Ajinomoto Althea Inc. requires additional space and would like to occupy such Premises; 

The parties hereby agree to terminate the Amended and Restated Sublease Agreement effective April 1, 2015. Additionally, it is agreed by both parties
that if AltheaDx, Inc. is able to vacate the Premises prior to April 1, 2015, AltheaDx, Inc. will provide at least forty-five (45) days prior written notice to Ajinomoto Althea Inc. and the lease will terminate on such date of earlier
vacancy. The parties agree that the termination date can be extended past the April 1, 2015 date with the written consent of both parties. . In all events, AltheaDx will surrender the Premises on effective data of termination in accordance with
this Agreement and the Sublease and will pay all amounts due under the Lease up to the effective date of termination, including all Rent and Operating Expenses, and pro-rata amounts for any partial periods, on or before the effective date of the
termination. 
 As part of its Hazardous Materials obligations under the lease, AltheaDx will deliver to Althea a Phase I Environmental Site Assessment
Report for the Premises prepared by a qualified independent professional which assessment shall be made as of the termination effective date or as soon thereafter as practicable. Such assessment Report shall be delivered within 30 days of the
termination effective date. 
 Additionally, it is agreed that certain furniture which is currently in the building will remain for the use of Ajinomoto
Althea Inc. after the termination of the Amended and Restated Sublease Agreement. At least      days prior to the termination effective date, the parties shall conduct a joint inspection of the premises and promptly thereafter
agree in writing on, among other items, any items to remain or to be removed or repaired in accordance with the lease and the amounts due Althea upon termination. 
  

			
	SUBLESSOR:
	
	 AJINOMOTO ALTHEA, Inc.,
 a
Delaware corporation

		
	By:	 	 /s/ Martha J. Demski

	Name:	 	 Martha J. Demski

	Title:	 	 CFO

	
	SUBLESSEE:
	
	 ALTHEADX, INC.,
 a Delaware
corporation

		
	By:	 	 /s/ Jeffrey G. Black

	Name:	 	 Jeffrey G. Black

	Title:	 	 CFOEX-10.17

 Exhibit 10.17 
  

TORREY RIDGE SCIENCE CENTER 1 

LEASE 
 WALTON
TORREY OWNER C, L.L.C., a Delaware limited liability company 
 as Landlord, 

and 
 ALTHEADX, INC., a
Delaware corporation 
 as Tenant 

 SUMMARY OF BASIC LEASE INFORMATION 

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

			
	TERMS OF LEASE	 	DESCRIPTION
	(References are to the Lease)	 	 
		
	 1. Date:
	 	April 23, 2014
		
	 2. Landlord:
	 	 WALTON TORREY OWNER C, L.L.C., a
 Delaware
limited liability company

		
	 3. Address of Landlord (Section 24.19):
	 	 c/o Legacy Partners Commercial, Inc.
 4000 East
Third Avenue, Suite 600
 Foster City, California 94404-4805

Attention: Asset Manager
  

with a copy to:
  

Legacy Partners Commercial, Inc.
 2050 Main Street, Suite 830

Irvine, CA 92614
 Attention: Regional Vice President

 
 and
  

Allen Matkins Leck Gamble Mallory & Natsis LLP
 501 W.
Broadway, 15th Floor
 San Diego, California 92101

Attn: Martin L. Togni, Esq.

		
	 4. Tenant:
	 	AltheaDx, Inc., a Delaware corporation
		
	 5. Address of Tenant (Section 24.19):
	 	 AltheaDx, Inc.
 3550 Dunhill Street

San Diego, CA 92121
 Attention: Greg Hamilton (Prior to Lease
Commencement Date)
  
 With a copy to:

 
 Cooley LLP

4401 Eastgate Mall
 San Diego, CA 92121

Attn: Samantha M. LaPine

  
 (i) 

			
	TERMS OF LEASE	 	DESCRIPTION
	(References are to the Lease)	 	 
		 	 and
  

AltheaDx, Inc.
 10578 Science Center Drive

San Diego, California 92121
 Attention: Greg Hamilton

(After Lease Commencement Date)
  

With a copy to:
  

Cooley LLP
 4401 Eastgate Mall

San Diego, CA 92121
 Attn: Samantha M. LaPine

		
	 6. Premises, Building and Project (Article 1):
	 	
		
	 6.1 Premises:
	 	69,808 rentable square feet of space located on portions of the first (1st) and second (2nd) floors of the Building and
commonly known as Suites 100 and 200, respectively (as defined below), as depicted on Exhibit A attached hereto.
		
	 6.2 Building:
	 	The Premises are located in the building whose address is 10578 Science Center Drive, San Diego, California consisting of 139,227 rentable square feet.
		
	 7. Term (Article 2):
	 	
		
	 7.1 Lease Term:
	 	Seven (7) years, subject to the Extension Option set forth in the Extension Rider attached hereto.
		
	 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 January 1, 2015.
		
	 7.3 Lease Expiration Date:
	 	The last day of the month in which the seventh (7th) annual anniversary of the Lease Commencement Dale occurs , subject to the Extension Option set forth in the Extension Rider attached hereto.
		
	 7.4 Early Access:
	 	Tenant shall have early access to the Premises as set forth in Exhibit B attached hereto.

  
 (ii) 

			
	TERMS OF LEASE	  	DESCRIPTION
	(References are to the Lease)	  	 
		
	 8. Base Rent (Article 3):
	  	

							
	 Lease Year
	  	 Annual

Base Rent
	  	 Monthly

Installment

of Base Rent
	  	 Monthly Rental

Rate per Rentable

Square Foot

the Premises

	*1 - 12	  	$2,554,972.80	  	$212,914.40	  	$3.05
	*13 - 24	  	$2,630,365.40	  	$219,197.12	  	$3.14
	25 - 36	  	$2,714,135.00	  	$226,177.92	  	$3.24
	37 - 48	  	$2,789,527.60	  	$232,460.64	  	$3.33
	49 - 60	  	$2,873,297.20	  	$239,441.44	  	$3.43
	61 - 72	  	$2,957,066.80	  	$246,422.24	  	$3.53
	73 - 84	  	$3,049,213.40	  	$254,101.12	  	$3.64

  

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

  

			
	 9. Tenant’s Share of Operating Expenses, Tax Expenses and Utilities Costs (Section 4.2.6):
	  	50.14% (69,808 rentable square feet within the Premises/139,227 rentable square feet within the Building). The total Building rentable square feet for purposes of Tenant’s Share of Operating Expenses, Tax Expenses and
Utilities Costs currently includes the leasable space on the first (1st) and second (2nd) floors of the Building. Should any non-parking space
on parking levels 1 and 2 of the Building become leasable space in the future, Tenant’s Share shall be adjusted accordingly, as described in Section 4.2.6.
		
	 10. Security Deposit (Article 20):
	  	$279,511.23
		
	 11. Brokers (Section 24.25):
	  	CBRE, Inc. representing Landlord, and Cushman & Wakefield representing Tenant.
		
	 12. Parking (Article 23):
	  	One hundred seventy-three (173) parking spaces (subject, however, to Tenant’s right to designate certain unreserved parking spaces as reserved parking spaces as provided in Article 23 of this Lease).

  
 (iii) 

 OFFICE LEASE 

This Lease, which includes the preceding Summary and the exhibits and the Extension Rider 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 WALTON TORREY OWNER C, L.L.C.,
a Delaware limited liability company (“Landlord”), and ALTHEADX, INC., a Delaware corporation “Tenant”). 

ARTICLE 1 
 PROJECT,
BUILDING AND PREMISES 
 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. Landlord shall not have the right to relocate the Tenant or the Premises during the Term of this Lease. 

1.1.2 Building and Project. The Building is part of a multi-building commercial project known as “Torrey Ridge Science
Center” and located in the City of San Diego. The term “Project” as used in this Lease, shall mean, collectively: (i) the Building; (ii) the other existing buildings located at 10614 and 10628 Science Center Drive
within the site which, as of the date hereof, are not owned by Landlord (collectively, the “Other Existing Buildings”); (iii) any outside plaza areas, walkways, driveways, courtyards, public and private streets, transportation
facilitation areas and other improvements and facilities now or hereafter constructed surrounding and/or servicing the Building and/or the Other Existing Buildings, which are designated from time to time by Landlord (and/or any other owners of
Torrey Ridge Science Center) as common areas appurtenant to or servicing the Building, the Other Existing Buildings and any such other improvements; (iv) any additional buildings, improvements, facilities and common areas which Landlord (any
other owners of Torrey Ridge Science Center and/or any common area association formed by Landlord, Landlord’s predecessor-in-interest and/or Landlord’s assignee for the Project) may add thereto from time to time within or as part of the
Project; and (v) the land upon which any of the foregoing are situated. The site plan depicting the current configuration of the Project is attached hereto as Exhibit A-1. The Building, as well as each of the Other Existing
Buildings contain a subterranean 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 (and/or any other owners of Torrey Ridge Science Center) from time to time without notice to Tenant), other than Landlord’s obligations (if any)
specifically set forth in the Tenant Work Letter attached hereto as Exhibit B, and (2) Landlord (and/or any other owners of Torrey Ridge Science Center) 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. Subject to (i) all of the terms and conditions of this Lease, including the Rules and Regulations attached hereto
as Exhibit D (ii) Force Majeure events (as defined in Section 24.17 below), (iii) Landlord’s commercially reasonable security requirements, and (iv) the requirements of applicable laws, Tenant shall have access
to the Premises twenty-four (24) hours per day, seven (7) days per week throughout the Lease Term. 
 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 Torrey Ridge Science Center) from time to time as common areas for the Building; provided, however, that (i) Tenant’s use thereof shall be
subject to (A) the provisions of any covenants, conditions and restrictions regarding the use thereof now or hereafter recorded against the Project, and (B) such reasonable, non-discriminatory rules and regulations as Landlord may make
from time to time (which shall be provided in writing to Tenant), and (ii) Tenant may not go on the roof of Building or the Other Existing Buildings without Landlord’s prior consent (which may be withheld in Landlord’s sole and
absolute discretion) and without otherwise being accompanied by a representative of Landlord. Landlord (and/or any other owners of Torrey Ridge Science Center) reserve the right from time to time to use any of the common areas of the Project, and
the roof, risers and conduits 

  
 -1- 

 
of the Building and the Other Existing Buildings for telecommunications and/or any other purposes, and to do any of the following: (1) make any changes, additions, improvements, repairs
and/or replacements in or to the Project or any portion or elements thereof, including, without limitation, (x) changes in the location, size, shape and number of driveways, entrances, loading and unloading areas, ingress, egress, direction of
traffic, landscaped areas, walkways, public and private streets, plazas, courtyards, transportation facilitation areas and common areas, and (y) expanding or decreasing the size of the Project and any common areas and other elements thereof,
including adding, deleting and/or excluding buildings (including any of the Other Existing Buildings) thereon and therefrom; (2) close temporarily any of the common areas while engaged in making repairs, improvements or alterations to the
Project; (3) retain and/or form a common area association or associations under covenants, conditions and restrictions to own, manage, operate, maintain, repair and/or replace all or any portion of the landscaping, driveways, walkways, public
and private streets, plazas, courtyards, transportation facilitation areas and/or other common areas located outside of the Building and the Other Existing Buildings and, subject to Article 4 below, include the common area assessments, fees and
taxes charged by the association(s) and the cost of maintaining, \managing, administering and operating the association(s), in Operating Expenses or Tax Expenses; and (4) perform such other acts and make such other changes with respect to the
Project as Landlord may, in the exercise of good faith business judgment, deem to be appropriate. Tenant’s use of the common areas shall also include the right to use, in accordance with the terms of Exhibit D (and other
commercially reasonable rules and regulations promulgated by Landlord); any common area amenities which may be located in the Project, including a fitness center, café, bocce ball court, barbecue pits, ping pong, seating areas and a
conference center. Landlord acknowledges and agrees that, subject to Section 24.17 hereof, (i) the fitness center serving the Project will be operational on or before the Lease Commencement Date, (ii) the café serving the
Project will be open on or before December 31, 2015, and (ii) the conference room facility serving the Project will have a minimum of seventy (70) person capacity and will be available for Tenant’s use no later than three
(3) months following the Lease Commencement Date. 
 1.2 Condition of Premises and Landlord’s Warranty. 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 Base, Shell, and Core of the Building (as defined in
Section 1 of Exhibit B) and including the base building mechanical, electrical, HVAC and plumbing systems), in its 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 Tenant’s use of the Premises, and based solely on an unoccupied basis, (A) does not comply with
all applicable laws, including, without limitation, local and state building code requirements, Title 24 requirements, seismic, fire and life safety codes, and the ADA, in effect as of the date hereof, or (B) 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 non-compliance to the extent required by applicable
laws, and/or 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 described in clause
(B) hereinabove 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. For the avoidance of all doubt, any maintenance, repairs or replacements to the mechanical, electrical or
plumbing systems comprising the Base, Shell and Core serving the Premises (and not necessitated due to Tenant’s acts or omissions) in the twelve (12) months after the Lease Commencement Date shall be deemed “latent
defects” for purposes of this Section 1.2 and shall not be included in Operating Expenses. 
 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. Notwithstanding the foregoing, the rentable square feet of the Premises may be adjusted
in connection with any damage and destruction or condemnation, as more particularly set forth in Article 11 and 12, respectively and also in accordance with Section 9 of the Summary. 

1.4 Right of First Refusal. Commencing as of the Lease Commencement Date and continuing throughout the initial Lease Term only (not
including any Option Term, if applicable) (“Right of First Refusal Period”), Tenant shall have a one-time right of first refusal with respect to that certain space in the Building commonly known as Suites 150 and 250 (the
“First Refusal Space”) depicted on 

  
 -2- 

 
Exhibit “A-2” attached hereto. Notwithstanding the foregoing (i) the lease term for Tenant’s lease of the First Refusal Space pursuant to Tenant’s exercise
of such first refusal right of Tenant shall commence only following the expiration or earlier termination of any existing lease pertaining to the First Refusal Space, including any renewal or extension of any such existing 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 with such existing tenant, and (ii) such first
refusal right shall be subordinate and secondary to all rights of expansion, first refusal, first offer or similar rights which have been granted, as of the date hereof, to (x) the tenant of any such existing lease and (y) any other
current 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 refusal shall be on the terms and conditions set forth in this
Section 1.4. Landlord acknowledges and agrees that, as of the date hereof, there are no Superior Rights affecting the First Refusal Space. 

1.4.1 Procedure for Refusal. Landlord shall notify Tenant in writing (the “First Refusal Notice”) from time to time
when (i) Landlord determines, in Landlord’s sole and absolute discretion, that Landlord shall commence the marketing of the First Refusal Space (or any portion thereof) because such space shall become or is expected to become available for
lease to third parties, where no holder of a Superior Right desires to lease such space and/or (ii) when Landlord receives a bona fide offer from a prospective third party tenant that Landlord is willing to accept for the First Refusal Space
and/or when Landlord intends to submit a bona fide counteroffer which Landlord would be willing to accept (in each case where no holder of a Superior Right desires to lease such space). The economic terms and conditions of Tenant’s lease of
such First Refusal Space shall be as provided in Landlord’s First Refusal Notice (“First Refusal Economic Terms”). 

1.4.2 Procedure for Acceptance. If Tenant wishes to exercise Tenant’s right of first refusal with respect to the space described
in the First Refusal Notice, then within five (5) business days after delivery of the First Refusal Notice to Tenant (“Election Date”), Tenant shall deliver notice to Landlord of Tenant’s exercise of its right of first
refusal with respect to the entire space described in the First Refusal Notice and on the First Refusal Economic Terms contained therein. Subject to the remaining provisions of this Section 1.4.2, if Tenant does not exercise its right of first
refusal within the five (5) business day period (on all of the First Refusal Economic Terms), then Landlord shall be free to lease the space described in the First Refusal Notice to anyone to whom Landlord desires on any terms Landlord desires
and Tenant’s right of first refusal with respect to the space identified in the First Refusal notice shall thereupon automatically terminate; provided, however, that if Landlord intends to enter into a lease upon First Refusal Economic Terms
which are, in the aggregate, materially more favorable to a prospective tenant than those First Refusal Economic Terms proposed by Landlord in the First Refusal Notice to Tenant, then Landlord shall first deliver written notice to Tenant
(“Second Chance Notice”) providing Tenant with the opportunity to lease the First Refusal Space on such more favorable First Refusal Economic Terms. For purposes hereof, First Refusal Economic Terms shall be materially more
favorable to a third party if such First Refusal 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-five percent (95%) of
the net effective rental rate for such First Refusal Space as those proposed by Landlord in the First Refusal Notice to Tenant. Tenant’s failure to elect to lease the First Refusal Space upon such more favorable First Refusal Economic Terms by
written notice to Landlord within five (5) 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 First Refusal
Economic Terms, in which case Landlord shall be entitled to lease such space to any third (3rd) party on terms not materially more favorable to the third (3rd) party than those set forth in the Second Chance Notice; provided, however, that
for purposes of the Second Chance Notice, First Refusal Economic Terms shall be materially more favorable to a third party if such First Refusal 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-eight percent (98%) of the net effective rental rate for such First Refusal Space as those proposed by Landlord in the First Refusal Notice to Tenant. If Landlord does lease
such First Refusal Space to a third (3rd) party tenant pursuant to the terms and conditions of this Section 1.4.2, Tenant shall have no further right to lease such First Refusal Space. If Landlord does not enter into a lease or leases all
of the First Refusal Space identified by Landlord in such First Refusal Notice within three (3) months after the date Landlord first delivered such First Refusal Notice to Tenant, then Landlord shall submit to Tenant a new First Refusal Notice
with respect to any such unleased First Refusal Space before Landlord may lease such space to another party, provided that no existing Superior Right holder wishes to lease such space in accordance with its Superior Rights in which event the
foregoing procedures shall again apply following Tenant’s receipt of such new First Refusal Notice. Notwithstanding anything to the contrary contained herein, Tenant must elect to exercise its right of first refusal, if at all, with respect to
all of the space comprising the First Refusal Space offered by Landlord to Tenant at any particular time, and Tenant may not elect to lease only a portion thereof or object to any of the First Refusal Economic Terms. 

  
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 1.4.3 Construction of First Refusal Space. Tenant shall take the First Refusal Space in
its “As-Is” condition (except as otherwise provided in the First Refusal Notice or Second Chance Notice, as applicable), and Tenant shall be entitled to construct improvements in the First Refusal Space at Tenant’s expense, in
accordance with and subject to the provisions of Article 8 of this Lease. 
 1.4.4 Lease of First Refusal Space. If Tenant timely
exercises Tenant’s right to lease the First Refusal Space as set forth herein, Landlord and Tenant shall execute an amendment adding such First Refusal Space to this Lease upon the First Refusal Economic Terms set forth in Landlord’s First
Refusal Notice, or the terms set forth in the Second Chance Notice (as applicable) and upon the same non-economic terms and conditions as applicable to the Premises then leased by Tenant under this Lease. Tenant shall commence payment of rent for
the First Refusal Space and the Lease Term of the First Refusal Space shall commence upon the date of delivery of such First Refusal Space to Tenant. The Lease Term for the First Refusal Space shall be provided in the First Refusal Economic Terms or
the Second Chance Notice, as applicable. 
 1.4.5 No Defaults. The rights contained in this Section 1.4 shall be personal to the
original Tenant executing this Lease (“Original Tenant”), and may only be exercised by the Original Tenant (and not any assignee, sublessee or other transferee of the Original Tenant’s interest in this Lease) if the Original
Tenant actually occupies the entire Premises then leased by Original Tenant as of the date of Tenant’s exercise of its right of first refusal. In addition, at Landlord’s option and in addition to Landlord’s other remedies set forth in
this Lease, at law and/or in equity, Tenant shall not have the right to lease the First Refusal Space as provided in this Section 1.4 if, as of the date of the First Refusal Notice, or, at Landlord’s option, as of the scheduled date of
delivery of such First Refusal Space to Tenant, Tenant is in default under this Lease beyond the expiration of all applicable notice and cure periods. 

1.5 Temporary Space. Landlord and Tenant acknowledge and agree that Tenant is currently occupying temporary space in the Project
commonly known as Suite 150 in one of the Other Buildings in the Project located at 10628 Science Center Drive (the “Temporary Space”) pursuant to that certain license agreement dated as of February 18, 2014, by and between
Landlord’s affiliate Walton Torrey Owner A., L.L.C., a Delaware limited liability company (as licensor) and Tenant (as licensee) (the “License Agreement”). Landlord and Tenant acknowledge and agree that Tenant intends to rent
furniture and furniture systems for the Temporary space (the “Furniture”). So long as Tenant is not in default under this Lease or the License Agreement (beyond the expiration of all applicable notice and cure periods), commencing
on the commencement date of Tenant’s leasing of the Furniture and continuing until that date which is thirty (30) days after the expiration of the Term of the License Agreement, Landlord shall reimburse to Tenant an amount not to exceed
Ten Thousand Dollars ($10,000.00) per month for the actual, documented and reasonable costs incurred by Tenant for the installation, rental and removal of the Furniture in the Temporary Space, payable by Landlord to Tenant within thirty
(30) days of Landlord’s receipt of paid invoices from Tenant. Tenant shall provide Landlord with a copy of such Furniture rental contract as a condition precedent to Landlord’s reimbursement obligations hereunder. Any amounts paid to
Tenant pursuant to this Section 1.5 shall be deemed fully earned upon receipt and shall not be subject to any reimbursement obligations by Tenant, regardless of any future default by Tenant or early termination of this Lease. 

ARTICLE 2 
 LEASE
TERM; TENANT’S EARLY CANCELLATION RIGHT 
 2.1 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. Tenant shall be provided early access to the Premises in accordance with Exhibit B attached hereto. For purposes of this Lease, the term
“Lease Year” shall mean each consecutive twelve (12) month period during the Lease Term, provided that the last Lease Year shall end on the Lease Expiration Date. If Landlord does not deliver possession of the Premises to
Tenant Ready for Occupancy on or before the anticipated Lease Commencement Date (as set forth in Section 7.2(ii) of the Summary), Landlord shall not be subject to any liability nor shall the validity of this Lease nor the obligations of Tenant
hereunder be affected. If the Lease Commencement Date is a date which is other than the anticipated Lease Commencement Date set forth in Section 7.2(ii) of the Summary, then, following the Lease Commencement Date, Landlord shall deliver to
Tenant 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 five (5) business days after Tenant’s receipt 

  
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thereof. If Tenant fails to execute and return the amendment within such 5-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. If Landlord does not deliver such amendment to Tenant, the Lease Commencement Date shall be deemed to be the anticipated Lease Commencement Date set
forth in Section 7.2(ii) of the Summary. 
 2.2 Tenant’s Early Cancellation Right. So long as Tenant has not exercised its
right of first refusal pursuant to Section 1.4 above, Tenant shall have the one (1) time right (the “Termination Right”) to terminate and cancel this Lease effective as of the date (the “Termination Date”)
which is the last day of the seventy-second (72nd) month anniversary of the Lease Commencement Date. Tenant’s exercise of the Termination Right is contingent upon (i) Tenant’s
delivery to Landlord on or before the date which is twelve (12) months prior to the Termination Date, written notice of Tenant’s exercise of such right (the “Termination Notice”), and (ii) Tenant’s payment to
Landlord of the Termination Consideration (as defined below). As used herein, the “Termination Consideration” shall mean an amount equal to One Million Five Hundred Thousand Dollars ($1,500,000.00). If Tenant properly exercises the
Termination Right set forth in this Section 2.2 in strict accordance with the terms hereof, this Lease shall expire at midnight on the Termination Date, and Tenant shall be required to surrender the Premises to Landlord on or prior to the
Termination Date in accordance with the applicable provisions of this Lease. The Termination Right set forth in this Section 2.2 is personal to the Original Tenant and any Affiliate Assignee and may only be executed by the Original Tenant or
such Affiliate Assignee (as the case may be) if the Original Tenant (or such Affiliate Assignee) is not in default under this Lease beyond the expiration of all applicable notice and cure periods as of the date Tenant delivers the Termination Notice
or as of the Termination Date. In the event Tenant exercises its right of first refusal (set forth in Section 1.4 above) then this Section 2.2 shall be null and void and of no further force or effect. 

ARTICLE 3 
 BASE RENT

 Tenant shall pay, without notice or demand, to Landlord or Landlord’s agent at the management office of the Building, or at
such other place as Landlord may from time to time designate in writing, in currency or a check for currency which, at the time of payment, is legal tender for private or public debts in the United States of America, base rent (“Base
Rent”) as set forth in Section 8 of the Summary, payable in equal monthly installments as set forth in Section 8 of the Summary in advance on or before the first day of each and every month during the Lease Term, without any
setoff or deduction whatsoever. Concurrently with Tenant’s execution of this Lease, Tenant shall deliver to Landlord an amount equal to Two Hundred Fifty-One Thousand Three Hundred Eight And 80/100 Dollars ($251,308.80), 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., Two Hundred Twelve Thousand Nine Hundred
Fourteen And 40/100 Dollars ($212,914.40); 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.,
Thirty Eight Thousand Three Hundred Ninety-Four And 40/100 ($38,394.40). If any rental payment date (including the Lease Commencement Date) falls on a day of the month other than the first day of such month or if any rental payment is for a period
which is shorter than one month, then the rental for any such fractional month shall be a proportionate amount of a full calendar month’s rental based on the proportion that the number of days in such fractional month bears to the number of
days in the calendar month during which such fractional month occurs. All other payments or adjustments required to be made under the terms of this Lease that require proration on a time basis shall be prorated on the same basis. 

Notwithstanding anything to the contrary contained herein and provided that Tenant faithfully performs all of the terms and conditions of this
Lease, Landlord hereby agrees to abate Tenant’s obligation to pay fifty percent (50%) of Tenant’s monthly Base Rent for the second (2nd), third (3rd), fourth (4th), fifth (5th), sixth
(6th), seventh (7th), eighth (8th), ninth
(9th), tenth (10th), eleventh (11th), twelfth (12th), thirteenth (13th), fourteenth (14th), fifteenth (15th), sixteenth (16th), seventeenth (17th), eighteenth (18th) and nineteenth (19th) full months of the initial Lease Term (collectively the “Abated Rent”). During such abatement
period, Tenant shall still be responsible for the payment of all of its other monetary obligations under this Lease. In the event of a default by Tenant under the terms of this Lease that results in early termination pursuant to the provisions of
Article 19 of this Lease, then as a part of the recovery set forth in Article 19 of this Lease, Landlord shall be entitled to the recovery of the unamortized amount of the Abated Rent that was abated under the provisions of this Article 3. 

  
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 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. 

4.2.3 “Operating Expenses” shall mean all expenses, costs and amounts of every kind and nature which Landlord shall pay
during any Expense Year because of or in connection with the ownership, management, maintenance, repair, restoration or operation of the Project, including, without limitation, any amounts paid for: (i) the cost of operating, maintaining,
repairing, renovating and managing the utility systems, lab systems, central plant, mechanical systems, sanitary and storm drainage systems, any elevator systems (if applicable) and all other “Systems and Equipment” (as defined in
Section 4.2.4 of this Lease), and the cost of supplies and equipment and maintenance and service contracts in connection therewith; (ii) the cost of licenses, certificates, permits and inspections, and the cost of contesting the validity
or applicability of any governmental enactments which may affect Operating Expenses, and the costs incurred in connection with implementation and operation (by Landlord or any common area association(s) formed for the Project) of any transportation
system management program or similar program; (iii) the cost of insurance carried by Landlord, in such amounts as Landlord may reasonably determine or as may be 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 maintenance of capital
improvements or, after the first year of the Lease Term, other costs (I) which are intended as a labor-saving device or to effect other economies in the operation or maintenance of the Project, (II) made to the Project or any portion thereof
after the Lease Commencement Date that are required under any governmental law or regulation, (III) which are Conservation Costs (as defined below) or (IV) major repairs or replacements of capital improvements which are reasonably determined by
Landlord to be in the best interests of the Project; provided, however, 

  
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that if any such cost described in (I), (II), (III) or (IV) 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, excluding, however, any capital improvement costs associated with the foregoing items in this clause (xi) and excluding any costs associated with any LEED (Leadership in Energy and Environmental Design) rating or
compliance system or program, including that currently coordinated through the U.S. Green Building Council or Energy Star rating and/or compliance system or program (collectively, “Conservation Costs”). If Landlord is not furnishing
any particular work or service (the cost of which, if performed by Landlord, would be included in Operating Expenses) to a tenant who has undertaken to perform such work or service in lieu of the performance thereof by Landlord, Operating Expenses
shall be deemed to be increased by an amount equal to the additional Operating Expenses which would reasonably have been incurred during such period by Landlord if it had at its own expense furnished such work or service to such tenant. If any of
(x) the Building, (y) the Other Existing Buildings (but only during the period of time the same are included by Landlord within the Project) and (z) any additional buildings are added to the Project pursuant to Section 1.1.3
above (but only during the period of time after such additional buildings have been fully constructed and ready for occupancy and are included by Landlord within the Project) are less than ninety-five percent (95%) occupied during all or a
portion of any Expense Year, Landlord shall make an appropriate adjustment to the variable components of Operating Expenses for such year or applicable portion thereof, employing sound accounting and management principles, to determine the amount of
Operating Expenses that would have been paid had the Building, such Other Existing Buildings and such additional buildings (if any) been ninety-five percent (95%) occupied; and the amount so determined shall be deemed to have been the amount of
Operating Expenses for such year, or applicable portion thereof. 
 Subject to the provisions of Section 4.3.4 below, Landlord shall
have the right, from time to time, in its commercially reasonable discretion, to equitably allocate some or all of the Operating Expenses (and/or Tax Expenses and Utilities Costs) between the Building and the Other Existing Buildings and/or among
different tenants of the Project and/or among different buildings of the Project as and when such different buildings are constructed and added to (and/or excluded from) the Project or otherwise (the “Cost Pools”). Such Cost Pools
may also include 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
commercially reasonable discretion, to include or exclude existing or future buildings in the Project for purposes of determining Operating Expenses, Tax Expenses and Utilities Costs and/or the provision of various services and amenities thereto,
including allocation of Operating Expenses, Tax Expenses and Utilities Costs in any such Cost Pools. 
 Notwithstanding the foregoing,
Operating Expenses shall not, however, include: (A) costs of leasing commissions, attorneys’ fees and other costs and expenses incurred in connection with negotiations or disputes with present or prospective tenants or other occupants of
the Project; (B) costs (including permit, license and inspection costs) incurred in renovating or otherwise improving, decorating or redecorating rentable space for other tenants or vacant rentable space; (C) costs incurred due to the
violation by Landlord of the terms and conditions of any lease of space in the Project; (D) costs of overhead or profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for services in or in connection with the Project to
the extent the same exceeds the costs of overhead and profit increment included in the costs of such services which could be obtained from third parties on a competitive basis; (E) except as otherwise specifically provided in this
Section 4.2.3, costs of interest on debt or amortization on any mortgages, loan or refinancing of the Building or the Real Property, and recordation taxes and rent payable under any ground lease of the Project; (F) costs of a capital
nature for the Real Property, except as specifically set forth in Sections 4.2.3(x) and (xi) above and clause (I) hereinbelow; (G) costs of repairs and maintenance actually reimbursed by any other party; (H) attorneys’ fees
and other costs incurred in attempting to collect rent or evict tenants for nonpayment of rent; (I) depreciation, amortization and interest payments (except as provided herein and except on materials, tools, supplies and vendor-type equipment
purchased by Landlord to enable Landlord to supply services Landlord might otherwise contract for with a third party where such depreciation, amortization and interest payments would otherwise have been included in the charge for such third
party’s services, all as determined in accordance with standard real estate accounting practices, consistently applied, and when depreciation or amortization is permitted or required, the item shall be amortized over its reasonably anticipated
useful life); (J) costs, including penalties, fines and associated legal expenses, incurred due to the violation by Landlord or any other tenant of the Real Property of applicable laws, that would not have been incurred but for any such
violations by Landlord or any tenant of the Real Property; (K) the wages and benefits of any employee who does not devote substantially all of his or her employed time to the Real Property unless such wages and benefits are prorated to reflect
time spent on operating and managing the Real Property vis-à-vis time spent on matters unrelated to operating and managing the Real Property; provided 

  
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that in no event shall Operating Expenses for purposes of this Lease include wages and/or benefits attributable to personnel above the level of Building or Project manager; (L) costs
incurred by Landlord for the repair of damage to the Real Property, to the extent that Landlord is reimbursed by insurance proceeds (or would have been reimbursed had Landlord maintained the insurance required to be carried by Landlord under this
Lease); (M) expenses in connection with services or other benefits which are not provided to Tenant or for which Tenant is charged for directly but which are provided to another tenant or occupant of the Real Property free of charge;
(N) costs of correcting defects in the original construction of the Real Property; (O) tax penalties incurred as a result of Landlord’s negligence, inability or unwillingness to make payments when due or to file any income tax or
informational returns when due; (P) any bad debt loss, rent loss, or reserves for bad debts or rent loss (but Operating Expenses may include reasonable reserves imposed upon the Real Property as part of the assessments under any covenants,
conditions and restrictions recorded against the Real Property); (Q) costs associated with the operation of the business of the partnership or entity which constitutes Landlord as the same are distinguished from the costs of operation of the
Real Property, including partnership accounting and legal matters; (R) costs incurred to comply with applicable laws with respect to the cleanup, removal, investigation and/or remediation of any Hazardous Materials (as such term is defined in
Article 5 below) in, on or under the Real Property and/or the Building to the extent such Hazardous Materials are: (1) in existence as of the Lease Commencement Date and in violation of applicable laws in effect as of the Lease Commencement
Date, and were of such a nature that a federal, state or municipal governmental or quasi-governmental authority, if it had then had knowledge of the presence of such Hazardous Materials, in the state and under the conditions that the same existed in
the Building or on the Real Property, would have then required removal, remediation or other action with respect to such Hazardous Materials; or (2) introduced onto the Real Property and/or the Building after the Lease Commencement Date by
Landlord or any of Landlord’s agents, employees, contractors or other tenants in violation of applicable laws in effect at the date of introduction, and were of such a nature that a federal, state or municipal governmental or quasi-governmental
authority, if it had then had knowledge of the presence of such Hazardous Materials, in the state and under the conditions that the same existed in the Building or on the Real Property, would have then required removal, remediation or other action
with respect to such Hazardous Materials; (S) any Tax Expenses or Utilities Costs; (T) rentals for items (except when needed in connection with normal repairs and maintenance of permanent systems) which if purchased, rather than rented,
would constitute a capital improvement specifically excluded above; (U) costs (including, without limitation, fines, penalties, interest, and costs of repairs, replacements, alterations and/or improvements) incurred in bringing the Real
Property into compliance with laws in effect as of the Lease Commencement Date and as interpreted by applicable governmental authorities as of such date, including, without limitation, any costs to correct building code violations pertaining to the
initial design or construction of the Building or any other improvements to the Real Property, to the extent such violations exist as of the Lease Commencement Date under any applicable building codes in effect and as interpreted by applicable
governmental authorities as of such date; (V) costs for which Landlord has been compensated by a management fee, to the extent that the inclusion of such costs in Operating Expenses would result in a double charge to Tenant; (W) costs for
the initial development of the Real Property; (X) costs of acquisition of sculptures, painting and other objects of art (except for maintenance costs with respect thereto); (Y) costs arising out of the operation, management, maintenance or
repair of any retail premises in the Project or any other retail areas operated by Landlord or its agents, contractors or vendors to the extent such costs are uniquely attributable (and separately identifiable) to such retail premises or areas (as
opposed to general office use tenancies) or are extraordinary, separately identifiable expenses arising in connection therewith; (Z) costs arising from Landlord’s charitable or political contributions; (AA) costs of any “tap
fees” or any sewer or water connection fees for the benefit of any particular tenant of the Real Property; (BB) any “above-standard” cleaning, including, but not limited to construction cleanup or special cleanings associated with
parties/events and specific tenant requirements in excess of services provided to Tenant, including related trash collection, removal, hauling and dumping; (CC) “in-house” legal and/or accounting fees; (DD) any “finders fees”,
brokerage commissions, job placement costs or job advertisement costs; (EE) any expenses incurred by Landlord for use of any portions of the Real Property to accommodate shows, promotions, kiosks, displays, filming, photography, private events or
parties, ceremonies, and advertising beyond the normal expenses otherwise attributable to providing services; and (FF) any balloons, flowers or other gifts provided to any entity whatsoever, to include, but not limited to, Tenant, other tenants,
employees, vendors, contractors, prospective tenants and agents. 
 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. 

  
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 4.2.5 “Tax Expenses” shall mean all federal, state, county, or local
governmental or municipal taxes, fees, assessments, charges or other impositions of every kind and nature, whether general, special, ordinary or extraordinary, (including, without limitation, real estate taxes, general and special assessments,
transit assessments, fees and taxes, child care subsidies, fees and/or assessments, job training subsidies, fees and/or assessments, open space fees and/or assessments, housing subsidies and/or housing fund fees or assessments, public art fees
and/or assessments, leasehold taxes or taxes based upon the receipt of rent, including gross receipts or sales taxes applicable to the receipt of rent, personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, systems and
equipment, appurtenances, furniture and other personal property used in connection with the Project), which Landlord shall pay during any Expense Year because of or in connection with the ownership, leasing and operation of the Project or
Landlord’s interest therein. For purposes of this Lease, Tax Expenses shall be calculated as if (i) the tenant improvements in the Building, the Other Existing Buildings and any additional buildings added to the Project pursuant to
Section 1.1.3 above (but only during the period of time that such Other Existing Buildings and additional buildings are included by Landlord within the Project) were fully constructed, and (ii) the Project, the Building, such Other
Existing Buildings and such additional buildings (if any) and all tenant improvements therein were fully assessed for real estate tax purposes. 

4.2.5.1 Tax Expenses shall include, without limitation: 

(i) Any tax on Landlord’s rent, right to rent or other income from the Project or as against Landlord’s business of leasing any of
the Project; 
 (ii) Any assessment, tax, fee, levy or charge in addition to, or in substitution, partially or totally, of any assessment,
tax, fee, levy or charge previously included within the definition of real property tax, it being acknowledged by Tenant and Landlord that Proposition 13 was adopted by the voters of the State of 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 be subject to readjustment in connection with any damage, destruction or condemnation as set forth in Articles 11 and 12 and also pursuant to Section 9 of the Summary. 

4.2.7 “Utilities Costs” shall mean all actual charges for utilities for the Building and the Project (including utilities for
the Other Existing Buildings and additional buildings, if any, added to the Project during the period of time the same are included by Landlord within the Project) which Landlord shall pay during any Expense Year, including, but not limited to, the
costs of water, sewer, gas and electricity, and the costs of HVAC and other utilities, including any lab utilities and central plant utilities (but excluding those charges for which tenants directly reimburse Landlord or otherwise pay

  
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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, the Other Existing Buildings and any additional buildings, if any, added to the Project) are at least ninety-five percent (95%) occupied. If, during all or any part
of any Expense Year, Landlord shall not provide any utilities (the cost of which, if provided by Landlord, would be included in Utilities Costs) to a tenant (including Tenant) who has undertaken to provide the same instead of Landlord, Utilities
Costs shall be deemed to be increased by an amount equal to the additional Utilities Costs which would reasonably have been incurred during such period by Landlord if Landlord had at its own expense provided such utilities to such tenant. Utilities
Costs shall include any costs of utilities which are allocated to the Project under any declaration, restrictive covenant, or other instrument pertaining to the sharing of costs by the Project or any portion thereof, including any covenants,
conditions or restrictions now or hereafter recorded against or affecting the Project. 
 4.3 Calculation and Payment of Additional
Rent. 
 4.3.1 Payment of Operating Expenses, Tax Expenses and Utilities Costs. For each Expense Year ending or commencing within
the Lease Term, Tenant shall pay to Landlord, as Additional Rent, the following, which payment shall be made in the manner set forth in Section 4.3.2 below: (i) Tenant’s Share of Operating Expenses allocated to the Building pursuant
to Section 4.3.4 below; plus (ii) Tenant’s Share of Tax Expenses allocated to the Building pursuant to Section 4.3.4 below; plus (iii) Tenant’s Share of Utilities Costs allocated to the Building pursuant to
Section 4.3.4 below. 
 4.3.2 Statement of Actual Operating Expenses, Tax Expenses and Utilities Costs and Payment by Tenant.
Landlord shall 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. 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. The provisions of this Section 4.3.2 shall survive the expiration or earlier
termination of the Lease Term. 
 4.3.3 Statement of Estimated Operating Expenses, Tax Expenses and Utilities Costs. Landlord shall
endeavor to give Tenant a yearly expense estimate statement (the “Estimate Statement”) which shall set forth Landlord’s reasonable estimate (the “Estimate”) of the total amount of Tenant’s Share of the
Operating Expenses, Tax Expenses and Utilities Costs allocated to the Building pursuant to Section 4.3.4 below for the then-current Expense Year shall be, and which shall indicate therein Tenant’s Share thereof (the “Estimated
Expenses”). The failure of Landlord to timely furnish the Estimate Statement for any Expense Year shall not preclude Landlord from enforcing its rights to collect any Estimated Expenses under this Article 4. Following Landlord’s
delivery of the Estimate Statement for the then-current Expense Year, Tenant shall pay, with its next installment of Base Rent due, a fraction of the Estimated Expenses for the then-current Expense Year (reduced by any amounts paid pursuant to the
last sentence of this Section 4.3.3). Such fraction shall have as its numerator the number of months which have elapsed in such current Expense Year to the month of such payment, both months inclusive, and shall have twelve (12) as its
denominator. Until a new Estimate Statement is furnished, Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the total Estimated Expenses set forth in the previous Estimate Statement
delivered by Landlord to Tenant. 
 4.3.4 Allocation of Operating Expenses, Tax Expenses and Utilities Costs to Building. The parties
acknowledge that the Building is part of a multi-building commercial project consisting of the Building, and the Other Existing Buildings and such other buildings as Landlord (and/or any other owners

  
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of Torrey Ridge Science Center) may elect to construct and include as part of the Project from time to time (the Other Existing Buildings and any such other buildings arc sometimes referred to
herein, collectively, as the “Other Buildings”), and that certain of the costs and expenses incurred in connection with the Project (i.e. the Operating Expenses, Tax Expenses and Utilities Costs) shall be shared among the
Building and/or such Other Buildings, while certain other costs and expenses which are solely attributable to the Building and such Other Buildings, as applicable, shall be reasonably allocated directly to the Building and the Other Buildings,
respectively. Accordingly, as set forth in Sections 4.1 and 4.2 above, Operating Expenses, Tax Expenses and Utilities Costs are determined annually for the Project as a whole, and a portion of the Operating Expenses, Tax Expenses and Utilities
Costs, which portion shall be determined by Landlord on an equitable basis, shall be allocated to the Building (as opposed to the tenants of the Other Buildings), and such portion so allocated shall be the amount of Operating Expenses, Tax Expenses
and Utilities Costs payable with respect to the Building upon which Tenant’s Share shall be calculated. Such portion of the Operating Expenses, Tax Expenses and Utilities Costs allocated to the Building shall include all Operating Expenses, Tax
Expenses and Utilities Costs which are attributable solely to the Building, and an equitable portion of the Operating Expenses, Tax Expenses and Utilities Costs attributable to the Project as a whole. As an example of such allocation with respect to
Tax Expenses and Utilities Costs, it is anticipated that Landlord (and/or any other owners of Torrey Ridge Science Center) may receive separate tax bills which separately assess the improvements component of Tax Expenses for each building in the
Project and/or Landlord may receive separate utilities bills from the utilities companies identifying the Utilities Costs for certain of the utilities costs directly incurred by each such building (as measured by separate meters installed for each
such building), and such separately assessed Tax Expenses and separately metered Utilities Costs shall be calculated for and allocated separately to each such applicable building. In addition, in the event Landlord (and/or any other owners of Torrey
Ridge Science Center) elect to subdivide certain common area portions of the Project such as landscaping, public and private streets, driveways, walkways, courtyards, plazas, transportation facilitation areas and/or accessways into a separate parcel
or parcels of land (and/or separately convey all or any of such parcels to a common area association to own, operate and/or maintain same), the Operating Expenses, Tax Expenses and Utilities Costs for such common area parcels of land may be
aggregated and then reasonably allocated by Landlord to the Building and such Other Buildings on an equitable basis as Landlord (and/or any applicable covenants, conditions and restrictions for any such common area association) shall provide from
time to time. 
 4.3.5 Initial Operating Expense Cap and Cap on Controllable Operating Expenses. Notwithstanding anything to the
contrary contained in this Article 4, (i) in no event shall Tenant’s Share of Operating Expenses, Tax Expenses and Utilities Costs for the first (1st) twelve (12) months of the
initial Lease Term (i.e., the first Lease Year) exceed Tenant’s Share of Fifty-Five Cents ($0.55) per rentable square foot of the Building per month (i.e., an amount equal to Thirty-Eight Thousand Three Hundred Ninety-Four and 40/100 Dollars
($38,394.40) based on 69,808 rentable square feet in the Premises), and (ii) the aggregate “Controllable Expenses” (as hereinafter defined) included in Operating Expenses in any Expense Year after the first Expense Year shall
not increase by more than five percent (5%) on an annual, cumulative and compounded basis, over the actual aggregate Controllable Expenses included in Operating Expenses for any preceding Expense Year, but with no such limit on the amount of
Controllable Expenses which may be included in the Operating Expenses incurred during the first Expense Year. For purposes of this Section 4.3.5, “Controllable Expenses” shall mean all Operating Expenses except (i) any and
all assessments, including assessment districts and government-mandated charges with respect to the Building or Real Property, or any part thereof; (ii) insurance carried by Landlord with respect to the Real Property and/or the operation
thereof; (iii) janitorial and cleaning expenses; and (iv) costs of capital expenditures, including, without limitation, costs of capital improvements, capital alterations, capital repairs, reasonable wages, salaries and other compensation
and benefits paid to Landlord’s employees, agents or contractors engaged in the operation, management, maintenance or security of the Building or Real Property, to the extent such wages, salaries and other compensation are for union personnel.
The provisions of this Section 4.3.5 do not apply to the Tax Expenses nor Utilities Costs. 
 4.4 Taxes and Other Charges for Which
Tenant Is Directly Responsible. Tenant shall reimburse Landlord upon demand for all taxes or assessments actually 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 

  
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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 within three (3) days after the date due, 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. 
 ARTICLE 5 

USE OF PREMISES; HAZARDOUS MATERIALS; ODORS AND EXHAUST 

5.1 Use. Tenant shall use the Premises solely for laboratory and office purposes to the extent consistent with the character of the
Building as a first-class biotechnology building, 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, (i) that certain Declaration of Covenants, Conditions and Restrictions recorded August 28, 1991, as Instrument No.
1991-0440869 in the San Diego County Official Records, and (ii) that certain Declaration of Covenants, Conditions, and Restrictions for Torrey Pines Science Center [Unit 2] recorded on June 27, 1994, as Instrument No. 1994-0405385 in the
San Diego County Official Records (collectively, 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. 

  
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 (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 required in connection with Tenant’s use of the Premises and (ii) be and remain in compliance with all terms and conditions
of all such Environmental Permits and with all other limitations, restrictions, conditions, standards, prohibitions, requirements, obligations, schedules and timetables contained in all Environmental Laws applicable to Tenant or the Premises. On or
before the date Tenant commences business operations in the Premises and thereafter from time to time upon Landlord’s written request, Tenant shall provide to Landlord all Environmental Permits pertaining to the Premises and Tenant’s
business operations therein. 
 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 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. 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. 

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 

  
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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 (beyond the expiration of all applicable notice and cure periods). Notwithstanding
anything above to the contrary, Landlord shall pay for the costs of such assessment unless it is determined, based on such assessment, that Tenant was not in compliance with 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). 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 reasonable 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 shall 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 shall 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 the extent applicable and
reasonably practicable, to install, at Tenant’s sole cost and expense, screening around its remediation equipment so as to protect the aesthetic appeal of the Premises, the Building and the Project. Tenant also agrees to use reasonable efforts
to locate its remediation and/or monitoring equipment, if any (subject to the requirements of Tenant’s consultant and governmental agencies with jurisdiction over the Premises, the Building and the Project) in a location which will allow
Landlord, to the extent reasonably practicable, the ability to lease the Premises, the Building and the Project to a subsequent user. Any Hazardous Materials contamination on, in, under or about the Premises and the Affected Areas at the expiration
or earlier termination of this Lease which is not disclosed by Tenant prior to the effective date of this Lease, or which was not disclosed by the reports provided by Landlord pursuant to Section 5.2.10, 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 

  
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caused by Tenant or any other persons or entities. In the event of any release of Hazardous Materials caused or permitted by Tenant or any of Tenant’s Parties, Landlord shall have the right,
but not the obligation, to cause Tenant, at Tenant’s sole cost and expense, to immediately take all 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). 
 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 Property and which are caused or permitted 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 front the Premises and the Affected Areas; (iii) any past, present or threatened
non-compliance or violations of any Environmental Laws 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 Landlord’s Environmental Indemnity. Landlord and its successors and
assigns shall indemnify, defend, reimburse and hold Tenant, its employees and lenders, harmless from and against any and all damages, including the cost of remediation (but excluding loss of business, loss of profits or other consequential damages),
which result from Hazardous Materials which existed on the Premises prior to Tenant’s occupancy or which are caused by the negligence or willful misconduct of Landlord or landlord Parties. Landlord’s obligations, as and when required by
the Environmental Law, shall include, but not be limited to, the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease. Notwithstanding anything to the contrary in
this Lease (including, without limitation the provisions of this Paragraph 5.2.8, Tenant shall have no obligation to remediate, clean up, monitor, abate, or to comply with any law regarding, or to reimburse, release, indemnify, or defend Landlord or
Landlord Parties with respect to any Hazardous Materials which now or hereafter become regulated by any governmental authority or agency thereof and which Tenant or Tenant Parties did not store, dispose of, or transport in, use, or cause to be on
the Premises in violation of any Environmental Law. If any Hazardous Materials are present in the Premises (or the underlying soil or groundwater) and such presence was not caused by Tenant, Landlord shall protect, indemnify, defend, and hold Tenant
harmless from and against any and all claims, liability, loss, proceedings, damages, causes of action, cost, or expense (including attorneys’ fees) arising therefrom (but excluding loss of business, loss of profits or other consequential
damages). 
 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 if the estimated cost to remediate such Hazardous Materials exceeds One Million Five Hundred Thousand Dollars ($1,500,000.00) (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 

  
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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 Landlord’s Obligations Regarding Hazardous Materials. Landlord confirms that it has received no written notice of the
existence of any violation of Applicable Laws governing Hazardous Material existing at the Real Property as of the date of this Lease. To the extent it is determined that Hazardous Material exists at the Real Property as of the Lease Commencement
Date in violation of laws governing Hazardous Material, and such violation does not arise out of any acts or omissions of Tenant, its agents, employees or contractors, Landlord shall promptly take such action as is necessary to comply with such laws
at no cost to Tenant. If, following the Lease Commencement Date, the Real Property becomes contaminated with Hazardous Material in violation of laws governing Hazardous Material, and such violation does not arise out of any acts or omissions of
Tenant, its agents, employees or contractors, Landlord shall promptly take such action as is necessary to comply with such laws. Tenant acknowledges and agrees that Landlord has provided to Tenant a so-called “Phase I” environmental report
relating to the Premises (the “Existing Phase I”). Landlord shall provide Tenant with an updated “Phase I” certified to Tenant within sixty (60) days after the date hereof (the “Updated Phase
I”). In the event the Updated Phase I recommends Landlord to take corrective action in order to remediate any Hazardous Materials existing on the Real Property in violation of Environmental Laws (“Corrective Action”), then
Landlord shall undertake such Corrective Action at Landlord’s sole cost and expense and shall diligently prosecute such Corrective Action to completion. In the event that by the date that is thirty (30) days prior to the Lease Commencement
Date either, (a) the Corrective Action is not completed, or (b) Landlord has not delivered a clean Updated Phase I environmental report or Phase II environmental report, in each case certified to Tenant, reflecting that such Corrective
Action has been completed in compliance with all Environmental Laws, then Tenant shall have the right to terminate this Lease upon written notice to Landlord unless Landlord, within thirty (30) days after receipt of Tenant’s termination
notice, completes such Corrective Action and delivers such clean Phase I or Phase II. In no event shall Tenant have the right to terminate this Lease pursuant to this Section 5.2 (and such termination right shall be null and void) if the
Updated Phase I indicates that no Corrective Action is recommended. Notwithstanding anything in this Lease to the contrary, in no event shall Landlord be obligated to perform its obligations under Exhibit B nor pay any commission owing to the
Brokers until and unless Tenant’s termination right is rendered null and void or Tenant otherwise waives its termination right in writing. Landlord acknowledges and agrees that it has no other environmental reports relating to the Premises in
its possession or control other than the “Phase I” environmental report delivered to Tenant prior to the date of this Lease. In connection with Tenant’s review of such “Phase I” environmental report, except as
otherwise required to be disclosed by applicable law or court order, Tenant agrees to keep, and to cause all of Tenant’s employees and consultants to keep, such “Phase I” environmental report and all information pertaining
thereto, strictly confidential, and in connection therewith, Tenant shall cause such employees and consultants to execute such commercially reasonable confidentiality agreements as Landlord may require prior to Landlord’s delivery of such
“Phase I” environmental report. 
 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 offensive or objectionable 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 offensive or objectionable 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 offensive or objectionable 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 offensive or objectionable odors in a manner that goes beyond the 

  
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requirements of Applicable Laws. Any costs associated with such ventilation system shall be borne equally by Landlord and Tenant. 

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 remove, eliminate and abate any offensive or objectionable odors, fumes or other substances in Tenant’s exhaust stream that
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 offensive or objectionable odors, fames 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 written request
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 cause offensive or objectionable odors, fumes or exhaust. 

5.4 Control Areas. At Landlord’s option and discretion, 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%. 
 ARTICLE 6 

SERVICES AND UTILITIES 

6.1 Standard Tenant Services. Landlord shall provide the following services on all days during the Lease Term, unless otherwise stated
below. 
 6.1.1 Subject to reasonable changes implemented by Landlord and to all governmental rules, regulations and guidelines applicable
thereto, Landlord shall, with respect to the office portions of the Premises, provide heating and air conditioning when necessary for normal comfort for normal office use in the Premises from Monday through Friday, during the period from 8:00 a.m.
to 6:00 p.m., except for the date of observation of New Year’s Day, Presidents’ Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and other locally or nationally recognized holidays as designated by Landlord
(collectively, the “Holidays”). Landlord shall provide heating and air conditioning to the lab portions of the Premises on a 24/7 basis. 

6.1.2 Landlord shall provide Building-standard electrical wiring and facilities for use for Building-standard lighting and standard equipment,
as determined by Landlord. Landlord shall designate the electricity utility provider from time to time. 
 6.1.3 Landlord shall provide city
water from the regular Building outlets for drinking, lavatory and toilet purposes. 
 6.1.4 Landlord shall provide nonexclusive automatic
passenger elevator service at all times. 
 6.2 Overstandard Tenant Use. Tenant shall not without Landlord’s prior written
consent, use heat-generating machines or equipment or lighting other than Building standard lights in the Premises, which may affect the temperature otherwise maintained by the air conditioning system or increase the need for water normally
furnished for the Premises by Landlord pursuant to the terms of Section 6.1 above. If such consent is given, Landlord shall have the right to install supplementary air conditioning systems or equipment in the Premises, including
supplementary or additional metering devices, and the cost thereof, including the cost of installation, operation and maintenance, increased wear and tear on existing equipment and other similar charges, shall be paid by Tenant to Landlord upon
billing by Landlord. If Tenant desires to use heat, ventilation or air conditioning (“HVAC”) during hours other than those for which Landlord is obligated to supply such utilities pursuant to the terms of Section 6.1 of
this Lease, (i) Tenant shall give Landlord such prior notice, as Landlord shall from time to time establish as appropriate, of Tenant’s desired use, (ii) Landlord shall supply such utilities to Tenant at such hourly cost to Tenant as
Landlord shall from time to time establish, and (iii) Tenant shall pay such cost to 

  
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Landlord within ten (10) days after billing, as additional rent. The hourly after-hours HVAC cost shall be equal to (A) the actual cost incurred by Landlord to supply such after-hours
HVAC on an hourly basis (but based on a one (1) hour minimum provision of such after-hours HVAC, (B) increased wear and tear and depreciation of equipment to provide such after-hours HVAC, and (C) the pro rata maintenance costs
related to such after-hours HVAC. 
 6.3 Separate Metering. Tenant shall be separately submetered for all of the electricity and
water and/or (if Landlord elects) other utilities and Tenant shall pay for the cost of all such utilities so separately metered, or which are billed directly to Tenant, within ten (10) days after invoice. 

6.4 Interruption of Use. Subject to Section 6.7 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 (including; but not limited to, emergency Generator services) or utilities as set forth in this Article 6. 

6.5 Additional Services. Landlord shall also have the exclusive right, but not the obligation, to provide any additional services which
may be required by Tenant, including, without limitation, locksmithing and additional repairs and maintenance, provided that Tenant shall pay to Landlord within ten (10) days after billing and as Additional Rent hereunder, the sum of all costs
to Landlord of such additional services 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, which approval
shall not be unreasonably withheld, conditioned or delayed. Landlord shall have the right to inspect the Premises upon reasonable notice to Tenant and to require Tenant to provide additional cleaning, if reasonably necessary. In the event Tenant
shall fail to provide any of the services described in this Section 6.6 to be performed by Tenant within five (5) business days after written 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 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 and
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 Direct Expenses 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 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’s negligence, 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. 

  
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 6.8 Landlord’s Emergency Generator. Landlord, at its sole cost and expense, shall,
prior to the Commencement Date, connect the emergency generator serving the Building (“Generator”) to the Premises and, in such event, Tenant shall have the right to draw power from such Generator at times when the emergency
generator is in emergency operation; provided, however, that Tenant may only draw Tenant’s Share of Available Power for Tenant’s critical power requirements (i.e., certain portions of Tenant’s lobs in the Premises). As used herein,
“Available Power” means Tenant’s Share of such Generator’s electricity which is in excess of the power required by Landlord to operate the Project’s and/or Building’s fire/life safety equipment from the Generator
(and Tenant shall only be allowed to draw Tenant’s Share of power in excess of Available Power). At all times during the term of the Lease, Landlord shall provide availability to Tenant to the Generator (or a replacement thereof which provides
at least as much Available Power to Tenant as the existing Generator). 
 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 nonstructural aspects of the Premises Systems, 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 satisfactory to Landlord in its
sole discretion) for the Premises Systems in accordance with the manufacturers’ recommended operating and maintenance procedures. Such maintenance contracts shall be with reputable contractors, satisfactory to Landlord in its sole discretion,
who shall have not less than ten (10) years of experience in maintaining such systems in biotechnical facilities. Tenant shall be solely responsible for the cost of all interior nonstructural 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. 
 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, as part of Operating Expenses, repair and maintain the structural portions of the Building, including the roof, slab and exterior walls, as well as the
roof membrane and 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. 

  
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 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, conditioned or delayed 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. 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 three percent (3%) 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). In any event, all of Tenant’s contractors and subcontractors shall maintain the applicable insurance required in Exhibit E and Tenant shall ensure that Tenant’s contractors and subcontractors comply with
the requirements set forth therein. 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 (other than the Tenant Improvements constructed
by Landlord pursuant to Exhibit B) which may be installed or placed in or about the Premises 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 improvement
(but not any Tenant Improvements) or Alteration 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 at the time Landlord approved
such Alterations that Landlord will require the report of any such Alterations; provided, however, that Landlord will not require removal of Alterations which, in Landlord’s sole (but good faith) opinion, are consistent with the Tenant
Improvements constructed by Landlord or do not materially increase Landlord’s costs to remove after the expiration or sooner termination of this Lease. 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. 
 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 

  
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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 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 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 within fifteen (15) days after written 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. 
 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 front 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, “Claims”) incurred in connection with or arising from any cause in, on or about the Premises (including, without limitation,

  
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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 6.7 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. 
 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. 
 10.3 Tenant’s Insurance.
Tenant shall maintain the following coverages in the following amounts. 
 10.3.1 Commercial general liability insurance written on
the current ISO CG 00 01 occurrence form or an equivalent acceptable to Landlord (the “CGL”), (i) covering liability arising from bodily injury (including mental anguish and death), property damage, premises (including the use
or occupancy of the Premises, the Building and all areas appurtenant to the Premises and the Building, including any parking areas and areas outside the Premises that Tenant is authorized to use temporarily), operations, independent contractors,
personal and advertising injury, and liability assumed under an insured contract, (ii) with limits of not less than $1,000,000 each occurrence, $1,000,000 personal and advertising injury, $2,000,000 general aggregate, and $2,000,000
products-completed operations aggregate, (iii) with defense provided in addition to policy limits, (iv) with a standard ISO separation of insureds provision or a substantially similar provision, and (v) including the Landlord Parties
(as defined below) as additional insureds, using ISO additional insured endorsement CG 20 11 or an equivalent acceptable to Landlord. If the additional insured endorsement restricts the Landlord Parties’ coverage under the CGL to liability
arising out of the ownership, maintenance or use of premises described in the endorsement, then the description of these premises in the endorsement must include the Premises, any parking areas at the Property that Tenant is authorized to use, and
any other areas of the Property outside the Premises that Tenant is authorized to use temporarily. Tenant shall ensure that the CGL policy provides coverage for the Landlord Parties’ own acts related to the Premises, and does not limit their
coverage to liability arising from Tenant’s acts. The CGL must not include a “designated premises” endorsement that limits Tenant’s coverage under the CGL to matters related to the Premises. The CGL must apply as primary and
non-contributing insurance with respect to any other insurance or self-insurance programs afforded to the Landlord Parties. If the CGL contains a general aggregate limit, it must apply separately to the Premises on a “per project” or
“per location” basis. 
 10.3.2 Commercial excess or umbrella liability insurance with respect to Tenant’s CGL,
business auto liability and employers liability insurance, with a limit of not less than $10,000,000 each occurrence. This insurance must (i) provide coverage at least as broad as the applicable primary coverages (and, if excess, must be
“true follow form”), (ii) include the Landlord Parties as additional insureds with respect to the CGL, (iii) apply on a primary basis with respect to any commercial general liability insurance carried by the Landlord Parties,
(iv) provide that aggregate limits of liability apply separately with respect to the Premises, and (v) provide that if the allocations of minimum primary and 

  
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excess/umbrella limits established in this Section, Tenant may provide lower minimum limits of primary insurance so long as the minimum limit of the excess/umbrella insurance is increased by the
amount of the primary reduction. 
 10.3.3 Physical Damage Insurance – Commercial property 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. 
 10.3.4 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 Workers compensation and employers liability insurance for all persons Tenant employers or uses as labor. The workers
compensation insurance must fulfill applicable statutory requirements. The employers liability insurance must have limits of not less than $1,000,000 each accident for bodily injury by accident, $1,000,000 each employee for bodily injury by disease,
and $1,000,000 policy limit for bodily injury by disease. Policy shall also include a waiver of subrogation in favor of Landlord and Landlord Parties. 

10.3.6 Business automobile liability insurance on ISO form CA 00 01 to cover liability insurance arising out of any auto (including
owned, hired and non-owned autos), with a limit of not less than $1,000,000 each accident. 
 10.3.7 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 anytime 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. 
 10.3.8 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-VII 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 and 10.3.3 above, have deductible amounts not exceeding Twenty Five Thousand Dollars ($25,000.00) unless Landlord approves the higher amount in writing. Tenant shall deliver such policies or certificates thereof to
Landlord on or before the Lease Commencement Date and at least ten (10) days before the expiration dates thereof. If Tenant shall fail to procure such insurance, or to deliver such policies or certificate, within such time

  
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periods, Landlord may, at its option, in addition to all of its other rights and remedies under this Lease, and without regard to any notice and cure periods set forth in Section 19.1,
procure such policies for the account of Tenant, and the cost thereof shall be paid to Landlord as Additional Rent within ten (10) days after delivery of bills therefor. Landlord may from time to time ask Tenant to seek or obtain other
coverages or higher limits or broader coverage for required coverages, as may be commercially reasonable, including adjustments required by holders of indebtedness secured by the Project, and Tenant shall then use its best efforts promptly to obtain
the coverages or limits. 
 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 properly 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. 
 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 

  
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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 and/or Tenant shall have the option to terminate this Lease by giving written notice to the other of the exercise of such option within
thirty (30) days after such damage, in which event this Lease shall cease and terminate as of the date of such notice. Upon any such termination of this Lease pursuant to this Section 11.2, Tenant shall pay the Base Rent and Additional
Rent, properly apportioned up to such date of termination, and both parties hereto shall thereafter be discharged of all further obligations under this Lease, except for those obligations which expressly survive the expiration or earlier termination
of the Lease Term. 
 11.3 Waiver of Statutory Provisions. The provisions of this Lease, including this Article 11, constitute an
express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, the Building or any other portion of the Project, and any statute or regulation of the state in which the
Project is located, including, without limitation, Sections 1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the parties,
and any other statute or regulation, now or hereafter in effect, shall have no application to this Lease or any damage or destruction to all or any part of the Premises, the Building or any other portion of the Project. 

ARTICLE 12 

CONDEMNATION 
 12.1
Permanent Taking. If the whole or any part of the Premises, Building or Project shall be taken by power of eminent domain or condemned by any competent authority for any public or quasi-public use or purpose, or if any adjacent property or
street shall be so taken or condemned, or reconfigured or vacated by such authority in such manner as to require the use, reconstruction or remodeling of any part of the Premises, Building or Project, or if Landlord shall grant a deed or other
instrument in lieu of such taking by eminent domain or condemnation, Landlord shall have the option to terminate this Lease upon ninety (90) days written 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 

  
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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 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 alter written request by Landlord, Tenant shall pay to
Landlord One Thousand Five Hundred Dollars ($1,500.00) to reimburse Landlord for its review and processing fees, and Tenant shall also reimburse Landlord for any reasonable legal fees incurred by Landlord in connection with Tenant’s proposed
Transfer. 
 14.2 Landlord’s Consent. Landlord shall not unreasonably withhold, condition or delay 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
intermit, directly or indirectly (by applying constructive ownership rules set forth in Section 856(d)(5) of the Revenue Code); and (z) Tenant shall not consummate a Transfer with any person or in any manner that could cause any portion of
the amounts received by Landlord pursuant to this Lease or any sublease, license or other arrangement for the right to use, occupy or possess any portion of the Premises to fail to qualify as “rents from real property” within the meaning
of Section 856(d) of the Revenue Code, or any similar or successor provision thereto or which could cause any other income of Landlord to fail to qualify as income described in Section 856(c)(2) of the Revenue Code. The parties hereby
agree that it shall be reasonable under this Lease and under any applicable law for Landlord to withhold consent to any proposed Transfer where one or more of the following apply, without limitation as to other reasonable grounds for withholding
consent: 
 14.2.1 The Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of the
Building or Project; 
 14.2.2 The Transferee intends to use the Subject Space for purposes which are not permitted under this Lease; 

14.2.3 The Transferee is either a governmental agency or instrumentality thereof; 

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

  
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 14.2.5 The Transferee is not a party of reasonable financial worth and/or financial stability in
light of the responsibilities involved under the Lease on the date consent is requested; 
 14.2.6 The proposed Transfer would cause
Landlord to be in violation of another lease or agreement to which Landlord is a party, or would give an occupant of the Project a right to cancel its lease; 

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. 
 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 one hundred percent (100%) 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. 

14.4 Landlord’s Option as to Subject Space. Notwithstanding anything to the contrary contained in this Article 14, Landlord shall
have the option, by giving written notice to Tenant within thirty (30) days after receipt of any Transfer Notice, to recapture the Subject Space. Such recapture notice shall terminate this Lease with respect to the Subject Space as of the date
slated 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 

  
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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. 
 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, 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 Unless Tenant ceases to exist as an
entity following such Affiliate transaction, 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.” 
 14.8 Initial Public Offering. The initial public offering of Tenant shall not be deemed a Transfer under this
Article 14. 
 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. 

  
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 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 one hundred twenty (120) days prior to Tenant’s surrender
of possession of any part of the Premises, Tenant shall provide Landlord with a facility decommissioning and Hazardous Materials closure plan for the Premises prepared by an independent third party reasonably acceptable to Landlord
(“Surrender Plan”). Within ten (10) days prior to Tenant’s surrender of possession of any part of the Premises, Tenant shall provide Landlord with written evidence that Tenant has fulfilled Tenant’s obligations set
forth in the Surrender Plan and that Tenant has obtained all appropriate governmental releases pertaining to the Premises in accordance with applicable laws, including laws pertaining to the surrender of the Premises (“Exit
Survey”). 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 Surrender Plan and 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 to the entire Premises. Upon such expiration or termination, Tenant shall, without expense to Landlord, satisfy any surrender obligations pursuant to
Section 8.3 of this Lease and shall, in any event, 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 terms, and in such case Base Rent shall be payable at a monthly rate equal to one hundred fifty percent
(150%) of the Base Rent applicable during the last rental period of the Lease Term under this Lease. Notwithstanding anything set forth in this Article 16 to the contrary, Tenant shall, in the event Tenant has not exercised any extension
option, have the one-time right to extend the initial Term of the Lease for a period of up to three (3) months (“Temporary Extension Term”) by delivering written notice of the exercise of such right at least one hundred eighty
(180) days prior to the expiration of the initial Lease Term, which notice shall specify the period of the Temporary Extension Term Tenant shall select (which period shall be not less than one (1) month nor more than three
(3) months), and provided that, at Landlord’s option, and in addition to all remedies available to Landlord under this Lease, at law or in equity, Tenant is not in default under this Lease (after expiration of any applicable notice and
cure period) as of the date Tenant delivers such notice to Landlord or the commencement of the Temporary Extension Term. If Tenant timely exercises such renewal right, all of the terms and conditions of this Lease shall apply during the Temporary
Extension Term except that the monthly Base Rent payable by Tenant for such Temporary Extension Term shall be equal to one hundred twenty-five percent (125%) of the Base Rent payable during the last rental period under this Lease (in addition
to Tenant’s other monetary obligations under this Lease). Any 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. Except with respect to Tenant’s occupancy of the Premises during the Temporary Extension Term, 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 

  
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resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant founded upon such failure to surrender, and any lost profits to
Landlord resulting therefrom. 
 ARTICLE 17 

ESTOPPEL CERTIFICATES 

Within ten (10) days following a request in writing by Landlord, Tenant shall execute and deliver to Landlord an estoppel certificate,
which, as submitted by Landlord, shall be in a commercially reasonable form, 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, so long as such instruments are in a commercially reasonable form. Failure of Tenant to
timely execute and deliver such estoppel certificate or other instruments (except if such failure is caused by Tenant’s commercially reasonable objection to the form of such certificate or instrument)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, 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 (except if such failure is caused by Tenant’s commercial reasonable objection to the form of such certificate or instrument). Upon request
from time to time, Tenant agrees to provide to Landlord, within ten (10) days after Landlord’s delivery of written request therefor, current financial statements for Tenant, dated no earlier than one (1) year prior to such written
request, certified as accurate by Tenant or, if available, audited financial statements prepared by an independent certified public accountant with copies of the auditor’s statement. If any Guaranty is executed in connection with this Lease,
Tenant also agrees to deliver to Landlord, within ten (10) 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. A condition precedent to the subordination of this Lease to any future ground or underlying lease or
to the lien of any future mortgage or deed of trust is that Landlord shall obtain for the benefit of Tenant a commercially reasonable subordination, non-disturbance and attornment agreement from the lessor or lender of such future instrument. Tenant
covenants and agrees in the event any proceedings are brought for the foreclosure of any such mortgage, or if any ground lease is terminated, to attorn, without any deductions or set-offs whatsoever, to the purchaser upon any such foreclosure sale,
or to the lessor of such ground lease, as the case may be, if so requested to do so by such purchaser or lessor, and to recognize such purchaser or lessor as the lessor under this Lease. Tenant shall, within five (5) business days of written
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, provided that
such instruments are in a commercially reasonable form. 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. Landlord shall obtain from the current lender holding a lien on the Real Property as of the date hereof’ a subordination, non-disturbance and
attorney agreement (“SNDA”) in favor of Tenant with respect to this Lease, in the form attached hereto as Exhibit F. 

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 

  
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reduction of Rent. The occurrence of any of the following shall constitute a default of this Lease by Tenant: 

19.1.1 Any failure by Tenant to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, within three
(3) calendar days after written request therefore from Landlord; 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 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 five (5) business days or longer while in default of any provision of this Lease. 
 19.2
Landlord’s Remedies Upon Default. Upon the occurrence of any such default by Tenant, Landlord shall have, in addition to any other remedies available to Landlord at law or in equity, the option to pursue any one or more of the following
remedies, each and all of which shall be cumulative and nonexclusive, without any notice or demand whatsoever. 
 19.2.1 Terminate this
Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take
possession of the Premises and expel or remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim or damages therefor; and Landlord may recover from Tenant the
following: 
 (i) the worth at the time of award of any unpaid rent which has been earned at the lime 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 rule of the Federal Reserve Bank of San Francisco at the time of award plus
one percent (1%). 
 19.2.2 Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor may continue lease
in effect after lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease on account
of any default by Tenant, 

  
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Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all rent as it becomes due. 

19.2.3 Landlord may, but shall not be obligated to, make any such payment or perform or otherwise cure any such obligation, provision,
covenant or condition on Tenant’s part to be observed or performed (and may enter the Premises for such purposes). In the event of Tenant’s failure to perform any of its obligations or covenants under this Lease, and such failure to
perform poses a material risk of injury or harm to persons or damage to or loss of property, then Landlord shall have the right to cure or otherwise perform such covenant or obligation at any time after such failure to perform by Tenant, whether or
not any such notice or cure period set forth in Section 19.1 above has expired. Any such actions undertaken by Landlord pursuant to the foregoing provisions of this Section 19.2.3 shall not be deemed a waiver of Landlord’s rights and
remedies as a result of Tenant’s failure to perform and shall not release Tenant from any of its obligations under this Lease. 
 19.3
Payment by Tenant. Tenant shall pay to Landlord, within ten (10) days after delivery by Landlord to Tenant of statements therefor: (i) sums equal to expenditures reasonably made and obligations incurred by Landlord in connection
with Landlord’s performance or cure of any of Tenant’s obligations pursuant to the provisions of Section 19.2.3 above; and (ii) sums equal to all expenditures made and obligations incurred by Landlord in collecting or attempting
to collect the Rent or in enforcing or attempting to enforce any rights of Landlord under this Lease or pursuant to law, including, without limitation, all legal fees and other amounts so expended. Tenant’s obligations under this
Section 19.3 shall survive the expiration or sooner termination of the Lease Term. 
 19.4 Sublessees of Tenant. Whether or not
Landlord elects to terminate this Lease on account of any default by Tenant, as set forth in this Article 19, Landlord shall have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for possession
entered into by Tenant and affecting the Premises or may, in Landlord’s sole discretion, succeed to Tenant’s interest in such subleases, licenses, concessions or arrangements. If Landlord elects to succeed to Tenant’s interest in any
such subleases, licenses, concessions or arrangements, Tenant shall, as of the date of notice by Landlord of such election, have no further right to or interest in the rent or other consideration receivable thereunder. 

19.5 Waiver of Default. No waiver by Landlord of any violation or breach by Tenant of any of the terms, provisions and covenants herein
contained shall be deemed or construed to constitute a waiver of any other or later violation or breach by Tenant of the same or any other of the terms, provisions, and covenants herein contained. Forbearance by Landlord in enforcement of one or
more of the remedies herein provided upon a default by Tenant shall not be deemed or construed to constitute a waiver of such default. The acceptance of any Rent hereunder by Landlord following the occurrence of any default, whether or not known to
Landlord, shall not be deemed a waiver of any such default, except only a default in the payment of the Rent so accepted. 
 19.6 Efforts
to Relet. For the purposes of this Article 19, Tenant’s right to possession shall not be deemed to have been terminated by efforts of Landlord to relet the Premises, by its acts of maintenance or preservation with respect to the Premises,
or by appointment of a receiver to protect Landlord’s interests hereunder. The foregoing enumeration is not exhaustive, but merely illustrative of acts which may be performed by Landlord without terminating Tenant’s right to possession.

 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 

  
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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. 
 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 which affects the Premises and/or Tenant’s use of the Premises. At its sole cost and expense, Tenant shall promptly
comply with all such governmental measures, other than the making of structural changes or changes to the Building’s life safety system (collectively the “Excluded Changes”); provided, however, to the extent such Excluded
Changes are required due to or triggered by Tenant’s improvements or alterations to and/or manner of use of the Premises, Landlord shall perform such work, at Tenant’s cost (which shall be paid by Tenant to Landlord within ten
(10) days after Tenant’s receipt of invoice therefor from Landlord). In addition, Tenant shall fully comply with all present or future programs intended to manage parking, transportation or traffic in and around the Project, and in
connection therewith, Tenant shall take responsible action for the transportation planning and management of all employees located at the Premises by working directly with Landlord, any governmental transportation management organization or any
other transportation-related committees or entities. The judgment of any court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any of said
governmental measures, shall be conclusive of that fact as between Landlord and Tenant. 
 ARTICLE 22 

ENTRY BY LANDLORD 

Landlord reserves the right at all reasonable times and upon not less than 48 hours advance notice to Tenant to enter the Premises to:
(i) inspect them; (ii) show the Premises to prospective purchasers, mortgagees or tenants, or to the ground lessors; (iii) to post notices of nonresponsibility; or (iv) alter, improve or repair the Premises or the Building if
necessary to comply with current building codes or other applicable laws, or for structural alterations, repairs or improvements to the Building, or as Landlord may otherwise reasonably desire or deem necessary. Notwithstanding anything to the
contrary contained in this Article 22, Landlord may enter the Premises at any time, without notice to Tenant, in emergency situations and/or to perform janitorial or other services required of Landlord pursuant to this Lease. Any such entries shall
be without the abatement of Rent and shall include the right to take such reasonable steps as required to accomplish the stated purposes; provided, however, that Landlord shall use reasonable efforts to minimize any disruption to Tenant’s
business operations in the Premises during any such entry. Subject to Section 6.7 of 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. 

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 subterranean Parking Facility and the surface
parking lot serving the Building as shall be designated by Landlord from time to time for unreserved parking for the tenants of the Building; provided, however, that Tenant, at Tenant’s sole cost and expense, shall have the right to designate
(i) up 

  
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to six (6) of Tenant’s unreserved parking spaces as reserved parking spaces, the location of which reserved parking spaces shall be in the surface parking lot in an area next to the
backside of the common area lobby near the entry to the Premises, with the exact location to be mutually agreed upon by Landlord and Tenant, and (ii) up to twenty-nine (29) of Tenant’s unreserved parking spaces as reserved parking
spaces, the location of which reserved parking spaces shall be in the subterranean Parking Facility (within the exact location to be determined by Landlord after consultation with Tenant). 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 (and/or any other owners of Torrey Ridge Science Center) 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) days after Landlord’s demand therefor. The parking rights provided to Tenant pursuant to this Article 23 are provided solely for use by Tenant’s own personnel and such rights
may not be transferred, assigned, subleased or otherwise alienated by Tenant without Landlord’s prior approval, except in connection with an assignment of this Lease or sublease of the Premises made in accordance with Article 14 above. All
visitor parking by Tenant’s visitors shall be subject to availability, as reasonably determined by Landlord (and/or the Parking Operator, as the case may be), parking in such visitor parking areas as may be designated by Landlord (and/or the
Parking Operator from time to time, and payment by such visitors of the prevailing visitor parking rate (if any) charged by Landlord (and/or the Parking Operator) from time to time. 

ARTICLE 24 

MISCELLANEOUS PROVISIONS 

24.1 Terms; Captions. The necessary grammatical changes required to make the provisions hereof apply either to corporations or
partnerships or individuals, men or women, as the case may require, shall in all cases be assumed as though in each case fully expressed. The captions of Articles and Sections are for convenience only and shall not be deemed to limit, construe,
affect or alter the meaning of such Articles and Sections. 
 24.2 Binding Effect. Each of the provisions of this Lease shall extend
to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective successors or assigns, provided this clause shall not permit any assignment by Tenant contrary to the provisions of
Article 14 above. 
 24.3 No Waiver. No waiver of any provision of this Lease shall be implied by any failure of a party to enforce
any remedy on account of the violation of such provision, even if such violation shall continue or be repeated subsequently, any waiver by a party of any provision of this Lease may only be in writing, and no express waiver shall affect any
provision other than the one specified in such waiver and that one only for the time and in the manner specifically stated. No receipt of monies by Landlord from Tenant after the termination of this Lease shall in any way alter the length of the
lease Term or of Tenant’s right of possession hereunder or after the giving of any notice shall reinstate, continue or extend the Lease Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that after the
service of notice or the commencement of a suit or after final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or judgment. 

24.4 Modification of Lease. If any current or prospective mortgagee or ground lessor for the Project requires modifications to this
Lease, which modifications will not cause an increased cost or expense to Tenant or in any other way 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 commercially reasonable documents are required therefor and deliver the same to 

  
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Landlord within ten (10) days following the request therefor. If Landlord or any such current or prospective mortgagee or ground lessor require execution of a short form of Lease for
recording, containing, among other customary provisions, the names of the parties, a description of the Premises and the Lease Term, Tenant shall execute such short form of Lease (provided that such form is in a commercially reasonable form)and to
deliver the same to Landlord within ten (10) days following the request therefor. 
 24.5 Transfer of Landlord’s Interest.
Landlord has the right to transfer all or any portion of its interest in the Project, the Building and/or in this Lease, and upon any such transfer, Landlord shall automatically be released from all liability under this Lease 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. 

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. 

24.8.1 Interior 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, 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. Landlord acknowledges that Tenant is also obligated to post certain notices in order to comply with applicable laws, and Landlord hereby consents to the posting of such notices. 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 signs described in this Section 24.8, Tenant
may not install any signs on the exterior or roof of the Building, the Other Existing Buildings or the common areas of the Building or the Project. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved
window coverings for the Building), or other items visible from the exterior of the Premises or Building are subject to the prior approval of Landlord, in its sole and absolute discretion. 

24.8.2 Exterior Signs. Subject to the approval of all applicable governmental and quasi-governmental entities, and subject to all
applicable governmental and quasi-governmental laws, rules, regulations and codes and any covenants, conditions and restrictions affecting the Real Property, Landlord hereby grants Tenant (i) the exclusive right to have one (1) Building
exterior identification sign containing the name “AltheaDx” in a location on the face of the Building designated by Landlord, (ii) the non-exclusive right to have one (1) exterior sign containing the name “AltheaDx” on
the back side wall of the Building in the front main lobby area near the entry to the Premises, and (iii) the non-exclusive right to have one (1) sign containing the name “AltheaDx” on the monument sign serving the Building (the
“Monument Sign”) (collectively, the “Exterior Signs.”) The design, size, specifications, graphics, materials, manner of affixing, exact location, colors and lighting (if applicable) of Tenant’s Exterior Signs
shall be (i) consistent with the quality and appearance of the Project, (ii) subject to the approval of all applicable governmental and quasi-governmental authorities, and subject to all applicable governmental and quasi-governmental laws,
rules, regulations and codes and any covenants, conditions and restrictions affecting the Real Property, and (iii) subject to Landlord’s approval (which shall not be unreasonably withheld, conditioned or delayed). Landlord shall install
Tenant’s Exterior Signs at Tenant’s sole cost and expense. In addition, Tenant shall be responsible for all other costs attributable to the fabrication, insurance, lighting (if applicable), maintenance, repair and removal of Tenant’s
Exterior Signs. The signage rights granted to Tenant under this Section 24.8.2 are personal to the Original Tenant and may not be exercised or used by or assigned to any other person or entity. In addition, Original Tenant shall no

  
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longer have any right to Tenant’s Exterior Signs if at any time during the Term the Original Tenant does not lease and occupy the entire Premises then leased by Tenant hereunder. Upon the
expiration or sooner termination of this Lease, or upon the earlier termination of Tenant’s signage rights under this Section 24.8.2, Landlord shall have the right to permanently remove Tenant’s Exterior Signs from the Building and/or
the Project and to repair all damage to the Building and/or the Project resulting from such removal and restore the affected area to its original condition existing prior to the installation of such Exterior Signs, and Tenant shall reimburse
Landlord for the costs thereof. 
 24.9 Relationship of Parties. Nothing contained in this Lease shall be deemed or construed by the
parties hereto or by any third party to create the relationship of principal and agent partnership, joint venturer or any association between Landlord and Tenant, it being expressly understood and agreed that neither the method of computation of
Rent nor any act of the parties hereto shall be deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant. 

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

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

24.12 Partial Invalidity. If any term, provision or condition contained in this Lease shall, to any extent, be invalid or
unenforceable, the remainder of this Lease, or the application of such term, provision or condition to persons or circumstances other than those with respect to which it is invalid or unenforceable, shall not be affected thereby, and each and every
other term, provision and condition of this Lease shall be valid and enforceable to the fullest extent possible permitted by law. 
 24.13
No Warranty. In executing and delivering this Lease, Tenant has not relied on any representation, including, but not limited to, any representation whatsoever as to the amount of any item comprising Additional Rent or the amount of the
Additional Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on the same basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the
Exhibits attached hereto. 
 24.14 Landlord Exculpation. Notwithstanding anything in this Lease to the contrary, and notwithstanding
any applicable law to the contrary, the liability of Landlord and the Landlord Parties under this Lease (including any successor landlord) and any recourse by Tenant against Landlord or the Landlord Parties shall be limited solely and exclusively to
an amount which is equal to the ownership interest of Landlord in the Project (excluding any proceeds thereof), and neither Landlord, nor any of the Landlord Parties shall have any personal liability therefor, and Tenant hereby expressly waives and
releases such personal liability on behalf of itself and all persons claiming by, through or under Tenant. 
 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, the License Agreement and any side letter or separate agreement executed by Landlord and
Tenant in connection with this Lease and dated of even date herewith contain all of the terms, covenants, conditions, warranties and agreements of the parties relating in any manner to the rental, use and occupancy of the Premises, shall be
considered to be the only agreement between the parties hereto and their representatives and agents, and none of the terms, covenants, conditions or provisions of this Lease can be modified, deleted or added to except in writing signed by the
parties hereto. All negotiations and oral agreements acceptable to both parties have been merged into and are included herein. There are no other representations or warranties between the parties, and all reliance with respect to representations is
based totally upon the representations and agreements contained in this Lease. 
 24.16 Right to Lease. Landlord reserves the
absolute right to effect such other tenancies in the Building, the Other Existing Buildings and/or in any other building and/or any other portion of the Project as Landlord in the exercise of its sole business judgment shall determine to best
promote the interests of the Project. Tenant does not rely on the fact, nor does Landlord represent, that any specific tenant or type or number of tenants shall, during the Lease Term, occupy any space in the Building, the Other Existing Buildings
or Project. 
 24.17 Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God,
inability to obtain services, labor, or materials or reasonable substitutes therefor, 

  
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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 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 Authority. Each individual executing this Lease on
behalf of Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in the state in which the Project is located and that Tenant has full right and authority to execute and deliver this Lease and
that each person signing on behalf of Tenant is authorized to do so. Tenant confirms that it is not in violation of any executive order or similar governmental regulation or law, which prohibits terrorism or transactions with suspected or confirmed
terrorists or terrorist entities or with persons or organizations that are associated with, or that provide any form of support to, terrorists. Neither Tenant nor any of its affiliates, nor to its knowledge any of their respective brokers or other
agents acting in any capacity in connection with the transactions contemplated by this Lease, is or will be (a) conducting any business or engaging in any transaction or dealing with any person appearing on the U.S. Treasury Department’s
OFAC list of prohibited countries, territories, “specifically designated nationals” (“SDNs”) or “blocked person” (each a “Prohibited Person”) (which lists can be accessed at the following web address:
http://www.ustreas.gov/offices/enforcement/ofac/), including the making or receiving of any contribution of funds, goods or services to or for the benefit of any such Prohibited Person; (b) engaging in certain dealings with countries and
organizations designated under Section 311 of the USA PATRIOT Act as warranting special measures due to money laundering concerns; (c) dealing in, or otherwise engaging in any transaction relating to, any property or interests in property
blocked pursuant to Executive Order No. 13224 dated September 24, 2001, relating to “Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism”; (d) a foreign shell bank
or any person that a financial institution would be prohibited from transacting with under the USA PATRIOT Act; or (e) engaging in or conspiring to engage in any transaction that evades or avoids, or has the purpose of evading or avoiding, or
attempting to violate, any of the prohibitions set forth in (i) any U.S. anti-money laundering law, (ii) the Foreign Corrupt Practices Act, (iii) the U.S. mail and wire fraud statutes, (iv) the Travel Act, (v) any similar or
successor statutes or (vi) any regulations promulgated under the foregoing statutes. 
 24.22 Jury Trial; Attorneys’ Fees.
TO THE EXTENT ALLOWED UNDER APPLICABLE LAW, 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 parry such costs and reasonable attorneys’ fees as may have been
incurred, including any and all costs incurred in enforcing, perfecting and executing such judgment. 

  
 -37- 

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

24.25 Brokers. Landlord and Tenant each hereby represents and warrants to the other party that it (i) has had no dealings with any
real estate broker or agent in connection with the negotiation of this Lease, excepting only the real estate brokers or agents specified in Section 11 of the Summary (collectively, the “Brokers”), and (ii) knows of no
other real estate broker or agent who is entitled to a commission in connection with this Lease. Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses,
liabilities, lawsuits, judgments, and costs and expenses (including without limitation reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of the indemnifying party’s
dealings with any real estate broker or agent in connection with this Lease other than the Brokers. 
 24.26 Independent Covenants.
This Lease shall be construed as though the covenants herein between Landlord and Tenant are independent and not dependent and Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its
obligations set forth herein, Tenant shall not be entitled to make any repairs or perform any acts hereunder at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord; provided, however, that the
foregoing shall in no way impair the right of Tenant to commence a separate action against Landlord for any violation by Landlord of the provisions hereof so long as notice is first given to Landlord and any holder of a mortgage or deed of trust
covering the Building, Project or any portion thereof, of whose address Tenant has theretofore been notified, and an opportunity is granted to Landlord and such holder to correct such violations as provided above. 

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

  
 -38- 

 
confidential and shall not disclose such confidential information to any person or entity other than Tenant’s financial, legal, and space planning consultants. 

24.30 Landlord’s Construction. Except as specifically set forth in this Lease or in the Tenant Work Letter: (i) Landlord has
no obligation to alter, remodel, improve, renovate, repair or decorate the Premises, the Building, the Other Existing Buildings, the Project, or any part thereof; and (ii) no representations or warranties respecting the condition of the
Premises, the Building, the Other Existing Buildings or the Project have been made by Landlord to Tenant. Tenant acknowledges that prior to and during the Lease Term, Landlord (and/or any common area association) will be completing construction
and/or demolition work pertaining to various portions of the Building, the Other Existing Buildings, the Premises, and/or the Project, including without limitation, landscaping and tenant improvements for premises for other tenants and, at
Landlord’s sole election, such other buildings, improvements, landscaping and other facilities within or as part of the Project as Landlord (and/or such common area association) shall from time to time desire (collectively, the
“Construction”). In connection with such Construction, Landlord may, among other things, erect scaffolding or other necessary structures in the Building and/or the Other Existing Buildings, limit or eliminate access to portions of
the Project, including portions of the common areas, or perform work in the Building, the Other Existing Buildings and/or the Project, which work may create noise, dust or leave debris in the Building, the Other Existing Buildings and/or the
Project. Subject to Section 6.7 above, 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. Subject to Section 6.7 above and Landlord’s indemnity obligations in this Lease, 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. 

24.31 Counterparts. This Lease may be executed in one or more counterparts, each of which shall constitute an original and all of which
shall be one and the same agreement. 
 24.32 Additional Allowance. Landlord shall provide Tenant with an allowance
(“Additional Allowance”) equal to Sixteen Dollars ($16.00) per rentable square foot of the Premises (i.e., an amount up to One Million One Hundred Sixteen Thousand Nine Hundred Twenty-Eight Dollars ($1,116,928.00) based on 69,808
rentable square feet in the Premises) to help Tenant pay for the actual and documented costs incurred by Tenant (collectively, the “Moving/Cabling/FF&E Costs”) for (i) moving and relocating to the Premises, (ii) the
costs of data and telecommunications cabling in the Premises, and (iii) the costs of the purchase and installation of furniture, fixtures and equipment in the Premises. So long as Tenant is not then in default under this Lease (beyond the
expiration of all applicable notice and cure periods) Landlord shall disburse one-half (1/2) of the Additional Allowance (i.e., an amount equal to Five Hundred Fifty-Eight Thousand Four Hundred Sixty-Four Dollars ($558,464.00) based on 69,808
rentable square feet in the Premises) (the “First Disbursement”) within thirty (30) days after Landlord has received Tenant’s written request for disbursement together with copies of paid invoices from third parties
evidencing the amount of such Moving/Cabling/FF&E Costs paid by Tenant, but Landlord shall have no obligation to disburse the Initial Disbursement until after the Lease Commencement Date has occurred and after Tenant is occupying the Premises
and conducting its business therein. So long as Tenant is not then in default under this Lease, Landlord shall deliver the remaining amount of the Additional Allowance to Tenant as follows: (i) Landlord shall disburse One hundred Thirty-Nine
Thousand Six hundred Sixteen Dollars ($139,616.00) of the Additional Allowance on the first (1st) day of the second (2nd) annual
anniversary of the Lease Commencement Date. 
 [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK] 

  
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 (the “Second Disbursement’’); (ii) Landlord shall disburse One Hundred Thirty-Nine
Thousand Six Hundred Sixteen Dollars ($139,616.00) of the Additional Allowance on the first (1st) day of the third (3rd) annual
anniversary of the Lease Commencement Date (the “Third Disbursement”); (iii) Landlord shall disburse One Hundred Thirty-Nine Thousand Six Hundred Sixteen Dollars ($139,616.00) of the Additional Allowance on the first (1st) day of the fourth (4th) annual anniversary of the Lease Commencement Date (the “Fourth Disbursement”), and
(iv) Landlord shall disburse the balance of the Additional Allowance (in the amount of One Hundred Thirty-Nine Thousand Six Hundred Sixteen Dollars ($139,616.00)) on the first (1st) day
of the fifth (5th) annual anniversary of the Lease Commencement Date (the “Final Disbursement”). Notwithstanding anything above to the contrary, Tenant shall, after each of
the herein mentioned disbursement dates, have the option to use any unused amount of the Additional Allowance as a credit toward Tenant s obligation to pay Base Rent and Additional Rent first coming due under the Lease. 

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

 

																			
	“Landlord”
	
	 WALTON TORREY OWNER C, LLC,
 a
Delaware limited liability company

		
	By:	 	Walton Legacy Torrey Holdings VII, LLC,
		 	 a Delaware limited liability company

its Sole Member

			
		 	By: 	 	Walton Torrey Investors VII, LLC
		 		 	 a Delaware limited liability company

its Managing Member

				
		 		 	By: 	 	Walton REIT Holdings VII, LLC
		 		 		 	 a Delaware limited liability company

its Sole Member

					
		 		 		 	By: 	 	Walton REIT VII, LLC
		 		 		 		 	 a Delaware limited liability company

its Managing Member

						
		 		 		 		 	By: 	 	Walton Street Real Estate Fund VII-Q, LP
		 		 		 		 		 	 a Delaware limited partnership
 its
Managing Member

							
		 		 		 		 		 	By: 	 	Walton Street Managers VII, LP
		 		 		 		 		 		 	 a Delaware limited partnership
 its
General Partner

								
		 		 		 		 		 		 	By: 	 	WSC Managers VII, Inc.
		 		 		 		 		 		 		 	 a Delaware corporation
 its General
Partner

										
		 		 		 		 		 		 		 		 	By:	 	 /s/ Brian T. Kelly

		 		 		 		 		 		 		 		 	Name:	 	 Brian T. Kelly

		 		 		 		 		 		 		 		 	Title:	 	 Vice President

		 	“Tenant”
		
		 	 ALTHEADX, INC., a
 Delaware
corporation

		
	By:    	 	 /s/ Greg Hamilton

		 	Name:	 	 Greg Hamilton        

		 	Its:	 	 CEO        

		
	By:    	 	 /s/ Jeffrey G. Black

		 	Name:	 	 Jeffrey G. Black        

		 	Its:	 	 CFO        

 ***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. 

  
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 EXHIBIT A 

OUTLINE OF PREMISES 
  

 

 

 

 EXHIBIT A-1 

SITE PLAN OF PROJECT 
  

 

 EXHIBIT A-2 

OUTLINE OF FIRST REFUSAL SPACE 
  

 

 

 

 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 Landlord’s Common Area Work (described below) and except for Landlord’s construction of the Tenant Improvements and the Additional Allowance, Landlord shall not be obligated to make or pay for any alterations or improvements to
the Premises, the Building or the Project. In addition to Tenant Improvement Work, Landlord shall, using Building-Standard materials and as soon as reasonably possible following the full execution and delivery of this Lease by Landlord and Tenant,
perform the following common area work in the Project: (i) remodel both main common area lobbies in the Building utilizing finishes and furnishings at or better quality level as those used in the Other Building located at 10628 Science Center
Drive; (ii) install one (l) common area passenger elevator to a pre-designated location near the main common area lobby that is next to the Premises; and (iii) add new landscaping to the areas in the back of the Building near the main
common area lobby that is next to the Premises, (which landscaping will be similar in quality to the balance of the Project) (collectively, “Landlord’s Common Area Work”). 

SECTION 2 

CONSTRUCTION DRAWINGS FOR THE PREMISES 

Prior to the execution of the Lease, Landlord and Tenant have approved a detailed space plan for the construction of certain improvements in
the Premises, which space plan has been prepared by McFarlane Architects (the “Final Space Plan”) and is attached hereto as Schedule “1”. Based upon and in conformity with the Final Space Plan, Landlord shall cause its
architect and engineers to prepare and deliver to Tenant, for Tenant’s approval, detailed specifications and engineered working drawings for the tenant improvements shown on the Final Space Plan (the “Working Drawings”). The
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 for the Building’s standard tenant improvement items, as
determined by Landlord. Within three (3) business days after Tenant’s receipt of the Working Drawings, Tenant shall approve or disapprove the same, which approval shall not be unreasonably withheld; provided, however, that Tenant may only
disapprove the Working Drawings to the extent such Working Drawings are inconsistent with the Final Space Plan and only if Tenant delivers to Landlord, within such three (3) business day period, specific changes proposed by Tenant which are
consistent with the Final Space Plan and do not constitute changes which would result in any of the circumstances described in items (i) through (iv) hereinbelow. If any such revisions are timely and properly proposed by Tenant, Landlord
shall cause its architect and engineers to revise the Working Drawings to incorporate such revisions and submit the same for Tenant’s approval in accordance with the foregoing provisions, and the parties shall follow the foregoing procedures
for approving the Working Drawings until the same are finally approved by Landlord and Tenant. Upon Landlord’s and Tenant’s approval of the Working Drawings, the same shall be known as the “Approved Working Drawings”. The
tenant improvements shown on the Approved Working Drawings shall be referred to herein as the “Tenant Improvements”. Once the Approved Working Drawings have been approved by Landlord and Tenant, Tenant shall make no changes, change
orders or modifications thereto without the prior written consent of Landlord, which consent may be withheld in Landlord’s sole discretion if such change or modification would: (i) delay the Substantial Completion of 

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

SECTION 3 

CONSTRUCTION AND PAYMENT FOR COSTS OF TENANT IMPROVEMENTS 

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 (i) obtain all applicable building permits for construction of the Tenant Improvements (collectively, the “Permits”), and (ii) construct the Tenant
Improvements as depicted on the Approved Working Drawings, in compliance with such building permits and 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 three percent (3%) of such costs) to Landlord in cash within ten (10) days after Landlord’s request therefor (the “TI
Excess”). 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. Notwithstanding anything above to the contrary, Tenant shall have the option, exercisable upon written notice to Landlord prior
to the date Tenant is obligated to pay any such TI Excess to Landlord, to receive a one-time tenant improvement allowance to help pay for such TI Excess (the “TI Allowance”) in the amount not to exceed Twenty Dollars ($20.00) per
rentable square foot of the Premises (i.e., up to One Million Three Hundred Ninety-Six Thousand One Hundred Sixty Dollars ($1,396,160.00) based on 69,808 rentable square feet in the Premises). In the event Tenant exercises such option and as
consideration for Landlord providing such TI Allowance to Tenant, the Base Rent payable by Tenant throughout the entire eighty-four (84) month initial Lease Term (“Amortization Period”) shall be increased by an amount
sufficient to fully amortize such TI Allowance throughout said eighty-four (84) month period based upon equal monthly payments of principal and interest, with interest imputed on the outstanding principal balance at the rate of eight percent
(8%) per annum (the “Amortization Rent”). In the event the Lease shall terminate for any reason, including without limitation as a result of a default by Tenant under the terms of the Lease or this Tenant Work Letter, Tenant
acknowledges and agrees that the unamortized balance of the TI Allowance which has not been paid by Tenant to Landlord as of the termination date pursuant to the foregoing provisions of this Section 3 shall become immediately due and payable as
unpaid rent which has been earned as of such termination date, specifically including a termination pursuant to Article 11 of the Lease. In addition, in no event shall the Amoritization Rent be abated for any reason whatsoever, including without
limitation, pursuant to Article 11 of the Lease. 
 SECTION 4 

READY FOR OCCUPANCY; SUBSTANTIAL COMPLETION OF THE TENANT IMPROVEMENTS 

4.1 Ready for Occupancy; Substantial Completion. For purposes of the Lease, including for purposes of determining the Lease
Commencement Date (as set forth in Section 7.2 of the Summary); (i) the Premises shall be “Ready for Occupancy” upon Substantial Completion of the Premises; and (ii) “Substantial Completion of the
Premises” shall occur upon (A) the completion of construction of the Tenant Improvements in the Premises pursuant to the Approved Working Drawings, with the exception of any punch list items that do not materially and adversely affect
Tenant’s use and occupancy of the Premises and any tenant fixtures, work-stations, built-in furniture, or equipment to be installed by Tenant or under the supervision of the Contractor and (B) issuance by the City of San Diego of a
temporary certificate of occupancy for the Premises (or its functional equivalent). 

  
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 4.2 Delay of the Substantial Completion of the Premises. If there shall be a delay or
there are delays in the Substantial Completion of the Premises as a result of any of the following (collectively, “Tenant Delays”): 

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

4.2.2 a breach by Tenant of the terms of this Tenant Work Letter or the Lease; 

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

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

4.2.7 any other acts or omissions of Tenant, or its agents, or employees; then, notwithstanding anything to the contrary set forth in the
Lease and regardless of the actual date of Substantial Completion of the Premises, the Lease Commencement Date (as set forth in Section 7.2 of the Summary) shall be deemed to be the date the Lease Commencement Date would have occurred if no
Tenant Delays, as set forth above, had occurred. 
 SECTION 5 

MISCELLANEOUS 
 5.1
Tenant’s Entry Into the Premises Prior to Substantial Completion. Subject to the terms hereof and provided that Tenant and its agents do not interfere with the Contractor’s work in the Project, the Building and the Premises, at
Landlord’s reasonable discretion, Landlord shall use commercially reasonable efforts to allow Tenant access to the Premises not less than forty-five (45) days prior to the anticipated Substantial Completion of the Premises for the purpose
of Tenant installing equipment and/or fixtures (including Tenant’s data and telephone equipment) and Tenant’s furniture in the Premises. Prior to Tenant’s entry into the Premises as permitted by the terms of this Section 5.1,
Tenant shall submit a schedule to Landlord and the Contractor, for their approval, which schedule shall detail the timing and purpose of Tenant’s entry. In connection with any such entry, Tenant acknowledges and agrees that Tenant’s
employees, agents, contractors, consultants, workmen, mechanics, suppliers and invitees shall fully cooperate, work in harmony and not, in any manner, interfere with Landlord or Landlord’s contractors (including the Contractor), agents or
representatives in performing work in the Project, the Building and the Premises, or interfere with the general operation of the Building and/or the Project. If at any time any such person representing Tenant shall not be cooperative or shall
otherwise cause or threaten to cause any such disharmony or interference, including, without limitation, labor disharmony, and Tenant fails to immediately institute and maintain corrective actions as directed by Landlord, then Landlord may revoke
Tenant’s entry rights upon twenty-four (24) hours’ prior written notice to Tenant. Tenant acknowledges and agrees that any such entry into and occupancy of the Premises or any portion thereof by Tenant or any person or entity working
for or on behalf of Tenant shall be deemed to be subject to all of the terms, covenants, conditions and provisions of the Lease, excluding only the covenant to pay Base Rent and Tenant’s Share of Operating Expenses (until the occurrence of the
Lease Commencement Date). 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 

  
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addition, Tenant shall hold Landlord harmless from and indemnify, protect and defend Landlord against any loss or damage to the Premises or Project and against injury to any persons caused by
Tenant’s actions pursuant to this Section 5.1. 
 5.2 Tenant’s Representative. Tenant has designated Greg Hamilton as
its sole representative with respect to the matters set forth in this Tenant Work Letter, who shall have full authority and responsibility to act on behalf of the Tenant as required in this Tenant Work Letter. 

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

5.4 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. 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
of this Tenant Work Letter or the Lease has occurred at any time on or before the Substantial Completion of the Premises and remains after the expiration of applicable notice and cure periods, then (i) in addition to all other rights and
remedies granted to Landlord pursuant to the Lease, at law and/or in equity, Landlord shall have the right to cause the Contractor to suspend the construction of the Premises (in which case, Tenant shall be responsible for any delay in the
Substantial Completion of the Premises caused by such work stoppage as a Tenant Delay as set forth in Section 4.2 above), and (ii) all other obligations of Landlord under the terms of this Tenant Work Letter shall be forgiven until such
time as such default is cured pursuant to the terms of the Lease (in which case, Tenant shall be responsible for any delay in the Substantial Completion of the Premises caused by such inaction by Landlord as a Tenant Delay). In addition, if the
Lease is terminated prior to the Lease Commencement Date, for any reason due to a default by Tenant as described in Section 19.1 of the Lease or 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 five (5) business days after Tenant’s 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. 

  
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 SCHEDULE 1 

FINAL SPACE PLAN 
 

 

 

 

 

 

 

 

 

 

 EXHIBIT C 

AMENDMENT TO LEASE 

This AMENDMENT TO LEASE (“Amendment”) is made and entered into effective as of
                                , 20    , by and
between WALTON TORREY OWNER C, L.L.C., a Delaware limited liability company (“Landlord”) and ALTHEADX, 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
                                 (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
                        , San Diego, California
                        . 

B. Except as otherwise set forth herein, all capitalized terms used in this Amendment shall have the same meaning as such terms have in the
Lease. 
 C. Landlord and Tenant desire to amend the Lease to confirm the commencement and expiration dates of the Term, as hereinafter
provided. 
 NOW, THEREFORE, in consideration of the foregoing Recitals and the mutual covenants contained herein, and for other good and
valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows: 
 1.
Confirmation of Dates. The parties hereby confirm that (a) the Premises are Ready for Occupancy, and (b) the term of the Lease commenced as of
                                 for a term of
                                 ending on
                                 (unless sooner terminated as provided in the
Lease. 
 2. No Further Modification. Except as set forth in this Amendment, all of the terms and provisions of the Lease shall
remain unmodified and in full force and effect. 
 IN WITNESS WHEREOF, this Amendment has been executed as of the day and year first above
written. 
 [SIGNATURES CONTINUED ON FOLLOWING PAGE] 

  
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	“Landlord”
	
	WALTON TORREY OWNER C, LLC, a Delaware limited liability company
		
	By:	 	Walton Legacy Torrey Holdings VII, LLC,
		 	 a Delaware limited liability company

its Sole Member

			
		 	By: 	 	Walton Torrey Investors VII, LLC
		 		 	 a Delaware limited liability company

its Managing Member

				
		 		 	By: 	 	Walton REIT Holdings VII, LLC
		 		 		 	 a Delaware limited liability company

its Sole Member

					
		 		 		 	By: 	 	Walton REIT VII, LLC
		 		 		 		 	 a Delaware limited liability company

its Managing Member

						
		 		 		 		 	By: 	 	Walton Street Real Estate Fund VII-Q, L.P.,
		 		 		 		 		 	 a Delaware limited partnership
 its
Managing Member

							
		 		 		 		 		 	By: 	 	Walton Street Managers VII, L.P.
		 		 		 		 		 		 	 a Delaware limited partnership
 its
General Partner

							
		 		 		 		 		 	By: 	 	WSC Managers VII, Inc.
		 		 		 		 		 		 	 a Delaware corporation
 its General
Partner

									
		 		 		 		 		 		 		 	By:	 	  

		 		 		 		 		 		 		 	Name:	 	  

		 		 		 		 		 		 		 	Title:	 	  

 
																	
	“Tenant”
	
	 ALTHEADX, INC.,
 a Delaware
corporation

		
	By:    	 	  

		 	Name:	 	  

		 	Its:	 	  

		
	By:    	 	  

		 	Name:	 	  

		 	Its:	 	  

  
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 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. All keys shall be returned to Landlord at the expiration or earlier termination of the Lease. Further, if and to the extent Tenant re-keys, re-programs or otherwise changes any locks in or for the Premises, all such locks and key systems must
be consistent with the master lock and key system at the Building, all at Tenant’s sole cost and expense. 
 2. All doors opening to
public corridors shall be kept closed at all times except for normal ingress and egress to the Premises, unless electrical hold backs have been installed. Sidewalks, doorways, passages, entrances, vestibules, halls, stairways and other Common Areas
shall not be obstructed by Tenant or used by Tenant for any purpose other than ingress and egress to and from the Premises, and Tenant, its employees and agents shall not loiter in the entrances or corridors. 

3. Landlord reserves the right to close and keep locked all entrance and exit doors of the Building during such hours as are customary for
comparable buildings in the vicinity of the Building. Tenant and its employees and agents shall ensure that the doors to the Building are securely closed and locked when leaving the Premises if it is after the normal hours of business for the
Building. Any tenant, its employees, agents or any other persons entering or leaving the Building at any time when it is so locked, or any time when it is considered to be alter normal business hours for the Building, may be required to sign the
Building register when so doing. After-hours access by Tenant’s authorized employees may be provided by hard-key, card-key access or other procedures adopted by Landlord from time to time; Tenant shall pay for the costs of all access cards
provided to Tenant’s employees and all replacements thereof for lost, stolen and/or damaged cards. Access to the Building and/or the Project may be refused unless the person seeking access has proper identification or has a previously arranged
pass for such access. Landlord and its agents shall in no case be liable for damages for any error with regard to the admission to or exclusion from the Building and/or the Project of any person. In case of invasion, mob, riot, public excitement, or
other commotion, Landlord reserves the right to prevent access to the Building and/or the Project during the continuance of same by any means it deems appropriate for the safety and protection of life and property. 

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

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

7. No signs, advertisements or notices shall be painted or affixed to windows, doors or other parts of the Building, except those of such
color, size, style and in such places as are first approved in writing by Landlord. Landlord shall have the right to remove any signs, advertisements, and notices not approved in writing by Landlord without notice to and at the expense of Tenant.
Landlord may provide and maintain in the first floor (main lobby) of the Building an alphabetical directory board or other directory device listing tenants, and no other directory shall be permitted unless previously consented to by Landlord in
writing. 
 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 or musical instrument, making loud
or disruptive noises, creating offensive odors or otherwise), solicit, or canvass any occupant of the Building and/or the Project and shall cooperate with Landlord or Landlord’s agents to prevent same. 

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

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

13. Tenant shall not use any method of heating or air conditioning other than that which may be supplied by Landlord, without the prior
written consent of Landlord. Tenant shall not furnish, cooling or heating to the Premises, including, without limitation, the use of electronic or gas heating devices, portable coolers (such as “move n cools”) or space heaters, without
Landlord’s prior written consent, and any such approval will be for devices that meet federal, state and local code. 
 14. No
inflammable, explosive or dangerous fluids or substances shall be used or kept by Tenant in the Premises, Building and/or about the Project, except for those substances as are typically found in similar premises used for general office purposes and
are being used by Tenant in a safe manner and in accordance with all applicable Laws, rules and regulations. Tenant shall not, without Landlord’s prior written consent, use, store, install, spill, remove, release or dispose of within or about
the Premises or any other portion of the Project, any asbestos-containing materials or any solid, liquid or gaseous material now or subsequently considered toxic or hazardous under the provisions of 42 U.S.C. Section 9601 et seq. or any other
applicable environmental Laws which may now or later be in effect. Tenant shall comply with all Laws pertaining to and governing the use of these materials by Tenant, and shall remain solely liable for the costs of abatement and removal. 

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

  
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Project. Tenant shall not use, or permit any part of the Premises to be used, for lodging, sleeping or for any illegal purpose. 

18. No cooking shall be done or permitted by Tenant on the Premises, nor shall the Premises be used for the storage of merchandise or for any
improper, objectionable or immoral purposes. Notwithstanding the foregoing, Underwriters’ laboratory-approved equipment and microwave ovens may be used in the Premises for heating food and brewing coffee, tea, hot chocolate and similar
beverages, provided that such use is in accordance with all applicable federal, state and city laws, codes, ordinances, rules and regulations, and does not cause odors which are objectionable to Landlord and other tenants. 

19. Landlord will approve where and how telephone and telegraph wires and other cabling are to be introduced to the Premises. No boring or
cutting for wires shall be allowed without the consent of Landlord. The location of telephone, call boxes and other office equipment and/or systems affixed to the Premises shall be subject to the approval of Landlord. Tenant shall not use more than
its proportionate share of telephone lines and other telecommunication facilities available to service the Building. 
 20. Landlord
reserves the right to exclude or expel from the Building and/or the Project any person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs, or who shall in any manner do any act in violation of any of these
Rules and Regulations or cause harm to Building occupants and/or property. 
 21. All contractors, contractor’s representatives and
installation technicians performing work in the Building or at the Project shall be subject to Landlord’s prior approval, which approval shall not be unreasonably withheld, and shall be required to comply with Landlord’s standard rules,
regulations, policies and procedures, which may be revised from time to time. 
 22. Tenant shall not employ any person other than the
janitor of Landlord for the purpose of cleaning the Premises without prior written consent of Landlord, and without Landlord’s consent, no person or persons shall be permitted to enter the Building for the purpose of cleaning the same. Tenant
shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the preservation of good order and cleanliness. 

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

24. Tenant shall not waste electricity, water or air conditioning and agrees to cooperate fully with Landlord to ensure the most effective
operation of the Building’s heating and air conditioning system, including, without limitation, the use of window blinds to block solar heat load, and shall refrain from attempting to adjust any controls. Tenant shall comply with and
participate in any program for metering or otherwise measuring the use of utilities and services, including, without limitation, programs requiring the disclosure or reporting of the use of any utilities or services. Tenant shall also cooperate and
comply with, participate in, and assist in the implementation of (and take no action that is inconsistent with, or which would result in Landlord, the Building and/or the Project failing to comply with the requirements of) any conservation,
sustainability, recycling, energy efficiency, and waste reduction programs, environmental protection efforts and/or other programs that are in place and/or implemented from time to time at the Building and/or the Project, including; without
limitation, any required reporting, disclosure, rating or compliance system or program (including, but not limited to, any LEED [Leadership in Energy and Environmental Design] rating or compliance system, including those currently coordinated
through the U.S. Green Building Council). 
 25. Tenant shall store all its recyclables, trash and garbage within the interior of the
Premises. No material shall be placed in the trash boxes or receptacles if such material is of such nature that it may not be disposed of in the ordinary and customary manner of removing and disposing of recyclables, trash and garbage in the city in
which the Project is located without violation of any law or ordinance governing such disposal. All trash, garbage and refuse disposal shall be made only through entry-ways and elevators provided for such purposes at such times as Landlord shall
designate. 
 26. Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or
any governmental agency. 
 27. Tenant shall assume any and all responsibility for protecting the Premises from theft, robbery and
pilferage, which includes keeping doors locked and other means of entry to the Premises 

  
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closed, when the Premises are not occupied, or when the entry to the Premises is not manned by Tenant on a regular basis. 

28. No awnings or other projection shall be attached to the outside walls of the Building without the prior written consent of Landlord. No
curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises without the prior written consent of Landlord. The sashes, sash doors, skylights, windows, and doors that reflect or
admit light and air into the halls, passageways or other public places in the Building shall not be covered or obstructed by Tenant, nor shall any bottles, parcels or other articles be placed on the windowsills. All electrical ceiling fixtures hung
in offices or spaces along the perimeter of the Building must be fluorescent and/or of a quality, type, design and bulb color approved by Landlord. 

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

33. Tenant shall not take any action which would violate Landlord’s labor contracts or which would cause a work stoppage, picketing,
labor disruption or dispute, or interfere with Landlord’s or any other tenant’s or 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. 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. 

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

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 and small trucks and will comply in all respects with any rules and regulations that may be promulgated by Landlord and/or the Parking Operator from time to time with respect to the Parking 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; and 

(e) loading zones. 
 8. Parking
stickers, key cards and any other devices or forms of identification or entry supplied by Landlord or the Parking Operator shall remain the property of Landlord (or the Parking Operator as the case may be). Such device must be displayed as requested
and may not be mutilated in any manner. The serial number of 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.

 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 the customer and/or its agents is prohibited. 
 13. Tenant agrees to acquaint all persons to whom Tenant
assigns a parking space with these Parking Rules and Regulations. 
 14. Neither Landlord nor the Parking Operator (as the case may be),
from time to time will be liable for loss of or damage to any vehicle or any contents of such vehicle or accessories to any such vehicle, or any property left in any of the Parking Facility, resulting from fire, theft, vandalism, accident, 

  
 -5- 

 
conduct of other users of the Parking Facility and other persons, or any other casualty or cause. Further, Tenant understands and agrees that: (i) Landlord will not be obligated to provide
any traffic control, security protection or Parking Operator for the Parking 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. 
 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. If any of the parking spaces are at any time used (i) for any purpose other than parking as provided
above, (ii) in any way or manner reasonably objectionable to Landlord, or (iii) by Tenant after default by Tenant under the Lease, Landlord, in addition to any other rights otherwise available to Landlord, may consider such default an
event of default under the Lease. 
 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, 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 goad order therein, as well as for the convenience of other occupants and tenants therein. Tenant
shall be deemed to have read these Rules and Regulations and Parking Rules and Regulations and to have agreed to abide by them as a condition of its occupancy of the Premises. 

COMMON AREA AMENITIES 
 1.
Tenant understands that Landlord has provided or will provide certain common area amenities for Tenant’s non-exclusive use. Such amenities are for the use of tenants during regular business hours and shall be reserved through the management
office in advance. Tenant and Tenant’s agents, employees and invitees shall adhere to all rules Landlord 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 

  
 -6- 

 
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 thirty (30) days after receipt of an invoice therefor. 
 5. Tenant shall conduct themselves in a
quiet and well-mannered fashion when on or about the amenities and not cause any disturbances or interfere with the use or enjoyment of the amenities by other tenants. 

6. Tenant shall not bring any food or beverages into the bocce ball area. 

7. No alcoholic beverages shall be permitted at the amenities at any time. 

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

  
 -7- 

 EXHIBIT E 

INSURANCE REQUIRED OF CONTRACTORS 

1. Required Insurance. Contractor shall maintain the following insurance without interruption through final completion, at any time
thereafter when Contractor enters the site to perform work, and during any additional periods specified herein: 
 (a) Commercial general
liability insurance on the current ISO CG 00 01 occurrence form or an equivalent acceptable to Owner (the “CGL”), [look at the following, grammatically] (i) covering liability arising from premises operations, independent
contractors, products-completed operations, personal and advertising injury, and liability assumed under an insured contract (including the tort liability of another assumed in a business contract), (ii) with limits of not less than $1,000,000
each occurrence, $1,000,000 personal and advertising injury, $2,000,000 general aggregate, and a separate $2,000,000 products-completed operations aggregate, (iii) including the Additional Insureds (as defined in Section 6 of this Exhibit)
as additional insureds, using one or more additional insured endorsements (such as a combination of CG 20 10 (or CG 20 15 for vendors) and CG 20 37) that provides coverage for both ongoing and completed operations and is acceptable to Owner,
(iv) that applies as primary and non-contributing insurance with respect to any other insurance or self-insurance program afforded to the Additional Insureds, (v) that provides that any general aggregate limit applies separately to the
work on a “per project” basis, (vi) that does not limit the scope of coverage for liability arising from “XCU” (explosion, collapse, or underground) hazards, and (vii) that includes a standard ISO separation of insureds
provision or a substantially similar provision. Contractor shall maintain its products-completed operations coverage for at least three years after substantial completion of the work or the earlier termination of the Lease. 

(b) Business automobile liability insurance to cover liability arising out of any auto (including owned, hired and non-owned autos),
with a limit of not less than $1,000,000 each accident. Contractor waives all rights against the Additional Insureds for recovery of damages to the extent those damages are covered under its business automobile liability insurance (and, if
applicable, commercial excess or umbrella liability insurance). 
 (c) Workers compensation and employers liability insurance, for
all persons Contractor employs in carrying out any work. The workers compensation insurance must fulfill applicable statutory requirements. The employers liability insurance must have limits of not less than $1,000,000 each accident for bodily
injury by accident, $1,000,000 each employee for bodily injury by disease, and $1,000,000 policy limit for bodily injury by disease. Contractor waives all rights against Landlord for recovery of damages covered by the workers compensation and
employers liability insurance obtained by Contractor, and shall obtain an endorsement to allow this waiver. If Contractor uses borrowed employees (including employees from a temporary employment agency) to perform work, it shall require the primary
employer to provide an alternate employer endorsement showing Contractor in the schedule as the alternate employer. 
 (d) Commercial
excess or umbrella liability insurance with respect to Contractor’s CGL, business auto liability, and employers liability insurance, with a limit of not less than $3,000,000 [*Adjust as appropriate*] each occurrence. This insurance
must be “true follow form,” must include the Additional Insureds as additional insureds with respect to Contractor’s CGL, must apply on a primary and noncontributing basis with respect to any other insurance or self-insurance program
afforded to the Additional Insureds, and must provide that aggregate limits of liability apply separately with respect to the work. 
 2.
Insurance Carried by Subcontractors. Contractor shall by written agreement require each of its subcontractors and consultants of every tier (“Subcontractors”) to maintain as if they were “Contractor” the insurance
required in Section 1 (including naming the Additional Insureds as additional insureds), except that for Subcontractors with a contract value of less than $50,000 that are performing minor and non-hazardous work Contractor may, in its
reasonable business judgment, (a) permit auto insurance limits of not less than $500,000 each accident, and (b) permit employers liability limits of not less than $500,000 per type of claim, (c) waive the requirement for a waiver of
subrogation for workers compensation and employers liability insurance, and (d) waive the requirement for commercial excess or umbrella liability insurance. 

3. Design Services or Design-Build Services. If any portion of the work includes any design services or design-build work, the entity
or individual providing the design services shall provide professional liability insurance with a limit of not less than $1,000,000 each claim and $1,000,000 

  
 -1- 

 
aggregate. This insurance must be retroactive to the date of the commencement of the design services, and must be maintained for three years after substantial completion of the work or the
earlier termination of the Lease. 
 4. General Requirements. Each insurance policy required under this Exhibit E (together with the
other requirements of this Exhibit E, the “Required Insurance”) must, unless otherwise agreed in writing by Landlord, be issued by reputable insurance carriers having a Best’s rating of at least A- VIII. Each policy and
certificate will be subject to reasonable approval by Landlord, and Contractor shall deliver to Landlord certified copies of policies within 15 days after Landlord’s request. Except as may be specifically provided in this Agreement, the cost
(including deductibles and self-insured retentions) of the Required Insurance, as well as the cost of any other insurance carried by Contractor with respect to the work, will be borne solely by Contractor, without additional reimbursement by
Landlord. By requiring the Required Insurance, Landlord does not represent that the required coverage and limits will be adequate to protect Contractor, and unless otherwise specifically provided in the Lease the required coverage and limits will
not limit Contractor’s other obligations under the Lease. 
 5. Evidence of Insurance. Concurrently with the execution of the
Lease, and in any event before commencing work at the site, Contractor shall provide to Landlord (i) an insurance certificate evidencing the Required Insurance, and (ii) an endorsement to Contractor’s CGL adding the Additional
Insureds as additional insureds. Contractor shall ensure that Landlord is notified at least 30 days before the cancellation or non-renewal of any Required Insurance, or 10 days prior in the case of cancellation due to non-payment. Contractor shall
provide an updated certificate of insurance before the expiration of the term of any Required Insurance. Landlord’s failure to require Contractor to provide evidence of Required Insurance, or Landlord’s acceptance of evidence that
indicates insurance that fails to satisfy the requirements of this Exhibit E, will not constitute a waiver of those requirements. 
 6.
Additional Insureds. The “Additional Insureds” are as follows: all individuals and entities that have any direct or indirect interest in Landlord; any holders of indebtedness secured by the Project; Tenant (if this is a
build-out) and any entities that Landlord, per any other project-related agreement, is required to list as an additional insured, and, with respect to each of the foregoing, its managers, officers, directors, employees, and agents. 

7. Risk of Loss; Property Insurance. Except to the extent a loss is covered by applicable insurance, Contractor bears the risk of loss
and damage to the work (including any materials incorporated or to be incorporated as part of the work) until the date when the work is completed. Contractor and its Subcontractors are responsible to carry, at their own expense, property insurance
covering the full replacement value of their machinery, tools, and equipment, and of work (including materials) until the risk of loss for Work passes to Landlord. To the fullest extent permitted by law Contractor hereby waives, and shall require
Subcontractors (including equipment lessors) to waive, all claims against Landlord, the other Additional Insureds, tenants at the Project, and Landlord’s separate contractors and consultants and their subcontractors and subconsultants, for loss
or damage to these items, regardless of the cause. 
 [*The foregoing assumes that Contractor is responsible to procure builders risk insurance. If
Landlord will carry builders risk insurance, use the following as Section 7: “Insurance for Contractor’s Property. Contractor and its Subcontractors are responsible to carry, at their own expense, property insurance covering the
full replacement value of their machinery, tools, and equipment. To the fullest extent permitted by law Contractor hereby waives, and shall require Subcontractors (including equipment lessors) to waive, all claims against Landlord, the other
Additional Insureds, tenants at the Project, and Landlord’s separate contractors and consultants and their subcontractors and subconsultants, for loss or damage to these items, regardless of the cause.”*] 

[*Include the following provision only if specifically instructed to do so by Owner’s insurance consultant: 8. Subrogation Waiver.
Landlord and Contractor waive all rights against each other and against each other’s contractors (and their subcontractors of every tier), consultants (and their subconsultants of every tier), and the agents and employees of any of the
foregoing, for damages caused by fire or other causes of loss occurring on and after the date on which the Lease is executed to the extent those damages are covered by property insurance carried by the waiving party. Contractor shall require of its
Subcontractors, and its and their employees and agents, by appropriate agreements, written where legally required for validity, similar waivers in favor of Landlord and the other persons listed in the immediately preceding sentence. Contractor shall
cause any property insurance it carries related to the work, and shall require its Subcontractors to cause any property insurance they carry related to the work, to permit this waiver.*] 

 EXHIBIT F 

FORM OF SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 

 

			
	 RECORDING REQUESTED BY
 AND AFTER
RECORDING,
 PLEASE RETURN TO:
  

Elizabeth O’Donoghue

Cornerstone Real Estate Advisers LLC
 One
Financial Plaza
 Hartford, Connecticut 06103
	 	  
 This
space reserved for Recorder’s use only.
  

 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 

Gateway REL, LLC 

No.
                         

Gateway REL, LLC 
 c/o Cornerstone Real Estate Advisers 

One Financial Plaza 
 Hartford, Connecticut 06103 

Attention: Mortgage Loan Administration 
  

	Re:	10578 Science Center Drive 

	    	San Diego, California 

 This Subordination, Non-Disturbance and Attornment Agreement (this
“Agreement”) is dated as of April __, 2014 between AltheaDx, Inc., a Delaware corporation, (“Tenant”), Gateway REL, LLC, a California limited liability company (“Lender”) and Walton Torrey
Owner C, LLC., a Delaware limited liability company (“Landlord”). 
 Tenant understands that Lender has made or will be
making a loan (the “Loan”) to Landlord secured by a mortgage or deed of trust (the “Mortgage”) encumbering the real property (the “Property”) described in Exhibit A, attached hereto and
made a part hereof. Tenant and Landlord entered into a lease agreement (the “Lease”) dated April __, 2014 by which Tenant leased from Landlord certain premises commonly known as 10578 Science Center Drive, Suites 100 and 200, San
Diego, California (the “Leased Premises”), and constituting a portion of the Property. Tenant desires to be able to obtain the advantages of the Lease and occupancy thereunder in the event of foreclosure of the Mortgage and Lender
wishes to have Tenant confirm the priority of the Mortgage over the Lease. 
 NOW, THEREFORE, in consideration of the mutual
covenants and conditions set forth herein, the parties hereto agree as follows: 
 1. Subject to the terms of this Agreement, Tenant hereby
subordinates all of its right, title and interest under the Lease to the lien, operation and effect of the Mortgage and any other mortgages (as the same may be modified and/or extended from time to time) now or hereafter in force against the
Property, and to any and all existing and future advances made under such Mortgage. 
 2. In the event that Lender becomes the owner of the
Property by foreclosure, deed in lieu of foreclosure, or otherwise, Tenant agrees, subject to the terms of this Agreement, to unconditionally attorn to Lender and to recognize it as the owner of the Property and the Landlord under the Lease. The
Lender, on behalf of itself and any Subsequent Owner (as defined below), agrees not to terminate the Lease or disturb or interfere with Tenant’s possession of the Leased Premises during the term of the Lease, or any extension or renewal
thereof, so 

 
long as Tenant is not in default under the Lease beyond applicable notice, grace and cure periods, if any, and will be bound by all of the obligations imposed by the Lease upon the lessor therein
(except as set forth in Section 3 below). 
 3. Lender and any other subsequent owner of the Property, whether through foreclosure,
deed in lieu of foreclosure, or any other means, or any other transfer or means after a foreclosure or a deed in lieu of foreclosure (a “Subsequent Owner”) shall not be: 

(a) Personally liable under the Lease, its liability being limited solely to its ownership interest in the Property; 

(b) Subject to any offsets or defenses which Tenant might have against any prior landlord, including Landlord; provided, however, the foregoing
shall not limit either (a) Tenant’s right to exercise against Subsequent Owner any offset right otherwise available to Landlord because of events occurring after the date of attornment, or (b) Subsequent Owner’s obligation to
correct any conditions that existed as of the date of attornment and violate Subsequent Owner’s obligations as landlord under the Lease for which Lender had written notice prior to Subsequent Owners acquisition of Landlord’s interest under
the Lease; 
 (c) Bound by any prepayment of rent or deposit, rental security or any other sums deposited with any prior lessor, including
Landlord, under the Lease, unless (a) such prepayment has been actually received by Lender or the Subsequent Owner, or (b) such prepayment shall have been expressly approved by Subsequent Owner or contained in the Lease; 

(d) Bound by any agreement or modification of the Lease made without Lender’s or Subsequent Owner’s prior written consent, which
consent shall not be unreasonably withheld, conditioned or delayed; 
 (e) Bound to commence or complete any construction or to make any
contribution toward construction or installation of any improvements upon the Leased Premises or the Property required under the Lease, including, without limitation, for any expansion or rehabilitation of existing improvements thereon; or for the
payment of any tenant allowance or incentive, or for restoration of improvements following any casualty not required to be insured under the Lease or for the costs of any restorations in excess of any proceeds recovered under any insurance required
to be carried under the Lease; and 
 (f) Bound by any radius restriction or other restriction on competition or use beyond the Property.

 4. Tenant certified to Lender that, as of the date of this Agreement: 

(a) the Lease is presently in full force and effect, and Tenant is not in default under the Lease and to Tenant’s knowledge, Landlord is
not in default under the Lease; 
 (b) the Lease is unmodified except as indicated hereinabove; 

(c) that no rent under the Lease has been paid more than thirty (30) days in advance of its due date; 

(d) that the address for notices to be sent to Tenant is as set forth in the Lease; and 

(e) that, except as expressly set forth in the Lease, Tenant has no charge, lien, claim or offset under the Lease or otherwise, against rents
or other charges due or to become due thereunder. 
 5. Tenant agrees with Lender that from and after the date hereof, neither Tenant nor
Landlord will enter into any agreements amending the Lease without Lender’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed. In addition, Tenant and Landlord agree with Lender that Tenant will not
terminate or seek to terminate the Lease by reason of any act or omission of the Landlord thereunder until (i) Tenant shall have given written notice (the “Notice”) (delivered after the expiration of all applicable notice and
cure periods afforded Landlord under the Lease), by certified mail, return receipt requested, of said act or omission to Lender, which notice shall be addressed to Gateway REL, LLC, c/o Cornerstone Real Estate Advisers, One Financial Plaza,
Hartford, Connecticut 06103, Attention: Mortgage Loan Servicing; with a copy sent to: Cornerstone Real Estate Advisers, One Financial Plaza, Hartford, Connecticut 06103, Attention: Paralegal, Finance Group, and (ii) the Applicable Cure Period
(as defined below) shall have elapsed following the giving of the Notice, during which (Applicable Cure Period) Lender shall have the right, but not the obligation, to remedy such act or omission. As used herein, the “Applicable Cure
Period” means (i) with respect to a monetary default, the greater of the right afforded Landlord under the Lease with respect to said default or five (5) days after receipt of the Notice and (ii) with respect to a
non-monetary default, the greater of the right afforded Landlord under the Lease with 

 
respect to said default or twenty (20) days after receipt of the Notice. Without limiting Section 3 above, nothing in this Section 5 shall act to restrict or delay Tenant’s
rights of abatement or offset under the Lease. 
 6. Tenant covenants that it will not subordinate its interest in the Lease to any other
mortgage or deed of trust without Lender or Subsequent Owner’s prior written consent. 
 7. Tenant agrees to commence paying all rents,
revenues and other payments due under the Lease directly to Lender or Subsequent Owner after Lender or Subsequent Owner notifies Tenant in writing that Lender or Subsequent Owner is the owner and holder of the Loan and is invoking Lender’s
rights under the loan documents to directly receive from Tenant all rents, revenues and other payments due under the Lease. By making such payments to Lender or Subsequent Owner, Landlord hereby acknowledges and agrees that Tenant shall be deemed to
have satisfied all such payment obligations to Landlord under the Lease. For the avoidance of doubt, Tenant shall not be required to determine whether Landlord is in default under the Mortgage and may rely on Lender’s written notice of such
default. Landlord hereby waives any claims against Tenant for the amount of any such payments made by Tenant to Lender. 
 8. This agreement
shall inure to the benefit of Lender’s affiliates, agents, co-investors, co-lenders and participants, and each of their respective successors and assigns (each a “Lender Party” and collectively, the “Lender
Parties”). 
 9. This agreement shall inure to the benefit of and shall be binding upon Tenant, Landlord and Lender, and each of
their respective heirs, personal representatives, executors, administrators, successors and assigns. This agreement may not be altered, modified or amended except in writing signed by all of the parties hereto. In the event any one or more of the
provisions contained in this agreement shall for any reason be held to be invalid, illegal or unenforceable in any respect, such invalidity, illegality or unenforceability shall not affect any other provisions of this agreement, but this agreement
shall be construed as if such invalid, illegal or unenforceable provision had never been contained herein. This agreement shall be governed by and construed according to the laws of the state where the Property is located, with regard for conflicts
of laws rules. This agreement may be executed in multiple counterparts, each of which shall constitute an original agreement, and all of which shall together constitute one and the same agreement. 

 IN WITNESS WHEREOF, the parties hereto have caused this Subordination, Non-Disturbance and
Attornment Agreement to be duly executed as of the      day of April, 2014. 
  

																	
	TENANT:
	
	ALTHEADX, INC., a Delaware corporation
			
	By: 	 	  
	 	
		 	Name:	 	  
	 	
		 	Title:	 	  
	 	
	
	LANDLORD,
	
	 WALTON TORREY OWNER C, L.L.C.,
 A
Delaware limited liability company

		
	By: 	 	Walton Legacy Torrey Holdings VII, L.L.C.,
		 	 a Delaware limited liability company

its Sole Member

			
		 	By: 	 	Walton Torrey Investors VII, L.L.C.
		 		 	 a Delaware limited liability company

its Managing Member

				
		 		 	By: 	 	Walton REIT Holdings VII, L.L.C.
		 		 		 	 a Delaware limited liability company

its Sole Member

					
		 		 		 	By: 	 	Walton REIT VII, L.L.C.
		 		 		 		 	 a Delaware limited liability company

its Managing Member

						
		 		 		 		 	By: 	 	Walton Street Real Estate Fund VII-Q, L.P.
		 		 		 		 		 	 a Delaware limited partnership
 its
Managing Member

							
		 		 		 		 		 	By: 	 	Walton Street Managers VII, L.P.
		 		 		 		 		 		 	 a Delaware limited partnership
 its
General Partner

							
		 		 		 		 		 	By: 	 	WSC Managers VII, Inc.
		 		 		 		 		 		 	 a Delaware Corporation
 its General
Partner

									
		 		 		 		 		 		 		 	By:	 	  

		 		 		 		 		 		 		 	Name:	 	  

		 		 		 		 		 		 		 	Title:	 	  

 
			
	LENDER:
	
	GATEWAY REL, LLC a California limited liability company
		
	By:	 	  

	Name:	 	
	Title:	 	

 TENANT’S ACKNOWLEDGEMENT 

State of California 
 County of
                                         
           ) 
 On
                                         
            before me,
                                         
                                         
           
 (insert name and title of the officer) 

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

Signature
                                         
            (Seal) 

 LENDER’S ACKNOWLEDGEMENT 

State of California 
 County of
                                         
           ) 
 On
                                         
    before me,
                                         
                                        

(insert name and title of the officer) 

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

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

WITNESS my hand and official seal. 
 Signature
                                         
            (Seal) 

 LANDLORD’S ACKNOWLEDGEMENT 

State of California 
 County of
                                         
                                         
                                         
         ) 
 On
                                         
        before me,
                                         
                                    

(insert name and title of the officer) 

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

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

WITNESS my hand and official seal. 
 Signature
                                         
            (Seal) 

 EXHIBIT A 

LEGAL DESCRIPTION 
 10578 Science Center
Drive, San Diego, California 
 PARCEL A: 
 PARCEL
1 OF PARCEL MAP NO. 19102, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY NOVEMBER 15, 2002 AS FILE NO. 2002-1027004. 

PARCEL B: 
 AN EASEMENT FOR ACCESS, INGRESS AND EGRESS,
AND UNDERGROUND UTILITIES, OVER, UNDER, ALONG AND ACROSS AND THROUGH THAT PORTION OF PARCEL 3 OF PARCEL MAP NO 17448, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, SAID PARCEL MAP RECORDED IN THE OFFICE OF THE COUNTY RECORDER
OF SAID SAN DIEGO COUNTY ON NOVEMBER 17, 1994 AS FILE NO. 1994-0667421 OF OFFICIAL RECORDS, AND AS DESCRIBED IN GRANT OF EASEMENT FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, DECEMBER 15, 1994 AS FILE NO. 19940714126, MORE
PARTICULARLY DESCRIBED AS FOLLOWS: 
 BEGINNING AT THE NORTHEAST CORNER OF SAID PARCEL 3; THENCE ALONG THE BOUNDARY OF SAID PARCEL 3 SOUTH 09° 37’
23” EAST 100.00 FEET; THENCE NORTH 52° 20’ 03” WEST 43.04 FEET; THENCE CONTINUING ALONG SAID BOUNDARY AND A PROLONGATION THEREOF NORTH 85° 10’ 39” WEST 226.16 FEET; THENCE NORTH 04° 49’ 21” EAST 50.00
FEET TO THE NORTH LINE OF SAID PARCEL 3; THENCE ALONG SAID NORTH LINE SOUTH 85° 10’ 39” EAST 212.97 FEET TO AN ANGLE POINT THEREIN; THENCE CONTINUING ALONG SAID NORTH LINE NORTH 50° 24’ 36” EAST 33.37 FEET TO THE POINT OF
BEGINNING. 
 PARCEL C: 
 EASEMENTS IN ARTICLE 8 OF
DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR TORREY PINES SCIENCE CENTER (UNIT 2), RECORDED JUNE 27, 1994 AS DOCUMENT NO. 1994-0405385. 
 APN:
340-180-34-00 
 Exhibit A-1 
  

 RIDER 

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 Options. Landlord hereby grants Tenant two (2) options (each, an “Extension
Option”) to extend the then current Lease Term for a period of five (5 years each (each, an “Option Term”), which options shall be exercisable only by written Exercise Notice (as defined below) delivered by Tenant to
Landlord as provided below. Upon the proper exercise of any such Extension Option, the then current Lease Term shall be extended for the applicable 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, any such Extension Option shall not be deemed properly exercised if as of the date of delivery of the Exercise Notice (as defined below) by Tenant: (i) Tenant has previously
been in default under the Lease beyond all applicable notice and cure periods; and/or (ii) Landlord does not approve of Tenant’s then-existing financial condition and/or Landlord’s lender does not approve of the terms for the
applicable Option Term, including, without limitation, the Option Rent (as those terms are defined below). The Extension Option is personal to the Original Tenant and any Affiliate Assignee and may only be exercised by the Original Tenant or an
Affiliate Assignee (and not any other assignee, sublessee or other transferee of Tenant’s (or Affiliate Assignee’s interest) in the Lease) if the Original Tenant or such 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 applicable Option
Term (the “Option Rent”) shall be equal to the greater of: (i) the annual Base Rent payable by Tenant during the last year of the then current Lease Term; or (ii) the Fair Market Rental Rate for the Premises. As used
herein, the “Fair Market Rental Rate” shall mean the annual base rent at which tenants, as of the commencement of the applicable 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 applicable Option Term, which comparable space is located in the Building, the Other Existing Buildings in the Project and in other comparable first-class biotechnology buildings in the Torrey
Pines area of San Diego County, taking into consideration all free rent and other out-of-pocket concessions generally being granted at such time for such comparable space for the applicable 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 applicable 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 applicable 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 applicable Option Term; however, Tenant shall, in no event, have the option to extend the Lease Term beyond the applicable Option Term described in Section 1 above. 

3. Exercise of Options. The Extension Option shall be exercised by Tenant, if at all, only in the following manner: (i) Tenant
shall deliver written notice (“Exercise Notice”) to Landlord not more than twelve (12) months nor less than nine (9) months prior to the expiration of the then current Lease Term stating that Tenant will exercise the
Extension Option. 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 such Extension Option and any
succeeding Extension Option. 
 4. Determination of Option Rent. Tenant shall have no right to object to the Option Rent provided by
Landlord, and if Tenant disagrees with Landlords determination of the Option Rent but Landlord and Tenant are unable to resolve such disagreement as to the Option Rent prior to the Exercise Date, then either (i) Tenant shall accept
Landlord’s determination of the Option Rent by exercising the Extension Option by delivering Tenant’s Exercise Notice to Landlord on or before the Exercise Date, or (ii) Tenant shall be deemed to have relinquished the Extension
Option, in which event such Extension Option (and any succeeding Extension Option) shall be null and void as of the Exercise Date, and Landlord and Tenant shall have no further liability to the other under this Extension Rider.

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