Document:

EX-10.1

 Exhibit 10.1 

SIXTH AMENDMENT TO LEASE 

THIS SIXTH AMENDMENT TO LEASE AGREEMENT (this “Sixth Amendment”) is made as of February 8, 2019, by and between ARE-SAN FRANCISCO NO. 19, LLC, a Delaware limited liability company (“Landlord”), and TWIST BIOSCIENCE CORPORATION, a Delaware corporation (“Tenant”). 

RECITALS 
 A.
Landlord and Tenant are parties to that certain Lease Agreement dated as of July 26, 2013, as amended by that certain First Amendment to Lease dated as of August 7, 2013, as further amended by that certain Second Amendment to Lease
dated as of May 19, 2015 (“Second Amendment”), as further amended by that certain Third Amendment to Lease dated as of September 23, 2015, as further amended by that certain Fourth Amendment to Lease dated as of
January 6, 2016, and as further amended by that certain Fifth Amendment to Lease dated as of April 12, 2016 (the “Fifth Amendment”) (as amended, the “Lease”). Pursuant to the Lease, Tenant leases from
Landlord certain premises consisting of approximately 12,979 rentable square feet (the “Premises”) in a building located at 455 Mission Bay Boulevard South, San Francisco, California (“Building”). The Premises are
comprised of (i) approximately 8,039 rentable square feet on the fifth floor of the Building (“5th Floor Premises”) and (ii) approximately 4,940 rentable
square feet on the first floor of the Building (“1st Floor Premises”), all as more particularly described in the Lease. Capitalized terms used herein without
definition shall have the meanings defined for such terms in the Lease. 
 B. The term of the Lease is scheduled to expire on the
Extended Expiration Date which is September 30, 2019. 
 C. Landlord and Tenant desire, subject to the terms and conditions set
forth below, to (i) accelerate the expiration date of the Term of the Lease with respect to the 5th Floor Premises to May 31, 2019 and (ii) extend the Term of the Lease with respect
to the 1st Floor Premises until December 31, 2019. 
 NOW, THEREFORE, in
consideration of the foregoing Recitals, which are incorporated herein by this reference, the mutual promises and conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Landlord and Tenant hereby agree as follows: 
  

	1.	 Term. The ‘‘Extended Expiration Date” shall mean
(i) May 31, 2019 with respect to the Fifth Floor Premises and (ii) December 31, 2019 with respect to the 1st Floor Premises. 

For the avoidance of any doubt, Tenant shall voluntarily surrender each of the 5th Floor
Premises and the 1st Floor Premises on the respective Extended Expiration Date in accordance with all surrender requirements contained in the Lease and in the condition in which Tenant is required
to surrender the Premises as of the expiration of the Lease. From and after the respective Extended Expiration Date, Tenant shall have no further rights of any kind with respect to the 5th Floor
Premises and the 1st Floor Premises, and the Lease shall be deemed terminated with respect to the 5th Floor Premises and the 1st Floor Premises, as applicable. Notwithstanding the foregoing, those provisions of the Lease which, by their terms, survive the termination of the Lease shall survive the surrender of the 5th Floor Premises and 1st Floor Premises, as applicable, and the termination of the Lease with respect to the 5th Floor Premises and 1st Floor Premises, as applicable. Nothing herein shall excuse Landlord or Tenant from its obligations under the Lease with
respect to the 5th Floor Premises or the 1st Floor Premises prior to the applicable Extended Expiration Date. 

  

					
		  		  	

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	2.	 Defined Terms. Commencing on June 1, 2019, the definitions of
“Premises,’’ “Rentable Area of Premises,” “Tenant’s Share of Building” and “Tenant’s Share of Project” shall revert back to the definitions set forth for such terms in the Second
Amendment. 

  

	3.	 Base Rent. Tenant shall be required and continue to pay Base Rent as provided in
the Lease except that Tenant’s obligation to pay monthly Base Rent with respect to the 5th Floor Premises shall terminate on the Extended Expiration Date (i.e., May 31, 2019) and on the
Extended Expiration Date (i.e., December 31, 2019) with respect to the 1st Floor Premises. 

  

	4.	 Parking. Landlord shall have the right from time to time, upon 30 days prior
written notice to Tenant, to reduce the number of additional parking spaces available to Tenant pursuant to Section 1 of the Fifth Amendment. 

 

	5.	 5th Floor
Premises Work. Tenant has requested that Landlord engage Therma to perform the work described on the proposal attached hereto as Exhibit A (the “Therma Work”) in the 5th Floor Premises prior to the Extended Expiration Date with respect to the 5th Floor Premises. Tenant agrees to reimburse Landlord, within 10 days
after Landlord’s delivery to Tenant of an invoice therefor, for 41.2% of the cost of the Therma Work. 

 Tenant
acknowledges and agrees that following the date of this Sixth Amendment, Landlord and Therma will require access to portions of the 5th Floor Premises in connection with Therma’s performance
of the Therma Work, Landlord, Therma and their agents shall have the right to enter the 5th Floor Premises in connection with Therma’s performance of the Therma Work and Tenant shall
cooperate with Landlord in connection with the same. Tenant acknowledges that Therma’s performance of the Therma Work may adversely affect Tenant’s use and occupancy of the 5th Floor
Premises. Tenant waives all claims against Landlord in connection with the Therma Work including, without limitation, rent abatement. 
  

	6.	 Disclosure. For purposes of Section 1938 of the California Civil Code,
as of the date of this Sixth Amendment, Tenant acknowledges having been advised by Landlord that the Project has not been inspected by a certified access specialist. 

 

	7.	 OFAC. Tenant and all beneficial owners of Tenant are currently
(a) in compliance with and shall at all times during the Term of the Lease remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive
order, or regulation relating thereto (collectively, the “OFAC Rules”), (b) not listed on, and shall not during the term of the Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions
Evaders List or the Sectoral Sanctions Identifications List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation,
and (c) not a person or entity with whom a U.S. person is prohibited from conducting business under the OFAC Rules. 

  

	8.	 Brokers. Landlord and Tenant each represents and warrants that it has not dealt
with any broker, agent or other person (collectively, “Broker”) in connection with the transaction reflected in this Sixth Amendment. Landlord and Tenant each hereby agrees to indemnify and hold the other harmless from and against
any claims by any Broker claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as applicable, with regard to this Sixth Amendment. 

 

	9.	 Miscellaneous. 

a.     This Sixth Amendment is the entire agreement between the parties with respect to the subject matter hereof and
supersedes all prior and contemporaneous oral and written agreements and discussions. This Sixth Amendment may be amended only by an agreement in writing, signed by the parties hereto. 

  

					
		  		  	

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 b.     This Sixth Amendment is binding upon and shall inure to the
benefit of the parties hereto, and their respective successors and assigns. 
 c.     This Sixth Amendment may be
executed in 2 or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. Counterparts may be delivered via facsimile, electronic mail (including pdf or any electronic
signature process complying with the U.S. federal ESIGN Act of 2000) or other transmission method and any counterpart so delivered shall be deemed to have been duly and validly delivered and be valid and effective for all purposes. Electronic
signatures shall be deemed original signatures for purposes of this Sixth Amendment and all matters related thereto, with such electronic signatures having the same legal effect as original signatures. 

d.     Except as amended and/or modified by this Sixth Amendment, the Lease is hereby ratified and confirmed and all other
terms of the Lease shall remain in full force and effect, unaltered and unchanged by this Sixth Amendment. In the event of any conflict between the provisions of this Sixth Amendment and the provisions of the Lease, the provisions of this Sixth
Amendment shall prevail. Whether or not specifically amended by this Sixth Amendment, all of the terms and provisions of the Lease are hereby amended to the extent necessary to give effect to the purpose and intent of this Sixth Amendment. 

(Signatures on next page) 

  

					
		  		  	

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

			
	TENANT:
	
	 TWIST BIOSCIENCE CORPORATION,

a Delaware corporation

		
	By:	 	 /s/ Bill Banyai

	Its:	 	COO

  

							
	LANDLORD:
	
	ARE-SAN FRANCISCO NO. 19, LLC,
	a Delaware limited liability company
		
	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
		 	 a Delaware limited partnership,
 its
managing member

			
		 	By:	 	 ARE-QRS CORP.,

a Maryland corporation,
 its general partner

				
		 		 	By:	 	 /s/ Jennifer Banks

		 		 	Its:	 	 Jennifer Banks

Co-Chief Operating Officer

& General Counsel

  

					
		  		  	

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 EXHIBIT A 

Therma Work 
  

			
	

	  	 1601 Las Plumas Avenue

San Jose, California 95133-1613

(408) 347-3400

Fax (408) 347-3535

 December 5, 2018 
 Jose
Romero 
 Elissa Riedy 
 Alexandria Real Estate Equities,
Inc. 
 1700 Owens St Suite 590 
 San Francisco, CA 94158

  

	RE:	 Twist 455 Mission Bay Blvd S, Building 3 San Francisco CA 

CDA and VACUUM PUMPS 

Re-pipe and install isolation valves and also add additional valves for future ties in. 

			
	FOR THE SUM OF	  	$ 4,040.21
	For afterhours option add	  	$ 1,520.00

 Terms/Conditions 

Our prices include parts, tax and straight time labor. 

Supplier/manufacturer price increases may nullify quoted amount. 

Payment due within 30 day’s of receipt of invoice. 

If project cannot be completed within 30 days of approval date progress billing may proceed. 

Note: Therma’s liability is limited to its own negligence, omissions, or misconduct. 

If you have questions or if I can be of further assistance, please feel free to call (408) 347-3500 

To authorize the work, please sign below and fax back to me at (408) 347-3535. 

Sincerely, 
 Bob Yarborough

 Cc: Chris Quinn-West Bay HVAC Technician 

 

					
	Authorization	  	  
	  	  

		  	Print Name	  	Signature

  

							
	Date	  	  
	  	P.O. #	  	  

 The person signing this agreement has been authorized by his/her company to do so.
C-4595-4171 
  

			
	

	  	

  

					
		  		  	

		  	5EX-10.2

 Exhibit 10.2 

FIRST AMENDMENT TO LEASE 

THIS FIRST AMENDMENT TO LEASE AGREEMENT (this “First Amendment”) is made as of March 21, 2019, by and between ARE-SAN FRANCISCO NO. 32, LLC, a Delaware limited liability company (“Landlord”), and TWIST BIOSCIENCE CORPORATION, a Delaware corporation (“Tenant”). 

RECITALS 

A.     Landlord and Tenant are parties to that certain Lease Agreement dated as of March 21, 2018 (the
“Lease”). Pursuant to the Lease, Tenant leases from Landlord certain premises consisting of approximately 60,963 rentable square feet (the “Premises”) in a building located at 681 Gateway Boulevard, South San
Francisco, California. The Premises are more particularly described in the Lease. Capitalized terms used herein without definition shall have the meanings defined for such terms in the Lease. 

B.     Landlord and Tenant desire, subject to the terms and conditions set forth below, to amend the Lease to
increase the Additional Tenant Improvement Allowance being provided by Landlord to Tenant pursuant to the Work Letter. 
 NOW,
THEREFORE, in consideration of the foregoing Recitals, which are incorporated herein by this reference, the mutual promises and conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are
hereby acknowledged, Landlord and Tenant hereby agree as follows: 
  

	1.	 Additional Tenant Improvement Allowance. Section 5(b)(2) of the
Work Letter is hereby deleted in its entirety and replaced with the following: 

 “2.     An
“Additional Tenant Improvement Allowance” in the maximum amount of $150.00 per rentable square foot of the Premises, which shall, to the extent used, result in Additional Rent pursuant to Section 4(b) of
the Lease.” 
  

	2.	 HazMat Storage Area. Pursuant to a Change Request requested by Tenant under the Work
Letter, Landlord has, as part of Landlord’s Work under the Work Letter, created an exterior hazardous materials storage area (‘HazMat Storage Area”) as shown on Exhibit A attached to this First Amendment. The design and
specifications for the HazMat Storage Area have been approved by Tenant and Tenant acknowledges and agrees that all costs for the design and construction of the HazMat Storage Area shall be paid for out of the Tenant Improvement Allowance. 

 Notwithstanding anything to the contrary contained in the Lease, commencing on the Commencement Date, Tenant shall have
the right to use the HazMat Storage Area, for the storage of Tenant’s Hazardous Materials. Tenant shall have all of the obligations under the Lease with respect to the HazMat Storage Area as though the HazMat Storage Area were part of the
Premises. Tenant shall maintain appropriate records, obtain and maintain appropriate insurance, implement reporting procedures, and take or cause to be taken all other actions necessary or required under applicable Legal Requirements in connection
with the use of the HazMat Storage Area. Other than in connection with Landlord’s Work, Landlord shall have no obligation to make any repairs or other improvements to the HazMat Storage Area and Tenant shall maintain the same, at Tenant’s
sole cost and expense, in substantially the same condition as received during the term as though the same were part of the Premises. Tenant shall not make any alterations, additions, or improvements to the HazMat Storage Area of any kind whatsoever
without the prior written approval to Landlord, which approval shall not be unreasonably withheld. Tenant shall, at Tenant’s sole cost and expense, surrender the HazMat Storage Area upon the expiration or earlier termination of the Term, free
of any debris and trash and free of any Hazardous Materials in accordance with the requirements of Section 28 of the Lease. 

  

					
		  		  	

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	3.	 Power Generators. Notwithstanding anything to the contrary contained in the Lease, if
Landlord at any time, or from time to time, determines that Tenant is using a disproportionate amount of power available from the generators serving the Building, then Landlord may, upon advance written notice to Tenant, proportionately reduce the
amount of power available to Tenant from such generators; provided that, subject to the terms of the Lease, the power available to Tenant shall not be reduced to less than 350KW. 

 

	4.	 Tenant Improvement Administrative Rent. Notwithstanding anything to the contrary contained
in the Work Letter attached to the Lease as Exhibit C, the Administrative Rent due to Landlord in connection with the construction of the Tenant Improvements shall be equal to $365,778.00. 

 

	5.	 California Accessibility Disclosure. Section 40(o) of the Lease
is hereby incorporated into this First Amendment by reference. 

  

	6.	 OFAC. Tenant and all beneficial owners of Tenant are currently (a) in compliance with
and shall at all times during the Term of the Lease remain in compliance with the regulations of the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of Treasury and any statute, executive order, or regulation
relating thereto (collectively, the “OFAC Rules”), (b) not listed on, and shall not during the term of the Lease be listed on, the Specially Designated Nationals and Blocked Persons List, Foreign Sanctions Evaders List or the
Sectoral Sanctions Identifications List, which are all maintained by OFAC and/or on any other similar list maintained by OFAC or other governmental authority pursuant to any authorizing statute, executive order, or regulation, and (c) not a
person or entity with whom a U.S. person is prohibited from conducting business under the OFAC Rules. 

  

	7.	 Miscellaneous. 

a.     This First Amendment is the entire agreement between the parties with respect to the subject matter hereof and
supersedes all prior and contemporaneous oral and written agreements and discussions. This First Amendment may be amended only by an agreement in writing, signed by the parties hereto. 

b.     This First Amendment is binding upon and shall inure to the benefit of the parties hereto, and their respective
successors and assigns. 
 c.     This First Amendment may be executed in 2 or more counterparts, each of which shall be
deemed an original, but all of which together shall constitute one and the same instrument. Counterparts may be delivered via facsimile, electronic mail (including pdf or any electronic signature process complying with the U.S. federal ESIGN Act of
2000) or other transmission method and any counterpart so delivered shall be deemed to have been duly and validly delivered and be valid and effective for all purposes. Electronic signatures shall be deemed original signatures for purposes of this
First Amendment and all matters related thereto, with such electronic signatures having the same legal effect as original signatures. 

d.     Except as amended and/or modified by this First Amendment, the Lease is hereby ratified and confirmed and all other
terms of the Lease shall remain in full force and effect, unaltered and unchanged by this First Amendment. In the event of any conflict between the provisions of this First Amendment and the provisions of the Lease, the provisions of this First
Amendment shall prevail. Whether or not specifically amended by this First Amendment, all of the terms and provisions of the Lease are hereby amended to the extent necessary to give effect to the purpose and intent of this First Amendment. 

  

					
		  		  	

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 (Signatures on next page) 

  

					
		  		  	

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

			
	TENANT:
	
	TWIST BIOSCIENCE CORPORATION,
	a Delaware corporation
		
	By:	 	 /s/ Bill Banyai

	Its:	 	COO

  

									
	LANDLORD:
	
	ARE-SAN FRANCISCO NO. 32, LLC,
	a Delaware limited liability company
		
	By:	 	 ARE-SAN FRANCISCO NO. 32 MEMBER, LLC,

a Delaware limited liability company

			
		 	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P., a Delaware limited partnership, its managing member
				
		 		 	By:	 	ARE-QRS CORP.,
		 		 		 	 a Maryland corporation,
 its general
partner

					
		 		 		 	By:	 	/s/ Allison Grochola
		 		 		 	 Its:
	 	 Allison Grochola

		 		 		 		 	 Vice President

		 		 		 		 	 RE Legal Affairs

  

					
		  		  	

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 Exhibit A 

HazMat Storage Area 
 

 

  

					
		  		  	

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