Document:

Exhibit 10.01

 

STOCK
PURCHASE AGREEMENT

 

THIS
STOCK PURCHASE AGREEMENT (the “Agreement”) made and entered into this 5th day of August 2022 (the “Execution
Date”),

 

BETWEEN:

 

Paul
Spivak located 1148 E. 222nd Street, Euclid, OH 44117 (the “Seller”)

 

OF
THE FIRST PART and

 

US
Lighting Group, Inc. located at 1148 E. 222nd Street, Euclid, OH 44117 (the “Purchaser”)

 

OF
THE SECOND PART

 

BACKGROUND

 

		A.	The
                                            Seller is the owner of all the issued and outstanding shares of common stock (the “Shares”)
                                            of Mig Marine Corp., a Subchapter S corporation, located at 1148 E. 222nd Street,
                                            Euclid, OH 44117 (the “Corporation”) which carries on the business of Fiberglass
                                            Product Design and Manufacturing in the State of Ohio.

 

		B.	With
                                            the exception of certain Excluded Assets, the Seller desires to sell the Shares to the Purchaser,
                                            and the Purchaser desires to buy the Shares. Exhibit “A.” Seller is 100% financing
                                            the sale under a separate financing agreement.

 

		C.	A
                                            third-party independent business price evaluation dated as of October 31, 2021, and completed
                                            on December 1, 2021 that valued Mig Marine at $10,900,000. Exhibit “B”

 

IN
CONSIDERATION of the provisions contained in this Agreement and for other good and valuable consideration, the receipt and sufficiency
of which consideration is acknowledged, the Parties agree as follows:

 

 Definitions

 

1.
The following definitions apply in the Agreement:

 

		a.	“Closing”
                                            means the completion of the purchase and sale of the Shares as described in this Agreement
                                            by the payment of agreed consideration, and the transfer of title to the Shares.

 

     

     

    

 

		b.	“Parties”
                                            means both the Seller and the Purchaser and “Party” means any one of them.

 

		Sale	

 

		2.	Subject
                                            to the terms and conditions of this Agreement, and in reliance on the representations, warranties,
                                            and conditions set out in this Agreement, with the exception of certain assets, the Seller
                                            agrees to sell the Shares to the Purchaser and the Purchaser agrees to purchase the Shares
                                            from the Seller.

 

Purchase
Price

 

		3.	The
                                            price to be paid by the Purchaser to the Seller for the Shares will be $6,833,333
                                            US Dollars (the “Total Purchase Price”).

 

		4.	The
                                            Parties agree to co-operate in the filing of elections under the Internal Revenue Code and
                                            under any other applicable taxation legislation, in order to give the required or desired
                                            effect to the allocation of the Total Purchase Price.

 

		5.	The
                                            Closing of the purchase and sale of the Shares will take place on or before August 31,
                                            2022 (the “Closing Date”) at the offices of the Seller or at such other time
                                            and place as the Parties mutually agree.

 

		6.	The
                                            Seller is not selling, and the Buyer is not purchasing, the following assets of the Seller
                                            that are not Purchased Assets, all of which shall be retained by the Seller following Closing
                                            (collectively, the “Excluded Assets”) which are set forth on Schedule
                                            A annexed hereto.

 

    2

     

    

 

		7.	At
                                            Closing the Seller will:

 

		a.	provide
                                            the Purchaser with duly executed forms and documents evidencing transfer of signing authority
                                            and control of the bank accounts of the Corporation;

 

		b.	provide
                                            the Purchaser with duly executed transfers of the Shares; and

 

		c.	deliver
                                            to the Purchaser endorsed share certificates representing the Shares, and the Seller will
                                            take all steps necessary for the Corporation to enter the Purchaser, or its nominee, on the
                                            books of the Corporation, as the holder of the Shares.

 

 Payment

 

		8.	A
ten percent (10%) deposit of $638,333 US Dollars (the “Deposit”) will be payable by the Purchaser on or before
August 05, 2023. The balance of $6,195,000 US Dollars (the “Balance”) will be payable on the Closing Date through
the issuance of the Promissory Note (as defined in Section 9 below).

 

		9.	The
Balance will be paid by the Purchaser by a promissory note (the “Promissory Note”) in the form attached, in the amount of
$6,195,000 US Dollars made out to the Seller.

 

		10.	The
Purchaser is responsible for paying all applicable taxes, including federal sales tax, state sales tax, duties, and any other taxes or
charges payable pursuant to the transfer of the Shares from the Seller to the Purchaser.

 

Deposit
and Failure to Close

 

		11.	If
all conditions precedent set out in this Agreement were waived or satisfied but this transaction does not close due to the Seller’s
failure to satisfy its obligations, warrants or representations as set out in this Agreement, then the Deposit will be returned to the
Purchaser.

 

		12.	If
all conditions precedent set out in this Agreement were waived or satisfied but this transaction does not close due to the Purchaser’s
failure to satisfy its obligations, warrants or representations as set out in this Agreement, then the Deposit will be retained by the
Seller.

 

    3

     

    

 

Seller’s
and Corporation’s Representations and Warranties

 

		13.	The
Seller represents and warrants to the Purchaser that:

 

		a.	The
                                            Seller has full legal authority to enter into and exercise its obligations under this Agreement.

 

		b.	The
                                            Corporation is a corporation duly incorporated or continued, validly existing, and in good
                                            standing and has all requisite authority to carry on business as currently conducted.

 

		c.	The
                                            Seller is the absolute beneficial owner of the Shares, free and clear of any liens, charges,
                                            encumbrances or rights of others, and is exclusively entitled to dispose of the Shares.

 

		d.	Except
                                            as otherwise provided in this Agreement, there has been no act or omission by the Seller
                                            that would give rise to any valid claim relating to a brokerage commission, finder’s
                                            fee or other similar payment.

 

		e.	The
                                            Seller is a resident of the United States for the purposes of the Internal Revenue Code.

 

		f.	The
                                            Corporation has withheld all amounts required to be withheld under income tax legislation
                                            and has paid all amounts owing to the proper authorities.

 

		g.	The
                                            Corporation is not bound by any written or oral pension plan or collective bargaining agreement
                                            or obligated to make any contributions under any retirement income plan, deferred profit
                                            sharing plan or similar plan.

 

		h.	The
                                            Corporation will not dismiss any current employees or hire any new employees, or substantially
                                            change the role or title of any existing employees, provide unscheduled or irregular increases
                                            in salary or benefits to employees, or institute any significant changes to the terms of
                                            any employee’s employment, after signing this Agreement and before Closing, unless
                                            the Purchaser provides written consent.

 

		i.	There
                                            are no claims threatened or pending against the Corporation by any current or past employee
                                            relating to any matter arising from or relating to the employment of the employee.

 

    4

     

    

 

		j.	The
                                            Corporation is operating in accordance with all applicable laws, rules, and regulations of
                                            the jurisdictions in which it is carried on. In compliance with such laws, the Corporation
                                            is duly licensed, registered, or qualified with the appropriate authorities and agencies.

 

		k.	The
                                            Corporation maintains insurance policies on its assets and such policies are in full force
                                            and effect and of an adequate value as would be reasonable in its industry. The Corporation
                                            has neither defaulted under these insurance policies, whether as a result of failure to pay
                                            premiums or due to any other cause, nor has the Corporation failed to give notice or make
                                            a claim under these insurance policies in a timely manner.

 

		l.	The
                                            trademarks and trade names used in carrying on the business of the Corporation are owned
                                            exclusively and validly by the Corporation. The trademarks and trade names are duly registered
                                            with the appropriate public authorities in order that the rights associated with the trademarks
                                            and trade names are protected. To the best knowledge of the Seller and the officers of the
                                            Corporation, there are no claims of infringement existing against the patents, trademarks,
                                            copyrights or any other trade names used by the Corporation.

 

		m.	Any
                                            trademarks and trade names used in whole or in part in or required for the proper carrying
                                            on of the business of the Corporation are validly and beneficially owned by and for the sole
                                            and exclusive use of the Corporation.

 

		n.	The
                                            conduct of the Corporation does not infringe on the patents, trademarks, trade names or copyrights,
                                            domestic or foreign of any other person, firm or corporation to the best knowledge of the
                                            officers of the Corporation.

 

		o.	The
                                            Corporation owns or is licensed to use all necessary software, hardware, schematics, printed
                                            circuit board files, customer lists and it can continue to use any and all computerized records,
                                            files and programs after the Closing Date in the same manner as before the Closing Date.

 

		p.	The
                                            Corporation has filed all tax reports and returns required in the operation of the Corporation
                                            and has paid all taxes owed to all taxing authorities, including foreign taxing authorities,
                                            except amounts that are being properly contested by the Seller, the details of this contest
                                            having been provided to the Purchaser.

 

		q.	This
                                            Agreement has been duly executed and delivered by the Seller and constitutes a legal and
                                            binding obligation of the Seller, enforceable in accordance with its terms, except as enforcement
                                            may be limited by bankruptcy and insolvency, by other laws affecting the rights of creditors
                                            generally, and by equitable remedies granted by a court of competent jurisdiction.

 

		13.	The
                                            representations and warranties given in this Agreement are the only representations and warranties.
                                            No other representation or warranty, either expressed or implied, has been given by the Seller
                                            to the Purchaser.

 

		14.	The
                                            Seller warrants to the Purchaser that each of the representations and warranties made by
                                            it is accurate and not misleading at the Closing Date. The Seller acknowledges that the Purchaser
                                            is entering into this Agreement in reliance on each representation and warranty.

 

		15.	The
                                            Seller’s representations and warranties will survive the Closing Date of this Agreement.

 

		16.	Where
                                            the Purchaser has a claim against the Seller relating to one or more representations or warranties
                                            made by the Seller, the Seller will have no liability to the Purchaser unless the Purchaser
                                            provides notice in writing to the Seller containing full details of the claim on or before
                                            the third anniversary of the Closing Date.

 

		17.	Where
                                            the Purchaser has a claim against the Seller relating to one or more representations or warranties
                                            made by the Seller, and the Purchaser is entitled to recover damages from a third party then
                                            the amount of the claim against the Seller will be reduced by the recovered or recoverable
                                            amount less all reasonable costs incurred by the Purchaser in recovering the amount from
                                            the third party.

 

Purchaser’s
Representations and Warranties

 

		18.	The
                                            Purchaser represents and warrants to the Seller the following:

 

		a.	The
                                            Purchaser has full legal authority to enter into and exercise its obligations under this
                                            Agreement.

 

		b.	The
                                            corporate Purchaser has all necessary corporate power, authority and capacity to enter into
                                            this Agreement and to carry out its obligations under this Agreement. The execution and delivery
                                            of this Agreement, and this transaction has been duly authorized by all necessary corporate
                                            action on the part of the corporate Purchaser.

 

    5

     

    

 

		c.	The
                                            Purchaser has not committed any act or omission that would give rise to any valid claim relating
                                            to a brokerage commission, finder’s fee, or other similar payment.

 

		d.	The
                                            Purchaser is a corporation formed in the United States for the purposes of the Internal Revenue
                                            Code.

 

		e.	This
                                            Agreement has been duly executed by the Purchaser and constitutes a legal and binding obligation
                                            of the Purchaser, enforceable in accordance with its terms, except as enforcement may be
                                            limited by bankruptcy and insolvency, by other laws affecting the rights of creditors generally,
                                            and by equitable remedies granted by a court of competent jurisdiction.

 

		f.	The
                                            Purchaser has no knowledge that any representation or warranty given by the Seller in this
                                            Agreement is inaccurate or false.

 

		19.	The
                                            representations and warranties given in this Agreement are the only representations and warranties.
                                            The Purchaser has given no other representation or warranty, either expressed or implied,
                                            to the Seller.

 

		20.	The
                                            Purchaser warrants to the Seller that each of the representations and warranties made by
                                            it is accurate and not misleading at the date of Closing. The Purchaser acknowledges that
                                            the Seller is entering into this Agreement in reliance on each representation and warranty.

 

		21.	The
                                            Purchaser’s representations and warranties will survive the Closing Date of this Agreement.

 

		22.	Where
                                            the Seller has a claim against the Purchaser relating to one or more representations and
                                            warranties made by the Purchaser, the Purchaser will have no liability to the Seller unless
                                            the Seller provides notice in writing to the Purchaser containing full details of the claim
                                            on or before the third anniversary of the Closing Date.

 

		23.	Where
                                            the Seller has a claim against the Purchaser relating to one or more representations or warranties
                                            made by the Purchaser, and the Seller is entitled to recover damages from a third party then
                                            the amount of the claim against the Purchaser will be reduced by the recovered or recoverable
                                            amount less all reasonable costs incurred by the Seller in recovering the amount from the
                                            third party.

 

    6

     

    

 

Conditions Precedent to be Performed
by the Purchaser

 

		24.	The obligation of the Seller to complete the sale of the
Shares under this Agreement is subject to the satisfaction of the following conditions precedent by the Purchaser, on or before the Closing
Date, each of which is acknowledged to be for the exclusive benefit of the Seller and may be waived by the Seller entirely or in part:

 

		a.	All of the representations and warranties made by the Purchaser
in this Agreement will be true and accurate in all material respects on the Closing Date.

 

		b.	The Purchaser will obtain or complete all forms, documents,
consents, approvals, registrations, declarations, orders, and authorizations from any person or any governmental or public body, required
of the Purchaser in connection with the execution of this Agreement.

 

		c.	The Purchaser will execute and deliver the Promissory Note
to the Seller.

 

Conditions Precedent to be Performed
by the Seller

 

		25.	The obligation of the Purchaser to complete the purchase
of the Shares under this Agreement is subject to the satisfaction of the following conditions precedent by the Seller, on or before the
Closing Date, each of which is acknowledged to be for the exclusive benefit of the Purchaser and may be waived by the Purchaser entirely
or in part:

 

		a.	All of the representations and warranties made by the Seller in this Agreement will be true and accurate in all material respects
on the Closing Date.

 

		b.	The Seller will obtain and complete any and all forms, documents, consents, approvals, registrations, declarations, orders, and authorizations
from any person or governmental or public body that are required of the Seller for the proper execution of this Agreement and transfer
of the Shares to the Purchaser.

 

    7

     

    

 

		c.	The Seller will have executed all documentation necessary to transfer the Shares to the Purchaser.

 

		d.	The Seller will provide the Purchaser with complete information concerning the operation of the Corporation, in order to put the Purchaser
in a position to carry on in the place of the Seller.

 

Conditions Precedent Not Satisfied

 

		26.	If either Party fails to satisfy any of its conditions precedent
as set out in this Agreement on or before the Closing Date and that condition precedent was not waived, then this Agreement will be null
and void and any deposits will be returned to the Purchaser and there will be no further liability as between the Parties.

 

		Disclosure	

 

		27.	Upon the reasonable request of the Purchaser, the Seller
will, from time to time, allow the Purchaser and its agents, advisors, accountants, employees, or other representatives to have reasonable
access to the premises of the Corporation and to all of the books, records, documents, and accounts of the Corporation, during normal
business hours, between the date of this Agreement and the Closing Date, in order for the Purchaser to confirm the representations and
warranties given by the Seller in this Agreement.

 

		28.	The Purchaser will not offer employment to any employee of
Mig Marine who is receiving disability benefits under a disability plan of the Seller as of the Closing Date. Those employees receiving
disability benefits will remain the full responsibility of the Seller.

 

		29.	The Seller will pay all employee compensation incurred by
it up to and including the Closing Date and including all salaries, benefits, bonuses including Share bonuses and Share options and any
other compensation owing to all employees up to and including the Closing Date. The Seller will be responsible for all severance benefits,
vacation days, sick days, personal days and other compensated time off accrued by all employees up to and including the Closing Date.

 

    8

     

    

 

		30.	The Corporation is in compliance with all applicable foreign
and domestic statutory rules and regulations respecting employment and employment practices and has withheld and reported all amounts
required by law with respect to wages and salaries and neither the Seller nor the Corporation is liable for any accrued taxes or penalties
and is not liable or in arrears to any government or private pension, social security or unemployment insurance authority. The Seller
indemnifies the Purchaser for any future liabilities relating to employment and employment practices where the subject of the liability
occurred up to and including the Closing Date.

 

		31.	To the best of the Seller’s knowledge, information and belief,
no labor dispute is currently in progress, pending or threatened involving employees of the Corporation that would interfere with the
normal productivity or production schedules of the Corporation.

 

Non-Assumption of Liabilities

 

		32.	It is understood and agreed between the Parties that the
Purchaser is not assuming and will not be liable for any of the liabilities, debts or obligations of the Corporation or the Seller arising
out of the ownership or operation of the Corporation prior to and including the Closing Date.

 

		33.	The Seller will indemnify and save harmless the Purchaser,
its officers, directors, employees, agents and shareholders from and against all costs, expenses, losses, claims, and liabilities, including
reasonable legal fees and disbursements, or demands for income, sales, excise or other taxes, suffered or incurred by the Purchaser or
any of the above mentioned persons arising out of the ownership or operation of the Corporation prior to and including the Closing Date,
save and except for the assumed liabilities identified above.

 

Transfer of Third Party Contracts

 

		34.	This Agreement is not to be construed as an assignment of
any third party contract from the Seller to the Purchaser if the assignment would be a breach of that third party contract.

 

		35.	The Purchaser will be solely responsible for acquiring new
contracts with third parties where the existing contracts are not legally assignable from the Seller to the Purchaser.

 

		36.	Notwithstanding any other provision in this Agreement to
the contrary, the Seller will not be liable for any losses, costs or damages of any kind including loss of revenue or decrease in value
of the Corporation resulting from the failure of the Purchaser to acquire any third party contracts.

 

    9

     

    

 

Notices

 

		37.	Any notices or deliveries required in the performance of
this Agreement will be deemed completed when hand-delivered, delivered by agent, or seven (7) days after being placed in the post, postage
prepaid, to the Parties at the addresses contained in this Agreement or as the Parties may later designate in writing.

 

		Expenses/Costs	

 

		38.	The Parties agree to pay all their own costs and expenses
in connection with this Agreement.

 

		Dividends	

 

		39.	Any dividends earned by the Shares and payable on or before
the Closing Date of this Agreement will belong to the Seller and any dividends earned by the Shares and payable after the Closing of
this Agreement will belong to the Purchaser.

 

		40.	Any rights to vote attached to the Shares will belong to
the Seller on or before the Closing Date and will belong to the Purchaser after the Closing Date.

 

		Severability	

 

		41.	The Parties acknowledge that this Agreement is reasonable,
valid, and enforceable; however, if any part of this Agreement is held by a court of competent jurisdiction to be invalid, it is the
intent of the Parties that such provision be reduced in scope only to the extent deemed necessary to render the provision reasonable
and enforceable and the remainder of the provisions of this Agreement will in no way be affected or invalidated as a result.

 

		42.	Where any provision in this Agreement is found to be unenforceable,
the Purchaser and the Seller will then make reasonable efforts to replace the invalid or unenforceable provision with a valid and enforceable
substitute provision, the effect of which is as close as possible to the intended effect of the original invalid or unenforceable provision.

 

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Governing Law

 

		43.	This Agreement will be governed by and construed in accordance
with the laws of the State of Ohio.

 

		44.	The courts of the State of Ohio will have jurisdiction to
settle any dispute arising out of or in connection with this Agreement.

 

General Provisions

 

		45.	This Agreement contains all terms and conditions agreed to
by the Parties. Statements or representations which may have been made by any Party to this Agreement in the negotiation stages of this
Agreement may in some way be inconsistent with this final written Agreement. All such statements are declared to be of no value to either
Party. Only the written terms of this Agreement will bind the Parties.

 

		46.	This Agreement may only be amended or modified by a written
instrument executed by all of the Parties.

 

		47.	A waiver by one Party of any right or benefit provided in
this Agreement does not infer or permit a further waiver of that right or benefit, nor does it infer or permit a waiver of any other
right or benefit provided in this Agreement.

 

		48.	This Agreement will not be assigned either in whole or in
part by any Party without the written consent of the other Party.

 

		49.	This Agreement will pass to the benefit of and be binding
upon the Parties’ respective heirs, executors, administrators, successors, and permitted assigns.

 

		50.	The clauses, paragraphs, and subparagraphs contained in this
Agreement are intended to be read and construed independently of each other. If any part of this Agreement is held to be invalid, this
invalidity will not affect the operation of any other part of this Agreement.

 

		51.	All of the rights, remedies and benefits provided in this
Agreement will be cumulative and will not be exclusive of any other such rights, remedies and benefits allowed by law or equity.

 

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		52.	Time is of the essence in this Agreement.

 

		53.	This Agreement may be executed in counterpart.

 

		54.	Headings are inserted for the convenience of the Parties
only and are not to be considered when interpreting this Agreement. Words in the singular mean and include the plural and vice versa.
Words in the masculine gender include the feminine gender and vice versa. Words in the neuter gender include the masculine gender and
the feminine gender and vice versa.

 

IN WITNESS WHEREOF the Parties have duly
affixed their signatures under hand and seal on this 5th day of August 2022.

 

	 	/s/ Anthony Corpora
	 	Anthony Corpora
	 	CEO, US Lighting Group, Inc. (Purchaser)
	 	 
	 	/s/ Paul Spivak
	 	Paul Spivak (Seller)

 

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SCHEDULE A

EXCLUDED ASSETS

 

		-	Patents pending filed in Paul Spivak’s name:

		-	

 

		-	Heat-reflective Recreation Vehicle Body, application # 17/080,040

 

		-	Integrally Molded Recreational Vehicle Body, atty file #
MIGM-63830

 

		-	AIR CONDITIONER CONVERSION KIT FOR A RECREATIONAL VEHICLE
# EP22177873.1

 

		-	CHASSIS FOR RECREATIONAL VEHICLE, application # 17/663,922

 

		-	Any design, IP, drawings, parts, inventory and tooling related to Futuro House project.

 

    13

     

    

 

PROMISSORY

NOTE

 

	Borrower:

    
	US
                                            Lighting Group, Inc. located at 1148 E. 222nd Street, Euclid, OH 44117 (the “Borrower”)

    

	 	 
	Lender:	Paul
    Spivak located at 1148 E. 222nd Street, Euclid, OH 44117 (the “Lender”)

 

	Principal Amount:	$6,195,000 USD	 

 

		1.	FOR
                                            VALUE RECEIVED, The Borrower promises to pay to the Lender at such address as may be provided
                                            in writing to the Borrower, the principal sum of $6,195,000 USD, with interest payable
                                            on the unpaid principal at the rate of 6.25 percent per annum, calculated yearly not
                                            in advance, beginning on September 5, 2022.

 

		2.	This
                                            Note will be repaid in consecutive monthly installments of principal and interest, amortized
                                            over 5 years, on the first day of each month commencing the month following execution of
                                            this Note and continuing until August 5, 2027, with the remaining balance then owing
                                            under this Note being paid at that time.

 

		3.	At
                                            any time, the Borrower may pay any portion of the outstanding balance then owing under this
                                            Note to the Lender without further interest or penalty.

 

		4.	Notwithstanding
                                            anything to the contrary in this Note, if the Borrower defaults in the performance of any
                                            obligation under this Note, then the Lender may declare the principal amount owing and interest
                                            due under this Note at that time to be immediately due and payable.

 

		5.	All
                                            costs, expenses and expenditures including, and without limitation, the complete legal costs
                                            incurred by the Lender in enforcing this Note as a result of any default by the Borrower,
                                            will be added to the principal then outstanding and will immediately be paid by the Borrower.

 

    14

     

    

 

		6.	This
                                            Note is given to secure the payment of the purchase price of the following (the ’Security’):
                                            All stock, software, hardware, schematics, molds, plugs, manufacturing equipment, test equipment,
                                            trademarks, patents, patents pending, intellectual property and customers in Mig Marine Corp.

 

		7.	Title
                                            to the Security will be transferred to the Borrower at execution of this Note. The Lender
                                            will retain a vendors’ lien in the Security and the Borrower grants to the Lender a
                                            security interest in the Security until this Note is paid in full. The Lender will be listed
                                            as a lender on the title of the Security whether or not the Lender elects to perfect a seller’s
                                            security interest in the Security.

 

		8.	If
                                            the Borrower defaults in payment as required under this Note for ten (10) business days after
                                            such payment is due, five business days after written notice of such default, if not cured,
                                            the Security will be immediately provided to the Lender and the Lender is granted all rights
                                            of repossession as a secured party.

 

		9.	If
                                            any term, covenant, condition or provision of this Note is held by a court of competent jurisdiction
                                            to be invalid, void or unenforceable, it is the parties’ intent that such provision
                                            be reduced in scope by the court only to the extent deemed necessary by that court to render
                                            the provision reasonable and enforceable and the remainder of the provisions of this Note
                                            will in no way be affected, impaired or invalidated as a result.

 

		10.	This
                                            Note will be construed in accordance with and governed by the laws of the State of Ohio.

 

		11.	This
                                            Note will inure to the benefit of and be binding upon the respective heirs, executors, administrators,
                                            successors and assigns of the Borrower and the Lender. The Borrower waives presentment for
                                            payment, notice of non-payment, protest and notice of protest.

 

IN
WITNESS WHEREOF the parties have duly affixed their signatures under seal on this 5th day of August 2022,

 

SIGNED,
SEALED, AND DELIVERED this 5th day of August 2022.

 

	/s/ Anthony
Corpora 	 

Anthony
Corpora

CEO,
US Lighting Group, Inc.

 

 

15Exhibit 10.3

      

       

      TORREY PINES SCIENCE CENTER

       

      LEASE

       

      This Lease (the "Lease"), dated as of the date set forth in Section 1 of the Summary of Basic Lease Information (the "Summary"), below, is made by and between TORREY PINES SCIENCE CENTER LIMITED PARTNERSHIP, a Delaware limited partnership ("Landlord"), and BROOKLYN IMMUNOTHERAPEUTICS INC., a Delaware
        corporation ("Tenant").

       

      SUMMARY OF BASIC LEASE INFORMATION

      

      

    

    
      	
              TERMS OF LEASE

            	

            	
              DESCRIPTION

            
	

            	

            	

            	

            
	1.

            	
              Date:

            	
              March 31, 2022

            
	

            	

            	

            	

            
	2.

            	
              Premises 

              (Article 1).

            	

            
	

            	

            	

            	

            
	

            	
              2.1

            	
              Building:

            	
              That certain two (2)-story building located at 10355 Science Center Drive, San Diego, California 92121, containing a total of 46,488 rentable square feet.

            
	

            	

            	

            	

            
	

            	
              2.2

            	
              Premises:

            	
              Approximately 5,193 rentable square feet of space located on the first (1st) floor of the Building and commonly known as Suite 150, as further set forth in Exhibit A to

                the Lease.

            
	

            	

            	

            	

            
	3.

            	
              Lease Term 

              (Article 2).

            	

            
	

            	

            	

            	

            
	

            	
              3.1

            	
              Length of Term:

            	
              Five (5) years and two (2) months.

            
	

            	

            	

            	

            
	

            	
              3.2

            	
              Lease Commencement Date:

            	
              The earlier to occur of (i) the date upon which Tenant first commences to conduct business in the Premises and (ii) the Possession Date (as that term is defined in Section 1.1.1 of this Lease), which
                Possession Date is anticipated to be August 1, 2022 (or earlier if the current tenant’s lease of the Premises can be terminated early, but in no event prior to April 1, 2022).

            
	

            	

            	

            	

            
	

            	
              3.3

            	
              Lease Expiration Date:

            	
              If the Lease Commencement Date shall be the first day of a calendar month, then the day immediately preceding the sixty-second (62nd) month anniversary of the Lease Commencement Date; or, if the Lease
                Commencement Date shall be other than the first day of a calendar month, then the last day of the month in which the sixty-second (62nd) month anniversary of the Lease Commencement Date occurs.

            

      
         

        

        
          
            	

                  	
                    HEALTHPEAK INC. 

                    10355 SCIENCE CENTER DR 

                    BROOKLYN IMMUNOTHERAPEUTICS

                  

          

          
            

          

        

      

       

    

    
      
        	
                4.

              	
                Base Rent (Article 3):

              

        

      

      
        	
                Lease Year

              	 	 	
                Annual

                Base Rent

              	 	 	
                Monthly

                Installment

                of Base Rent

              	 	 	
                Approximate

                Monthly Base

                Rent per Rentable

                Square Foot*

              	 
	
                1**

              	
                

                

              	 	
                $395,706.60

              	 	 	
                $32,975.55

              	 	 	
                $6.35

              	 
	 	 	 	 	 	 	 	 	 	 	 
	
                2

              	 	 	
                $407,577.84

              	 	 	
                $33,964.82

              	 	 	
                $6.54

              	 
	 	 	 	 	 	 	 	 	 	 	 
	
                3

              	 	 	
                $419,805.12

              	 	 	
                $34,983.76

              	 	 	
                $6.74

              	 
	 	 	 	 	 	 	 	 	 	 	 
	
                4

              	 	 	
                $432,399.24

              	 	 	
                $36,033.27

              	 	 	
                $6.94

              	 
	 	 	 	 	 	 	 	 	 	 	 
	
                5

              	 	 	
                $445,371.24

              	 	 	
                $37,114.27

              	 	 	
                $7.15

              	 
	 	 	 	 	 	 	 	 	 	 	 
	
                6 (2 months)

              	 	 	
                $458,732.40

              	 	 	
                $38,227.70

              	 	 	
                $7.36

              	 

      

    

    
       

      

      * The calculation of the Monthly Base Rent per Rentable Square Foot reflects an annual increase of 3%, rounded to the nearest cent, after the previous Lease Year.

       

      ** Tenant's obligation to pay Monthly Installment of Base Rent for the second (2nd) full calendar month and the third (3rd) full calendar month of the Lease Term shall be subject to the terms of Section 3.2 of the Lease.

      

      

    

    
      
        	
                5.

              	
                Tenant Improvement Allowance (Exhibit B):

              	
                None. Tenant Improvements to be constructed on a

                turn-key basis pursuant to the Tenant Work Letter attached hereto as Exhibit B.

              
	

              	

              	

              
	
                6.

              	
                Tenant's Share

                (Article 4):

              	
                Eleven and 17/100 percent (11.17%).

              
	

              	

              	

              
	
                7.

              	
                Permitted Use

                (Article 5):

              	
                The Premises shall be used only for general office, research and development, engineering, laboratory, storage and/or warehouse uses, including, but not limited to, administrative offices and other lawful uses
                  reasonably related to or incidental to such specified uses, all (i) consistent with first class life sciences projects in the La Jolla area of San Diego, California ("First Class Life Sciences Projects"),

                  and (ii) in compliance with, and subject to, Applicable Laws as that term is defined in Article 24) and the terms of this Lease.

              
	

              	

              	

              
	
                8.

              	
                Security Deposit

                (Article 21):

              	
                $54,608.24

              
	

              	

              	

              
	9.

              	
                Parking

                (Article 28):

              	
                Fourteen (14) unreserved parking spaces at no cost to Tenant (other than those costs which are included within Direct Expenses) during the Lease Term and any Option Term, subject to the terms of Article 28
                  of the Lease.

              

        

          
            
              	 	--2--

                    	
                      HEALTHPEAK INC. 

                      10355 SCIENCE CENTER DR 

                      BROOKLYN IMMUNOTHERAPEUTICS

                    

            

            
              

            

          

          	
                  10.

                	
                  Address of Tenant

                   (Section 29.18):

                	
                  Brooklyn Immunotherapeutics Inc. 

                  10531 4S Commons Dr, Suite 166-550 

                  San Diego, CA 92127

                  (Prior to Lease Commencement Date)

                
	

                	

                	

                
	

                	

                	
                  and

                
	

                	

                	

                
	

                	

                	
                  Brooklyn Immunotherapeutics Inc. 

                  10355 Science Center Drive, Suite 150 

                  San Diego, CA 92121

                  (After Lease Commencement Date)

                
	

                	

                	

                
	
                  11.

                	
                  Address of Landlord

                  (Section 29.18):

                	
                  See Section 29.18 of the Lease.

                
	

                	

                	

                
	
                  12.

                	
                  Broker(s)

                  (Section 29.24):

                	
                  Tenant: Hughes Marino

                
	

                	

                	

                
	

                	

                	
                  Landlord: None.

                

        

      

      

      

    

    
      
        	 	--3--

              	
                HEALTHPEAK INC. 

                10355 SCIENCE CENTER DR 

                BROOKLYN IMMUNOTHERAPEUTICS

              

      

      
        

      

    

    
      
        
          	
                  1.

                	
                  PREMISES, BUILDING, PROJECT, AND COMMON AREAS

                

        

      

       

      
        
          	 	
                  1.1

                	
                  Premises, Building, Project and Common Areas.

                

        

      

       

      1.1.1      The Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in Section 2.2 of the
        Summary (the "Premises"). The outline of the Premises is set forth in Exhibit A attached hereto. The outline of the "Building" and the "Project," as those
        terms are defined in Section 1.1.2 below, are further depicted on the Site Plan attached hereto as Exhibit A-1. The parties hereto agree that the lease of the Premises is upon and subject to
        the terms, covenants and conditions herein set forth, and Tenant covenants as a material part of the consideration for this Lease to keep and perform each and all of such terms, covenants and conditions by it to be kept and performed and that this
        Lease is made upon the condition of such performance. The parties hereto hereby acknowledge that the purpose of Exhibit A is to show the approximate location of the Premises only, and such Exhibit is
        not meant to constitute an agreement, representation or warranty as to the construction of the Premises, the precise area thereof or the specific location of the "Common Areas," as that term is  defined  in  Section 1.1.3, below, or the
        elements thereof or of the accessways to the Premises or the "Project," as that term is defined in Section 1.1.2, below. Except as specifically set forth in this Lease and in the Tenant Work Letter attached hereto as Exhibit B (the "Tenant Work Letter"), Landlord shall tender possession of the Premises to Tenant in its existing, "as is" condition, and Landlord shall not be
        obligated to provide or pay for any improvement work or services related to the improvement of the Premises. Landlord shall be deemed to have tendered possession of the Premises to Tenant upon the date the Premises is “Ready for Occupancy,” as such
        term is defined in the Tenant Work Letter (the ""Possession Date"), and no action by Tenant shall be required therefor. If for any reason, Landlord is delayed in tendering possession of the Premises to Tenant
        by any particular date, Landlord shall not be subject to any liability for such failure, and the validity of this Lease shall not be impaired. Neither Landlord nor any agent of Landlord has made any representation or warranty regarding the
        condition of the Premises, the Building or the Project or with respect to the suitability of any of the foregoing for the conduct of Tenant's business, except as specifically set forth in this Lease and the Tenant Work Letter. Any process utilities
        shall be provided without warranty, in their currently existing, "as-is" condition.

       

      1.1.2     The Building and The Project. The Premises constitutes a portion of the building set forth in Section 2.1 of the Summary (the "Building"). The Building is part of an office/laboratory project currently known as "Torrey Pines Science Center." The term "Project," as used in this Lease, shall mean (i)
        the Building and the Common Areas, (ii) the land (which is improved with landscaping, parking facilities and other improvements) upon which the Building and the Common Areas are located, and (iii) at Landlord's discretion, any additional real
        property, areas, land, buildings or other improvements added thereto outside of the Project.

       

      1.1.3      Common Areas. Tenant shall have the non-exclusive right to use in common with other tenants in the Project, and subject to the rules and
        regulations referred to in Article 5 of this Lease, those portions of the Project which are provided, from time to time, for use in common by Landlord, Tenant and any other tenants of the Project (such areas, together with such other
        portions of the Project designated by Landlord, in its discretion, are collectively referred to herein as the "Common Areas"). The manner in which the Common Areas are maintained and operated shall be at the
        sole discretion of Landlord and the use thereof shall be subject to such rules, regulations and restrictions as Landlord may make from time to time. Landlord reserves the right to close temporarily, make alterations or additions to, or change the
        location of elements of the Project and the Common Areas.

       

      1.2       Rentable Square Feet of Premises. The rentable square footage of the Premises is hereby deemed to be as set forth in Section 2.2 of
        the Summary, and shall not be subject to measurement or adjustment during the Lease Term.

       

      	2.	
              LEASE TERM; OPTION TERM

            

       

      2.1          Lease Term. The terms and provisions of this Lease shall be effective as of the date of this Lease. The term of this Lease (the "Lease Term") shall be as set forth in Section 3.1 of the Summary, shall commence on the date set forth in Section 3.2 of the Summary (the "Lease Commencement Date"),

        and shall terminate on the date set forth in Section 3.3 of the Summary (the "Lease Expiration Date") unless this Lease is sooner terminated as hereinafter provided. For purposes of this Lease, the
        term "Lease Year" shall mean each consecutive twelve (12) month period during the Lease Term. At any time during the Lease Term, Landlord may deliver to Tenant a notice in the form as set forth in Exhibit C, attached hereto, as a confirmation only of the information set forth therein, which Tenant shall execute and return to Landlord within ten (10) business days of receipt thereof.

       

    

    
      
        	 	--4--

              	
                HEALTHPEAK INC. 

                10355 SCIENCE CENTER DR 

                BROOKLYN IMMUNOTHERAPEUTICS

              

      

      
        

      

    

    
      2.2          Option Term.

    

     

    2.2.1     Option Right. Landlord hereby grants to the originally named Tenant herein ("Original Tenant"), and
      any assignee or Original Tenant’s entire interest in this Lease pursuant to the terms and condition of Section 14.8, below (a “Permitted Transferee Assignee”), one (1) option to extend the Lease Term for the
      entire Premises for a period of five (5) years (the "Option Term"), which option shall be irrevocably exercised only by written notice delivered by Tenant to Landlord not earlier than twelve (12) months and not
      later than nine (9) months prior to the expiration of the initial Lease Term, provided that the following conditions (the "Option Conditions") are satisfied: (i) as of
      the date of delivery of such notice, Tenant is not in default under this Lease beyond any applicable notice and cure period expressly set forth in this Lease; (ii) Tenant is not in default under this Lease beyond any applicable notice and cure period
      expressly set forth in this Lease at the time Landlord and Tenant execute an amendment to this Lease extending the Lease Term for the Option Term, and as of the end of the Lease Term, Tenant is not in default under this Lease beyond any applicable
      notice and cure period expressly set forth in this Lease; (iii) Tenant has not previously been in default under this Lease, beyond applicable notice and cure periods expressly set forth in this Lease, more than once in the prior twelve (12) month
      period; and (iv) the Lease then remains in full force and effect and Original Tenant occupies the entire Premises at the time the option to extend is exercised and as of the commencement of the Option Term. Landlord may, at Landlord's option,
      exercised in Landlord's sole and absolute discretion, waive any of the Option Conditions in which case the option, if otherwise properly exercised by Tenant, shall remain in full force and effect. Upon the proper exercise of such option to extend,
      and provided that Tenant satisfies all of the Option Conditions (except those, if any, which are waived by Landlord), the Lease Term, as it applies to the Premises, shall be extended for a period of five (5) years. The rights contained in this Section

        2.2 shall be personal to Original Tenant and any Permitted Transferee Assignee and may be exercised by Original Tenant or a Permitted Transferee Assignee only (and not by any other assignee, sublessee or "Transferee," as that term is defined in
      Section 14.1 of this Lease, of Tenant's interest in this Lease).

     

    2.2.2     Option Rent. The annual Rent payable by Tenant during the Option Term (the "Option Rent") shall be
      equal to the "Fair Rental Value," as that term is defined below, for the Premises as of the commencement date of the Option Term; provided, however, that the base rent component of Fair Rental Value, shall not be lower than one hundred three percent
      (103%) of the annual then existing "Base Rent," as that term is set forth in Section 3.1 of this Lease in effect immediately prior to the commencement of such Option Term (and the Option Rent shall increase by three percent (3%) per year
      during the Option Term on each anniversary of the commencement of the Option Term). The "Fair Rental Value," as used in this Lease, shall be equal to the annual rent per rentable square foot (including
      additional rent and considering any "base year" or "expense stop" applicable thereto), including all escalations, at which tenants (pursuant to leases consummated within the twelve (12) month period preceding the first day of the Option Term), are
      leasing non-sublease, non-encumbered, non-equity space which is not significantly greater or smaller in size than the subject space, for a comparable lease term, in an arm's length transaction, which comparable space is located in the "Comparable
      Buildings," as that term is defined in this Section 2.2.2, below (transactions satisfying the foregoing criteria shall be known as the "Comparable Transactions"), taking into consideration the following
      concessions (the "Concessions"): (a) rental abatement concessions, if any, being granted such tenants in connection with such comparable space; (b) tenant improvements or allowances provided or to be provided
      for such comparable space, and taking into account the value, if any, of the existing improvements in the subject space, such value to be based upon the age, condition, design, quality of finishes and layout of the improvements and the extent to
      which the same can be utilized by a general office user other than Tenant; and (c) other reasonable monetary concessions being granted such tenants in connection with such comparable space; provided, however, that in calculating the Fair Rental
      Value, no consideration shall be given to (i) the fact that Landlord is or is not required to pay a real estate brokerage commission in connection with Tenant's exercise of its right to extend the Lease Term, or the fact that landlords are or are not
      paying real estate brokerage commissions in connection with such comparable space, and (ii) any period of rental abatement, if any, granted to tenants in comparable transactions in connection with the design, permitting and construction of tenant
      improvements in such comparable spaces. The Fair Rental Value shall additionally include a determination as to whether, and if so to what extent, Tenant must provide Landlord with financial security, such as a letter of credit or guaranty, for
      Tenant's Rent obligations in connection with Tenant's lease of the Premises during the Option Term. Such determination shall be made by reviewing the extent of financial security then generally being imposed in Comparable Transactions from tenants of
      comparable financial condition and credit history to the then existing financial condition and credit history of Tenant (with appropriate adjustments to account for differences in the then-existing financial condition of Tenant and such other
      tenants). The Concessions (A) shall be reflected in the effective rental rate (which effective rental rate shall take into consideration the total dollar value of such Concessions as amortized on a straight-line basis over the applicable term of the
      Comparable Transaction (in which case such Concessions evidenced in the effective rental rate shall not be granted to Tenant)) payable by Tenant, or (B) at Landlord’s election, all such Concessions shall be granted to Tenant in kind. Notwithstanding
      the foregoing, during the Option Term, the Option Rent shall increase by three percent (3%) per annum on each anniversary of the first (1st) day of the Option Term. The term "Comparable Buildings" shall mean
      the Building and those other first-class institutionally-owned life sciences buildings located in the Torrey Pines market area of San Diego, California that are comparable in age (based on the date of original construction or the latest major
      renovation) location, quality of construction, services and amenities.

     

    

    
      
        	 	--5--

              	
                HEALTHPEAK INC. 

                10355 SCIENCE CENTER DR 

                BROOKLYN IMMUNOTHERAPEUTICS

              

      

      
        

      

    

    2.2.3      Determination of Option Rent. In the event Tenant timely and appropriately exercises an option to extend the Lease Term, Landlord shall
      notify Tenant of Landlord's determination of the Option Rent on or before the Lease Expiration Date. If Tenant, on or before the date which is thirty (30) days following the date upon which Tenant receives Landlord's determination of the Option Rent,
      in good faith objects to Landlord's determination of the Option Rent, then Landlord and Tenant shall attempt to agree upon the Option Rent using their best good-faith efforts. If Landlord and Tenant fail to reach agreement on or before the
      commencement of the Option Term (the "Outside Agreement Date"), then each party shall make a separate determination of the Option Rent, within five (5) days, and such determinations shall be submitted to
      arbitration in accordance with Sections 2.2.3.1 through 2.2.3.7, below. If Tenant fails to object to Landlord's determination of the Option Rent within the time period set forth herein, then Tenant shall be deemed to have accepted
      Landlord's determination of Option Rent.

     

    2.2.3.1   Landlord and Tenant shall each appoint one arbitrator who shall be, at the option of the appointing party, a real estate broker, appraiser or attorney who shall have been active over the
      five (5) year period ending on the date of such appointment in the leasing or appraisal, as the case may be, of comparable commercial life science buildings in the La Jolla area of San Diego, California. The determination of the arbitrators shall be
      limited solely to the issue of whether Landlord's or Tenant's submitted Option Rent is the closest to the actual Option Rent, taking into account the requirements of Section 2.2.2 of this Lease, as determined by the arbitrators. Each such
      arbitrator shall be appointed within fifteen (15) days after the Outside Agreement Date. Landlord and Tenant may consult with their selected arbitrators prior to appointment and may select an arbitrator who is favorable to their respective positions.
      The arbitrators so selected by Landlord and Tenant shall be deemed "Advocate Arbitrators."

     

    2.2.3.2   The two (2) Advocate Arbitrators so appointed shall be specifically required pursuant to an engagement letter within ten (10) days of the date of the appointment of the last appointed
      Advocate Arbitrator to agree upon and appoint a third arbitrator ("Neutral Arbitrator") who shall be qualified under the same criteria set forth hereinabove for qualification of the two Advocate Arbitrators,
      except that neither the Landlord or Tenant or either parties' Advocate Arbitrator may, directly or indirectly, consult with the Neutral Arbitrator prior or subsequent to his or her appearance. The Neutral Arbitrator shall be retained via an
      engagement letter jointly prepared by Landlord's counsel and Tenant’s counsel.

     

    2.2.3.3   The three arbitrators shall, within thirty (30) days of the appointment of the Neutral Arbitrator, reach a decision as to whether the parties shall use Landlord's or Tenant's submitted
      Option Rent, and shall notify Landlord and Tenant thereof.

     

    
      2.2.3.4   The decision of the majority of the three arbitrators shall be binding upon Landlord and Tenant.

    

     

    
      2.2.3.5    If either Landlord or Tenant fails to appoint an Advocate Arbitrator within fifteen (15) days after the Outside Agreement Date, then either party may petition the presiding judge of the
        Superior Court of San Diego County to appoint such Advocate Arbitrator subject to the criteria in Section 2.2.3.1 of this Lease, or if he or she refuses to act, either party may petition any judge having jurisdiction over the parties to
        appoint such Advocate Arbitrator.

       

      

    

    
      
        	 	--6--

              	
                HEALTHPEAK INC. 

                10355 SCIENCE CENTER DR 

                BROOKLYN IMMUNOTHERAPEUTICS

              

      

      
        

      

    

    2.2.3.6   If the two (2) Advocate Arbitrators fail to agree upon and appoint the Neutral Arbitrator within ten (10) business days following the date of the appointment of the last appointed Advocate
      Arbitrator, then either party may petition the presiding judge of the Superior Court of San Diego County to appoint the Neutral Arbitrator, subject to criteria in Section 2.2.3.2 of this Lease, or if he or she refuses to act, either party may
      petition any judge having jurisdiction over the parties to appoint such arbitrator.

     

    
      2.2.3.7    The cost of the arbitration shall be paid by Landlord and Tenant equally.

    

     

    2.2.3.8    In the event that the Option Rent shall not have been determined pursuant to the terms hereof prior to the commencement of the Option Term, Tenant shall be required to pay the Option Rent
      initially provided by Landlord to Tenant, and upon the final determination of the Option Rent, the payments made by Tenant shall be reconciled with the actual amounts of Option Rent due, and the appropriate party shall make any corresponding payment
      to the other party.

     

    
      
        	
                3.

              	
                BASE RENT

              

      

    

     

    3.1          Base Rent. Tenant shall pay, without prior notice or demand, to Landlord or Landlord's agent at the management office of the Project, or,
      at Landlord's option, at such other place as Landlord may from time to time designate in writing, by a check for currency which, at the time of payment, is legal tender for private or public debts in the United States of America, base rent ("Base
      Rent") as set forth in Section 4 of the Summary, payable in equal monthly installments as set forth in Section 4 of the Summary in advance on or before the first day of each and every calendar month during the Lease Term, without any setoff or
      deduction whatsoever. The Base Rent and Tenant's Share of the estimated Direct Expenses (as those terms are defined in Sections 4.2.6 and 4.2.2 of this Lease) for the first full month of the Lease Term in an amount equal to $47,105.55
      (i.e., $32,975.55 for the Base Rent and $14,130.00 for Tenant's Share of the estimated Direct Expenses for the first full month of the Lease Term) shall be paid at the time of Tenant's execution of this Lease. If any Rent payment date (including the
      Lease Commencement Date) falls on a day of the month other than the first day of such month or if any payment of Rent is for a period which is shorter than one month, the Rent for any fractional month shall accrue on a daily basis for the period from
      the date such payment is due to the end of such calendar month or to the end of the Lease Term at a rate per day which is equal to 1/365 of the applicable annual Rent. All other payments or adjustments required to be made under the terms of this
      Lease that require proration on a time basis shall be prorated on the same basis.

     

    3.2          Abated Base Rent. Provided that Tenant is not then in default of this Lease beyond any applicable notice and cure period expressly set
      forth in this Lease, then during the second (2nd) full calendar month and third (3rd) full calendar month of the Lease Term (the “Rent Abatement Period”), Tenant shall not be obligated to pay any Base Rent
      otherwise attributable to the Premises during such Rent Abatement Period (the “Rent Abatement”). Landlord and Tenant acknowledge that the aggregate amount of the Rent Abatement equals $65,951.10. Tenant
      acknowledges and agrees that the foregoing Rent Abatement has been granted to Tenant as additional consideration for entering into this Lease, and for agreeing to pay the rental and performing the terms and conditions otherwise required under this
      Lease. If Tenant shall be in default under this Lease, and shall fail to cure such default within the notice and cure period, if any, permitted for cure pursuant to the express terms and conditions of the Lease, then the dollar amount of the
      unapplied portion of the Rent Abatement as of the date of such default shall be converted to a credit to be applied to the Base Rent applicable at the end of the Lease Term and Tenant shall immediately be obligated to begin paying Base Rent for the
      Premises in full. In addition, if this Lease is terminated for any reason other than a default by Landlord, then for purposes of determining Landlord’s damages under Section 1951 of the California Civil Code, if any, the dollar amount of the
      unapplied portion of the Rent Abatement as of the date of such termination shall be converted to a credit to be applied to the Base Rent applicable at the end of the Lease Term.

     

    

    
      
        	 	--7--

              	
                HEALTHPEAK INC. 

                10355 SCIENCE CENTER DR 

                BROOKLYN IMMUNOTHERAPEUTICS

              

      

      
        

      

    

    
      
        	
                4.

              	
                ADDITIONAL RENT

              

      

    

     

    
      4.1         General Terms.

    

     

    4.1.1      Direct Expenses; Additional Rent. In addition to paying the Base Rent specified in Article 3 of this Lease, Tenant shall pay "Tenant's Share" of the annual "Direct Expenses," as those terms are defined in Sections 4.2.6 and 4.2.2 of this Lease, respectively. Such payments by Tenant, together
      with any and all other amounts payable by Tenant to Landlord pursuant to the terms of this Lease, are hereinafter collectively referred to as the "Additional Rent", and the Base Rent and the Additional Rent are
      herein collectively referred to as "Rent." All amounts due under this Article 4 as Additional Rent shall be payable for the same periods and in the same manner as the Base Rent. Without limitation on
      other obligations of Tenant which survive the expiration of the Lease Term, the obligations of Tenant to pay the Additional Rent provided for in this Article 4 shall survive the expiration of the Lease Term.

     

    4.1.2      Triple Net Lease. Landlord and Tenant acknowledge that, except as otherwise provided to the contrary in this Lease, it is their intent and
      agreement that this Lease be a "TRIPLE NET" lease and that as such, the provisions contained in this Lease are intended to pass on to Tenant or reimburse Landlord for the costs and expenses reasonably
      associated with this Lease, the Building and the Project, and Tenant's operation therefrom. To the extent such costs and expenses payable by Tenant cannot be charged directly to, and paid by, Tenant, such costs and expenses shall be paid by Landlord
      but reimbursed by Tenant as Additional Rent.

     

    4.2          Definitions of Key Terms Relating to Additional Rent. As used in this Article 4, the following terms shall have the meanings
      hereinafter set forth:

     

    
      4.2.1       Intentionally Deleted.

    

     

    
      4.2.2       "Direct Expenses" shall mean "Operating Expenses" and "Tax Expenses."

    

     

    4.2.3      "Expense Year" shall mean each calendar year in which any portion of the Lease Term falls, through and including the calendar year in which the
      Lease Term expires, provided that Landlord, upon notice to Tenant, may change the Expense Year from time to time to any other twelve (12) consecutive month period, and, in the event of any such change, Tenant's Share of Direct Expenses shall be
      equitably adjusted for any Expense Year involved in any such change.

     

    4.2.4      "Operating Expenses" shall mean all expenses, costs and amounts of every kind and nature which Landlord pays or accrues during any Expense Year
      because of or in connection with the ownership, management, maintenance, security, repair, replacement, restoration or operation of the Project, or any portion thereof. Without limiting the generality of the foregoing, Operating Expenses shall
      specifically include any and all of the following: (i) the cost of supplying all utilities, the cost of operating, repairing, maintaining, and renovating the utility, telephone, mechanical, sanitary, storm drainage, and elevator systems, and the cost
      of maintenance and service contracts in connection therewith; (ii) the cost of licenses, certificates, permits and inspections and the cost of contesting any governmental enactments which may affect Operating Expenses, and the costs incurred in
      connection with a governmentally mandated transportation system management program or similar program; (iii) the cost of all insurance carried by Landlord in connection with the Project and Premises as reasonably determined by Landlord; (iv) the cost
      of landscaping, relamping, and all supplies, tools, equipment and materials used in the operation, repair and maintenance of the Project, or any portion thereof; (v) the cost of parking area operation, repair, restoration, and maintenance; (vi) fees
      and other costs, including management and/or incentive fees, consulting fees, legal fees and accounting fees, of all contractors and consultants in connection with the management, operation, maintenance and repair of the Project; (vii) payments under
      any equipment rental agreements and the fair rental value of any management office space; (viii) subject to item (f), below, wages, salaries and other compensation and benefits, including taxes levied thereon, of all persons engaged in the operation,
      maintenance and security of the Project; (ix) costs under any instrument pertaining to the sharing of costs by the Project; (x) operation, repair, maintenance and replacement of all systems and equipment and components thereof of the Project; (xi)
      the cost of janitorial, alarm, security and other services, replacement of wall and floor coverings, ceiling tiles and fixtures in common areas, maintenance and replacement of curbs and walkways, repair to roofs and re-roofing; (xii) amortization
      (including interest on the unamortized cost) over such period of time as Landlord shall reasonably determine, of the cost of acquiring or the rental expense of personal property used in the maintenance, operation and repair of the Project, or any
      portion thereof; (xiii) the cost of capital improvements or other costs incurred in connection with the Project (A) which are intended to effect economies in the operation or maintenance of the Project, or any portion thereof, or to reduce current or
      future Operating Expenses or to enhance the safety or security of the Project or its occupants, (B) that are required to comply with present or anticipated conservation programs, (C) which are replacements or modifications of nonstructural items
      located in the Common Areas required to keep the Common Areas in good order or condition, (D) that are required under any governmental law or regulation, or (E) which are repairs, replacements or modifications to the Building Systems (as defined in Section

        7.1, below); provided, however, that any capital expenditure shall be amortized (including interest on the amortized cost) over such period of time as Landlord shall reasonably determine; and (xiv) costs, fees, charges or assessments imposed
      by, or resulting from any mandate imposed on Landlord by, any federal, state or local government for fire and police protection, trash removal, community services, or other services which do not constitute "Tax Expenses" as that term is defined in Section

        4.2.5, below, (xv) cost of tenant relation programs reasonably established by Landlord, and (xvi) payments under any easement, license, operating agreement, declaration, restrictive covenant, or instrument pertaining to the sharing of costs by
      the Building, including, without limitation, any covenants, conditions and restrictions affecting the property, and reciprocal easement agreements affecting the property, any parking licenses, and any agreements with transit agencies affecting the
      Property (collectively, "Underlying Documents"). Notwithstanding the foregoing, for purposes of this Lease, Operating Expenses shall not, however, include:

     

    

    
      
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    (a)         costs, including legal fees, space planners' fees, advertising and promotional expenses (except as otherwise set forth above), and brokerage fees incurred in connection with the original
      construction or development, or original or future leasing of the Project, and costs, including permit, license and inspection costs, incurred with respect to the installation of tenant improvements made for new tenants initially occupying space in
      the Project after the Lease Commencement Date or incurred in renovating or otherwise improving, decorating, painting or redecorating vacant space for tenants or other occupants of the Project (excluding, however, such costs relating to any common
      areas of the Project or parking facilities);

     

    (b)         except as set forth in items (xii), (xiii), and (xiv) above, depreciation, interest and principal payments on mortgages and other debt costs, if any, penalties and interest;

     

    (c)         costs for which the Landlord is reimbursed by any tenant or occupant of the Project or by insurance by its carrier or any tenant's carrier or by anyone else, and electric power costs for
      which any tenant directly contracts with the local public service company;

     

    
      (d)          any bad debt loss, rent loss, or reserves for bad debts or rent loss;

    

     

    (e)         costs associated with the operation of the business of the partnership or entity which constitutes the Landlord, as the same are distinguished from the costs of operation of the Project
      (which shall specifically include, but not be limited to, accounting costs associated with the operation of the Project). Costs associated with the operation of the business of the partnership or entity which constitutes the Landlord include costs of
      partnership accounting and legal matters, costs of defending any lawsuits with any mortgagee (except as the actions of the Tenant may be in issue), costs of selling, syndicating, financing, mortgaging or hypothecating any of the Landlord's interest
      in the Project, and costs incurred in connection with any disputes between Landlord and its employees, between Landlord and Project management, or between Landlord and other tenants or occupants;

     

    (f)          the wages and benefits of any employee who does not devote substantially all of his or her employed time to the Project unless such wages and benefits are prorated to reflect time spent
      on operating and managing the Project vis-a-vis time spent on matters unrelated to operating and managing the Project; provided, that in no event shall Operating Expenses for purposes of this Lease include wages and/or benefits attributable to
      personnel above the level of Project manager;

     

    
      (g)          amount paid as ground rental for the Project by the Landlord;

       

      

    

    
      
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    (h)          except for a Project management fee to the extent allowed pursuant to item (l) below, overhead and profit increment paid to the Landlord or to subsidiaries or affiliates of the Landlord
      for services in the Project to the extent the same exceeds the costs of such services rendered by qualified, first-class unaffiliated third parties on a competitive basis;

     

    (i)          any compensation paid to clerks, attendants or other persons in commercial concessions operated by the Landlord, provided that any compensation paid to any concierge at the Project
      shall be includable as an Operating Expense;

     

    (j)          rentals and other related expenses incurred in leasing air conditioning systems, elevators or other equipment which if purchased the cost of which would be excluded from Operating
      Expenses as a capital cost, except equipment not affixed to the Project which is used in providing engineering, janitorial or similar services and, further excepting from this exclusion such equipment rented or leased to remedy or ameliorate an
      emergency condition in the Project ;

     

    (k)        all items and services for which Tenant or any other tenant in the Project reimburses Landlord or which Landlord provides selectively to one or more tenants (other than Tenant) without
      reimbursement;

     

    
      (l)           any costs expressly excluded from Operating Expenses elsewhere in this Lease;

    

     

    (m)        rent for any office space occupied by Project management personnel to the extent the size or rental rate of such office space exceeds the size or fair market rental value of office space
      occupied by management personnel of the comparable buildings in the vicinity of the Building, with adjustment where appropriate for the size of the applicable project;

     

    (n)          costs arising from the gross negligence or willful misconduct of Landlord in connection with this Lease; and

     

    (o)          costs incurred to comply with laws relating to the removal of hazardous material (as defined under applicable law) which was in existence in the Building or on the Project prior to the
      Lease Commencement Date, and was of such a nature that a federal, State or municipal governmental authority, if it had then had knowledge of the presence of such hazardous material, in the state, and under the conditions that it then existed in the
      Building or on the Project, would have then required the removal of such hazardous material or other remedial or containment action with respect thereto; and costs incurred to remove, remedy, contain, or treat hazardous material, which hazardous
      material is brought into the Building or onto the Project after the date hereof by Landlord or any other tenant of the Project and is of such a nature, at that time, that a federal, State or municipal governmental authority, if it had then had
      knowledge of the presence of such hazardous material, in the state, and under the conditions, that it then exists in the Building or on the Project, would have then required the removal of such hazardous material or other remedial or containment
      action with respect thereto.

     

    If Landlord is not furnishing any particular work or service (the cost of which, if performed by Landlord, would be included in Operating Expenses) to a tenant who has undertaken to perform such work
      or service in lieu of the performance thereof by Landlord, Operating Expenses shall be deemed to be increased by an amount equal to the additional Operating Expenses which would reasonably have been incurred during such period by Landlord if it had
      at its own expense furnished such work or service to such tenant. If the Project is not at least one hundred percent (100%) occupied during all or a portion of any Expense Year, Landlord shall make an appropriate adjustment to the components of
      Operating Expenses for such year to determine the amount of Operating Expenses that would have been incurred had the Project been one hundred percent (100%) occupied; and the amount so determined shall be deemed to have been the amount of Operating
      Expenses for such year.

     

    
      4.2.5       Taxes.

    

     

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

     

    

    
      
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    4.2.5.2   Tax Expenses shall include, without limitation: (i) Any tax on the rent, right to rent or other income from the Project, or any portion thereof, or as against the business of leasing the
      Project, or any portion thereof; (ii) Any assessment, tax, fee, levy or charge in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge previously included within the definition of real property tax; (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 business or gross income tax or excise tax with respect to the receipt of such rent, or
      upon or with respect to the possession, leasing, operating, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises, or any portion thereof; and (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 or the improvements thereon.

     

    4.2.5.3   Any costs and expenses (including, without limitation, reasonable attorneys' and consultants' fees) incurred in attempting to protest, reduce or minimize Tax Expenses shall be included in
      Tax Expenses in the Expense Year such expenses are incurred. Tax refunds shall be credited against Tax Expenses and refunded to Tenant regardless of when received, based on the Expense Year to which the refund is applicable, provided that in no event
      shall the amount to be refunded to Tenant for any such Expense Year exceed the total amount paid by Tenant as Additional Rent under this Article 4 for such Expense Year. If Tax Expenses for any period during the Lease Term or any extension thereof
      are increased after payment thereof for any reason, including, without limitation, error or reassessment by applicable governmental or municipal authorities, Tenant shall pay Landlord upon demand Tenant's Share of any such increased Tax Expenses.
      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 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 4.5 of this Lease.

     

    
      4.2.6 "Tenant's Share" shall mean the percentage set forth in Section 6 of the Summary.

    

     

    
      4.3         Allocation of Direct Expenses.

    

     

    4.3.1      Method of Allocation. The parties acknowledge that the Building is a part of a multi- building project and that the costs and expenses
      incurred in connection with the Project (i.e., the Direct Expenses) should be shared between the Building and the other buildings in the Project. Accordingly, as set forth in Section 4.2 above, Direct Expenses (which consist of Operating
      Expenses and tax Expenses) are determined annually for the Project as a whole, and a portion of the Direct Expenses, which portion shall be determined by Landlord on an equitable basis, shall be allocated to the Building (as opposed to other
      buildings in the Project). Such portion of Direct Expenses allocated to the Building shall include all Direct Expenses attributable solely to the Building and an equitable portion of the Direct Expenses attributable to the Project as a whole, and
      shall not include Direct Expenses attributable solely to other buildings in the Project.

     

    4.3.2     Cost Pools. Landlord shall have the right, from time to time, to equitably allocate some or all of the Direct Expenses for the Project among
      different portions or occupants of the Project (the "Cost Pools"), in Landlord's reasonable discretion. Such Cost Pools may include, but shall not be limited to, the office space tenants of a building of the
      Project or of the Project, and the laboratory space tenants of a building of the Project or of the Project. The Direct Expenses within each such Cost Pool shall be allocated and charged to the tenants within such Cost Pool in an equitable manner.

     

    

    
      
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    4.4        Calculation and Payment of Additional Rent. Tenant shall pay to Landlord, in the manner set forth in Section 4.4.1, below, and as Additional Rent,
      Tenant's Share of Direct Expenses for each Expense Year.

     

    4.4.1      Statement of Actual Direct Expenses and Payment by Tenant. Landlord shall give to Tenant following the end of each Expense Year, a statement
      (the "Statement") prepared on a line-item by line-item basis as to general categories, which shall state the Direct Expenses incurred or accrued for such preceding Expense Year, and which shall indicate the
      amount of Tenant's Share of Direct Expenses. Upon receipt of the Statement for each Expense Year commencing or ending during the Lease Term, Tenant shall pay, within thirty (30) days, the full amount of Tenant's Share of Direct Expenses for such
      Expense Year, less the amounts, if any, paid during such Expense Year as "Estimated Direct Expenses," as that term is defined in Section 4.4.2, below, and if Tenant paid more as Estimated Direct
      Expenses than the actual Tenant's Share of Direct Expenses, Tenant shall receive a credit in the amount of Tenant's overpayment against Rent next due under this Lease. The failure of Landlord to timely furnish the Statement for any Expense Year shall
      not prejudice Landlord or Tenant from enforcing its rights under this Article 4. Even though the Lease Term has expired and Tenant has vacated the Premises, when the final determination is made of Tenant's Share of Direct Expenses for
      the Expense Year in which this Lease terminates, Tenant shall pay to Landlord such amount within thirty (30) days of demand therefor, and if Tenant paid more as Estimated Direct Expenses than the actual Tenant's Share of Direct Expenses, Landlord
      shall, within thirty (30) days, deliver a check payable to Tenant in the amount of the overpayment or apply such overpayment against any unpaid Rent. The provisions of this Section 4.4.1 shall survive the expiration or earlier termination of
      the Lease Term.

     

    4.4.2    Statement of Estimated Direct Expenses. In addition, Landlord shall give Tenant a yearly expense estimate statement (the "Estimate Statement") which shall set forth Landlord's reasonable estimate (the "Estimate"), prepared on a line-item by line-item basis as to general categories, of what the
      total amount of Direct Expenses for the then-current Expense Year shall be and the estimated Tenant's Share of Direct Expenses (the "Estimated Direct 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 Direct Expenses under this Article 4, nor shall Landlord be prohibited from revising any Estimate Statement or Estimated
      Direct Expenses theretofore delivered to the extent necessary. Thereafter, Tenant shall pay, with its next installment of Base Rent due, a fraction of the Estimated Direct Expenses for the then-current Expense Year (reduced by any amounts paid
      pursuant to the last sentence of this Section 4.4.2). Such fraction shall have as its numerator the number of months which have elapsed in such current Expense Year, including the month of such payment, and twelve (12) as its denominator.
      Until a new Estimate Statement is furnished (which Landlord shall have the right to deliver to Tenant at any time), Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the total Estimated Direct
      Expenses set forth in the previous Estimate Statement delivered by Landlord to Tenant.

     

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

    

     

    4.5.1       Tenant shall be liable for and shall pay ten (10) days before delinquency, taxes levied against Tenant's equipment, furniture, fixtures and any other personal property located in or about
      the Premises. If any such taxes on Tenant's equipment, furniture, fixtures and any other personal property are levied against Landlord or Landlord's property or if the assessed value of Landlord's property is increased by the inclusion therein of a
      value placed upon such equipment, furniture, fixtures or any other personal property and if Landlord pays the taxes based upon such increased assessment, which Landlord shall have the right to do regardless of the validity thereof but only under
      proper protest if requested by Tenant, Tenant shall upon demand repay to Landlord the taxes so levied against Landlord or the proportion of such taxes resulting from such increase in the assessment, as the case may be.

     

    4.5.2      If the tenant improvements in the Premises, whether installed and/or paid for by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, are
      assessed for real property tax purposes at a valuation higher than the valuation at which tenant improvements conforming to Landlord's "building standard" in other space in the Building are assessed, then the Tax Expenses levied against Landlord or
      the property by reason of such excess assessed valuation shall be deemed to be taxes levied against personal property of Tenant and shall be governed by the provisions of Section 4.5.1, above.

     

    4.5.3      Notwithstanding any contrary provision herein, Tenant shall pay prior to delinquency any (i) rent tax or sales tax, gross receipts tax, service tax, transfer tax or value added tax,
      business tax or any other applicable tax on the rent or services herein or otherwise respecting this Lease, (ii) taxes assessed upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy
      by Tenant of the Premises or any portion of the Project, including the Project parking facility; or (iii) taxes assessed upon this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the
      Premises.

     

    

    
      
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    4.6         Landlord’s Books and Records. Upon Tenant's written request (an "Audit Request") given not more
      than sixty (60) days after Tenant's receipt of a Statement for a particular Expense Year, and provided that Tenant is not then in default under this Lease, beyond any applicable notice and cure period expressly set forth in this Lease, Landlord shall
      furnish Tenant with such reasonable supporting documentation in connection with said Direct Expenses. Landlord shall provide said information to Tenant within sixty (60) days after Tenant's written request therefor. Within sixty (60) days after
      receipt of such information by Tenant (the "Review Period"), if Tenant disputes the amount of Direct Expenses set forth in the Statement, an independent Certified Public Accountant (which accountant (A) is a
      Certified Public Accountant, (B) is a member of a nationally recognized accounting firm, and (C) is not working on a contingency fee basis), designated and paid for by Tenant, may, after reasonable notice to Landlord and at reasonable times, inspect
      Landlord's records with respect to the Statement at Landlord's offices, provided that Tenant is not then in default under this Lease, beyond any applicable notice and cure period expressly set forth in this Lease, and Tenant has paid all amounts
      required to be paid under the applicable Estimate Statement and Statement, as the case may be. In connection with such inspection, Tenant and Tenant's agents must agree in advance to follow Landlord's reasonable rules and procedures regarding
      inspections of Landlord's records, and shall execute a commercially reasonable confidentiality agreement regarding such inspection. Tenant's failure to dispute the amount of Direct Expenses set forth in any Statement within the Review Period shall be
      deemed to be Tenant's approval of such Statement and Tenant, thereafter, waives the right or ability to dispute the amounts set forth in such Statement. If after such inspection, Tenant still disputes such Additional Rent, a determination as to the
      proper amount shall be made, at Tenant's expense, by an independent Certified Public Accountant (the "Accountant") selected by Landlord and subject to Tenant's reasonable approval; provided that if such
      determination by the Accountant proves that Direct Expenses were overstated by more than five percent (5%), then the cost of the Accountant shall be paid for by Landlord. Tenant hereby acknowledges that Tenant's sole right to inspect Landlord's books
      and records and to contest the amount of Direct Expenses payable by Tenant shall be as set forth in this Section 4.6 and in no event shall Tenant have the right to inspect Landlord's books and records and/or contest the amount of Direct
      Expenses payable by Tenant more than one (1) time for any Expense Year, and Tenant hereby waives any and all other rights pursuant to applicable law to inspect such books and records and/or to contest the amount of Direct Expenses payable by Tenant.

     

    
      
        	
                5.

              	
                USE OF PREMISES

              

      

    

     

    

    

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

     

    5.2         Prohibited Uses. Tenant further covenants and agrees that Tenant shall not use, or suffer or permit any person or persons to use, the
      Premises or any part thereof for any use or purpose in violation of the laws of the United States of America, the State of California, or the ordinances, regulations or requirements of the local municipal or county governing body or other lawful
      authorities having jurisdiction over the Project) including, without limitation, any such laws, ordinances, regulations or requirements relating to hazardous materials or substances, as those terms are defined by Applicable Laws now or hereafter in
      effect, or any Underlying Documents. Landlord shall have the right to impose reasonable and customary rule and regulations regarding the use of the Project, as reasonably deemed necessary by Landlord with respect to the orderly operation of the
      Project, and Tenant shall comply with such reasonable rules and regulations. Tenant shall not do or permit anything to be done in or about the Premises which will in any way damage the reputation of the Project or obstruct or interfere with the
      rights of other tenants or occupants of the Building, or injure or annoy them or use or allow the Premises to be used for any improper, unlawful or objectionable purpose, nor shall Tenant cause, maintain or permit any nuisance in, on or about the
      Premises. Tenant shall comply with, and Tenant's rights and obligations under the Lease and Tenant's use of the Premises shall be subject and subordinate to, all recorded easements, covenants, conditions, and restrictions now or hereafter affecting
      the Project.

     

    

    
      
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      5.3         Hazardous Materials.

    

     

    
      5.3.1       Tenant's Obligations.

    

     

    5.3.1.1   Prohibitions. As a material inducement to Landlord to enter into this Lease with Tenant, Tenant has fully and accurately completed
      Landlord’s Pre-Leasing Environmental Exposure Questionnaire (the “Environmental Questionnaire”), which is attached as Exhibit E. Tenant agrees that except for
      those chemicals or materials, and their respective quantities, specifically listed on the Environmental Questionnaire, neither Tenant nor Tenant’s employees, contractors and subcontractors of any tier, entities with a contractual relationship with
      Tenant (other than Landlord), or any entity acting as an agent or sub-agent of Tenant (collectively, "Tenant's Agents") will produce, use, store or generate any "Hazardous Materials," as that term is defined
      below, on, under or about the Premises, nor cause or permit any Hazardous Material to be brought upon, placed, stored, manufactured, generated, blended, handled, recycled, used or "Released," as that term is defined below, on, in, under or about the
      Premises. If any information provided to Landlord by Tenant on the Environmental Questionnaire, or otherwise relating to information concerning Hazardous Materials is false, incomplete, or misleading in any material respect, the same shall be deemed
      an Event of Default by Tenant under this Lease. Landlord’s prior written consent shall be required to any Hazardous Materials use for the Premises not described on the initial Environmental Questionnaire, such consent to be withheld in Landlord’s
      sole discretion. Tenant shall not install or permit any underground storage tank on the Premises. For purposes of this Lease, "Hazardous Materials" means all flammable explosives, petroleum and petroleum
      products, waste oil, radon, radioactive materials, toxic pollutants, asbestos, polychlorinated biphenyls (“PCBs”), medical waste, chemicals known to cause cancer or reproductive toxicity, pollutants,
      contaminants, hazardous wastes, toxic substances or related materials, including without limitation any chemical, element, compound, mixture, solution, substance, object, waste or any combination thereof, which is or may be hazardous to human health,
      safety or to the environment due to its radioactivity, ignitability, corrosiveness, reactivity, explosiveness, toxicity, carcinogenicity, infectiousness or other harmful or potentially harmful properties or effects, or defined as, regulated as or
      included in, the definition of “hazardous substances,” “hazardous wastes,” “hazardous materials,” or “toxic substances” under any Environmental Laws. The term “Hazardous Materials” for purposes of this Lease shall also include any mold, fungus or
      spores, whether or not the same is defined, listed, or otherwise classified as a “hazardous material” under any Environmental Laws, if such mold, fungus or spores may pose a risk to human health or the environment or negatively impact the value of
      the Premises. For purposes of this Lease, "Release" or "Released" or "Releases" shall mean any release, deposit, discharge,
      emission, leaking, spilling, seeping, migrating, injecting, pumping, pouring, emptying, escaping, dumping, disposing, or other movement of Hazardous Materials into the environment.

     

    5.3.1.2    Notices to Landlord. Tenant shall notify Landlord in writing as soon as possible but in no event later than five (5) days after (i) the
      occurrence of any actual, alleged or threatened Release of any Hazardous Material in, on, under, from, about or in the vicinity of the Premises (whether past or present), regardless of the source or quantity of any such Release, or (ii) Tenant
      becomes aware of any regulatory actions, inquiries, inspections, investigations, directives, or any cleanup, compliance, enforcement or abatement proceedings (including any threatened or contemplated investigations or proceedings) relating to or
      potentially affecting the Premises, or (iii) Tenant becomes aware of any claims by any person or entity relating to any Hazardous Materials in, on, under, from, about or in the vicinity of the Premises, whether relating to damage, contribution, cost
      recovery, compensation, loss or injury. Collectively, the matters set forth in clauses (i), (ii) and (iii) above are hereinafter referred to as “Hazardous Materials Claims”. Tenant shall promptly forward to
      Landlord copies of all orders, notices, permits, applications and other communications and reports in connection with any Hazardous Materials Claims. Additionally, Tenant shall promptly advise Landlord in writing of Tenant’s discovery of any
      occurrence or condition on, in, under or about the Premises that could subject Tenant or Landlord to any liability, or restrictions on ownership, occupancy, transferability or use of the Premises under any "Environmental Laws," as that term is
      defined below. Tenant shall not enter into any legal proceeding or other action, settlement, consent decree or other compromise with respect to any Hazardous Materials Claims without first notifying Landlord of Tenant’s intention to do so and
      affording Landlord the opportunity to join and participate, as a party if Landlord so elects, in such proceedings and in no event shall Tenant enter into any agreements which are binding on Landlord or the Premises without Landlord’s prior written
      consent. Landlord shall have the right to appear at and participate in, any and all legal or other administrative proceedings concerning any Hazardous Materials Claim. For purposes of this Lease, “Environmental Laws”
      means all applicable present and future laws relating to the protection of human health, safety, wildlife or the environment, including, without limitation, (i) all requirements pertaining to reporting, licensing, permitting, investigation and/or
      remediation of emissions, discharges, Releases, or threatened Releases of Hazardous Materials, whether solid, liquid, or gaseous in nature, into the air, surface water, groundwater, or land, or relating to the manufacture, processing, distribution,
      use, treatment, storage, disposal, transport, or handling of Hazardous Materials; and (ii) all requirements pertaining to the health and safety of employees or the public. Environmental Laws include, but are not limited to, the Comprehensive
      Environmental Response, Compensation and Liability Act of 1980, 42 USC § 9601, et seq., the Hazardous Materials Transportation Authorization Act of 1994, 49 USC § 5101, et seq., the Solid Waste Disposal Act, as amended by the Resource Conservation
      and Recovery Act of 1976, and Hazardous and Solid Waste Amendments of 1984, 42 USC § 6901, et seq., the Federal Water Pollution Control Act, as amended by the Clean Water Act of 1977, 33 USC § 1251, et seq., the Clean Air Act of 1966, 42 USC § 7401,
      et seq., the Toxic Substances Control Act of 1976, 15 USC § 2601, et seq., the Safe Drinking Water Act of 1974, 42 USC §§ 300f through 300j, the Occupational Safety and Health Act of 1970, as amended, 29 USC § 651 et seq., the Oil Pollution Act of
      1990, 33 USC § 2701 et seq., the Emergency Planning and Community Right-To-Know Act of 1986, 42 USC § 11001 et seq., the National Environmental Policy Act of 1969, 42 USC § 4321 et seq., the Federal Insecticide, Fungicide and Rodenticide Act of 1947,
      7 USC § 136 et seq., California Carpenter-Presley-Tanner Hazardous Substance Account Act, California Health & Safety Code §§ 25300 et seq., Hazardous Materials Release Response Plans and Inventory Act, California Health & Safety Code, §§
      25500 et seq., Underground Storage of Hazardous Substances provisions, California Health & Safety Code, §§ 25280 et seq., California Hazardous Waste Control Law, California Health & Safety Code, §§ 25100 et seq., and any other state or local
      law counterparts, as amended, as such Applicable Laws, are in effect as of the Lease Commencement Date, or thereafter adopted, published, or promulgated.

     

    

    
      
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    5.3.1.3   Releases of Hazardous Materials. If any Release of any Hazardous Material in, on, under, from or about the Premises shall occur at any time
      during the Lease and/or if any other Hazardous Material condition exists at the Premises that requires response actions of any kind, in addition to notifying Landlord as specified above, Tenant, at its own sole cost and expense, shall (i) immediately
      comply with any and all reporting requirements imposed pursuant to any and all Environmental Laws, (ii) provide a written certification to Landlord indicating that Tenant has complied with all applicable reporting requirements, (iii) take any and all
      necessary investigation, corrective and remedial action in accordance with any and all applicable Environmental Laws, utilizing an environmental consultant approved by Landlord, all in accordance with the provisions and requirements of this
        Section 5.3, including, without limitation, Section 5.3.4, and (iv) take any such additional investigative, remedial and corrective actions as Landlord shall in its reasonable discretion deem necessary such that the Premises are
      remediated to the condition existing prior to such Release.

     

    
      5.3.1.4   Indemnification.

    

     

    5.3.1.4.1    In General. Without limiting in any way Tenant’s obligations under any other provision of this Lease, Tenant shall be solely responsible
      for and shall protect, defend, indemnify and hold the Landlord Parties harmless from and against any and all claims, judgments, losses, damages, costs, expenses, penalties, enforcement actions, taxes, fines, remedial actions, liabilities (including,
      without limitation, actual attorneys’ fees, litigation, arbitration and administrative proceeding costs, expert and consultant fees and laboratory costs) including, without limitation, consequential damages and sums paid in settlement of claims,
      which arise during or after the Lease Term, whether foreseeable or unforeseeable, that arise during or after the Lease Term in whole or in part, foreseeable or unforeseeable, directly or indirectly arising out of or attributable to the presence, use,
      generation, manufacture, treatment, handling, refining, production, processing, storage, Release or presence of Hazardous Materials in, on, under or about the Premises by Tenant or Tenant's Agents.

     

    5.3.1.4.2     Limitations. Notwithstanding anything in Section 5.3.1.4, above, to the contrary, Tenant's indemnity of Landlord as set forth in
      Section 5.3.1.4, above, shall not be applicable to claims based upon Hazardous Materials which may exist in, on or about the Premises as of the date of this Lease ("Existing Hazardous Materials"), except
      to the extent that Tenant's construction activities and/or Tenant's other acts (including Tenant's failure to remove, remediate or otherwise treat or “Clean-up,” as that term is defined in Section 5.3.4, below, the subject Existing Hazardous
      Materials during the tenancy of the Premises) caused or exacerbated the subject claim but only to the extent Tenant is notified of the Existing Hazardous Materials by Landlord.

     

    

    
      
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    5.3.1.5   Compliance with Environmental Laws. Without limiting the generality of Tenant’s obligation to comply with Applicable Laws as otherwise
      provided in this Lease, Tenant shall, at its sole cost and expense, comply with all Environmental Laws. Tenant shall obtain and maintain any and all necessary permits, licenses, certifications and approvals appropriate or required for the use,
      handling, storage, and disposal of any Hazardous Materials used, stored, generated, transported, handled, blended, or recycled by Tenant on the Premises. Landlord shall have a continuing right, without obligation, to require Tenant to obtain, and to
      review and inspect any and all such permits, licenses, certifications and approvals, together with copies of any and all Hazardous Materials management plans and programs, any and all Hazardous Materials risk management and pollution prevention
      programs, and any and all Hazardous Materials emergency response and employee training programs respecting Tenant’s use of Hazardous Materials. Upon request of Landlord, Tenant shall deliver to Landlord a narrative description explaining the nature
      and scope of Tenant’s activities involving Hazardous Materials and showing to Landlord’s satisfaction compliance with all Environmental Laws and the terms of this Lease.

     

    
      5.3.2      Assurance of Performance.

    

     

    5.3.2.1  Environmental Assessments In General. Landlord may, but shall not be required to, engage from time to time such contractors as Landlord
      determines to be appropriate to perform environmental assessments of a scope reasonably determined by Landlord (an "Environmental Assessment") to ensure Tenant’s compliance with the requirements of this Lease
      with respect to Hazardous Materials. .

     

    5.3.2.2  Costs of Environmental Assessments. All costs and expenses incurred by Landlord in connection with any such Environmental Assessment
      initially shall be paid by Landlord; provided that if any such Environmental Assessment shows that Tenant has failed to comply with the provisions of this Section 5.3, then all of the costs and expenses of such Environmental Assessment shall
      be reimbursed by Tenant as Additional Rent within ten (10) days after receipt of written demand therefor.

     

    5.3.3      Tenant’s Obligations upon Surrender. At the expiration or earlier termination of the Lease Term, Tenant, at Tenant’s sole cost and expense,
      shall: (i) cause all Hazardous Materials to be removed from the Premises and disposed of in accordance with all Environmental Laws and as necessary to allow the Premises to be used for any purpose; and (ii) cause to be removed all containers
      installed or used by Tenant or Tenant’s Agents to store any Hazardous Materials on the Premises, and cause to be repaired any damage to the Premises caused by such removal.

     

    
      5.3.4      Clean-up.

    

     

    5.3.4.1  Environmental Reports; Clean-Up. If any written report, including any report containing results of any Environmental Assessment (an “Environmental Report”) shall indicate (i) the presence of any Hazardous Materials as to which Tenant has a removal or remediation obligation under this Section 5.3, and (ii) that as a result of same, the
      investigation, characterization, monitoring, assessment, repair, closure, remediation, removal, or other clean-up (the “Clean-up”) of any Hazardous Materials is required, Tenant shall immediately prepare and
      submit to Landlord within thirty (30) days after receipt of the Environmental Report a comprehensive plan, subject to Landlord’s written approval, specifying the actions to be taken by Tenant to perform the Clean-up so that the Premises are restored
      to the conditions required by this Lease. Upon Landlord’s approval of the Clean-up plan, Tenant shall, at Tenant’s sole cost and expense, without limitation on any rights and remedies of Landlord under this Lease, immediately implement such plan with
      a consultant reasonably acceptable to Landlord and proceed to Clean-Up Hazardous Materials in accordance with all Applicable Laws and as required by such plan and this Lease. If, within thirty (30) days after receiving a copy of such Environmental
      Report, Tenant fails either (a) to complete such Clean- up, or (b) with respect to any Clean-up that cannot be completed within such thirty-day period, fails to proceed with diligence to prepare the Clean-up plan and complete the Clean-up as promptly
      as practicable, then Landlord shall have the right, but not the obligation, and without waiving any other rights under this Lease, to carry out any Clean-up recommended by the Environmental Report or required by any governmental authority having
      jurisdiction over the Premises, and recover all of the costs and expenses thereof from Tenant as Additional Rent, payable within ten (10) days after receipt of written demand therefor.

     

    

    
      
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    5.3.4.2   No Rent Abatement. Tenant shall continue to pay all Rent due or accruing under this Lease during any Clean-up, and shall not be entitled to
      any reduction, offset or deferral of any Base Rent or Additional Rent due or accruing under this Lease during any such Clean-up.

     

    5.3.4.3   Surrender of Premises. Tenant shall complete any Clean-up prior to surrender of the Premises upon the expiration or earlier termination of
      this Lease.  Tenant shall obtain and deliver to Landlord a letter or other written determination from the overseeing governmental authority confirming that the Clean-up has been completed in accordance with all requirements of such governmental
      authority and that no further response action of any kind is required for the unrestricted use of the Premises (“Closure Letter”). Upon the expiration or earlier termination of this Lease, Tenant shall also be
      obligated to close all permits obtained in connection with Hazardous Materials in accordance with Applicable Laws.

     

    5.3.4.4   Failure to Timely Clean-Up. Should any Clean-up for which Tenant is responsible not be completed, or should Tenant not receive the Closure
      Letter and any governmental approvals required under Environmental Laws in conjunction with such Clean-up prior to the expiration or earlier termination of this Lease, then Tenant shall be liable to Landlord as a holdover tenant (as more particularly
      provided in Article 16) until Tenant has fully complied with its obligations under this Section 5.3.

     

    5.3.5     Confidentiality. Unless compelled to do so by Applicable Law, Tenant agrees that Tenant shall not disclose, discuss, disseminate or copy any
      information, data, findings, communications, conclusions and reports regarding the environmental condition of the Premises to any Person (other than Tenant’s consultants, attorneys, property managers and employees that have a need to know such
      information), including any governmental authority, without the prior written consent of Landlord. In the event Tenant reasonably believes that disclosure is compelled by Applicable Law, it shall provide Landlord ten (10) days’ advance notice of
      disclosure of confidential information so that Landlord may attempt to obtain a protective order. Tenant may additionally release such information to bona fide prospective purchasers or lenders, subject to any such parties’ written agreement to be
      bound by the terms of this Section 5.3.

     

    5.3.6       Copies of Environmental Reports. Within thirty (30) days of receipt thereof, Tenant shall provide Landlord with a copy of any and all
      environmental assessments, audits, studies and reports regarding Tenant’s activities with respect to the Premises, or ground water beneath the Land, or the environmental condition or Clean-up thereof. Tenant shall be obligated to provide Landlord
      with a copy of such materials without regard to whether such materials are generated by Tenant or prepared for Tenant, or how Tenant comes into possession of such materials.

     

    
      5.3.7      Intentionally Omitted.

    

     

    5.3.8      Signs, Response Plans, Etc. Tenant shall be responsible for posting on the Premises any signs required under applicable Environmental Laws.
      Tenant shall also complete and file any business response plans or inventories required by any Applicable Laws. Tenant shall concurrently file a copy of any such business response plan or inventory with Landlord.

     

    5.3.9     Survival. Each covenant, agreement, representation, warranty and indemnification made by Tenant set forth in this Section 5.3 shall
      survive the expiration or earlier termination of this Lease and shall remain effective until all of Tenant’s obligations under this Section 5.3 have been completely performed and satisfied.

     

    	6.	
            SERVICES AND UTILITIES

          

     

    6.1       In General. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term.

     

    6.1.1      Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide heating, ventilation and air conditioning to the office
      portions of the Premises ("HVAC") when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday (collectively, the "Building

        Hours"), except for the date of observation of New Year's Day, President's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at Landlord's discretion, other locally or nationally recognized holidays
      (collectively, the "Holidays"). HVAC to the lab portion of the Premises will be provided 24 hours per day, 7 days per week. Tenant shall cooperate fully with Landlord at all times and abide by all regulations
      and requirements that Landlord may reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems.

     

    

    
      
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    6.1.2      Landlord shall provide reasonably sufficient electricity to the Premises (including adequate electrical wiring and facilities for connection to Tenant's lighting fixtures and incidental
      use equipment), provided that the connected electrical load of Tenant's lighting fixtures and the incidental use equipment does not, in the aggregate, exceed the connected electrical loads typically required at First Class Life Sciences Projects.
      Tenant will design Tenant's electrical system serving any equipment producing nonlinear electrical loads to accommodate such nonlinear electrical loads, including, but not limited to, oversizing neutral conductors, derating transformers and/or
      providing power-line filters. Engineering plans shall include a calculation of Tenant's fully connected electrical design load with and without demand factors and shall indicate the number of watts of unmetered and submetered loads. Tenant shall bear
      the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. If electricity is separately sub-metered, then Tenant shall pay to Landlord the cost of such utilities based on such sub-meter,
      and reimbursement for any penalties for usage or other surcharges imposed by any utility company. If electricity is not separately sub-metered, then the cost of electricity used by Tenant in the Premises shall be equitably allocated by Landlord on a
      basis consistent with commercial reasonable property management practices. Within twenty (20) days after receipt of Landlord's statement of apportionment or statement setting forth the charges payable by Tenant, Tenant shall pay to Landlord, as
      Additional Rent (and not as a Direct Expense), the cost of such electrical services so apportioned or so provided by Landlord. Notwithstanding anything to the contrary set forth herein, to the extent the Premises generates electricity demand on a
      shared resource (e.g. electricity for the central plant), the cost of such electricity shall be allocated to Tenant on a pro rata basis or other reasonable basis consistent with commercial reasonable property management practices.

     

    6.1.3     Landlord shall provide city water from the regular Building outlets for drinking, kitchen, lavatory and toilet purposes in the Building Common Areas and the Premises.

     

    6.1.4     Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building Hours, shall have one elevator available at all other times, including on the
      Holidays, except in the event of emergency.

     

    6.1.5     Landlord shall provide shared autoclave, glass wash, and ice machine as well as access to all shared conference rooms within the Building and Project (including neighboring Building) to the
      same extent the foregoing is being provided to other tenants in the Building.

     

    6.1.6      Landlord shall not provide janitorial services for the Premises. Tenant shall be solely responsible for performing all janitorial services and other cleaning of the Premises, all in
      compliance with Applicable Laws. The janitorial and cleaning of the Premises shall be adequate to maintain the Premises in a manner consistent with First Class Life Sciences Projects.

     

    6.1.7      Landlord shall provide janitorial services for the Common Areas in a manner consistent with First Class Life Sciences Projects.

     

    6.1.8     If Tenant desires to use HVAC during hours other than those for which Landlord is obligated to supply such utilities pursuant to the terms of Section 6.1.1 of this Lease, Tenant
      shall give Landlord such prior notice, if any, as Landlord shall from time to time reasonably establish as appropriate, of Tenant's desired use in order to supply such HVAC, and Landlord shall supply such heat, ventilation or air conditioning to
      Tenant at such hourly cost to Tenant as Landlord shall reasonably determine for the Building.

     

    6.2        Interruption of Use. Tenant agrees that Landlord shall not be liable for damages, by abatement of Rent or otherwise, except as expressly set
      forth in Section 19.5 below, for failure to furnish or delay in furnishing any service (including telephone and telecommunication services), or for any diminution in the quality or quantity thereof, when such failure or delay or diminution is
      occasioned, in whole or in part, by breakage, repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability to secure electricity, gas, water, or other fuel at the Building or Project after reasonable effort to
      do so, by any riot or other dangerous condition, emergency, accident or Casualty (as that term is defined in Section 11.1 below) whatsoever, by act or default of Tenant or other parties, or by any other cause; 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, except as expressly set forth in Section 19.5 below, or performing any of its
      obligations under this Lease. Furthermore, Landlord shall not be liable under any circumstances for a loss of, or injury to, property or for injury to, or interference with, Tenant's business, including, without limitation, loss of profits, however
      occurring, through or in connection with or incidental to a failure to furnish any of the services or utilities as set forth in this Article 6.

     

    

    
      
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    6.3       Energy Performance Disclosure Information. Tenant hereby acknowledges that Landlord may be required to disclose certain information
      concerning the energy performance of the Building pursuant to California Public Resources Code Section 25402.10 and the regulations adopted pursuant thereto (collectively the “Energy Disclosure Requirements”).
      Tenant hereby acknowledges prior receipt of the Data Verification Checklist, as defined in the Energy Disclosure Requirements (the “Energy Disclosure Information”), and agrees that Landlord has timely complied
      in full with Landlord’s obligations under the Energy Disclosure Requirements. Tenant acknowledges and agrees that (i) Landlord makes no representation or warranty regarding the energy performance of the Building or the accuracy or completeness of the
      Energy Disclosure Information, (ii) the Energy Disclosure Information is for the current occupancy and use of the Building and that the energy performance of the Building may vary depending on future occupancy and/or use of the Building, and (iii)
      Landlord shall have no liability to Tenant for any errors or omissions in the Energy Disclosure Information. If and to the extent not prohibited by Applicable Laws, Tenant hereby waives any right Tenant may have to receive the Energy Disclosure
      Information, including, without limitation, any right Tenant may have to terminate this Lease as a result of Landlord’s failure to disclose such information. Further, Tenant hereby releases Landlord from any and all losses, costs, damages, expenses
      and/or liabilities relating to, arising out of and/or resulting from the Energy Disclosure Requirements, including, without limitation, any liabilities arising as a result of Landlord’s failure to disclose the Energy Disclosure Information to Tenant
      prior to the execution of this Lease. Tenant’s acknowledgment of the AS-IS condition of the Premises pursuant to the terms of this Lease shall be deemed to include the energy performance of the Building. Tenant further acknowledges that pursuant to
      the Energy Disclosure Requirements, Landlord may be required in the future to disclose information concerning Tenant’s energy usage to certain third parties, including, without limitation, prospective purchasers, lenders and tenants of the Building
      (the “Tenant Energy Use Disclosure”). Tenant hereby (A) consents to all such Tenant Energy Use Disclosures, and (B) acknowledges that Landlord shall not be required to notify Tenant of any Tenant Energy Use
      Disclosure. Further, Tenant hereby releases Landlord from any and all losses, costs, damages, expenses and liabilities relating to, arising out of and/or resulting from any Tenant Energy Use Disclosure. The terms of this Section 6.3 shall
      survive the expiration or earlier termination of this Lease.

     

    6.4        Tenant Maintained Security. Tenant hereby acknowledges that Landlord shall have no obligation to provide, or otherwise pay for, any guard
      service or other security measures for the benefit of the Premises or the Project. Tenant hereby assumes all responsibility for the protection of Tenant and its agents, employees, contractors, invitees and guests, and the property thereof, from acts
      of third parties, including keeping doors locked and other means of entry to the Premises closed. In accordance with the terms and conditions of Article 8 of this Lease, Tenant may, at its own expense, install its own security system (“Tenant’s Security System”) in the Premises; provided, however, that Tenant shall coordinate the installation and operation of Tenant’s Security System with Landlord to assure that Tenant’s Security System is
      compatible with Landlord’s security system and the Building systems and equipment, and to the extent that Tenant’s Security System is not compatible with Landlord’s security system and the Building systems and equipment, Tenant shall not be entitled
      to install or operate the Tenant’s Security System. Tenant shall be solely responsible, at Tenant’s sole cost and expense, for the installation, monitoring, operation and removal of Tenant’s Security System.

     

    	7.	
            REPAIRS

          

     

    7.1        Tenant Repair Obligations. Except as otherwise expressly provided in this Lease, Tenant shall, at Tenant's own expense, keep the Premises,
      including all improvements, fixtures and furnishings therein, and the floor or floors of the Building on which the Premises are located, in good order, repair and condition at all times during the Lease Term. In addition, Tenant shall, at Tenant's
      own expense, but under the supervision and subject to the prior approval of Landlord, and within any reasonable period of time specified by Landlord, promptly and adequately repair all damage to the Premises and replace or repair all damaged, broken,
      or worn fixtures and appurtenances, except for damage caused by ordinary wear and tear or beyond the reasonable control of Tenant; provided however, that, Landlord shall have the exclusive right, at Landlord's option, but not the obligation, to make
      such repairs and replacements, and Tenant shall pay to Landlord the cost thereof, including Landlord's standard fee for its involvement with such repairs and replacements (to be uniformly established for the Building at a commercially reasonable
      level), promptly upon being billed for same. Landlord may, but shall not be required to, enter the Premises pursuant to the terms of Article 27, below, to make such repairs, alterations, improvements or additions to the Premises or to the
      Project or to any equipment located in the Project as Landlord shall desire or deem necessary or as Landlord may be required to do by governmental or quasi-governmental authority or court order or decree. Tenant hereby waives any and all rights under
      and benefits of subsection 1 of Section 1932 and Sections 1941 and 1942 of the California Civil Code or under any similar law, statute, or ordinance now or hereafter in effect.

     

    

    
      
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    7.2       Landlord Repair Obligations. Notwithstanding the foregoing, Landlord shall be responsible for repairs and replacement as necessary to the
      exterior walls, exterior doors and windows and waterproofing of the Building envelope, foundation and roof (including roof membrane, gutters, flashings, and downspouts) of the Building, utility connections to the Building, the structural portions of
      the floors of the Building (the "Building Structure"), the base Building plumbing, sewer, drainage, electrical, fire protection, elevator, life safety, heating, ventilation and air-conditioning systems (the "Building Systems" and together with the Building Structure, the "Base Building") of the Building, and the Common Areas, except to the extent that such repairs are required
      due to the negligence or willful misconduct of Tenant; provided, however, that if such repairs are due to the negligence or willful misconduct of Tenant, Landlord shall nevertheless make such repairs at Tenant's expense, or, if covered by Landlord's
      insurance, Tenant shall only be obligated to pay any deductible in connection therewith. Subject to the terms of Article 27, below, Landlord may, but shall not be required to, enter the Premises at all reasonable times and upon reasonable
      prior notice to make such repairs, alterations, improvements or additions to the Premises or to the Project or to any equipment located in the Project as Landlord shall desire or deem necessary or as Landlord may be required to do by governmental or
      quasi-governmental authority or court order or decree. Tenant hereby waives any and all rights under and benefits of subsection 1 of Section 1932 and Sections 1941 and 1942 of the California Civil Code or under any similar law, statute, or ordinance
      now or hereafter in effect.

     

    	8.	
            ADDITIONS AND ALTERATIONS

          

     

    8.1       Landlord's Consent to Alterations. Tenant may not make any improvements, alterations, additions or changes to the Premises or any mechanical,
      plumbing or HVAC facilities or systems pertaining to the Premises (collectively, the "Alterations") without first procuring the prior written consent of Landlord to such Alterations, which consent shall be
      requested by Tenant not less than thirty (30) days prior to the commencement thereof, and which consent shall not be unreasonably withheld by Landlord, provided it shall be deemed reasonable for Landlord to withhold its consent to any Alteration
      which adversely affects the structural portions or the systems or equipment of the Building or is visible from the exterior of the Building. Notwithstanding the foregoing, Tenant shall be permitted to make Alterations following ten (10) business
      days’ notice to Landlord, but without Landlord's prior consent, to the extent that such Alterations (i) do not affect the Building Systems or Building Structure, (ii) are not visible from the exterior of the Building, (iii) cost less than $100,000.00
      for a particular job of work, and (iv) do not require a building permit and do not diminish the value of the Premises, Building or Project. 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 any and all Alterations or repairs of the Premises or about
      the Premises, such requirements as Landlord in its reasonable discretion may deem desirable, including, but not limited to, the requirement that upon Landlord's request, Tenant shall, at Tenant's expense, remove such Alterations upon the expiration
      or any early termination of the Lease Term. Tenant shall construct such Alterations and perform such repairs in a good and workmanlike manner, in conformance with any and all applicable federal, state, county or municipal laws, rules and regulations
      and pursuant to a valid building permit, issued by the city in which the Building is located (or other applicable governmental authority). Tenant shall not use (and upon notice from Landlord shall cease using) contractors, services, workmen, labor,
      materials or equipment that, in Landlord's reasonable judgment, would disturb labor harmony with the workforce or trades engaged in performing other work, labor or services in or about the Building or the Common Areas. Upon completion of any
      Alterations (or repairs), Tenant shall deliver to Landlord final lien waivers from all contractors, subcontractors and materialmen who performed such work. In addition to Tenant's obligations under Article 9 of this Lease, upon completion of
      any Alterations, Tenant agrees to cause a Notice of Completion to be recorded in the office of the Recorder of the County of San Diego in accordance with Section 3093 of the Civil Code of the State of California or any successor statute, and Tenant
      shall deliver to the Project construction manager a reproducible copy of the "as built" drawings of the Alterations as well as all permits, approvals and other documents issued by any governmental agency in
      connection with the Alterations.

     

    

    
      
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    8.3       Payment for Improvements. With respect to payments to be made to Tenant's contractors for any Alterations, Tenant shall (i) comply with
      Landlord's reasonable requirements for final lien releases and waivers in connection with Tenant's payment for work to contractors, and (ii) cause Tenant's contractor to sign Landlord's standard contractor's rules and regulations. In addition, in
      connection with all Alterations, Tenant shall pay Landlord an oversight fee equal to four percent (4%) of the cost of such work, and shall reimburse Landlord for Landlord's reasonable, actual, out-of-pocket costs and expenses actually incurred in
      connection with such work.

     

    8.4         Construction Insurance. In addition to the requirements of Article 10 of this Lease, in the event that Tenant makes any
      Alterations, prior to the commencement of such Alterations, Tenant shall provide Landlord with evidence that Tenant carries "Builder's All Risk" insurance in an amount approved by Landlord covering the
      construction of such Alterations, and such other insurance as Landlord may reasonably require, it being understood and agreed that all of such Alterations shall be insured by Tenant pursuant to Article 10 of this Lease immediately upon
      completion thereof. In addition, Tenant's contractors and subcontractors shall be required to carry (i) Commercial General Liability Insurance in an amount approved by Landlord, with Landlord, and, at Landlord's option, Landlord's property manager
      and project manager, as additional insureds in an amount approved by Landlord, and otherwise in accordance with the requirements of Article 10 of this Lease, and (ii) workers compensation insurance with a waiver of subrogation in favor of Landlord .
      Landlord may, in its discretion, require Tenant to obtain a lien and completion bond or some alternate form of security satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of such Alterations and naming Landlord as a
      co-obligee.

     

    8.5         Landlord's Property. All Alterations, improvements, fixtures, equipment and/or appurtenances which may be installed or placed in or about
      the Premises, from time to time, shall be at the sole cost of Tenant and shall be and become the property of Landlord and remain in place at the Premises following the expiration or earlier termination of this Lease. Notwithstanding the foregoing,
      Landlord may, by written notice to Tenant prior to the end of the Lease Term, or given following any earlier termination of this Lease, require Tenant, at Tenant's expense, to remove any Alterations and/or improvements and/or systems and equipment
      within the Premises and to repair any damage to the Premises and Building caused by such removal and return the affected portion of the Premises to a building standard tenant improved condition as determined by Landlord. If Tenant fails to complete
      such removal and/or to repair any damage caused by the removal of any Alterations and/or improvements and/or systems and equipment in the Premises and return the affected portion of the Premises to a building standard tenant improved condition as
      reasonably determined by Landlord, Landlord may do so and may charge the cost thereof to Tenant. Tenant hereby protects, defends, indemnifies and holds Landlord harmless from any liability, cost, obligation, expense or claim of lien in any manner
      relating to the installation, placement, removal or financing of any such Alterations, improvements, fixtures and/or equipment in, on or about the Premises, which obligations of Tenant shall survive the expiration or earlier termination of this
      Lease.

     

    9.          COVENANT AGAINST LIENS Tenant shall keep the Project and Premises free from any liens or encumbrances arising out of the work
      performed, materials furnished or obligations incurred by or on behalf of Tenant, and shall protect, defend, indemnify and hold Landlord harmless from and against any claims, liabilities, judgments or costs (including, without limitation, reasonable
      attorneys' fees and costs) arising out of same or in connection therewith. Tenant shall give Landlord notice at least twenty (20) days prior to the commencement of any such work on the Premises (or such additional time as may be necessary under
      Applicable Laws) to afford Landlord the opportunity of posting and recording appropriate notices of non-responsibility (to the extent applicable pursuant to then Applicable Laws). Tenant shall remove any such lien or encumbrance by bond or otherwise
      within ten (10) business days after notice by Landlord, and if Tenant shall fail to do so, Landlord may pay the amount necessary to remove such lien or encumbrance, without being responsible for investigating the validity thereof.

     

    

    
      
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      	10.	
              INSURANCE

            

       

      10.1       Indemnification and Waiver. Except to the extent caused by Landlord’s gross negligence or willful misconduct, Tenant hereby assumes all
        risk of damage to property or injury to persons in, upon or about the Premises from any cause whatsoever and agrees that Landlord, its partners, subpartners and their respective officers, agents, servants, employees, lenders, any property manager
        and independent contractors (collectively, "Landlord Parties") shall not be liable for, and are hereby released from any responsibility for, any damage either to person or property or resulting from the loss
        of use thereof, which damage 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 claims, loss, cost, damage, injury, expense and
        liability (including without limitation court costs and reasonable attorneys' fees) incurred in connection with or arising from any cause in, on or about the Premises, any acts, omissions or negligence of Tenant or of any person claiming by,
        through or under Tenant, or of the contractors, agents, servants, employees, invitees, guests or licensees of Tenant or any such person, in, on or about the Project or any breach of the terms of this Lease, either prior to, during, or after the
        expiration of the Lease Term, provided that the terms of the foregoing indemnity shall not apply to the extent caused by the gross negligence or willful misconduct of Landlord. Should Landlord be named as a defendant in any suit brought against
        Tenant in connection with or arising out of Tenant's occupancy of the Premises, Tenant shall pay to Landlord its costs and expenses incurred in such suit, including without limitation, its actual professional fees such as reasonable appraisers',
        accountants' and attorneys' fees. The provisions of this Section 10.1 shall survive the expiration or sooner termination of this Lease with respect to any claims or liability arising in connection with any event occurring prior to such
        expiration or termination.

       

      10.2       Tenant's Compliance With Landlord's Property Insurance. Landlord shall insure the Building during the Lease Term against loss or damage
        under an "all risk" property insurance policy. Such coverage shall be in such amounts, from such companies, and on such other terms and conditions, as Landlord may from time to time reasonably determine. Additionally, at the option of Landlord,
        such insurance coverage may include the risks of earthquakes and/or flood damage and additional hazards, a rental loss endorsement and one or more loss payee endorsements in favor of the holders of any mortgages or deeds of trust encumbering the
        interest of Landlord in the Building or the ground or underlying lessors of the Building, or any portion thereof. Tenant shall, at Tenant's expense, comply with all insurance company requirements pertaining to the use of the Premises. If Tenant's
        conduct or use of the Premises causes any increase in the premium for such insurance policies then Tenant shall reimburse Landlord for any such increase. Tenant, at Tenant's expense, shall comply with all rules, orders, regulations or requirements
        of the American Insurance Association (formerly the National Board of Fire Underwriters) and with any similar body. Tenant shall also provide Landlord and Landlord’s insurer(s) with such information regarding the use of the Premises and any damage
        to the Premises as they may require in connection with the placement of insurance for the Premises or the adjusting of any losses to the Premises.

      

      

      
        10.3       Tenant's Insurance. Tenant shall maintain the following coverages in the following amounts.

      

       

      10.3.1    Commercial General Liability Insurance on an occurrence form covering the insured against claims of bodily injury, personal injury and property damage (including loss of use thereof)
        arising out of Tenant's operations, and contractual liabilities including a contractual coverage, and including products and completed operations coverage, for limits of liability on a per location basis of not less than (which minimum limits of
        liability insurance may be satisfied through a combination of primary and excess/umbrella insurance):

       

      
        	
                Bodily Injury and Property Damage Liability

              	
                $5,000,000 each occurrence

                $5,000,000 annual aggregate

              
	

              	

              
	
                Personal Injury Liability

              	
                $3,000,000 each occurrence

                $3,000,000 annual aggregate

              

      

       

      

    

    
      10.3.2    Property Insurance covering (i) all office furniture, business and trade fixtures, office equipment, free-standing cabinet work, movable partitions, 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," as that term is defined in the Tenant Work Letter, and any other improvements which exist in
        the Premises as of the Lease Commencement Date (excluding the Base Building) (the "Original Improvements"), and (iii) all other improvements, alterations and additions to the Premises. Such insurance shall be
        written on an "all risks" of physical loss or damage basis, for the full replacement cost value (subject to reasonable deductible amounts) 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 coverage for damage or other loss caused by fire or other peril including, but not limited to, vandalism and malicious mischief, theft, water damage of any
        type, including sprinkler leakage, bursting or stoppage of pipes, and explosion.

       

      

    

    
      
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    10.3.3    Business Income Interruption for one (1) year plus Extra Expense insurance in such amounts as will reimburse Tenant for actual direct or indirect loss of earnings attributable to the risks
      outlined in Section 10.3.2 above.

     

    10.3.4   Worker's Compensation and Employer's Liability or other similar insurance pursuant to all applicable state and local statutes and regulations. The policy shall include a waiver of
      subrogation in favor of Landlord, its employees, Lenders and any property manager or partners.

     

    10.4       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, its subsidiaries and affiliates, its property manager (if any) and any other party the Landlord so specifies, as an additional insured or loss payee, as applicable, including Landlord's
      managing agent, if any; (ii) be issued by an insurance company having a rating of not less than A:IX in Best's Insurance Guide or which is otherwise acceptable to Landlord and licensed to do business in the State of California; (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 required of Tenant; (v) be in form and content reasonably acceptable to Landlord; and (vi) 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 of Landlord (unless such cancellation is the result of non-payment of premiums). Tenant shall
      deliver said policy or policies or certificates thereof to Landlord on or before the Lease Commencement Date and at least ten (10) days before the expiration dates thereof. In the event Tenant shall fail to procure such insurance, or to deliver such
      policies or certificate, Landlord may, at its option, procure such policies for the account of Tenant, and the cost thereof shall be paid to Landlord within five (5) days after delivery to Tenant of bills therefor.

     

    10.5       Subrogation. Landlord and Tenant hereby agree to look solely to, and seek recovery only from, their respective insurance carriers in the
      event of a property or business interruption loss to the extent that such coverage is agreed to be provided hereunder. The parties each hereby waive all rights and claims against each other for such losses, and waive all rights of subrogation of
      their respective insurers, provided such waiver of subrogation shall not affect the right to the insured to recover thereunder. The parties agree that their respective insurance policies do now, or shall, contain the waiver of subrogation.

     

    10.6       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 or Landlord's lender, but in no event in excess of the amounts and types of insurance then being required by landlords of buildings comparable to and in the vicinity of the Building.

     

    	11.	
            DAMAGE AND DESTRUCTION

          

     

    11.1       Repair of Damage. Tenant shall promptly notify Landlord of any damage to the Premises resulting from fire or any other casualty ("Casualty"). If the Premises or any Common Areas 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 Building and such Common Areas. Such restoration shall be to substantially the same condition of
      the Base Building and the Common Areas prior to the casualty, except for modifications required by zoning and building codes and other laws or by the holder of a mortgage on the Building or Project or any other modifications to the Common Areas
      deemed desirable by Landlord, which are consistent with the character of the Project, provided that access to the Premises shall not be materially impaired. Subject to the terms of Section 11.2, below, Tenant shall, at its sole cost and expense,
      repair any injury or damage to the Tenant Improvements and the Original Improvements installed in the Premises and shall return such Tenant Improvements and Original Improvements to their original condition. Whether or not Landlord delivers a
      “Landlord Repair Notice,” as that term is defined in Section 11.2 below, prior to the commencement of construction, Tenant shall submit to Landlord, for Landlord's review and approval, all plans, specifications and working drawings relating
      thereto, and Landlord shall select the contractors to perform such improvement work. Tenant shall in addition cooperate with requests for information regarding any repairs from Landlord’s insurer(s) by providing the requested information within ten
      (10) days after Tenant receives the request. 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 Casualty shall have damaged the Premises or Common Areas necessary to Tenant's occupancy, and the Premises are not occupied by Tenant as a result thereof, then during the time and to the extent the Premises are unfit for occupancy, the Rent
      shall be abated in proportion to the ratio that the amount of rentable square feet of the Premises which is unfit for occupancy for the purposes permitted under this Lease bears to the total rentable square feet of the Premises. In the event that
      Landlord shall not deliver the Landlord Repair Notice, Tenant's right to rent abatement pursuant to the preceding sentence shall terminate as of the date which is reasonably determined by Landlord to be the date Tenant should have completed repairs
      to the Premises assuming Tenant used reasonable due diligence in connection therewith. Notwithstanding any contrary provision of this Article 11, the parties hereby agree as follows: (i) the closure of the Project, the Building, the Common
      Areas, or any part thereof to protect public health shall not constitute a Casualty for purposes of this Lease, (ii) Casualty covered by this Article 11 shall require that the physical or structural integrity of the Premises, the Project, the
      Building, or the Common Areas is degraded as a direct result of such occurrence, and (iii) a Casualty under this Article 11 shall not be deemed to occur merely because Tenant is unable to productively use the Premises in the event that the
      physical and structural integrity of the Premises is undamaged.

     

    

    
      
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    11.2      Landlord's Option to Repair. Upon the occurrence of any damage to the Premises, Landlord may, at Landlord's option, deliver a notice (the "Landlord Repair Notice") to Tenant, and upon receipt of a Landlord Repair Notice 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 injury or damage to the Tenant Improvements and the Original Improvements installed in the Premises and shall return such Tenant Improvements and Original
      Improvements to their original condition; provided that if the cost of such repair by Landlord exceeds the amount of insurance proceeds received by Landlord from Tenant's insurance carrier (including by taking into account any deductible or
      self-insured retention), as assigned by Tenant, the cost of such repairs shall be paid by Tenant to Landlord prior to Landlord's commencement of repair of the damage. Notwithstanding the terms of Section 11.1 of this Lease, Landlord may elect
      not to rebuild and/or restore the Premises, Building and/or Project, and instead terminate this Lease, by notifying Tenant in writing of such termination within sixty (60) days after the date of discovery of the damage, such notice to include a
      termination date giving Tenant sixty (60) days to vacate the Premises, but Landlord may so elect only if the Building or Project shall be damaged by Casualty or cause, whether or not the Premises are affected, and one or more of the following
      conditions is present: (i) in Landlord's reasonable judgment, repairs cannot reasonably be completed within one hundred fifty (150) days after the date of discovery of the damage (when such repairs are made without the payment of overtime or other
      premiums); (ii) the holder of any mortgage on the Building or Project or ground lessor with respect to the Building or Project shall require that the insurance proceeds or any portion thereof be used to retire the mortgage debt, or shall terminate
      the ground lease, as the case may be; (iii) the damage is not fully covered by Landlord's insurance policies; (iv) Landlord decides to rebuild the Building or Common Areas so that they will be substantially different structurally or architecturally;
      (v) the damage occurs during the last twelve (12) months of the Lease Term; or (vi) any owner of any other portion of the Project, other than Landlord, does not intend to repair the damage to such portion of the Project; provided, however, that if
      Landlord does not elect to terminate this Lease pursuant to Landlord's termination right as provided above, and the repairs cannot, in the reasonable opinion of Landlord, be completed within one (1) year after being commenced, Tenant may elect, no
      earlier than sixty (60) days after the date of the damage and not later than ninety (90) days after the date of such damage, to terminate this Lease by written notice to Landlord effective as of the date specified in the notice, which date shall not
      be less than thirty (30) days nor more than sixty (60) days after the date such notice is given by Tenant. Notwithstanding the provisions of this Section 11.2, Tenant shall have the right to terminate this Lease under this Section 11.2 only if each
      of the following conditions is satisfied: (a) the damage to the Project by Casualty was not caused by the gross negligence or intentional act of Tenant or its partners or subpartners and their respective officers, agents, servants, employees, and
      independent contractors; (b) Tenant is not then in default under this Lease; (c) as a result of the damage, Tenant cannot reasonably conduct business from the Premises; and, (d) as a result of the damage to the Project, Tenant does not occupy or use
      the Premises at all.

     

    

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

     

    12.         NONWAIVER No provision of this Lease shall be deemed waived by either party hereto unless expressly waived in a writing
      signed thereby. The waiver by either party hereto of any breach of any term, covenant or condition herein contained shall not be deemed to be a waiver of any subsequent breach of same or any other term, covenant or condition herein contained. The
      subsequent acceptance of Rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay the particular Rent so accepted,
      regardless of Landlord's knowledge of such preceding breach at the time of acceptance of such Rent. No acceptance of a lesser amount than the Rent herein stipulated shall be deemed a waiver of Landlord's right to receive the full amount due, nor
      shall any endorsement or statement on any check or payment or any letter accompanying such check or payment be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord's right to recover the full
      amount due. No receipt of monies by Landlord from Tenant after the termination of this Lease shall in any way alter the length of the Lease Term or of Tenant's right of possession hereunder, or after the giving of any notice shall reinstate, continue
      or extend the Lease Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that after the service of notice or the commencement of a suit, or after final judgment for possession of the Premises, Landlord may
      receive and collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or judgment.

     

    13.         CONDEMNATION  If the whole or  any part of the Premises, Building or Project shall be taken by  power of eminent domain or
      condemned by any competent authority for any public or quasi-public use or purpose, or if any adjacent property or street shall be so taken or condemned, or reconfigured or vacated by such authority in such manner as to require the use,
      reconstruction or remodeling of any part of the Premises, Building or Project, or if Landlord shall grant a deed or other instrument in lieu of such taking by eminent domain or condemnation, Landlord shall have the option to terminate this Lease
      effective as of the date possession is required to be surrendered to the authority. Tenant shall not because of such taking assert any claim against Landlord or the authority for any compensation because of such taking and Landlord shall be entitled
      to the entire award or payment in connection therewith, except that Tenant shall have the right to file any separate claim available to Tenant for any taking of Tenant's personal property and fixtures belonging to Tenant and removable by Tenant upon
      expiration of the Lease Term pursuant to the terms of this Lease, and for moving expenses, so long as such claims do not diminish the award available to Landlord, its ground lessor with respect to the Building or Project or its mortgagee, and such
      claim is payable separately to Tenant. All Rent shall be apportioned as of the date of such termination. If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Rent shall be proportionately abated. Tenant hereby
      waives any and all rights it might otherwise have pursuant to Section 1265.130 of The California Code of Civil Procedure. Notwithstanding anything to the contrary contained in this Article 13, in the event of a temporary taking of all or any portion
      of the Premises for a period of one hundred and fifty (150) days or less, then this Lease shall not terminate but the Base Rent and the Additional Rent shall be abated for the period of such taking in proportion to the ratio that the amount of
      rentable square feet of the Premises taken bears to the total rentable square feet of the Premises. Landlord shall be entitled to receive the entire award made in connection with any such temporary taking. Notwithstanding any contrary provision of
      this Lease, the following governmental actions shall not constitute a taking or condemnation, either permanent or temporary: (i) an action that requires Tenant's business or the Building or Project to close during the Lease Term, and (ii) an action
      taken for the purpose of protecting public safety (e.g., to protect against acts of war, the spread of communicable diseases, or an infestation), and no such governmental actions shall entitle Tenant to any compensation from Landlord or any
      authority, or Rent abatement or any other remedy under this Lease.

     

    

    
      
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    	14.	
            ASSIGNMENT AND SUBLETTING

          

     

    14.1       Transfers. Tenant shall not, without the prior written consent of Landlord, assign, mortgage, pledge, hypothecate, encumber, or permit any
      lien to attach to, or otherwise transfer, this Lease or any interest hereunder, permit any assignment, or other transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any part thereof, or enter into any license
      or concession agreements or otherwise permit the occupancy or use of the Premises or any part thereof by any persons other than Tenant and its employees and contractors (all of the foregoing are hereinafter sometimes referred to collectively as "Transfers" and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a "Transferee"). If Tenant desires Landlord's consent to
      any Transfer, Tenant shall notify Landlord in writing, which notice (the "Transfer Notice") shall include (i) the proposed effective date of the Transfer, which shall not be less than thirty (30) days nor more
      than one hundred eighty (180) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Premises to be transferred (the "Subject Space"), (iii) all of the terms of the
      proposed Transfer and the consideration therefor, including calculation of the "Transfer Premium", as that term is defined in Section 14.3 below, in connection with such Transfer, the name and address
      of the proposed Transferee, and a copy of all existing executed and/or proposed documentation pertaining to the proposed Transfer, and (iv) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof,
      business credit and personal references and history of the proposed Transferee and any other information reasonably required by Landlord which will enable Landlord to determine the financial responsibility, character, and reputation of the proposed
      Transferee, nature of such Transferee's business and proposed use of the Subject Space. 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 an Event of Default by Tenant under this Lease. Whether or not Landlord consents to any proposed Transfer, Tenant shall pay Landlord's reasonable review and processing fees, as well as any reasonable professional fees (including, without
      limitation, attorneys', accountants', architects', engineers' and consultants' fees) incurred by Landlord in an amount not to exceed $3,000.00 for a Transfer in the ordinary course of business, within thirty (30) days after written request by
      Landlord.

     

    14.2       Landlord's Consent. Landlord shall not unreasonably withhold, condition or delay its consent to any proposed Transfer of the Subject Space
      to the Transferee on the terms specified in the Transfer Notice. Without limitation as to other reasonable grounds for withholding consent, the parties hereby agree that it shall be reasonable under this Lease and under any Applicable Law for
      Landlord to withhold consent to any proposed Transfer where one or more of the following apply:

     

    14.2.1     The Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of the Building or the Project;

     

    
      14.2.2     The Transferee intends to use the Subject Space for purposes which are not permitted under this Lease;

    

     

    
      14.2.3     The Transferee is either a governmental agency or instrumentality thereof;

    

     

    14.2.4    The Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities to be undertaken in connection with the Transfer on the date consent
      is requested; or

     

    14.2.5    The proposed Transfer would cause a violation of another lease for space in the Project, or would give an occupant of the Project a right to cancel its lease;

     

    14.2.6    Either the proposed Transferee, or any person or entity which directly or indirectly, controls, is controlled by, or is under common control with, the proposed Transferee, (i) occupies
      space in the Project at the time of the request for consent, or (ii) is negotiating with Landlord or has negotiated with Landlord during the six (6) month period immediately preceding the date Landlord receives the Transfer Notice, to lease space in
      the Project.

     

    If Landlord consents to any Transfer pursuant to the terms of this Section 14.2 (and does not exercise any recapture rights Landlord may have under Section 14.4 of this Lease), Tenant
      may within six (6) months after Landlord's consent, but not later than the expiration of said six-month period, enter into such Transfer of the Premises or portion thereof, upon substantially the same terms and conditions as are set forth in the
      Transfer Notice furnished by Tenant to Landlord pursuant to Section 14.1 of this Lease, provided that if there are any changes in the terms and conditions from those specified in the Transfer Notice such that Landlord would initially have
      been entitled to refuse its consent to such Transfer under this Section 14.2, Tenant shall again submit the Transfer to Landlord for its approval and other action under this Article 14 (including Landlord's right of recapture, if any,
      under Section 14.4 of this Lease). Notwithstanding anything to the contrary in this Lease, if Tenant or any proposed Transferee claims that Landlord has unreasonably withheld or delayed its consent under Section 14.2 or otherwise has
      breached or acted unreasonably under this Article 14, their sole remedies shall be a suit for contract damages (other than damages for injury to, or interference with, Tenant's business including, without limitation, loss of profits, however
      occurring) or declaratory judgment and an injunction for the relief sought, and Tenant hereby waives all other remedies, including, without limitation, any right at law or equity to terminate this Lease, on its own behalf and, to the extent permitted
      under all Applicable Laws, on behalf of the proposed Transferee.

     

    

    
      
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    14.3       Transfer Premium. If Landlord consents to a Transfer, as a condition thereto which the parties hereby agree is reasonable, Tenant shall pay
      to Landlord fifty percent (50%) of any "Transfer Premium," as that term is defined in this Section 14.3, received by Tenant from such Transferee. "Transfer Premium"
      shall mean all rent, additional rent or other consideration payable by such Transferee in connection with the Transfer in excess of the Rent and Additional Rent payable by Tenant under this Lease during the term of the Transfer on a per rentable
      square foot basis if less than all of the Premises is transferred, and after deduction of (i) any costs of improvements made to the Subject Space in connection with such Transfer, (ii) brokerage commissions paid in connection with such Transfer, and
      (iii) reasonable legal fees incurred in connection with such Transfer. "Transfer Premium" shall also include, but not be limited to, key money, bonus money or other cash consideration paid by Transferee to
      Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee in connection with
      such Transfer. The determination of the amount of Landlord's applicable share of the Transfer Premium shall be made on a monthly basis as rent or other consideration is received by Tenant under the Transfer.

     

    14.4       Landlord's Option as to Subject Space. Notwithstanding anything to the contrary contained in this Article 14, in the event Tenant
      contemplates a Transfer which, together with all prior Transfers then remaining in effect, would cause fifty percent (50%) or more of the Premises to be Transferred for more than fifty percent (50%) of the then remaining Lease Term (taking into
      account any extension of the Lease Term which has irrevocably exercised by Tenant), Tenant shall give Landlord notice (the "Intention to Transfer Notice") of such contemplated Transfer (whether or not the
      contemplated Transferee or the terms of such contemplated Transfer have been determined). The Intention to Transfer Notice shall specify the portion of and amount of rentable square feet of the Premises which Tenant intends to Transfer (the "Contemplated Transfer Space"), the contemplated date of commencement of the Contemplated Transfer (the "Contemplated Effective Date"), and the contemplated length of the term
      of such contemplated Transfer, and shall specify that such Intention to Transfer Notice is delivered to Landlord pursuant to this Section 14.4 in order to allow Landlord to elect to recapture the Contemplated Transfer Space. Thereafter,
      Landlord shall have the option, by giving written notice to Tenant within thirty (30) days after receipt of any Intention to Transfer Notice, to recapture the Contemplated Transfer Space. Such recapture shall cancel and terminate this Lease with
      respect to such Contemplated Transfer Space as of the Contemplated Effective Date. In the event of a recapture by Landlord, if this Lease shall be canceled with respect to less than the entire Premises, the Rent reserved herein shall be prorated on
      the basis of the number of rentable square feet retained by Tenant in proportion to the number of rentable square feet contained in the Premises, 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 such Contemplated Transfer Space under this Section 14.4, then, subject to the other terms of
      this Article 14, for a period of nine (9) months (the "Nine Month Period") commencing on the last day of such thirty (30) day period, Landlord shall not have any right to recapture the Contemplated
      Transfer Space with respect to any Transfer made during the Nine Month Period, provided that any such Transfer is substantially on the terms set forth in the Intention to Transfer Notice, and provided further that any such Transfer shall be subject
      to the remaining terms of this Article 14. If such a Transfer is not so consummated within the Nine Month Period (or if a Transfer is so consummated, then upon the expiration of the term of any Transfer of such Contemplated Transfer Space
      consummated within such Nine Month Period), Tenant shall again be required to submit a new Intention to Transfer Notice to Landlord with respect any contemplated Transfer, as provided above in this Section 14.4.

     

    

    
      
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    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, (iv) Tenant shall furnish upon Landlord's request a complete statement, certified by an independent certified public accountant, or Tenant's chief financial officer, setting forth in detail the
      computation of any Transfer Premium Tenant has derived and shall derive from such Transfer, and (v) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord's consent, shall relieve Tenant or
      any guarantor of the Lease from any liability under this Lease, including, without limitation, in connection with the Subject Space. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records
      and papers of Tenant relating to any Transfer, and shall have the right to make copies thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency, and if
      understated by more than two percent (2%), Tenant shall pay Landlord's costs of such audit.

     

    14.6       Additional Transfers. For purposes of this Lease, the term "Transfer" shall also include (i) if
      Tenant is a partnership, the withdrawal or change, voluntary, involuntary or by operation of law, of fifty percent (50%) or more of the partners, or transfer of fifty percent (50%) or more of partnership 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 or (B) the sale or other transfer of an aggregate of fifty percent (50%) or more of the voting shares of Tenant (other than to immediate family members by
      reason of gift or death), within a twelve (12)-month period, or (C) the sale, mortgage, hypothecation or pledge of an aggregate of fifty percent (50%) or more of the value of the unencumbered assets of Tenant within a twelve (12)-month period.
      Notwithstanding the foregoing, under no circumstances shall the raising of additional capital, or an initial public offering of Tenant's stock on a nationally-recognized stock exchange, be considered a “Transfer” under this Lease, so long as Tenant
      is substantially the same legal entity.

     

    14.7      Occurrence of Default. Any Transfer hereunder shall be subordinate and subject to the provisions of this Lease, and if this Lease shall be
      terminated during the term of any Transfer, Landlord shall have the right to: (i) treat such Transfer as cancelled and repossess the Subject Space by any lawful means, or (ii) require that such Transferee attorn to and recognize Landlord as its
      landlord under any such Transfer. If Tenant shall be in default under this Lease, Landlord is hereby irrevocably authorized, as Tenant's agent and attorney-in-fact, to direct any Transferee to make all payments under or in connection with the
      Transfer directly to Landlord (which Landlord shall apply towards Tenant's obligations under this Lease) until such default is cured. Such Transferee shall rely on any representation by Landlord that Tenant is in default hereunder, without any need
      for confirmation thereof by Tenant. Upon any assignment, the assignee shall assume in writing all obligations and covenants of Tenant thereafter to be performed or observed under this Lease. No collection or acceptance of rent by Landlord from any
      Transferee shall be deemed a waiver of any provision of this Article 14 or the approval of any Transferee or a release of Tenant from any obligation under this Lease, whether theretofore or thereafter accruing. In no event shall Landlord's
      enforcement of any provision of this Lease against any Transferee be deemed a waiver of Landlord's right to enforce any term of this Lease against Tenant or any other person. If Tenant's obligations hereunder have been guaranteed, Landlord's consent
      to any Transfer shall not be effective unless the guarantor also consents to such Transfer.

     

    14.8      Non-Transfers. Notwithstanding anything to the contrary contained in this Article 14, an assignment or subletting of all or a portion
      of the Premises to an affiliate of Tenant (an entity which is controlled by, controls, or is under common control with, Tenant), shall not be deemed a Transfer under this Article 14, provided that Tenant notifies Landlord of any such
      assignment or sublease and promptly supplies Landlord with any documents or information requested by Landlord regarding such assignment or sublease or such affiliate, and further provided that such assignment or sublease is not a subterfuge by Tenant
      to avoid its obligations under this Lease. "Control," as used in this Section 14.8, shall mean the ownership, directly or indirectly, of at least fifty-one percent (51%) of the voting securities of, or
      possession of the right to vote, in the ordinary direction of its affairs, of at least fifty-one percent (51%) of the voting interest in, any person or entity. No such permitted assignment or subletting shall serve to release Tenant from any of its
      obligations under this Lease. Tenant shall not be required to pay any review fee to Landlord for Non-Transfers pursuant to this Section 14.8.

     

    

    
      
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    	15.	
            SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES

          

     

    15.1      Surrender of Premises. No act or thing done by Landlord or any agent or employee of Landlord during the Lease Term shall be deemed to
      constitute an acceptance by Landlord of a surrender of the Premises unless such intent is specifically acknowledged in writing by Landlord. The delivery of keys to the Premises to Landlord or any agent or employee of Landlord shall not constitute a
      surrender of the Premises or effect a termination of this Lease, whether or not the keys are thereafter retained by Landlord, and notwithstanding such delivery Tenant shall be entitled to the return of such keys at any reasonable time upon request
      until this Lease shall have been properly terminated. The voluntary or other surrender of this Lease by Tenant, whether accepted by Landlord or not, or a mutual termination hereof, shall not work a merger, and at the option of Landlord shall operate
      as an assignment to Landlord of all subleases or subtenancies affecting the Premises or terminate any or all such sublessees or subtenancies.

     

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

     

    15.3       Environmental Assessment. In connection with its surrender of the Premises, Tenant shall submit to Landlord, at least thirty (30) days prior
      to the expiration date of this Lease (or in the event of an earlier termination of this Lease, as soon as reasonably possible following such termination), an environmental Assessment of the Premises by a competent and experienced environmental
      engineer or engineering firm reasonably satisfactory to Landlord (pursuant to a contract approved by Landlord and providing that Landlord can rely on the Environmental Assessment), which (i) evidences that the Premises are in a clean and safe
      condition and free and clear of any Hazardous Materials (except those necessary for Tenant’s business operations and previously disclosed to Landlord); and (ii) includes a review of the Premises by an environmental consultant for mold, fungus,
      spores, and other moisture conditions, and on-site chemical use. If such Environmental Assessment reveals that remediation or Clean-up is required under any Environmental Laws, Tenant shall submit a remediation plan prepared by a recognized
      environmental consultant and shall be responsible for all costs of remediation and Clean-up, as more particularly provided in Section 5.3, above.

     

    15.4       Condition of the Building and Premises Upon Surrender. In addition to the above requirements of this Article 15, upon the expiration
      of the Lease Term, or upon any earlier termination of this Lease, Tenant shall, surrender the Premises and Building such that the same are in compliance with all Applicable Laws and with Tenant having complied with all of Tenant’s obligations under
      this Lease, including those relating to improvement, repair, maintenance, compliance with law, testing and other related obligations of Tenant set forth in Article 7 of this Lease. In the event that the Building and Premises shall be
      surrendered in a condition which does not comply with the terms of this Section 15.4, because Tenant failed to comply with its obligations set forth in Lease, then following thirty (30) days’ notice to Tenant, during which thirty (30) day
      period Tenant shall have the right to cure such noncompliance, Landlord shall be entitled to expend all reasonable costs in order to cause the same to comply with the required condition upon surrender and Tenant shall immediately reimburse Landlord
      for all such costs upon notice and Tenant shall be deemed during the period that Tenant or Landlord, as the case may be, perform obligations relating to the Surrender Improvements to be in holdover under Article 16 of this Lease.

     

    16.          HOLDING OVER           If Tenant holds over after the expiration of the Lease Term or earlier termination thereof, with the express or implied consent of Landlord, such tenancy shall be from
      month-to-month only, and shall not constitute a renewal hereof or an extension for any further term. If Tenant holds over after the expiration of the Lease Term of earlier termination thereof, without the express or implied consent of Landlord, such
      tenancy shall be deemed to be a tenancy by sufferance only, and shall not constitute a renewal hereof or an extension for any further term. In either case, Rent shall be payable at a monthly rate equal to the product of (i) the monthly Rent
      applicable during the last rental period of the Lease Term under this Lease, and (ii) a percentage equal to 150% during the first month immediately following the expiration or earlier termination of the Lease Term, and 200% thereafter. Such
      month-to-month tenancy or tenancy by sufferance, as the case may be, shall be subject to every other applicable term, covenant and agreement contained herein. Nothing contained in this Article 16 shall be construed as consent by Landlord to any
      holding over by Tenant, and Landlord expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or other termination of this Lease. The provisions of this Article
      16 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant fails to surrender the Premises upon the termination or expiration of this Lease, in addition to any other
      liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys' fees) and liability resulting from such failure, including, without limiting the
      generality of the foregoing, any claims made by any succeeding tenant founded upon such failure to surrender and any lost profits to Landlord resulting therefrom.

    
      
         

        

      

    

    
      
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    17.          ESTOPPEL CERTIFICATES      Within ten (10) business days following a request in writing by Landlord, Tenant shall execute,
      acknowledge and deliver to Landlord an estoppel certificate, which, as submitted by Landlord, shall be substantially in the form of Exhibit D, attached hereto (or such other form as may be required by
      any prospective mortgagee or purchaser of the Project, or any portion thereof), indicating therein any exceptions thereto that may exist at that time, and shall also contain any other information reasonably requested by Landlord or Landlord's
      mortgagee or prospective mortgagee. Any such certificate may be relied upon by any prospective mortgagee or purchaser of all or any portion of the Project. Tenant shall execute and deliver whatever other instruments may be reasonably required for
      such purposes. At any time during the Lease Term but not more than once per calendar year (except in connection with a financing, refinancing or sale of the Building or in connection with Tenant’s request for Landlord’s consent to an Alteration or
      Transfer), Landlord may require Tenant to provide Landlord with a current financial statement and financial statements of the two (2) years prior to the current financial statement year. Such statements shall be prepared in accordance with generally
      accepted accounting principles and, if such is the normal practice of Tenant, shall be audited by an independent certified public accountant. Failure of Tenant to timely execute, acknowledge and deliver such estoppel certificate or other instruments
      shall constitute an acceptance of the Premises and an acknowledgment by Tenant that statements included in the estoppel certificate are true and correct, without exception.

     

    18.          SUBORDINATION       This Lease shall be subject and subordinate to all present and future ground or underlying leases of the
      Building or Project and to the lien of any mortgage, trust deed or other encumbrances now or hereafter in force against the Building or Project or any part thereof, if any, and to all renewals, extensions, modifications, consolidations and
      replacements thereof, and to all advances made or hereafter to be made upon the security of such mortgages or trust deeds, unless the holders of such mortgages, trust deeds or other encumbrances, or the lessors under such ground lease or underlying
      leases, require in writing that this Lease be superior thereto. Tenant covenants and agrees in the event any proceedings are brought for the foreclosure of any such mortgage or deed in lieu thereof (or if any ground lease is terminated), to attorn,
      without any deductions or set-offs whatsoever, to the lienholder or purchaser or any successors thereto upon any such foreclosure sale or deed in lieu thereof (or to the ground lessor), if so requested to do so by such purchaser or lienholder or
      ground lessor, and to recognize such purchaser or lienholder or ground lessor as the lessor under this Lease, provided such lienholder or purchaser or ground lessor shall agree to accept this Lease and not disturb Tenant's occupancy, so long as
      Tenant timely pays the rent and observes and performs the terms, covenants and conditions of this Lease to be observed and performed by Tenant. Landlord's interest herein may be assigned as security at any time to any lienholder. Tenant shall, within
      ten (10) days of request by Landlord, execute such further instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm the subordination or superiority of this Lease to any such mortgages, trust deeds, ground leases or
      underlying leases. Tenant waives the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease and the obligations of the Tenant
      hereunder in the event of any foreclosure proceeding or sale.

     

    	19.	
            DEFAULTS; REMEDIES

          

     

    19.1       Events of Default. In addition to any other Events of Default specified in this Lease, the occurrence of any of the following shall constitute a default of this
      Lease by Tenant (each, an “Event of Default”):

     

    

    
      
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    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, which failure is not cured within five (5) business days after written
      notice from Landlord that said amount was not paid when due, provided that if Tenant has previously received one (1) or more notices from Landlord during the immediately preceding twelve (12) month period stating that Tenant failed to pay any amount
      required to be paid by Tenant under this Lease when due, then Landlord shall not be required to deliver any notice to Tenant and a Event of Default shall immediately occur upon any failure by Tenant to pay any rent or any other charge required to be
      paid under this Lease when due; or

     

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

     

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

    

     

    19.1.4    The failure by Tenant to observe or perform according to the provisions of Articles 5, 14, 17 or 18 of this Lease or any provision of the Tenant Work Letter,
      where, in each instance, such failure continues for more than three (3) days after notice from Landlord; or

     

    19.1.5     Tenant's failure to occupy the Premises within ten (10) business days after the Lease Commencement Date.

     

    Any notices to be provided by Landlord under this Section 19.1 shall be in lieu of, and not in addition to, any notice required under Section 1161 et seq. of the Code of Civil Procedure, and
      may be served on Tenant in the manner allowed for service of notices under this Lease.

     

    19.2      Remedies Upon Event of Default. Upon the occurrence of any event of default by Tenant, Landlord shall have, in addition to any other remedies
      available to Landlord at law or in equity (all of which remedies shall be distinct, separate and cumulative), the option to pursue any one or more of the following remedies (including, without limitation, during any eviction moratorium, to the extent
      allowed by Applicable Law), 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 the unpaid rent which has been earned at the time of such termination; plus

     

    (ii)         The worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such
      rental loss that Tenant proves could have been reasonably avoided; plus

     

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

     

    (iv)        Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant's failure to perform its obligations under this Lease or which in
      the ordinary course of things would be likely to result therefrom, specifically including but not limited to, brokerage commissions and advertising expenses incurred, expenses of remodeling the Premises or any portion thereof for a new tenant,
      whether for the same or a different use, and any special concessions made to obtain a new tenant; and

     

    

    
      
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    (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 rate set forth in Article 25 of this
      Lease, but in no case greater than the maximum amount of such interest permitted by law. As used in Section 19.2.1(iii) above, the "worth at the time of award" shall be computed by discounting such
      amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%).

     

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

     

    19.2.3    Landlord shall at all times have the rights and remedies (which shall be cumulative with each other and cumulative and in addition to those rights and remedies available under Sections
        19.2.1 and 19.2.2, above, or any law or other provision of this Lease), without prior demand or notice except as required by applicable law, to seek any declaratory, injunctive or other equitable relief, and specifically enforce this
      Lease, or restrain or enjoin a violation or breach of any provision hereof.

     

    19.3       Subleases of Tenant. Whether or not Landlord elects to terminate this Lease on account of any Event of Default by Tenant, as set forth in
      this Article 19, Landlord shall have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in Landlord's sole discretion,
      succeed to Tenant's interest in such subleases, licenses, concessions or arrangements. In the event of Landlord's election to succeed to Tenant's interest in any such subleases, licenses, concessions or arrangements, Tenant shall, as of the date of
      notice by Landlord of such election, have no further right to or interest in the rent or other consideration receivable thereunder.

     

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

     

    
      19.5       Landlord Default

    

     

    19.5.1    General. Landlord shall be in default under this Lease if Landlord fails to perform any of its obligations hereunder following the Lease
      Commencement Date and such failure continues for thirty (30) days after Tenant delivers to Landlord written notice specifying such failure; however, if such failure cannot reasonably be cured within such 30-day period, but Landlord commences to cure
      such failure within such 30-day period and thereafter diligently pursues the curing thereof to completion, then Landlord shall not be in default hereunder or liable for damages therefor. Except where the provisions of this Lease grant Tenant an
      express, exclusive remedy, or expressly deny Tenant a remedy, Tenant's exclusive remedy for Landlord's failure to perform its obligations under this Lease shall be limited to damages, injunctive relief, or specific performance; in each case,
      Landlord's liability or obligations with respect to any such remedy shall be limited as provided in Section 29.13.

     

    

    
      
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    19.5.2    Abatement of Rent. In the event that Tenant is prevented from using, and does not use, the Premises or any portion thereof as a result of (i)
      any repair, maintenance or alteration performed by Landlord, or which Landlord failed to perform, after the Lease Commencement Date and required by this Lease, which substantially interferes with Tenant's use of the Premises, or (ii) any failure to
      provide services, utilities or access to the Premises as required by this Lease (either such set of circumstances as set forth in items (i) or (ii), above, to be known as an "Abatement Event"), then Tenant
      shall give Landlord notice of such Abatement Event, and if such Abatement Event continues for five (5) consecutive business days after Landlord's receipt of any such notice (the "Eligibility Period"), then the
      Base Rent, Tenant's Share of Direct Expenses, and Tenant's obligation to pay for parking (to the extent not utilized by Tenant) shall be abated or reduced, as the case may be, after expiration of the Eligibility Period for such time that Tenant
      continues to be so prevented from using, and does not use for the normal conduct of Tenant's business, the Premises or a portion thereof, in the proportion that the rentable area of the portion of the Premises that Tenant is prevented from using, and
      does not use, bears to the total rentable area of the Premises; provided, however, in the event that Tenant is prevented from using, and does not use, a portion of the Premises for a period of time in excess of the Eligibility Period and the
      remaining portion of the Premises is not sufficient to allow Tenant to effectively conduct its business therein, and if Tenant does not conduct its business from such remaining portion, then for such time after expiration of the Eligibility Period
      during which Tenant is so prevented from effectively conducting its business therein, the Base Rent and Tenant's Share of Direct Expenses for the entire Premises and Tenant's obligation to pay for parking shall be abated for such time as Tenant
      continues to be so prevented from using, and does not use, the Premises. If, however, Tenant reoccupies any portion of the Premises during such period, the Rent allocable to such reoccupied portion, based on the proportion that the rentable area of
      such reoccupied portion of the Premises bears to the total rentable area of the Premises, shall be payable by Tenant from the date Tenant reoccupies such portion of the Premises. To the extent an Abatement Event is caused by an event covered by Articles

        11 or 13 of this Lease, then Tenant's right to abate rent shall be governed by the terms of such Article 11 or 13, as applicable, and the Eligibility Period shall not be applicable thereto. Such right to abate Base Rent
      and Tenant's Share of Direct Expenses shall be Tenant's sole and exclusive remedy for rent abatement at law or in equity for an Abatement Event. Except as provided in this Section 19.5, nothing contained herein shall be interpreted to mean
      that Tenant is excused from paying Rent due hereunder.

     

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

     

    21.        SECURITY DEPOSIT Concurrently 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 8 of the Summary, as security for the faithful performance by Tenant of all of its obligations under this Lease. If Tenant defaults with respect to
      any provisions of this Lease, including, but not limited to, the provisions relating to the payment of Rent, the removal of property and the repair of resultant damage, Landlord may, without notice to Tenant, but shall not be required to apply all or
      any part of the Security Deposit for the payment of any Rent or any other sum in default and Tenant shall, within ten (10) business days after written demand therefor, restore the Security Deposit to its original amount (including, without
      limitation, during any eviction moratorium, to the extent allowed by Applicable Law). Any unapplied portion of the Security Deposit shall be returned to Tenant, or, at Landlord's option, to the last assignee of Tenant's interest hereunder, within
      sixty (60) days following the later to occur of (i) the expiration or earlier termination of the Lease Term, or (ii) the date on which Tenant vacates and surrenders the Premises to Landlord. Tenant shall not be entitled to any interest on the
      Security Deposit. Tenant hereby irrevocably waives and relinquishes any and all rights, benefits, or protections, if any, Tenant now has, or in the future may have, under Section 1950.7 of the California Civil Code, any successor statute, and all
      other provisions of law, now or hereafter in effect, including, but not limited to, any provision of law which (i) establishes the time frame by which a landlord must refund a security deposit under a lease, and/or (ii) provides that a 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 a tenant or to clean the subject premises. Tenant acknowledges and agrees that (a) any statutory time frames for
      the return of a security deposit are superseded by the express period identified in this Article 21, above, and (b) rather than be so limited, Landlord may claim from the Security Deposit (1) any and all sums expressly identified in this Article 21,
      above, and (2) any additional sums reasonably necessary to compensate Landlord for any and all losses or damages caused by Tenant's default of this Lease, including, but not limited to, all damages or rent due upon termination of Lease pursuant to
      Section 1951.2 of the California Civil Code.

     

    

    
      
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    22.        COMMUNICATIONS AND COMPUTER LINE Tenant may install, maintain, replace, remove or use any communications or computer wires
      and cables serving the Premises (collectively, the "Lines"), provided that Tenant shall obtain Landlord's prior written consent, use an experienced and qualified contractor approved in writing by Landlord, and
      comply with all of the other provisions of Articles 7 and 8 of this Lease. Tenant shall pay all costs in connection therewith. Landlord reserves the right, upon notice to Tenant prior to the expiration or earlier termination of this Lease, to require
      that Tenant, at Tenant's sole cost and expense, remove any Lines located in or serving the Premises prior to the expiration or earlier termination of this Lease.

     

    	23.	
            SIGNS

          

     

    23.1      Full Floors. Subject to Landlord's prior written approval, in its reasonable discretion, and provided all signs are in keeping with the
      quality, design and style of the Building and Project, Tenant, if the Premises comprise an entire floor of the Building, at its sole cost and expense, may install identification signage anywhere in the Premises including in the elevator lobby of the
      Premises, provided that such signs must not be visible from the exterior of the Building.

     

    23.2      Multi-Tenant Floors. If other tenants occupy space on the floor on which the Premises is located, Tenant's identifying suite entrance signage
      shall be provided by Landlord, at Landlord’s initial cost (any changes to Tenant's suite entrance signage shall be subject to Landlord's prior written approval and shall be performed at Tenant's sole cost and expense), and such signage shall be
      comparable to that used by Landlord for other similar floors in the Building and shall comply with Landlord's then-current Building standard signage program.

     

    23.3     Prohibited Signage and Other Items. Except as otherwise set forth in this Section 23.3, any signs, notices, logos, pictures, names or
      advertisements which are installed and that have not been separately approved by Landlord may be removed without notice by Landlord at the sole expense of Tenant. Tenant may not install any signs on the exterior or roof of the Project or the Common
      Areas. Any signs, window coverings, or blinds (even if the same are located behind the Landlord-approved window coverings for the Building), or other items visible from the exterior of the Premises or Building, shall be subject to the prior approval
      of Landlord, in its sole discretion.

     

    23.4       Lobby Directory. Landlord, at its sole cost and expense, shall install Tenant's name in the Building directory located in the lobby. Any
      changes to Tenant's lobby directory signage shall be subject to Landlord's prior written approval and shall be performed at Tenant's sole cost and expense. Notwithstanding anything to the contrary contained in this Lease, upon the expiration of the
      Lease Term, or upon any earlier termination of this Lease, the removal of Tenant's name initially provided for in the Building directory, shall be at Landlord's sole cost and expense.

     

    24.         COMPLIANCE WITH LAW   Tenant shall not do anything or suffer anything to be done in or about   the Premises or the Project
      which will in any way conflict with any law, statute, ordinance or other rule, directive, order, regulation, guideline or requirement of any governmental entity or governmental agency (the “Applicable Laws”)
      now in force or which may hereafter be enacted or promulgated. At its sole cost and expense, Tenant shall promptly comply with all such governmental measures. Should any standard or regulation now or hereafter be imposed on Landlord or Tenant by a
      state, federal or local governmental body charged with the establishment, regulation and enforcement of occupational, health or safety standards for employers, employees, landlords or tenants, then Tenant agrees, at its sole cost and expense, to
      comply promptly with such standards or regulations. Tenant shall be responsible, at its sole cost and expense, to make all alterations to the Building and Premises as are required to comply with the governmental rules, regulations, requirements or
      standards described in this Article 24. The judgment of any court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any of said governmental
      measures, shall be conclusive of that fact as between Landlord and Tenant. For purposes of Section 1938 of the California Civil Code, Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, that the Project, Building and Premises have
      not undergone inspection by a Certified Access Specialist (CASp). As required by Section 1938(e) of the California Civil Code, Landlord hereby states as follows: "A Certified Access Specialist (CASp) can inspect the subject premises and determine
      whether the subject premises comply with all of the applicable construction-related accessibility standards under state law. Although state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may
      not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements
      for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the premises." In furtherance of
      the foregoing, Landlord and Tenant hereby agree as follows: (a) any CASp inspection requested by Tenant shall be conducted, at Tenant's sole cost and expense, by a CASp approved in advance by Landlord; and (b) pursuant to Article 24 below, Tenant, at
      its cost, is responsible for making any repairs within the Premises to correct violations of construction-related accessibility standards; and, if anything done by or for Tenant in its use or occupancy of the Premises shall require repairs to the
      Building (outside the Premises) to correct violations of construction-related accessibility standards, then Tenant shall, at Landlord's option, either perform such repairs at Tenant's sole cost and expense or reimburse Landlord upon demand, as
      Additional Rent, for the cost to Landlord of performing such repairs.

     

    

    
      
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                10355 SCIENCE CENTER DR 

                BROOKLYN IMMUNOTHERAPEUTICS

              

      

      
        

      

    

    25.          LATE CHARGES          If any installment of Rent or any other sum due from Tenant shall not be received by Landlord or
      Landlord's designee within five (5) business days after Tenant's receipt of written notice from Landlord that said amount is due, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of the overdue amount plus any reasonable
      attorneys' fees incurred by Landlord by reason of Tenant's failure to pay Rent and/or other charges when due hereunder. The late charge shall be deemed Additional Rent and the right to require it shall be in addition to all of Landlord's other rights
      and remedies hereunder or at law and shall not be construed as liquidated damages or as limiting Landlord's remedies in any manner. In addition to the late charge described above, any Rent or other amounts owing hereunder which are not paid within
      ten (10) days after the date they are due shall bear interest from the date when due until paid at a rate per annum equal to the lesser of (i) the annual "Bank Prime Loan" rate cited in the Federal Reserve Statistical Release Publication G.13(415),
      published on the first Tuesday of each calendar month (or such other comparable index as Landlord and Tenant shall reasonably agree upon if such rate ceases to be published) plus four (4) percentage points, and (ii) the highest rate permitted by
      Applicable Law.

     

    	26.	
            LANDLORD'S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT

          

     

    26.1      Landlord's Cure. All covenants and agreements to be kept or performed by Tenant under this Lease shall be performed by Tenant at Tenant's
      sole cost and expense and without any reduction of Rent, except to the extent, if any, otherwise expressly provided herein. If Tenant shall fail to perform any obligation under this Lease, and such failure shall continue in excess of the time allowed
      under Section 19.1.2, above, unless a specific time period is otherwise stated in this Lease, Landlord may, but shall not be obligated to, make any such payment or perform any such act on Tenant's part without waiving its rights based upon
      any default of Tenant and without releasing Tenant from any obligations hereunder.

     

    26.2       Tenant's Reimbursement. Except as may be specifically provided to the contrary in this Lease, Tenant shall pay to Landlord, within thirty
      (30) days of delivery by Landlord to Tenant of statements therefor: (i) sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with the remedying by Landlord of Tenant's defaults pursuant to the provisions of Section

        26.1; (ii) sums equal to all losses, costs, liabilities, damages and expenses referred to in Article 10 of this Lease; and (iii) sums equal to all expenditures made and obligations incurred by Landlord in collecting or attempting to
      collect the Rent or in enforcing or attempting to enforce any rights of Landlord under this Lease or pursuant to law, including, without limitation, all reasonable legal fees and other amounts so expended. Tenant's obligations under this Section
        26.2 shall survive the expiration or sooner termination of the Lease Term.

     

    27.        ENTRY BY LANDLORD         Landlord reserves the right at all reasonable times and upon reasonable notice (not less than 48
      hours prior notice for Landlord’s entry into the laboratory areas within the Premises) to Tenant (except in the case of an emergency) to enter the Premises to (i) inspect them; (ii) show the Premises to prospective purchasers, or to current or
      prospective mortgagees, ground or underlying lessors or insurers or, during the last twelve (12) months of the Lease Term, to prospective tenants; (iii) post notices of nonresponsibility (to the extent applicable pursuant to then Applicable Law); or
      (iv) alter, improve or repair the Premises or the Building, or for structural alterations, repairs or improvements to the Building or the Building's systems and equipment. Landlord may make any such entries without the abatement of Rent, except as
      otherwise provided in this Lease, including, without limitation, as expressly set forth in Section 19.5, and may take such reasonable steps as required to accomplish the stated purposes. In an emergency, Landlord shall have the right to use
      any means that Landlord may deem proper to open the doors in and to the Premises. Any entry into the Premises by Landlord in the manner hereinbefore described shall not be deemed to be a forcible or unlawful entry into, or a detainer of, the
      Premises, or an actual or constructive eviction of Tenant from any portion of the Premises.

     

    

    
      
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                HEALTHPEAK INC. 

                10355 SCIENCE CENTER DR 

                BROOKLYN IMMUNOTHERAPEUTICS

              

      

      
        

      

    

    28.         TENANT PARKING   Tenant shall have the right to use the amount of parking set forth in Section 9 of the Summary at no cost
      to Tenant (other than those costs included within Direct Expenses) during the Lease Term and any Option Term, in the on-site and/or off-site, as the case may be, parking facility (or facilities) which serve the Project. Tenant shall abide by all
      reasonable rules and regulations which are prescribed from time to time for the orderly operation and use of the parking facility where the parking passes are located (including any sticker or other identification system established by Landlord and
      the prohibition of vehicle repair and maintenance activities in the parking facilities), and shall cooperate in seeing that Tenant's employees and visitors also comply with such rules and regulations. Tenant's use of the Project parking facility
      shall be at Tenant's sole risk and Tenant acknowledges and agrees that Landlord shall have no liability whatsoever for damage to the vehicles of Tenant, its employees and/or visitors, or for other personal injury or property damage or theft relating
      to or connected with the parking rights granted herein or any of Tenant's, its employees' and/or visitors' use of the parking facilities.

     

    	29.	
            MISCELLANEOUS PROVISIONS

          

     

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

     

    29.2      Binding Effect. Subject to all other provisions of this Lease, each of the covenants, conditions and provisions of this Lease shall extend to
      and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective heirs, personal representatives, successors or assigns, provided this clause shall not permit any assignment by Tenant
      contrary to the provisions of Article 14 of this Lease.

     

    29.3      No Air Rights. No rights to any view or to light or air over any property, whether belonging to Landlord or any other person, are granted to
      Tenant by this Lease. If at any time any windows of the Premises are temporarily darkened or the light or view therefrom is obstructed by reason of any repairs, improvements, maintenance or cleaning in or about the Project, the same shall be without
      liability to Landlord and without any reduction or diminution of Tenant's obligations under this Lease.

     

    29.4       Modification of Lease. Should any current or prospective mortgagee or ground lessor for the Building or Project require a modification of
      this Lease, which modification will not cause an increased cost or expense to Tenant or in any other way materially and adversely change the rights and obligations of Tenant hereunder, then and in such event, Tenant agrees that this Lease may be so
      modified and agrees to execute whatever documents are reasonably required therefor and to deliver the same to Landlord within ten (10) business days following a request therefor. At the request of Landlord or any mortgagee or ground lessor, Tenant
      agrees to execute a short form of Lease and deliver the same to Landlord within ten (10) business days following the request therefor.

     

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

     

    

    
      
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                HEALTHPEAK INC. 

                10355 SCIENCE CENTER DR 

                BROOKLYN IMMUNOTHERAPEUTICS

              

      

      
        

      

    

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

     

    29.7       Landlord's Title. Landlord's title is and always shall be paramount to the title of Tenant. Nothing herein contained shall empower Tenant to
      do any act which can, shall or may encumber the title of Landlord.

     

    29.8      Relationship of Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create
      the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant.

     

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

     

    29.10     Time of Essence. Time is of the essence with respect to the performance of every provision of this Lease in which time of performance is a
      factor.

     

    29.11     Partial Invalidity. If any term, provision or condition contained in this Lease shall, to any extent, be invalid or unenforceable, the
      remainder of this Lease, or the application of such term, provision or condition to persons or circumstances other than those with respect to which it is invalid or unenforceable, shall not be affected thereby, and each and every other term,
      provision and condition of this Lease shall be valid and enforceable to the fullest extent possible permitted by law.

     

    29.12    No Warranty. In executing and delivering this Lease, Tenant has not relied on any representations, including, but not limited to, any
      representation as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on the same basis, or any
      warranty or any statement of Landlord which is not set forth herein or in one or more of the exhibits attached hereto.

     

    29.13      Landlord Exculpation. The liability of Landlord or the Landlord Parties to Tenant for any default by Landlord under this Lease or arising in
      connection herewith or with Landlord's operation, management, leasing, repair, renovation, alteration or any other matter relating to the Project or the Premises shall be limited solely and exclusively to an amount which is equal to the lesser of (a)
      the interest of Landlord in the Building or (b) the equity interest Landlord would have in the Building if the Building were encumbered by third-party debt in an amount equal to eighty percent (80%) of the value of the Building (as such value is
      determined by Landlord), provided that in no event shall such liability extend to any sales or insurance proceeds received by Landlord or the Landlord Parties in connection with the Project, Building or Premises. Neither Landlord, nor any of the
      Landlord Parties shall have any personal liability therefor, and Tenant hereby expressly waives and releases such personal liability on behalf of itself and all persons claiming by, through or under Tenant. The limitations of liability contained in
      this Section 29.13 shall inure to the benefit of Landlord's and the Landlord Parties' present and future partners, beneficiaries, officers, directors, trustees, shareholders, agents and employees, and their respective partners, heirs,
      successors and assigns. Under no circumstances shall any present or future partner of Landlord (if Landlord is a partnership), or trustee or beneficiary (if Landlord or any partner of Landlord is a trust), have any liability for the performance of
      Landlord's obligations under this Lease. Notwithstanding any contrary provision herein, neither Landlord nor the Landlord Parties shall be liable under any circumstances for injury or damage to, or interference with, Tenant's business, including but
      not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, in each case, however occurring, or loss to inventory, scientific research, scientific experiments, laboratory animals,
      products, specimens, samples, and/or scientific, business, accounting and other records of every kind and description kept at the premises and any and all income derived or derivable therefrom.

     

    29.14          Entire Agreement. It is understood and acknowledged that there are no oral agreements between the parties hereto affecting this Lease and
      this Lease constitutes the parties' entire agreement with respect to the leasing of the Premises and supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any, between the parties hereto
      or displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof shall be used to interpret or construe this Lease. None of the terms, covenants, conditions or provisions of this Lease can be modified, deleted or added
      to except in writing signed by the parties hereto.

     

    

     

    
      
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                HEALTHPEAK INC. 

                10355 SCIENCE CENTER DR 

                BROOKLYN IMMUNOTHERAPEUTICS

              

      

      
        

      

    

    29.15     Right to Lease. Landlord reserves the absolute right to effect such other tenancies in the Project as Landlord in the exercise of its sole
      business judgment shall determine to best promote the interests of the Building or Project. Tenant does not rely on the fact, nor does Landlord represent, that any specific tenant or type or number of tenants shall, during the Lease Term, occupy any
      space in the Building or Project.

     

    29.16    Force Majeure. Notwithstanding anything to the contrary contained in this Lease, any prevention, delay or stoppage due to strikes, lockouts,
      labor disputes, acts of God, acts of war, terrorist acts, inability to obtain services, labor, or materials or reasonable substitutes therefor, governmental actions, civil commotions, Casualty, actual or threatened public health emergency (including,
      without limitation, epidemic, pandemic, famine, disease, plague, quarantine, and other significant public health risk), governmental edicts, actions, declarations or quarantines by a governmental entity or health organization (including, without
      limitation, any shelter-in-place orders, stay at home orders or any restrictions on travel related thereto that preclude Tenant, its agents, contractors or its employees from accessing the Premises, national or regional emergency), breaches in
      cybersecurity, and other causes beyond the reasonable control of the party obligated to perform, regardless of whether such other causes are (i) foreseeable or unforeseeable or (ii) related to the specifically enumerated events in this paragraph
      (collectively, a "Force Majeure"), shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage. 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. Notwithstanding anything to the contrary in this Lease, no event of Force Majeure shall (i) excuse Tenant's
      obligations to pay Rent and other charges due pursuant to this Lease, or (ii) be grounds for Tenant to abate any portion of Rent due pursuant to this Lease, or entitle either party to terminate this Lease, except as allowed pursuant to Articles
        11 and 13 of this Lease.

     

    29.17     Waiver of Redemption by Tenant. Tenant hereby waives, for Tenant and for all those claiming under Tenant, any and all rights now or hereafter
      existing to redeem by order or judgment of any court or by any legal process or writ, Tenant's right of occupancy of the Premises after any termination of this Lease.

     

    29.18    Notices. All notices, demands, statements, designations, approvals or other communications (collectively, "Notices")

      given or required to be given by either party to the other hereunder or by law shall be in writing, shall be (A) sent by United States certified or registered mail, postage prepaid, return receipt requested ("Mail"),

      (B) transmitted by telecopy, if such telecopy is promptly followed by a Notice sent by Mail, (C) delivered by a nationally recognized overnight courier, or (D) delivered personally. Any Notice shall be sent, transmitted, or delivered, as the case may
      be, to Tenant at the appropriate address set forth in Section 10 of the Summary, or to such other place as Tenant may from time to time designate in a Notice to Landlord, or to Landlord at the addresses set forth below, or to such other
      places as Landlord may from time to time designate in a Notice to Tenant. Any Notice will be deemed given (i) three (3) days after the date it is posted if sent by Mail, (ii) the date the telecopy is transmitted, (iii) the date the overnight courier
      delivery is made, or (iv) the date personal delivery is made. As of the date of this Lease, any Notices to Landlord must be sent, transmitted, or delivered, as the case may be, to the following addresses:

     

     

    
      	

            	
              Torrey Pines Science Center Limited Partnership

            
	

            	
              c/o Healthpeak Properties, Inc.

            
	

            	
              420 Stevens Avenue, Suite 170

            
	

            	
              Solana Beach, California 92075

            
	

            	
              Attention: Mike Dorris

            
	

            	

            
	

            	
              with a copy to:

            
	

            	

            
	

            	
              Torrey Pines Science Center Limited Partnership

            
	

            	
              c/o Healthpeak Properties, Inc.

            
	

            	
              5050 S Syracuse St. #800

            
	

            	
              Denver, CO 80237

            
	

            	
              Attn: Legal Department

            
	

            	

            
	

            	
              and

            
	

            	

            
	

            	
              Allen Matkins Leck Gamble Mallory & Natsis LLP

            
	

            	
              1901 Avenue of the Stars, Suite 1800

            
	

            	
              Los Angeles, California 90067

            
	

            	
              Attention: Anton N. Natsis, Esq.

            

    

    

    
      
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                HEALTHPEAK INC. 

                10355 SCIENCE CENTER DR 

                BROOKLYN IMMUNOTHERAPEUTICS

              

      

      
        

      

    

    29.19          Joint and Several. If there is more than one tenant, the obligations imposed upon Tenant under this Lease shall be joint and several.

     

    29.20          Authority. If Tenant is a corporation, trust or partnership, each individual executing this Lease on behalf of Tenant hereby represents
      and warrants that Tenant is a duly formed and existing entity qualified to do business in the State of California and that Tenant has full right and authority to execute and deliver this Lease and that each person signing on behalf of Tenant is
      authorized to do so. In such event, Tenant shall, within ten (10) days after execution of this Lease, deliver to Landlord satisfactory evidence of such authority and, if a corporation, upon demand by Landlord, also deliver to Landlord satisfactory
      evidence of (i) good standing in Tenant's state of incorporation and (ii) qualification to do business in the State of California.

     

    29.21          Attorneys' Fees. In the event that either Landlord or Tenant should bring suit for the possession of the Premises, for the recovery of
      any sum due under this Lease, or because of the breach of any provision of this Lease or for any other relief against the other, then all costs and expenses, including reasonable attorneys' fees, incurred by the prevailing party therein shall be paid
      by the other party, which obligation on the part of the other party shall be deemed to have accrued on the date of the commencement of such action and shall be enforceable whether or not the action is prosecuted to judgment.

     

    
      
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                HEALTHPEAK INC. 

                10355 SCIENCE CENTER DR 

                BROOKLYN IMMUNOTHERAPEUTICS

              

      

      
        

      

    

    29.22          Governing Law; WAIVER OF TRIAL BY JURY; JUDICIAL REFERENCE. This Lease shall be construed and enforced in accordance with the laws of the
      State of California. IN ANY ACTION OR PROCEEDING ARISING HEREFROM, LANDLORD AND TENANT HEREBY CONSENT TO (I) THE JURISDICTION OF ANY COMPETENT COURT WITHIN THE STATE OF CALIFORNIA, (II) SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY CALIFORNIA LAW,
      AND (III) IN THE INTEREST OF SAVING TIME AND EXPENSE, TRIAL WITHOUT A JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER OR THEIR SUCCESSORS IN RESPECT OF ANY MATTER ARISING OUT OF OR IN
      CONNECTION WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT'S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE, OR ANY EMERGENCY OR STATUTORY REMEDY. IN THE EVENT LANDLORD COMMENCES ANY SUMMARY PROCEEDINGS OR
      ACTION FOR NONPAYMENT OF BASE RENT OR ADDITIONAL RENT, TENANT SHALL NOT INTERPOSE ANY COUNTERCLAIM OF ANY NATURE OR DESCRIPTION (UNLESS SUCH COUNTERCLAIM SHALL BE MANDATORY) IN ANY SUCH PROCEEDING OR ACTION, BUT SHALL BE RELEGATED TO AN INDEPENDENT
      ACTION AT LAW. IF THE JURY WAIVER PROVISIONS OF THIS SECTION 29.22 ARE NOT ENFORCEABLE UNDER CALIFORNIA LAW, THEN THE FOLLOWING PROVISIONS SHALL APPLY. IT IS THE DESIRE AND INTENTION OF THE PARTIES TO AGREE UPON A MECHANISM AND PROCEDURE UNDER WHICH
      CONTROVERSIES AND DISPUTES ARISING OUT OF THIS LEASE OR RELATED TO THE PREMISES WILL BE RESOLVED IN A PROMPT AND EXPEDITIOUS MANNER. ACCORDINGLY, EXCEPT WITH RESPECT TO ACTIONS FOR UNLAWFUL OR FORCIBLE DETAINER OR WITH RESPECT TO THE PREJUDGMENT
      REMEDY OF ATTACHMENT, ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER (AND/OR AGAINST ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR SUBSIDIARIES OR AFFILIATED ENTITIES) ON ANY MATTERS WHATSOEVER ARISING OUT OF
      OR IN ANY WAY CONNECTED WITH THIS LEASE, TENANT'S USE OR OCCUPANCY OF THE PREMISES AND/OR ANY CLAIM OF INJURY OR DAMAGE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, SHALL BE HEARD AND RESOLVED BY A REFEREE UNDER THE PROVISIONS OF THE CALIFORNIA
      CODE OF CIVIL PROCEDURE, SECTIONS 638 — 645.1, INCLUSIVE (AS SAME MAY BE AMENDED, OR ANY SUCCESSOR STATUTE(S) THERETO) (THE "REFEREE SECTIONS"). ANY FEE TO INITIATE THE JUDICIAL REFERENCE PROCEEDINGS AND ALL
      FEES CHARGED AND COSTS INCURRED BY THE REFEREE SHALL BE PAID BY THE PARTY INITIATING SUCH PROCEDURE (EXCEPT THAT IF A REPORTER IS REQUESTED BY EITHER PARTY, THEN A REPORTER SHALL BE PRESENT AT ALL PROCEEDINGS WHERE REQUESTED AND THE FEES OF SUCH
      REPORTER – EXCEPT FOR COPIES ORDERED BY THE OTHER PARTIES – SHALL BE BORNE BY THE PARTY REQUESTING THE REPORTER); PROVIDED HOWEVER, THAT ALLOCATION OF THE COSTS AND FEES, INCLUDING ANY INITIATION FEE, OF SUCH PROCEEDING SHALL BE ULTIMATELY DETERMINED
      IN ACCORDANCE WITH SECTION 29.22 ABOVE. THE VENUE OF THE PROCEEDINGS SHALL BE IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED. WITHIN TEN (10) DAYS OF RECEIPT BY ANY PARTY OF A WRITTEN REQUEST TO RESOLVE ANY DISPUTE OR CONTROVERSY PURSUANT TO THIS
      SECTION 29.22, THE PARTIES SHALL AGREE UPON A SINGLE REFEREE WHO SHALL TRY ALL ISSUES, WHETHER OF FACT OR LAW, AND REPORT A FINDING AND JUDGMENT ON SUCH ISSUES AS REQUIRED BY THE REFEREE SECTIONS. IF THE PARTIES ARE UNABLE TO AGREE UPON A REFEREE
      WITHIN SUCH TEN (10) DAY PERIOD, THEN ANY PARTY MAY THEREAFTER FILE A LAWSUIT IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED FOR THE PURPOSE OF APPOINTMENT OF A REFEREE UNDER THE REFEREE SECTIONS. IF THE REFEREE IS APPOINTED BY THE COURT, THE
      REFEREE SHALL BE A NEUTRAL AND IMPARTIAL RETIRED JUDGE WITH SUBSTANTIAL EXPERIENCE IN THE RELEVANT MATTERS TO BE DETERMINED, FROM JAMS, THE AMERICAN ARBITRATION ASSOCIATION OR SIMILAR MEDIATION/ARBITRATION ENTITY. THE PROPOSED REFEREE MAY BE
      CHALLENGED BY ANY PARTY FOR ANY OF THE GROUNDS LISTED IN THE REFEREE SECTIONS. THE REFEREE SHALL HAVE THE POWER TO DECIDE ALL ISSUES OF FACT AND LAW AND REPORT HIS OR HER DECISION ON SUCH ISSUES, AND TO ISSUE ALL RECOGNIZED REMEDIES AVAILABLE AT LAW
      OR IN EQUITY FOR ANY CAUSE OF ACTION THAT IS BEFORE THE REFEREE, INCLUDING AN AWARD OF ATTORNEYS' FEES AND COSTS IN ACCORDANCE WITH THIS LEASE. THE REFEREE SHALL NOT, HOWEVER, HAVE THE POWER TO AWARD PUNITIVE DAMAGES, NOR ANY OTHER DAMAGES WHICH ARE
      NOT PERMITTED BY THE EXPRESS PROVISIONS OF THIS LEASE, AND THE PARTIES HEREBY WAIVE ANY RIGHT TO RECOVER ANY SUCH DAMAGES. THE PARTIES SHALL BE ENTITLED TO CONDUCT ALL DISCOVERY AS PROVIDED IN THE CALIFORNIA CODE OF CIVIL PROCEDURE, AND THE REFEREE
      SHALL OVERSEE DISCOVERY AND MAY ENFORCE ALL DISCOVERY ORDERS IN THE SAME MANNER AS ANY TRIAL COURT JUDGE, WITH RIGHTS TO REGULATE DISCOVERY AND TO ISSUE AND ENFORCE SUBPOENAS, PROTECTIVE ORDERS AND OTHER LIMITATIONS ON DISCOVERY AVAILABLE UNDER
      CALIFORNIA LAW. THE REFERENCE PROCEEDING SHALL BE CONDUCTED IN ACCORDANCE WITH CALIFORNIA LAW (INCLUDING THE RULES OF EVIDENCE), AND IN ALL REGARDS, THE REFEREE SHALL FOLLOW CALIFORNIA LAW APPLICABLE AT THE TIME OF THE REFERENCE PROCEEDING. THE
      PARTIES SHALL PROMPTLY AND DILIGENTLY COOPERATE WITH ONE ANOTHER AND THE REFEREE, AND SHALL PERFORM SUCH ACTS AS MAY BE NECESSARY TO OBTAIN A PROMPT AND EXPEDITIOUS RESOLUTION OF THE DISPUTE OR CONTROVERSY IN ACCORDANCE WITH THE TERMS OF THIS SECTION
      29.22. IN THIS REGARD, THE PARTIES AGREE THAT THE PARTIES AND THE REFEREE SHALL USE BEST EFFORTS TO ENSURE THAT (A) DISCOVERY BE CONDUCTED FOR A PERIOD NO LONGER THAN SIX (6) MONTHS FROM THE DATE THE REFEREE IS APPOINTED, EXCLUDING MOTIONS REGARDING
      DISCOVERY, AND (B) A TRIAL DATE BE SET WITHIN NINE (9) MONTHS OF THE DATE THE REFEREE IS APPOINTED. IN ACCORDANCE WITH SECTION 644 OF THE CALIFORNIA CODE OF CIVIL PROCEDURE, THE DECISION OF THE REFEREE UPON THE WHOLE ISSUE MUST STAND AS THE DECISION
      OF THE COURT, AND UPON THE FILING OF THE STATEMENT OF DECISION WITH THE CLERK OF THE COURT, OR WITH THE JUDGE IF THERE IS NO CLERK, JUDGMENT MAY BE ENTERED THEREON IN THE SAME MANNER AS IF THE ACTION HAD BEEN TRIED BY THE COURT. ANY DECISION OF THE
      REFEREE AND/OR JUDGMENT OR OTHER ORDER ENTERED THEREON SHALL BE APPEALABLE TO THE SAME EXTENT AND IN THE SAME MANNER THAT SUCH DECISION, JUDGMENT, OR ORDER WOULD BE APPEALABLE IF RENDERED BY A JUDGE OF THE SUPERIOR COURT IN WHICH VENUE IS PROPER
      HEREUNDER. THE REFEREE SHALL IN HIS/HER STATEMENT OF DECISION SET FORTH HIS/HER FINDINGS OF FACT AND CONCLUSIONS OF LAW. THE PARTIES INTEND THIS GENERAL REFERENCE AGREEMENT TO BE SPECIFICALLY ENFORCEABLE IN ACCORDANCE WITH THE CODE OF CIVIL
      PROCEDURE. NOTHING IN THIS SECTION 29.22 SHALL PREJUDICE THE RIGHT OF ANY PARTY TO OBTAIN PROVISIONAL RELIEF OR OTHER EQUITABLE REMEDIES FROM A COURT OF COMPETENT JURISDICTION AS SHALL OTHERWISE BE AVAILABLE UNDER THE CODE OF CIVIL PROCEDURE AND/OR
      APPLICABLE COURT RULES.

     

    

    
      
        	 	--40--

              	
                HEALTHPEAK INC. 

                10355 SCIENCE CENTER DR 

                BROOKLYN IMMUNOTHERAPEUTICS

              

      

      
        

      

    

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

     

    29.24     Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or agent in connection
      with the negotiation of this Lease, excepting only the real estate brokers or agents specified in Section 12 of the Summary (the "Brokers"), and that they know of no other real estate broker or agent
      who is entitled to a commission in connection with this Lease. Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, costs and
      expenses (including without limitation reasonable attorneys' fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of any dealings with any real estate broker or agent, other than the Brokers,
      occurring by, through, or under the indemnifying party. The terms of this Section 29.24 shall survive the expiration or earlier termination of the Lease Term.

     

    29.25    Independent Covenants. This Lease shall be construed as though the covenants herein between Landlord and Tenant are independent and not
      dependent and Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its obligations set forth herein, Tenant shall not be entitled to make any repairs or perform any acts hereunder at
      Landlord's expense or to any setoff of the Rent or other amounts owing hereunder against Landlord.

     

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

     

    29.27     Counterparts. This Lease may be executed in counterparts with the same effect as if both parties hereto had executed the same document. Both
      counterparts shall be construed together and shall constitute a single lease. Such counterparts may be delivered by the parties hereto by electronic means, including by electronic mail or facsimile transmission and, when so fully delivered, such
      copies shall be binding as if ink originals.

     

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

     

    
      29.29     Development of the Project.

    

     

    29.29.1   Subdivision. Landlord reserves the right to subdivide all or a portion of the buildings and Common Areas. Tenant agrees to execute and
      deliver, upon demand by Landlord and in the form requested by Landlord, any additional documents needed to conform this Lease to the circumstances resulting from a subdivision and any all maps in connection therewith. Notwithstanding anything to the
      contrary set forth in this Lease, the separate ownership of any buildings and/or Common Areas by an entity other than Landlord shall not affect the calculation of Direct Expenses or Tenant's payment of Tenant's Share of Direct Expenses.

     

    29.29.2  Construction of Property and Other Improvements. Tenant acknowledges that portions of the Project may be under construction following Tenant's
      occupancy of the Premises, and that such construction may result in levels of noise, dust, obstruction of access, etc. which are in excess of that present in a fully constructed project. Tenant hereby waives any and all rent offsets (except as
      specifically set forth in Section 19.5 of this Lease) or claims of constructive eviction which may arise in connection with such construction.

     

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

    

    

    
      
        	 	--41--

              	
                HEALTHPEAK INC. 

                10355 SCIENCE CENTER DR 

                BROOKLYN IMMUNOTHERAPEUTICS

              

      

      
        

      

    

    
      
        
          
            29.31    Transportation Management. Tenant shall fully comply with all present or future programs intended to manage parking, transportation or
              traffic in and around the Project and/or the Building, 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. Such programs may include, without limitation: (i) restrictions on the number of peak-hour vehicle trips generated
              by Tenant; (ii) increased vehicle occupancy; (iii) implementation of an in-house ridesharing program and an employee transportation coordinator; (iv) working with employees and any Project, Building or area-wide ridesharing program manager;
              (v) instituting employer-sponsored incentives (financial or in-kind) to encourage employees to rideshare; and (vi) utilizing flexible work shifts for employees.

             

            29.32    Signatures. The parties hereto consent and agree that this Lease may be signed and/or transmitted by facsimile, e-mail of a .pdf
              document or using electronic signature technology (e.g., via DocuSign or similar electronic signature technology), and that such signed electronic record shall be valid and as effective to bind the party so signing as a paper copy bearing
              such party’s handwritten signature. The parties further consent and agree that (1) to the extent a party signs this Lease using electronic signature technology, by clicking “SIGN”, such party is signing this Lease electronically, and (2) the
              electronic signatures appearing on this Lease shall be treated, for purposes of validity, enforceability and admissibility, the same as handwritten signatures.

             

            

             [signature page to follow]

            

              
                
                  	 	--42--

                        	
                          HEALTHPEAK INC. 

                          10355 SCIENCE CENTER DR 

                          BROOKLYN IMMUNOTHERAPEUTICS

                        

                

                
                  

              

            

          

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

            	
                    LANDLORD:

                  	
                    TENANT:

                  
	 	 
	
                    TORREY PINES SCIENCE CENTER LIMITED PARTNERSHIP, 

                  	
                    BROOKLYN IMMUNOTHERAPEUTICS INC., 

                  
	a Delaware limited partnership	a Delaware corporation
	 	 
	
                    By: 

                    

                  	
                    HCP-Torrey Pines Science Center, Inc., a Delaware corporation, 

                      its General Partner

                    

                  	
                    By: 

                  	
                    
                      /s/ Howard J Federoff

                    

                  
	
                    By: 

                  	
                    
                      /s/ Michael Dorris

                    

                  	 	
                    Howard J Federoff

                  
	 	 	 Print Name

            	
                    Michael Dorris

                  	 	
                    Its: 

                    

                  	CEO
	
                    Print Name

                  	 	

                  	 

            	Its: 	Senior Vice President	 	
                    By:

                  	 
	 	

                  
	 	 	 Print Name
	 	
                    Its: 

                  	 

             

            
              
                	 	--43--

                      	
                        HEALTHPEAK INC. 

                        10355 SCIENCE CENTER DR 

                        BROOKLYN IMMUNOTHERAPEUTICS

                      

              

              
                

            

            EXHIBIT A

             

            TORREY PINES SCIENCE CENTER

             

            OUTLINE OF PREMISES

            

            

            

             

             

             

            
              
                	 	
                         

                        EXHIBIT A

                        
                          -1-

                        

                      	
                        HEALTHPEAK INC. 

                        10355 SCIENCE CENTER DR 

                        BROOKLYN IMMUNOTHERAPEUTICS

                      

              

              
                

            

            EXHIBIT A-1

             

            TORREY PINES SCIENCE CENTER

             

            PROJECT SITE PLAN

            

            

            

             
               

            

            
              
                	 	
                         

                        EXHIBIT A-1

                        

                        
                          -1-

                        

                      	
                        HEALTHPEAK INC. 

                        10355 SCIENCE CENTER DR 

                        BROOKLYN IMMUNOTHERAPEUTICS

                      

              

              
                

            

            EXHIBIT B

              

            

            TORREY PINES SCIENCE CENTER

            

            

            TENANT WORK LETTER

             

            	

                  	1.	
                    Landlord Improvements. Except as specifically set forth herein, Landlord shall not be obligated to construct or install any improvements or facilities of any kind in the Premises, and
                      Tenant shall accept the Premises in its currently-existing, "as-is" condition. Notwithstanding the foregoing, Landlord hereby agrees, at Landlord's sole cost and expense, to (i) re-carpet the interior floors of the entire Premises,
                      (ii) clean the VCT tile in the lab area of the Premises, and (iii) apply touch-up paint to the painted surfaces of the interior walls of the Premises to the extent necessary in Landlord’s reasonable discretion (collectively, the "Tenant Improvements"). All such Tenant Improvements shall be completed to Landlord's "Building standard" condition, using Building standard methods, materials and procedures, in "Building standard"
                      color or colors (if applicable) to be designated by Landlord. Tenant shall make no changes or modifications to the Tenant Improvements without the prior written consent of Landlord, which consent may be withheld in Landlord's sole
                      discretion. The Premises shall be deemed "Ready for Occupancy" upon the substantial completion of construction of the Tenant Improvements with the exception of any punch list items and any
                      tenant fixtures, work-stations, built-in furniture, or equipment to be installed by Tenant. In the event that the acts or omissions of Tenant or its agents or employees shall delay the substantial completion of the Tenant
                      Improvements, then the Lease Commencement Date shall be deemed to be the date the substantial completion of the Tenant Improvements would have occurred but for such acts or omissions of Tenant or its agents or employees. Provided that
                      Tenant and its agents do not interfere with Landlord’s work in the Building and the Premises, Landlord shall allow Tenant access to the Premises prior to Lease Commencement Date for the purpose of Tenant installing equipment or
                      fixtures (including Tenant's data and telephone equipment) in the Premises. Prior to Tenant's entry into the Premises as permitted by this agreement, Tenant shall submit a schedule to Landlord, for its approval, which schedule shall
                      detail the timing and purpose of Tenant's entry and Tenant shall deliver to Landlord the policies or certificates evidencing Tenant's insurance as required under the terms this Lease.

                  

             

            	

                  	2.	
                    Landlord Warranty. Notwithstanding anything set forth in this Lease to the contrary, upon the Possession Date, the Building Systems shall be in good working condition. If it is
                      determined that any portions of the Building Systems were not in good working condition on the Possession Date, provided that the need to repair or replace was not caused by the misuse, misconduct, damage, destruction, omissions,
                      and/or negligence (collectively, "Tenant Damage") of Tenant, its subtenants and/or assignees, if any, or any company which is acquired, sold or merged with Tenant, or by any modifications,
                      Alterations, or improvements constructed by or on behalf of Tenant, Landlord, at no cost to Tenant and which shall not be included in Operating Expenses, shall promptly commence such work or take such other action as may be necessary
                      to place the same in good working condition. To the extent repairs which Landlord is required to make pursuant to this Tenant Work Letter are necessitated in part by Tenant Damage, then Tenant shall reimburse Landlord for an equitable
                      proportion of the reasonable cost of such repair. Following the Landlord Possession Date, Landlord's repair and maintenance obligations shall be governed by the terms of Article 7 of this Lease, below.

                  

            

            

            
              
                	 	
                         

                        EXHIBIT B

                        

                        
                          -1-

                        

                      	
                        HEALTHPEAK INC. 

                        10355 SCIENCE CENTER DR 

                        BROOKLYN IMMUNOTHERAPEUTICS

                      

              

              
                

            

            EXHIBIT C

             

            TORREY PINES SCIENCE CENTER

             

            NOTICE OF LEASE TERM DATES

             

            

            

            
              	
                      To:  

                      

                    	
                       

                    
	
                       

                    	
                       

                    
	
                       

                    	
                       

                    
	
                       

                    	
                       

                    

            

            

            

            
              	 	
                      Re:

                    	
                      Lease dated          , 20     between          , a           ("Landlord"),  and          ,  a          ("Tenant") concerning Suite        on floor(s)        of the building located at             , California.

                    

            

          

          

          

          Gentlemen:

           

          In accordance with the Lease (the "Lease"), we wish to advise you and/or confirm as follows:

           

            
              	 	
                      1.

                    	
                      The Lease Term shall commence on or has commenced on          for a term of       ending on               .

                    

            

            

          

          
            	 	
                    2.

                  	
                    Rent commenced to accrue on          , in the amount of            .

                  

          

          

          

          	

                	3.	
                  If the Lease Commencement Date is other than the first day of the month, the first billing will contain a pro rata adjustment. Each billing thereafter, with the exception of the final billing, shall be for the full amount of the
                    monthly installment as provided for in the Lease.

                

           

          
            	 	
                    4.

                  	
                    Your rent checks should be made payable to          at            .

                  

          

          

          

          
            	 	
                    5.

                  	
                    The exact number of rentable/usable square feet within the Premises is          square feet.

                  

          

           

          	

                	6.	
                  Tenant's Share as adjusted based upon the exact number of usable square feet within the Premises is           %.

                

           

          	 	
                  "Landlord":

                	 
	 	  

          	 	
                  a 

                	

                
	 	  

          	 	
                  By:

                	

                
	 	 	Its: 

                	 

          

          

          
            
              	 	
                       

                      EXHIBIT C

                      

                      
                        -1-

                      

                    	
                      HEALTHPEAK INC. 

                      10355 SCIENCE CENTER DR 

                      BROOKLYN IMMUNOTHERAPEUTICS

                    

            

            
              

          

          	
                  Agreed to and Accepted as of , 202 .

                	

                
	 	 
	
                  "Tenant":

                	 
	 	 
	
                  a

                	 	 
	 	 
	
                  By:

                	 	
                   

                

          	 	Its:	 

          

          

          
            
              	 	
                       

                      EXHIBIT C

                      

                      
                        -2-

                      

                    	
                      HEALTHPEAK INC. 

                      10355 SCIENCE CENTER DR 

                      BROOKLYN IMMUNOTHERAPEUTICS

                    

            

            
              

          

        

      

      
      
        
          EXHIBIT D

           

          TORREY PINES SCIENCE CENTER

           

          FORM OF TENANT'S ESTOPPEL CERTIFICATE

           

          The undersigned as Tenant under that certain Lease (the "Lease") made and entered into as of          , 20       by and between          as

            Landlord, and the undersigned as Tenant, for Premises consisting of the entire office building located at                                                      , California, certifies as follows:

           

          
            
              1.        Attached hereto as Exhibit A is a true and correct copy of the Lease and all amendments and modifications thereto.
                  The documents contained in Exhibit A represent the entire agreement between the parties as to the Premises.

            

          

           

          2.          The undersigned currently occupies the Premises described in the Lease, the Lease Term commenced on          , and the Lease Term expires
              on          , and the undersigned has no option to terminate or cancel the Lease or to purchase all or any part of the Premises, the Building and/or the Project.

           

          3.         Base Rent became payable on                       .

            

           

            

          4.          The Lease is in full force and effect and has not been modified, supplemented or amended in any way except as provided in Exhibit A.

           

          5.          Tenant has not transferred, assigned, or sublet any portion of the Premises nor entered into any license or concession agreements with respect thereto except as
              follows:

          

          

          6.         Tenant shall not modify the documents contained in Exhibit A without the prior written consent of Landlord's mortgagee.

           

          7.         All monthly installments of Base Rent, all Additional Rent and all monthly installments of estimated Additional Rent have been paid when due through                
              . The current monthly installment of Base Rent is $                           .

           

          8.        All conditions of the Lease to be performed by Landlord necessary to the enforceability of the Lease have been satisfied and Landlord is not in
              default thereunder. In addition, the undersigned has not delivered any notice to Landlord regarding a default by Landlord thereunder. The Lease does not require Landlord to provide any rental concessions or to pay any leasing brokerage
              commissions.

           

          9.        No rental has been paid more than thirty (30) days in advance and no security has been deposited with Landlord except as provided in the Lease.
              Neither Landlord, nor its successors or assigns, shall in any event be liable or responsible for, or with respect to, the retention, application and/or return to Tenant of any security deposit paid to any prior landlord of the Premises,
              whether or not still held by any such prior landlord, unless and until the party from whom the security deposit is being sought, whether it be a lender, or any of its successors or assigns, has actually received for its own account, as
              landlord, the full amount of such security deposit.

           

          10.      As of the date hereof, there are no existing defenses or offsets, or, to the undersigned's knowledge, claims or any basis for a claim, that the
              undersigned has against Landlord.

        

        

          
            
              	 	
                       

                      EXHIBIT D

                      

                      
                        -1-

                      

                    	
                      HEALTHPEAK INC. 

                      10355 SCIENCE CENTER DR 

                      BROOKLYN IMMUNOTHERAPEUTICS

                    

            

            
              

          

          11.       If Tenant is a corporation or partnership, each individual executing this Estoppel Certificate on behalf of Tenant hereby represents and warrants
              that Tenant is a duly formed and existing entity qualified to do business in California and that Tenant has full right and authority to execute and deliver this Estoppel Certificate and that each person signing on behalf of Tenant is
              authorized to do so.

           

          12.       There are no actions pending against the undersigned under the bankruptcy or similar laws of the United States or any state.

           

          13.       Tenant is in full compliance with all federal, state and local laws, ordinances, rules and regulations affecting its use of the Premises, including,
              but not limited to, those laws, ordinances, rules or regulations relating to hazardous or toxic materials. Tenant has never permitted or suffered, nor does Tenant have any knowledge of, the generation, manufacture, treatment, use, storage,
              disposal or discharge of any hazardous, toxic or dangerous waste, substance or material in, on, under or about the Project or the Premises or any adjacent premises or property in violation of any federal, state or local law, ordinance, rule
              or regulation.

           

          14.       To the undersigned's knowledge, all tenant improvement work to be performed by Landlord under the Lease has been completed in accordance with the
              Lease and has been accepted by the undersigned and all reimbursements and allowances due to the undersigned under the Lease in connection with any tenant improvement work have been paid in full. All work (if any) in the common areas required
              by the Lease to be completed by Landlord has been completed and all parking spaces required by the Lease have been furnished and/or all parking ratios required by the Lease have been met.

           

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

           

          Executed at                       on the           day of                   , 202_.

           

          	 	
                  "Tenant":

                
	 	 
	 	

                	
                  ,

                

          	 	
                  a

                	

                

          

          

          	 	
                  By:

                	 

          	 	
                  Its: 

                	 

          

          

          	 	
                  By:

                	 

          	 	
                  Its: 

                	 

          

          

          
            
              	 	
                       

                      EXHIBIT D

                      

                      
                        -2-

                      

                    	
                      HEALTHPEAK INC. 

                      10355 SCIENCE CENTER DR 

                      BROOKLYN IMMUNOTHERAPEUTICS

                    

            

            
              

          

          
          EXHIBIT E

           

          TORREY PINES SCIENCE CENTER

           

            

          ENVIRONMENTAL QUESTIONNAIRE

           

            

          ENVIRONMENTAL QUESTIONNAIRE

          FOR COMMERCIAL AND INDUSTRIAL PROPERTIES

           

          

          	
                  Tenant Name:

                	 	 
	
                  Lease Address:

                	 	 

          	
                  Lease Type (check correct box – right click to properties):

                	☐	
                  Primary Lease/Lessee

                
	 	☐	
                   Sublease from:

                	 

          

          

          Instructions: The following questionnaire is to be completed by the Lessee representative with knowledge of
              the planned operations for the specified building/location. Please print clearly and attach additional sheets as necessary.

           

          	1.0	
                  PROCESS INFORMATION

                

           

          Describe planned site use, including a brief description of manufacturing processes and/or pilot plants planned for this site, if any.

           

          	 	 
	 	 
	 	 

           

          	2.0	
                  HAZARDOUS MATERIALS – OTHER THAN WASTE

                

           

          Will (or are) non-waste hazardous materials be/being used or stored at this site? If so, continue with the next question. If not, go to Section 3.0.

           

          
            
              	

                    	2.1	Are any of the following materials handled on the Property?	☐ Yes

                      	☐ No

            

          

           

          [A material is handled if it is used, generated, processed, produced, packaged, treated, stored, emitted, discharged, or disposed.] If YES, check (right click to properties) the applicable correct Fire Code hazard categories below.

            

          

          	 	☐	 	
                  Combustible dusts/fibers

                	
                  ☐

                	 	
                  Explosives

                	☐	 	
                  Flammable liquids

                
	 	☐	 	
                  Combustible liquids (e.g., oils)

                	☐	 	
                  Compressed gas - inert

                	☐	 	
                  Flammable solids/pyrophorics

                
	 	☐	 	
                  Cryogenic liquids - inert

                	☐	 	
                  Compressed gas - flammable/pyrophoric

                	☐	 	
                  Organic peroxides

                
	 	☐	 	
                  Cryogenic liquids -

                  flammable

                	☐	 	
                  Compressed gas - oxidizing

                	☐	 	
                  Oxidizers - solid or liquid

                
	 	
                   ☐

                	 	
                  Cryogenic liquids - oxidizing

                	
                  ☐

                	 	
                  Compressed gas - toxic

                	☐	 	
                  Reactives - unstable or water reactive

                
	 	☐	 	
                  Corrosives - solid or liquid

                	☐	 	
                  Compressed gas - corrosive

                	☐	 	
                  Toxics - solid or liquid

                

           

          	

                	2-2.	
                  For all materials checked in Section 2.1 above, please list the specific material(s), use(s), and quantities of each used or stored on the site in the table below; or attach a separate inventory. NOTE:

                      If proprietary, the constituents need not be named but the hazard information and volumes are required.

                

          

          

          
            
              	 	
                       

                      EXHIBIT E

                      

                      
                        -1-

                      

                    	
                      HEALTHPEAK INC. 

                      10355 SCIENCE CENTER DR 

                      BROOKLYN IMMUNOTHERAPEUTICS

                    

            

            
              

          

          	 	
                  Material/

                  Chemical

                	
                  Physical

                  State (Solid,

                  Liquid, or

                  Gas)

                	
                  Container Size

                	
                  Number of Containers

                  Used & Stored

                	
                  Total Quantity

                	
                  Units (pounds

                  for solids,

                  gallons or liters

                  for liquids, &

                
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 

           

          	

                	2-3.	
                  Describe the planned storage area location(s) for the materials in Section 2-2 above. Include site maps and drawings as appropriate.

                

           

          
            	 	 
	 	 
	 	 

          

           

          

          
            
              	 	
                       

                      EXHIBIT E

                      

                      
                        -2-

                      

                    	
                      HEALTHPEAK INC. 

                      10355 SCIENCE CENTER DR 

                      BROOKLYN IMMUNOTHERAPEUTICS

                    

            

            
              

          

          	

                	2-4.	
                  Other hazardous materials. Check below (right click to properties) if applicable. NOTE: If either of the latter two are checked (BSL-3 and/or
                    radioisotope/radiation), be advised that not all lease locations/cities or lease agreements allow these hazards; and if either of these hazards are planned, additional information will be required with copies of oversight agency
                    authorizations/licenses as they become available.

                

          

          
            	 	☐	 	
                    Risk Group 2/Biosafety Level-2 Biohazards

                  	☐	 	
                    Risk Group 3/Biosafety Level-3 Biohazards

                  	☐	 	
                    Radioisotopes/Radiation

                  

             

            

            	3.0	
                    HAZARDOUS WASTE (i.e., REGULATED CHEMICAL WASTE)

                  

             

            Are (or will) hazardous wastes (be) generated?      ☐ Yes    ☐ No

             

            If YES, continue with the next question. If not, skip this section and go to section 4.0.

             

            	

                  	3.1	
                    Are or will any of the following hazardous (CHEMICAL) wastes generated, handled, or disposed of (where applicable and allowed) on the property?

                  

             

            	 	☐	 	
                    Liquids

                  	☐	 	
                    Process sludges

                  	☐	 	
                    PCBs

                  
	 	☐	 	
                    Solids

                  	☐	 	
                    Metals

                  	☐	 	
                    wastewater

                  

             

            	

                  	3-2.	
                    List and estimate the quantities of hazardous waste identified in Question 3-1 above.

                  

             

            	 	 	 	
                    WASTE TYPE

                  	 	 
	 	 	 	 	 	 	 
	

                  	
                    HAZRDOUS (CHEMICAL)

                    WASTE GENERATED

                  	
                    SOURCE

                  	
                    RCRA

                    listed (federal)

                  	
                    Non-

                    RCRA

                    (Calif-

                    ornia

                    ONLY or recycle)

                  	
                    APPROX. MONTHLY QUANTITY

                    with units

                  	
                    DISPOSITION [e.g., off-site

                    landfill, incineration, fuel

                    blending scrap metal;

                    wastewater neutralization (onsite

                    or off-site)]

                  
	 	 	 	 	 	 	 
	 	 	 	☐	☐	 	 
	 	 	 	☐	☐	 	 
	 	 	 	☐	☐	 	 
	 	 	 	☐	☐	 	 
	 	 	 	☐	☐	 	 

             

          

          
            
              	 	3-3.	Waste characterization by:	Process knowledge ☐	EPA lab analysis ☐	Both ☐

            

            

            

          

          
            	

                  	3-4.	
                    Please include name, location, and permit number (e.g. EPA ID No.) for transporter and disposal facility if applicable. Attach separate pages as necessary. If not yet known, write “TBD.”

                  

            

            

            	 	
                    Hazardous Waste

                    Transporter/Disposal Facility Name

                  	
                     

                    Facility Location

                  	
                    Transporter (T) or

                    Disposal (D) Facility

                  	
                     

                    Permit Number

                  
	 	 	 	 	 
	 	 	 	 	 
	 	 	 	 	 

             

            	

                  	3-5.	
                    Are pollution controls or monitoring employed in the process to prevent or minimize the release of wastes into the environment? NOTE: This does NOT mean fume hoods; examples include air scrubbers,
                        cyclones, carbon or HEPA filters at building exhaust fans, sedimentation tanks, pH neutralization systems for wastewater, etc.

                  

             

            
              	 	☐ Yes	 ☐ No

            

                  

              

            
              	 	If YES, please list/describe:	
                       

                    
	 	 	 

               

              

            

          

          
            
              
                	 	
                         

                        EXHIBIT E

                        

                        
                          -3-

                        

                      	
                        HEALTHPEAK INC. 

                        10355 SCIENCE CENTER DR 

                        BROOKLYN IMMUNOTHERAPEUTICS

                      

              

              
                

            

            	4.0	
                    OTHER REGULATED WASTE (i.e., REGULATED BIOLOGICAL WASTE, referred to as “Medical Waste” in California)

                  

             

            4-1.      Will (or do) you generate medical waste?         ☐ Yes         ☐ No If NO, skip to Section 5.0.

             

            
              	 	
                      4-2.

                    	
                      Check the types of waste that will be generated, all of which fall under the California Medical Waste Act:

                    

            

             

            	 	☐	 	
                    Contaminated sharps (i.e., if contaminated with ≥ Risk Group 2 materials)

                  	☐	 	
                    Animal carcasses

                  	☐	 	
                    Pathology waste known or suspected to be contaminated with ≥ Risk Group 2 pathogens)

                  
	 	☐	 	
                    Red bag biohazardous waste (i.e., with ≥ Risk Group 2 materials) for autoclaving

                  	☐	 	
                    Human or non-human primate blood, tissues, etc.

                    (e.g., clinical specimens)

                  	☐	 	
                    Trace Chemotherapeutic Waste and/or Pharmaceutical waste

                    NOT otherwise regulated as RCRA chemical waste

                  

             

            

            
              
                	
                        

                        

                      	
                        4-3.

                      	
                        What vendor will be used for off-site autoclaving and/or incineration?

                      

              

            

            
              	 	

                    

            

          

          

          

          
            	

                  	4-5.	
                    Do you have a Medical Waste Permit for this site?

                  	☐ Yes	☐ No, not required.
	

                  	

                  	☐ No, but an application will be submitted

          

           

          
            	5.0	
                    UNDERGROUND STORAGE TANKS (USTS) & ABOVEGROUND STORAGE TANKS (ASTS)

                  

             

            	

                  	5-1.	
                    Are underground storage tanks (USTs), aboveground storage tanks (ASTs), or associated pipelines used for the storage of petroleum products, chemicals, or liquid wastes present on site (lease renewals) or required for planned
                      operations (new tenants)?YesNo

                  

             

            NOTE: If you will have your own diesel emergency power generator, then you will have at least one AST! [NOTE: If a backup
                generator services multiple tenants, then the landlord usually handles the permits.]

             

            If NO, skip to section 6.0. If YES, please describe capacity, contents, age, type of the USTs or ASTs, as well any associated leak detection/spill prevention measures.
              Please attach additional pages if necessary.

             

            	

                  	
                    UST or

                    AST

                  	
                    Capacity (gallons)

                  	
                    Contents

                  	
                    Year

                    Installed

                  	
                     Type (Steel, Fiberglass, etc.)

                  	
                    Associated Leak Detection /

                    Spill Prevention Measures*

                  
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 

             

            *NOTE: The following are examples of leak detection / spill prevention measures: integrity testing, inventory reconciliation, leak detection
              system, overfill spill protection, secondary containment, cathodic protection.

             

            	

                  	5-2.	
                    Please provide copies of written tank integrity test results and/or monitoring documentation, if available.

                  

             

            
              
                	

                      	5-3.

                        	Is the UST/AST registered and permitted with the appropriate regulatory agencies?          	☐ Yes         ☐ No, not yet

              

            

             

            If YES, please attach a copy of the required permit(s). See Section 7-1 for the oversight agencies that issue permits, with the exception of those for
                diesel emergency power generators which are permitted by the local Air Quality District (Bay Area Air Quality Management District = BAAQMD; or San Diego Air Pollution Control District = San Diego APCD).

             

            
              
                	 	
                         

                        EXHIBIT E

                        

                        
                          -4-

                        

                      	
                        HEALTHPEAK INC. 

                        10355 SCIENCE CENTER DR 

                        BROOKLYN IMMUNOTHERAPEUTICS

                      

              

              
                

            

            	

                  	5-4.	
                    If this Questionnaire is being completed for a lease renewal, and if any of the USTs/ASTs have leaked, please state the substance released, the media(s) impacted (e.g., soil, water, asphalt, etc.), the actions taken, and all
                      remedial responses to the incident.

                  

          

          

          	 	 
	 	 
	 	 

           

          	

                	5-5.	
                  If this Questionnaire is being completed for a lease renewal, have USTs/ASTs been removed from the Property?

                

          
            	
                     

                  	☐ Yes

                    	☐ No
	 	If YES, please provide any official closure letters or reports and supporting documentation (e.g., analytical test results, remediation report results, etc.).

             

            

          

          	

                	5-6.	
                  For Lease renewals, are there any above or below ground pipelines on site used to transfer chemicals or wastes?

                

          
            	
                     

                  	☐ Yes 

                    	☐ No

          

           
            	
                     

                  	For new tenants, are installations of this type required for the planned operations? 

                  	☐ Yes 

                  	☐ No
	
                     

                  	If YES to either question in this section 5-6, please describe.

          

          

          	 	 
	 	 
	 	 

           

          

          	6.0	
                  ASBESTOS CONTAINING BUILDING MATERIALS

                

           

          Please be advised that an asbestos survey may have been performed at the Property. If provided, please review the information that identifies the
            locations of known asbestos containing material or presumed asbestos containing material. All personnel and appropriate subcontractors should be notified of the presence of these materials, and informed not to disturb these materials. Any
            activity that involves the disturbance or removal of these materials must  be done by an appropriately trained individual/contractor.

          

          

          	7.0	
                  OTHER REGULATORY PERMITS/REQUIREMENTS

                

           

          	

                	7-1.	
                  Does the operation have or require an industrial wastewater permit to discharge into the local National Pollutant Discharge Elimination System (NPDES)? [Example: This applies when wastewater from
                      equipment cleaning is routed through a pH neutralization system prior to discharge into the sanitary or lab sewer for certain pharmaceutical manufacturing wastewater; etc.] Permits are obtained from the regional sanitation
                    district that is treating wastewater.

                

           

          
            	
                     

                  	
                    ☐Yes   ☐  No   ☐ No, but one will be prepared and submitted to the Landlord property management company.

                  
	
                     

                  	If so, please attach a copy of this permit or provide it later when it has been prepared.

             

            

          

          	

                	7-2.	
                  Has a Hazardous Materials Business Plan (HMBP) been developed for the site and submitted via the State of California Electronic Reporting System (CERS)? [NOTE: The trigger limits for having to do
                      this are ≥ 200 cubic feet if any one type of compressed gas(except for carbon dioxide and inert simple asphyxiant gases, which have a higher trigger limit of ≥ 1,000 cubic feet); ≥ 55 gallons if any one type of hazardous chemical
                      liquid; and ≥500 pounds of any one type of hazardous chemical solid. So a full-sixe gas cylinder and a 260- liter of liquid nitrogen are triggers! Don’t forget the diesel fuel in a backup emergency generator if the diesel tank size is
                      ≥ 55 gallons and it is permitted under the tenant (rather than under the landlord).] NOTE: Each local Certified Unified Program Agency (CUPA) in California governs the HMBP process so start there. Examples: the CUPA for cities
                    in San Mateo County is the County Environmental Health Department; the CUPA for the City of Hayward, CA is the Hayward Fire Department; the CUPA for Mountain View is the Mountain View Fire Department; and, the CUPA for San Diego is the
                    County of San Diego Hazardous Materials Division (HMD),

                

           

          

          
            
              	 	
                       

                      EXHIBIT E

                      

                      
                        -5-

                      

                    	
                      HEALTHPEAK INC. 

                      10355 SCIENCE CENTER DR 

                      BROOKLYN IMMUNOTHERAPEUTICS

                    

            

            
              

          

          
            
              	
                       

                    	☐ Yes  ☐ No, not required. ☐ No, but one will be prepared and submitted, and a copy will be provided to the landlord property management company.
	 	 
	 	If one has been completed, please attach a copy. Continue to provide updated versions as they are completed. This is a legal requirement in that State law requires that the owner/operator
                        of a business located on leased or rented real property shall notify, in writing, the owner of the property that the business is subject to and is in compliance with the Hazardous Materials Business Plan requirements
                        (Health and Safety Code Chapter 6.95 Section 25505.1).

            

             

            

            	

                  	7-3.	
                    NOTE: Please be advised that if you are involved in any tenant improvements that require a construction permit, you will be asked to provide the local city with a Hazardous Materials
                        Inventory Statement (HMIS) to ensure that your hazardous chemicals fall within the applicable Fire Code fire control area limits for the applicable construction occupancy of the particular building. The HMIS will include much of the
                        information listed in Section 2-2. Neither the landlord nor the landlord’s property management company expressly warrants that the inventory provided in Section 2-2 will necessarily meet the applicable California Fire Code fire
                        control area limits for building occupancy, especially in shared tenant occupancy situations. It is the responsibility of the tenant to ensure that a facility and site can legally handle the intended operations and hazardous
                        materials desired/ needed for its operations, but the landlord is happy to assist in this determination when possible.

                  

            

            

            CERTIFICATION

             

            I am familiar with the real property described in this questionnaire. By signing below, I represent and warrant that  the answers to the above questions are complete
              and accurate to the best of my knowledge.   I also understand that  Lessor will rely on  the completeness and accuracy of my answers in assessing    any environmental liability risks associated with the property.

            

            

            
              
                	

                      	Signature:	

                      	 

              

            

            

            

            
              
                	
                         

                      	Name:	

                      	 

                 

                

              

            

            
              	
                       

                    	Title:	

                    	 

            

            

            

            
              	
                       

                    	Date:	

                    	 

            

            

            

            
              	Telephone:	

                    	 

            

            

            

          

          
            
              	 	
                       

                      EXHIBIT E

                      

                      
                        -6-

                      

                    	
                      HEALTHPEAK INC. 

                      10355 SCIENCE CENTER DR 

                      BROOKLYN IMMUNOTHERAPEUTICS

                    

            

            
              

          

          
            LEASE

            

            

            TORREY PINES SCIENCE CENTER

            

            

            TORREY PINES SCIENCE CENTER LIMITED PARTNERSHIP,

            a Delaware limited partnership,

             

            

            as Landlord,

              

            

            and

            

            

            BROOKLYN IMMUNOTHERAPEUTICS INC.,

            a Delaware corporation,

            

              as Tenant.

            

            
              

              

            

          

          
            
              	

                    	
                      HEALTHPEAK INC. 

                      10355 SCIENCE CENTER DR 

                      BROOKLYN IMMUNOTHERAPEUTICS

                    

            

            
              

          

          
          TABLE OF CONTENTS

           

            

          	 	 	Page
	
                  1.

                	
                  PREMISES, BUILDING, PROJECT, AND COMMON AREAS

                	
                  5

                
	
                  2.

                	
                  LEASE TERM; OPTION TERM

                	
                  6

                
	
                  3.

                	
                  BASE RENT

                	
                  6

                
	
                  4.

                	
                  ADDITIONAL RENT

                	
                  6

                
	
                  5.

                	
                  USE OF PREMISES

                	
                  11

                
	
                  6.

                	
                  SERVICES AND UTILITIES

                	
                  16

                
	
                  7.

                	
                  REPAIRS

                	
                  17

                
	
                  8.

                	
                  ADDITIONS AND ALTERATIONS

                	
                  17

                
	
                  9.

                	
                  COVENANT AGAINST LIENS

                	
                  19

                
	
                  10.

                	
                  INSURANCE

                	
                  19

                
	
                  11.

                	
                  DAMAGE AND DESTRUCTION

                	
                  21

                
	
                  12.

                	
                  NONWAIVER

                	
                  22

                
	
                  13.

                	
                  CONDEMNATION

                	
                  23

                
	
                  14.

                	
                  ASSIGNMENT AND SUBLETTING

                	
                  23

                
	
                  15.

                	
                  SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES

                	
                  26

                
	
                  16.

                	
                  HOLDING OVER

                	
                  27

                
	
                  17.

                	
                  ESTOPPEL CERTIFICATES

                	
                  27

                
	
                  18.

                	
                  SUBORDINATION

                	
                  28

                
	
                  19.

                	
                  DEFAULTS; REMEDIES

                	
                  28

                
	
                  20.

                	
                  COVENANT OF QUIET ENJOYMENT

                	
                  30

                
	
                  21.

                	
                  SECURITY DEPOSIT

                	
                  30

                
	
                  22.

                	
                  COMMUNICATIONS AND COMPUTER LINE

                	
                  30

                
	
                  23.

                	
                  SIGNS

                	
                  30

                
	
                  24.

                	
                  COMPLIANCE WITH LAW

                	
                  31

                
	
                  25.

                	
                  LATE CHARGES

                	
                  31

                
	
                  26.

                	
                  LANDLORD'S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT

                	
                  32

                
	
                  27.

                	
                  ENTRY BY LANDLORD

                	
                  32

                
	
                  28.

                	
                  TENANT PARKING

                	
                  32

                
	
                  29.

                	
                  MISCELLANEOUS PROVISIONS

                	
                  32

                

          

          

          EXHIBITS

           

          	
                  A

                	
                  OUTLINE OF PREMISES 

                  

                
	B	TENANT WORK LETTER
	
                  C

                	
                  FORM OF NOTICE OF LEASE TERM DATES

                
	
                  D

                	
                  FORM OF TENANT'S ESTOPPEL CERTIFICATE 

                  

                
	E	ENVIRONMENTAL QUESTIONNAIRE

          

          

          
            
              	 	
                      

                        (i)

                    	
                      HEALTHPEAK INC. 

                      10355 SCIENCE CENTER DR 

                      BROOKLYN IMMUNOTHERAPEUTICS

                    

            

            
              

          

          INDEX

          

          

          	 	
                  Page(s)

                
	 	 
	
                  Abatement Event

                	
                  33

                
	
                  Accountant

                	
                  13

                
	
                  Advocate Arbitrators

                	
                  6

                
	
                  Alterations

                	
                  20

                
	
                  Base Rent

                	
                  7

                
	
                  Brokers

                	
                  41

                
	
                  Building

                	
                  4

                
	
                  Building Hours

                	
                  17

                
	
                  Building Structure

                	
                  20

                
	
                  Building Systems

                	
                  20

                
	
                  Casualty

                	
                  23

                
	
                  Common Areas

                	
                  4

                
	
                  Comparable Buildings

                	
                  6

                
	
                  Contemplated Effective Date

                	
                  27

                
	
                  Contemplated Transfer Space

                	
                  27

                
	
                  Direct Expenses

                	
                  8

                
	
                  Eligibility Period

                	
                  33

                
	
                  Estimate

                	
                  12

                
	
                  Estimate Statement

                	
                  12

                
	
                  Estimated Direct Expenses

                	
                  12

                
	
                  Existing Hazardous Materials

                	
                  15

                
	
                  Expense Year

                	
                  8

                
	
                  Force Majeure

                	
                  38

                
	
                  Holidays

                	
                  18

                
	
                  HVAC

                	
                  17

                
	
                  Intention to Transfer Notice

                	
                  27

                
	
                  Landlord

                	
                  1

                
	
                  Landlord Parties

                	
                  22

                
	
                  Landlord Repair Notice

                	
                  24

                
	
                  Lease

                	
                  1

                
	
                  Lease Commencement Date

                	
                  4

                
	
                  Lease Expiration Date

                	
                  4

                
	
                  Lease Term

                	
                  4

                
	
                  Lease Year

                	
                  5

                
	
                  Lines

                	
                  34

                
	
                  Mail

                	
                  38

                
	
                  Neutral Arbitrator

                	
                  6

                
	
                  Nine Month Period

                	
                  27

                
	
                  Notices

                	
                  38

                
	
                  Operating Expenses

                	
                  8

                
	
                  Option Conditions

                	
                  5

                
	
                  Option Rent

                	
                  5

                
	
                  Option Term

                	
                  5

                
	
                  Original Improvements

                	
                  23

                
	
                  Original Tenant

                	
                  5

                
	
                  Outside Agreement Date

                	
                  6

                
	
                  Possession Date

                	
                  4

                
	
                  Premises

                	
                  4

                
	
                  Project,

                	
                  4

                
	
                  Review Period

                	
                  13

                

          

          

          
            
              	 	
                      

                        (ii)

                    	
                      HEALTHPEAK INC. 

                      10355 SCIENCE CENTER DR 

                      BROOKLYN IMMUNOTHERAPEUTICS

                    

            

            
              

          

          
            	 	
                    Page(s)

                  
	
                    Security Deposit

                  	
                    33

                  
	
                    Statement

                  	
                    12

                  
	
                    Subject Space

                  	
                    26

                  
	
                    Summary.

                  	
                    1

                  
	
                    Tax Expenses

                  	
                    10

                  
	
                    Tenant

                  	
                    1

                  
	
                    Tenant Work Letter

                  	
                    4

                  
	
                    Tenant’s Security System

                  	
                    19

                  
	
                    Tenant's Share

                  	
                    11

                  
	
                    Transfer Notice

                  	
                    26

                  
	
                    Transferee

                  	
                    26

                  

            

            

            

            
              	 	
                      

                        (iii)

                    	
                      HEALTHPEAK INC. 

                      10355 SCIENCE CENTER DR 

                      BROOKLYN IMMUNOTHERAPEUTICS

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