Document:

Exhibit 10.25

EIGHTH AMENDMENT

to

LEASE BETWEEN

EMERY STATION OFFICE II, LLC (LANDLORD)

And

KINEMED, INC. (TENANT)

 

That certain Lease dated May 5, 2002 by and between Emery Station
Office II, LLC (successor-in-interest to Emery Station Associates II, LLC), as Landlord, and KineMed, Inc., as Tenant, (the “Original
Lease”) as such was amended via First Amendment executed on June 27, 2003 (the “First Amendment”), via Second
Amendment whose effective date was December 1, 2004 (the “Second Amendment”), via Revised Third Amendment whose effective
date was February 28, 2005 (the “Third Amendment”), via Revised Fourth Amendment whose effective date was March 15,
2005 (the “Fourth Amendment”), via Fifth Amendment whose effective date was August 3 I , 2008 (the “Fifth Amendment”),
whose Sixth Amendment with a contemplated effective date of December 1, 2008 (the “Sixth Amendment”) was never fully
executed by mutual agreement of the parties, and via Seventh Amendment whose effective date was May 1, 2009 (the “Seventh
Amendment”), is hereby further amended as follows (the Original Lease as amended previously by the First, Second, Third,
Fourth, Fifth and Seventh Amendments, and now by this Eighth Amendment, are collectively referred to as the “Lease”).
The effective date of this Eighth Amendment shall be July 31, 2010 (the “Eighth Amendment Effective Date”).

 

		I.	Notwithstanding the terms of the Lease otherwise, Landlord hereby agrees to waive Tenant's Monthly
Base Rent as well as Tenant's Rent Adjustments and Rent Adjustment Deposits for the months of August and of September of 2010 (the
“Rent Forgiveness”). During those two months Tenant will continue to pay currently, as required by the Lease, its separately-measured
and billed in-Premises electrical usage. Commencing October 1, 2010, Monthly Base Rent, Rent Adjustments, Rent Adjustment Deposits
and all other amounts will be due and payable as called for in the existing Lease terms.

 

		II.	Landlord and Tenant hereby agree to extend the expiry of the Lease Term by two (2) months to become
July 31, 2012.

 

		III.	Tenant's Right of First Opportunity on the 1,938 rentable square foot Vivarium Space outlined in
Section 4 of the Seventh Amendment is hereby made null and void.

 

		IV.	Landlord and Tenant hereby agree that Landlord shall have the right, at its sole and absolute discretion,
to require Tenant to relocate Tenant's animal holding and procedure room functions presently contained in the 1,367 rentable square
foot portion of Tenant's Premises more fully described on Exhibit A-1 hereof (the “Existing Vivarium Space”), to that
portion of the EmeryStation East Building, located at 5885 Hollis Street more specifically defined in Exhibit B-1 hereof (the “New
Vivarium Space”). The EmeryStation East Building is owned by E S East, LLC, an affiliate of Landlord. Landlord's right shall
be referred to as Landlord's “Vivarium Relocation Right” and said relocation by Tenant shall be referred to as the
“ESE Relocation”. Landlord can invoke its Vivarium Relocation Right at any time via formal written notice to Tenant
and Tenant agrees to complete the ESE Relocation within sixty days of Landlord's notice. Landlord's Vivarium Relocation Right and
the ESE Relocation shall be pursuant to all the terms and conditions listed below:

 

    	 

    	 

    

 

		a)	In the event Landlord elects, in its sole and absolute discretion, to notice Tenant of Landlord's
election to use its Vivarium Relocation Right, Landlord and Tenant agree to promptly meet and confer to mutually determine the
timing and other specifics of Tenant's ESE Relocation, each using commercially-reasonable considerations, but Tenant hereby acknowledges
and agrees that, should Landlord so require, in no event shall the ESE Relocation occur later than December 31, 2010. Upon completion
of the ESE Relocation, Tenant shall be prohibited from operating an animal holding facility/vivarium in the EmeryStation North
Building for the duration of its Lease Term, as such may be extended.

 

		b)	Tenant hereby agrees and acknowledges that the New Vivarium Space is sufficient for its needs and
agrees to accept the New Vivarium Space in its existing as-is condition subject only to the contemplated alterations outlined in
more detail herein. As soon as practicable following the Eighth Amendment Effective Date but in no event later than reasonably
required to allow the ESE Relocation to be completed by no later than December 31, 2010, Landlord and Tenant shall cooperate to
create a mutually-approved plan for improvements to the New Vivarium Space necessary to make it reasonably similar to the improvements
to the Existing Vivarium Space, acknowledging the fact that its location in a building separate from the balance of Tenant's Premises
is not as convenient as if it were in the same building adjacent to and part of Tenant's Premises. Landlord and Tenant agree that
the New Vivarium TI shall consist generally of the items referred to in Exhibit B-2 hereof. The improvements mentioned above shall
be referred to as the “New Vivarium TI” and the drawings and specifications outlining the New Vivarium TI shall be
referred to as the “New Vivarium TI Drawings”. The New Vivarium TI Drawings and the New Vivarium TI shall be completed
at the sole cost and expense of Landlord. Upon completion of the New Vivarium TI Drawings, Landlord will determine the rentable
area of the New Vivarium Space using BOMA standards (the “New Vivarium Space Rentable Area”).

 

    	 

    	 

    

 

		c)	As soon as practicable following the Effective Date hereof, Tenant agrees to enter into a new lease
with landlord E S East, LLC governing Tenant's occupancy of the New Vivarium Space (the “New Vivarium Lease”). The
New Vivarium Lease will contain all relevant terms outlined in this Eighth Amendment applicable to the New Vivarium Space, including
stating E S East, LLC as Landlord and the New Vivarium Space Rentable Area as the rentable area of the leased premises under said
New Vivarium Lease. Notwithstanding that the New Vivarium Space Rentable Area may differ from the rentable area of the Existing
Vivarium Space, The Monthly Base Rent Tenant shall pay E S East, LLC under the New Vivarium Lease for the New Vivarium Space shall
be calculated based on the rentable square footage of the Existing Vivarium Space, not that of the New Vivarium Space, and calculated
using the Monthly Base Rental Rates applicable to Tenant's Lease at EmeryStation North, as those are more fully described in the
Seventh Amendment. The New Vivarium Lease shall specify that Tenant shall pay its pro-rata share of Operating Expenses and Taxes
using the pro-rata share applicable to the Existing Vivarium in the EmeryStation North Building (as opposed to that pro-rata share
that represents the ratio of the New Vivarium Rentable Area to the rentable area (of the EmeryStation East building. Notwithstanding
the above, the first six (6) months of New Vivarium Lease term shall be free of Monthly Base Rent (but not of expenses; those shall
be paid currently each month). Other than those terms specifically outlined herein, the New Vivarium Lease will be pursuant to
all the terms and conditions of the Lease.

 

		d)	Landlord shall reimburse Tenant for the reasonable third-party moving costs associated with the
ESE Relocation.

 

		e)	Any failure by Tenant to perform any of the duties and responsibilities outlined above shall constitute
a Default under the Lease.
	 	 	 

		V.	On or before thirty (30) days following the completion of Tenant's ESE Relocation, Landlord shall
have the right, at its sole and absolute discretion, to elect one of the following options regarding the Existing Vivarium Space
(“Landlord's Existing Vivarium Option 1 and Option 2”):

 

Landlord's Existing Vivarium Option 1 

Landlord shall have the right,
upon written notice to Tenant, to terminate Tenant's Lease as it applies to the 1,367 rentable square foot Existing Vivarium Space,
such termination to be effective no later than thirty (30) days following Landlord's notice. Following such termination, Tenant's
Premises will measure 14,087 rentable square feet and from that da forward Tenant's Monthly Base Rent, Rent Adjustment Deposits
and Rent Adjustments will be reduced pro-rata to reflect the revised, smaller Premises. Landlord understands that the Existing
Vivarium space includes an area used by Tenant for developing film (the “Darkroom Area”). lf, upon Landlord's notice
to Tenant of its election of Vivarium Option 1, Tenant promptly thereafter notices Landlord of its continued need for reasonably-similar
darkroom space, Landlord agrees to work cooperatively with Tenant to satisfy such need, either by continuing to rent to Tenant
a portion of the Existing Vivarium space or some alternative, mutually-acceptable space, either of said solutions to be at the
rental rates and other terms specified in the Lease.

 

    	 

    	 

    

 

Landlord's Existing Vivarium Option 2 

Landlord shall have the right ,
upon written notice to Tenant, to cause Tenant's Premises to continue to include the Existing Vivarium Space, subject to the prohibitions
regarding animals outlined in Section IV(a) above, and to require Tenant to pay Rent therefore in accordance with the existing
Lease terms, however for the first three (3) months after Landlord's notice to Tenant of its election of Option 2 the Existing
Vivarium Space will be free of Monthly Base Rent and for the subsequent three (3) months Tenant shall only be liable to pay fifty
percent (50%) of the Monthly Base Rent otherwise applicable to the Existing Vivarium Space.

 

		VI.	Tenant hereby represents to Landlord that it has represented itself in this transaction and that
no brokerage commission will be payable to any tenant broker or representative as a result hereof.

 

		VII.	Except for those terms outlined herein, all other terms and conditions of the Lease, as amended,
and Work Letter shall apply.

 

In witness hereof, the parties have executed this Eighth Amendment.

 

	TENANT:	 	LANDLORD:
	 	 	 
	KineMed, Inc., a Delaware Corporation	 	Emery Station Office II LLC, a 
	 	 	California Limited Liability Company
	 	 	 	 
	By:	/s/ David M. Fineman	 	By:	/s/ Richard K. Robbins
	 	 	 	 	 
	Print Name: 	David M. Fineman	 	Print Name: 	 
	 	 	 	 	 
	Its:	President & CEO	 	Its: 	 
	 	 	 	 	 
	Dated: 7/30/10	 	Dated: 8/2/10Exhibit 10.26

NINTH AMENDMENT

to

LEASE BETWEEN

EMERY STATION OFFICE II, LLC (LANDLORD)

And

KINEMED, INC. (TENANT)

 

That certain Lease dated May 5, 2002 by and between Emery Station
Office II, LLC (successor-in-interest to Emery Station Associates II, LLC), as Landlord, and KineMed, Inc., as Tenant, (the “Original
Lease”) as such was amended via First Amendment executed on June 27, 2003 (the “First Amendment”), via Second
Amendment whose effective date was December 1, 2004 (the “Second Amendment”), via Revised Third Amendment whose effective
date was February 28, 2005 (the “Third Amendment”), via Revised Fourth Amendment whose effective date was March 15,
2005 (the “Fourth Amendment”), via Fifth Amendment whose effective date was August 31, 2008 (the “Fifth Amendment”),
whose Sixth Amendment with a contemplated effective date of December I, 2008 (the “Sixth Amendment”) was never fully
executed by mutual agreement of the parties, via Seventh Amendment whose effective date was May 1, 2009 (the “Seventh Amendment”)
and via Eighth Amendment dated July 31, 2010 (the “Eighth Amendment”), is hereby further amended as follows (the Original
Lease as amended previously by the First, Second, Third, Fourth, Fifth, Seventh and Eighth Amendments, and now by this Ninth Amendment,
are collectively referred to as the “Lease”). The effective date of this Ninth Amendment shall be February 10, 2011
(the “Ninth Amendment Effective Date”).

 

		I.	Landlord and Tenant hereby agree to extend the expiry of the Lease Term by twelve (12) months to
become July 31, 2013. Monthly Base Rent shall continue to increase three percent (3%) annually, effective every June 30 as defined
in Section 3 of the Seventh Amendment.

 

		II.	Landlord has invoked its Vivarium Relocation Right described in the Eighth Amendment to require
Tenant's animal holding and procedure room functions to be relocated in full to the EmeryStation East Building located at 5885
Hollis Street. Tenant has fully accepted the New Vivarium Space in the EmeryStation East building. Tenant agrees to complete its
ESE Relocation in full on or before February 26, 2011. Failure to do so shall constitute a Default under the Lease.

 

		III.	Pursuant to the terms of the Eighth Amendment, Landlord elected Landlord's Existing Vivarium Option
2 such that the Existing Vivarium Space remains a portion of Tenant's Premises, which Premises measures 15,454 rentable square
feet prior to any reductions in size described in Section IV below.

 

		IV.	In consideration of Tenant's agreement to extend the Lease term pursuant to Section I above, Landlord
and Tenant agree reduce Tenant's Premises as follows:

 

    	 

    	 

    

 

		a)	On or before 5 p.m. March 27, 2011 (the “Suite 460 Give-Back Date”), Tenant shall vacate
the 2,559 rentable square foot Suite 460 as identified on Exhibit A attached hereto, surrendering the space back to Landlord on
or before that date in broom-clean condition including a full decontamination and decommissioning thereof by a qualified third-party
firm experienced in such work, such decontamination and decommissioning being evidenced by a written report supplied to Landlord
(the “Tenant Suite 460 Give-Back”). Tenant's failure to accomplish Tenant's Suite 460 Give-Back on or before the Suite
460 Give-Back Date shall constitute a Default under the Lease. So long as Tenant has accomplished Tenant's Suite 460 Give-Back
by the Suite 460 Give-Back Date, effective March 28, 2011 Tenant's Premises shall be reduced by 2,559 rentable square feet, its
Monthly Base Rent shall be reduced to $38,118.89, and Tenant's Share of Operating Expenses and Taxes shall be adjusted pro-rata
to reflect the deletion of Suite 460 from the overall Premises.
	 	 	 

		b)	On or before 5 p.m. March 27, 2011 (the “Suite 400 Give-Back Date”), Tenant shall vacate
the 2,910 rentable square foot Suite 400 as identified on Exhibit A attached hereto, surrendering the space back to Landlord on
or before that date in broom-clean condition (the “Tenant Suite 400 Give-Back”). Tenant's failure to accomplish
Tenant's Suite 400 Give-Back on or before the Suite 400 Give-Back Date shall constitute a Default under the Lease. So long as Tenant
has accomplished Tenant's Suite 400 Give-Back by the Suite 400 Give-Back Date, effective March 28, 2011 Tenant's Premises shall
be further reduced, by 2,910 rentable square feet, its Monthly Base Rent shall be further reduced, to $29,516.64, and Tenant's
Share of Operating Expenses and Taxes shall be adjusted pro-rata to reflect the deletion of Suite 460 from the overall Premises.

 

		c)	Following both the Suite 400 and 460 Give-Backs, Tenant's Premises shall constitute 9,985 rentable
square feet and will be as described on Exhibit B hereof.

 

		V.	The Security Deposit under the Lease is and remains $63,949.83.

 

		VI.	Tenant hereby represents to Landlord that it has represented itself in this transaction and that
no brokerage commission will be payable to any tenant broker or representative as a result hereof.

 

		VII.	Except for those terms outlined herein, all other terms and conditions of the Lease, as amended,
and Work Letter shall apply.

 

    	 

    	 

    

 

In witness hereof, the parties have executed this Ninth Amendment.

 

	TENANT:	LANDLORD:
	 	 
	KineMed, Inc., a Delaware Corporation	Emery Station Office II LLC, a 
	 	California Limited Liability Company

 

	By	: /s/ David M. Fineman	 	By: 	/s/ Richard K. Robbins

 

	Print Name	: David Fineman	 	Print Name: 	Richard K. Robbins

 

	Its: 	President and CEO	 	Its:	 

 

	Dated: 2/15/11	Dated: 2/16/11

 

    	 

    	 

    

 

EXHIBIT A

 

    	 

    	 

    

 

 

    	 

    	 

    

 

EXHIBIT B

 

PREMISES AFTER SUITE 400 AND 460 GIVE-BACKS

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